TO: PLANNING COMMISSION
FROM: ANDREW SVITEK, SENIOR PLANNER
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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 (fitness studio) in an approximately 2,600 square foot tenant space within an existing (under construction) mixed-use building (Legado Redondo) on property located at 1700 S. Pacific Coast Highway 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 (UNDER CONSTRUCTION) MIXED-USE BUILDING ON PROPERTY LOCATED IN THE MIXED-USE (MU-3) ZONE AT 1700 S. PACIFIC COAST HIGHWAY (CASE NO. CUP-2024-1674)
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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 2,600 square foot tenant space within an under construction mixed-use building, Legado Redondo. The business would occupy a single tenant space. The occupancy for this business will not be permitted unless and until all conditions and settlement agreements with the greater Legado Redondo project have been complied with.
The proposed fitness studio will offer 45-minute pilates classes with 15-minute breaks to allow for students to switch classes without congestion in the studio. The hours of operation will be from 5:00am to 8:00pm Monday through Friday seven days a week. The interior layout will consist of an open workout floor area of approximately 1,800 square feet, that includes sixteen (16) different workout stations, as well as an office area, locker room, electrical room, and restrooms off a side corridor from the entrance (approximately 600 square feet), and a reception area (approximately 200 square feet). An instructor will rotate around the workout stations, assisting multiple stations at once. There will be one (1) instructor and 16 students in the studio during any given class period. There will also be (1) clerk/check-in staff person. Interior tenant improvements are proposed for the new business. No changes to the exterior of the building are proposed (exterior signage will be submitted under a separate application). This will be the sixth pilates studio location for the Studio (mdr) company, which are all located in neighboring communities.
BACKGROUND
Existing Site, Surroundings, Zoning, and Project Description
The 4.3-acre site is located on the northeast corner of the intersection of Pacific Coast Highway and Palos Verdes Boulevard. The mixed-use building, Legado Redondo is currently under construction with an expected completion date of mid-2025. The building is five stories (3 above grade) with podium parking and has 115 residential units above approximately 15,713 square feet of ground floor commercial space (consisting of four retail spaces and one commercial office space). The proposed fitness studio will be located along the Pacific Coast Highway frontage, with unknown future tenants for the remaining three tenant spaces (one space to the west and two to the east).
The properties to the north are zoned in RMD (Multiple-Family Residential), to the west C-4A (Commercial), to the east MU-3A (Mixed-Use), and to the south is the City of Torrance. The property to the north is developed with multi-family residences. The properties across Pacific Coast Highway to the south are developed with multi-family residences. The properties to the west, across Palos Verdes Boulevard, are developed with a restaurant building (Fatburger) and a surface parking lot.
As shown in the shared parking analysis (Attachment #6), the property is served by 321 parking spaces, of which 233 are residential reserved spaces and 88 are shared spaces (residential guest, commercial, and live/work). The parking spaces are located inside the podium garage. Per RBMC, this fitness studio requires 10 parking spaces, which is calculated at 1 space per employee (2 employees) and 1 space per every 2 students (16 students). Per the shared parking analysis that was approved with the Legado project the commercial tenant spaces were allocated a parking allowance of 1 space per 250 sf. The proposed tenant space is 2,600 sf. Utilizing the parking generation rate of 1 space per 250 sf, the space is allocated 10 parking spaces. The proposed use, as conditioned, complies with the parking per the current RBMC parking regulations and with the Legado conditions as approved by the City Council.
The applicant intends to remodel the interior of the tenant space, creating a large exercise area off the lobby and a separate hallway leading to a small locker room, bathrooms, an electrical room and a private office. The front lobby will have a reception area with a counter and a display shelf for incidental retail. No changes to the exterior of the building are proposed (business sign will be under a separate permit).
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 and noise impacts.
Parking
The mixed-use building includes 321 parking spaces (Attachment #6), which are allocated between the residential reserved spaces (233 spaces) and shared spaces between residential guest, commercial spaces, live/work spaces(88 spaces). 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. Based on the proposed operation plan this use is required to provide 10 parking spaces. Per the shared parking analysis approved as part of the Legado project, Per the approved Legado’s project shared parking analysis, the subject tenant space for the proposed fitness studio is allocated a total of 10 parking spaces at the standard retail parking ratio of one (1) parking space per 250 square feet of gross floor area. Based upon both the current RBMC parking requirements for this use and the approved shared parking analysis for the approved Legado project this project meets all applicable parking requirements. In addition, classes will be staggered by 15 minutes to allow students to leave and arrive without overlap. Maintenance and janitorial services are anticipated to occur after regular business hours and should not interfere with the routine operations of the business. Although not factored into the parking analysis the business is also expected to have some walk-in business from residents in the building and from students who park elsewhere in Riviera Village.
Based on the proposed business operation, and particularly the extended hours of operation (early morning and late evening hours), and the fact that the required and allocated parking spaces are compliant with both the municipal code and the approved Legado project, parking is sufficent. In the future, as necessary, there will be an opportunity review future tenants based on compatible hours of operation to minimize overlapping peak hours of operation in the event that a future tenant is required by the RBMC to provide more than 1 space per 250 sf. Based upon the project’s compliance with RBMC parking standards and the parking allocated per the Legado entitlement, anticipated staggered peak times for possible future commercial tenants, the allocated parking is not anticipated to be an issue.
