Loading...
HomeMy WebLinkAboutPC Resolution 14-14 - (1081-1087 Aviation Blvd)P.C. RESOLUTION 14-14 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN TO ALLOW A ONE-STORY 2,769 SQUARE FOOT COMMERCIAL BUILDING AT 1081-1087 AVIATION BOULEVARD, LEGALLY DESCRIBED AS THE SOUTHEAST 58' OF LOT 47, THE SOUTHEAST 58' OF LOT 48 AND ALL OF LOTS 49 & 50, HERMOSA HEIGHTS TRACT BEING LOT 14, BLOCK 84 AND PART OF LOT 7 BLOCK 88 OF 2ND ADDITION TO HERMOSA BEACH, CITY OF HERMOSA BEACH. Section 1. An application was filed by Peha & Associates, seeking approval for a Precise Development Plan to allow a 2,769 square foot commercial building at 1081 — 1087 Aviation Boulevard. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for the Precise Development Plan 14-14 on July 15, 2014, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 3. Based on the testimony and evidence received, the Planning Commission makes the following factual findings 1. The applicant proposes a one-story 2,769 square foot commercial building on four vacant C- 3 zoned lots at 1081 — 1087 Aviation Boulevard between Corona Street and Prospect Avenue. The building will be divided into two tenant spaces with the applicant indicating the tenants will be a bakery and a beauty salon, both uses permitted by right in the C-3 zone. Eleven (11) parking spaces, nine (9) standard and (2) compact, accessed from Aviation Boulevard are provided on the north half of the lot. The site is surrounded by commercial uses along Aviation Boulevard to the south, north, and easterly across the street, while directly adjacent to the rear of the site are legal nonconforming residential uses on commercially zoned lots. 2. The building fronts Aviation Boulevard with entrances to both tenant spaces facing the street, and 679 square feet of landscaping provided at the front of the building. A six (6) foot walkway at the rear of the buildings is provided with each building having access from a rear door. At the southwest corner of the lot a solid waste storage area and an outdoor seating area intended for employee breaks is provided in the northwest corner. Section 4. Based on the foregoing factual findings, the Planning Commission makes the following findings for a Precise Development Plan pursuant to H.B.M.C. Section 17.58: A. Distance from existing residential uses in relation to negative effects: The proposed project is located in the C-3 zone along Aviation Boulevard, a commercial corridor consisting of a variety of general commercial uses such as retail, auto repair, and service, and proposes a 2,769 square foot general commercial building. The proposed building would be permitted to house the same 1 general commercial uses that are permitted along Aviation Boulevard subject to the conditions of this Precise Development Plan. The subject lot is entirely surrounded by C-3 zoned properties; however, legal nonconforming residential uses exist on the three C-3 zoned lots to the rear (west) at 1220 Corona Street and 1222 - 1226 Corona Street also adjacent to the rear lot line and adjoining lot to the west. The building and site access are oriented toward Aviation Boulevard. The building design provides a zero lot line setback along the rear of the southerly portion of the building (Suit B) and a six (6) foot rear setback for the northerly portion of the building (Suite A) to accommodate a rear walkway for both tenant spaces. Six foot high wood fencing is proposed along the property lines. The north half of the subject lot contains the parking lot and a small outdoor area for employees at the northwest corner of the lot. The project is conditioned to provide appropriate signage to prohibit customer eating in the outdoor employee area and limit the use of the employee break area to 8 a.m. to 10 p.m. daily. B. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area: The proposed project is located at a low visibility curve along Aviation Boulevard, a four -lane commercial corridor with no curbed median. Vehicles exiting the lot could cause safety concerns along Aviation Boulevard if they attempt an eastbound left turn out of the lot, thereby crossing two lanes of westbound traffic along this low visibility curve. Furthermore, proposed landscaping to the north of the driveway along the front property line could obstruct visibility of westbound cars on Aviation Boulevard if too high. The project is conditioned to provide a right -turn only sign exiting the lot to ensure traffic safety along Aviation Boulevard and to limit the height of landscaping along the front property line north of the driveway to a maximum of 36 inches in height. Due to the low visibility corner the #2 lane on Aviation Boulevard in front of the lot may be subject to closure if required and deemed necessary by the Public Works Department. C. The amount of existing or proposed off-street parking in relation to actual need: The project proposes to build a 2,769 square feet commercial building along an existing commercial corridor, Aviation Boulevard, with 11 total parking spaces accessed from Aviation Boulevard, including a disabled space. The proposed driveway encroachment will be located just south of the existing encroachment. Based on parking requirements for offices and general commercial uses in Section 17.44.030(E)(5), which are the anticipated uses, parking will be adequate for the proposed uses. Since building tenants will likely change over time a condition of approval limiting the uses permitted to ones with parking demands equal to or less than one (1) space for every 250 square feet of gross floor area has been included. In addition, to ensure the building and parking function as one development, the project is conditioned to require the lots to be combined. D. The combination of uses proposed, as they relate to compatibility: The proposed uses will be a bakery and beauty salon, although any uses permitted by right in the C-3 zone with a parking 2 standard of one space per 250 square feet would be allowed. No compatibility issues between these uses can be identified. Since the applicant has not requested a snack shop determination, the bakery must function as a retail establishment and the employee break area cannot be used for customer seating and the project is conditioned as such. E. The proposed