HomeMy WebLinkAboutPC Resolution 01-151
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P.C. RESOLUTION NO.01-15
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, DENYING A PRECISE DEVELOPMENT
PLAN AND AMENDMENT TO A PARKING PLAN FOR AN EXPANSION AND
REMODEL TO AN EXISTING COMMERCIAL BUILDING, "THE HERMOSA
PAVILION;" AND FOR SHARED PARKING TO ACCOMMODATE A NEW
ALLOCATION OF USES WITHIN THE CENTER 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 a Precise
Development Plan and amendment to a previously approved 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 uses 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 amendment on May
15, 2001, 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 (P.C. Resolution 86-40) which was implemented on the
project site. Recently the Commission approved a Precise Development Plan and Parking Plan
amendment (Resolution P.C. 99.-3) to expand and reconfigure the uses within the complex, and
an amendment thereto (Resolution P.C. 99-46) that eliminated the restaurant uses. These
amendments have not been implemented and have expired. The applicant is now proposing a
different allocation of uses, summarized as follows:
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Previous Use Allocation
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AMC Theatre 26,680 SF
Beauty Supply 920 SF
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Vacant(Retail 45,260 SF
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and Rest.)
Total 72,860 SF
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7/99 Project
(expired)
Allocation
Proposed
Project
Allocation
m
Fitness Club
44,476
Fitness Club
52,000
Retail
645121
Retail
5,000
Restaurant
0
Office
65,000
Restaurant
0
Total
108,597
Total
12�0*
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2. The parking structure will contain 504 parking spaces in the existing six -level parking
structure, with 440 "first access" spaces, 31 tandem spaces (second access), and 33 parallel aisle
spaces. Valet assistance is proposed to for the tandem and parallel aisle spaces.
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 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 existing parking supplemented with valet service is not adequate for the
proposed increase in square footage, and the new mix of uses which have similar peak parking
demand periods on weekdays.
2. Pursuant to Section 17.44.210 of the Zoning Ordinance, the Planning Commission
may approve a reduction in the number of parking spaces required if satisfied that a proposed
mix of uses has varying peak hours of parking needs, and parking supply is adequate for the peak
times. While the applicant provided a parking study to show that parking demand is projected to
be satisfied by the existing supply within the parking structure, satisfying this demand requires
regular use of valet parking, placing a high demand on parking operation and management.
Further, the use of a such a significant number of second access parking spaces (in tandem, or
parallel aisle) for employees and/or health club users during weekdays is not appropriate, and
will likely be confusing and inefficient.
Section 5. Based on the foregoing, the Planning Commission hereby denies the subject
Precise Development Plan and Parking Plan
VOTE: AYES: Commissioners Hoffinan, Tucker, Kersenboom, Chmn. Perrotti,
NOES: None
ABSTAIN: None
ABSENT: Pizer
CERTIFICATION
I hereby certify that the foregoing Resolution P.C. 01-15 is a true and complete record of the
action taken by the Planning Commission of the City of Hermosa Beach, California at their
mzular meetin , o P May 15, 0L
Sam Perrotti, Chairman
_ -/�-6;
Date
Ikt
Sol Blumenl" ld, Secretary
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