Noise
A Noise Isolation Report was prepared and is attached (Attachment 5). The tenant improvement work must comply with the recommendations outlined in the report. The report specifies sound control designs within the interior walls to prevent noise impacts on the adjacent commercial tenant spaces. There will also be sound attenuation on the ceiling to ensure potential sound impacts from the proposed use will be reduced to acceptable levels. All business activities will occur within the tenant space inside the building with no permissible outdoor activities. Entry doors will remain closed at all times. The amplified sound is limited to the maximum permissible by the City’s Noise Ordinance which prescribes specific noise limits based on specific land uses for both interior and exterior (at the property line). In the case of this application there will be limits on noise towards the adjacent commercial spaces and the residential uses above the subject tenant space. Per the City’s Noise Chapter limits at the PL with the adjacent uses our outlined below:
• Commercial Noise Limits:
o 10 PM to 7 AM - 60 dBA
o 7 AM to 10 PM - 65 dBA
• Residential Noise Limits:
o 10 PM to 7 AM - 55 dBA
o 7 AM to 10 PM - 60 dBA
Based on the incorporation of appropriate sound control measures it is anticipated that there will not be any noise impacts to any of the other commercial tenant spaces or the residential units on the floors above. It is also important to note that The Legado is a unified development with a property management company that will be tasked with responding to any issues that could arise between various commercial and residential tenants of the building. In the event that a credible noise complaint is filed with the City, the procedures pursuant to Article 2 Noise Measurement Procedures within Chapter 24 Noise Regulations would be executed by the City’s Code Enforcement Division.
Conditional Use Permit
Pursuant to Redondo Beach Municipal Code Section 10-2.2506, the proposed fitness studio 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 a commercial tenant space within a newly built mixed-use building. 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 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 and per the approved Legado entitlement.
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 and Palos Verdes Boulevard, both major arterial streets, and is accessed by existing two-way driveways from both frontages that comply 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 a ground level commercial tenant space that will be sound-proofed to prevent noise impacts on adjacent commercial tenants on either side and residences above. This portion of the mixed-use building is one story with a pedestrian plaza directly above the commercial spaces. There are no openings to any other sides of the building except for the front entryway fronting on Pacific Coast Highway. The commercial portion of the mixed-use building meets the required 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. No exterior changes planned (a business sign that will be under a separate permit).
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 mixed-use building is in compliance with the additional rear setback requirement of 20 feet on the north side as the property to the north is residentially zoned. The tenant space is on the ground level of a multi-story building, with a parking garage making up most of the ground level between the tenant space and the north edge of the building, which is adjacent to another residential building. In addition, there are several levels of residential units above the ground level commercial space. The only openings to the tenant space are to the south along the Pacific Coast Highway frontage. Therefore, the fitness studio is adequately buffered from adjacent properties.
b. Provision of fences and walls;
i. Not applicable. Existing 8-foot walls exist 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 frontages of the subject property (Pacific Coast Highway and Palos Verdes Boulevard) are consistent with Caltrans and City standards, respectively, as any dedications were acquired with the approval of the Legado project.
d. The control of vehicular ingress, egress, and circulation;
i. Existing two-way access driveways from Pacific Coast Highway and Palos Verdes Boulevard 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;
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. Landscaping per the approved Legado project is 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 fitness studio would not negatively impact other commercial uses in the building, the residential units located above within the mixed-use building and the multi-family property to the north. 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 internal walls with sound attenuation elements between the proposed tenant space and adjacent commercial tenants to either side and an internal ceiling with sound attenuation elements between the tenant space and residential units above.
h. Requirements for off-street loading facilities;
i. As a service business the fitness studio will have very limited, if any, retail operations and therefore will not require the regular use of loading facilities. However, as shown on the site plan, there is designated loading zone within the southeastern area of the ground level of the parking garage which can be used for any loading purposes.
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 will be from 5am to 8pm seven days per week, with early morning and evening times to accommodate working schedules of students. This will further reduce any potential parking concerns as the fitness studio will be operating when some 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 north. 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 fitness studio is not anticipated to generate unusual noise, vibration, or odors or additional traffic. No loading facilities are necessary for the proposed fitness studio. Additional conditions of approval have been added that regulate the following:
• Hours of operation that include early and late class times to serve students during times when many other types of commercial uses will not be open;
• Maximum number of instructors and students in the fitness studio at any given time;
• Class registration to be done primarily online to limit the number of students per class;
• Classes to be staggered by a minimum of 15 minutes;
• All activities to be conducted exclusively within the interior of the tenant space;
• Entry doors to remain closed during class times;
• Sound-proofing shall be required.
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.
Prepared by: Approved by:
_________________________ _________________________
Andrew Svitek Sean Scully
Senior Planner Planning Manager
Attachments:
1. Exemption Declaration
2. Draft Resolution
3. CUP Application