HomeMy WebLinkAboutPC Resolution 25-04 - 3415 Palm DrPC Resolution 25-04
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT
PLAN (PDP 24-08), TO ALLOW A NEW FOUR-UNIT APARTMENT BUILDING,
35 FEET IN HEIGHT, WITH FOUR PARKING SPACES AT 3415 PALM DRIVE
IN THE MULTIPLE FAMILY RESIDENTIAL (R-3) ZONE TO COMPLY WITH THE
HOUSING ACCOUNTABILITY ACT, GOVERNMENT CODE SECTION
65589.5, CONDITIONED ON COASTAL COMMISSION APPROVAL OF A
COASTAL DEVELOPMENT PERMIT; AND DETERMINING THAT THE ACTION
IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT UNDER CEQA GUIDELINES § 15303.
The Planning Commission of the City of Hermosa Beach does hereby resolve, and
order as follows:
Section 1. Findings. The Planning Commission makes the following findings:
1 .1. A preliminary application in accordance with the Housing Crisis Act of 2019
(Government Code Section 65941.1) was filed on February 7, 2024, by the
applicant Tony and Renado Ferraro, for development of the property
located at 3415 Palm Drive for a five-unit residential project including one
low-income housing unit (20 percent) under the Government Code
Section 65589.5 subdivision (d), commonly referred to as the "Builder's
Remedy."
1.2. The City's Housing Element was not certified until later, on August 1, 2024.
l.3. Under Government Code section 65589.5, subdivision (o), paragraph ( 1),
the filing of the Preliminary Application on February 7, 2024, effectively
froze the regulations in place at the time of submission including the status
of the City's Housing Element.
1 .4. The applicant filed a formal Precise Development Plan application for a
substantially similar project before the statutory 180-day deadline (Gov.
Code § 6594 l. l, subd. (e)( 1)) and before the Housing Element was
certified. The PDP application was deemed determined to be complete
on October 3, 2024.
1.5. California Assembly Bill 1893 was signed into law and went into effect on
January 1, 2025. Among other things, the new law eliminated previously
mandated affordability requirements for certain Builders Remedy projects
by amending the definition of a project providing housing for very low-,
low-, or moderate-income households. (Gov. Code § 65589.5, subds.
(h)(3)(A), (h)(3)(C), (h)(l l )(A).) The bill further allowed for a development
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proponent to elect to be subject to the provisions of AB 1893 even if the
Builder's Remedy application was deemed complete before the new law
took effect. (Gov. Code§ 65589.5, subd. (f) (7) (A).)
1.6. On January 7, 2025, the applicant requested that processing of the
application be temporarily placed on hold.
1.7. On January 15, 2025, the applicant filed a revised application proposing
to eliminate the previously proposed low-income unit to pursue a fully
market-rate development, relying on the new exemption from state-
mandated affordability requirements. (Gov. Code § 65589.5,
subd. (h)(3)(A), (h)(3)(C), (h)( 11 )(A).)
1.8. The Planning Commission conducted a duly noticed public hearing to
consider the subject application on March 18, 2025, at which time
testimony and evidence, both written and oral, was presented to and
considered by the Planning Commission. Due to outstanding questions on
the project's impacts, the public hearing was continued to May 20, 2025.
1.9. The applicant requested further continuances to address questions raised
by the Planning Commission and members of the public. A subsequent
duly noticed public hearing to consider the application was held on
September 16, 2025, at which time testimony and evidence, both written
and oral, was presented to and considered by the Planning Commission.
1.10. The project applicant's representatives submitted plans for a four-unit
residential Project Alternative to the Planning Commission on September
15, 2025. At that time, the applicant's representative indicated that the
project applicant would be amenable to a condition of approval that
requires modification of the current project in a manner consistent with the
Project Alternative with sufficient flexibility to allow minor adjustments for
any additional requirements that may be revealed during the subsequent
permitting process. The project applicant's representative provided a
presentation on the Project Alternative at the September 1 6, 2025 Planning
Commission meeting. At that time, the applicant's representative
indicated that the applicant would agree to a condition of approval that
requires modification of the current project in a manner consistent with the
Project Alternative.
Section 2. CEQA. The Planning Commission finds that the proposed project
is categorically exempt from the California Environmental Quality Act under
CEQA Guidelines section 15303, Class 3 Exemption, New Construction or
Conversion of Small Structures, because the proposal consists of a multi-family
residential project that is less than six units in an urbanized area. Section 15300.2
of the CEQA Guidelines lists exceptions to the exemption. These exceptions to the
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exemptions define circumstances that prevent the application of the categorical
exemption.
Specifically, the exceptions to the exemptions are:
• The project is located in a sensitive environment such that the project may
impact an officially mapped and designated environmental resource of
hazardous or critical concern;
• The cumulative effect of successive projects of the same type in the same
place, over time, is significant;
• The project may have a significant environmental impact due to unusual
circumstances;
• The project may damage scenic resources (i.e. trees, historic buildings, or
rock outcroppings) within an official state scenic highway;
• The project is located on a listed hazardous waste site; or
• The project may cause substantial adverse change in the significance of a
historical resource.
None of the above exceptions apply. The project is not located in a sensitive
environment, such that the project may impact an officially mapped and
designated environmental resource of hazardous or critical concern. There is little
to no chance of successive projects of the same type in the same place over
time because this project is the result of the "builder's remedy" under the Housing
Accountability Act, which is only available if the application is submitted when
the City does not have a certified General Plan Housing Element -and the City's
Housing Element is now certified. The project would not 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 as no scenic state highways exist in the vicinity of the project.
Additionally, the project would not impact locally designated prominent public
viewpoints as established in the City's General Plan (PLAN Hermosa, Figure 5.2,
page 167). The Los Angeles County Fire Department, in a letter dated May 23,
2025, determined that adequate resources are available through County
resources and mutual aid agreements with neighboring municipalities. In a
memorandum from the Hermosa Beach Department of Public Works dated April
22, 2025 verified that there was no sewer capacity issue in the main on Hermosa
Avenue to which the project would connect. The project is not located on a listed
hazardous waste site. Finally, a historical assessment was prepared by Kaplan
Chen Kaplan on May 16, 2024 and found the existing development was not
considered a historical resource.
Section 3. 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 (PDP 24-08}, using the
review criteria that were in effect on February 7, 2024, when the applicant
submitted a preliminary application under Government Code Section 65941 .1.
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(See also Gov. Code§ 65589.5(0).)
While the standards for review for a Precise Development Plan have since
changed, the applicable findings for a Precise Development Plan as of February
7, 2024 were:
1. Distance from existing residential uses in relation to negative effects;
2. The amount of existing or proposed off-street parking in relation to actual need;
3. The combination of uses proposed, as they relate to compatibility;
4. The relationship of the estimated generated traffic volume and the capacity
and safety of streets serving the area;
5. The proposed exterior signs and decor, and the compatibility thereof with
existing establishments in the area;
6. Building and driveway orientation in relation to sensitive uses, e.g., residences
and schools;
7. Noise, odor, dust and/or vibration that may be generated by the proposed use;
8. Impact of the proposed use to the City's infrastructure, and/or services;
9. Adequacy of mitigation measures to minimize environmental impacts in
quantitative terms; and
10. Other considerations that, in the judgment of the Planning Commission, are
necessary to assure compatibility with the surrounding uses, and the City as a
whole.
While the Planning Commission finds some of the above findings can be met for
the project, the proposed project is inconsistent with various underlying zoning
and general plan standards such as maximum lot coverage, height, density, lot
area per dwelling unit, parking, and open space, these inconsistencies do not rise
to the threshold needed to deny this project because there is no evidence that
any of the inconsistencies create a specific, adverse impact to public health or
to public safety, under written objective standards that were in effect at the time
of submittal.
