HomeMy WebLinkAboutPC Resolution 25-17 - 700 Pacific Coast HighwayCITY OF HERMOSA BEACH
RESOLUTION NO. 25-17
A RESOLUTION OF THE PLANNING COMMISSION OF HERMOSA
BEACH, CALIFORNIA, APPROVING A REQUEST FOR PRECISE
DEVELOPMENT PLAN (PDP24-14) TO ALLOW THE INTERIOR AND
EXTERIOR REMODEL OF AN EXISTING 4,750-SQUARE-FOOT
COMMERCIAL BUILDING INTO A MULTI-TENANT BUILDING LOCATED
AT 700 PACIFIC COAST HIGHWAY IN THE GENERAL AND HIGHWAY
COMMERCIAL (C-3) ZONE AND HOUSING ELEMENT OVERLAY, AND
DETERMINING THE PROJECT QUALIFIES FOR A CATEGORICAL
EXEMPTION PER SECTION 15301 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES.
The Planning Commission of the City of Hermosa Beach does hereby resolve, and order as
follows:
WHEREAS. an application was filed on August 12, 2024, by the applicant, Pouya
Payan ("applicant"), requesting Planning Commission approval of a Precise Development
Plan (PDP 24-14) to allow the interior and exterior remodel of an existing 4,750-square-
foot commercial building into a multi-tenant building (the "project") located at 700 Pacific
Coast Highway in Hermosa Beach ("project site"), subject to conditions; and
WHEREAS. the Planning Commission, at its public meeting of September 8, 2025
conducted a duly noticed public hearing, and considered all testimony and evidence, both
oral and written, that was presented to the Planning Commission; and
WHEREAS. The proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in Section 15301 Class 1, Existing Facilities, as the
project consists of internal and exterior modification of an existing building. Moreover, none
of the exceptions to the categorical exemption(s) apply, nor would the project result in a
significant cumulative impact of successive projects of the same type in the same place over
time or have a significant effect on the environment due to unusual circumstances or
damage a scenic highway or scenic resources within a state scenic highway.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
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SECTION 1. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares the following pertaining to the
application for Precise Development Plan 24-14 pursuant to Section 17.58.040 of the
Hermosa Beach Municipal Code;
1. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title [Title 17, Zoning] and all other titles of
the Hermosa Beach Municipal Code. The proposed project would subdivide an
existing 4,750 square-foot single-unit commercial building into a six-unit multi-
tenant commercial building. The project site is located in the General and Highway
Commercial (C-3) Zone and the Housing Element Overlay. The project has been
reviewed for compliance with the design, layout, and physical features required for
projects in the C-3 zone, the City's Zoning Ordinance, and all other titles of the
Hermosa Beach Municipal Code, including, but not limited to, height, parking, and
setbacks. The design, layout, and physical features of the proposed project would
comply with all applicable provisions of the Municipal Code.
Criteria Required Provided
LOT STANDARDS
HEIGHT: 35 ft 16'ft, ?in
YARDS:
Front Not required 5 feet
Side 8 ft 1 ft (existing, no change)
Rear 8 ft 14 ft, 7 in (existing, no
change)
PARKING:
9 existing
Total Parking Spaces No additional stalls
required for change of 16 stalls Minimum use in an existing
building
2. The design, layout, and other physical features of the project are consistent
with the General Plan, and any applicable specific plan or design guidelines. The
subject property has a General Plan land use designation of Service Commercial. The
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purpose of this designation is to provide adequate space specifically for specialty
goods and services that serve residents and the region. The project site is also located
within the Pacific Coast Highway Corridor character area . The vision of this corridor
is to enhance building design and form, and transform streetscapes and gateways to
serve pedestrians and improve vehicular circulation. The PCH Corridor is envisioned
as a multiuse commercial corridor with key activity nodes and iconic architecture to
activate the entryways . The proposed project would revitalize the existing building
and incorporate a more modern aesthetic inclusive of a variety of materials to create
interest and break monotony. Additionally, the existing building contains a canopy
and block wall that encroaches into the public right of way . As part of the proposed
project, the applicant will be eliminating all encroachments into the public right of
way. All proposed encroachment remediation work will be in compliance with the
city's Public Work and Engineering department.
