Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of June 18, 2019
Title
Precise Development Plan 19-2 and Parking Plan 19-2 to allow a six-unit motel project by constructing a new three-story, detached 2,744 square foot commercial building containing five units, to be constructed behind the existing 1,841 square foot single-family residence which will be converted to an additional unit with a 212 square foot ancillary registration office, and a Parking Plan to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces, on a 4,023 square foot lot in the C-2 (Restricted Commercial) zoning district at 70 10th Street; and adoption of a Mitigated Negative Declaration.
Applicant/Owner: B&J Capital Group Investments
414 Torrance Boulevard
Redondo Beach, CA 90277
Recommended Action:
Recommendation
Adopt the attached resolutions approving Precise Development Plan 19-2 and Parking Plan 19-2 to allow a six-unit motel project by constructing a new three-story, detached 2,744 square foot (sq. ft.) commercial building containing five units, to be constructed behind the existing 1,841 square foot single-family residence which will be converted to an additional unit with a 212 square foot ancillary registration office, and Parking Plan 19-2 to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces, on a 4,023 square foot lot in the C-2 (Restricted Commercial) zoning district at 70 10th Street; and adopt the Mitigated Negative Declaration.
Body
Background:
ZONING: Restricted Commercial (C-2)
GENERAL PLAN: Community Commercial
USES EXISTING/PROPOSED: Single-family residence/ six-unit motel with ancillary registration office
LOT SIZE: 4,023 sq. ft.
TOTAL GROSS FLOOR AREA: 1,841 sq. ft. (existing to remain) and proposed 2,744 sq. ft. (addition) totaling 4,585 sq. ft.
PARKING SPACES:
REQUIRED: 6 parking spaces
PROPOSED: 4 on-site parking spaces (fees paid in lieu of 2 spaces)
ENVIRONMENTAL
DETERMINATION: Adoption of the Mitigated Negative Declaration will reduce potential impacts to a less than significant level.
The subject site at 70 10th Street is located within the Downtown District, south of Pier Plaza, and on the southwest corner of Hermosa Avenue and 10th Street. The site is located within the Restricted Commercial (C-2) zoning district with a Community Commercial General Plan land use designation. The 4,023 sq. ft. lot houses an approximately 1,840 sq. ft. two-story single-family residence and contains one parking space which is accessed from the alley to the south (10th Court). Two residential units are located immediately west of the subject property at 64 10th Street and 69 10th Court, The adjacent residences are located within the C-2 zoning district, and as such, are legal nonconforming uses. A mixture of commercial uses are located north (across 10th Street), east (across Hermosa Avenue) and south (across 10th Court) of the subject site. Commercial uses in the vicinity consist of general and medical office, retail and restaurant uses.
The original project reviewed and considered by the Commission at their July 17, 2018 meeting was for a request to construct a new three-story, detached, 2,744 square foot commercial building with ground floor retail and second and third floor office space while preserving in place and converting the existing 1,841 square foot single-family use to a single-unit motel. The project required 12 parking spaces.
The project was denied during their August 1, 2018 meeting. The Commission expressed concerns with unknown office and retail tenants, renting out the front residence for short term vacation use, and anticipated parking impacts by not providing enough parking spaces on-site for the combination of uses while requesting too many parking spaces be paid in-lieu through the City's in-lieu program. The prior project proposed to provide 4 out of the 11 required parking spaces on-site (36% provided on-site) while the new project proposes to provide 4 out of 6 required parking spaces on-site (67% provided on-site) thereby reducing the required amount of in-lieu spaces by 71% by changing the uses from retail and office to motel.
As such, the applicants considered the Commission’s feedback and revised the project uses and reduced the amount of required parking spaces. The newly proposed project involves the development of a six-unit commercial motel through construction of a new three-story detached, 2,744 square foot commercial motel building containing five units and conversion of an existing 1,841 square foot single family residence to an additional unit with a 212 square foot ancillary registration office for a total of 4,585 square feet. The project will retain the historic integrity of the existing structure and small scale of the street. The applicant requests a Parking Plan to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) with all parking spaces tucked beneath the 2nd floor of the new building, plus fees in lieu for 2 spaces.
