HomeMy WebLinkAboutPC Resolution 18-15 - ICAN-UCODE (950 Artesia)5
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ACT (CEQA).
The Planning Commission of the City of Hermosa each does hereby resolve and order as
follows:
Section 1. An application was filed by Hope Chapel (International Church of the Foursquare
Gospel) on April 11, 2018 requesting approval of Conditional Use Permit 18-4 to allow for assembly
hall uses (ICAN and UCODE) to provide educational programs for children and young adults within an
existing commercial building at 950 Artesia Boulevard, and determination that the project is
categorically exempt from the California Environmental Quality Act (CEQA).
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to and considered by the Planning Commission.
Section 3. Pursuant to the California Environmental Quality Act, the project is categorically
exempt from the California Environmental Quality Act as it meets all of the criteria for In -fill
Development Projects defined in CEQA Section 15332 because:
I . The project is consistent with applicable General Plan designation and policies as well as
applicable zoning designation and regulations;
2. The proposed project occurs within city limits on a project site of no more than five acres
substantially surrounded by urban uses;
3. The project site has no value as habitat for endangered, rare or threatened species;
4. Approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality; and
5. The site can be adequately served by all required utilities and public services because this is an
existing church use that is expanding and all utilities have capacity for the increased use.
Section 4. Based on the testimony and evidence received, the Planning Commission makes the
following findings pertaining to the application for the Conditional Use Permit pursuant to the criteria
in Hermosa Beach Municipal Code (HBMC) Section 17.40.020.
A. Distancefrom existing residential uses;
A 64-unit residential condominium is located immediately south of the subject property at 2411
Prospect Avenue, and additional low density residential uses are located east of the subject site in
Manhattan Beach. The applicant proposes that the assembly hall uses be maintained indoors. In
addition, pursuant to HBMC Section 8,24.040, the City's Noise Ordinance restricts commercial
activities from producing noise that is plainly audible from a residential dwelling unit's property
line from 10: 00 pin to 8: 00 am daily. Conditions of approval include that the proj ect remain in
substantial conformance with the proposed operating days, hours, services and number of
attendees and employees as detailed in the updated Parking Analysis, dated May 7, 2018; and that
all use operations be fully contained within the building.
B. The amount of existing orproposed off-street parkingficififies, and its distancefrom the
proposed use;
The subject site is part of a proposed shared Parking Plan amendment (PARK 17-3), which
appears as a companion item on tonight's agenda. The proposed Parking Plan amendment
includes a total aggregate of 359 parking spaces provided by the aforementioned properties to
support the peak weekday and peak weekend parking demand. Parking at 2306, 2420, 25 10 PCH
and 950 Artesia Blvd, are internally connected so that vehicles can move from one shared parking
lot to another without accessing the public streets. A parking study was provided by the
applicant's parking consultant, and reviewed and approved by the City's traffic and parking
consultant, and staff is recommending approval. A full analysis of the available parking for the
site is provided in the April 17, 2018 Planning Commission staff report related to Hope Chapel
(link attached).
Location of and distance to churches, schools, hospitals andpublic playgrounds;
Churches, schools, hospitals and public playgrounds are considered sensitive receptors. These are
areas where the occupants are more susceptible than the general public to adverse effects of
exposure to toxic chemicals, pesticides, other pollutants/contaminants, and noise. Journey of Faith
Christian Church in Manhattan Beach is located approximately 120 feet northeast of the subject
property and Mira Costa High School, also in Manhattan Beach, is located approximately 440 feet
northeast of the subject property. The assembly hall use operations do not involve toxic chemicals,
pesticides, other pollutants/contaminants. Noise from the assembly hall operations will be
contained within the fully enclosed building. Therefore, adverse impacts are not antic . ipated.
D. The combination of uses proposed,
The subject site is located adjacent to other Hope Chapel church owned and operated buildings
which include the approximately 3 0,000 sq. ft. Lazy Acres market building at 25 10 PCH, the
approximately 60,895 sq. ft. Hope Chapel church building at 2420 PCH and the approximately
10,000 sq. ft. church administration office building at 2306 PCH. Close proximity to these
complementary uses facilitates shared parking facilities with the adjacent buildings. The types
uses and hours of operation do not negatively impact one another and as such are considered
compatible. I
E. Precautions taken by the owner or operator of the proposed establishment to assure the
compatibility of the use with surrounding uses;
The property owner, Hope Chapel, has applied for a shared Parking Plan amendment (17-3),
which appears as a companion item on tonight's agenda. Hope Chapel has taken precautions to
ensure that the church hours and operations, as well as those of the other tenants on the subject
sites, do not negatively impact one another or the surrounding properties, and that there is
adequate parking for all users on the sites during peak periods.
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confirmed that the changes in use would not result in any significant impacts from traffic
generated by the project, either during weekdays or weekends (TJW Engineering, March 2018).
ifyacrig north side of Artesia Blvd. and
a driveway on the west side of Prospect Avenue. Artesia Blvd. is a major arterial street and
Prospect Avenue is a minor arterial street and are corridors with high traffic volumes capable of
accommodating the expected traffic demand.
