TO: PLANNING COMMISSION
FROM: STEVEN GIANG, SENIOR PLANNER
TITLE
title
Public Hearing for consideration of an Exemption Declaration and Conditional Use Permit to allow the operation of A LIVE PERFORMANCE THEATER (Performance art facilitY) in an approximately 8,861 SQUARE FEET INTERIOR space within an existing multi-tenant PUBLIC-COMMUNITY FACILITY (medical offices and health-related facilitY) on property located at 514 N. PROSPECT AVENUE in a PUBLIC -COMMUNITY FACILITY (P-CF) zone.
RECOMMENDATION:
1. Open the public hearing, administer oath, take testimony from staff, the applicant and other interested parties, and deliberate;
2. Close the public hearing; and
3. Adopt the attached resolution by title only, waiving further reading:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF REDONDO BEACH ADOPTING AN EXEMPTION DECLARATION AND APPROVING THE REQUEST TO ALLOW THE OPERATION OF A LIVE PERFORMANCE THEATER (PERFORMANCE ART FACILITY) IN AN APPROXIMATELY 8,861 SQUARE FEET INTERIOR SPACE WITHIN AN EXISTING MULTI-TENANT PUBLIC-COMMUNITY FACILITY (MEDICAL OFFICES AND HEALTH-RELATED FACILITY) ON PROPERTY LOCATED AT 514 N. PROSPECT AVENUE IN A PUBLIC-COMMUNITY FACILITY (P-CF) ZONE. (CASE NO. PCUP2024-1652)
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EXECUTIVE SUMMARY
The applicant is requesting approval of a Conditional Use Permit to allow the operation of a live performance theater (Shakespeare by the Sea/Little Fish Theatre) (performance art facility) in an approximately 8,861 square foot tenant space within an existing multi-tenant public-community facility (medical offices and health-related facility). The nonprofit organization would occupy an existing basement area, which was previously occupied by a childcare development facility.
The proposed nonprofit arts organization intends to provide theatrical experiences of new, classic, and contemporary works. Their mission is to enrich the lives of individuals, youth, and their families in diverse communities. The Little Fish Theater is a subsidiary of Shakespeare by the Sea, and while related, only Little Fish Theater will be hosting performances at this facility. Shakespeare by the Sea will occupy part of the space and only use the facility from June to August. Shakespeare by the Sea will not host performances at this location and will use this time host fundraising events within the building and rehearsals for their other locations throughout the region. The number of guests during the fundraising events are expected to be 60 to 80 people and is scheduled for both day or evening events.
The Little Fish Theatre is proposing to host performances at the subject site between the months of September to May. The organization plans to have an average of 6 to 9 productions per year with approximately 60-90 attendees with a maximum capacity of up to 98 audience members. Admission is ticketed and performances will last 2 to 3 hours.
The schedule per production is proposed to be Thursday through Sunday from 8:00pm - 11:00pm and matinees on Saturday and Sunday from 2:00pm to 5:00pm. Little Fish Theatre will also have rehearsals from Monday through Thursday from 6:00pm to 11:00pm and Saturdays and Sundays from 10:00am to 4:00pm. All of which is proposed to be entirely within the rehearsal and performance space. During the day the office hours will be flexible with an anticipated 2 to 3 part time staff on site.
No changes to the exterior of the building are proposed and the outdoor portion of the project will not be used for performances but is intended to be a gathering area for guests before and after the shows.
BACKGROUND
Existing Site, Surroundings, Zoning, and Project Description
The subject site is located on the east side of N. Prospect Avenue just north of Diamond Street, and is currently developed with a multi-tenant medical facility also known as the Beach Cities Health District (BCHD). Additionally the Silverado Assisted Living Facility (60 beds) is also located within the existing facility. The properties to the north are zoned Commercial (C-2) and developed with a commercial shopping center. The properties to the west and south are zoned and developed with single family residential (R-1) uses. The properties to the east are single-family residential properties within the City of Torrance.
