To: PLANNING COMMISSION
From: DANIEL BESINAIZ, ASSOCIATE PLANNER
TITLE
title
DISCUSSION, CONSIDERATION, AND POSSIBLE ACTION ON AN EXEMPTION DECLARATION AND CONDITIONAL USE PERMIT FOR THE OPERATION OF A PERSONAL IMPROVEMENT SERVICE FOR MUSIC INSTRUCTION WITHIN AN EXISTING COMMERCIAL BUILDING ON PROPERTY LOCATED IN A COMMERCIAL (C-1) ZONE AND AN ASSOCIATED PARKING LOT ON A LOW DENSITY MULTIPLE-FAMILY RESIDENTIAL (R-2) ZONE.
RECOMMENDATION
1. Open public hearing, receive and file all documents and correspondence on the proposed project;
2. Accept all testimony from staff, applicant, and the public and deliberate;
3. Close public hearing;
4. Adopt a Resolution by title only approving an Exemption Declaration and Conditional Use Permit for the operation of a personal improvement service for music instruction within an existing commercial building on property located in a Commercial (C-1) zone and a Low Density Multiple-Family Residential (R-2) zone.
end
BACKGROUND:
Existing Site, Surroundings, Zoning, and Project Description
The applicant is requesting approval of a Conditional Use Permit to allow the operation of a personal improvement service for music instruction (Coast Music) within an approximately 4,123-square-foot tenant space at 3500 Aviation Boulevard. The business would occupy the entirety of the existing commercial building.
The subject site is located at the northeast intersection of Aviation Boulevard and Warfield Avenue, just south of the intersection of Aviation Boulevard and Manhattan Beach Boulevard. The properties to the north and south of the site, along Aviation Boulevard, are zoned Commercial (C-1). Properties directly east of the site, along Warfield Avenue, are zoned Low Density Multiple-Family Residential (R-2). One property northeast of the project site is zoned Medium Density Multiple-Family Residential (RMD). Properties across Aviation Boulevard to the west are located within the City of Manhattan Beach.
The existing site is developed with a two-story, 3,639-square-foot commercial building on a 17,215-square-foot lot. The existing commercial building was originally developed as a bank and was constructed in 1971 and has operated as a bank until the most recent banking business closed in 2025. The proposed music school would occupy the entire building and enclose the existing 484-square-foot covered drive-through area, increasing the building's total floor area to approximately 4,123 square feet (0.24 FAR). The enclosed area would be used as a band room, for groups that may need a larger space than the typical one-on-one instruction. The parking lot is accessible from both Aviation Boulevard and Warfield Avenue and provides 23 parking spaces, including one (1) ADA-accessible space. The proposed use requires 23 parking spaces, based on a requirement of one space per instructor and one space per two students.
Coast Music would provide private music lessons as its primary service, as well as band rehearsals, chamber music ensembles, a cappella rehearsals, and musical theater rehearsals. The maximum number of instructors at high volume hours would be 14, with a maximum student count of 18. The proposed hours of operation are Monday through Thursday from 10:00am to 9:30pm, Friday from 10:00am to 8:00pm, and Saturday and Sunday from 9:00am to 4:00pm.
Coast Music has operated a roughly 5,300 square foot facility located in Manhattan Beach since 2004, for private music lessons, classes, and summer programs. This proposed location will be their second in the South Bay. Staff has contacted the City of Manhattan Beach and no complaints have been received.
Interior improvements would include ten (10) individual lesson rooms, a performance room, a band room (the 484-square-foot covered/enclosed drive-through area), restrooms, staff areas, storage rooms, and a reception area. The performance and band rooms would provide space for performances and group activities (rehearsals) in addition to individual music instruction. Below is the proposed floor plan of the music school.
No new signs are proposed as part of this application. Any future signage would be subject to a separate permit.