The existing single-family residential structure, constructed in 1911, was assessed by the City’s professional historic resource consultants who determined that the structure is part of a group of five bungalows that are eligible for designation as a historic district. Therefore, the existing structure qualifies as a contributor to an eligible historic district of beach bungalows, and is therefore a significant historic resource as that term is defined under the California Environmental Quality Act (CEQA). To avoid adverse impacts to both the historic integrity of the existing structure as well as the ability of the collection of bungalows to maintain eligibility for designation as a historic district, no physical changes are proposed to the structure, and the structure is proposed to be adaptively re-used as one of the motel units and includes a 212 square foot ancillary registration office.
The revised project was reviewed by the historic consultant and the below building design modifications were found to be minor and did not alter the conclusions of the Historic Resource Report.
• South elevation -Mechanical door was relocated (recessed within the covered carport) to the side, so it is no longer visible on the south elevation.
• North elevation (facing the historic structure) - Eliminated the single door and moved the small bathroom window from the corner; further to the east.
• West elevation - Eliminated two windows, one window from each of the 2nd and 3rd floors, so that the groupings are no longer tripartite windows.
ANALYSIS
Precise Development Plan
The purpose of the C-2 zone is to provide opportunities for a limited range of office, retail, and service commercial uses specifically appropriate for the scale and character of the downtown; a resident and visitor serving pedestrian-oriented shopping/ entertainment district. Motels are a permitted use and do not require a Conditional Use Permit in the C-2 zone.
As specified in the Hermosa Beach Municipal Code (HBMC) Section 17.58, the purpose and intent of requiring a Precise Development Plan (PDP) review for development projects is to achieve a reasonable level of quality, compatibility, in harmony with the community’s social, economic and environmental objectives, and to protect existing and potential developments, and uses on adjacent and surrounding property. On a case-by-case basis, the Planning Commission may impose standards above the minimums designated by the HBMC to improve the quality of development and to mitigate any environmental impacts. HBMC Section 17.26.050 provides standards and limitations for development within the C-2 zone.
In considering a PDP for any development, the following criteria for granting or conditionally granting said permit shall be considered:
1. Distance from existing residential uses in relation to negative effects: Two residential units are located immediately west of the subject property. The rear residence (69 10th Court) is located at the subject property’s west property line and the front residence (64 10th Street) is located approximately three feet from the subject property’s west property line. The proposed building is designed with the motel guest entrance/exits and covered walkways located along the east side of the building (Hermosa Avenue frontage) which are oriented away from nearby residential uses, and vehicular access is provided from 10th Court. Motels are permitted by right within the C-2 zone and all noise from the motel use operations will be contained within the fully enclosed building. Pursuant to HBMC Section 8.24.040, the City’s Noise Ordinance restricts commercial activities that are plainly audible from a residential dwelling unit’s property line from 10:00 p.m. to 8:00 a.m. daily. Lighting will be installed around the building and will be required to be downcast so to not disturb neighboring residential uses. The project includes a condition to require lighting be downcast and be non-disruptive to nearby uses. Lighting shall conform to HBMC Section 17.44.160(C).
The existing single-family 1911 bungalow structure is proposed to be adaptively re-used as one of the motel units and includes a 212 square foot ancillary registration office, and to maintain the historic integrity of the structure, no physical changes are proposed. The majority of the motel use will be conducted indoors, with the exception of the front porch which will be available to the guests of the motel’s single unit. The interior of the structure is being converted from three bedrooms to two bedrooms and 212 square feet of the first floor will be converted to an ancillary registration office. The ancillary registration office will be operated by a manager daily between 9am to 1pm who will assist with concierge services, tenant check in and checkout, and daily cleaning of the units by an outside cleaning service. The motel units will be "smart units" where the renters will be able to access information and pay online. Therefore, negative impacts to existing residential uses are not anticipated.
2. The amount of existing or proposed off-street parking in relation to actual need: Motels require one space for each unit. The proposed project consists of six motel units which require a total of six parking spaces. HBMC Section 17.44.040 (E) 2.b. requires building sites, where buildings will exceed a 1:1 gross floor area to building site area ratio, to provide a minimum of 25% of the required parking on-site with the remaining required parking authorized to be paid through in-lieu fee contributions with approval of a Parking Plan. The proposed project FAR totals 1.14, therefore, a minimum of 2 parking spaces (25% of 6 spaces) must be provided on-site. The proposal includes 4 parking spaces on-site with 2 in-lieu spaces requested. Additionally, a bicycle rack accommodating eight bicycles is proposed to be located near the southeast corner of the existing structure. The project is conditioned to require a bicycle rack for at least eight (8) bicycles be maintained on-site at all times and that a minimum of four (4) shared bicycles be provided on-site for motel guests and that the motel promote their availability when making reservations online.