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Criteria Required Provided
LOT STANDARDS
Minimum Lot Area per 1,320 per dwelling unit 637.93 per dwelling unit dwelling unit
Lot Coverage Maximum 65% maximum 66%
-
HEIGHT: 30 ft maximum 30 ft-35 ft
YARDS:
Front 10 ft 1.5 ft
Side 3 ft 3.33 ft
Rear, 1st Floor 3 ft 6.63 ft
abutting
alley 2nd Floor 1 ft 1.02 ft
PARKING AND DRIVEWAYS:
Total Parking Spaces 10 spaces 4 spaces Minimum
Garage Spaces Minimum 8 spaces 4 spaces
Guest Space Minimum 2 spaces 0 spaces
Driveway Slope Maximum 20% 2%
OPEN SPACE:
Private Open Space : 1,500 sf (300 sf per unit) 865 countable sf (216.3
av /sf per unit)
DESIGN ELEMENTS:
Solid Waste Area (Per Unit) 15 waste bins (3 per 15 waste bins (3 per unit)
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Criteria Required
LOT STANDARDS
unit)
General Plan Consistency
Goals & Policies
Land Use Element
Goal 2: Neighborhoods provide for
diverse needs of residents of all ages
and abilities and are organized to
support healthy and active lifestyles.
Policy 2.3 Balanced neighborhoods.
Promote a diverse range of housing unit
types and sizes, within allowed density.
Goal 5. Quality and authenticity in
architecture and site design in all
construction and renovation of
buildings.
Provided
Findings
The proposed project is a four-unit
apartment building and would
contribute to a diverse neighborhood
with various housing types and unit
sizes for residents of different income
levels. However, this would not be
done within the allowable density for
the property. Under PLAN Hermosa
the maximum density allowed at this
site would be 33 .0 dwelling units per
acre, meanwhile the current proposal
of four units consists of 68.2 dwelling
units per acre
Section 4. Based on the foregoing, the Planning Commission hereby
approves the subject Precise Development Plan 24-08, for the construction of a
four-unit residential project pursuant to California Government Code Section
65589.5 subdivision (d), commonly referred to as the "Builder's Remedy" subject
to the following Conditions of Approval:
General:
1. The development and continued use of the property shall be in conformance
with submitted plans for the Project Alternative submitted by the applicant,
with a maximum of four units, and received and reviewed by the Planning
Commission at its meeting of September 1 6, 2025, attached hereto as Exhibit
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A to this Resolution, and revised in accordance with the conditions of approval
including:
A. The building shall have a maximum building height of 35'.
The Community Development Director may approve minor modifications that
do not otherwise conflict with the HBMC, state law, or requirements of this
approval.
2. The project shall fully comply with the following requirements of the R-3 Zone
as applicable:
a) Designated, screened solid waste storage areas, a minimum of 2.5' x
2.5' (length times width) each, for three solid waste storage bins shall be
shown on the site plan compliance with Chapter 8.12.
b) All parking dimensions shall comply with Chapter 17.44. Roll-up
automatic garage doors shall be installed on all garage door openings
and clearly indicated on floor plans.
c) Driveway transitions shall comply with Section 1 7.44.120( D).
d) Any satellite dish antennas or similar equipment shall comply with
Section 17.46.210.
e) Architectural treatments shall be as shown on building elevations, site
and floor plans.
3. The project shall comply with all requirements of the Building Division, Public
Works Department, and Fire Department.
4. The applicant shall comply with all applicable Mitigations 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:
i. 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 percent.
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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 minimize 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
Regulations, the idling of all diesel-fueled commercial vehicles
(weighing over l 0,000 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 construction
activities can resume at the site where the paleontological resources
were discovered (MM 4.4-3).
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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 us ing 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:
l. Prohibition of certain types of impact equipment.
2. Requirement for lighter tracked or wheeled equipment.
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 TABLE 4.22-10
Typical Vibration Source Levels for Construction
Equipment
Vibration Velocity Distance from
Equipment Within Equipment Level at 25 Feet, Which Standard is
in/sec Exceeded
Pile driver (impact) 0.158 158 feet
Pile driver (sonic) 0.045 68 feet
Clam shovel drop 0.050 74 feet (slurry wall)
Hydro mill (slurry wall) 0.002-0.006 9-17 feet
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Vibration Velocity Distance from
Equipment Within Equipment Level at 25 Feet, Which Standard is
in/sec Exceeded
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 Plans:
5. Two copies of a Final Landscape Plan, consistent with landscape plans
approved by the Planning Commission, indicating size, type, quantity, and
characteristics of landscape materials shall be submitted to the Community
Development Department for review and approval prior to the issuance of
Building Permits. The Final Plan shall also include the following:
a) A landscape plan to comply with Sections 17.22.060(H), 8.60.060, and
8.60.070 to the satisfaction of the Community Development Director and
Public Works Director.
b) An automatic landscape sprinkler system consistent with Section
17.22.060(H) shall be provided and shall be shown on plans (Building
Permits are required).
6. The plans shall comply with Section 8.44.095 and install permeable surfaces in
the driveway, guest parking space and other non-landscaped areas to the
maximum extent feasible. If providing water-permeable surfaces on at least
50% of exterior surface area is not feasible and incorporating measures in
8.44.095 to the extent practicable to infiltrate the volume of runoff produced by
an 0.80-inch twenty-four (24) hour rain event, then the applicant shall infiltrate
runoff on-site. In the event that subsurface infiltration is required, plans shall
designate the exact location of the subsurface infiltration system, the
applicant shall enter into a maintenance agreement with the City (prior to Final
map approval) for the ongoing infiltration and provide a surety bond to the City
to guarantee that on-site, subsurface infiltration is achieved. The amount of the
bond shall be determined by the Building Division. All other drainage shall be
routed to an off-site facility or on-site permeable area approved by the City.
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To the extent possible, a portion of roof drainage shall be routed to on-site
permeable areas. No drainage shall flow over any driveway or sidewalk.
If the drainage of surface waters onto the property requires a sump pump to
discharge said waters onto the street, the property owner(s) shall record an
agreement to assume the risk associated with use and operation of said sump
pump, release the City from any liability, and indemnify the City regarding
receipt of surface waters from the property. The recorded agreement must
be filed with the City prior to issuance of the Certificate of Occupancy.
7. The plans and construction shall comply with all requirements of the Building
Code in Title 15 and Green Building Standards in Chapter 15.48. Water
conservation practices set forth in Section 8.56.070 shall be complied with and
noted on construction plans.
8. Two copies of final construction plans, including site, elevation, and floor plans,
which are consistent with the conditions of approval of this precise
development plan, shall be reviewed and approved by the Planning Division
for consistency with Planning Commission approved plans and this Resolution
prior to the submittal to the Building Division for Plan Check.
9. The applicant shall submit all required plans and reports to comply with the
City's construction debris recycling program including manifests from both the
recycler and County landfill at least 65% of demolition debris associated with
demolition of the existing improvements and new construction shall be
recycled.
l 0. The applicant shall pay all Parks and Recreation Facilities Area Dedication fees
at the time of building permit issuance.
Public Works
11 . No new walls or foundation footing will be allowed to be constructed on or
over the public right-of-way.
12. A Residential Encroachment Permit is required for any non-conforming
structures located over or within the public-right-of way.
13. Prior to issuance of a Building Permit, an approved civil engineering plans
prepared by a licensed civil engineer, and approved by Public Works,
addressing 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 improvements necessary
11
to comply with the Municipal Code and Public Works specifications, shall be
filed with the Community Development Department.
14. Civil engineering plans shall include adjacent properties/structures, sewer
laterals, and storm drain main lines on street.
15. Project construction shall protect private and public property in compliance
with Sections 15.04.070 and 15.04.140. No work in the public right of way shall
commence unless and until all necessary permits are attained from the Public
Works Department including if required, an approved Residential or
Commercial Encroachment Permit.
