HomeMy WebLinkAboutPC Resolution 10-06 - (2510 PCH, Hope Chapel)P.C. RESOLUTION NO. 10-6
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA RESCINDING PLANNING COMMISSION RESOLUTIONS 88-34
AND 89-1 AND APPROVING A CONDITIONAL USE PERMIT TO ALLOW ACTIVITIES
ANCILLARY TO AN ADJACENT CHURCH (HOPE CHAPEL LOCATED AT 2420 PACIFIC
COAST HWY), INCLUDING YOUTH ACTIVITIES WITH A MAXIMUM OF 60 PEOPLE
AND AUDITORIUM USE WITH A MAXIMUM OF 300 PEOPLE, WITH LIMITED HOURS
AND OPERATIONS, WITHIN A 29,100 SQUARE FOOT BUILDING AT 2510 PACIFIC
COAST HWY, AND PARKING PLAN 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, 2ND 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 to allow a convention center/auditorium for youth activities with a maximum of 60
people ancillary to an adjacent church (Hope Chapel, 2420 Pacific Coast Hwy) and auditorium use with a
maximum capacity of 300 people, with limited hours and operations, within a 29,100 square foot building (the
former ‘Albertsons’ grocery store at 2510 Pacific Coast Hwy), and a Parking Plan to allow less than required
parking based on shared parking within parking lots at 926 Artesia Boulevard and 2200-2510 Pacific Coast
Highway (“PCH”).
Section 2. The Planning Commission conducted a duly noticed public hearing to consider Conditional Use
Permit 10-4 and Parking Plan 10-5 on April 20, 2010, 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 an
auditorium/convention hall use and a Parking Plan to allow less than required parking for shared parking.
2. The proposed use is in connection with an existing church's expansion which is used to accommodate the
youth ministry and other related church activities. Youth activities (comprising a skate park, ministry, after school
activities) and wedding or other occasional special event activities also exhibit the characteristics of a community
center and other permitted uses such as a skating rink, fitness center, private club and wedding chapel. While some
of these uses are permitted by right, the overall convention hall and assembly auditorium use requires a CUP to
operate at this location pursuant to H.B.M.C. Section 17.26.030.
3. The applicant has submitted a floor plan showing the subject building divided into three components;
14,510 square feet for convention hall/auditorium, 5,158 square feet for skate park and 8,300 square feet for
storage.
4. The proposed use involves interior alteration of the existing building.
5. Pursuant to H.B.M.C. Section 17.44.030, 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, which
results in 582 spaces for the proposed use. The subject site provides 90 parking spaces along with additional 262
spaces shared with adjacent sites owned by Hope Chapel, for a total of 352 spaces available. All Hope Chapel-
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owned properties are nonconforming to current church, office and proposed convention hall/auditorium parking
requirement.
6. Under Planning Commission Resolution 89-9, required parking for the Church at 2420 PCH (Hope
Chapel) is 250 parking spaces minimum, and the Church must provide an area for 10 motorcycles. The Church’s
services are limited to Fridays and Saturdays commencing at 7:00 p.m., and Sundays commencing at 8:00 a.m.,
10:15 a.m., and 7:00 p.m.
7. Resolution 89-9 requires the Church at 2420 PCH to utilize shared off-site parking at 2220 and 2510
PCH.
8. Under Planning Commission Resolutions 88-34 and 89-1, the building at 2306 PCH (the Church’s
administrative offices) has 31 on-site parking spaces and shall have access to 15 parking spaces at the Church at
2420 PCH between 8:00 a.m. and 5:00 p.m. Monday through Friday during its business hours.
9. The properties at 926 Artesia Boulevard and 2200-2510 PCH are now all under common ownership.
10. The subject parking lots at 926 Artesia Boulevard and 2200-2510 PCH provide a total of 352 spaces
(“shared parking lots”) that are available daily as follows:
A. 2200 PCH (Pacific Plaza Office Building) has 37 available spaces;
B. 2306 PCH (Hope Chapel Offices and Administration) has 31 available shared spaces;
C. 2420 PCH has an additional 125 spaces available;
D. 2510 PCH (subject Convention Hall/Auditorium Use) has 90 spaces available; and
E. 926 Artesia Boulevard provides 69 available spaces.
11. The property at 2200 PCH (Pacific Plaza Office Building) has 40 spaces reserved for use by employees
during working hours that are available for use by Hope Chapel and the Convention Center/Auditorium Use on
nights and weekends.