The purpose of the in-lieu fee program is to collect funds which can be used to for future improvements to the City’s public parking. A Parking Plan is requested to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces. To provide some context in considering the request for approval of 2 in-lieu spaces, the following is a list of the largest in-lieu parking requests approved by the City to date. The current inventory of all City-approved in-lieu parking spaces is attached.
• 20 spaces at 1301 Hermosa Avenue;
• 16 spaces at 906-910 Hermosa Avenue;
• 13 spaces at Pier Plaza;
• 7 spaces at 1429 Hermosa Avenue;
• 5 spaces at 51 Pier Avenue; and
• 5 spaces at 117 Pier Avenue.
Peak parking demand for hotel/motel uses typically occurs during overnight hours from 9:00 p.m. to 10:00 a.m. daily. Motel uses have peak times which coincide with times of the week where public parking is more available when compared to general retail and office uses. The nearest public surface parking lot, which contains 130 parking spaces, is located approximately 1 block (300 feet) away at 1101 Hermosa Avenue (Lot A) . Lot B contains 37 parking spaces and is located north of 13th Court; between Hermosa Avenue and Beach Drive, and is approximately two and a half blocks (750 feet) away. The public parking structure containing 261 parking spaces located at 13th Street and Hermosa Avenue (Lot C) is located approximately 3 blocks (900 feet) away. The overall public parking lot occupancy for Lots A, B and C is between 79% to 95% during weekday evenings and weekend afternoons. Public parking spaces are provided throughout the Downtown, which is located within Zone 2 of the Coastal Zone public parking supply (between 16th Street and 8th Street and as far east as Ardmore Avenue). In Zone 2, through a combination of public parking lots and metered street parking spaces, occupancy rates range between 51% and 62% during weekday evenings and weekend afternoons.
3. The combination of uses proposed, as they relate to compatibility: The subject site will contain a total of six motel units. The single-family residence will be converted to one of the motel units and includes a 212 square foot ancillary registration office. Motels are permitted by right within the C-2 zone, and all noise from the motel use operations will be contained within the fully enclosed building. The on-site motel use is consistent with the surrounding mixture of commercial uses such as general and medical office, retail and restaurant uses. Therefore, adverse impacts are not anticipated.
4. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area: The project will not introduce any hazards to mobility, as alterations to the surrounding streets are not proposed and the project’s proposed modifications will not impact emergency access to the site. Emergency access and fire lanes and ingress and egress points will be maintained in full compliance with the Building and Safety Code and Fire Code. The project does not propose any features or modifications to existing circulation facilities that would have the potential to conflict with transportation/mobility plans. Additional peak hour trips generated by the proposed project are expected to be two additional trips during a.m. and p.m. peak hours which is well below the standard threshold of significance of 50 trips during a peak hour, indicating the project does not have the potential to result in significant impacts related to the capacity of local or regional roads or intersections. Therefore, adverse impacts are not anticipated.
5. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area: The new commercial building will be detached and located approximately six feet behind the existing on-site single-family residence. In doing so, the project will preserve the small scale character as viewed from 10th Street. Although the new building is not required to be compatible with the bungalow or the eligible historic district in scale or massing, it is important that the new building does not impact the integrity of the eligible 10th Street Beach Bungalow Historic District to the extent that the district would no longer be eligible for historic listing. Architectural treatments and design elements include painted lap siding, wood trim, wood picket railing, exposed rafter tails, masonry walls and covered and recessed walkways and balconies to provide a more pedestrian friendly streetscape. The elevator housing unit will exceed the 30-foot height limit by the minimum amount necessary to meet the California Building Code (approximately 3.66 feet) pursuant to HBMC Section 17.46.010 and will occupy less than 5% of the roof area (approximately 3.45%). No signage is currently proposed. However, the project includes a condition requiring a sign permit for new signage at the subject site in conformance with HBMC Section 17.50.
6. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools: The proposed building is designed with the motel guest entrance/exits and covered walkways located along the east side of the building (Hermosa Avenue frontage) which are oriented away from nearby residential uses. The project will maintain the existing vehicular access point provided by a driveway along the south alley (10th Court). The vehicular ingress/egress point is oriented to the south, across from an existing commercial building, where it is least impactful to nearby residences and will additionally limit impacts to street traffic on Hermosa Avenue. No new curb cuts are proposed and all on-street parking spaces will be preserved. No impacts are anticipated. The new building which abuts the Hermosa Avenue sidewalk will be recessed back approximately three to six feet and will contain covered walkways to provide a more pedestrian oriented frontage along Hermosa Avenue.
7. Noise, odor, dust and/or vibration that may be generated by the proposed use: The short duration of noise events generated during the anticipated 12-18 month construction period will temporarily result in increased ambient noise levels, but will not significantly impact the ambient noise environment over the long term or for a significant period of time. Compliance with the City’s Noise Ordinance will effectively ensure that the project does not exceed adopted standards and successfully avoids significant construction-related temporary noise impacts. Motels are permitted by right within the C-2 zone, and all noise from the motel use operation will be contained within the fully enclosed building, with the exception of the front porch (fronting along 10th Street) which will be available to the guests of the motel’s single unit. The interior of the structure is being converted from three bedrooms to two bedrooms and 212 square feet of the first floor will be converted to an ancillary registration office. The ancillary registration office will be operated by a manager daily between 9am to 1pm who will assist with concierge services, tenant check in and checkout, and daily cleaning of the units by an outside cleaning service. The motel units will be "smart units" where the renters will be able to access information and pay online. As such, significant noise impacts from the long-term operations are not anticipated.
The use of heavy construction equipment has the potential to exceed allowable groundborne vibration levels. The adjacent residence to the west at 64 10th Street is a beach cottage constructed in 1914. Because of the age and historic significance of the existing structure on site and the adjacent structure, these nearby structures must be considered especially sensitive to vibration impacts. The proposed Mitigated Negative Declaration includes a mitigation measure indicating, “During the periods of site preparation when heavy equipment (such as a 315 excavator and 953 track loader, or similar) will be in use, vibration levels at site’s western property line adjacent to the neighboring residential structure at 64 10th Street and at or near the southern foundation of the historic resource on site will be monitored by an acoustic engineer. The monitoring shall be performed by a registered engineer of INCE (Institute of Noise Control Engineering) certified engineer with expertise in vibration monitoring. In the event that vibration is found to exceed the perceptibility threshold of 0.01 inches per second, the methods and/or equipment used on-site shall be immediately modified to reduce vibration below the 0.01 level. Results of the acoustic monitoring and associated avoidance methods, if any, shall be provided to the Community Development Director in the form of a memorandum prepared by the acoustic engineer in a timely manner.” A condition of approval is also included which provides specificity on how this mitigation measure must be implemented.
The project is conditioned to require the applicant submit a demolition and construction management plan for review and approval by the City Building Official at time of Building Permit submittal. The project is also conditioned to require the applicant to hold a pre-demolition/ construction meeting, and the procedural handout is attached.
HBMC Section 8.12 requires adequate solid waste collection and disposal facilities for all developments. A minimum four cubic yard roll off container is needed for the six-unit motel use. A fully enclosed trash enclosure with a roof is proposed along the west side of the existing structure where the container can be rolled to the edge of the property along 10th Street. Although that space is not large enough to meet the minimum dimensions for a parking stall, the area has been informally used to park vehicles, such as a golf cart. The project is conditioned to require the area be adequately signed to prohibit parking in that area. Therefore, with implementation of the mitigation measure and various conditions of approval, adverse impacts are not anticipated.
8. Impact of the proposed use to the city’s infrastructure, and/or services:
The existing site has available utilities and services. The site has historically been occupied by a residential use. The City’s Public Works Department has confirmed that that adequate capacity exists to provide utilities for the proposed development.
9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms:
An Initial Study and Mitigated Negative Declaration was prepared to analyze the proposed project. The Initial Study/Mitigated Negative Declaration determined that, with implementation of one mitigation measure (which has also been included as a condition of approval in the PDP Resolution), the project would not result in any significant environmental impacts.
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.
The project is conditioned such that upon final approval of the Precise Development Plan the property owner shall be required to file with the City of Hermosa Beach the necessary business license for the motel use and file the transient occupancy tax (TOT) reports and payments with the City of Hermosa Beach.
