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HomeMy WebLinkAboutPC Resolution 11-18 - (2510 PCH, Hope Chapel)P.C. RESOLUTION NO. 11-18 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA RESCINDING AND SUPERSEDING PLANNING COMMISSION RESOLUTIONS 88-34 AND 89-1 AND APPROVING A CONDITIONAL USE PERMIT AMENDMENT TO ALLOW ADDITIONAL ACTIVITIES ANCILLARY TO AN ADJACENT CHURCH (HOPE CHAPEL LOCATED AT 2420 PACIFIC COAST HIGHWAY), INCLUDING CONVERSION OF APPROX. 13,000 SQUARE FEET TO CLASSROOMS AND ASSOCIATED SPACES FOR RELIGIOUSIEDUCATIONAL YOUTH TRAINING FOR A MAXIMUM OF 90 YOUTH WITHIN A 29,100 SQUARE FOOT BUILDING AT 2510 PACIFIC COAST HWY, AND USE OF SPACE ON THE SECOND FLOOR OF 2420 PACIFIC COAST HIGHWAY FOR A FELLOWSHIP AREA, AND PARKING PLAN AMENDMENT TO ALLOW LESS THAN REQUIRED PARKING BASED ON SHARED PARKING AND LIMITATIONS ON USE, OPERATIONS AND HOURS, WITH PARKING LOTS AT 926 ARTESIA BOULEVARD AND 2200 THROUGH 2510 PACIFIC COAST HIGHWAY, LEGALLY DESCRIBED AS LOTS 1, 2, 20 & 21, TRACT NO. 2413 AND A PORTION OF LOTS 1 AND 6 AND ALL OF LOT 2, BLOCK 83, 2No ADDITION TO 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 Hope Chapel, represented by Pastor Dale Turner, seeking approval for a Conditional Use Permit amendment to allow amendment to convert approx. 13,000 square feet of space within a building (former Albertsons store at 2510 Pacific Coast Highway) used primarily as a youth center to classrooms or "children's church" with indoor play area, in conjunction with a church, and a Parking Plan amendment to allow these uses under an existing shared parking arrangement. Section 2. The Planning Commission conducted a duly noticed public hearing to consider Conditional Use Permit amendment 11-7 and Parking Plan amendment 11-7 on November 15, 2011, at which time the Staff Report, testimony and evidence, was presented to and considered by the Planning Commission. Section 3. Based on the Staff Report, testimony and evidence received, both written and oral, the Planning Commission makes the following factual findings: 1. The site is zoned C-3 (General Commercial) and requires a Conditional Use Permit for uses ancillary to or intensifying church use and a Parking Plan to allow less than required parking using shared parking. The overall auditorium use and school related uses require a CUP to operate at this location pursuant to H.B.M.C. Section 17.26.030. 2. The project will renovate approx. 10,000 square feet of storage and accessory space and approx. 3,000 square feet of the youth center/auditorium, to classrooms and `children's church' serving approx. 90 children young children through 6 h grade, including lobbies, nine classrooms, worship area, play area, children's restrooms, and staff areas. This space will be used during hours that church services are held (Friday 6:00 p.m. to 9:00 p.m., Saturday 5:00 p.m. to 8:00 p.m., Sunday 7:30 a.m. to 1:00 p.m.) and occasionally by children who are at the youth center when no other events are taking place at the church. According to the applicant, the primary purpose of these changes is to relocate children on the second floor of the church building at 2420 PCH to this single story building to improve safe egress in case of emergency; the second floor space will be used primarily as an open fellowship area before and after church. 3. The remainder of the space at 2510 PCH will be retained for the existing youth center with skate park and as an auditorium for special events in conjunction with the church. Under the existing CUP (Planning Commission Resolution 10-6) the youth center is limited to 60 youths, and a total of not more than 300 people at other times for special events. These uses may be conducted from 9:00 a.m. to 9:00 p.m. daily. Up to eight special events may be conducted per month, limited to 5:30 p.m. to 9:00 p.m. on weekdays, and 9:00 a.m, to 9:00 p.m. Saturday and Sunday. The building cannot be rented or used by the general public for events or activities, and admission cannot be charged for use of the building. In addition, special events cannot be scheduled when other functions limit the available parking at 926 Artesia Blvd. and 2200 to 2510 Pacific Coast Highway. No activities may be conducted in the parking lot. 4. Parking is shared with parking at Hope Chapel and other contiguous properties owned by the church occupied by buildings with office uses at 926 Artesia Blvd., and 2200 through 2512 PCH under the existing Parking Plan (PC Resolution 10-6). The subject site provides 90 parking spaces along with 262 spaces shared with adjacent sites owned by Hope Chapel, for a total of 352 spaces available at various times. All Hope Chapel -owned properties are nonconforming to current church, office and proposed convention hall/auditorium parking requirement; however, the Parking Plan finds that the facility is adequately parked utilizing the shared parking lots. A minimum of 300 parking spaces must be maintained in these shared parking lots to serve the church and all of its ancillary uses; at least 90 of these parking spaces must be maintained in the parking lot at 2510 Pacific Coast Highway. 5. Pursuant to H.B.M.C. Sections 17.44.030 and 17.40.190, convention hall/auditorium use requires 1 parking space for every 5 fixed seats or 1 parking space for every 50 square feet of gross floor area, whichever is greater, and a school type use requires one space for every 7 students, which results in an additional 8 to 18 parking spaces; floor area for the auditorium use in the building is reduced by approximately 3,000 square feet which will be allocated to the classroom use. The classroom use is being relocated from the Hope Chapel building and number of children will not be increased. Section 4. The project is Categorically Exempt from the California Environmental Quality Act pursuant to CEQA Guidelines 15332, 15303 and 15061.b.3 because the project primarily consists of reorganization of existing uses within two building used for institutional and its ancillary uses on an urbanized site of less than five acres and is surrounded by urbanized sites with urban uses, the project site has no value as habitat for endangered, rare or threatened species, the project is served by existing city services with adequate capacity and will not result in any significant effects relating to traffic, noise, air quality, or water quality, and the project is consistent with the general plan and zoning. 