Section 4. The project is Categorically Exempt from the California Environmental Quality Act per Guidelines,
Section 15301, Class 1 (a) for Existing Facility for interior and exterior alteration to an existing facility involving
negligible or no expansion of use, the project is located in an urbanized area, and all necessary public services, access
and facilities are available.
Section 5. Based on the foregoing, the Planning Commission makes the following findings:
1. Pursuant to H.B.M.C. Section 17.44.210, parking onsite will be adequate for the proposed expansion
based on the following factors that reduce potential problems as a result of deficient parking:
A. Youth activities are limited to 60 people and parking in the parking lot at 2510 PCH; since 90 spaces
are available at the site, parking is adequate to serve this use. The use primarily serves junior high and high
school age attendees, wherein many are below the driving age and according to the applicant most will be
dropped off or arrive with an adult who is attending other functions at the adjacent church building.
B. Shared parking with the church and contiguous church-owned properties can supply a total of 352
spaces. The maximum requested occupancy for special events is 300 persons. Conflicts between parking
demand for 300 persons at special events and parking in the shared parking lots will be reduced by limiting
special events to evenings between 5:30 p.m. (when offices would typically be closed and the parking lots
vacated) and 9:00 p.m., and on weekends between 9:00 a.m. and 9:00 p.m.
C. Special events shall be limited to not more than eight (8) times per month and not be scheduled at
times when other functions will limit the available parking at 926 Artesia Blvd. and 2200-2510 PCH.
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D. To prevent problems from possible attraction of guests beyond the limitation of this approval, use of
the building shall not be open to the general public, admission shall not be charged, and events and activities
shall only be available to church members.
E. Bicycle parking: To facilitate alternative modes of transportation, secure bicycle parking for at least
five bicycles shall be established in a location that minimizes impacts to parking, allowing a reduction of one
parking space if necessary (in no case shall disabled accessibility be impacted).
F. To manage parking for special events, overflow parking shall be managed efficiently among other
Hope Chapel owned properties. Prior to operation, a parking management plan shall be prepared to the
satisfaction of the Community Development Director. Should complaints be received or problems occur, then
the parking management plan shall be revised to address those concerns to the satisfaction of the Community
Development Director. Should the original complaints be substantial or irresolvable, or should problems
continue, then the Community Development Director shall refer the matter to the Planning Commission.
G. Signage approved by the Community Development Department shall be placed in all shared lots
indicating that all parking spaces are shared after 5:30 p.m. and on weekends.
H. Over 30 percent of the building is devoted to storage or recreational use and will not generate
significant parking demand; deducting these areas would result in a floor area of 14,510+ square feet or 290
spaces.
2. Pursuant to H.B.M.C. Section 17.40.020, the proposed change in use from retail to church-related
convention hall/auditorium activities will not impact residential or sensitive use, will not cause significant noise
impacts, services are available, parking will be adequate based on shared parking and the use will generally be
compatible with existing commercial uses 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. A 64-unit residential condominium (2411 Prospect Avenue) is located
to the immediate east and additional low density residential uses are located to the southeast of the subject
site (behind 2420 PCH church building). Supermarkets are characterized by steady but variable customer
activity throughout the typical waking hours, with lower levels of activity in the late evening hours.
Conversely, the proposed use may involve sustained and higher levels of activity for shorter periods of
time. Exterior lighting, noise from within the building, especially amplified music and skate park use, and
noise associated with people coming and going in the parking lot may occur.
