City of Redondo Beach - File #: HC25-0301

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TO: HARBOR COMMISSION

FROM: STEVEN GIANG, SENIOR PLANNER

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DISCUSSION, CONSIDERATION, AND POSSIBLE ACTION ON AN EXEMPTION DECLARATION AND A CONDITIONAL USE PERMIT FOR A RESTAURANT USE AND A COMMERCIAL RECREATIONAL (CLUB) USE ON PROPERTY LOCATED WITHIN A COASTAL-COMMERCIAL (CC-3) ZONE, IN THE COASTAL ZONE

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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 granting a Conditional Use Permit allowing a commercial recreation (club) use and continuation of a restaurant use on property located within a Coastal Commercial (CC-3) zone at 239 and 245 N. Harbor Drive, subject to the plans and applications submitted, and the findings and conditions contained therein.

BACKGROUND

The subject site contains two existing commercial buildings that have been utilized as restaurant uses for approximately 30 years. Over that time period, the City of Redondo Beach has issued no less than nine conditional use permit applications to allow for the restaurant use and to accommodate necessary amendments attributable to new restaurant operators. The most recent amendments were approved by the Harbor Commission in 2022 and 2023 for the new operator named California Surf Club. The business model includes both a restaurant component and a commercial recreation (club) use in which a portion of the site can be accessed for a membership fee in the form of daily, monthly, or yearly passes. While the Harbor Commission considered, deliberated, and approved both the restaurant use and commercial recreation (club) use in both 2022 and 2023, the applicable resolutions approved by the Harbor Commission omitted the commercial recreation (club) use. City staff and the applicant requests a new Conditional Use Permit be considered to ensure both proposed uses are memorialized in the resolution. In addition, city staff recommends expunging the nine previously approved CUP’s so that only the most recent CUP remains active. In doing so, confusion will be reduced regarding which CUP’s and applicable conditions of approval apply to the operator. The review of the permit by the Harbor Commission is intended to ensure that the proposed uses are compatible with surrounding properties and consistent with the public health, safety, and welfare of the City.

California Surf Club first applied for a Conditional Use Permit and appeared before the Harbor Commission on December 12, 2022, at which time the Harbor Commission approved a resolution for a CUP to allow a restaurant use and allow modifications to the existing building. The Harbor Commission specifically discussed the potential for recreational vessel rental to be ancillary to the commercial recreation (club) use and decided to strictly prohibit rental/loans of watercraft. A condition of approval was included in the resolution to prohibit that aspect of the business model.

On September 11, 2023, the Harbor Commission reviewed and approved a resolution for an amendment by California Surf Club to allow for further building modifications. During the deliberation of this project, the Harbor Commission decided that they did not want to limit the commercial recreation (club) business operation’s ability to rent/loan water related equipment and eliminated the prohibition in the Conditions of Approval.

DISCUSSION

The applicant is proposing to allow a Restaurant use and a Commercial Recreational (Club) use. The north building at 245 North Harbor Drive is the public-facing restaurant use that anyone can patron. The commercial recreation (club) use would occupy 239 North Harbor Drive and is only accessible to patrons that pay for a membership via day passes, monthly passes, or yearly passes. It is designed to provide reprieve from recreational activity in the ocean. Swimmers, boaters, kayakers, etc., can utilize the commercial recreation (club) to take a break from the water. Paid membership includes use of the amenities inclusive of dining areas, outdoor decks, use of conference rooms, a billiards/gaming area, art room, etc. A portion of the commercial recreation (club) business model includes the rental/loan (or free loan) of recreational equipment such as kayaks, canoes, stand-up paddleboards, and surfboards. The proposed hours of operation of the equipment rental (or fee loan) would run in conjunction with the restaurant use. Additional conditions of approval have been added that prohibit night time rentals/loans and includes other regulations to improve overall safety.

Below are aerial photos that identify the subject property, the subject building at 239 & 245 N. Harbor Drive and surrounding area/parking lot.

