HomeMy WebLinkAboutPC Resolution 03-451
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
P.C. RESOLUTION NO.03-45
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE
DEVELOPMENT PLAN AND PARKING PLAN, AS AMENDED, FOR AN
EXPANSION AND REMODEL TO AN EXISTING COMMERCIAL BUILDING,
"THE HERMOSA PAVILION;" AND TO ALLOW SHARED PARKING TO
ACCOMMODATE A NEW ALLOCATION OF USES WITHIN THE CENTER,
INCLUDING A NEW HEALTH AND FITNESS FACILITY, OFFICES, RETAIL
AND RESTAURANT USES AT 1605 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 Shook Development Corporation owner of
property at 1605 Pacific Coast Highway, known as the "Hermosa Pavilion", seeking to amend a
previously approved 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 within the building including a health and fitness facility, office, retail and restaurant uses.
Section 2. The Planning Commission conducted a duly noticed public hearing to
consider the application for a Precise Development Plan and Parking Plan amendments on
August 19, 2003, at which testimony and evidence, both written and oral, was presented to and
considered by the Planning Commission
Section 3. Based on evidence received at the public hearing, the Planning Commission
makes the following factual findings:
1. The Hermosa Pavilion retail and entertainment complex was originally approved
in 1986, and constructed based on a approval consisting of a Parking Plan for shared parking and
a Conditional Use Permit for a 6-plex movie theatre (Resolution P.C. 86-40). A new project
without the theatre complex, and focusing on a health club and office uses was approved on June
11, 2002, (City Council Resolution 02-6201) which is in the process of construction at the
demolition phase. The applicant is proposing changes to the allocation of uses from the June 11,
2002 approval as follows:
Prior Approved Allocation Proposed Project Proposed Allocation
Use (6/11/02)
Health and Fitness
68,300 SF
Health and Fitness Club
46,500
Offfice
25,380 SF
Office
26,000
Retail
15,050 SF
Retail
28,500
Total
105,378 SF
Restaurant
4,000
Total
105,000 SF
1
10
11
12
13
14
15
16
17
is
19
20
21
22
23
24
2s
26
27
28
29
2. Based on the June 11, 2002, approval, the existing 6-level parking structure will be
reconfigured to contain 450 parking spaces (334 standard, 116 compact size) with an additional
31 spaces if tandem parking is used and up to 514 spaces with valet assistance in the existing six -
level parking structure.
3. The site is zoned S.P.A. 8 which requires amendment to the Precise Development
Plan for a remodel and expansion project that exceeds 10,000 square feet and exceeds a floor
area to lot area ratio of 1:1. A Parking Plan is necessary to amend the existing approved shared
parking arrangement in order to comply with the parking requirements of the Zoning Ordinance.
Section 4. Based on the foregoing factual findings, the Planning Commission makes the
following findings pertaining to the application for a Precise Development Plan and Parking Plan
Amendment:
1. The project is consistent with applicable general and specific plans, and is in
compliance with the use and development requirements of the Zoning Ordinance.
2. The site is zoned S.P.A. 8, Specific Plan Area -Commercial, and the project and
proposed use complies with the development standards contained therein.
3. Pursuant to Section 17.44.210 of the Zoning Ordinance, a reduction in the number
of parking spaces required is acceptable due to the proposed mix of uses with varying peak hours
of parking needs. Parking demand is projected to be satisfied by the supply within the parking
structure due to the proposed new mix of uses with varying times of peak parking demand. The
applicant has submitted a Shared Parking Analysis, prepared by Linscott Law and Greenspan
(dated August 5, 2003) to demonstrate that the parking will be sufficient for the proposed mix of
uses. The shared parking analysis shows that based on projected hourly parking counts the
proposed fitness facility; plus projected parking needs of the office and retail uses (based on City
parking requirements), that the proposed supply of 450 spaces is adequate and can be
supplemented with parking management.
4. Compliance with the conditions of approval will mitigate any negative impact
resulting from the issuance of the Precise Development Plan.
5. The project is Categorically Exempt from the requirement for an
environmental assessment, pursuant to the California Environmental Quality Act Guidelines,
Sections 15303(b) and 15315 as the modifications to the project adopted with a Negative
Declaration are minor.
Section 5. Based on the foregoing, the Planning Commission hereby approves the subject
Precise Development Plan and Parking Plan, as amended, subject to the following Conditions of
Approval, which supersede the conditions of City Council Resolution 02-6201
1.. The development and continued use of the property shall be in conformance with
submitted plans reviewed by the Planning Commission at their meeting of August
19, 2003. Minor modifications to the plan shall be reviewed and may be approved
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
2s
26
27
28
29
by the Community Development Director, including modifications to the
allocation of uses if consistent with the shared parking analysis.