Additionally, this project has been evaluated for consistency with the City's General
Plan.
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high-quality life for
residents The proposed project will increase
Policy 1.3 Access to daily activities. access to services in the community and
Strive to create sustainable development contribute to more options for residents
patterns such that the majority of residents to have access to daily activities.
are within walking distance to a variety of
neighborhood goods and services All future uses will be subject to
Policy 1.7 Compatibility of Uses. Ensure compliance with the permitted uses of
the placement of new uses does not create the zone per the city's municipal code
or exacerbate nuisances between different
types of land uses.
Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and
i
resources are maintained or enhanced Nighttime views would be protected by a
Polic y 5.7 Li ht g p ollution. Preserve condition of a pp roval re uirin q g all exterior
skywa rd ni g httime views and lessen g lare lightin g to be downcast to minimize light
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by minimizing lighting levels along the
shoreline.
pollution
The design, layout, and physical features of the proposed project are consistent with
the General Plan and any specific design guidelines. The project site is not part of an
applicable specific plan.
3. The design, layout, and other physical features of the project comply with any
design or development standards applicable to the zone, unless waived or
modified pursuant to the provisions of this Title [Title 17, Zoning]. The project
site is located in the General and Highway Commercial (C-3) Zone and the Housing
Element Overlay. The development proposes a contemporary architectural style and
would utilize several materials, such as black sheet metal, exterior plaster, IPE wood,
and aluminum framed windows to break the monotony and create visual interest. A
trash enclosure housing two commercial waste bins would be provided for the
property. The proposed design will be compatible with buildings in the surrounding
area. Additionally, the existing building contains a canopy and block wall that
encroaches into the public right of way. As part of the proposed project, the applicant
will be eliminating all encroachments into the public right of way. All proposed
encroachment remediation work will be in compliance with the city's Public Work and
engineering department. Moreover, the project complies with all design
development standards as detailed in the development standards table above.
SECTION 2. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares that the remodel of the existing
commercial development within the HE Overlay does not meet the minimum residential
development anticipated in the 2021-2029 Housing Element. The Planning Commission
hereby finds, determines, and declares pursuant to Section 17.39.030 of the Municipal Code,
that the project site was identified in the 2021 Housing Element to be developed with eight
residential units, specifically four units at the moderate-income level and four at the above
moderate-income level. Despite the reduction of units, the City would retain an adequate
capacity to meet the City's remaining RHNA allocation with a buffer of 64 percent above the
RHNA allocation for moderate-income units and six percent above the allocation for above-
moderate-income units. Therefore, the City would maintain adequate capacity with the
remaining RHNA even with the approval of this project.
SECTION 3. Based on the foregoing, the Planning Commission hereby approves
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the subject Precise Development Plan (PDP 24-14) for the interior and exterior remodel
of an existing 4,750 square-foot commercial building located at 700 Pacific Coast Highway
into a multi-tenant commercial building, as set forth in Planning Commission Resolution
25-17, subject to the following Conditions of Approval:
General Conditions
1. The development and continued use of the property shall be in conformance with
submitted plans received and reviewed by the Planning Commission at its
meeting of September 8, 2025, in accordance with the conditions below. The
Community Development Director may approve minor modifications that do not
otherwise conflict with the HBMC or requirements of this approval.
2. The project shall fully comply with all requirements of the C-3 Zone as applicable
in the Hermosa Beach Municipal Code (HBMC), including but not limited to:
a. Height, including required all roof-mounted equipment, shall fully comply
with the 35-foot height limit. Precise building height compliance shall be
reviewed at the time of building plan review, to the satisfaction of the
Community Development Director.
b. Architectural treatments and accessory facilities shall be as shown on building
elevations, site, and floor plans.
3. The project shall comply with all requirements of the City of Hermosa Beach
Building Division, Public Works Department, Los Angeles County Fire Department,
and the HBMC.
4. This approval shall not be effective for any purposes until the permittee and the
owners of the property involved have filed at the office of the Planning Division
of the Community Development Department with their affidavits stating that they
are aware of, and agree to accept, all of the conditions of this grant. The
Conditional Use Permit and Precise Development Plan shall be recorded, and
proof of recordation shall be submitted to the Community Development
Department prior to the issuance of a building permit.