Although the exterior noise environment is dominated by traffic, the use could impact surrounding
residential uses if conducted in the late evening when traffic levels are reduced and background noise levels
are reduced. The noise control standards in Section 8.24.040 restrict commercial activities, band rehearsals,
and similar noise producing activities that are plainly audible from a residential dwelling unit’s property
line to 10:00 p.m. and 8:00 a.m. Construction activities on weekends are limited to 9:00 a.m. to 5:00 p.m.
to reduce noise. Since an acoustical study was not provided, hours are limited to 9:00 a.m. to 9:00 p.m. for
all uses, which will also allow time for people to vacate the building and leave the parking lot prior to 10:00
p.m. All events and activities shall be fully contained within the building; all doors and windows shall be
fully closed when amplified sound is projected.
Should noise complaints or issues occur, the Community Development Director shall review the complaint and
may impose appropriate mitigations such as installation of soundproofing, etc. Further issues will require
Planning Commission review.
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Lighting in the parking lot is currently downcast and full cut off; standard limitations on exterior lighting in
parking lots (Section 17.44.160(C)) and the building are included as conditions of approval.
B. Amount of existing or proposed off-street parking facilities, and distance from the proposed use:
Parking is mitigated as set forth under Parking Plan.
C. Location of and distance to churches, schools, hospitals and public playgrounds:
The subject site is located adjacent to other church owned and operated buildings (Attachment 6,
Addendum D). This close proximity is ideal for expansion of church related uses. Another church
(Journey of Faith Christian) and Mira Costa High School are located approximately 500 feet northeast of
the subject site. The church and the high school will not be affected by the Hope Chapel expansion into the
subject site.
D. The combination of uses proposed:
Hope Chapel will be the only tenant of the former retail building, and the proposed uses are related to the
adjacent church uses. Any potential convention hall/auditorium use by the public would be compatible during
the time that ownership remains the same. Since these buildings are not attached, it is anticipated that any
future uses will also be compatible due to noise restrictions and use restrictions relating to shared parking. The
project is conditioned to restrict use of the kitchen to prepared foods only, in conjunction with approved uses
within the building.
E. Precautions taken by the owner or operator of the proposed establishment to assure the compatibility
of the use with surrounding uses:
The applicant has not proposed any specific conditions to address compatibility. Compatibility with
residential uses is addressed under item A and compatibility with Hope Chapel is addressed under item D.
Since the proposed convention hall/auditorium use is enclosed and set back from PCH and Artesia Blvd., a
noise dominated commercial corner, it is not anticipated that other nearby commercial uses, including
offices and commercial center would be affected. Further, the project is conditioned to limit the hours of
operation from 9:00 a.m. to 9:00 p.m.
F. The relationship of the proposed business-generated traffic volume and the size of streets serving the
area:
The maximum proposed occupancy of the subject site is 300 persons. Access to Hope Chapel is via two
shared driveways on the east side of PCH for northbound traffic; three shared driveways on the south side
of Artesia Blvd access Hope Chapel and the subject site. Both PCH and Artesia Blvd are commercial
corridors with high traffic volumes and are capable of accommodating the expected traffic demand. The
proposed use will not significantly increase traffic generation in comparison to the former retail/grocery
store use.
Parking at 2306-2510 Artesia and 950 Artesia Blvd. is internally connected so that people can move from
one shared parking lot to another without re-accessing the public street; parking at 2200 PCH is accessed
from PCH which may require overflow parking demand to egress back onto PCH. Conditions requiring
signage and a parking management plan address congestion relating to parking at multiple locations.
G. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the
area:
The applicant is proposing to retain the existing building exterior décor and provide two new Hope Chapel
signs on the building. A condition of approval is recommended to require a sign permit for new signage at
the subject site. Lighting shall conform to Section 17.44.160(C). Signage regarding shared parking use
shall be established in all shared parking lots consistent with the conditions of approval to the satisfaction
of the Community Development Director.
H. The number of similar establishments or uses within close proximity to the proposed establishment:
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The proposed convention hall/auditorium use is intended to be an expansion of the activities of Hope Chapel
located south of the subject site.
