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Planning commission approves parking plan amendment for 1601 Pacific Coast Highway to consolidate retail units
Summary
The Planning Commission approved a parking plan amendment allowing consolidation of four retail tenant spaces and activation of 1,203 square feet of previously non‑leased common area at 1601 Pacific Coast Highway without additional parking, based on a parking study showing available capacity in the site'wide garage.
The Planning Commission on March 18 approved a parking plan amendment for 1601 Pacific Coast Highway that consolidates four retail tenant spaces into two units and activates 1,203 square feet of previously non‑leased common area as leasable retail or office space without adding on‑site parking.
Associate Planner Jake Whitney summarized the site: a 28,069 square‑foot retail complex with a six‑level parking structure that holds 496 spaces. The applicant submitted an updated parking study (Miniger & Associates) with 24‑hour monitoring that found peak utilization at 10 a.m. on a Saturday reached about 88% (438 of 496 spaces). The study projected a potential one‑hour, one‑space deficit under a conservative future occupancy scenario but concluded the site's typical use patterns and existing vacancies support the amendment.
The city code (Hermosa Beach Municipal Code section 17.44.015.d.2) requires additional parking when floor area increases by more than 500 square feet; by code that would equate to five new parking spaces in this case. But the parking plan statute (HBMC 17.44.210) lets the commission approve a reduced parking requirement supported by a parking study. Staff found the proposed shared parking arrangement met the municipal code criteria and recommended approval with conditions (including continued two‑hour validation and operational requirements).
Applicant representatives said the reconfiguration makes small, hard‑to‑lease spaces more marketable and will support activation in front of the 24 Hour Fitness entrance. The property owner said exterior improvements, updated landscaping and lighting are planned to improve the facility's appearance.
Decision: The commission approved the parking plan amendment, subject to the conditions in the draft resolution. Commissioners noted past concerns about overflow parking into surrounding neighborhoods but indicated current gate/validation measures and the study support the amendment. The vote carried (motion approved).
