HomeMy WebLinkAboutPC Resolution 09-09 - (1072 Aviation - dental office)P.C. RESOLUTION 09-9
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE
DEVELOPMENT PLAN FOR A TWO-STORY DENTAL OFFICE
(SURGICAL CENTER) CONSISTING OF 3,798 SQUARE FEET OF
GROUND FLOOR DENTAL OFFICE AREA, AND 500 SQUARE FOOT
STORAGE ON SECOND STORY (TOTAL FLOOR AREA 4,298 SQUARE
FEET), AND 5,500 SQUARE FOOT PARKING LOT; AND A PARKING
PLAN FOR A REDUCED PARKING REQUIREMENT FROM 21 TO 19
PARKING SPACES BASED ON THE PROPOSED SPECIALIZED USE AS A
DENTAL SURGICAL FACILITY RATHER THAN A GENERAL
PRACTICE DENTAL CLINIC AT 1072, 1078 AND 1080 AVIATION
BOULEVARD, LEGALLY DESCRIBED AS LOTS 3, 4 AND 5, TRACT
#8519, HERMOSA BEACH.
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as
follows:
Section 1. An application was filed by Michael D. Carpenter seeking approval for a
Precise Development Plan for a two story dental office (surgical center) consisting of 4,298
square feet, including 500 square feet of storage on second level and a Parking Plan to reduce the
required number of off-street parking spaces from twenty-one to nineteen.
Section 2. The Planning Commission conducted a duly noticed public hearing to
consider the application for a precise development plan 09-2 and parking plan 09-1 on March 17,
April 21 and May 19, 2009 at which time 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, which permits dental surgery centers by
right. Commercial properties are located adjacent to the subject site on Aviation
Boulevard and multi-family residential properties (R-2) are located to the rear of the site.
2. The applicant submitted revised plans in May 2009, including proposed signage location;
detailed plans are required prior to approval of proposed signage.
3. With a gross floor area of 4,298 sq. ft., the applicant proposes to reduce the required
parking standards for medical use (one space per 200 square feet per H.B.M.C
17.44.030) from 21 to 19 spaces, resulting in a parking ratio of one space per 225 sq. ft.
of gross floor area. This ratio is greater than that required for general office and retail
(one space per 250 sq. ft. per H.B.M.C. 17.44.030) and is coincidentally within the
parking ratio range of one space per 200 – 375 sq. ft. used in various other cities of Los
Angeles County. Compact spaces will not exceed 30 percent.
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4. The operation will not result in increased offsite parking demand based on the Parking
Lot Study and requirements to adequately manage onsite parking. No spaces shall be
reserved specifically for doctor or employee parking.
5. The proposed parking lot is greater than 2,500 sq. ft, therefore triggering the requirement
for a Standard Urban Stormwater Mitigation Plan (Municipal Code, Chapter 8.44).
Based on the foregoing, the Planning Commission makes the following findings:
1. Pursuant to H.B.M.C. Section 17.26.030 the proposed dental surgery use is permitted by
right and will improve the site’s appearance; the Precise Development Plan is generally
compatible with surrounding commercial and residential uses and the intent of the
Hermosa Beach Municipal Code and zoning district and General Plan 'General
Commercial' designation; and concerns arising from the proposal can be mitigated
through the conditions of approval pursuant to the considerations set forth in the Staff
Reports submitted to Planning Commission on April 21, 2009 and May 19, 2009 and
incorporated herein by reference.
2. Pursuant to H.B.M.C. Section 17.44.210, the parking plan, which requests a reduction in
parking from 21 to 19 spaces and provides a parking ratio of one space per 225 sq. ft.
instead of the Municipal Code standard of one space per 200 sq. ft. is warranted and that
adequate parking will be provided because:
(a) The proposed specialist oral and maxillofacial surgery center will generate lower
parking demand than a general practice dental office providing preventative care, as
supported by the applicant’s Parking Lot Study demonstrating a parking ratio of one
space per 286 sq. ft. at peak periods submitted to the Planning Commission on April
21, 2009.
(b) Should the site be occupied by a typical medical/dental office, parking may be shown
to be adequate pursuant to a parking plan because the proposed parking ratio falls
within range of medical/dental parking ratios used in Los Angeles County of one
space per 200 – 375 sq. ft. and the surgery rooms are larger than many dental/medical
offices, thereby limiting the number the patients that can be accommodated at one
time.
(c) The proposed parking ratio can accommodate future retail and office uses, which are
parked at one space per 250 sq. ft.
(d) The proposal is considered unlikely to generate significant vehicle movements such
that significant congestion or safety issues would arise on Aviation Boulevard, even if
other known development proposals are permitted.