The applicant proposes to install an electric vehicle charging station and the adjacent parking space will be non-exclusive and may be occupied by a non-electric vehicle. In addition, an area on the roof has been designated for future solar panels. The size and quantity of panels will be determined at time of plan check and are subject to a separate permit. Additionally, the project will comply with the current edition of the California Building Codes, including the Green Code (Title 24 Part 11) and Energy Code (Title 24 Part 6) as adopted by the City of Hermosa Beach (HBMC Title 15). The project energy consultant will prepare calculations to illustrate compliance with the minimum standards to meet code. The California Building Codes and Green and Energy Codes require installation of building insulation, energy windows, occupancy/vacancy sensors on outlets and light fixtures, motion sensor light fixtures within stairways, energy efficient light fixtures (LED or florescent) throughout the interior and exterior and require compliance with mandatory star rated energy efficient mechanical systems, appliances, and electronics such as televisions to ensure no wasteful, inefficient, or unnecessary energy consumption. Therefore, the project will not result in wasteful, inefficient or unnecessary consumption of energy.
Parking Plan
HBMC Section 17.44.210 provides that a Parking Plan may be approved by the
Planning Commission to allow for a reduction in the number of spaces required through payment of parking spaces in-lieu and for use of tandem parking spaces. Motels require one space for each unit. The proposed project will consist of six motel units which requires a total of six parking spaces.
HBMC Section 17.44.040 (E) 2.b. requires building sites, where buildings will exceed a 1:1 gross floor area to building site area ratio, to provide a minimum of 25% of the required parking on-site with the remaining required parking authorized to be paid through in-lieu fee contributions with approval of a Parking Plan. A Parking Plan is requested to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces. Peak parking demand for motel uses typically occurs during overnight hours from 9:00 p.m. to 10:00 a.m. daily. Motel uses have peak times which coincide with times of the week where public parking is more available when compared to general retail and office uses. The nearest public surface parking lot, which contains 130 parking spaces, is located approximately 1 block (300 feet) away at 1101 Hermosa Avenue (Lot A) . Lot B contains 37 parking spaces and is located north of 13th Court; between Hermosa Avenue and Beach Drive, and is approximately two and a half blocks (750 feet) away. The public parking structure containing 261 parking spaces located at 13th Street and Hermosa Avenue (Lot C) is located approximately 3 blocks (900 feet) away. The overall public parking lot occupancy for Lots A, B and C is between 79% to 95% during weekday evenings and weekend afternoons. Public parking spaces are provided throughout the Downtown, which is located within Zone 2 of the Coastal Zone public parking supply (between 16th Street and 8th Street and as far east as Ardmore Avenue). In Zone 2, through a combination of public parking lots and metered street parking spaces, occupancy rates range between 51% and 62% during weekday evenings and weekend afternoons.
In addition, a minimum of 2 parking spaces (25% of 6 spaces) must be provided on-site, and the proposal is that 4 parking spaces (66.67%) be provided on-site. Additionally, a bicycle rack accommodating eight bicycles is proposed to be located near the southeast corner of the existing structure. The project is conditioned to require a bicycle rack for at least eight (8) bicycles be maintained on-site at all times and that a minimum of four (4) shared bicycles be provided on-site for motel guests and that the motel promote their availability when making reservations online. As discussed in greater detail in Section 2 of this report, the proposed parking should be sufficient to satisfy parking demand during peak periods. The applicant also requests the use of one tandem parking space as a method to provide required parking.
Alternative transportation options for motel occupants which may provide parking relief, include ride sharing services (Uber and Lyft) and bus lines 130 and 109 which have stops along Hermosa Avenue. The Parking Analysis conducted for the proposed Strand and Pier Hotel project (11 and 19 Pier Ave., 1250 and 1272 The Strand, and 20, 30, and 32 13th St.), indicated through traffic counts for the Beach House Hotel (containing 96 rooms) that during the Friday evening peak hour (June 23, 2017), there were 12 Uber/Lyft trips (approximately 35% of the total trips) which suggests that a large portion of motel guests may arrive via Uber/Lyft. A link to the City’s Downtown Rideshare Zones is attached and contains additional information.
