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 City of Hermosa Beach --- 07-21-98SUBJECT: PRECISE DEVELOPMENT PLAN 98-15 LOCATION: 530 6TH STREET
APPLICANT: HUNT ENTERPRISES 15200 MANSEL AVENUE LAWNDALE, CA 90260
REQUEST: THE CONVERSION OF A 38,000 SQUARE FOOT MANUFACTURING BUILDING TO A SELF-STORAGE WAREHOUSE.
Recommendation To approve the requested Precise Development Plan subject to the conditions as contained in the attached resolution addressing site landscaping, off-site improvements, the new curb access proposed from Valley Drive, and clean up of the unimproved portion of the property west of the existing building.
Background
ZONING: M-1, Light Manufacturing
GENERAL PLAN: Industrial
LOT SIZE: 40,230 Square Feet
FLOOR AREA: 37, 914 Square Feet
PARKING REQUIRED: 29
PARKING PROVIDED: 29
ENVIRONMENTAL DETERMINATION: Categorically Exempt
The applicant is proposing an interior remodel of the existing two story "Body Glove" manufacturing/office building to convert it to a self-storage warehouse building. The building is proposed to contain approximately 278 private storage units ranging from 50 to 250 square feet.
The subject site is located on the southwest corner of Valley Drive and 6th Street.
Analysis The remodel primarily involves the division of existing large interior areas previously used for manufacturing into small private storage units. This will involve the demolition of a few existing walls and fixtures and the construction of a large number of new dividing walls. Also, the existing outdoor loading and storage area along 6th Street will be improved for a parking and loading area providing the main access into the self storage units, including a new proposed curb cut on Valley Drive. Additionally the ancillary parking lot located across 6th Street to the north will continued to be used for parking, and will be repaved and enhanced with landscaping.
The project conforms with the basic parking requirements for the proposed use, and will actually reduce the intensity of the use as self-storage facilities generate far less traffic, less commercial truck traffic, and require less parking than the potential of a continued manufacturing and/or office use.
Beyond the basic zoning standards, the purpose of Precise Development Plan pursuant to Section 17.58 of the Zoning Ordinance is to review the overall project design and layout. Staff has the following comments with respect to design and circulation:
Use: The proposed use is a fairly low intensive and low impact use when considering other potential uses allowed in the M-1 zone. Potential impacts associated with manufacturing/industrial uses noise, odors, fumes, traffic, are anticipated to be negligible. This particular facility will contain small individual storage units, oriented to residential customers, or small business customers. Commercial trucks, or commercial moving trucks would only infrequently visit this facility.
Parking/Driveways/Loading Areas: As noted above parking is provided in compliance with minimum parking requirements. The Zoning Ordinance does not contain specific parking ratios for self-storage warehouses, which possibly could be less than the warehouse requirement. As such, the use of the parking aisles/driveways for occasional use for loading and unloading, for larger moving vans, rental trucks, commercial vehicles is appropriate. On-site management, included as a condition of approval, will ensure that parking / loading conflicts will be managed. Also secondary loading areas are also available to access some the larger first floor storage units.
A preliminary landscape plan shows that existing landscaping will be maintained on the visible south, and east sides of the building. Staff believes much of this landscaping (especially on the east side along Valley Drive) is inadequate and needs to be enhanced and/or replaced.. Staff is recommending a condition that a revised detailed landscape plan be provided, with special attention to the Valley Drive frontage (new trees and shrubs to to be placed or added to existing trees and ice plant, and maintenance and enhancement of the landscaping along 6th Street to be designed in conjunction with a sidewalk as required by the Public Works Department.)
Off-site improvements: The 6th street frontage currently is not improved with curb and gutter or sidewalk. These improvements will be required pursuant to Public Works requirements. These details need to be worked out in conjunction with off-site improvements associated with the oil drilling site, with special attention to landscaping on the north side of the building. The Public Works Department also notes the new commercial driveway approach must be constructed on Valley Drive. Given the poor sight distance for traffic exiting onto Valley Drive, and the close proximity to the 6th Street intersection, the commercial entrance shall be allowed if its one-way in only, as is currently the case for access to the City Yard site.
Impact on adjacent uses: As noted above the type of use is not anticipated to result in impacts on adjacent residential properties. Also, with respect to the building appearance and profile, no change is proposed to the building except for new painting. However, the exterior appearance along the south property line adjacent to South Park is in need of substantial improvements, and this includes the applicant's unimproved property currently being used for junk car storage located to the west with frontage on Cypress Ave. Staff is including conditions of approval that project plans address the future use of this site, and be required to include a new property line wall (to replace the rusty barbed wire fence) and enhanced landscaping. If the site is to continued to be made available to nearby businesses for parking or auto storage it must be paved and properly screened from view of South Park and residents up the hill to the west.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN TO ALLOW A THE CONVERSION OF A 38,000 SQUARE FOOT 2-STORY MANUFACTURING/OFFICE BUILDING INTO A SELF-STORAGE WAREHOUSE AT 530 6TH STREET, LEGALLY DESCRIBED AS LOTS 1-5, 12 & 13, AND PORTIONS OF LOTS 6-9, BLOCK Q, TRACT NO. 2002, A PORTION OF LOT A, TRACT NO. 2002, AND LOTS 9 & 10, BLOCK I, TRACT NO. 1686.
Section 1. An application was filed by Hunt Enterprises, owner in escrow, seeking approval to convert and existing manufacturing building into a self-storage warehouse in the M-1 zone, requiring a Precise Development Plan pursuant to Section 17.58 of the Hermosa Beach Municipal Code.
Section 2. The Planning Commission conducted a duly noticed de novo public hearing to consider the application for a Precise Development Plan on July 21, 1998, 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 existing building has been previously used for manufacturing purposes, and is zoned M-1-Light Industrial.
2. The existing building contains two stories and 38,000 square feet of interior space which is proposed to be divided up into over 250 small storage units to be leased for private storage. Section 4. Based on the foregoing factual findings, the Planning Commission makes the following findings pertaining to the application for the Parking Plan:
Section 5. Based on the foregoing, the Planning Commission hereby approves the 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 July 21, 1998. Modifications to the plan shall be reviewed and may be approved by the Community Development Director.
2. A covenant shall be recorded guaranteeing that the parking areas will not be converted to any use other than parking, and that the warehouse area will not be converted to non-warehouse use unless the number of spaces otherwise required are provided.
3. An attendant supervising the use and access to the self-storage facility shall on the premises during all operating hours.
4. Off-Site improvement on Sixth Street shall be provided in compliance with the standards and requirements the Public Works Department.
5. The new driveway entering from Valley Drive shall be clearly marked and signed for one-way entrance only, with prohibitions on exiting onto Valley Drive.
6. A decorative block wall shall be provided along the southerly boundary of the unimproved portion of the property located to the west of the building which abuts South Park and includes frontage on Cypress Avenue. All existing derelict and inoperable vehicles shall be removed and the site cleared of debris and any hazardous materials. Future use of the property shall be in full compliance with the Municipal Code including any necessary Conditional Use Permit for use as auto storage.
7. Two copies of a revised detailed final landscaping plan indicating size, type, and quantity of plant materials to be planted in all available areas shall be submitted to the Community Development Department, Planning Division for review and approval prior to the issuance of Building Permits.
8. Final building plans/construction drawings including site, elevation, floor plan, sections, details, 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.
9. 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
10. The project and operation of the business shall comply with all applicable requirements of the Municipal Code
11. The Precise Development 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.
Section 6. 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 Government Code Section 65907. 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.
Section 7. The Planning Commission may review this Precise Development 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.
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