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HomeMy WebLinkAboutPC Resolution 12-14 - (1559 PCH and 705 Pier)1 P.C. RESOLUTION 12-14 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PARKING PLAN AMENDMENT ALLOWING PARKING FOR ALL USES WITHIN THE PLAZA HERMOSA SHOPPING CENTER, INCLUDING A MEDICAL/DENTAL USE AT 1559 PACIFIC COAST HIGHWAY AND A FITNESS/SPA USE EXCEEDING 3,000 SQUARE FEET AT 705 PIER AVENUE, TO BE CALCULATED BASED ON A CONSOLIDATED OFF- STREET PARKING STANDARD, AND SUPERSEDING APPROVAL OF A PARKING PLAN AMENDMENT AS SET FORTH IN PLANNING COMMISSION RESOLUTION 11-4, LOCATED AT 1559 PACIFIC COAST HIGHWAY AND 705 PIER AVENUE, LEGALLY DESCRIBED AS A PORTION OF LOT 1, TRACT 9203, AND LOTS 11-18 INCLUSIVE, BLOCK 80, SECOND ADDITION TO HERMOSA BEACH, CITY OF HERMOSA BEACH Section 1. An application was filed by Regency Centers seeking to establish a medical/dental use and spa and fitness use within the Plaza Hermosa Shopping Center thereby requiring an amendment to the Parking Plan for the Shopping Center, pursuant to Section 17.44.220 of the Hermosa Beach Municipal Code. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application to amend the Parking Plan (PARK 12-6) on July 17, 2012, at which testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 3. Based on evidence received at the public hearing, both written and verbal, the Planning Commission makes the following factual findings: 1. Section 17.44.220 of the Hermosa Beach Municipal Code, Consolidated Off-Street Parking, allows the Planning Commission to reduce the required parking for each individual use and base the parking requirement on one space per 250 square feet when parking is consolidated in retail shopping centers of over 10,000 square feet, subject to approval of a Parking Plan. 2. Pursuant to Planning Commission Resolution 11-4 approving a Parking Plan amendment, Plaza Hermosa Shopping Center contained 94,552 square feet of various commercial uses, including outdoor dining, served by a parking area containing 428 parking spaces, provided that 10 parking spaces are reserved for an off-site use, yielding a ratio greater than one space per 250 square feet based on the consolidated parking standard. 3. There are currently 428 spaces in the shopping center; however, 10 parking spaces in the lower parking level are contractually obligated under a long term lease by the shopping center owner to an adjacent off-site use (Time Warner Cable). Therefore, 418 spaces are presently available for all uses. The proposed uses require 378 parking spaces, yielding a parking ratio greater than one space per 250 square feet of floor area compliant with Section 17.44.220. 4. The parking characteristics and peak hour parking demand of all uses were evaluated via a shared parking analysis prepared by Linscott Law and Greenspan dated July 6, 2012 updating an earlier analysis dated December 29, 2010. The updated parking analysis incorporates the following proposed changes to the tenant mix at the Plaza Hermosa Shopping Center: 2 • Replacement of the Club 705 restaurant/nightclub use (tenant space H18 on the site plan provided in the December 2010 parking letter) with a Total Woman Gym & Spa use, maintaining the existing floor area of 8,963 square feet; • Relocation of the existing Aaron Brothers tenant from tenant space C4 (7,990 square feet) to tenant space CF (6,776 square feet), which was previously vacant; and • Establishment of a dentist office (3,660 square feet) in a portion of tenant space C4, with t he remainder of the floor area to be devoted to retail uses. The shared parking analysis concludes that based on a conservative forecast of future peak parking demand for the Center, the current parking supply will adequately accommodate the parking demand generated by full occupancy of the Center during the weekday and weekend conditions. It is projected that with full occupancy of the Center, including the conversion of the Club 705 space to a Total Woman Gym & Spa, as well as occupancy of the new dentist office, the Center is expected to have a peak parking demand for 286 parking spaces during the weekday and 268 parking spaces during a weekend day while 418 spaces are available for public use and parking supply is adequate for all uses. 5. There is no charge for parking in the Plaza Hermosa Shopping Center, and the existing Parking Plan for the shopping center does not restrict the charging of parking fees. In cases where parking fees were charged for onsite parking at a commercial building housing multiple tenants, including a large