Environmental Determination:
As part of the environmental review process, one potentially significant environmental impact was found, and it is related to generation of excessive groundborne vibration or groundborne noise levels. This impact was determined to be less than significant with mitigation, as discussed in greater detail in the PDP Criteria Item 7 of this report. To ensure that vibration levels do not exceed damaging levels at the property line of the adjacent residence, a detailed monitoring program is required that will ensure vibration is reduced if it reaches certain levels. The City prepared a revised Initial Study and Mitigated Negative Declaration pursuant to CEQA for the revised project. On May 23, 2019 a notice of intent to adopt a Mitigated Negative Declaration (filing number 2019144257) was recorded and published online on the Los Angeles County Clerk CEQA Notice page (link attached) and notice to the public was provided on the City’s website the same day. The 20 day public review period began on May 25, 2019 and ended on June 6, 2019. No comments were received. A public hearing was held at the time of the Planning Commission’s consideration of the request on June 18, 2019. The report is attached for reference. The project will not have a significant impact on the environment with adoption and certification of the Mitigated Negative Declaration and implementation of the mitigation measure.
On May 13, 2019 the City provided a courtesy notification letter to the Gabrieleno Band of Mission Indians - Kizh Nation Tribe advising them of the revised project at 70 10th Street. The only change to the project previously considered by the Tribe was to the project uses (from the previously proposed office and retail uses to the current proposed motel use). The construction activities and building and site design will be no different.
In the letter we asked that the Tribe respond by no later than Monday May 20th, 2019, with any information based on the project changes to reopen the consultation process. While we did receive an initial email response, we did not hear back from our May 13th, 22nd and 28th emails and phone calls and have received no information based on the project changes to reopen the consultation process.
The consultation was deemed concluded for the original project on May 22, 2018. The City sent a courtesy notice to the Tribe of project changes on May 13, 2019 and did not receive any additional evidence to change the conclusions in both the 2018 and 2019 Mitigated Negative Declaration or to warrant reopening the consultation process. Having met the requirements of AB 52, the City sent a letter on June 13, 2019, considering the consultation process concluded.
General Plan Consistency:
The site is located within the Community Commercial (CC) General Plan land use area and the purpose is to provide opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. Community Commercial land uses primarily serve the local market, though they may also serve the needs of visitors and residents of nearby jurisdictions. Appropriate land uses include locally oriented commercial uses including retail stores, restaurants, professional and medical offices, and personal services. Residential uses are not allowed in this designation as its intent is to promote and protect retail, office, and service uses that diversify the City’s tax base. The appropriate intensity range is between a Floor Area Ratio of 0.5 to 1.25.
The site is also located within the Downtown District Character Area where the types of uses are to provide services and activities associated with the local beach culture to residents as well as visitors to the city. The mix of community and recreational uses are to serve a functional role in meeting the daily needs and activities of residents and visitors, and accommodate coastal-related recreation and commercial uses which serve the year-round needs of residents and visitors and are attractive and compatible with adjacent residential neighborhoods and commercial districts.
The intent of the Downtown District is to enhance the building form and orientation while specifically transforming the realm on Hermosa Avenue. Any new buildings should pay close attention to and contribute to the high quality pedestrian environment provided throughout Downtown. First floor street front businesses should include sales tax-generating commercial uses to promote lively pedestrian activity on Downtown streets. Development along Hermosa Avenue should conform to recommendations of the Downtown Revitalization Strategy to realize a town-scale Main Street environment that supports pedestrian activity and local serving commerce. Many of the unique buildings, streetscape features, and public spaces are iconic or historic in nature, and new buildings should be carefully integrated to retain the town’s eclectic charm. In addition, buildings should be two to three stories in height, cover most or all of the parcel, and may abut neighboring structures. Development should enhance the area’s role as a visitor destination by facilitating the development of boutique hotels (and motels) that provide specific benefits to the community. Once Downtown, walking and bicycling are the primary means for traveling around Downtown while vehicles are accommodated through consolidated parking lots and metered street parking. Downtown parking should be provided off-site through public or private shared parking facilities, with any on-site parking situated to the rear of the buildings and/or hidden and screened.
