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HomeMy WebLinkAboutPC Resolution 14-15 - (2101 PCH)P.C. RESOLUTION 14-15 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN TO CONSTRUCT A TWO-STORY 5,374 SQUARE FOOT COMMERCIAL OFFICE BUILDING WITH THREE TENANT SPACES AND DETERMNATION THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AT 2101 PACIFIC COAST HIGHWAY AND LEGALLY DESCRIBED AS PORTION OF LOTS 18 AND 19, HERMOSA VIEW TRACT #1 The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed by Kim Komick owner of property at 2101 Pacific Coast Highway seeking approval of a Precise Development Plan to construct a two-story commercial office building containing 3 office suites with a gross floor area of 5,374 square feet. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the subject application on July 15, 2014, and considered testimony and evidence both written and oral. Based on the testimony and evidence received the Planning Commission makes the following factual findings: 1. The subject site is located on the west side of Pacific Coast Highway at the northeast corner of P.C.H. and 21st Street. The property is currently vacant, and seasonally used for pumpkin and Christmas tree sales. 2. The project involves the construction of a two-story commercial building with one level of parking accessed from 21st Street The total gross floor area for office uses, excluding accessory rooms (elevator, electrical, equipment and janitor rooms) is proposed to be 5,374 square feet. 3. The building contains 3 commercial office suites ranging in sizes from 1,265 to 1,978 square feet; each suite has direct access to a wrap -around deck on the second floor. 4. The office uses are subject to the parking requirements of Section 17.44 which require 4 parking spaces per 1,000 square feet of gross floor area. This results in a parking requirement of 21 spaces. The project provides 21 spaces which include 14 standard spaces, 6 compact spaces and one accessible parking space. Section 3. Based on the foregoing factual findings the Planning Commission makes the following findings pertaining to the application for a Precise Development Plan: 1. Pursuant to the guidelines in Section 17.38.400 of the Zoning Ordinance for review of projects that exceed first tier standards in the SPA 8 zone, the overall building and project design as conditioned is of a superior quality, is compatible with surrounding properties and is designed in scale with the development in the vicinity. In making this finding, the Planning Commission has determined that: a. The exterior of the building is designed with a sloping roofline and modulation to avoid a massive flat building faces. The building is enhanced with architectural features such as trowel stucco and varying types of finishing materials to improve its appearance and function. b. A landscaped plan is included which shows the required 5-foot landscaped buffer along the westerly property line, except where the existing electrical transformer is located. c. The building will be compatible with neighboring projects, and the character of both Pacific Coast Highway and the residential neighborhood to the west. 2. The general criteria of Hermosa Beach Municipal Code Section 17.38.400(C) for granting or conditionally granting a Precise Development Plan in the S.P.A. 8 zone have been considered. In making this finding, the Planning Commission has determined that: a. The proximity of the project to existing residential uses will not result in negative effects with incorporation of the conditions below. b. The project provides all required off-street parking for the gross office area which accurately represents the parking needs for the project. The use proposed is compatible with those in the surrounding the area that exhibits two -and three-story commercial uses along Pacific Coast Highway. Except the nonconforming residential use building to the immediate north of the project. d. Building and driveway orientation is appropriate to minimize noise and traffic impacts on nearby residential areas. e. The project will not result in adverse noise, odor, dust or vibration environmental impacts. f. The proposed use will not result in an adverse impact on the City's infrastructure and/or services. 3. Design of the proposed subdivision is compatible and consistent with applicable elements of the City's General Plan, and is compatible with the immediate environment; 4. The project, as conditioned, will conform to all zoning and will be compatible with neighboring residential properties; 2 5. The criteria of Hermosa Beach Municipal Code Section 17.58.030(C) for denial of a Precise Development Plan are not applicable. In making this finding, the Planning Commission has determined that: a. The project will not substantially depreciate property values in the vicinity, or interfere with the use or enjoyment of property in such area, because of excessive dissimilarity or inappropriateness of design in relation to the surrounding vicinity. b. The project will not have significant environmental adverse impacts. Section 4. Based on the foregoing, the Planning Commission hereby approves the subject Precise Development Plan subject to the following Conditions of Approval: 1. The development and continued use of the property shall be substantially consistent with submitted plans as reviewed by the Planning Commission at their meeting of July 15, 2014, incorporating all revisions as required by the conditions below. Any major modification shall be subject to review and approval of the Planning Commission. Minor modifications may be approved by the Community Development Director but shall not be final until confirmed by the Planning Commission as a consent calendar item on the Commission agenda. 