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 NEW FITNESS CENTER WITHIN AN EXISTING COMMERCIAL BUILDING ON PROPERTY LOCATED IN A MIXED-USE HOUSING (MU-H) ZONE AT 1770 S PACIFIC COAST HIGHWAY.
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 new fitness center within an existing commercial building on property located in a Mixed-Use Housing (MU-H) zone at 1770 S Pacific Coast Highway.
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 new Fitness Center (Body One Fitness) within an approximately 8,500-square-foot tenant space at 1770 S Pacific Coast Highway. The business would occupy the entirety of the existing commercial building.
The subject site is located roughly 800 feet east of the intersection of Pacific Coast Highway and Palos Verdes Boulevard. The properties to the west and east of the site, along Pacific Coast Highway, are zoned Mixed-Use (MU-3) and Mixed-Use Housing (MU-H) respectively. Properties directly north of the site, along Avenue G, are zoned Medium Density Multi-Family Residential (RMD). Properties across Pacific Coast Highway to the south are located within the City of Torrance.
The existing site is developed with a single-story, approximately 8,500-square-foot commercial building on a 30,229-square-foot lot. The existing commercial building was originally constructed in 1977 and has most recently operated in two units as a FedEx Office services center and as a Classic Cleaners and Laundry. The proposed fitness center would occupy the entire building, with the gross floor area of the fitness center occupying approximately 7,440 square feet of the entire building. The parking lot is accessible from Pacific Coast Highway and provides 42 parking spaces, including two (2) ADA-accessible spaces. The proposed use requires 38 parking spaces, based on a parking requirement for the proposed use of one (1) space per each 200 square feet of fitness center floor area.
Body One Fitness proposes to operate a hybrid fitness facility offering both private gym access and instructor-led group fitness classes, including HIIT, CrossFit, and strength training. The approximately 8,500-square-foot facility would include dedicated workout areas, locker rooms and restrooms, and a small retail area for fitness-related merchandise, supplements, and beverages.
The proposed facility would be staffed by one general manager, one head coach, a maximum of four group training instructors, four front desk employees, and cleaning personnel. The proposed hours of operation are Monday through Friday from 5:00 a.m. to 9:00 p.m. and Saturday and Sunday from 6:00 a.m. to 6:00 p.m. Group fitness classes would be offered Monday through Friday from 5:00 a.m. to 9:45 a.m., 12:00 p.m. to 1:00 p.m., and 4:00 p.m. to 7:30 p.m., and Saturday and Sunday from 6:00 a.m. to 10:00 a.m. Each group fitness class would accommodate a maximum of 15 participants with only one (1) class offered at a time. The proposed facility would also provide access to the private gym for members outside of scheduled group training sessions.
Body One Fitness has operated an existing location in Redondo Beach, west of the intersection of Herondo Street and Pacific Coast Highway (201 Herondo Street), since 2010, providing group strength, cardio, and conditioning training. The proposed fitness center would represent the business's second location in Redondo Beach. Staff has not received any complaints regarding the existing business operation.
Interior improvements would include a group training area (for group classes), gym area (including free weights and machines), locker rooms, restrooms, and a small section for minor retail of supplements, apparel, and branded merchandise. Below is the proposed floor plan of the fitness center.
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 fitness center use. The primary noise-generating activities associated with the proposed use include group fitness training, amplified music, and weightlifting. All fitness activities would take place within the existing building, with no outdoor fitness activities.
In evaluating the potential for noise impacts on adjacent properties, Staff considered the location of the existing building, its construction, the proximity of residential properties, existing physical barriers, and the significant ambient noise environment along Pacific Coast Highway. Residentially zoned properties are located to the north and east of the subject property. The nearest northern residential property line is approximately 120 feet from the building. Along the northern property line, is an existing three-foot retaining wall with the residences beyond at a grade elevation approximately 16 feet above the subject property. To the east, the nearest residential structure is approximately 12 feet from the property line. However, an existing approximately 12-foot-tall retaining wall topped with a six-foot vinyl fence provides a combined barrier height of approximately 18 feet along the eastern property line, creating a substantial physical sound barrier between the subject building and the adjacent residences.
Additionally, the existing building is constructed with masonry (cinderblock) walls (6 inches thick), which provide a significant sound barrier between interior activities and adjacent properties. The building's orientation and placement of exterior openings are also relevant to the potential for noise transmission. The building has doors and windows facing south toward Pacific Coast Highway, two doors and no windows along the north elevation, and no doors or windows along the east or west elevations. The absence of windows and exterior doors along the eastern elevation, which faces the nearest residential structures, further reduces the potential for direct sound transmission toward the adjacent residences.
In addition to distance and the physical barriers resulting from the masonry construction and adjacent walls at the property line, ambient noise levels are also a significant factor when considering potential noise impacts. The existing noise generated from Pacific Coast Highway creates an ambient noise environment that exceeds 65 db Ldn. The distance, masonry construction, perimeter walls/fencing and grade differential, and ambient noise environment mitigates potential sound/noise impacts from the fitness center upon any adjacent residences. Below is the City’s projected noise levels generated from traffic along Pacific Coast Highway identified in the Draft Noise Element for the area that includes the subject property.