I. Noise, odor, dust and/or vibration that may be generated by the proposed use:
The limited operation of the proposed convention hall/auditorium use is not expected to generate odors or
dust. Vibration from the skate park is not expected to be noticeable outside the building. The application does
not include live entertainment, however, it is expected that amplified music or speakers may occur as part of
the youth activities or special events. Such noise and possibly noise from the skate park may be audible
outside the building. Therefore, in the absence of an acoustical study, a limitation is placed on operations and
hours of operation, between 9:00 a.m. and 9:00 p.m., to mitigate possible noise concerns. Should noise issues
occur, remedies include, but are not limited to, cessation of amplified sound, further limitation on hours, and/or
an acoustical study to determine appropriate mitigations such as installation of soundproofing.
J. Impact of the proposed use to the city's infrastructure, and/or services:
The primary convention hall/auditorium use is less intense than the previous retail/grocery store (use which
has a high electric demand) and will have minimal utilities demand due to its limited operation hours. The use
will be located in an existing building with available utilities and services. If the operation is conducted in
accordance with all conditions of approval, impacts to police services are anticipated to be minimal.
K. Will the establishment contribute to a concentration of similar outlets in the area:
The proposed convention hall/auditorium use will not contribute to a concentration of church uses in the area
as the subject site will be an ‘annex’ to the existing church uses located at 2420 PCH. Further, the proposed
use is proposed to be limited in hours of operation.
L. 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 impacts are identified.
Section 6. Based on the foregoing, the Planning Commission hereby approves Conditional Use Permit
10-4 and Parking Plan 10-5 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 April 20, 2010. Minor
modifications to the plans required compliance with project conditions or codes and rearrangement
of furniture and installation of partition walls within the auditorium 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. Use of the building is limited to 60 people for youth activities, and a total of not more than 300 people on
the site for special events. The hours of operation associated with all uses shall be limited to between
9:00 a.m. to 9:00 p.m. daily. Special events shall be 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.
3. Not more than eight (8) special events shall be conducted per month. Use of the building shall not be
open to the general public, and the building shall not be rented or otherwise made available to the
general public for events or activities. Only the Hope Chapel, or its bona fide members, may use the
building for events and activities. Individual admission charges shall not be charged for use of the
building. Special events shall not be scheduled at times when other functions will limit the available
parking at 926 Artesia Blvd. and 2200-2510 Pacific Coast Highway.
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4. All events and activities shall be fully contained within the building. No activities shall be conducted
in the parking lot.
5. Management/operators shall be responsible for maintaining sound levels, including amplified sound,
so that sound is not plainly audible at residential dwellings and does not impact commercial uses. All
doors and windows shall be fully closed when amplified sound is projected. Should noise
complaints/issues occur, the Community Development Director shall review any complaint and may
require the applicant to install acoustic features to maximize sound proofing to achieve a STC (sound
transmission class) rating of at least 58, and undertake noise monitoring or conduct an acoustical study
to determine appropriate mitigations.
6. The project shall additionally comply with the requirements of the Noise Control Ordinance in Chapter
8.24; where its provisions conflict with this approval, the most restrictive provisions shall apply.
7. The exterior of the premises shall be maintained in a neat and clean manner and maintained free of
graffiti at all times.
8. All signs shall comply with Chapter 17.50 of the H.B.M.C. Sign permits shall be obtained from the
Community Development Department.
9. Lighting in the parking lot, as well exterior building lighting, shall conform to H.B.M.C. Section
17.44.160(C).
10. The operation of the business shall comply with all applicable requirements of the Building, Fire and
Public Works Department, and the Municipal Code. 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.
Conditions for Parking Plan for 926 Artesia Blvd. and 2200, 2306, 2420 and 2510 Pacific Coast Highway.