exterior signs and dicor, and the compatibility thereof with existing establishments in the area: The proposed building contains two commercial units with entrances facing Aviation Boulevard. The front of the building is setback from the property various lengths, from one to eight feet, allowing for a landscaped street frontage while creating a pedestrian/neighborhood orientation consistent with the concept for Aviation Boulevard. The building will have fixed glass window frontages along with wood siding, frosted glass, swiss -pearl wall panels, a metal cladded roof overhang, and a smooth plaster finish to give a modern/contemporary look. Building height is proposed to be approximately 21 feet, which is similar to existing one and two-story commercial buildings along Aviation Boulevard and within the 35 foot height limit of the C-3 zone. The plans indicate 679 square feet of landscaping (8.5% of the lot) will be provided. Landscaping will include six (6) willow trees which grow to about 25 feet in height as well as various shrubs and groundcover. An encroaching canopy at the rear part of the southerly property line shown on the Site Plan will need to be removed prior to construction. Landscaping will comply with Chapters 8.56 and 8.60. The Landscape Plan indicates bike facilities for a minimum of five bikes will be provided by the applicant at the front of the property in front of Suite A. The proposed exterior elements of the building and landscaping are compatible with existing establishments along Aviation Boulevard and the Aviation Boulevard concept. A rendering provided by the applicant shows signage on the building for the anticipated beauty salon and bakery. Any building signage will require a separate sign permit and administrative review subject to the standards of Chapter 17.50 Signs. F. Noise, Odor, dust and/or vibration that may be generated by the proposed use: Other than typical construction impacts which are addressed by existing codes, no issues are identified. Per Section 8.24.050, construction hours will be limited to 8:00 a.m. to 6:00 p.m. Monday thru Friday and 9:00 a.m. to 5:00 p.m. on Saturdays, with no work on Sundays allowed. Should unanticipated noise impacts occur, the Building Division may further restrict construction hours or require other appropriate measures to reduce noise, dust, and vibration impacts. The anticipated tenants of the proposed building are a bakery and a beauty salon, but the building design facilitates the possibility of various types of commercial uses occupying the space in the future if one of the tenant spaces becomes available. A bakery may generate odors but are not anticipated to rise to the level of a nuisance. G. Impact of the proposed use to the city's infrastructure, and/or services: Considering the existing project site is vacant, the project will increase demands on city services and infrastructure. However, given the size of the building and the anticipated general commercial uses impacts to city infrastructure are anticipated to be minimal. The Public Works Department says that drainage at the site will need to include a filtration system and a grate at the front of the driveway, which will be addressed at the time of the building permit review. The project is conditioned to require the applicant to provide site drainage and driveway encroachment improvements pursuant to Public Works standards prior to issuance of a building permit. The site is conditioned to require security lighting and cessation of use of the employee break area by 10 a.m. to reduce police activity. H. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms: No additional impacts are identified. Section 5. Based on the foregoing, the Planning Commission hereby approves Precise Development Plan 14-14 subject to the following Conditions of Approval: 1. The development and continued use of the property shall be in conformance with submitted plans reviewed by the Planning Commission on July 15, 2014 except as required to comply with these conditions and codes. Minor modifications to the plan may be reviewed and may be approved by the Community Development Director. Minor modifications that do not affect scale, type, location or intensity of uses may be approved by the Community Development Director when not in conflict with the findings or conditions of this permit. 2. Architectural treatments and accessory facilities shall be as shown on building elevations, site and floor plans. Precise building height compliance shall be reviewed at the time of Plan Check and prior to Certificate of Occupancy, to the satisfaction of the Community Development Director. 3. Final building plans/construction drawings including site, elevation, floor plan, sections, details, signage, landscaping and irrigation submitted for building permit issuance shall be reviewed for consistency with the plans approved by the Planning Commission and the conditions of this resolution, and approved by the Community Development Director prior to the issuance of any Building Permit. 4. Plans shall comply with all requirements of the Public Works, Building and Safety, Fire, and Police Departments and additionally the project shall: a) Encroachments permits shall be obtained from the Public Works Department for all improvements and work within the public right-of-way prior to commencement of work. 5. Two copies of a Final Landscaping Plan, consistent with landscape plans approved by the Planning Commission, indicating size, type, quantity and characteristics of landscape materials shall be submitted to the Community Development Department, Planning Division for review and approval prior to the issuance of Building Permits. The Final Plan shall also include the following: 4 a) The plan shall comply with Sections 17.22.060(H) (3) and 8.60.070 to the satisfaction of the Community Development Director. b) An automatic landscape sprinkler system consistent with Section 17.22.060(H) (3) shall be provided, and shall be shown on plans (Building Permits are required). c) Landscaping to the north of the driveway along the front property line shall be a maximum of 36" in height. 