Administrative
Report
J.1., File # HC23-5518 Meeting Date: 2/13/2023
TO: HARBOR COMMISSION
FROM: BRANDY FORBES, COMMUNITY DEVELOPMENT DIRECTOR SEAN
SCULLY, PLANNING MANAGER
TITLE
DISCUSSION, CONSIDERATION, AND POSSIBLE ACTION ON AN EXEMPTION DECLARATION,
CONDITIONAL USE PERMIT, AND COASTAL DEVELOPMENT PERMIT TO ALLOW THE
OPERATION OF A WATERFRONT EDUCATION PROGRAM/FACILITY TO OPERATE OUTDOOR
ENRICHMENT EDUCATION AND WATER-BASED EVENTS FOR THE COMMUNITY (UP TO
TWELVE SCHOOL AGE CHILDREN) WITHIN AN EXISTING COMMERCIAL OFFICE BUILDING ON PROPERTY LOCATED AT 107 W. TORRANCE BOULEVARD WITHIN THE COASTAL COMMERCIAL (CC-2) ZONE
RECOMMENDATION
Approve the attached resolution, which would adopt the Exemption Declaration and approve the Coastal Development Permit/Conditional Use Permit for a waterfront education program/facility to operate outdoor enrichment education and water-based events for the community (up to twelve school age children), subject to the conditions contained in the attached resolution.
BACKGROUND
On November 15, 2022, the Community Development Department received applications (Conditional Use Permit and Coastal Development Permit) for a waterfront education program/facility to operate outdoor enrichment education and water-based events for the community (up to twelve school age children), on a property located at 107 W. Torrance Boulevard within the Coastal Commercial (CC-2) Zone. As this use is classified as a “school, public or private (non-profit)” it is conditionally permitted in the CC-2 Zone.
The subject property is owned by the City of Redondo Beach and a lease for the use of approximately 1,230 square feet of an existing approximately 5,000 square foot commercial office building has been accepted by the City pending the approval of said Conditional Use Permit and Coastal Development Permit.
The applicant, Waterfront Education, began operations in 2012. Their prior location was 1021 Harbor Drive. Their proposed move to this location is due to their expiring lease.
Waterfront Education offers unique educational experiences focused on the marine environment and conservation. Waterfront Education offers programs and events yearround in King Harbor as well as outside the harbor in the open ocean and beaches in proximity. The
J.1., File # HC23-5518 Meeting Date: 2/13/2023
round in King Harbor as well as outside the harbor in the open ocean and beaches in proximity. The majority of their programs occur outdoors. Their program of participants fall into three categories:
· Youth - Grades K through 12
o Maximum 12 students per session
· Family
o Up to 5 families for weekend events
· Adults
o Up to 12 for weekend events
Waterfront Education’s core mission is educating about marine science and conservation utilizing kayaks, standup paddle boards, sailboats, and local coastal beaches as their primary “learning platforms”. Indoor programs are very limited and primarily weather driven. The majority of the interior office space will be for storage, equipment, educational materials, and administrative office use.
Attached to this Administrative Report is a document entitled “Waterfront Education - Annual Calendar and Events”. The “Calendar and Events” document provides a detailed listing of the various programs, classes, and events offered by Waterfront Education throughout the year. The “standard” classes are planned as follows:
· Various Youth Classes: Monday - Friday from 9:00 AM to 4:00 PM · “In Studio Virtual Field Trips/Learning Experiences: T-W-Th 3:00 PM to 4:00 PM (LAUSD) · Weekends (Family and Adult Classes):
o Ocean Warriors (public offering 1x per month)
o Ocean Exploration (public offering 2x’s per month)
In addition to the “Waterfront Education Annual Calendar and Events” attachment, a document comprehensively describing the Waterfront Education programs, entitled “Waterfront Education - Programs” is also attached.
No interior or exterior alterations are proposed with these applications.
DISCUSSION
Below are aerial photos that identify the subject property, the subject building (107 W. Torrance Boulevard), and the surrounding offices and parking areas. Below the aerial photos is an exhibit of the proposed floor plan.
