HomeMy WebLinkAboutPC Resolution 08-23 - (1601 PCH)1
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P.C. RESOLUTION 08-23
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A PARKING PLAN
AMENDMENT TO MODIFY THE ALLOCATION OF USES TO INCLUDE
A WINE STORAGE FACILITY FOR PRIVATE WINE COLLECTORS OF
10,069 SQUARE FEET OF CLIMATE CONTROLLED STORAGE AREA
WITIHIN THE HERMOSA PAVILION 1601 PACIFIC COAST HIGHWAY
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as
follows:
Section 1. An application was filed by Mr Gene Shook, owner of property comprising
the project site at 1601 Pacific Coast Highway, California 90254, known as the Hermosa
Pavilion, on behalf of Ideal 55 Wine Storage Co. seeking approval of a Parking Plan Amendment
to modify and update the allocation of uses on -site.
Section 2. The Planning Commission conducted a duly noticed public hearing to
consider the parking plan amendment on April 15, 2008 and considered testimony and evidence,
both written and oral. Based on said testimony and evidence received the Planning Commission
makes the following factual findings:
1. On August 19, 2003, the Planning Commission adopted PC Resolution 03-45 to
approve a Precise Development Plan and Parking Plan to remodel and expand an existing
commercial building and to allow shared parking to accommodate a new allocation of uses on -
site, including a health and fitness facility, office, retail and restaurant uses with ancillary storage.
The Precise Development Plan and Parking Plan were amended by PC Resolution 06-16,
sustained by CC Resolution 06-6513, to increase the restaurant allocation from 4,000 to 8,000
square feet and other minor modifications that have occurred since 2003. CC Resolution 06-6513
required a review of traffic and parking capacity at the site once the permitted uses have been
fully operational for six months.
2. The site is zoned SPA-8/C-3 (General Commercial) allowing the provision of
hobby/craft commercial services and supplies.
3. Mr Gene Shook, 1601 Pacific Coast Highway, Hermosa Beach has submitted this
application to amend the above Parking Plan and modify the allocation of uses on -site to include
a wine storage facility for private wine collectors of 10,069 square feet on the Hermosa Pavilion
site bordered by Pacific Coast Highway to the east and 16th Street to the south.
4. The applicant intends to install the wine storage facility on the basement level of the
Hermosa. Pavilion in the south western section of the site, adjacent to the existing Hermosa
Pavilion Parking Structure. This space is currently allocated as ancillary restaurant storage and is
a double height space with a floor area of 5,100 square feet. The applicant will install a
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mezzanine floor to create 10,069 square feet of refrigerated storage area over two levels. The
ground floor will have 5,004 square feet of storage and the mezzanine 5,065 square feet of
storage.
5. The facility has two separate accesses. Firstly, via an existing access door off Parking
Level 1 into the facility's ground floor lobby and, secondly, a proposed new access off Parking
Level Two to the mezzanine floor. The internal layout will provide a 4' circulation corridor and
access to approximately 232 wine storage lockers (approx. 2' wide by 4' depth) and 78 wine
storage rooms (approx. 5' wide by 8' depth). The applicant estimates approximately 300,000
bottles could be stored on -site.
Section 3. Based on the foregoing factual findings the Planning Commission makes the
following findings pertaining to the application to amend the parking plan and use allocation to
include a wine storage facility for private wine collectors within 10,069 square feet of climate
controlled storage area:
1. The site is zoned SPA-8/C-3 (General Commercial) which permits hobby and craft
supplies and service. The Hermosa Pavilion site is deemed suitable for the proposed use,
consistent with the character of the Pacific Coast Highway commercial corridor and is
sufficiently secured within a multi -tenant building so will not have any significant impacts on
neighboring residential uses.
2. The proposal complies with the development standards for the SPA-8/C-3 (General
Commercial) zone (MC 17.26.050) including that merchandise on -site will not being sold other
than at designated retail sales areas;
3. The storage facility will have separate access to/from the Hermosa Pavilion Parking
Structure,
4. The existing Hermosa Pavilion parking structure provides 496 spaces and the current
allocation of uses generates the requirement for 420 parking spaces at peak am and pm flows
(Walker Consultants, December 2006). This leaves a surplus of 76 spaces available. The parking
demand for the proposed use will have little impact (estimated demand of 10 per day) which can
be accommodated within the existing 76 space surplus.
5. The imposition of conditions, including limiting the type of alcohol permitted for storage
and sale, the hours of operation and a review of parking capacity once the Hermosa Pavilion uses
have been operational for six months should mitigate any adverse impacts on nearby residential
or commercial properties.
6. Pursuant to section 15332, Article 19 of the California Environmental Quality Act (CEQA)
Guidelines, the project is categorically exempt from the provisions of CEQA in that it: 1) is
consistent with applicable general plan and zoning policies, designations and regulations 2) is
located on a site of less then five acres and is substantially surrounded by urban uses 3) has no value
as habitat for endangered, rare or threatened species 4) will not result in any significant effects
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relating to traffic, noise air or water quality, and 5) will be adequately served by utilities and public
services.
7. The proposed use is consistent with the goals and policies of the Municipal Code and the
General Plan.