16. Sewer manhole/lid elevations must be submitted prior to grading and plan
check.
17. Sewer lateral video must be submitted with plan check submittal if the
developer plans to use the existing sewer lateral. Sewer lateral work may be
required after review of the sewer lateral video.
18. The project must comply with Storm Water and Urban Runoff Pollution Control
Regulations (HBMC Ch. 8.44) and must implement Low Impact Development
Standards and submit at time of grading and plan check along with an erosion
control plan.
Construction
19. Prior to issuance of a Building Permit, abutting property owners and residents
within l 00 feet of the project site shall be notified of the anticipated date for
commencement of construction.
a) The procedures for notification shall be provided by the Building and
Safey Division of the Community Development Department.
b) Building permits will not be issued until the applicant provides an affidavit
certifying mailing of the notice.
20. Project construction shall conform to the Noise Control Ordinance
requirements in Section 8.24.050. Allowed hours of construction shall be printed
on the building plans and posted at construction site.
21. Traffic control measures, including flagmen, shall be utilized to preserve public
health, safety, and welfare.
22. A construction sign shall be posted conspicuously during the course of
construction at the project site.
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23. Replacement fire hydrants shall meet the dimensions of, and construction
requirements outlined by AWWA standard C503.
24. Relocation of fire hydrants shall include required vehicular clearance be
maintained, as provided by California Vehicle Code Chapter 9, Section 22514.
25. In lieu of the required 5 feet firefighter walking access on each side of the
apartment building, the installation of a fire sprinkler system in compliance with
NFPA 13 standards, LA County Fire Code section 903.3.1.1, is required.
26. The Fire Department recommends changing the building main address from
Palm Drive to having the address of Hermosa A venue as the infrastructure such
as an access road and water supply are all located off Hermosa Ave.
27. Fire Department Connections (FDC) shall be located on the street-address side
of buildings; facing approved fire apparatus access roads; within 150 feet (via
vehicular access) of an accessible public fire hydrant; as close to the street
curb face as possible; fully visible; and recognizable from the street, fire
apparatus access road or nearest point of fire department vehicle access; or
as otherwise approved by the fire code official. FDC shall be located a
minimum
Other:
28. Approval of these permits 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 will be provided.
29. The Planning Commission may review this Precise Development Plan and may
amend the subject conditions or impose any new conditions if deemed
necessary to mitigate detrimental effects on the neighborhood resulting from
the subject use.
30. The subject property shall be developed, maintained, and operated in full
compliance with the conditions of this grant 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.
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31 . 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.
Section 5. This permit 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 an Affidavit of
Acceptance stating that they are aware of, and agree to and accept, all the
conditions of this permit.
The Precise Development Plan shall be recorded with the Affidavit of
Acceptance, and proof of recordation shall be submitted to the Community
Development Department prior to the issuance of a building permit.
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.
Section 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal
challenge to the decision of the Planning Commission, after a formal appeal to
the City Council, must be made within 90 days after the final decision by the City
Council.
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PASSED, APPROVED, and ADOPTED on this 16th day of September, 2025.
VOTE: AYES: 4-Chairperson Kate Hirsh, Vice Chairperson Stephen lzant,
Commissioner Michael Flaherty, and Commissioner Greg McNally
NOES :
ABSTAIN:
ABSENT: 1 -Commissioner Hoffman
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 25-04 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 1 6, 2025.
Alison Becker, Secretary
Date
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Exhibit A:
Project Plans Approved by Hermosa Beach Planning
Commission September 16, 2025
1000 Wilshire Boulevard
Suite 1500
Los Angeles, CA 90017
213.891.0700 Phone
213.896.0400 Fax
BN 93886840v1
213.891.5257 Direct
mshonafelt@buchalter.com
September 12, 2025
VIA E-MAIL (JWHITNEY@HERMOSABEACH.ORG)
Kate Hirsh, Chair
and Members
City of Hermosa Beach Planning Commission
City of Hermosa Beach
1315 Valley Drive
Hermosa Beach, CA 90254
Re: 3415 Palm Drive: Application for Residential Development Project
Dear Chair Hirsh and Members of the Planning Commission,
This office continues to represent Tony and Renarda L. Ferraro (“Owners”) with respect
to the above-referenced, five-unit Builder’s Remedy housing development proposed at 3415
Palm Drive (APN 4181-033-017) (“Project”) in the City of Hermosa Beach, California (“City”).
As you are aware, members of the community expressed concerns about the Project at the
previous Planning Commission hearing on March 18, 2025, and there has been additional
extensive public discussion of the Project since then. The principal concerns are the proposed
building height and the number of units. As noted in the Staff Report for the September 16,
2025, Planning Commission hearing (“Staff Report”), the Owners carefully considered those
concerns. In response, the Owners devoted significant time and resources to work with their
architect to explore potential changes to the design that would reduce the building height and the
number of units. The Staff Report features an early conceptual elevation of a reduced project
alternative, with one unit removed and a commensurate reduction in height (“Conceptual
Alternative”). The Conceptual Alternative was preliminary and intended only to provide a
concept-level architectural rendering of a reduced project elevation.
Since the Owners submitted the Conceptual Alternative to the City, they have worked on
developing a more focused version of that plan. The plan, as further developed, is presented
with this letter (“Project Alternative”). A conceptual elevation of the Project Alternative is
presented here:
Buchalter
buchalter.com
Los Angeles
Denver
Napa Valley
Nashville
Orange County
Portland
Sacramento
Salt Lake City
San Diego
San Francisco
Scottsdale
Seattle
Kate Hirsh, Chair
September 12, 2025
Page 2
BN 93886840v1
As with the Conceptual Alternative, the removal of one unit results in the same number of units
and parking spaces as the current building on the site. The building profile is similar to that of
the existing building, as can be seen in the elevation presented below.
Buchalter
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34 22 HERtv\OSA AVE.
APN: 4181-033-016
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SUBJECT PRO PERTY
34 15 PALM DR.
APN: 4 181 -033-017
LOT 4 BLOCK 10 1
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34 10 HERMO SA AVE.
APN: 4181 -033-0 18
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BN 93886840v1
Kate Hirsh, Chair
September 12, 2025
Page 3
The Project Alternative is substantially the same as the earlier Conceptual Alternative,
but presents a more finalized design incorporating structural adjustments driven in part by lot
dimensions. As one example, the height was slightly adjusted higher by 12 inches from the
Conceptual Alternative to accommodate the driveway slope required by code for proper
drainage. The height of the Project Alternative, as currently presented, does not exceed 35.27
feet, with both the front and rear of the building coming in below 30 feet. This falls
significantly under the height of the adjacent building at 3410 Hermosa Avenue, which
measures 48.5 feet in height from Hermosa Avenue.
The Owners, along with their representatives, will be on hand at the September 16, 2025,
Planning Commission hearing to discuss -- and answer questions about -- the Project, as
currently before the Commission. Without waiver of any of the Owners’ rights, if the
Commissioners are to consider the Project Alternative presented with this letter to be preferable
to the currently proposed project, the Owners would be open to a condition of approval that
requires modification of the current project in a manner consistent with the Project Alternative
presented here with sufficient flexibility to allow minor adjustments for any additional
requirements that may be revealed during the subsequent permitting process.
