HomeMy WebLinkAboutPC Resolution 02-081
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P.C. RESOLUTION NO. 02-8
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 AND RETAIL AND ADOPTION OF AN
ENVIRONMENTAL NEGATIVE DECLARATION AT 1605 PACIFIC
COAST HIGHWAY
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as
follows:
Section 11. 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 and retail uses.
Section 2. The Planning Commission conducted a duly noticed de novo public hearing to
consider the application for a Precise Development Plan and Parking Plan amendments on
February 19, 2002, 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, with said 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). The applicant is proposing
changes to the allocation of uses summarized as follows:
Prior Approved Allocation Proposed Project Proposed Allocation
LUse
Health and Fitness Club 44,300
Theatre (6-Plex) 26,680 SF Office 48,990
Retail and Restaurant 46 1 80 SF Retail 12,088
Total 72,860 SF Total 105,378 SF
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2. 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 a Precise Development Plan for a remodel
and expansion project that exceeds 10,000 square feet and exceeds a floor areas 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 January 23, 2002) 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 (based on a similar operation in Costa Mesa); 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.
S. The Planning Commission concurs with the Staff Environmental Review
Committee's recommendation, based on their environmental assessment/initial study, that this
project will result in a less than significant impact on the environment, and therefore qualifies
for a mitigated Negative Declaration.
Section 5. Based on the foregoing, the Planning Commission hereby approves the subject
Precise Development Plan and Parking Plan subject to the following Conditions of Approval:
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
February 19, 2002. Modifications to the plan shall be reviewed and may be
approved by the Community Development Director.
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2. To ensure compliance with the Parking Plan for shared parking the allocation of
uses within the building shall be substantially consistent with the following
allocation:
Health and Fitness Facility (including
a basketball court and pool)
Office
Retail
Total
Allocation `iii square feet
44,300
48,990
12,088
105,378
Any 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 January 23,
2002), 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 a report shall be submitted to the Community
Development Department b 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
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.
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
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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 for 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 location 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. A Variance for exceeding the maximum height shall be required for the proposed
enclosure and roofing of additional floor area. No building permits the expansion
shall be issued prior to approval of a Variance by the Plannng Commission.
11. The Precise Development Plan and Parking Plan shall be recorded, and proof of
recordation shall be submitted to the Community Development Department.
12. 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.
13. 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 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.
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14. 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.
15. 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 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
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.
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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, and Kersenboom
NOES:
Tucker
ABSTAIN:
None
ABSENT:
None
CERTIFICATION
I hereby certify that the foregoing Resolution P.C. 02-8 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 February 19, 2002.
W
Sam Perrotti, Chairman 'Sol Blumen eld, Secretary
Date
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