health and fitness use, customers parked outside of the onsite parking structure, consumed onstreet parking causing adverse impacts. There is a limited supply of onstreet parking on Pier Avenue and in the surrounding areas which could be adversely affected if consumed by uses in the shopping center. Section 4. Based on the foregoing factual findings, the Planning Commission makes the following findings pertaining to the application to amend the Parking Plan: 1. The modified parking demands can be absorbed in the parking facility with 428 spaces, of which 418 are available for all uses at the shopping center; 2. The shopping center shall maintain 428 parking spaces, which exceeds the required minimum ratio of one space per 250 square feet of gross floor area as required by Section 17.44.220; provided that no more than ten (10) spaces may be reserved for any off-site use; 3. Calculating parking requirements for the proposed use within a large shopping center at one per 250 square feet rather than cumulatively according to the required parking standards for each and every use complies with Section 17.44.220, Consolidated Off-Street Parking, because the shopping center contains a mix of uses with varying peak parking demand times, and the proposed spa/fitness and medical/dental uses exhibit peak demand offset from the parking demand of other uses. 4. To reduce the potential for adverse impacts to on-street parking in the surrounding area parking spaces in the shopping center must continue to be offered free of charge or by validation to customers of the shopping center, for at least two hours and signage must be provided in the spa/fitness use at 705 Pier Avenue advising customers to park on the lower level of the Plaza Hermosa parking structure. 5. The project is Categorically Exempt pursuant to Section 15303(c) of the California Environmental Quality Act because it involves a minor alteration within an urbanized area with availability of services. 3 Section 5. Based on the foregoing, the Planning Commission hereby approves the Parking Plan amendment, subject to the following Conditions of Approval: 1. The development and continued use of the property shall be in conformance with submitted plans received and reviewed by the Commission at its meeting of July 17, 2012. Minor modifications shall be reviewed and may be approved by the Community Development Director. 2. The current mix of commercial uses shall be maintained within the shopping center. Any modifications to uses and occupancies within the Shopping Center that result in a greater parking demand shall require further amendment to the Parking Plan. 3. A minimum of 428 parking spaces shall be provided in the shopping center parking lots and striped in compliance with Chapter 17.44 (Off-Street Parking) and accessibility requirements. 4. All parking available on the property shall be maintained for use by employees and customers and shared among all tenants and occupancies on the property, and shall be accessible to all uses. Any posted signs or restrictions regarding use of the parking on the property shall permit parking in all spaces for customers of the shopping center. However, a maximum of ten (10) spaces in the lower parking level may be reserved for off-site uses. 5. Parking spaces in the shopping center shall continue to be offered free of charge, or by validation to customers of the shopping center for at least two hours . Signage shall be provided in the spa/fitness use at 705 Pier Avenue advising customers to park on the lower level of the Plaza Hermosa parking structure. 6. Planning Commission Resolution 11-4 is hereby superseded and shall thereafter be null and void and of no further effect. 7. If a review of this Parking Plan occurs, the Planning Commission may amend the above conditions and/or impose any new conditions deemed necessary to mitigate detrimental impacts on the environment or neighborhood arising from use of the premise. 8. Approval of this permit 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 sixty (60) days prior to the expiration date. No additional notice of expiration will be provided. 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 t his grant. The Parking Plan shall be recorded and proof of recordation shall be submitted to the City of Hermosa Beach. Each of the above conditions is separately enforceable and, if one of the conditions is found unenforceable by a court of law, all other conditions shall remain valid and enforceable. The Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach and its agents,