Representatives of the Owners will be on hand at the September 16, 2025, Planning
Commission hearing to answer any questions. Very truly yours,
BUCHALTER
A Professional Corporation
Michael W. Shonafelt
Shareholder
MWS:mt
cc:
Alison Becker, Community Development Director
Todd Leishman, Esq., City Attorney
Tony and Renarda L. Ferraro, tony@ppfinvest.com
Brandon Straus, Srour and Associates, brandon@esrour.com
Enclosures
Buchalter
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
9/12/2025 5:57:27 PM
COVER
25016
3D IMAGES
A NEW 4 UNIT
RESIDENCE
3415 PALM DRIVE
HERMOSA BEACH
CALIFORNIA 90254
NEW RESIDENCE3415 PALM DRIVE
HERMOSA BEACH, CA 90254
A NEW 4 UNIT RESIDENCE
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
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SIM
ROOM TAG
ELEVATION TAG
SHEET NUMBER
ELEVATION DESIGNATION
WINDOW LETTER DESIGNATION
DOOR NUMBER
DESIGNATION
SKYLIGHT LETTER
DESIGNATION
NORTH ARROW
DESIGNATION
REVISION DESIGNATION
EXTENT OF REVISION
SECTION NUMBER
SHEET NUMBER
TOP/BOTTOM RISER
UP
1 Ref
1Ref
1Ref
1
RefA
20R @ RISER HEIGHT
18T @ TREAD DEPTH
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
9/12/2025 5:57:27 PM
G.00
25016
PROJECT
INFORMATION
A NEW 4 UNIT
RESIDENCE
3415 PALM DRIVE
HERMOSA BEACH
CALIFORNIA 90254
SYMBOL LEGEND PROJECT DATA
PROPERTY OWNERS
TONY FERRARO
3417 PALM DRIVE
HERMOSA BEACH, CA 90254
LEGAL DESCRIPTION
LOT 4, BLOCK 101
SHAKESPEARE
M.B. 9-190
APN 4181-033-017
OCCUPANCY AND ZONING
OCCUPANCY:
ZONING:
CONSTRUCTION TYPE:
AREA DISTRICT:
NUMBER OF UNITS:
NUMBER OF STORIES:
CITY, STATE, NATIONALLY APPLICABLE
CODES
CONSULTANTS
CIVIL SURVEY CONSULTANT
NEW RESIDENCE3415 PALM DRIVE
HERMOSA BEACH, CA 90254
A NEW 4 UNIT RESIDENCE
AREA CALCULATIONS
UNIT #1 = 1,162 SF
UNIT #2 = 876 SF
UNIT #3 = 825 SF
UNIT #4 = 1,713 SF
TOTAL LIVING AREA = 4,576 SF
HEIGHT CALCULATIONS
0.00' NW + 0.00' NE + 0.00' SW + 0.00' SE = 0.00'
0.00' / 4 = 0.00'
0.00' + X' =0.00'
MAXIMUM ALLOWABLE HEIGHT =
ACTUAL HEIGHT =
OPEN SPACE CALCS.
UNIT #1 = 0 SF
UNIT #2 = 160 SF
UNIT #3 = 0 SF
UNIT #4 = 300 SF
TOTAL OPEN SPACE = 460 SF
NAME
ADDRESS
CITY, CA ZIP
T.310.000.0000CIVIL CONSULTANT
NAME
ADDRESS
CITY, CA ZIP
T.310.000.0000STRUCTURAL CONSULTANT
NAME
ADDRESS
CITY, CA ZIP
T.310.000.0000GEO-TECHNICAL CONSULTANT
NAME
ADDRESS
CITY, CA ZIP
T.310.000.0000ENERGY CONSULTANT
NAME
ADDRESS
CITY, CA ZIP
T.310.000.0000INTERIOR DESIGNER
NAME
ADDRESS
CITY, CA ZIP
T.310.000.0000LIGHTING CONSULTANT
NAME
ADDRESS
CITY, CA ZIP
T.310.000.0000
2022 CRC, 2022 CBC, 2022 CMC, 2022 CPC, 2022 CEC, STATE OF CALIFORNIA, AND THE
CITY OF MANHATTAN BEACH
VICINITY MAP
NORTH
HERMOSA BEACH, CA
PROJECT SITE
ABBREVIATION
A.H.ACTUAL HEIGHT
A.W. AWNING WINDOW
B.O.W. BOTTOM OF WALL
C.H. CRITICAL HEIGHT
CLG. CEILING
CLR. CLEAR
COL. COLUMN
CONC. CONCRETE
C.W.CASEMENT WINDOW
DIM. DIMENSION
DN. DOWN
E.G. EXISTING GRADE
ELEV. ELEVATION
F.A. FROM ABOVE
F.G. FINISH GRADE
FLR. FLOOR
F.S. FINISH SURFACE
FX FIXED
HORZ. HORIZONTAL
HT. HEIGHT
LAND. LANDING
LT.WT. LIGHT WEIGHT CONCRETE
MAX. MAXIMUM
MIN. MINIMUM
NEIGH. NEIGHBOR GRADE
OP. OPERABLE
PL. PROPERTY LINE
REQ. REQUIRED
SECT. SECTION
S.F.E SUB FLOOR ELEVATION
SHT. SHEET
SK. SKEWED
SL. SLOPED
T.O.C. TOP OF CURB
T.O.F TOP OF FENCE
T.O.W. TOP OF WALL
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
GENERAL NOTES
1. BUILDING COMPLIES WITH 2019 CBC, 2019 CMC, 2019 CPC, 2019 CEC, AND CITY OF
HERMOSA BEACH.
2. AQMD NOTIFICATION IS REQUIRED 10 DAYS BEFORE BEGINNING ANY DEMOLITION
WORK. REQUIRED FORM IS AVAILABLE AT THE COMMUNITY DEVELOPMENT
DEPARTMENT. PROVIDE PROOF OF NOTIFICATION (MAIL WITH RETURN RECEIPT) 10
DAYS BEFORE BUILDING PERMIT IS ISSUED, OR COMPLETE ASBESTOS
NOTIFICATION WAIVER.
3. ALL BUILDING FEATURES PROJECTING INTO REQUIRED SETBACKS ARE INDICATED ON
SITE/PLOT PLAN.
4. SOILS REPORT SHALL BE PROVIDED TO THE BUILDING DEPARTMENT FOR ALL CUTS,
FILLS, AND EARTHWORK AS REQUIRED BY CBC SECTION 1804.
5. STUMPS AND ROOTS SHALL BE REMOVED TO A DEPTH OF 12" IN THE AREA OCCUPIED
BY THE BUILDING.
6. INSTALLATION OF INTERIOR AND EXTERIOR WALL AND CEILING COVERINGS SHALL
CONFORM TO CHAPTER 25 UBC.
7. ALL WATER CLOSETS TO FLUSH WITH 1.6 GALLON MAX. AND ALL NEW PLUMBING
FIXTURES SHALL BE CERTIFIED LOW FLOW FIXTURES.
8. ALL HOSE BIBS MUST BE PROTECTED BY BACK FLOW PREVENTION AND HAVE AN
ANTI-SIPHON DEVICE.
9. PROVIDE APPROVED BACKWATER VALVE FOR ALL PLUMBING FIXTURES LOCATED
BELOW THE ELEVATION OF THE NEXT UPSTREAM MANHOLE COVER. FIXTURES ABOVE
SUCH ELEVATION SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE.
PROVIDE CAST IRON WASTE PIPE RISERS.
10. ALL WINDOW COVERINGS REQUIRED BY CFIR. FORM SHALL BE POSTED PRIOR TO
FINAL INSPECTION.
11.WRITTEN APPROVAL FROM THE SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT
(SCAQMD). (714)396:2000 PER RULE 1403 FOR THE PROPER DISPOSAL OF ASBESTOS.
12.ONLY LOS ANGELES COUNTY HEALTH DEPARTMENT APPROVED DEVICES MAY BE
UTILIZED FOR LANDSCAPE IRRIGATION BACK FLOW PREVENTION DEVICES.
13.ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC WAY VIA NON-EROSIVE DEVICE
PER HBMC.
14.PROVIDE DRIP PAN OR SIMILAR DEVICE FOR LAUNDRY ROOM, WATER HEATER, AND
DISHWASHER.