2. Final plans for building permit issuance shall be revised to incorporate the following. a. The applicant shall enhance the north elevation to provide architectural relief to the satisfaction of the Community Development Director. b. The applicant shall work with the Public Works Department regarding the precise design of the new bus bench on Pacific Coast Highway. c. The applicant shall obtain an encroachment permit from Public Works Department for landscaping along the 213t Street right-of-way area. d. Install appropriate pavement marking (i.e. stop bar with STOP legend) on the project drive aisle just north of the public sidewalk to ensure motorists stop prior to the sidewalk before exiting the site. e. The applicant shall work with staff to incorporate green building standards in the building construction, such as energy efficient glazing and heating and ventilation systems, tankless water heaters, and cool roof. f. Provide a broom finish or other surface finish to minimize noise from vehicles driving within the parking lot. g. The applicant shall work with the Public Works Department to improve safety for ingress and egress onto 21st Street, considering the width of the street and/or striping to address safety issues. 3. A revised detailed landscape plan for on -site, and off -site landscaping, consistent with Section 17.38.390 shall be submitted for review and approval by the Community Development Director prior to issuance of building permits incorporating the revisions below: a. Decorative surfaces shall be provided at driveway entry areas and at the pedestrian entry areas consistent with the submitted plan. b. The applicant shall work with Public Works staff to ensure all landscaping and trees are on the City's approved tree list. c. A minimum five-foot wide planter strip shall be provided along the westerly property line planted with a minimum of one 24-inch box tree for every 10-feet of length. d. A three-foot planter strip or a landscaped area of 213 square feet shall be provided along the P.C.H. frontage. 4. All available parking shall be shared and free for building occupants; no parking spaces shall be assigned for exclusive use and adequate signage shall be provided stating common, free parking for building tenants and guests. 5. Architectural treatment of the building and all finishes shall be as shown on building elevations and site and floor plans. Any modification shall require approval by the Community Development Director. 6. A detailed comprehensive sign plan shall be submitted for review under a separate master sign permit and approval by the Community Development Director incorporating specifications for all individual tenant signs that shall be consistent with that plan. 7. The uses of the building shall be limited to uses that comply with parking standards. The commercial office use does not include stair corridors, common lobby, elevator equipment, electrical and janitor rooms. 8. Final verification of compliance with the height limit requires submittal of revised roof plan with property corner elevations and finished roof heights, and maximum heights identified at the critical points. 9. A detailed drainage and (SUSMP) Standard Urban Stormwater Mitigation Plan is required for approval by the Public Works Department, prior to the issuance of building permits and implemented on site, demonstrating best management practices for stormwater pollution control, and for sediment control and erosion control during construction. 10. The applicant is responsible for all off -site right-of-way construction required by the Public Works Department. 11. Any existing or proposed encroachments in the public right-of-way, must comply with or be corrected as necessary to meet the requirements of Chapter 12.16 of the 4 Municipal Code, including the requirement to obtain an encroachment permit from the Public Works Department. 12. 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. 13. The project shall comply with the requirements of the Fire Department. 14. Final building plans/construction drawings including site, elevation, floor plan, roof 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. 15. All roof equipment shall be located and designed to be screened from public view and any portion that exceeds the height limit shall not cover more than 5% of the roof area. 16. The lots that comprise the subject property shall be merged. 17. The project and operation of the business shall comply with all applicable requirements of the Municipal Code. 18. The Precise Development Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department. 19. Each of the above Conditions of Approval 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. 20. Permittee shall defend, indemnify and hold harmless the City, it agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employee to attack, set aside, void or annul this permit approval, which action is brought within the applicable time period of the State Government Code. The City shall promptly notify the permittee of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the permittee of any claim, action or proceeding, or if the City fails to cooperate fully in the defense, the permittee shall not thereafter be responsible to defend, indemnify, or hold harmless the City. 21. 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. 22. 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 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. 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. 14-15 is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California at their regular meeting of July 15, 2014. l caF °w 16 �airma.ti. 15.2014 Date �4 xx Kee' i crt 0h,(Sectetary £\b95\cd\pc\2014\07-15-14\2101 pch\pdpr-2101 pch.doc