2. To ensure compliance with the Parking Plan for shared parking the allocation of
uses within the building shall be substantially consistent or less than the following
allocation:
Health and Fitness Facility (including
a basketball court and pool)
Office
Retail
Restaurant
Total
Allocation(in square feet
46,500
26,000
28,500
4,000
105,000
Any material change to this allocation requires amendment to the Parking Plan,
and approval of the Planning Commission.
3. A parking operation plan shall be submitted for approval by the Planning
Division prior to issuance of the building permit for the Health and Fitness
Facility, ensuring maximum use of parking structure consistent with the Shared
Parking Analysis (prepared by Linscott, Law and Greenspan, dated August 3,
2003), and to ensure efficient ingress and egress to and from the structure. The
parking structure shall be operated in accordance with said plan.
a) A minimum of 450 single use and 30 dual use (tandem) parking spaces shall
be available within the structure for employees and customers of all tenants
within the building, and all parking shall be available on a first come first
serve basis (i.e. no assigned parking except that tandem spaces may be
assigned to employees).
b) The adequacy of parking supplies and the efficiency of the parking operation
program shall be monitored for six -months after occupancy of the Health and
Fitness Facility, and annually thereafter in the month of January, with a
report submitted to the Community Development Department by the
applicant's traffic engineer certifying adequate on -site parking is available. If
supplies are found to be inadequate, the applicant shall provide valet assisted
parking, and a detailed valet assistance program shall be provided to the City
for review by the City's traffic engineer. If the City's traffic engineer finds
the parking supply inadequate the Planning Commission shall review the
Parking Plan and may modify the Parking Plan to resolve any parking
inadequacy.
c) A lighting and security plan, including possible use of security personnel shall
be reviewed and approved by the Police Department to ensure that the
parking structure is well lit and safe for the patrons prior to issuance of
building permits.
1
2
3
4
s
6
7
e
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
2s
26
27
2s
29
4. Architectural treatment including sign locations shall be as shown on building
elevations and site and floor plans. Any modification shall require approval by
the Community Development Director
5. The project shall comply with the requirements of the Fire Department and the
Public Works Department.
6. Final building plans/construction drawings including site, elevation, floor plan,
sections, details, signage, landscaping and irrigation, 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.
a. The landscape plans shall include landscaping along Pacific Coast Highway
and street trees and shall be consistent with the original landscape plans
approved Tor the Hermosa Pavilion, subject to review and approval of the
Community Development Director.
b. Project plans shall include insulation to attenuate potential noise problems
with surrounding residential uses.
7. All exterior lights shall be located and oriented in a manner to insure that
neighboring residential property and public right-of-way shall not be adversely
effected.
8. Bicycle racks shall be provided in conveniently accessible locations to the
satisfaction of the Community Development Director
9. The project and operation of the businesses shall comply with all applicable
requirements of the Municipal Code.
10. The Precise Development Plan and Parking Plan shall be recorded, and proof of
recordation shall be submitted to the Community Development Department.
Section 6. 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 Precise Development Plan and Parking Plan shall be recorded, and proof of
recordation shall be submitted to the Community Development Department.
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.
Permittee shall defend, indemnify and hold harmless the City, it agents, officers, and
employees from any claim, action, or proceeding against the City or its agents, officers, or
employee to attack, set aside, void or annul this permit approval, which action is brought within
4
10
11
12
13
14
is
16
17
18
19
20
21
22
23
24
25
26
27
2e
29
the applicable time period of the State Government Code. The City shall promptly notify the
permittee of any claim, action, or proceeding and the City shall cooperate fully in the defense. If
the City fails to promptly notify the permittee of any claim, action or proceeding, or if the City
fails to cooperate fully in the defense, the permittee shall no thereafter be responsible to defend,
indemnify, or hold harmless the City.
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.
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.
The Planning Commission may review this Precise Development Plan and Parking Plan
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.
Section 7. 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: Hoffman, Pizer, Perrotti, Kersenboom, Tucker
NOES: None
ABSTAIN: None
ABSENT: None
CERTIFICATION
I hereby certify that the foregoing Resolution P.C. 03-45 is a true and complete record of the
action taken by the Planning Commission of the City of Hermosa Beach, California at their
xv.gular meeting of August 19, 2003.
Peter
—Auggst 19 2003
Date
Pc/8-19-03 /ppr 1605 am
I
Blumen, d, S cretary