15.PROVIDE SURVEY STAKES PRIOR TO FOUNDATION INSPECTION TO VERIFY LOT LINES.
16.THE ARCHITECT IS NOT RESPONSIBLE FOR SITE GRADING OR DRAINAGE.
17.IAPMO APPROVAL REQUIRED FOR ONE PIECE LAVATORY.
18.POST INSULATION COMPLIANCE CARD IN CONSPICUOUS LOCATION IN DWELLING
PRIOR TO FINAL INSPECTION.
19. IT IS THE GENERAL CONTRACTORS RESPONSIBILITY TO VERIFY THAT THE BUILDING IS
WITHIN THE HEIGHT LIMIT PRIOR TO FRAMING THE ROOF RAFTERS. CONTACT THE
CIVIL SURVEY CONSULTANTS.
20.CONTROL VALVE FOR SHOWERS AND TUB/SHOWERS SHALL BE OF THE PRESSURE
BALANCE OR THERMOSTATIC MIXING VALVE TYPE. UPC. SECT. 410.7.
21.VERIFY CLEARANCES WITH OVERHEAD UTILITY LINES FROM ALL PERMANENT AND
TEMPORARY STRUCTURE INCLUDING SCAFFOLDING AND OTHER WORKING AREAS
DURING CONSTRUCTION. CLEARANCE TO BE 8 FT. HORIZONTAL AND 12 FT. VERTICAL.
VERIFY WITH SOUTHERN ALIFORNIA EDISON CO. BEFORE COMMENCING
CONSTRUCTION.
22. PROVIDE PROTECTION TO PEDESTRIANS PER UBC SECTION 3303 DURING
CONSTRUCTION.
23.BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS
TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CBC SEC. 501.
24.THE STRUCTURE SHALL COMPLY WITH THE SECURITY REQUIREMENTS OF "APPENDIX
CHAPTER 10 SECURITY" OF HBMC.
25.COOKING EQUIPMENT MUST BE LISTED FOR RESIDENTIAL USE.
26.ALL DOORS PROVIDING DIRECT ACCESS TO THE POOL SHALL BE EQUIPPED WITH A
SELF CLOSING, SELF LATCHING DEVICE WITH A RELEASE MECHANISM PLACED NO
LOWER THAN 54" AFF. ALL THESE DOORS SHALL BE EQUIPPED WITH EXIT ALARMS.
CBC SECTION 3109.4.1.8.
27.UNDERGROUND ELECTRICAL SERVICE REQUIRED FOR ALL REPAIRS, REMODELS OR
EXPANSION EXCEPT WHERE THE BUILDING VALUATION OF SUCH REPAIRS OR
REMODELS IN A FIVE-YEAR PERIOD DOES NOT EXCEED FIFTY PERCENT OF THE
EXISTING VALUATION PRIOR TO CONSTRUCTION.
28.ALL WATER FIXTURES SHALL BE WATER CONSERVING CPC 402.0
29.DRAINAGE FIXTURE LOCATED BELOW THE NEXT UPSTREAM MANHOLE OR BELOW THE
MAIN SEWER LEVEL REQUIRES INVESTIGATION TO ASCERTAIN THE NECESSITY FOR
SEWER BACKWATER DEVICE CPC 710.0
EXCAVATION NOTES
1. PROVIDE CONTINUOUS INSPECTION DURING EXCAVATION OF SHORING AND
INSTALLATION OF SHORING MEMBERS.
2. AN EXCAVATION/CONSTRUCTION PERMIT SHALL BE OBTAINED PRIOR TO
CONSTRUCTION OF ANY IMPROVEMENTS WITHIN PUBLIC RIGHT-OF-WAY. THIS
INCLUDES, BUT IS NOT LIMITED TO, STANDARD SIDEWALKS, CURBS, GUTTERS,
DRIVEWAY APPROACHES, OR UNDERGROUNDING OF UTILITIES.
3. CONTRACTOR TO PROVIDE EVIDENCE OF PERMIT FROM
CALIFORNIA STATE DEPARTMENT OF INDUSTRIAL SAFETY FOR EXCAVATION
5'-0" OR DEEPER. CALL 213.736.3041.
4.IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT "DIG ALERT" PRIOR TO
ANY EXCAVATION IN THE PUBLIC RIGHT-OF-WAY. (800) 227-2600
5. PROVIDE TEMPORARY SHORING OF ADJACENT PROPERTY. QUALIFIED
PERSONS REGISTERED WITH THE STATE SHALL DESIGN SHORING.
6.A PERMIT IS REQUIRED FROM THE STATE DIVISION OF INDUSTRIAL SAFETY FOR
TRENCHES OR EXCAVATION 5' (1.52 METERS) OR DEEPER OR
BUILDING/STRUCTURE OVER 3 STORIES HIGH, OR BUILDING OVER 36' (11
METERS) HIGH. ENCROACHMENT NOTES
1.ALL PLANT MATERIALS IN THE PLANNED LANDSCAPE SHALL NOT BE
HAZARDOUS TO HEALTH AND SAFETY, SUCH AS PLANTS THAT CONTAIN
THORNS, SPINES, TOXIC FRUITS OR LEAVES, AND THOSE THAT DROP
EXCESSIVE SLIPPERY FRUITS AND FLOWERS, AND SURFACE ROOTING.
2. ALL LANDSCAPE AREAS SHALL BE ON A FULLY AUTOMATED IRRIGATION
SYSTEM SUPPLIED BY HOME OWNER.
3.ALL WORKMANSHIP AND MATERIALS SHALL CONFORM WITH LOCAL BUILDING,
PLUMBING AND ALL OTHER APPLICABLE CODES HAVING JURISDICTION.
4.HEIGHTS OF WALLS, FENCES AND ALL OTHER ELEMENTS SHALL COMPLY WITH
CITY ENCROACHMENT REGULATIONS.
5.UTILITIES AND VISUAL OBSTRUCTIONS MAX. 42" HIGH SHALL GENERALLY BE
AVOIDED SO AS TO MAINTAIN ACCESS TO UNDERGROUND UTILITIES AND TO
PROTECT VISTAS FROM NEIGHBORING PROPERTIES.
6.PLANT MATERIALS SHALL NOT EXCEED 42" IN HEIGHT. TREES AND SHRUBS MAY
BE PERMITTED WITH A SEPARATE LANDSCAPE PLAN.
PLAN REQUIREMENTS
1. ALL PLANS FOR NEW AND/ OR ADDITIONS OVER FOUR HUNDRED (400) SQUARE
FEET MUST BE SUBMITTED TO THE PUBLIC WORKS DEPARTMENT, PRIOR TO
CONSTRUCTION, FOR PUBLIC RIGHT OF WAY REQUIRED IMPROVEMENTS.
2. AN ENGINEERING PLAN SHOWING PROPOSED STORMWATER CONTROL FOR
THE PROJECT SHALL BE MADE A PART OF THE PLAN. THIS PLAN SHALL SHOW
THE EXISTING STREET CROSS SECTIONS, ELEVATIONS AND EXISTING CURB
AND GUTTER ELEVATIONS FOR A DISTANCE OF ONE HUNDRED FEET (100') ON
EACH SIDE OF THE PROPOSED PROJECT, AND THE PROPOSED ELEVATIONS
FOR THE PLANNED PROJECT.
3.A SURVEY OF THE PROJECT WILL BE REQUIRED WITH SURVEY POINTS SET AT
THE CENTER LINE OF THE STREET AND OFFSET POINTS EITHER ON THE TOP OF
THE CURB OR IN THE SIDEWALK. ALL SURVEY POINTS SHALL BE RE-
ESTABLISHED IF THEY ARE REMOVED OR DESTROYED DURING
CONSTRUCTION.