Figure 1 - 239 & 245 N. Harbor Drive

Figure 2 - Subject property and surrounding areas

Below is a site plan of the existing restaurant with the areas where the recreational equipment will be stored in red.

Figure 3 - Site plan and equipment storage area

Evaluation of Request

In evaluating the applicant’s project, the Harbor Commission must consider the following criteria to make findings that the project would not adversely affect surrounding uses and properties nor disrupt the orderly development of the community.

(1) The site for the proposed use shall be in conformity with the General Plan and the Coastal Land Use Plan 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.

(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.

(3) The proposed use shall have no adverse effect on abutting property or the permitted use thereof.

(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.

The primary issues of concern associated with a restaurant use and commercial recreational (club) use are the potential noise, parking, and safety regulations. Additionally, with all projects in the Coastal Commercial Zone, maintaining access to coastal resources is also required.

Coastal Access

The subject site consists of two existing commercial buildings that have been previously utilized for restaurant uses for the past 30 years. While the applicant has obtained building permits to alter the appearance of each building (both exterior and interior), the project does not expand the building height or overall size and does not block existing access to the coastal area or nearby coastal amenities such as the small hand launch. Therefore, , no impediment to existing views or access to coastal resources is anticipated. It is staff’s opinion that this use will introduce/expose more local families to the waterfront/pier area for leisure and recreational use.

Noise

Any potential for noise associated with the restaurant and commercial recreational uses would emanate from the subject site that has operated as a restaurant use for decades and from the adjacent public gathering areas in the Harbor and Seaside Lagoon due to customers using their rented equipment in these areas. The Harbor and Seaside Lagoon, both of which historically accommodate recreational activity. Due to the existing use of the Harbor and Seaside Lagoon for recreational activities, there are no anticipated significant impacts to noise levels that the proposed commercial recreational (club) use would create.

Parking

The existing parking lot (Mole D) currently services 7 businesses (including 239 & 245 N. Harbor) that require a total of 357 parking spaces based on their uses. Mole D currently has a supply of 719 parking spaces total. Based on a parking analysis, there are 362 parking spaces in excess of the Municipal Code requirements to support the uses associated with the Mole D parking lot and all of its existing businesses and additional patrons of the commercial recreational (club) use.

Traffic/Pedestrian Access

The Applicant is not proposing any structural changes to the building or property that would limit access to the Harbor and Seaside Lagoon as a part of this amendment. The public is able to access both the Harbor and Seaside Lagoon by traversing around the existing building to the south.

As noted in the attached Resolution and report analysis, the project furthers the goals and policies of the general plan and the Coastal Land Use Plan. Both sites have operated as restaurants in the past and the introduction of a commercial recreational (club) use will continue to serve as an amenity for residents and visitors to the coastal area. There are no proposed structural changes that would alter the existing building height or setbacks and as such the project will continue to adhere to minimum development standards outlined by the municipal code. The project will not adversely affect the surrounding streets, nor abutting properties since the existing site is directly adjacent to the Harbor and Seaside Lagoon

ENVIRONMENTAL STATUS

The Project is Categorically Exempt from the requirements to prepare additional environmental documentation per CEQA Guidelines Section 15301 (Class 1 - Existing Facilities). Class 1 allows for the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of the existing or former use.

DEPARTMENT’S RECOMMENDATION

The Community Development Department recommends that the Harbor Commission make the findings as set forth in the attached resolution, adopt the Exemption Declaration and approve the Conditional Use Permit, subject to the plans and applications submitted, and the conditions contained in the staff report and the attached resolution.

ATTACHMENTS

1. Draft Resolution

2. Exemption Declaration

3. Architectural Drawings

4. Signed Resolution No. 2022-12-HCR-05

5. Signed Resolution No. 2023-09-HCR-02

6. Signed Resolution No. 2023-09-HCR-03