2 Section 5. Pursuant to H.B.M.C. Section 17.40.020, the proposed conversion of space will not impact residential or sensitive uses and will generally be compatible with uses on the site and the surrounding as follows: A. Distance from existing residential uses: The subject property is located at the southeast corner of Pacific Coast Hwy and Artesia Blvd, surrounded by other general commercial uses, and the sound environment tends to be dominated by traffic noise. A 64-unit residential condominium (2411 Prospect Avenue) is located to the east (R-3 zoning) and low density residential uses (R-1 zoning) are located southeast of the site (behind Hope Chapel). The current CUP contains conditions to reduce impacts to nearby uses, including limiting activities at 2510 PCH to 9:00 a.m. to 9:00 p.m., no activities may be conducted in the parking lot, and a procedure to alleviate any noise impacts that do arise (Conditions 2, 4 and 5 set forth in Planning Commission Resolution 10-6). Although the project involves primarily reorganizing the location of uses that are already occurring within buildings on Hope Chapel's ownership, the youth center (60 youths) and classrooms (90 children) could occasionally be occupied at the same time, and the building may be occupied as early as 7:30 a.m. on Sunday mornings. In addition to the requested hours above, the applicant requests use of the space occasionally by the children who are at the youth center when the younger children are not utilizing the space. A condition is included to allow this use and to ensure the use does not intensify into the equivalent of an educational institution. The current CUP limited occupancy of the building to no earlier than 9:00 a.m. to reduce noise impacts especially associated with the skate park, playing music, etc. and these conditions will apply, with the exception of allowing use of the classroom/worship space no earlier than 7:30 a.m. on Sunday morning. Under the existing floor plan, the building is accessed from the north adjacent to the parking lot, and south and east facing doors provide emergency access only. The proposed plan enlarges the south door and adds an adjoining lobby; since this access faces the north side of Hope Chapel's parking structure, it is not anticipated noise impacts to residential uses will occur. The number of people and times at which these people arrive at and leave the parking lots should not change, and so these impacts are anticipated to be minimal. B. The amount of existing or proposed off-street parking facilities, and its distance from the proposed use: The applicant proposes to use the classrooms when church is in session as stated, and occasionally at times when no other events are taking place at the church. For the most part, the children's parents (who drive) will already be coming to the facility, and the reorganization of space and use of the rooms will not generate additional trips or increased parking demands. To reduce parking conflicts, this occasional use of the classroom area should not occur when special events at 2510 PCH or at the church are scheduled. The fellowship area is being set up as a common area for people who are already coming to the site for church functions to socialize immediately before and after services. Parking is other wise adequate as set forth under the Parking Plan, provided that Conditions of Approval of required by PC Resolution 10-6 are also complied with. C. The building is accessed from the north adjacent to the parking lot. The proposed plan enlarges the south door and adds an adjoining lobby, implying that this door is proposed to serve as an entrance to the classroom area. The doorway leads via several steps to an alley that circulates between Hope Chapel and around the youth center building. To ensure safe access via this door, the alley should be designated as one-way and a pedestrian path clearly demarcated from the south door to the parking lots and buildings. 3 D. Location of and distance to churches, schools, hospitals and public playgrounds: No other sensitive uses are identified within at least 500 feet. No impacts are identified. E. The combination of uses proposed: The church and fellowship area at 2420 PCH and the youth center and classrooms are compatible because they are under the same management and serve various segments of the same religious community. F. Precautions taken by the owner or operator to assure compatibility of the use with surrounding uses: The applicant has not proposed any specific conditions. G. The relationship of proposed business -generated traffic volume and size of streets serving the area: The site is served by PCH and Artesia, both arterials, and circulation patterns will not change. Since the project will essentially reorganize the location of existing uses, and limits are placed on each use, traffic should not appreciably increase over existing levels. H. The proposed exterior signs and decor, and compatibility with existing establishments in the area: One door will be widened to provide required access. No other exterior improvements are noted. A trash container and several trash or recycling cans are located at the southeast corner of the property at 2510 PCH near a multi -family residential building, without an enclosure as required by H.B.M.C. Section 8.12.220(C). The enclosed elongated brick structure adjacent to the east wall of the subject building is designated to store solid waste containers. I. Noise, odor, dust andlor vibration that may be generated by the proposed use: Refer to item A. Should noise issues occur, remedies include further limitation on hours and/or an acoustical study