PERMIT REQUIREMENTS
1. A SEWER CAP PERMIT MUST BE ACQUIRED BEFORE A DEMOLITION PERMIT WILL
BE ISSUED.
2. ALL WORK DONE WITHIN THE PUBLIC RIGHT-OF-WAY SHALL BE DONE BY A
CURRENTLY LICENSED CONTRACTOR WITH A CLASS ``A", ``C-12" OR ``C-34"
LICENCE FOR ALL TRENCHING AND PAVING OR A CLASS "C-08" LICENSE FOR ALL
CONCRETE WORK. A CLASS ``B" LICENSE MAY BE ACCEPTABLE FOR MINOR
CURB, GUTTER AND SIDEWALK WORK CONSTRUCTED IN CONJUNCTION WITH
SINGLE FAMILY RESIDENTIAL STRUCTURE.
3.ALL CONTRACTORS WORKING ON PUBLIC WORKS PROJECTS MUST HAVE A
CURRENT CITY OF HERMOSA BEACH BUSINESS LICENSE.
4. PUBLIC WORKS PERMITS SHALL BE REQUIRED FOR ANY SCAFFOLDING, UTILITY
TRENCHING, LUMBER DROPS, CRANES, DUMPSTERS, ETC. ON PUBLIC
PROPERTY. THE PUBLIC WORKS PERMIT MUST BE ON THE JOB SITE AND
AVAILABLE FOR REVIEW BY CITY OFFICIALS AT ALL TIMES. ANY OF THE WORK
REQUIRING PERMIT(S) AND STARTED WITHOUT NECESSARY PERMIT(S) SHALL
RESULT IN THE JOB BEING STOPPED UNTIL THE PERMIT(S) ARE OBTAINED AND
A DOUBLE FEE FOR PERMIT(S) WILL BE CHARGED.
5. A CASH DEPOSIT WILL BE REQUIRED FOR ALL WORK WITHIN THE CITY RIGHT-
OF-WAY. THE AMOUNT OF THE SAID DEPOSIT WILL BE DETERMINED BY THE
ENGINEERING DEPARTMENT (THE MINIMUM DEPOSIT IS SET AT $1,600). THE
CASH DEPOSIT WILL BE REQUIRED FOR EACH PROJECT AND WILL NOT BE
TRANSFERRED FROM ON PROJECT TO ANOTHER. AFTER ALL IMPROVEMENTS
ARE IN PLACE AND APPROVED THE CASH DEPOSIT WILL BE REFUNDED.
6. ANYTHING EXISTING OR TO BE CONTRUCTED ON CITY RIGHT-OF-WAY OTHER
THAN REQUIRED CITY IMPROVEMENTS WILL REQUIRE AN ENCROACHMENT
PERMIT.
7. A CONSTRUCTION PERMIT WILL NOT BE ISSUED UNTIL PROPER PERMITS HAVE
BEEN ISSUED FROM OTHER AGENCIES SUCH AS CALTRANS, LOS ANGELES
COUNTY, SANITATION DISTRICT, WATER QUALITY CONTROL BOARD, ETC. IF
SAID PERMITS ARE REQUIRED.
8.APPLICANT SHALL MAINTAIN AND KEEP IN FORCE AT ALL TIMES DURING
CONSTRUCTION A POLICY OF LIABILITY INSURANCE, NAMING THE CITY AS
ADDITIONALLY INSURED IN THE AMOUNT OF ONE MILLION DOLLARS ($1,000,000)
MINIMUM.
9.SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG ALERT
IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE
VALID. FOR YOUR DIG ALERT I.D. NUMBER CALL UNDERGROUND SERVICE
ALERT AT (800) 227-2600 TWO WORKING DAYS BEFORE YOU DIG.
CONSTRUCTION REQUIREMENTS
1.ALL EXISTING CURB, GUTTER, CONCRETE DRAINAGE SWALE, SIDWALK AND
DRIVEWAY WITHIN THE PROPERTY LIMITS SHALL BE REMOVED AND REPLACED,
UNLESS IT IS DETERMINED BY THE CITY PUBLIC WORKS INSPECTOR THAT THEY
MEET THE CURRENT CITY STANDARDS.
2. IF THE CURB, GUTTER, CONCRETE DRAINAGE SWALE, SIDEWALK OR
DRIVEWAY DO NOT EXIST THEY SHALL BE CONSTRUCTED.
3.CURB AND GUTTER SHALL BE POURED MONOLITHICALLY, BUT SEPARATE FROM
SIDEWALK.
4.ALL DRIVEWAY SLOPES TO BE 2% FROM TOP OF CURB OR LIP OF SWALE TO
RIGHT-OF-WAY.
5. WHEELCHAIR RAMPS ARE REQUIRED ON CORNER LOTS AND MAY BE
REQUIRED AT OTHER LOCATIONS.
6. GRAFFITI IN FRESHLY POURED CONCRETE SHALL BE REMOVED BY
WHATEVER MEANS NECESSARY UP TO AND INCLUDING REMOVE AND
REPLACEMENT.
7. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY MIST HAVE AN
AUTOMATIC IRRIGATION SYSTEM.
8.ALL LANDSCAPE IRRIGATION MUST MEET CURRENT CITY REQUIREMENTS FOR
PROPER INSTALLATION. ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC
WAY VIA NON-EROSIVE DEVICE PER HBMC.
9.SUMP PUMPS REQUIRE 2" ABS. DISCHARGE LINE PER PUMP TO TERMINATE AT
CURB.
10.SEWER LATERALS MUST BE A MINIMUM 4" V.C.P. PIPE FOR SINGLE FAMILY
HOMES ONE LATERAL PER UNIT.
11.SEWER LATERALS FOR CONDOMINIUMS SHALL BE A MINIMUM 6" V.C.P. PIPE
WITH A MINIMUM OF 4 UNITS PER LATERAL.
12.EXISTING SEWER LATERALS MAY BE USED IF THE CRITERIA OUTLINED IN
NOTES (10) AND (11) ARE MET AND A VIDEO TAPE HAS BEEN PROVIDED TO THE
PUBLIC WORKS DEPARTMENT AND IF THE VIDEO SHOW THE LATERAL TO BE IN
GOOD CONDITION.
DAMAGE TO PUBLIC PROPERTY
1.ANY ASPHALT OR CONCRETE STREET WITHIN THE PROPERTY LIMITS THAT IS
DAMAGED PRIOR TO CONSTRUCTION SHALL BE REMOVED AND REPLACED TO
MEET CURRENT CITY STANDARDS.
2. ANY PUBLIC PROPERTY DAMAGED DURING CONSTRUCTION SHALL BE
REPLACED IN KIND TO THE SATISFACTION OF THE CITY PUBLIC WORKS
INSPECTOR. THE CITY SHALL AT ITS DISCRETION AND IN THE INTEREST OF
PUBLIC SAFETY, MAKE ANY REPAIRS DEEMED NECESSARY, THE COST OF
WHICH WILL BE DEDUCTED FROM THE DEPOSIT HELD BY THE CITY.
JOB SAFETY REQUIREMENTS
1. PROPER BARRICADES SHALL BE PLACED AROUND ANY CONSTRUCTION SITE
WITHIN THE PUBLIC RIGHT-OF-WAY. THESE BARRICADES SHALL COMPLY WITH
THE REQUREMENTS OF THE WORK AREA TRAFFIC CONTROL HANDBOOK
(W.A.T.C.H.) MANUAL.
2.ANYTIME A STREET OR ALLEY IS GOING TO BE CLOSED THE APPROVAL OF THE
PUBLIC WORKS DEPARTMENT IS REQUIRED. ALSO THE POLICE AND FIRE
DEPARTMENT DISPATCHER, SHALL BE NOTIFIED (310) 318-0313.
3. STREET, ALLEY AND SIDEWALK CLOSURES REQUIRE PROPER SIGNAGE AND
BARRICADES AS REQUIRED BY THE (W.A.T.C.H.) MANUAL.
