HomeMy WebLinkAboutPC Reso 09-14 (Beach restrooms)P.C. RESOLUTION 09-14
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT
PLAN/PLANNED DEVELOPMENT FOR THE HERMOSA BEACH RESTROOMS
REPLACEMENT/ REHABILITATION PROJECT ON THE BEACH, SOUTHWEST
OF THE WESTERN TERMINUS OF 2ND, 14TH AND 22ND STREETS, 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 the City of Hermosa Beach Public Works Department
seeking approval for a Precise Development Plan/Planned Development Permit (PDP 09-6) to replace three
630-square feet below-grade public restrooms with three new 560-square feet below-grade public restrooms
with 7 stalls each, constructed within essentially the same footprint of concrete and concrete block walls,
with new underground sewage holding tanks, manholes and pumps conveying waste water to an existing
sewer line, perimeter and retaining walls, ADA access ramps, downcast exterior security lighting, and
relocation of five palm trees at each site, known as CIP Project No. 99-631.
Section 2. The Planning Commission conducted a duly noticed public hearing to consider the
application for a Precise Development Plan/Planned Development (PDP 09-6) on June 16, 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 sites are zoned O-S-Beach which permits recreational uses, provided that all new construction
within an O-S zone is subject to obtaining a planned development permit, and a precise development
plan is required for sites exceeding 1500 square feet in size.
2. Land uses in the area include multiple-family residential (R-3) at 2nd Street, commercial downtown
including Pier Plaza and the Pier (C-2 and OS- Noble Park) at 14th Street; and single and limited
multiple-family districts (R-1, R-2B) at 22nd Street.
3. The project will replace structures and equipment that are in poor condition, do not gravity flow
properly to sewer mains and an existing infiltration system is inadequate, resulting in standing water,
odors, and health and environmental issues, and replace a design that is vulnerable to flooding and
sand intrusion, lacks security and privacy for those using the facilities, and is noncompliant with
ADA requirements.
Based on the foregoing, the Planning Commission makes the following findings:
1. Pursuant to H.B.M.C. Section 17.30.090 the proposed improvements require a planned development
permit. The proposal is consistent with criteria set forth in Section 17.24.040.B as follows:
1. The preliminary development plan conforms to the general plan: The project site, the beach,
is designated Open Space in the General Plan and is compatible with its existing use. The
proposed facilities will occupy approximately the same footprint as the existing restrooms,
conveniently located near beach access and drop-off points identified in the Coastal Land Use
Plan as focal points for access and activity. The proposed restrooms are consistent with the
'Land Use Plan Beach Development Plan' because they will maintain a low profile and are
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visually compatible with the landscape. Replacement will remediate water quality issues and
provide ADA accessibility. Project construction will be managed so that beachgoers and others
are provided alternative restroom facilities and protected from adverse impacts associated with
construction.
2. The character of the proposed development will enhance the surrounding neighborhood and
is desirable and will promote stability: Replacement of existing structures and equipment, which
are in poor condition and do not operate properly resulting in standing water, odors, and health
and environmental issues, and provision of ADA compliant facilities, will enhance the
surrounding area and better serve people of all abilities.
3. Sufficient driveway widths are provided for traffic flow and maneuverability. Not applicable
as the facilities are for use by pedestrians and do not require vehicle access.
4. The development will not impose a burden on access traffic facilities, and increased
densities will not generate traffic in such amounts as to overload the street network outside the
proposed development: The project is an accessory use and will not increase or affect vehicle
trips, congestion, parking, or emergency access, while improving a public facility. Pedestrian
protection measures will be put in place as required by the H.B.M.C. so that hazards are not
created.
5. Adequate provision has been made for maintenance of areas of parking, open space,
landscaping and recreational facilities consistent with the anticipated population of the
development: The project is accessory to a recreational use and supports a healthy beach
environment and will improve landscaping.
6. The proposed development is not out of harmony with its surrounding neighborhood:
The project will replace existing public facilities accessory to recreational uses with a more
aesthetic design incorporating extensive public input, and is harmonious with the surrounding
beach area.
7. Provision has been made to provide adequate ingress and egress for fire-fighting equipment:
The replacement project is located on the beach and is proximate to and accessible from public
roads, allowing access by fire services during and after construction.
2. Pursuant to H.B.M.C. Section 17.58.020, a precise development plan is required because the project
as a whole will involve more than 1,500 square feet of area. The proposal is consistent with criteria
set forth in Section 17.58.030 as follows:
1. Distance from existing residential uses in relation to negative effects: Residential uses
located in close proximity to the 2nd and 22nd Street sites will not be significantly affected
because construction will be generally limited to weekday daylight hours after Labor Day, the
project is of short duration, and portable toilet facilities will be provided.
2. The amount of existing or proposed off-street parking in relation to actual need: As an
accessory use, there is no parking demand.
3. The combination of uses proposed, as they relate to compatibility: Only one use is
proposed; this use is compatible with recreational use on the beach, the Strand and Noble Park
and will replace an existing dilapidated public facility with a new ADA compliant facility that
remediates water quality issues.