Noise
In review of the application, Staff identified noise as a potential issue of concern associated with the proposed music school use. In Staff’s analysis of the potential for noise impacts on adjacent properties the proximity/distance of the noise generating activity to the nearest sensitive receptors is a primary element. In this instance the location of the existing building is strategically located near the western property line immediately adjacent to Aviation Boulevard which maximizes the distance between the music instruction/performance rooms and the nearest adjacent residentially zoned and developed properties. As planned, there is an approximately 50-foot distance between the adjacent residential structure to the northeast and the closest lesson room within the proposed music school. Additionally, the residences immediately east are located at a distance of approximately 55 feet away from the nearest music room. In addition to the long-distance separations there are physical sound barriers at the northern and eastern property lines in the form of a perimeter six (6) foot high cement block wall and slated fencing and dense landscaping on the northern rear property line that further reduces potential noise impacts. Also, the adjacent residences east of the subject property are at a significantly lower grade elevation and only the second floor is visible to the subject property.
In addition to distance and physical barriers at the property line, ambient noise levels are also a significant factor when considering potential noise impacts. The existing noise generated from Aviation Boulevard, Manhattan Beach Boulevard, and the I-405 Freeway creates an ambient noise environment that exceeds 65 db Ldn. The distance, perimeter walls/fencing and grade differential, dense landscaping, and ambient noise environment minimizes and dampens the potential sound transmission and noise impacts from the music school upon adjacent residences. Below is the City’s projected noise levels identified in the Draft Noise Element for the area that includes the subject property.
In addition to the noise related factors and circumstances noted above, the applicant is incorporating physical soundproofing measures as part of the project to further reduce and ensure no noise impacts upon surrounding properties. The proposed sound attenuation improvements are intended to contain music and instructional sounds within the building and mitigate any potential for audible disturbances to neighboring properties. Subject to compliance with all applicable noise regulations and conditions of approval, the proposed soundproofing measures will ensure that noise generated by the use does not result in unreasonable impacts to surrounding properties.
Parking
In review of the application, Staff also identified parking as a potential issue of concern associated with the proposed music school use. The applicable parking requirement for the proposed use is one (1) parking space per instructor and one (1) parking space per two (2) students, resulting in a total requirement of 23 parking spaces. The project provides 23 on-site parking spaces, thereby satisfying the applicable parking requirement. The proposed parking supply is therefore consistent with the City’s established parking standards for the use and provides sufficient on-site parking to accommodate the anticipated demand. Subject to compliance with all applicable parking regulations and conditions of approval, the project is not anticipated to result in parking impacts to surrounding properties.
ANALYSIS
Conditional Use Permit
Pursuant to Redondo Beach Municipal Code Section 10-2.620, the proposed music school business 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:
1. 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 music school use will be housed within an existing commercial building. The proposed use is in conformity with the General Plan land use designation of Commercial (C-1) which allows various commercial uses, which include “personal services and similar uses”. Additionally, all setbacks, landscaping, and the parking spaces provided comply with code requirements. Specifically, the setbacks of the existing building and the proposed setbacks of the enclosure of the “band room” to the rear property line are approximately 55 feet, which exceeds the required 20-foot setback from a residentially zoned property. Additionally, the parking required based upon the business operations plan requires one (1) space per employee plus one (1) space per two (2) students which results in a parking need for 23 parking spaces and the existing parking lot is designed with 23 parking spaces. Concerning the parking lot that is east of the existing building and has a zoning designation of Low Density Multiple-Family Residential (R-2) zone, “parking lots” are conditionally permitted with the issuance of a Conditional Use Permit (CUP). This CUP application includes the “parking lot” within its scope.
As the site is currently developed, adequate parking is provided, which serves as an additional buffer between the proposed use and the immediately adjacent residences to the east and adequate site access is provided from both Aviation Blvd and Warfield Avenue.
2. 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.
Access to the subject property is available from both Aviation Boulevard and Warfield Avenue. The existing driveways from both streets comply with RBMC driveway standards and adequately accommodate two-way traffic. Pedestrian access is also provided by an existing ADA compliant walkway from the public sidewalk on both streets. Furthermore, the use is not expected to generate a level of traffic that cannot be supported with the proposed and existing infrastructure.