The existing site is developed with a multi-building, multiple-tenant medical building on a 407,808 square-feet property. The proposed live performance theater would occupy one (1) existing basement space, within an approximate area of 8,861 ft2. The building sits centrally on the property and is setback from the adjacent residentially zoned and developed properties located within the City of Torrance by approximately 200 feet. The property is served by a total of 812 parking spaces on the existing campus, including 391 spaces located on the surface lots and 421 spaces located within the existing parking structures on site. Vehicular access to/from the property is off of N. Prospect Avenue and the majority of the anticipated parking for the live performance use will be located along the eastern portion of the existing property. No new parking spaces are required for this project as the site has ample parking for the additional guests at the time of the proposed performances as the proposed use will be happening during off-peak hours, when most of the medical facility parking will be available.
The applicant intends to remodel the interior of the existing space, creating additional storage areas for equipment and costumes, as well as creating a rehearsal and theatre space and dressing rooms. Additionally, an inner lobby and front lobby are proposed to be constructed. The interior theater space is proposed to be 2,300 ft2 for the performers and 98 audience members. The stage that is being used for the performances is approximately 130 ft2 in area and will be no taller than 6 inches in height above the existing floor. No changes to the exterior of the building are proposed except minor refurbishing of the existing outdoor space which does not require any permits from the City of Redondo.
ANALYSIS
Live performance theaters (performance art facilities) are a conditionally permitted use and require a Conditional Use Permit in the Public-Community Facility (P-CF) zone per Section 10-2.1110. With the performances proposed to be entirely within the basement of the existing facility and the significant distance from the nearest residential uses, the analysis section herein presents the required “findings” pursuant to RBMC Section 10-2.2506 with some additional focused analysis concerning “Parking and Operations”. The parking and operations are the only issues that required some additional focused analysis.
Conditional Use Permit
Pursuant to Redondo Beach Municipal Code Sections 10-2.1110 and 10-2.2506, the proposed live performance theater requires the issuance of a Conditional Use Permit with Planning Commission approval. The Conditional Use Permit serves to ensure that certain uses possessing unique characteristics will not adversely affect surrounding uses and properties, nor disrupt the orderly development of the community. For approval of the project, the Planning Commission must make the following findings in the affirmative. The following italicized text is the specific response to the individual criteria:
a) The site for the proposed use shall be in conformity with the General Plan, and when located within the Artesia and Aviation Corridors Area Plan area shall be consistent with the intent of the Artesia and Aviation Corridors Area Plan as adopted by resolution of the City Council, and shall be adequate in size and shape to accommodate such use and all setbacks, spaces, walls and fences, parking, loading, landscaping, and other features required by this chapter to adjust such use with the land and uses in the neighborhood.
The proposed live performance theater is not located within the Artesia and Aviation Corridors Area Plan. The live performance use will be housed within the basement of an existing public-community facility building previously used by a childcare development center. The proposed use is in conformity with the General Plan land use designation of Public (P) uses which allows various public uses, which include “public cultural facilities”. Additionally, Goal 1A states, “Provide for the types and mix of land uses necessary to serve the needs of existing and future residents” and Objective 1.5 and Policy 1.51 read, “Provide for the continuation of existing and development of new public service uses and facilities which meet the needs of the City's residents” and “Allow for the continuation of existing public recreational, cultural (libraries, museums, etc.), educational, institutional (governmental, police, fire, etc.), and health uses at their present location [areas classified as Public (“P”) on the Land Use Plan map] and development of new uses where they complement and are
compatible with adjacent land uses (I1.1)”. Additionally, the site as developed is adequate to accommodate all require parking spaces, meets all required setbacks and has existing significant landscaping between the existing facilities and the nearest residential properties to the south of the facility
b) The site for the proposed use shall have adequate access to a public street or highway of adequate width and pavement to carry the quantity and kind of traffic generated by the proposed use.
The site is directly adjacent to a signalized intersection at N. Prospect Avenue, a secondary arterial street, and Diamond Street. The access to the subject property is limited to N. Prospect Avenue therefore limiting access to Diamond Street via a controlled intersection. Additionally, the existing driveway on N. Prospect Avenue complies with RBMC driveway standards. Pedestrian access is also provided by an existing ADA compliant walkway from the public sidewalk on N. Prospect Avenue. It is anticipated that the many of the expected attendees will “carpool” to the performances as they are geared towards families/children. With this in mind the expected occupancy of upwards of 90 attendees could result in approximately 50 trips that would occur outside the PM peak hour with performances beginning at 8 PM. Therefore, the quantities expected can be accommodated by the adjacent roadways (Prospect, Diamond, and Beryl).
c) The proposed use shall have no adverse effect on abutting property or the permitted use thereof.