G. The proposed exterior signs and decor, and the compatibility thereof with existing establishments
in the area;
The fagade and structural retrofit alterations are not a part of this application. A sign permit is
required for any new signage at the subject site in conformance with HBMC Section 17.50, and
are subject to review and approval by City Planning staff.
H. Th e n umber of similar establishments or uses with in close proximity to th e proposed
establishment,
Journey of Faith Christian Church (an assembly use) on Artesia Boulevard in Manhattan Beach is
the nearest church use, approximately 120 feet northeast from the subject property. Due to its
location on the opposite side of Artesia Boulevard, a major arterial road, the fact that Journey of
Faith Christian Church has been in operation at this location for many years, and because parking
is available for the assembly hall uses on its adjoining properties through a shared parking plan
amendment, impacts associated with concentration of similar establishments are not anticipated.
L Noise, odor, dust andlor vibration that may be generated by the proposed use;
The proposed assembly hall uses do not provide live emertaimnent and all uses will be contained
within the existing building. Therefore, it is not anticipated that other nearby commercial or
residential uses would be affected. Conditions of approval are included in the draft resolution that
require: noise emanating from the property shall be within the limitations prescribed by the City's
Noise Ordinance and the bung shall be equipped with air condoning to maximize sound
proofing. A condition of approval is included in the proposed resolution requiring all product
pick-up and delivery and student/client pick-up and drop-off shall be limited to the east (Prospect
Avenue) parking lot only and shall comply with the Hermosa Beach Noise Ordinance.
The short duration of noise events generated during construction will temporarily result in
increased ambient noise levels, but will not significantly impact the ambient noise environment
over the long term or for a signcant period of time. Compliance with the City's Noise
Ordinance, will effectively ensure that the project does not exceed adopted standards and
successfully avoids significant noise impacts.
J Impact of the proposed use to the city's infrastructure, andlor services;
The site has historically operated as an office building with available utilities and services for th*
proposed assembly hall uses. As such, the proposed uses will not place additional demand on the
City's infrastructure or services.
K. Will the establishment contribute to a concentration of similar outlets in the area;
The proposed assembly uses, in combination with office and retail uses within the building, and
retail and church uses on adjoining sites, will complement one another with shared parking
provided for the combination of uses proposed and will not result in a negative concentration of
similIr outlets in the area. No negative impacts are anticipated.
L. Other considerations that, in z6tww-
compatibility with the surrounding uses, and the city as a whole.
No additional considerations noted.
Section 5. Based on the foregoing, the Planning Commission hereby approves the propos
ConditionUse Permit 18-4 subject to the following Conditions of Approval: Ix-
1. The assembly hall uses shall be governed by Parking Plan amendment 17-3 as provided in
P.C. Resolution 18-14 pertaining to the subject properties at 2306, 2420 and 2510 PCH and
950 Artesia Blvd.
2. The proposed modifications to the building and uses shall be substantially consistent with
plans and application submitted and approved by the Planning Commission on May 15,
2018. The Community Development Director shall review and may approve minor
modifications that do not otherwise conflict with the Municipal Code or requirements of
this approval, provided that the use is not changed, intensity of use is not increased and
the arrangement of space would not increase negative impacts. Any substantial deviation,
changes to the floor plan, site plan, building exterior or addition to the hours of assembly
type uses which alter the primary function of the use as assembly hall uses shall be subject
to review and approval by the Planning Commission.
3. Permitted services and hours of operation shall be limited to those provided in the
Parking Analysis, dated May 3, 2018 as follows:
• ICAN shall serve a maximum of 30 disabled clients on -site per day, Monday through
Friday between 9:00 am through 2:30 pm. Employees on -site per day are limited to a
maximum of 10 persons.
• ICAN operating hours shall be Monday through Friday between 9am to 4:30 pm (with
classes concluding by 2:30pm) and shall be closed Saturday and Sunday.
• UCODE shall provide no more than two training groups per two hour session and
each training group shall have no more than 8 students. No more than 3 employees
shall be provided per training group.
• UCODE instruction hours shall be Monday through Friday between 3:00 pm and 7:00
pm and Saturdays and Sundays between 10:00 am and 4:00 pm.
4. All assembly hall uses shall be conducted indoors.
5. Noise emanating from the property shall be within the limitations prescribed by the City's
Noise Ordinance (Hermosa Beach Municipal Code Chapter 8.24) and shall not create a
nuisance to surrounding residential neighborhoods, and/or commercial establishments.
6. All product pick-up and delivery and student/client pick-up and drop-off shall be limited
to the east (Prospect Avenue) parking lot only and shall comply with the Hermosa Beach
Noise Ordinance.
® The ICAN commercial kitchen shall be used as a training space for clients with
developmental disabilities only.
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8. Delivery of goods prepared by ICAN disabled clients shall be provided with assistance of
an ICAN employee driver.
9. The process of loading, unloading, opening, closing or other handling of boxes, crates,
containers, building materials, garbage cans or similar objects between the hours of 10:00
p.m. and 8:00 a.m. daily in such a manner as to cause noise disturbance, except for solid
waste collection by a franchised collector is prohibited pursuant to the City's Noise
Ordinance, HBMC Section 8.24.040.