The project is consistent with the goals and the following policies of the General Plan: Land Use policies 1.5 (balance resident and visitor needs), 1.6 (scale and context), 1.7 (compatibility of uses), 1.9 (retain commercial land area),1.10 (transition between uses), 3.1 (unique districts), 5.1 (scale and massing), 5.2 (high quality materials), 5.5 (preservation and adaptive reuse), 5.6 (eclectic and diverse architecture), 6.6 (human scale buildings), 6.7 (pedestrian oriented design), 6.8 (balance pedestrian and vehicular circulation), 8.3 (land use regulations), 8.5 (new accommodations), 10.5 (adaptive reuse and sustainable development), Mobility Polices 3.3 (active transportation), 3.5 (incentivize other modes), 4.3 (reduce impacts), 4.5 (sufficient bicycle parking), 4.6 (priority parking), 4.8 (ensure commercial parking) and 8.4 (utilize alleys), and Sustainability and Conservation Policy 4.1 (renewable energy generation). .
The proposed commercial building, containing five motel units as well as the single-unit motel use with an ancillary registration office have a total Floor Area Ratio of 1.14, is an appropriate land use within the Community Commercial General Plan land use area and Downtown District and will provide overnight accommodations and employment opportunities for the entire community and visitors. The project is pedestrian-oriented with two of the six motel units provided on the ground floor level. The existing single-family residential structure will be retained and the new building will be carefully integrated to retain the town’s eclectic charm. The new building will be three stories in height and will directly abut the neighboring residences at 64 10th Street and 69 10th Court. Required parking is provided through a mixture of 4 on-site tuck-under spaces, with 2 spaces to be paid in lieu. The project is conditioned to require a bicycle rack for at least eight (8) bicycles be maintained on-site at all times and that a minimum of four (4) shared bicycles be provided on-site for motel guests and that the motel promote their availability when making reservations online. The project incorporates an electric vehicle charging station and designates an area on the roof for future solar panels. Additionally, the project will comply with the current edition of the California Building Codes, including the Green Code (Title 24 Part 11) and Energy Code (Title 24 Part 6) as adopted by the City of Hermosa Beach (HBMC Title 15). Therefore, the project is consistent with the City’s long-term vision provided in the General Plan and the project allows the City to meet its goals.
The City, through an agreement with the Coastal Commission as part of our certified Coastal Land Use Plan (LUP) (certified in 1981 and amended as recently as 2004), has an approved parking in-lieu fee program. The basic concept is to allow for the development of smaller properties in the downtown where it is not possible or not practical to provide all required parking on-site. Currently the fee amount is $28,900 per required parking space not provided on-site. The fee was established by resolution of the City Council and was based on an appraisal completed in July 2006. The in-lieu funds are used to mitigate increased parking demand. The threshold limit was established at 100 parking spaces in 1982 and the City has not yet reached this threshold. Currently 66 in-lieu parking spaces have been approved by the City to date. If the applicant’s request to purchase 2 in-lieu spaces is approved, the City’s inventory of available in-lieu spaces will be reduced to 32. Once the City reaches the 100 space threshold additional parking must be constructed or, no additional in-lieu parking may be authorized. The current inventory of approved parking in-lieu spaces is attached.
Summary:
Based on the analysis above, staff finds that the revised project responds to and addresses the Commission’s concerns expressed at their July 17, 2018 meeting that led to the previous project being denied. The proposed Precise Development Plan 19-2 and Parking Plan 19-2, as conditioned, are consistent with applicable sections of the Hermosa Beach Municipal Code and PLAN Hermosa. Staff recommends the Planning Commission adopt the attached resolutions approving the PDP and Parking Plan and adopting the Mitigated Negative Declaration.
Attachments:
1. Draft Resolution of Approval for Proposed Precise Development Plan
2. Draft Resolution of Approval for Proposed Parking Plan
3. PC Reso 18-23 Denying Prior 70 10th Street Project
4. Site Photos
5. Project Plans and Project Renderings
6. Applicant Flyer/Handout to Public for Outreach
7. Initial Study and Mitigated Negative Declaration
8. Historical Resources Report
9. Notice of intent to adopt a Mitigated Negative Declaration (filing number 2019144257)
10. Current Inventory of City-approved Parking In-Lieu Spaces
11. Link to City’s Downtown Rideshare Zones
12. Public Notification 500 Foot Radius Map
13. Public Notification Legal Posters
14. Public Comment Letter- 1
15. Public Comment Letters 2, 3 and 4
Respectfully Submitted by: Nicole Ellis, Associate Planner
Approved: Ken Robertson, Community Development Director