The live performance theater will operate entirely within an existing basement space with a use that is not anticipated to project any noise due to being both subterranean and entirely indoors. Additionally, there is an approximate 200-foot distance and heavy landscaping to the closest residential properties which will further mitigate any potential noise impacts. Adequate parking exists on site for the proposed live performance theater use (as demonstrated in the shared parking analysis) and no other exterior changes are planned.
d) The conditions stated in the resolution or design considerations integrated into the project shall be deemed necessary to protect the public health, safety, and general welfare. Such conditions may include, but shall not be limited to:
a. Additional setbacks, open spaces, and buffers;
i. The existing side setback of 120 feet complies with applicable RBMC development standards (20 foot setback) as the adjacent uses east of the site are residentially zoned.
b. Provision of fences and walls;
i. Not applicable. The existing wall between the subject property and adjacent uses is 5 feet in height. No new fences or walls are proposed as a part of this project scope.
c. Street dedications and improvements, including service roads and alleys;
i. A change in use does not trigger street dedications. The existing right-of-way for Prospect Avenue is 120’. If redevelopment were to occur at the subject property an additional 10’ dedication would be required of the project. Improvements along the frontage of the subject property (N. Prospect Avenue) are consistent with City standards.
d. The control of vehicular ingress, egress, and circulation;
i. Existing two-way access driveway and traffic signal complies with Zoning Ordinance and Public Works standards.
e. Sign requirements or a sign program, consistent with the Sign Regulations Criteria in Section 10-2.1802;
i. Signage will be required to comply with the City’s signage regulations and will be processed under a separate permit.
f. Provision of landscaping and the maintenance thereof;
i. Existing compliant landscaping to remain.
g. The regulation of noise, vibration, odor and the like;
i. The proposed use is entirely indoors and will not produce any excessive noise, vibration, or odor.
h. Requirements for off-street loading facilities;
i. Loading facilities can be accommodated by small trucks and vans that utilize the immediate adjacent ground floor parking lot.
i. A time period within which the proposed use shall be developed;
i. The proposed tenant improvement will comply with required building construction and inspections days/hours.
j. Hours of permitted operation and similar restrictions;
i. Hours of performances are proposed to be 8:00PM to 11:00PM between Thursday through Sunday and additional matinees on Saturday and Sunday between 2:00PM to 5:00PM. This will further reduce any potential parking concerns as the live performance theater’s peak times will be during the evenings when many of the other tenants will be closed.
ii. Hours of rehearsals are anticipated to be between Monday through Thursday from 6:00PM to 11:00PM and Saturday and Sundays from 10:00AM to 4:00PM.
iii. The anticipated performance schedule will be from September to May, with no performances planned during the summer months of June to August.
k. Removal of existing billboards on the site, subject to the findings required by Section 10-2.2006(b); and
i. Not applicable. No billboards are located on this subject property.
l. Such other conditions as will make possible the development of the City in an orderly and efficient manner and in conformity with the intent and purposes set forth in this chapter, the Artesia and Aviation Corridors Area Plan as adopted by resolution of the City Council, and the General Plan.
i. The conditions of approval address all noted issues of concern, namely potential parking and the acquisition of all related certificates and licenses required by the State, County of Los Angeles, and City of Redondo Beach, resulting in a project that is in conformity with the intentions and purposes of the applicable provisions of the City’s Zoning Ordinance and its General Plan.
The project is consistent with the Comprehensive General Plan of the City. Policy 1.46.1 of the Land Use Element allows for the accommodation of cultural facilities such as performing and visual arts. The live performance theater will be of service to local residents. No additional buffers or setbacks are warranted as the use is not expected to produce significant noise impacts and there is an existing 120-foot setback from the nearest residential uses to the northeast. No dedications or easements are required. No new fences or walls are required. Proposed signage shall require a separate permit and shall be consistent with the Sign Regulations Criteria in Section 10-2.1802. No new landscaping is required. As conditioned, the performing arts business use is not anticipated to generate unusual noise, vibration, or odors or additional traffic. No loading facilities are necessary for the proposed performing arts business use. Concerning parking, the applicant conducted an extensive parking survey that determined all required parking for this use could be accommodated on the subject property. This is supported by the fact that the hours of the performances, as conditioned, are after normal business hours which results in the availability of most of the parking spaces for the subject business. Additional conditions of approval have been added that require the following:
• That the business be permitted to hold performances between the hours of 8:00PM to 11:00PM, Thursday through Sunday; and 2:00PM to 5:00PM on Saturday and Sundays; between the months of September to May.