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4. The relationship of the estimated generated traffic volume and the capacity and safety of
streets serving the area: As an accessory use there is no parking demand. The facilities continue
to be located at beach access and drop-off points.
5. The proposed exterior signs and decor, and the compatibility thereof with existing
establishments in the area: Building and site designs were assisted by public input to achieve a
'natural' and aesthetic, but functional, design.
6. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools:
The restrooms are about 85 to 100 feet from the closest residences at 2nd and 22nd Streets. See
Finding 1.
7. Noise, odor, dust and/or vibration that may be generated by the proposed use: These
impacts are limited to the construction period. See Finding 1.
8. Impact of the proposed use to the city's infrastructure, and/or services: The project will
replace existing facilities and will not increase water or wastewater services. Water use for
landscape purposes will decrease due to elimination of some landscape; the existing palm trees
which will be relocated and retained at each site. The project will generally improve security
and operations, thereby potentially reducing maintenance activities by the Public Works
Department.
9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms:
An environmental negative declaration focusing on geologic, water and air quality, biological
resources, aesthetics, noise and recreation substantiates that no significant impacts will occur as
the result of the project as designed.
10. 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: None are noted.
Section 4. Pursuant to the Title 14 of the California Code of Regulations, the project fully mitigates
and will result in a less than significant impact on the environment for the reasons stated in the and Initial
Study and Negative Declaration and a Negative Declaration has been prepared in accordance with the
California Environmental Quality Act. The Department of Fish and Game has approved a "No Fee
Determination.'
Section 5. Based on the foregoing, the Planning Commission hereby approves Planned
Development Permit/Precise Development Plan 09-6, subject to the following Conditions of Approval:
1. The project shall be substantially consistent with the plans approved by the Planning
Commission on June 16, 2009. Minor modifications to the plans required to comply with
project conditions, adopted codes or Coastal Commission requirements, if any, may be
approved by the Community Development Director.
2. The project shall incorporate the recommendations of the "Wave Uprush Study for
Reconstruction of Three Existing Public Beach Restrooms, Hermosa Beach.” Pacific
Engineering Group, March 4, 2009.
3. Portable toilet facilities easily accessible to the public placed in the general vicinity of the
existing facilities will be provided during all phases of construction. 4. Construction equipment will be maintained offsite when not in use, and will be properly
maintained to reduce discharge of hazardous substances. Materials will be secured and the site
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managed to ensure containment of materials and pollutants in compliance with H.B.M.C.
12.20.250 Pollution of Water and 8.44.090 Requirements for Industrial/Commercial and
Construction Activities; requirements shall be incorporated into construction plans and
management.
a. Pollutants shall be retained onsite and shall not be transported from the sites to the
environment by any means.
b. Dry and wet materials shall be stored under cover and protected from transport by wind
or water.
c. Hazardous substances necessary to work shall be stored in accordance with their listing,
all approved storage containers to be protected from weather, with no contamination of
soil or surface waters.
d. Any spills shall be immediately contained and disposed of in a proper manner, and not
washed into the drainage system.
e. Non-storm water runoff shall be contained at the project site and disposed of in a proper
manner.
f. Concrete shall not be washed into the public way or any other drainage system and
provision shall be made to retain concrete wastes onsite for proper disposal.
g. Trash and construction related solid wastes shall be collected and covered to prevent
contamination or dispersal.
h. Sediments and other materials shall not be tracked from the site by vehicle traffic;
accidental depositions shall be swept up immediately.
i. Appropriate measures shall be taken to prevent discharge of effluent to the environment
during demolition.
j. Appropriate measures shall be taken to ensure that no construction debris remains in the
sand at the completion of construction.
5. 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 Los
Angeles County landfill.
6. 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.
7. Any security lighting used during construction and in project plans shall be downcast and full
cut-off, and shall not shine on neighboring properties.
8. Project construction shall protect private and public property in compliance with H.B.M.C.
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.
9. Prior to construction, abutting property owners and residents within 100 feet of the project site
shall be notified of the anticipated date for commencement of construction.
10. Demolition and construction shall be conducted between the hours of 8:00 a.m. and 5:00 p.m.,
Monday through Friday (except national holidays), and 9:00 a.m. and 5:00 p.m. Saturdays.
Demolition, grading and exterior construction of the restroom at 2nd Street between March 1
and September 30 shall be restricted to daylight hours when illumination is not required and
construction vibration and sound impacts shall be minimized.
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11. The project shall comply with all other the requirements of the Zoning Code and the Building,
Fire and Public Works Departments.
12. Work shall not commence until a Coastal Development Permit or exemption has been issued by
the California Coastal Commission.
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: Comms.Darcy,Hoffman,Perrotti,Chmn.Pizer
NOES: None
ABSTAIN: None
ABSENT: Comm.Allen
CERTIFICATION
I hereby certify the foregoing Resolution P.C. No. 09-14 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 June 16,
2009.
Ron Pizer, Chairman Ken Robertson, Secretary
June 16, 2009
Date
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