TO: PLANNING COMMISSION
FROM: Victoria Banfield, Associate Planner and Sean Scully, Acting Community Development Director
TITLE
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PUBLIC HEARING FOR CONSIDERATION OF AN EXEMPTION DECLARATION AND CONDITIONAL USE PERMIT TO ALLOW THE OPERATION OF A PERSONAL IMPROVEMENT SERVICE IN AN APPROXIMATELY 3,111 SQUARE FOOT TENANT SPACE WITHIN AN EXISTING MULTI-TENANT COMMERCIAL BUILDING ON PROPERTY LOCATED AT 234 S. PACIFIC COAST HIGHWAY, SUITE #104-106 IN A MIXED-USE (MU-3) 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 FOR A CONDITIONAL USE PERMIT TO ALLOW THE OPERATION OF A PERSONAL IMPROVEMENT SERVICE (FITNESS STUDIO) WITHIN AN EXISTING MULTI-TENANT COMMERCIAL BUILDING ON PROPERTY LOCATED IN THE MIXED-USE (MU-3) ZONE AT 234 S. PACIFIC COAST HIGHWAY, SUITE #104-106 (CASE NO. CUP-2024-02)
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EXECUTIVE SUMMARY
The applicant is requesting approval of a Conditional Use Permit to allow the operation of a personal improvement service (fitness studio) in an approximately 3,111 square foot tenant space within an existing multi-tenant commercial building. The business would occupy three existing suites, which were previously occupied by a retail store, massage business, and tutoring business. The proposed fitness studio will offer 50-minute classes that encompass a variety of workouts, including cardio, strength training, and core stability. The hours of operation will be from 5:00am to 11:00am and 4:00pm to 8:00pm Monday through Friday, and from 7:00am to 11:00am on Saturday, and from 8:00am to 11:00am on Sunday. The interior layout will consist of an open workout floor area approximately 2,180 square feet, that includes nine (9) different workout stations of three (3) or less students/clients each, as well as a locker room (approximately 375 square feet), restrooms, and storage. Coaches will rotate around the stations, assisting multiple stations at once. There will be a maximum of three (3) coaches and 28 students/clients in the studio during any given class period. Interior tenant improvements are proposed for the new business. No changes to the exterior of the building are proposed except for the closure of the entrance door that provided access to Suite 105.
BACKGROUND
Existing Site, Surroundings, Zoning, and Project Description
The subject site is located on the east side of S. Pacific Coast Highway, just north of Torrance Boulevard, and is currently developed with a multi-tenant commercial shopping center, Pacific Plaza. The properties to the north, south, and west are zoned Mixed Use (MU-3). The property to the north is developed with a multi-tenant office building. The property to the south is developed with a commercial bank building. The three properties to the west, across Pacific Coast Highway, are developed with multi-family residential, and commercial buildings. There are four (4) adjacent properties to the east, which are zoned Low Density Multiple-Family Residential (R-3) and are developed with multi-story, multi-family residential buildings, accessed from S. Francisca Avenue.
The existing site is developed with a two-story, 22,450 square-foot, multiple-tenant commercial building. The proposed fitness studio would occupy three (3) existing tenant spaces, suites 104, 105, and 106, with a combined area of approximately 3,111 square feet. The building sits toward the rear portion of the property however it is setback from the adjacent residentially zoned and developed properties by 20 feet as required by current zoning setback standards. The property is served by 26 parking spaces at the ground level fronting Pacific Coast Highway and 62 spaces in the under-ground garage. The property is accessed on the north side by a two-way driveway off of Pacific Coast Highway.
The applicant intends to remodel the interior of the tenant space, creating two main rooms. The front entry room would be the locker room and front reception area with incidental retail. The second room would be the workout room, which would also have two restrooms and a storage room. No changes to the exterior of the building are proposed except for the closure of the entrance door that provided access to Suite 105.