10. The building shall be equipped with air conditioning to maximize sound proofing.
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12. A manager who is aware of the conditions of this Conditional Use Permit shall be on the
premises during business s® The Conditional Use its be maintained on the
premises in a location where employees can easily read the conditions.
13. The establishment shall not adversely affect the welfare of the residents, and/or
commercial and residential establishments nearby.
14. All exterior lighting shall be downcast and fully shielded, and illumination shall be
contained within the property boundaries. Lighting shall be energy -conserving and
motion detector lighting shall be used for all lighting except low-level (three feet or less in
height) security lighting and porch lights. Lamp bulbs and images shall not be visible
from within any onsite or offsite residential unit. Exterior lighting shall not be deemed
finally approved until 30 days after installation, during which period the Building Official
may order the dimming or modification of any illumination found to be excessively
brilliant or impacting to nearby properties.
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with HBMC Section 17.50 (Signs).
16. A sign permit shall be obtained for new signage at the subject site in conformance with
HBMC Section 17.50. Shared parking use signage shall be established in all shared
parking lots consistent with the conditions of approval to the satisfaction of the
Community Development Director.
The property shall demonstrate the provision of enclosed solid waste facilities prior to —
Certificate of Final Occupancy and compliance shall be maintained with HBMC Section
8.12.220.
18. The exterior of the premises shall be maintained in a neat and clean manner, and
maintained free of graffiti at all times.
19. The project and operations shall comply with all requirements of the Building Division,
Public Works Department and Fire Department, and the City of Hermosa Beach Municipal
Code.
a. The applicant shall submit a plan for occupant load calculation and approval prior
to issuance of the Certificate of Final Occupancy.
20. Building plans shall be submitted to the Los Angeles County Fire Department for review
and approval. Final fire inspections shall be coordinated with the Los Angeles County Firo.,
Department.
21. The practice of washing and rinsing floor mats, equipment, tables, etc., or discharge of any
liquids, other than Stormwater, onto the public right-of-way, into the parking lot drain or
storm drains, is strictly prohibited. Discharge of liquids or wash water shall be limited to
the sanitary sewer.
® Exterior and interior water use shall comply with Chapter
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the conditions of this permit and any law, statute, ordinance or other regulation hereafter
adopted that is applicable to any development or activity on the subject property. Failure
of the permittee to cease any development or activity not in full compliance shall be a
violation of these conditions.
24. Prior to the submittal of structural plans to the Building Division for plan check an
'Acceptance of Conditions' affidavit and recording fees shall be filed with the Planninp
Division of the Community Development Department stating that the applicant/property
owner is aware of, and agrees to accept, all of the conditions of this permit of approval.
25. The applicant shall submit all required plans and reports to comply with the City's
construction debris recycling program including manifests from both the recycler and
County landfill; at least 65% of demolition debris associated with demolition of the
existing improvements and new construction shall be recycled.
26. The Planning Commission may review this Conditional Use Permit and may amend the
subject conditions or impose any new conditions if deemed necessary to mitigate
detrimental effects on the neighborhood or to the public safety and welfare resulting from
the subject use pursuant to the procedures for modification/revocation in the HBMC.
T7..7kIppro7ai or pprova- by
the Planning Commission, unless significant construction or improvements or the usc
authorized hereby has commenced. One or more extensions of time may be requested. No
extension shall be considered unless requested, in writing to the Community Development
Director including the reason therefore, at least 60 days prior to the expiration date. No
additional notice of expiration will be provided.
Sectioij 6. This permit shall not be effective for any purposes until the permittee and the owners
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Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of
this permit.
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Each of the above conditions is separately enforced, and if one of the conditions of approval is found
be invalid by a court of law, all the other conditions shall remain valid and enforceable. i
To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa
Beach, its City Council, its officers, employees and agents (the "indemnified parties") from and against
to attack, set aside, or void any permit or approval for this project authorized by the City, including
(without limitation) reimbursing the City its actual attorney's fees and costs in defense of the litigation.
The City may, in its sole discretion, elect to defend any such action with attorneys of its choice.
The permittee shall reimburse the City for any court and attorney's fees which the City may be required
to pay as a result of any claim or action brought against the City because of this permit. Although the
permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its
own expense in the defense of the action, but such participation shall not relieve the permittee of any
obligation under this condition.
Section 7. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to t
decision of the Planning Commission, after a fonnal appeal to the City Council, must be made within
iays after the final decision by the City Council.
® AYES: Commissioners Rice, Flaherty, Hoffman and Chairman Saemann
® None
ABSTAIN: Commissioner Pedersen
ABSENT: None
I hereby certify the foregoing Resolution P.C. No. 18-15 is a true and complete record of the action taken
byte Planning Commission oft e City of Hermosa Beach, California at its wgular n'l�etirlg of May 15,
2018.
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IL ,e
Rob Saemann, Chairman I 04A ,K blZ'6 ", , OcreU,,,vy
May 1,52018
Date
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