(e) The proposal is required to comply with all Municipal Code parking design
requirements, dimensioned based on Parking Lot Design Standards: turning radius and
stall opening standards for residential garages.
(f) The proposal encourages alternative transport modes by providing a bicycle parking
facility.
(g) The finding that the site is adequately parked at 19 spaces is based in part on the site
plan showing that the 500 sq. ft. on the second floor is used for a utilitarian purpose
that does not increase the facility’s parking demand, such as storage, and not be used
as additional office or surgery space. A covenant will be recorded restricting the
second story to storage only, and any conversion of the site or use, including the
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ground or second story, to a more intensive use will require planning commission
approval.
Section 4. The project is Categorically Exempt from the California Environmental
Quality Act per Guidelines, Sections 15301, Class 1 (Existing Facilities) and 15303, Class 3(c)
New Construction or Conversion of Small Structures as the infill project consists of demolition
of not more than 3 buildings totaling not more than 5,591 square feet previously occupied by an
animal hospital and repair shop and replacement with dental surgical center totaling 4,298 square
feet within an urban area with availability of public and urban services and access.
Section 5. Based on the foregoing, the Planning Commission hereby approves Precise
Development Plan 09-2 and Parking Plan 09-1, subject to the following Conditions of
Approval:
1. The architectural treatment of the building and all finishes, all interior and exterior
building operations and the use and operation of the dental surgery center shall be
substantially consistent with the plans approved by the Planning Commission on
May 14, 2009 (drawing title ‘First Floor Plan A1), including maintaining the
northern 30 feet of the recorded easement for ingress and egress over the North 80
feet of the West 6 feet of Lot 5 of Tract No. 8519 free from encumbrances. Minor
modifications to the plans required to comply with project conditions below, or
codes may be approved by the Community Development Director. The plans shall
be revised to show:
a. The security fence and/or lockable gate shall be installed between the southwest
corner of the building and rear property wall line to prevent persons from
entering the area to the rear of the building. All fencing shall be coordinated as
to type and color.
b. A site plan and elevations showing all proposed exterior structures, signage,
utilities, parking lot configuration and landscaping, including an outline of
proposed species.
c. Building plans showing that roof equipment is screened from public view
compatible with the building, and otherwise complies with H.B.M.C. Section
17.46.010.
2. Prior to the commencement of construction, applicant shall apply to the Community
Development Department for and receive approval of a boundary line adjustment
combining Lots 3, 4 and 5, Tract #8519 into one legal parcel; evidence of recording
the certificate of compliance with the Office of the Los Angeles County Recorder
shall be submitted to the Community Development Department.
3. The parking lot shall be adequately lit and all lighting (excluding low-level, 3 ft.
height maximum) shall be extinguished no later than one-half an hour after the
premise has been vacated by all occupants; any installation of exterior lighting shall
be downcast and full cut-off, shall not shine on neighboring properties, and bulbs
shall not be visible to occupants on adjoining residential properties or within
residential units, and shall be the minimum luminescence necessary for the intended
use. Exterior lighting shall not be deemed finally approved until thirty days after
installation, during which period the building official may order the dimming or
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modification of any illumination found to be excessively brilliant or impacting to
nearly properties.
4. 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.
5. Solid waste facilities/containers adequate for the use and fully screened and
compatible with the site to the satisfaction of the Community Development Director
shall be maintained in compliance with Municipal Code Section 8.12.220. All
hazardous wastes shall be disposed of in compliance with Municipal Code Chapter
8.24.
6. The exterior of the premises shall be maintained in a neat and clean manner and
maintained free of graffiti at all times.
7. Noise emanating from the property shall be within the limitations prescribed by
H.B.M.C. Chapter 8.24 and shall not create a nuisance to surrounding residential
neighborhoods, and/or commercial establishments.
8. A final landscaping plan showing the location, type and design of all proposed
landscape planting, an automatic irrigation plan, accessory facilities such as trash
and recycling, and electrical transformers and other utilities shall be approved in
writing by the Community Development Director and implemented prior to
issuance of the Certificate of Occupancy.
9. The trees located on the adjoining residential properties shall not be adversely
affected by site preparation and construction so they may continue to screen this
commercial site from adjoining neighbors and provide other environmental
benefits. A landscape plan shall be submitted demonstrating the drip line of the
tree(s) on the adjacent lot and be accompanied by a certified arborist's report or
equivalent acceptable to the Community Development Director evaluating the effect
of the project on said trees and measures to ensure continued vitality.
10. The applicant shall submit a Standard Urban Stormwater Management Plan
(SUSMP) pursuant to H.B.M.C Chapter 8.44 for written approval by the Director of
Public Works prior to construction commencing onsite, demonstrating best
management practices for stormwater pollution control, and for sediment control
and erosion control during construction. Curb inlets to drain to landscape,
permeable paving, and other measures are encouraged. All measures shall be
perpetually maintained.