4. ALL CONSTRUCTION FENCES ARE TO BE BEHIND THE SIDEWALK AND ALL
CONSTRUCTION MATERIAL WITHOUT PERMITS ARE TO BE BEHIND THE FENCE.
SIDEWALKS ARE TO BE ACCESSIBLE TO PEDESTREANS AT ALL TIMES.
5.IF SCAFFOLDING IS NEEDED ON THE PUBLIC RIGHT OF WAY, A PERMIT WILL BE
REQUIRED AND ALL PROVISIONS OF THE 1997 UNIFORM BUILDING CODE
SECTION 3303 OR THE LATEST EDITION MUST BE MET.
6. NO CONSTRUCTIO0N EQUIPMENT, CONSTRUCTION MATERIAL, PORTABLE
TOILETS, DUMPSTERS, ETC. SHALL BE LEFT ON PUBLIC PROPERTY OVERNIGHT
WITHOUT PROPER PERMITS. THESE OBSTRUCTIONS MUST HAVE PROPER
BARRICADES WITH FLASHING YELLOW LIGHTS OPERATING AFTER DARK.
7.NO OVERNIGHT CLOSURES WILL BE ALLOWED WITHOUT THE APPROVAL OF THE
DIRECTOR OF PUBLIC WORKS.
8.ANY PUBLIC SIDEWALK DAMAGE TO THE POINT OF CAUSING A TRIP HAZARD
DURING CONSTRUCTION, THAT PANEL OF CONCRETE SHALL BE REMOVED
IMMEDIATELY AND PATCHED WITH TEMPORARY ASPHALT PATCH WHICH MUST
BE KEPT IN GOOD REPAIR UNTIL THE PERMANENT SIDEWALK IS CONSTRUCTED.
9. ALL VEHICLES THAT INTRUDE INTO A NORMAL TRAFFIC LANE MUST HAVE
PROPER SIGNAGE AND BARRICADES AS REQUIRED BY THE (WATCH) MANUAL.
10. ALL WORK VEHICLES ARE SUBJECT TO ALL APPLICABLE PARKING
RESTRICTIONS.
11.MATERIAL DROPOFF IS NOT ALLOWED ON THE PUBLIC RIGHT OF WAY WITHOUT
FIRST OBTAINING A PERMIT FORM THE PUBLIC WORKS DEPARTMENT.
12.FLAGMEN ARE REQUIRED FOR ANY VEHICLES THAT BLOCK THE TRAVEL LANE
AND REQUIRE TRAFFIC TO USE THE OPPOSING LANES TO PASS.
13.PEDESTRIAN PROTECTION SHALL COMPLY WITH UBC. SECTION 3303 DURING
CONSTRUCTION.
14.ALL ACTIVITIES PERFORMED IN PUBLIC RIGHT OF WAY DURING THE COURSE OF
CONSTRUCTION REQUIRE PUBLIC WORKS PERMIT.
STORM RUNOFF REQUIREMENTS
1.PRECAUTIONS SHALL BE TAKEN TO PREVENT ANY CONSTRUCTION MATERIAL
DEBRIS OR RUNOFF FROM ENTERING ANY CITY RIGHT-OF-WAY OR COUNTY
STORM DRAIN. A SAW CUT RESIDUE MUST BE RETAINED WITH BERMS OR SAND
BAGS AND VACUMMED TO PREVENT IT FROM ENTERING INTO ANY STORM
DRAIN SYSTEM.
2. SANDBAGS ARE REQUIRED FOR EROSION CONTROL DURING THE RAINY
SEASON, OCTOBER 15th THROUGH APRIL 15th AND MAY BE REQUIRED AT
OTHER TIMES.
3.A POLLUTION PREVENTION PLAN IS REQUIRED FOR CONSTRUCTION SITES TWO
ACRES OR MORE.
4. STORM WATER MITIGATION PLANS ARE REQUIRED FOR THE FOLLOWING
PROJECTS:
A. SINGLE FAMILY HILLSIDE DEVELOPMENTS WITH A SLOPE GREATER
THAN 25%.
B.10+ HOME DEVELOPMENTS.
C.PARKING LOTS, 25 SPACES OR MORE.
D.RESTAURANTS
E.SERVICE STATIONS.
F.AUTO REPAIR FACILITIES.
G.100,000 SQUARE FEET COMMERCIAL DEVELOPMENTS.
SUCH PROJECTS MUST CAPTURE AND TREAT THE FIRST 3/4" INCH OF RAIN RUNOFF
FROM THEIR SITE.
INSPECTION REQUIREMENTS
1.CALL FOR INSPECTION 24 HOURS IN ADVANCE (310) 318-0214.
2.INSPECTIONS WILL ONLY BE DONE MONDAY THROUGH THURSDAY 8:30 AM TO
12:30 PM AND 1:30 PM TO 4:30 PM OFFICE COUNTER HELP WILL BE AVAILABLE
FROM 7:00 AM TO 8:30 AM AND 4:30 PM TO 6:00 PM.
3.ALL FORMS AND COMPACTION SHALL BE INSPECTED PRIOR TO ANY CONCRETE
BEING POURED OR ASPHALT BEING PLACED.
4. SEWER LATERAL PERMITS WILL NOT BE FINAL UNLESS A SEWER LATERAL
DIAGRAM HAS BEEN COMPLETED AND APPROVED.
CITY OF HERMOSA BEACH DEPT.
OF PUBLIC WORKS PUBLIC RIGHT
OF WAY REQUIREMENTS
THE FOLLOWING STANDARD CONDITIONS APPLY TO ALL PROJECTS REQUIRING A
BUILDING PERMIT UNLESS IT IS DETERMINED UNNECESSARY BY THE PUBLEC
WORKS DIRECTOR. A GRADING PLAN IS REQUIRED FOR ANY PROJECT REQUIRING A
BUILDING PERMIT UNLESS WAIVED BY THE DIRECTOR OF PUBLIC WORKS. ALL
CONSTRUCTION MUST COMPLY WITH THE CITY OF HERMOSA BEACH AND LOS
ANGELES COUNTY STANDARDS.
UTILITY REQUIREMENTS
1. ANY UTILITY CUT WITHIN CITY STREETS SHALL BE EITHER PERPENDICULAR OR
PARALLEL TO THE CENTER OF THE STREET. DIAGONAL CUTS WILL NOT BE
ALLOWED.
2.BACKFILL OF TRENCHES SHALL BE DONE IN LIFTS OF NO MORE THAN TWO
FEET (2) WITH WATER JET AND APPROPRIATE COMPACTION TOOL USED
BETWEEN EACH LIFT. ONE SACK SLURRY MIX CAN BE USED IN PLACE OF
NATIVE SOIL.
3.AFTER BACKFILLING THE TRENCH A TEMPORARY ASPHALT PATCH SHALL BE
PLACED OVER THE TRENCH AND REMAIN FOR A MINIMUM OF TWO (2) WEEKS.
4.THE PERMANENT PATCH WILL REQUIRE A ONE FOOT (1) MINIMUM OVERCUT ON
EACH SIDE OF THE TRENCHLINE PRIOR TO THE FINAL PATCH, THE FINAL PATCH
SHALL BE A MINIMUM OF FIVE INCHES (5) THICK OR ONE INCH (1) THICKER THAN
THE EXISTING PAVEMENT.
5.THE FINAL PATCH IN ASPHALT STREETS TO BE DONE IN TWO LIFTS, A BASE OF
3" MINIMUM 3/4 AGGREGATE AND A TOP LIFE OF 2" OF 3/8" AGGREGATE. ALL
EDGES OF THE CUT ASPHALT TO BE PACKED THOUOUGHLY AND THE PATCH
COMPACTED BY MECANICAL MEANS TO A HEIGHT SLIGHTLY HIGHER THAN THE
EXISTING ASPHALT AND ALL EDGES TO BE TACKLED.