3. The proposed use shall have no adverse effect on abutting property or the permitted use thereof.
The music school will operate within an existing commercial structure. All proposed uses are internal to the structure. Included within the scope of the proposed tenant improvement is the installation of noise attenuation and baffling materials in all internal walls and exterior walls along the eastern elevation where music lessons will be conducted. The performance room is also located towards Aviation Boulevard which further serves to reduce potential noise impacts upon residences east of the property. Additionally, there is an approximate 55-foot distance from the adjacent residential structures to the closest lesson room with a perimeter block wall/fence and significant landscaping at the intervening property line which will further mitigate the potential for noise impacts. Finally, with respect to noise it is important to recognize the ambient noise environment exceeds 65 db Ldn at the subject and adjacent residential properties. The combination of distance, existing ambient noise environment, physical barriers, and the requirement for noise attenuation and baffling materials to be installed and certified by an acoustical engineer will ensure the project has no adverse effect on abutting property. Adequate parking exists on site for the proposed music school use. The proposed addition to the structure is also limited to the existing roofline, so no increase in height of the structure.
4. 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;
The existing rear and side setbacks that are adjacent to properties zoned residential are in compliance with applicable RBMC development standards as the adjacent parcels northeast and east of the site are residentially zoned and per setback requirements are greater than the required 20 feet. The front setback is legal nonconforming as its setback from Aviation Boulevard is not greater than or equal to the required five (5) feet. However, the project does not include any structural additions that expand upon the nonconformity. The street side setback is compliant as it is greater than the required ten (10) feet.
b. Provision of fences and walls;
There is an existing six-foot cement wall along the northern property line and a combination retaining wall and slated fencing along the eastern property line.
c. Street dedications and improvements, including service roads and alleys;
A change in use does not trigger street dedications.
d. The control of vehicular ingress, egress, and circulation;
Existing two-way access driveways comply 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;
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;
Existing landscaping to remain.
g. The regulation of noise, vibration, odor and the like;
The proposed use will be conducted entirely within an enclosed building, and the project incorporates multiple measures to regulate and minimize potential noise impacts. As discussed in the Noise analysis, the substantial distance between the music instruction/performance rooms and adjacent residential receptors, existing perimeter walls and fencing, dense landscaping, grade differential, and existing ambient noise from Aviation Boulevard, Manhattan Beach Boulevard, and the I-405 Freeway collectively minimize and dampen potential sound transmission to surrounding residences. In addition, the applicant is incorporating physical soundproofing and sound attenuation measures to further contain music and instructional sounds within the building. Compliance with applicable noise regulations and the conditions of approval will ensure that noise generated by the proposed use does not result in unreasonable impacts to surrounding properties.
h. Requirements for off-street loading facilities;
As a music school business use with no retail operations, loading facilities can be accommodated by small vans that utilize the immediate adjacent ground floor parking lot.
i. A time period within which the proposed use shall be developed;
The proposed tenant improvement will comply with required building construction and inspections days/hours.
j. Hours of permitted operation and similar restrictions;
Hours of operation are proposed to be Monday through Thursday from 10:00 AM to 9:30 PM, Friday from 10:00 AM to 8:00 PM, and Saturday and Sunday from 9:00 AM to 4:00 PM.
k. Removal of existing billboards on the site, subject to the findings required by Section 10-2.2006(b); and
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.
The conditions of approval address all noted issues of concern, 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 LU-6.8 Retail Goods and Services of the Land Use Element ensures a mix of retail businesses that provide the full continuum of goods and services for the community. The music school will be of service to local residents. No additional buffers or setbacks are warranted as there is an existing 50 to 55-foot distance from the adjacent residential uses to the east and additional noise attenuation materials will be utilized in the construction of the music school. 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 music school use is not anticipated to generate unusual external noise, vibration, or odors or additional traffic. No loading facilities are necessary for the proposed use.
Based on a review of the application, business operations, and the plans by the Planning Division, approval of the project is recommended.
ATTACHMENTS
Attachment 1 - Draft Resolution
Attachment 2 - Plan Sheets
Attachment 3 - Business Plan
Attachment 4 - CEQA Exemption Declaration