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 City of Hermosa Beach --- 11-13-97
SUBJECTS:
LOCATION: 635 & 705 PACIFIC COAST HIGHWAY 709-725 6TH STREET LOT 14, DR. DOUGHERTY'S BAY VIEW TRACT
APPLICANT: MICHAEL LEARNED ET AL & ANASTASI DEVELOPMENT CORPORATION
Recommendation To consider the requests in the following sequence:
Planning Commission Recommendation To approve all requested entitlements related to the project, subject to conditions of approval on the Condominium project and Precise Development Plan for the Lumber Yard, as contained in the Planning Commission Resolutions of approval. Background At their meeting of September 16, 1997, the Planning Commission took the following actions:
Project / Site Information
GENERAL PLAN: Commercial Corridor ZONING: C-3 SITE AREA: 94,894 Square Feet (2.2 Acres) EXISTING USES AND AREA (in Sq. Ft.):
PROPOSED LOT SIZES (in Sq. Ft.)
For further background information please refer to the
attached Planning Commission minutes and Staff Report.
GENERAL PLAN AMENDMENT / ZONE CHANGE The Planning Commission considered two primary issues relative to the zone change and General Plan Amendment:
The existing designated commercial depth of 290 feet for this subject block is based upon the land use and zoning designations dating back to the 1956 Zoning Ordinance and confirmed by Council actions following the 1989 "Multi-Use Corridor Study1" At that time the three lots at 709-723 6th Street were changed from a residential S.P.A. and R-P zoning designation back to commercial (The current Commercial S.P.A. designation). Prior to 1956 the designated commercial depth on City Land Use maps was 100 feet. The existing commercial depth south of Learned Lumber is also 290 feet while to the north its 122 feet. (See the attached Zoning Map exhibit, and excerpt from the MUC study).
The Commission considered the utility of the site relative to the adjacent uses, commercial trade area and more general economic conditions. Over the years the previous owner of the property to the north had sought to attract a major "mini-box" type commercial tenant such as Staples or Circuit City, but could not do so as the 1 to 2 acres of land area could not support uses of 10,000 - 20,000 square feet and adequate surface parking. (Please refer to Attachment No. 8). In addition, there has not been demand to redevelop the property as these mini-box type users are already located in neighboring communities comprising the trade area. Further complicating the redevelopment of the parcels during the period was the general down-turn in the economy.
Given the lack of interest in developing the property, Learned Lumber and the adjacent owner proposed a real estate transaction to resubdivide the property to create greater commercial frontage for the lumber yard and reduced commercial depth to allow development of a residential condominium.
The depths of Commercial General Plan and Zoning designations along P.C.H. between 1st and 8th Street and Pier Avenue to 24th Street were established as a result of Council actions in 1989 to change what was seen as an ambiguous "Multi-Use Corridor" General Plan designation to a "Commercial Corridor" designation, and to establish a defined Commercial General Plan and Zoning boundary based on existing land uses, property ownership boundaries, topography, and practical assessments of what could potentially be included in the commercial district. (See attached exhibits) Neither the Multi-Use Corridor or the subsequent Commercial Corridor designation has encouraged new commercial development activity along P.C.H.
PROPOSED DEVELOPMENT Please refer to the attached Planning Commission staff report for the detailed analysis of the specifics of the condominium development as originally submitted (for 24-units with access exclusively from 6th Street) and for the reconfiguration of the lumber yard.
Additional conditions were imposed on the project to enhance compatibility with surrounding residential uses and to spread the impact of the increased traffic to both 6th and 7th Street. The most significant conditions were the reduction of the project from 24 to 20 units and the requirement to add restricted access to the project from 7th Street.
The reduction of units was to make the project more consistent with surrounding densities, and to provide additional land area to accomplish the following changes to the site design:
Another modification was made to the operating conditions of the Lumber Yard which were extended to 6:00 A.M. to 7:00 P.M. Monday through Friday (instead of 7:00 A.M. to 6:00 P.M. recommended by Staff).
TRAFFIC STUDY An updated traffic study has been submitted showing the new trip generation and distribution numbers for purposes of evaluating the impacts of Planning Commission imposed changes, and including an evaluation of the redistribution of trips caused by the changes to the ingress and egress to the lumber yard.
The study shows that increased traffic from the condominium project will have a less than significant impact on surrounding residential streets and nearby intersections. Further, the projected redistribution of trips to and from the lumber yard will result in substantially fewer commercial trips on 6th Street. It should be noted that the assumptions for ingress and egress from the lumber yard on 6th Street include customer trips onto the site which is inconsistent with the Planning Commission conditions of approval to restrict access from 6th Streeet to employees only. This would likely further reduce commercial traffic impacts on 6th Street.
Attachments: (note: these attachments are not available except in the packet at the Library, Police Department or City Clerk's office.)
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