ANALYSIS
In accordance with Section 10-2.910 of the Redondo Beach Municipal Code, personal improvement services which are greater than 2,000 square feet require a Conditional Use Permit in the Mixed Use (MU-3) zone. The purpose of the conditional use permit (CUP) is to place conditions on the operation of the business so that it does not adversely impact surrounding properties. Potential issues that may arise from a fitness studio operation are parking impacts and noise.
Parking
A minimum of 83 parking spaces are required for the entire multiple-tenant building and a total of 88 spaces (26 surface, 62 subterranean) are provided (reference Attachment 6). In addition, there are also 16 tandem spaces in the subterranean garage, however these spaces are not included in the parking count. Per Municipal Code Section 10-2.1706 related to commercial parking regulations, a personal improvement service use requires one (1) parking space per employee, plus one (1) parking space per each two (2) students. The three (3) tenant spaces being combined for this personal improvement service are allocated a total of 12 parking spaces at the standard retail parking ratio of one (1) parking space per 250 square feet of gross floor area. Per the attached parking demand table for all tenants in the shopping center, the center has 5 parking spaces in excess of what is required for all tenants combined. This allows for the proposed personal improvement service to utilize a total of 17 parking spaces on the site. While the ground level parking appears to be optimally used, the majority of the spaces in the subterranean level are under-utilized. Additionally, classes will be staggered by 10 minutes to allow students to leave/arrive without overlap. Maintenance/janitorial services are anticipated to occur after regular business hours and should not interfere with the routine operations of the business. Again, it is noteworthy that there are an additional 16 tandem spaces existing that are not counted toward the required parking.
Based on the proposed business operation, and particularly their hours of operation, the allocated parking spaces should be sufficient. In furtherance of confirming that the parking in support of this commercial center 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 some of the existing onsite uses. For example, during the proposed morning hours proposed for the subject business, 5 AM to 11 AM, the existing restaurants would not be open, thereby freeing up to 11 parking spaces required by those uses. Concerning the evening hours proposed, 4 PM until 9 PM, there would only be one (1) hour, 4 PM to 5 PM, where all uses at the center could potentially be open and this is an off-peak hour for restaurants and most office uses are nearing closing which is also typically a less parking-generating time for office uses.
Special note: Currently, three (3) parking spaces in the subterranean level are being used as storage space for construction materials while the shopping center undergoes a façade upgrade (permitted under a separate building permit). Due to the need for these three (3) parking spaces to be available for the proposed business, a condition of approval has been included in the Resolution requiring the storage materials must be removed prior to issuance of a certificate of occupancy for the proposed personal improvement service use.
Based upon the project’s compliance with RBMC parking standards and the anticipated staggered peak times for the various existing commercial tenants and the proposed personal improvement service, and the additional 16 tandem spaces in the subterranean parking garage at the commercial center, parking is not anticipated to be an issue.
Noise
A noise study has been performed and the Acoustical Design Review Report is attached (reference Attachment 5). The tenant improvement work must comply with the recommendations pursuant to the Acoustical Design Review Report dated October 25, 2023 which prescribes sound control designs within the interior walls to prevent noise impacts on the abutting tenant spaces. Some additional sound attenuation is also required to be installed in the ceiling to ensure potential sound impacts from the proposed use will be reduced to acceptable levels. All business activities will occur within the building, with no outdoor activities. Entry doors will remain closed at all times. The amplified sound is limited to a maximum of between 95 and 100 decibels. As the fitness studio would be oriented toward PCH it is not anticipated to be audible from the neighboring residential uses to the east. There are no doors or windows that face the rear (east) side of the property.
Based upon the Acoustical Design Review Report and the requirement that the project incorporate all the recommendations within the “Report” it is anticipated that any potential noise impacts will be mitigated to less than significant.
Conditional Use Permit
Pursuant to Redondo Beach Municipal Code Section 10-2.2506, the proposed animal grooming use requires 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 personal improvement service is not located within the Artesia and Aviation Corridors Area Plan. The personal improvement service use will be housed within an existing commercial building previously used by commercial tenants. The proposed use is in conformity with the General Plan land use designation of Mixed Use (MU-3) which allows all C-2 commercial uses, which include “personal services and similar uses”. The proposed personal improvement service, as determined by an “acoustical analysis” and as conditioned, will not generate excessive noise and is in conformity with City’s Noise Element and RBMC Noise requirements. The parking spaces provided comply with the minimum number required by code.
