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 City of Hermosa Beach --- 06-12-01SUBJECT: CONSIDERATION OF SIMILAR USE PROVISION FOR C-3 ZONED PROPERTY
Recommendation: That the City Council confirm whether a bank with drive-thru teller is similar to other uses permitted in the C-3 zone and subject to a Conditional Use Permit pursuant to the requirements of Section 17.26.040 of the Zone Code.
Background: On June 27, 1995 , the City Council adopted Ordinance No. 95-1130 creating a revised permitted use list for C-1, C-2 and C-3 (commercial) zoned properties and modifying Conditional Use Permit requirements for certain commercial uses.
Analysis: Staff has received a request to consider whether a proposed bank with drive thru teller is similar to other permitted uses in the C-3 zone. The project is proposed for a site that formerly was occupied by the Union 76 gas station on the northwest corner of Pier Avenue and Pacific Coast Highway. (Please see correspondence.). The project is located in the Specific Plan Area 8 which corresponds to the C-3 zone pursuant to Section 17.38.370 of the Zone Code. The permitted use list contains a list of similar or related commercial uses including:
The subject property also include the I-Hop Restaurant which is not affected by the proposal. Section 17.26.040 states that:
It further states:
The proposed bank will be similar to other bank facilities relative to operations however, a drive-thru teller is proposed which is not found in any bank facilities in the City. The only drive-thru facilities currently included on the commercial permitted use list are drive-thru restaurants. A drive thru bank has less traffic impacts than a drive thru restaurant and requires less car stacking (2 cars in que typicially) than a drive thru restaurant (5 cars in que typically). Many cities permit drive-thru banking such as the Cities of Manhattan Beach and Redondo Beach with approval of a Conditional Use Permit. Each zone is intended to support particular land uses. Section 17.26.020 of the Zone Code describes the C-3 zone as a commercial zone "to provide opportunities for the full range of office, retail and service businesses deemed suitable for the Pacific Coast Highway and Aviation Boulevard commercial corridors including business not appropriate for other zones because they attract heavy vehicular traffic or have specific adverse impact." The property is zoned SPA 8 with commercial permitted uses in the C-3 general commercial zone, although it also borders the C-2 zone of Pier Avenue. The property owner indicates that the bank will be a major lender in Southern California. The attached preliminary plan indicates that a driveway closest to PCH will be closed and the proposed drive-thru teller will be provided in a new driveway further to the west. If the use is added to the permitted use list, the project will be required to be fully parked with a minimum of 12 parking stalls pursuant to Section 17. 44 of the Zone Code. 1 The criteria for similarity is set out in Section 17.26.040 of the Zone Code which provides that the similarity meet four conditions relating to the goals and intent of the General Plan, the intent of the zone, no adverse impacts upon public health and safety and that it share characteristics common to other uses listed in the zone. (Please See Chapter 17.26 attached.) The use obviously has similarities to other banks, but the drive-thru teller aspect of the operation makes it distinct from the uses shown on the permitted use list. If the Council determines that the use is similar, it can require discretionary review through a Conditional Use Permit. Notes: 1. Queing issues related to the drive thru operation and a subdivision, if proposed, per the attached plan may result in circulation and parking conflict between the two uses on the site. These issues are typically addressed through the discretionary review process under a CUP.
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