J.1., File # HC23-5518 Meeting Date: 2/13/2023
J.1., File # HC23-5518 Meeting Date: 2/13/2023
Since the proposed Waterfront Education program operation is small in scale, in terms of number of students/participants, and since the majority of the programs are outdoors at various locations within and adjacent to King Harbor, staff does not anticipate any negative impacts associated with this application. Nevertheless, staff did analyze the potential for impacts related to noise and parking, to confirm the project is compatible with surrounding uses and the Redondo Beach Municipal Code.
Additionally, with all projects in the Coastal Commercial Zone, maintaining access to coastal resources is also required. The following analysis provides a brief summary of the noted issues noise, parking/traffic/pedestrian safety, and coastal access.
Noise
Any potential for noise associated with a school (public or private) typically emanates from outdoor play areas in proximity to adjacent noise sensitive residential zoning and uses. Since the majority of the class time activities are at off-site locations throughout King Harbor and on the ocean and adjacent beaches far from residential uses, noise will not be an issue. There will be limited in-building classes as part of the overall Waterfront Education program however those activities are entirely
J.1., File # HC23-5518 Meeting Date: 2/13/2023
classes as part of the overall Waterfront Education program however those activities are entirely indoors and limited to no more than 12 students, therefore noise is not an issue either. It is staff’s opinion that this use, when in the classroom, will be consistent with all surrounding office uses in proximity. Additionally, the proposed outdoor activities, which are the majority of the program activities, are consistent with typical harbor, ocean, and beach activities and also not an impact with respect to noise. No specific conditions of approval with respect to noise are proposed.
Parking
Pursuant to Section 10-5.1706 of the City’s Zoning Ordinance for the Coastal Zone the existing 1,230 square foot office space would require a total of 4 parking spaces (1 space per 300 square feet of office). Schools are divided into three (3) parking categories:
· Schools, Elementary School (public or private)
o One space for each faculty member, plus one space for each employee · Schools, High School (public or private)
o One space for each faculty member, plus one space for each ten (10) students · Schools, Junior College, Colleges
o Not Applicable
The Waterfront Education program will have no more than 6 “faculty/leaders/staff” during their operations and no more than 12 students. Utilizing the more “conservative” High School generation rate, seven (7) parking spaces are required. The parking required for the prior office use is four (4), therefore there is an increase in parking necessity for the proposed use.
To confirm adequate parking capacity exists for the three (3) additional parking spaces required by this use, staff reviewed the most recent “shared parking analysis” conducted in the summer/fall of last year (2022) which confirms there are approximately 177 parking spaces in the Fisherman’s Wharf parking garages in excess of the Municipal Code requirements to support current uses in the area.
As the number of total students is minimal and only requires approximately three (3) additional spaces, which are readily available as demonstrated in the 2022 shared parking analysis, no parking related impacts are anticipated and therefore no conditions of approval are proposed to address parking.
Coastal Access
Concerning coastal access, since the project does not include any new development or addition/expansions to the existing structure, no impediment to existing views or access to coastal resources is anticipated. The nature of this use actually promotes coastal access and education and it is staff’s opinion that this use will introduce/expose more local families to the waterfront/pier area for leisure and recreational use. Therefore, the proposed use is consistent with the City’s Local Coastal Plan.
Outreach
Public notices were sent by the City to all property owners within 300’ of the subject property. To date no comments, concerns or inquiries have been received.
J.1., File # HC23-5518 Meeting Date: 2/13/2023
ENVIRONMENTAL STATUS:
Pursuant to the California Environmental Quality Act (CEQA), Section 15303 of the Guidelines, the proposed project is categorically exempt from the preparation of environmental analyses.
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
Draft Resolution
Exemption Declaration
Applications -CUP, CDP
Architectural Drawings
Waterfront Education - Annual Calendar and Events
Waterfront Education - Programs
Waterfront Education - Parking Summary