11. The runoff from washing and/or rinsing of dental equipment, including floor mats,
surgical utensils and other devices, shall drain to the sewer system only; under no
circumstances shall grey water from the site drain to the storm water system. All
hazardous waste shall be stored and disposed of in compliance with federal, state
and local laws.
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12. The applicant shall install secure bicycle parking facilities that can accommodate a
minimum of two bicycles in a location that does not interfere with walkways,
parking or other dedicated use to the satisfaction of the Community Development
Director prior to issuance of the Certificate of Occupancy.
13. The design of all vehicle accessways is subject to approval by Public Works
Department, and pursuant to Municipal Code standard 17.44.160, the parking lot
shall be developed and maintained in the following manner:
a. Maintained to eliminate dust or mud and designed to dispose of all surface
water.
b. All drainage shall be routed to a facility approved by the City. In no case
shall drainage be allowed across sidewalks or driveways.
c. Designated parking spaces shall be indicated with paint or approved
stripping material on the surface of the parking area.
d. Install appropriate pavement marking (i.e. stop bar with STOP legend) on
the project drive aisle south of the public sidewalk to ensure motorists stop
prior to the sidewalk before exiting the site.
e. Where not separated by a fence from the street, a suitable curb not less than
six inches in height located not less than two feet from such street or alley
property lines shall be installed and maintained.
f. Where located immediately adjoining residential property, a solid masonry
wall six feet in height compatible with site elements to the satisfaction of the
Community Development Director shall be installed along the rear property
line except where the commercial property grade is six feet or more below
the grade of the adjoining residential property, and provided that the type
and manner of installation shall not impede the vitality of the existing trees.
14. The applicant is responsible for offsite construction within the right-of-way, if any,
required by the Public Works Department. Project construction shall protect
private and public property in compliance with Sections 15.04.070 and 15.04.140.
No work in the public right of way shall commence unless and until an
Encroachment Permit has been approved by the Public Works Department.
15. Prior to issuance of a Building Permit, abutting property owners and residents
within 100 feet of the project site shall be notified of the anticipated date for
commencement of construction.
a. The form of the notification shall be provided by the Planning Division of the
Community Development Department.
b. Building permits will not be issued until the applicant provides an affidavit
certifying mailing of the notice.
c. Project construction shall conform to the Noise Control Ordinance
requirements in Section 8.24.050. Allowed hours of construction shall be
printed on the building plans.
16. The project shall comply with all other the requirements of the Zoning Code and the
Building, Fire and Public Works Departments.
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17. Operation of the use and site shall be managed so that parking demand does not
exceed the onsite parking supply. Any inadequacy of onsite parking or material
change in the type, intensity of uses, or internal configuration of space, shall be
reviewed by the Planning Commission which may impose conditions to address the
parking inadequacy.
18. Prior to approval of the certificate of occupancy, a covenant approved by the
Community Development Director and City Attorney restricting use of the second
story to storage purposes only shall be recorded with the Office of the Los Angeles
County Recorder and evidence of recording shall be submitted to the Community
Development Department.
19. All parking shall be shared among the uses within the building and no space shall be
reserved for any person, office space or use, except that one space may be
designated for short term use for deliveries and/or patient pick-up/drop-off.
20. The applicant shall incorporate the green building techniques shown on the plans
into the project, and shall work with staff to integrate reasonable sustainable
development standards from the Green Building Design Checklist.
21. If a review of this Precise Development Plan or Parking Plan occurs, the Planning
Commission may amend the above conditions and/or impose any new conditions
deemed necessary to mitigate detrimental impacts arising from use of the premise.
22. Building plans/drawings 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.
23. A height survey providing information required to make height determination shall
be submitted; no building permits shall be issued until the plans comply with all
height requirements.
24. All signs shall comply with Chapter 17.50 of the H.B.M.C. Sign permits, including a
sign program if warranted, shall be obtained from the Community Development
Department.
25. Prior to the submittal of structural plans to the Building Division for Plan Check an
Acceptance of Conditions affidavit shall be filed with the Planning Division of the
Community Development Department stating that the applicant/property owner is
aware of, and agrees to accept, all of the conditions of this grant. The precise
development plan and Parking Plan shall be recorded, and proof of recordation
shall be submitted to the Community Development Department.
26. The project and operation of the business shall comply with all applicable
requirements of the Municipal Code.
27. The Precise Development Plan and Parking Plan shall not be effective until all
procedures prescribed under Chapter 17.58 and the H.B.M.C. and all Conditions of
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