Although staff has determined a very limited potential for noise impacts resulting from the proposed use, staff has included a condition of approval to ensure that noise generated by the fitness center does not create unreasonable disturbances to surrounding properties. A condition requiring that all group fitness activities and amplified music remain indoors and all exterior doors must be closed during all group fitness activities has been included in the attached resolution.
Parking
In review of the application, Staff also identified parking as a potential issue of concern associated with the proposed fitness center. The applicable parking requirement for the proposed use is one (1) space per each 200 square feet of gross fitness center floor area, resulting in a total requirement of 38 parking spaces. As reflected in the project plans, the proposed fitness center provides 42 on-site parking spaces, exceeding the applicable requirement by four (4) spaces. Accordingly, the project satisfies the City's parking requirements and provides sufficient on-site parking to accommodate the anticipated parking demand associated with the proposed use. Based on the project's compliance with the applicable parking standard, Staff does not anticipate that the proposed fitness center would result in adverse parking impacts or create parking-related concerns.
ANALYSIS
Conditional Use Permit
The proposed fitness center is consistent with the General Plan land use designation of MU-H, which allows a variety of commercial uses, including personal improvement services with the issuance of Conditional Use Permit. The project would occupy an existing approximately 8,500-square-foot commercial building located on a 30,229-square-foot parcel, with no building expansion or exterior structural modifications proposed. The existing building setbacks comply with applicable development standards, including the required setbacks adjacent to residentially zoned properties. Additionally, existing landscaping, perimeter walls, and fencing provide appropriate separation between the commercial use and neighboring residential properties. Vehicular access to the site is provided from Pacific Coast Highway, and the existing driveways and internal circulation areas are adequate to accommodate the anticipated traffic associated with the proposed use. The project provides 42 on-site parking spaces, exceeding the applicable requirement of 38 spaces. Accordingly, the site is adequate in size and configuration to accommodate the proposed fitness center, including its associated parking, access, and circulation needs.
The proposed fitness center is not anticipated to adversely affect surrounding properties or the permitted uses thereof. Residentially zoned properties are located to the north and east of the subject property; however, existing site and building conditions provide substantial physical separation and buffers from these residences. The nearest northern residential property line is approximately 120 feet from the building, while the nearest residential structure to the east is approximately 12 feet from the eastern property line. Along the eastern property line, an existing approximately 12-foot-tall retaining wall topped with a six-foot vinyl fence provides a combined barrier height of approximately 18 feet. Additionally, the existing building is constructed of masonry and has no windows or exterior doors along the eastern elevation, further reducing the potential for sound transmission toward the adjacent residences. All fitness activities, including group fitness classes, amplified music, and weightlifting, will be conducted entirely within the enclosed building with all doors and windows closed during classes. The proposed hours of operation are Monday through Friday from 5:00 a.m. to 9:00 p.m. and Saturday and Sunday from 6:00 a.m. to 6:00 p.m. The project will be subject to applicable City noise regulations and conditions of approval to ensure that noise generated by the proposed use does not result in unreasonable disturbances to neighboring properties. Furthermore, the minor accessory retail component is not anticipated to generate substantial delivery or loading activity, and occasional deliveries can be accommodated within the existing parking and circulation areas without the need for dedicated off-street loading facilities.
The proposed fitness center is consistent with the City's General Plan, including Land Use Element Policy LU-6.8, Retail Goods and Services, which supports a mix of businesses that provide goods and services to the community. The proposed use would provide fitness and wellness services to local residents and the surrounding community while occupying an existing commercial building. The project does not require additional street dedications, easements, setbacks, walls, or landscaping, as the existing site improvements are adequate to accommodate the proposed use and provide appropriate separation from surrounding properties. Existing landscaping will remain, and any future signage will be subject to a separate permit and required to comply with the City's Sign Regulations. Additionally, the proposed change in use does not warrant additional improvements to existing vehicular access or circulation, as the existing driveways comply with applicable Zoning Ordinance and Public Works standards.
Based on the foregoing, Staff finds that the proposed fitness center, subject to the recommended conditions of approval, is compatible with the surrounding development and will not adversely affect the public health, safety, or general welfare. The existing site improvements, building characteristics, parking supply, and access provisions are adequate to accommodate the proposed use, while compliance with applicable City regulations and conditions of approval will help ensure that potential impacts, particularly those related to noise and compatibility with adjacent residential properties, are appropriately addressed. The proposed use will contribute to the range of commercial services available to the community and is consistent with the intent and purposes of the Zoning Ordinance and General Plan. Accordingly, the project is anticipated to promote the orderly and efficient development of the City.
Based on a review of the application, business operations, and 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 Section 15301(a) (Existing Facilities) of the California Environmental Quality Act (CEQA). This section exempts projects involving interior or exterior alteration involving such things as interior partitions, plumbing, and electrical conveyances from environmental review. The project includes interior remodeling of the existing structure, consistent with the exemption 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
Attachment 1 - Draft Resolution
Attachment 2 - Plan Sheets
Attachment 3 - Business Plan
Attachment 4 - CEQA Exemption Declaration