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 Pacific Coast Highway, a major arterial street, and is accessed by an existing two-way driveway on Pacific Coast Highway that complies with RBMC driveway standards. Pedestrian access is provided by an existing ADA compliant walkway from the public sidewalk on Pacific Coast Highway to the building.
c) The proposed use shall have no adverse effect on abutting property or the permitted use thereof.
The fitness studio will operate within three existing tenant spaces that will be sound-proofed to prevent noise impacts on adjacent commercial tenants and the multiple-family residences to the rear of the subject property as there are no openings in the rear of the tenant space and there is a 20-foot setback to the adjacent residentially zoned properties as required by the applicable provisions of the RBMC. Adequate parking exists on site for the proposed personal improvement service use. Only a minor change to the front elevation (door closed) is proposed with no other exterior changes 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 rear setback of 20 feet complies with applicable RBMC development standards as the adjacent uses east are residentially zoned. Additionally, no openings are proposed in the rear of the tenant space.
b. Provision of fences and walls;
i. Not applicable. Existing 8-foot walls existing between the subject property and adjacent residential uses.
c. Street dedications and improvements, including service roads and alleys;
i. A change in use does not trigger street dedications. Improvements along the frontage of the subject property (Pacific Coast Highway) are consistent with Caltrans standards.
d. The control of vehicular ingress, egress, and circulation;
i. Existing two-way access driveway 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 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. An acoustical analysis was required to ensure the amplified music that supports the personal improvement service would not negatively impact adjacent commercial uses nor the adjacent residential uses to the east. Conditions of approval have been added to incorporate the recommendations from the acoustical analysis that include, requiring doors to be closed during all operating hours, installation of additional internals walls with sound attenuation elements between the proposed tenant space and adjacent commercial tenants to either side and above.
h. Requirements for off-street loading facilities;
i. As a service commercial use with only limited retail operations, loading facilities can be accommodated by small vans that utilized 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 plan check and inspections schedules.
j. Hours of permitted operation and similar restrictions;
i. Hours of operation are split between early morning and late evening to accommodate working schedules of the anticipated clients. This will further reduce any potential parking concerns and potential for noise related complaints as the personal services business will be operating with many of the other commercial tenants will be closed.
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 noise impacts 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 1.3.1 of the Land Use Element allows for the development of commercial services which provide for the needs of current and future residents. The fitness studio will be of service to local residents. No additional buffers or setbacks are warranted as additional sound attenuation conditions are required and there is an existing 20-foot setback from the adjacent residential uses to the east. 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 personal improvement service use is not anticipated to generate unusual noise, vibration, or odors or additional traffic. No loading facilities are necessary for the proposed personal improvement service use. Additional conditions of approval have been added that require the following:
• Set hours of operation that don’t conflict with many of the existing tenants;
• Maximum number of coaches and students/clients in the fitness studio at any given time;
• Class registration shall be done online and shall limit the number of students/clients;
• Classes will be staggered by a minimum of 10 minutes;
• The use shall occur exclusively within the interior of the tenant space;
• Entry doors to the fitness facility shall remain closed during class times;
• Sound-proofing shall be required;
• All construction storage material in the subterranean parking garage shall be removed prior to certificate of occupancy issuance.
Based on a review of the plans by the Planning Division, approval of the project is recommended.
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.
ATTACHMENTS
1. 234 S. Pacific Coast Highway - Exemption Declaration
2. 234 S. Pacific Coast Highway - Draft Resolution
3. 234 S. Pacific Coast Highway - CUP Application
4. 234 S. Pacific Coast Highway - Plans
5. 234 S. Pacific Coast Highway - Acoustical Design Review
6. 234 S. Pacific Coast Highway - Parking Demand