6. Plans and operations shall comply with Chapter 8.56 Water Conservation and Drought Management Plan. 7. All exterior lights shall be designed, located and oriented in a manner to insure that neighboring residential property and public right-of-way shall not be adversely affected. Exterior architectural lighting on the building favade and elevations shall not utilize tube -type lighting; however, low intensity lighting projected onto the building may be used. All other exterior lighting shall be down cast, fully shielded and illumination shall be contained within the property boundaries. Lamp bulbs and images shall not be visible from within any offsite residential unit. Light intensity shall be the minimum necessary for the intended purpose. Exterior lighting shall not be deemed finally approved until thirty 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. The plans shall be prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in the opinion of the engineer, this requirement has been met. a) The outdoor employee area at the northwest corner of the property shall be lit with security lighting from sundown to sunrise, daily. 8. A Standard Urban Storm Water Mitigation Plan shall be submitted in full compliance with Chapter 8.44 `Stormwater and Urban Runoff Pollution Control Regulations' and 15.48 `Green Building Standards'. Said approved plan for urban and stormwater runoff controls approved by Public Works Department shall be set forth on the construction plans in accordance with Chapter 8.44 and Section 8.44.090, and the applicant shall at all times comply with the required best management practices. a) Prior to issuance of a building permit two copies of Public Works approved civil sheets shall be filed with the Community Development Department. b) An onsite infiltration system and a drainage grate at the front of the driveway shall be shown on the approved civil sheets pursuant to standards of the Public Works Department. E 9. A Sign Permit shall be obtained prior to issuance of certificate of final occupancy. Signage shall comply with Chapter 17.50 (Signs). 10. Permitted uses shall be limited to ones with parking requirements of one space for every 250 square feet of gross floor area or a less demanding requirement. Commercial uses with a more demanding parking requirement shall be prohibited. 11. A "Right Turn Only" sign facing the interior of the lot shall be installed on the front of the property on the south side of the driveway so that it is clearly visible to vehicles exiting the parking lot. 12. Signage in the outdoor employee area at the northwest of the property is required and shall be read to prohibit customer eating in the area. 13. Bicycle racks capable of storing three bicycles shall be located at the front of the building and shall be oriented so as to ensure stored bicycles shall not encroach onto the public right-of-way. 14. Business operations shall be conducted wholly within the building. 15. The rear doors shall be closed at all times except for essential intermittent employee access of the path at the rear of the buildings. 16. No entertainment, speakers, or televisions are allowed on the exterior of the building or in the open-air areas. No live entertainment is permitted in or outside of the building. 17. Businesses shall provide adequate staffing, management and supervisory techniques to prevent loitering, unruliness, and boisterous activities of the patrons outside the business. 18. The business and its uses shall not adversely affect the welfare of the residents, and/or commercial establishments nearby. 19. The exterior of the premises shall be maintained in a neat and clean manner, and maintained free of graffiti at all times. 20. The project shall comply with the 65% demolition debris recycling requirement set for the in Section 15.48.020. 21. Prior to issuance of a Building Permit, abutting property owners and residents within 100 feet of the project site shall be notified of the anticipated date for commencement of construction. a) The form of the notification shall be provided by the Planning Division of the Community Development Department. 0 b) Building permits will not be issued until the applicant provides an affidavit certifying mailing of the notice. 22. Project construction shall conform to the Noise Control Ordinance requirements in Section 8.24.050. Allowed hours of construction shall be printed on the building plans and posted at construction site. a) During the construction phase of the project the #2 lane on Aviation Boulevard in front of the site may be subject to closure if required and deemed necessary by the Public Works Department. 23. Construction equipment shall be well maintained and a no idling requirement will be implemented. 24. The project and operation of the business shall comply with all applicable requirements of the Municipal Code. 25. The subject property shall be developed, maintained and operated in full compliance with the conditions of this grant and any law, statute, ordinance or other regulation 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. 26. Approval of these permits shall expire twenty-four (24) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use 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. 27. The Planning Commission may review this Precise Development Plan and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the subject use. Section 6. This grant shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this grant. The Precise Development Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. VA 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 any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant 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 grant. 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. The subject property shall be developed, maintained and operated in full compliance with the conditions of this grant and any law, statute, ordinance or other regulation 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. Section 7. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: Comms.Flaherty,Hoffman,Perrotti,Pizer,Chmn.Allen NOES: None ABSTAIN: None ABSENT: None CERTIFICATION I hereby certify the foregoing Resolution P.C. No. 14-14 is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California at its regular inec jrrg of July 15, 2014. � l c► t Ile ,C�"l�rairinkm ��., i �i l ob m sdri, aecr�ctar•y July 15,,...2..0..1..4 Date