5. Approval of this permit shall expire twenty-four (24) months from the date of
approval by the Planning Commission unless significant construction or
improvements or the use authorized hereby has commenced. One or more
extensions of time may be requested. No extension shall be considered unless
requested, in writing to the Community Development Director including the
reason therefore, at least 60 days prior to the expiration date. No additional notice
of expiration shall be provided.
6. The Planning Commission may review this Precise Development Plan and may
amend the subject conditions or impose any new conditions if deemed necessary
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to mitigate detrimental effects on the surrounding neighborhood.
7. The subject property shall be developed, maintained, and operated in full
compliance with the conditions of this permit and any law, statute, ordinance, or
other regulation applicable to any development or activity on the subject
property. Failure of the permittee to cease any development or activity not in full
compliance shall be a violation of these conditions.
8. To the extent permitted by law, Permittee shall defend, indemnify and hold
harmless the City of Hermosa Beach, its City Council, its officers, employees and
agents (the "indemnified parties") from and against any claim, action, or
proceeding brought by a third party against the indemnified parties and the
applicant to attack, set aside, or void any permit or approval for this project
authorized by the City, including (without limitation) reimbursing the City its
actual attorney's fees and costs in defense of the litigation. The City may, in its
sole discretion, elect to defend any such action with attorneys of its choice. The
permittee shall reimburse the City for any court and attorney's fees which the City
may be required to pay as a result of any claim or action brought against the City
because of this permit. Although the permittee is the real party in interest in an
action, the City may, at its sole discretion, participate at its own expense in the
defense of the action, but such participation shall not relieve the permittee of any
obligation under this condition.
9. Each of the above conditions is separately enforced, and if one of the conditions
of approval is found to be invalid by a court of law, all the other conditions shall
remain valid and enforceable.
Pla nning
10. All Conditions of approval shall be printed verbatim on all plans submitted for plan
review to the Community Development Department. These conditions shall be
indexed on the cover sheet and referenced on the site plan.
11 . Any proposed onsite landscaping shall comply with HBMC Chapter 8.60, Water
Efficient Landscaping and HBMC Section 8.44.095(F)(1) and must be submitted to
the Community Development Department for approval.
12. Any proposed roof-top mounted equipment shall be screened to the satisfaction
of the Community Development Director or designee.
13 . Lighting : Outdoor lighting and lighting for signs associated with commercial uses
designed so as not to adversely impact residences . No flashing, blinking or high
intensity lighting . Adequate lighting to illuminate parking areas and corridors to
access parking and public sidewalk. Lighting for signs may only be illuminated
during business hours.
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14. Lighting: All exterior lighting shall be downcast, fully shielded and illumination shall
be contained within the property boundaries. Lighting shall be energy conserving
and motion detector lighting shall be used for all lighting except low-level (3 feet
or less in height) security lighting and porch lights. Lamp bulbs and images shall
not be visible from within any onsite or offsite residential unit. Exterior lighting
shall not be deemed finally approved until 30 days after installation, during which
period the building official may order the dimming or modification of any
illumination found to be excessively brilliant or impacting to nearby properties.
15. Signs: All proposed signage shall comply with the requirements of HBMC Chapter
17.50, Signs.
16. Window Treatments. Reflective window tints shall be prohibited on all windows.
The ground floor street-facing windows shall provide a minimum visible light
transparency transmittance level of 50 percent.
