Loading...
HomeMy WebLinkAboutPC Resolution 13-02 - (36 Pier, Zeppy's)1 P.C. RESOLUTION 13-2 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PARKING PLAN TO ALLOW AN OUTDOOR PATIO ON PIER PLAZA IN CONJUNCTION WITH AN EXISTING RESTAURANT WITH ON-SALE BEER AND WINE (ZEPPY’S) WITH LESS THAN REQUIRED PARKING AND PROVISION OF ON-SITE TANDEM PARKING FOR TWO VEHICLES, AT 36 PIER AVENUE, LEGALLY DESCRIBED AS LOT 8, BLOCK 12, HERMOSA BEACH TRACT, HERMOSA BEACH, CALIFORNIA The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed by Zeppy’s Pizzeria, LLC on January 16, 2013 seeking approval of a Parking Plan to allow an outdoor patio on Pier Plaza in conjunction with an existing restaurant with on- sale beer and wine (Zeppy’s Pizzeria), allowing a reduction of required parking from 3 to 2 spaces by excluding a pedestrian path from calculation of gross floor area, and provision of two on-site tandem parking spaces to the rear of the building. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for Parking Plan 13-2 on February 19, 2013, at which time the Staff Report and testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 3. Based on the Staff Report, testimony and evidence received, the Planning Commission makes the following factual findings that pursuant to Section 17.44.210 a reduction in floor area and a reduction in the required number of spaces to two in tandem, will ensure the provision of adequate parking: 1. The subject tenant space at 36 Pier Avenue has been operating as a restaurant since 1998. A Conditional Use Permit for on-sale beer and wine was granted on April 25, 2000 via City Council Resolution 00-6059 which was conditioned upon the requirement for a Parking Plan prior to establishment of an outdoor patio on Pier Plaza, in addition to obtaining an encroachment permit. 2. The applicant proposes to establish a 13 foot deep by 21 foot wide (273 square feet) outdoor dining area on Pier Plaza, requiring 3 parking spaces based on one space per 100 square feet of gross floor area (Section 17.44.030). The applicant requests to calculate square footage by excluding a 5 foot pedestrian path, which is now required by City Council Resolution No. 05-6417 ‘Standards and Procedures for the Design and Operation of Outdoor Dining Areas on Pier. Excluding the pedestrian path would reduce square footage to 208 square feet, thereby requiring 2 parking spaces. 3. The applicant proposes to provide on-site tandem parking for 2 vehicles to the rear of the building, to be used by employees. Tandem parking spaces for commercial businesses are not permitted, however, Municipal Code Section 17.44.210 allows for consideration of unique situations. 4. A master parking plan approved by City Council Resolution No. 97-5857 allowed the calculation of outdoor dining areas on Pier Plaza to exclude entrance aisles and other areas not useable for seating purposes. Section 4. Based on the foregoing, the Planning Commission makes the following findings that a reduction in the number of spaces from 3 to 2 parked in tandem will ensure the provision of adequate parking for the proposed use, based on the following findings: 2 1. Required parking for the proposed expansion adding 273 square feet is 3 parking spaces. A reduction in calculated floor area of the outdoor dining area, excluding a required 5 foot wide pedestrian path (65 square feet), reduces floor area to 208 square feet, thereby requiring 2 parking spaces. This methodology was approved by the City and Coastal Commission for a master parking plan for other restaurants on Pier Plaza and is equally applicable to this situation because this space is a transitory aisleway and does not result in parking needs. 2. With the current building layout, it is possible to establish 2 on-site parking spaces; however, locating spaces in tandem is the sole possible configuration for these spaces behind this tenant space. 3. Restricting use of these spaces to employee parking will free up offsite parking that would otherwise be occupied by employees. It will also provide control over use of these spaces whereby the owner of the outer vehicle will be available to move th at vehicle should the interior vehicle need to move. 4. The outdoor dining area is small and does not create a significant parking demand. With these unique considerations (exclusion of pedestrian path and use of tandem spaces for employees only), the establishment can provide 2 spaces on-site which wil free up the use of public parking spaces that would otherwise by used by employees of the business. Section 5. The project is Categorically Exempt from the California Environmental Quality Act per Guidelines, Section 15303, Class 1(c) New Construction or Conversion of Small Structures as the infill project is located in an urbanized area, only a 273 square feet expansion, and all necessary public services, access and facilities are available. Section 6. Based on the foregoing, the Planning Commission hereby approves Parking Plan 13-2, subject to the following Conditions of Approval: 1. The outdoor dining area dimensions shall be substantially consistent with the plan approved by the Planning Commission on February 19, 2013. Minor modifications to the plan required to comply with project conditions or codes may be approved by the Community Development Director. 2. The applicant shall obtain and maintain compliance with an encroachment permit issued by the Department to Public Works for outdoor dining limited on Pier Plaza in compliance with Municipal Code Chapter 12.16. 3. Prior to obtaining an encroachment permit, the applicant shall seek a determination from the California Coastal Commission on whether a Coastal Development Permit is required, and, if required, the applicant shall obtain a Coastal Development Permit. 4. Two (2) on-site parking spaces on the property as shown on the approved plan, dimensioned compliant with city regulations shall be striped. These in-tandem spaces shall signed and maintained for use by employees of the business at 36 Pier Avenue. Management of the business shall direct employees to utilize these spaces at no charge. 5. 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 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.