The applicant has not submitted plan details outlining:
a. Waste and refuse collection, including frequency of refuse collection and capacity
of on -site storage.
b. Ventilation and Refrigeration, including details of proposed mechanical system
and the location of external vents.
The applicant is required to submit the above details prior to the City's issuance of final Building
Permits.
Section 4. Based on the foregoing, the Planning Commission hereby approves the
amendment to the Parking Plan and the allocation of uses subject to the following Conditions of
Approval:
1. The development and continued use of the property shall be in conformance with
submitted plans as revised and reviewed by the Planning Commission at their meeting
of April 15, 2008. Any minor modification may be approved by the Community
Development Director.
2. The Parking Plan approval, as set forth in PC Resolution 03-45, as amended by PC
Resolution 06-16 and again by City Council Resolution 06-6513 (September 2006), is
further amended with respect to the allocation of uses, which shall be substantially
consistent with the following new allocation:
Table 1: Current and Proposed Land Use Allocation (square feet
Land Use
Previous Allocation
(Resolution 06-6513
New Allocation
Health and Fitness Facility
46,000
No change
Office
20,400
No change
Day Spa
13,000
No change
Retail
9,600
No change
Restaurant (including food
related sales
8,000
No change
Auditorium
3,000
No chan e
General Storage
10,600
5,500
Wine Storage
0
10,100
Total
110,600
115,600
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Any material change to this allocation that increases parking demand will require
written approval by the City of Hermosa Beach.
3. Architectural treatment of the building shall be as shown on building elevations and
sections and site and floor plans.
4. Alcohol stored at the wine storage facility shall be permitted for sale only within the
restaurant or wine retail shop located on the ground floor level of the Hermosa
Pavilion.
5. Heavy goods vehicles servicing the site must conduct all deliveries and collections in the
allocated truck loading area, as shown on approved drawing Reference Sheet 6 of 13 by
Keisker & Wiggle Architects, dated July 29, 2003 (Resolution PC03-45).
6. The applicant shall submit details of waste and refuse collection for written approval by
the City prior to the issuance of final Building Permit.
7. The applicant shall submit a roof plan showing the location, type and height from
finished roof level for all roof vents installed in connection with the climate controlled
wine storage facility for written approval by the City prior to the issuance of the final
Building Permit. All vents shall be located so minimize their visibility when viewed
from public areas.
S. The applicant shall submit details of proposed internal fire safety systems for written
approval by the City prior to the issuance of the final Building Permit.
9. The project shall comply with the requirements of the Fire Department.
10. The business shall provide adequate staffing, management and supervisory techniques to
prevent public nuisance and unruliness of patrons outside the business.
11. No drinking shall be permitted within the wine storage facility.
12. The exterior of the premises shall be maintained in a neat and clean manner and
maintained free of graffiti at all times.
13. Two hour free validated parking shall be provided to patrons of the wine storage facility
for use within the Hermosa Pavilion parking structure and signs shall be prominently
displayed at the storage facility entrances and within the storage facility to promote the
parking validation program.
14. Final building plans/construction drawings including site, elevation, floor plan, sections,
details and signage submitted for building permit issuance shall be reviewed for
consistency with the plans approved by the Planning Commission and the conditions of
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this resolution, and approved by the Community Development Director prior to the
issuance of any Building Permit.
15. All roof equipment shall be located and designed to be screened from public view by the
parapet walls.
16. The project and operation of the business shall comply with all applicable requirements
of the Municipal Code.
17. Each of the above Conditions of Approval 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.
18. 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.
Section 5. 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 Amendment shall be recorded, and proof of recordance shall be
submitted to the Community Development Department prior to the issuance of a final building
permit.
The Permittee shall defend, indemnify and hold harmless the City, its agents, officers and
employees from any claim, action or proceeding against the City or its agents, officers and
employees to attack, set aside, void or annul this permit approval, which action is brought within
the applicable time period of the State Government Code. The City shall promptly notify the
Permitee of any claim, action or proceeding and the City shall fully cooperate in the defense. If
the City fails to notify the Permitee of any claim, action or proceeding, or if the City fails to
cooperate fully in the defense, the Permitee shall not thereafter be responsible to defend,
indemnify or hold harmless the City.
The Permitee 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 Permitee 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.
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
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development or activity on the subject property. Failure of the Permitee to cease any
development or activity not in full compliance shall be a violation of these conditions.
The Planning Commission may review this parking plan amendment and the associated
allocation of uses and may amend the subject conditions or impose new conditions if deemed
necessary to mitigate detrimental effects on the neighborhood resulting from the subject use.
Section 6. 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: Chairman Perrotti, Commissioners Allen, Hoffinan,
Kersenboom and Pizer
NOES: None
ABSTAIN: None
ABSENT: None
CERTIFICATION
I hereby certify the foregoing Resolution P.C. No. 08-23 is a true and complete record of the
action taken by the Planning Commission of the City of Hermosa Beach, California at their
regular meeting of April 15, 2008.
Sam Perrotti, Chairman en Robertson, Secretary
April 15, 2008
Date
FAB951CDIPC12008\04-15-08\1601 PCHResolution. doe
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