17 . The applicant shall comply with all applicable mitigation measures of the General
Plan Program EIR (SCH No. 201581009) as adopted by the City Council including :
a) Construction projects within the city shall demonstrate compliance with all
applicable standards of the Southern California Air Quality Management District,
including the following provisions of District Rule 403:
1. All unpaved demolition and construction areas shall be wetted at least
twice daily during excavation and construction, and temporary dust
covers shall be used to reduce dust emissions and meet SCAQMD Rule
403. Wetting could reduce fugitive dust by as much as 50 10 percent.
ii. The construction area shall be kept sufficiently dampened to control
dust caused by grading and hauling, and at all times provide
reasonable control of dust caused by wind.
iii. All clearing, earth moving, or excavation activities shall be discontinued
during periods of high winds (i .e., greater than 15 mph), so as to
prevent excessive amounts of dust.
iv. All dirt/soil loads shall be secured by trimming, watering, or other
appropriate means to prevent spillage and dust.
v. All dirt/soil materials transported off-site shall be required to cover
their loads as required by California Vehicle Code Section 23114 to
prevent excessive amount of dust.
vi. General contractors shall maintain and operate construction equipment
so as to min i mize exhaust emissions .
vii. Trucks having no current hauling activity shall not idle but shall be
turned off (MM 4.2-2A).
b) In accordance with Section 2485 in Title 13 of the California Code of
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Regulations, the idling of all diesel-fueled commercial vehicles (weighing over
10,000 pounds) during construction shall be limited to 5 minutes at any location
(MM 4.2-2b).
c) Construction projects within the city shall comply with South Coast Air Quality
Management District Rule 1113 limiting the volatile organic compound content
of architectural coatings (MM 4.2-2c). For any project where earthmoving or
ground disturbance activities are proposed at depths that encounter older
Quaternary terrace deposits (depths between 15 and 35 feet), a qualified
paleontologist shall be present during excavation or earthmoving activities (MM
4.4-3).
d) If paleontological resources are discovered during earthmoving activities, the
construction crew shall immediately cease work in the vicinity of the find and
notify the City. The project applicant(s) shall retain a qualified paleontologist to
evaluate the resource and prepare a recovery plan in accordance with Society of
Vertebrate Paleontology guidelines (1996). The recovery plan may include, but is
not limited to, a field survey, construction monitoring, sampling and data
recovery procedures, museum storage coordination for any specimen recovered,
and a report of findings. Recommendations in the recovery plan that are
determined by the lead agency to be necessary and feasible shall be
implemented before 11 construction activities can resume at the site where the
paleontological resources were discovered (MM 4.4-3).
e) For development located at a distance within which acceptable vibration
standards pursuant to the Table 4.11-10 of the General Plan Program EIR,
included below, the applicant at the time of plan check submittal shall submit a
report prepared by a qualified structural engineer demonstrating the following:
i. Vibration level limits based on building conditions, soil conditions, and
planned demolition and construction methods to ensure vibration levels
would not exceed acceptable levels where damage to structures using
vibration levels in Draft EIR Table 4.11-4 as standards.
ii.Specific measures to be taken during construction to ensure the specified
vibration level limits are not exceeded.
iii. A monitoring plan to be implemented during demolition and
construction that includes post-construction and post-demolition
surveys of existing structures that would be impacted. Examples of
measures that may be specified for implementation during demolition or
construction include but are not limited to:
1. Prohibition of certain types of impact equipment.
2. Requirement for lighter tracked or wheeled equipment.
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3. Specifying demolition by non~impact methods, such as sawing
concrete.
4. Phasing operations to avoid simultaneous vibration sources .
5. Installation of vibration measuring devices to guide decision
making for subsequent activities (MM 4.11-2).
General Plan Program EIR TABLE4.11-10
Typical Vibration Source Vibration Velocity Level at Distance from Equipment
Levels for Construction 25 Feet, in/sec within which Standard is
Equipment exceeded
Pile driver (impact) 0.158 158 feet
Pile driver (sonic) 0.045 68 feet
Clam shovel drop (slurry 0.050 74 feet
wall)
Hydro mill (slurry wall) 0.002-0.006 9-17 feet
Vibratory roller 0.050 74 feet
Hoe ram 0.022 43 feet
Large bulldozer 0.022 43 feet
Caisson drilling 0.022 43 feet
Loaded trucks 0.020 40 feet
Jackhammer 0.009 24 feet
Small bulldozer 0.001 5 feet
Building
At the time of building and safety plan check submittal, plans shall demonstrate
compliance with the following:
18 . Submit all Architectural, Geotechnical Reports, LID, Site Drainage, Energy
Sheets/Calculations, and Structural Plans for plan review and approval and acquire
all required permits; to include slot cutting plans, retaining walls plans that include
waterproofing.