11. Planning Commission Resolutions 88-34 and 89-1 are hereby rescinded and the shared parking
arrangement for the properties at 926 Artesia Blvd., and 2200 through 2510 PCH shall be governed
exclusively by the provisions herein. Resolution 89-9 shall remain in effect to the extent it governs the
Conditional Use Permit for 2420 PCH; except that, Condition of Approval No. 8 in Resolution 89-9 is
hereby deleted.
12. 926 Artesia Blvd. and 2200, 2306, 2420 and 2510 PCH: A minimum of 300 parking spaces shall be
maintained in all shared parking lots to serve special event uses at 2510 PCH. A minimum of 90
parking spaces shall be maintained in the parking lot at 2510 Pacific Coast Highway for all other use
of that property authorized under this Conditional Use Permit 10-4. Secure bicycle parking for at
least five (5) bicycles shall be provided at 2510 PCH; provided that one parking space may be
replaced by this bicycle facility if determined by the Community Development Director that no other
viable alternative exist.
13. 2420 PCH: A minimum of 250 parking spaces shall be maintained in all shared parking lots to serve the
conditionally permitted Church uses at 2420 PCH authorized under PC Resolution 89-9.
14. 2200 PCH: 37 parking spaces at 2200 PCH shall be available for shared parking by 2510 and 2420
PCH at all times, and an additional 40 spaces shall be available for shared parking by 2420 PCH
from 6:00 p.m. Friday to 12:00 midnight Sunday
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15. 2420 PCH: 15 parking spaces at 2420 PCH . shall be available for shared use by 2306 PCH, Monday
through Friday, 8:00 a.m. to 5:00 p.m. The subject 15 parking spaces shall be posted with signs
stating “reserved parking for employees of 2306 Pacific Coast Highway, Monday through Friday,
8:00 a.m. to 5:00 p.m.”
16. 926 Artesia Blvd: 69 parking spaces at 926 Artesia Blvd. shall be available for shared use by 2306,
2420 and 2510 PCH, as necessary to serve the parking needs for the various uses authorized on the
properties.
17. 2306 PCH: 31 parking spaces at 2306 PCH shall be used for the onsite office uses Monday through
Friday 8:00 a.m. to 5:00 p.m. and shall, at all other times, be available for shared use by 2420 and
2510 PCH, as necessary to serve the parking needs for the various uses authorized on the properties.
18. Sale of any portion of the properties subject to the shared parking arrangement such that all parcels
are no longer under common ownership, or change in type of uses, control over parking
arrangements or parking demand, or intensity of uses conducted on the properties subject to the
shared use arrangement, shall trigger City review of this Parking Plan and any other entitlement
related to the uses on the properties at 926 Artesia Blvd. and 2200-2510 PCH. Any significant change
that would affect parking demand and therefore use, shall require a Parking Plan and Conditional
Use Permit amendments as applicable, at the applicant’s expense.
19. Signage of type, number, location and content approved by the Community Development Department
shall be placed on the site at 2510 PCH and in all shared parking lots with information on shared
parking spaces and time periods.
20. To manage parking for special events at 2510 PCH and services at 2420 PCH, a parking management
plan shall be filed and approved by the Community Development Director. Should complaints be
received or problems occur, then the parking management plan will be modified to address those
concerns to the satisfaction of the Community Development Director. Should the original complaints be
substantial or irresolvable, or should problems continue, then the Community Development Director
shall refer the matter to the Planning Commission for review of the Parking Plan and Conditional Use
Permit.
General Conditions of Approval
21. A covenant shall be recorded on the properties, in a form approved by the City Attorney and with
the City made a party thereto, to reflect the shared parking arrangement, limiting the use of the sites
as set forth in Conditional Use Permit 10-4, Parking Plan 10-5 and Conditional Use Permit 89-9, and
prohibiting the elimination of any parking spaces for each site subject to this approval (926 Artesia
Boulevard and 2200-2510 Pacific Coast Highway).
22. The Conditional Use Permit and Parking Plan shall not be effective unless and until all code
violations are corrected and the building and its use conform to all codes, and Conditions of
Approval have been complied with. 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.
Section 7. 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.
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