• Maximum number of ninety-eight (98) audience members occupy the theater space at any given time; and
• That all performances and rehearsals shall occur exclusively within the interior of the tenant space.
Figure No. 1 - Existing site and distances to nearest residential uses
Parking and Operations
In addition to the analysis of the specific use regulations applicable to this land use type, staff conducted additional analysis concerning parking to ensure compliance with the RBMC standards and potential “actual” parking conditions.
Based on a recent parking analysis of the site conducted in Summer of 2024 for an unrelated project on the site, a total of 812 parking space exists at the BCHD campus, 391 of which are located on surface lots and 421 spaces are located within the existing parking garage of the campus. A parking study performed in July 2024, indicated that peak parking hours are typically between 9:00AM to 3:00PM at a maximum of approximately 600 spaces being utilized which leaves a surplus of over 200 spaces during peak hours. By 6:00PM, the on-site utilization of parking dwindles to approximately 150 spaces being used out of the 812 spaces available. This allows for the proposed live performance theater to utilize the parking spaces available for surplus parking on the site.
Figure No. 2 below presents the fluctuation in observed parking demand by time of day for two sample days, July 16th and July 25th. Higher demand was observed between the hours of 8:00AM and 3:00PM, which is typical of medical offices, which is one of the major uses on the existing campus. Additionally, many of the medical administrative offices are closed on Saturday and Sunday which would provide additional spaces for the proposed Saturday and Sunday matinee times of the live performance theater.
Figure No. 2 - Existing Land Use Parking Demand by Time of Day
Based on the parking demand study, the proposed live theater operation, particularly the hours of operation, the allocated parking spaces will be sufficient. In furtherance of confirming that the parking in support of the public-community facility could accommodate all existing and this proposed use, staff reviewed the general hours of operation from existing tenants as compared with the proposed hours for the subject business and found that there would only be very limited overlap with the existing on-site uses.
Based upon the project’s compliance with RBMC parking standards, one space for every five seats or one space for every 40 square feet of seating area where there are no fixed seats, the parking required for this use is 43 spaces. As demonstrated by the parking demand study, the available on-site parking can accommodate the required parking spaces. With the anticipated staggered peak times for the various existing facility and the proposed live theater performance, parking is not anticipated to be an issue.
Based on a review of the application, operations, and the plans by the Planning Division, approval of the project is recommended.
PUBLIC CORRESPONDENCE
Staff received 13 public comments in response to the public notice that was published on December 5, 2024. All 13 comments were in support of the proposed live performance theater with themes generally centered around the use being a cultural benefit to the community and supporting the move from the nonprofit’s prior location in San Pedro, specifically feeling safer with the proposed parking than the street parking required at the previous location.
ENVIRONMENTAL STATUS
The proposed project is Categorically Exempt from the preparation of environmental analyses, pursuant to Sections 15301(a) (Existing Facilities) of the California Environmental Quality Act (CEQA). This section exempts projects involving minor interior and exterior alterations of existing structures including interior partitions, plumbing, and electrical, with no expansion, from environmental review. The project does not propose any floor area expansion, and work will be limited to interior renovations within the existing building, consistent with those items specified as exempt under this section.
CONCLUSION
Staff recommends that the Planning Commission approve the Exemption Declaration and grant the Conditional Use Permit subject to the findings and conditions contained within the attached draft resolution.
Prepared by: Approved by:
_________________________ _________________________
Steven Giang, AICP Sean Scully
Senior Planner Planning Manger
ATTACHMENTS
1. 514 N. Prospect Avenue - Exemption Declaration
2. 514 N. Prospect Avenue - Draft Resolution
3. 514 N. Prospect Avenue - Plans
4. 514 N. Prospect Avenue - Public Comments
5. 514 N. Prospect Avenue - Parking Demand (for a projected related to the Allcove Facility)