19. Must meet all ADA requirements to include parking, path of travel, restrooms, etc.
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(To be verified at plan review.)
20. If the proposed bicycle parking is to be placed on the rear driveway, please clarify
if this will be maintained as a "usable driveway".
21. Coordinate with the utility companies to ensure that the locations of utility
equipment is thoughtfully planned for.
22. Clarify with trash provider or Environmental to ensure that the proposed trash
room is of sufficient size to accommodate the required trash service.
23. Compliance with 2022 Codes: Ensure all plans follow the currently adopted 2022
codes.
Public Works
24. Revise the width of the ABC-slot cuts for the Wall along 7th Street to be 4'-0" per
Soils Report. Still showing 5'-0".
25. A parkway tree application will be required for the removal of the palm tree in the
right of way and for the new proposed trees per City of Hermosa Beach Municipal
Code 12.36.030. An arborist report for this tree to be required for the Tree
Removal Application, outlining the Tree health as well as the feasibility of removal.
This Public R.O.W area may be owned and operated by Caltrans, as this fronts
Pacific Coast Highway. Please confirm and provide Caltrans approval for tree
removal as necessary. If not permitted for removal, design revisions may be
required to relocate ADA path of travel and protect in-place existing palm.
26. No new walls or foundation footings will be allowed to be constructed on or over
the public right-of-way.
27. A Residential Encroachment Permit is required for non-conforming structures
located over or within the public right-of-way.
28. If public improvements are required, the following items (Items 3-8) must be
completed. Prior to the issuance of a Building Permit, an approved set of civil
engineering plans, prepared by a licensed civil engineer and approved by Public
Works, must be submitted to the Community Development Department. These
plans must address grading, undergrounding of all utilities, pavement, sidewalk,
curb and gutter improvements, on-site and off-site drainage (no sheet flow
permitted), installation of utility laterals, and all other necessary improvements to
comply with the Hermosa Beach Municipal Code and Public Works specifications.
29 . Civil engineering plans must include adjacent properties/structures, sewer laterals,
and storm drain main lines on the street.
30. Project construction must protect both private and public property in compliance
with HBMC Sections 15.04.070 and 15.04.140. No work within the public right-of-
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way shall commence unless all necessary permits are obtained from the Public
Works Department, including, if applicable, an approved Residential or
Commercial Encroachment Permit.
31. Sewer manhole rim/lid elevations must be submitted prior to grading and plan
check.
32. A sewer lateral video must be submitted with the plan check submittal if the
developer plans to use the existing sewer lateral. Sewer lateral work may be
required following the review of the sewer lateral video.
33. The project must comply with Storm Water and Urban Runoff Pollution Control
Regulations (HBMC Ch. 8.44). Required Low Impact Development (LID) Standards
must be implemented, and necessary calculations and documentation (e.g.,
Appendix D and E of the Storm Water LID Guidelines) must be submitted at the
time of grading and plan check, along with an erosion control plan.
SECTION 4. Each of the above conditions is separately enforced, and if one of the
conditions of approval is found to be invalid by a court of law, all other conditions shall
remain valid and enforceable.
SECTION 5 . Pursuant to the Code of Civil Procedure Section 1094.6, any legal
challenge to the decision of the Planning Commission, after exhaustion of any available
administrative remedies, must be made within 90 days after the final decision by the City
Council. The Hermosa Beach City Council may, on its own initiative, review all actions of
the Planning Commission. If the City Council does not initiate review of this decision as set
forth in Hermosa Beach Municipal Code Section 2.52.040, this decision will become final.
VOTE:
PASSED, APPROVED, and ADOPTED on the 8th of September 2025 .
AYES :
NOES :
ABSTAIN:
ABSENT:
4 -Chairperson Hirsh, Commissioner Hoffman,
Commissioner Flaherty, Commissioner McNally
1-Vice Chairperson lzant,
0
0
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CERTIFICATION
I hereby certify the foregoing Resolution PC 25-17 is a true and complete record of the action
taken by the Planning Commission of the City of Hermosa Beach, California, at its regular
meeting of September 8, 2025.
Kate Hirsh, Chair
I Date
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