to determine appropriate mitigations such as installation of soundproofing per condition of approval 5 in Planning Commission Resolution 10-6. J. Impact of the proposed use to the city's infrastructure, andlor services: The proposal will reorganize the location of existing uses on the same site; if the operation is conducted in accordance with all conditions of approval parking, traffic and noise impacts should not occur, and therefore impacts to city services should be minimal. K. Other considerations that, in the judgment of the planning commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole: No other issues are identified. Section b. Pursuant to H.B.M.C. Section 17.44.210, parking onsite will be adequate for the proposed expansion and reorganization of space as follows: A. Since the proposed use primarily involves moving an existing use from one building to another on an adjacent site under the same management, an increase in intensity of use and increase in parking demand is not anticipated. B. Most children at the youth center and classrooms at the subject building are below the driving age and will be dropped off or arrive with an adult who is attending other functions at the adjacent church building in the same manner as now occurs. 4 C. Applying the parking standard for `educational institutions' to this use, 8 parking spaces are required for 90 youths or applying the `auditorium' use standard 18 spaces are required, and use of the classrooms will not be allowed when special events are being held and parking demand is high. However, because this existing use is being relocated from one building to the adjacent building, and parking is shared, no new parking demand is created. D. Use of the second floor of Hope Chapel at 2420 PCH as a fellowship area does not attract people or more vehicles to the site, but instead provides a common area for people who are already coming to the site for church functions to socialize immediately before and after services, thus parking demand is not increased. Separate events are not proposed for this space. E. Any material future intensification of uses or change in hours will require a Parking Plan amendment. Section 7. Based on the foregoing, the Planning Commission hereby approves Conditional Use Permit amendment 11-7 and Parking Plan amendment 11-7 subject to the following Conditions of Approval: Conditions for Conditional Use Permit for 2510 Pacific Coast Highway 1. The details of the project application and supplemental materials are incorporated as Conditions of Approval unless modified herein. The floor plan shall be substantially consistent with the submitted site plan and floor plan approved by the Planning Commission on November 25, 2011. Minor modifications to the plans required for compliance with project conditions or codes and may be approved by the Community Development Director provided that use is not changed, intensity of use is not increased and the arrangement of space would not increase noise impacts. 2. Not more than 90 youths may utilize the approx. 13,000 square foot space at 2510 PCH allocated to classrooms, worship area, play area and accessory spaces. These uses shall be conducted between the hours of 9:00 a.m. to 9:00 p.m. daily, except the use may commence no earlier than 7:30 a.m. on Sundays, provided that the skate park and youth center area within the building shall not be used prior to 9:00 a.m. These classroom facilities may also be used by youth who attend the youth center, such as for doing homework or similar activities, provided that an "educational institution" as defined in Municipal Code Section 17.04.040 is not authorized. These uses shall not be conducted when the buildings at 2510 or 2420 Pacific Coast Highway are used for `special events'. 3. The property shall demonstrate the provision of enclosed solid waste facilities prior to Certificate of Final Occupancy and compliance shall be maintained with H.B.M.C. Section 8.12.220. 4. Unless the south facing door will be utilized for emergency egress only, the alley located south of the building at 2510 Pacific Coast Highway and north of Hope Chapel shall be designated as one-way and a pedestrian path clearly demarcated from the south door to the parking lots and buildings. 5 5. All conditions pertaining to the Conditional use Permit set forth in Planning Commission Resolution 10-6 shall additionally apply to this use. Conditions for Parkiniz Plan for 926 Artesia Blvd. and 2200, 2306, 2420 and 2510 Pacific Coast Highway. 6. The approx. 13,000 square foot space at 2510 PCH allocated to classrooms, worship area, play area and accessory spaces shall not be used when the youth center or church building is used for `special events'. 7. All conditions pertaining to the Parking Plan set forth in Planning Commission Resolution 10-6 shall additionally apply to this use. General Conditions of Approval: 8. All General Conditions of Approval set forth in Planning Commission Resolution 10-6 shall remain in effect and apply to this use. 9. 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. 10. 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 resulting from the subject use. 11. 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 60 days prior to the expiration date. No additional notice of expiration will be provided. Section 8. 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 Parking Plan and Conditional Use Permit Amendments 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. 6 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 attorneys 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. Section 9. 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.Allen,Hoffinan,Perrotti,Chmn.Darcy NOES: Comm.Pizer ABSTAIN: None ABSENT: None CERTIFICATION I hereby certify the foregoing Resolution P.C. No. 11-18 is a true and complete record of the action taken by the PlanningPnmission of the City of Hermosa Beach, California at its regular meeting of November 15, 2011. 1 / r Chairman en Robertson, Secretary November 15 2011 Date