6.THE FINAL PATCH ON CONCRETE STREETS TO BE CLASS 3500 P.S.I. (7 SACK),
EXISTING CONCRETE TO BE DRILLED TWO AND HALF INCHES (2 1/2") BELOW
THE SURFACE TO A DEPTH OF 6" MINIMUM AND DOWELLED WITH #5 REBAR ON
18" SPACING. FINISH TO MATCH EXISTING OR MEDIUM BROOM.
7.ALL UTILITY BOXES ARE TO BE NEW AND ADJUSTED TO THE NEW GRADE. KEEP
ALL UTILITY BOXES OUT OF DRAINAGE FLOW LINES, CURB RETURNS, DRIVEWAY
APPROACH AND WHEEL CHAIR RAMPS IF AT ALL POSSIBLE.
8.ALL UTILITIES SHALL BE UNDER GROUND. CONTRACTOR TO CONTACT THE S
OUTHERN CALIFORNIA EDISON COMPANY FOR THEIR REVIEW.
SHEET INDEX
SHEET #SHEET NAME
A.11 Unnamed
COVER 3D IMAGES
G.00 PROJECT INFORMATION
C.01 CIVIL SURVEY
A.00 AREA CALCULATIONS
A.01 SITE PLAN
A.02 BASEMENT FLOOR PLAN
A.03 FIRST & SECOND FLOOR PLANS
A.04 THIRD FLOOR & ROOF PLANS
A.05 ELEVATIONS
A.06 ELEVATIONS
A.07 SECTIONS
A.08 SECTIONS
A.09 SECTIONS
PROJECT SUMMARY
PROJECT lOCA TION:
LEGAL DESCRIPTION;
ASSESSOR PARCEL NO,:
ZONING:
3415 Palm Drive
Ton Ferraro
SCOPE OF WORK: PLEASE SELECT ALL APPLICABLE AREAS OF WORK:
NEW SINGLE-FAMILY PATIO COVER
ADDITION TRELLIS
ACC!:SSORY DWELLING UNIT POOUSPA
REMODEL STORAGE UNIT
EXTERIOR MODIFICATIONS SHED
ROOF MODIFICATIONS MECHANICAL EQUIPMENT (A/C. WATER
X HEATER!
ORIVEWA Y MODIFICATIONS ¥ UTILITY METERS (WATER, GAS ETC.J
X OTHER: New 4-Unil Mullilamilv Residence
Description:
New 4-Unit Multifamiy Residence
GENERAL BUILDING INFORMATION (NOTE: FOR ADDITION AND REMODEL PROJECTS, PLEASE PROVIDE
INFORMATION FOR EXISTING AREA ANO ADDEO AREA.l
EXISTING PROPOSED
G/\_13._AG_E (l".::!TERIOR Q!ME!-ISIO_NS) 21 I x20.l6/\8.25x20 ...
UNIT 1 LIVING AREA ' . "
UNIT 2 LIVING AREA 876
UNIT 3 LIVING AREA ...
UNIT 4 LIVING AREA I 71'1
DECKS/BALCONIES 960
TOTAL LIVING AREA 4,576
TOTAL DECKS/BALCONIES ...
NO. OF BEDROOMS 7
NO. OF BATHROOMS 10
ZONING INFORMATION • EQUIREO EXISTING PROPOSED
AREA:
LOT AREA Isa ttl N/A I 2,551.7 2 551.7
LOT COVERAGE f%' 1 65'¾ 1 1 66%
YARDS:
l'RONT 1 ,o 1 1 " .,
SIDE ' I ::l.3/3."''
REAR 1st fl/2nd Fl 1 ' 1 1 6.51"
PARKING AND DRIVEWAYS:
NUMBER OF SPACES 10 4
GUEST SPACES 2 0
PARKING SETBACK 17 l .617
PARKINGS IALL DIMl:NSION 8.5' X 20' 10.58x !J).16/9. l25~20/ I 8.25x20
TURNING AREA 19 ??
DRIVEW Al WIDTH 16 70
DRIVEWAY MAXIMUM SLOPE -~ ,.
OPEN SPACE;
ON GRADE 0 0
DECKS/BALCONIES l 200 0
TOTAi. I 200 1300 ner unitl 865 f?l6.3 av./unitl
0
•
BASEMENT QUALI FICATI ON CALC ULATIO N
fREQUIRED FOR All PR O JE CTS PROPOS ING TWO STO RI ES AND BA SEMENT)
1ST LEVEL F.f. ELEVA TION
LINEAL FEET (LF) OF PERIME TER
LF OF PERIMETER <6 ' FROM GRADE TO F.F. ABOVE
% OF PERIM ET ER< 6' to FF ABO VE
N/A
N I A
NIA
NJA
ARCHITECTURE
26 1 7 N ORTH SE P ULVEDA BLVD.
MANHATTAN BEA C H , C A 90266
TEL: 3 10-318-8089 WWW.TOMARO .CO M
(ml #TO MAROAR C H ITECTU R E
li?J @ TOM AR OA RC HITE CT URE
TOMARO ARCH IT ECTURE EXPR ESS LY RESERVES
IT S COM MON LAW COP YRIGH T ANO OTHER PROP ERT Y
RIGH TS IN THESE PLANS . THES E PLA NS AR E NOT TO BE
REPRO DUCED , CHA NGED OR COP IED IN ANY FOR M
OR MA NNER WHATSOEVER, NOR ARE TH EY TO BE
ASS IGNED TO ANY THI RD PARTY WIT HOUT FIRST
OBTAI NI NG THE EXPRESS WR ITT EN PERM ISSION
AND CONS ENT OF TOI\IA RO ARCHI TECTURE .
110SW 5613
86.73
127CHIS
X
99.12N 65°07'00"E112.40'404CH
S
L
X
99.12475SS
M
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86.45
STREET
17.5'
INTERSECTION ESTABLISHED PER FOUND TIES PER PWFB 0616-1112,1113 FOUND CHISLE "X" ACCEPTED AS C/L INTERSECTION PER R.S 277-90
SSMH
STA 3+16.28
ELEV 86.27'
400
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9
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9
7
.
7
7
419
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7
.
7
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9
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6
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8
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441442443444445446447448
8
6
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468469470471472473474
477481485486487488489490491492493494
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475
8
6
.
4
5
97.9698.00 PC86.
5
5
97.70 PC97.66
WM
97.
6
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WM98.4898.25 FL98.38
98.1498.37
98.5186.8086.78 TC86.41 FL86.48
86.27
86.18 FL86.52 TC
85.88 EG85.63 FL
86.26 TC86.34CATV
PM86.53 PC86.36 TC
85.89 FL86.03 EG
86.34 TX
86.41 TX
86.42 TC
85.98 FL86.06 EG86.58CATV
GM
86.71 PC
86.47 TX
86.55 TX
86.08 FL86.18 EG86.8086.62
86.64 FL86.97 TC
86.58
86.5087.8887.9089.8889.9092.6092.5386.
3
9
86.49
87.5488.52 TW89.4291.01
92.4991.2793.75
99.12
98.
8
TP=
P
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N
X
L&T
3
0
8
2
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X
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FLFL
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B
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N 65°02'45"E84.92'N 24°53'19"W30.07'N 65°04'10"E84.91'N 24°53'19"W219.52'7.50'
7.50'N 24°54'01"W223.82'N 24°54'01"W30.03'20.00'
20.00'
N 67°18'41"E297.27'
184.75'
112.53'
N 65°07'00"E112.40'113.75'30.03'80.05'80.15'30.07'109.30'18.6'
17.5'
1.0'
1.3'
61SET L&T
/PC520
521
57
58
522
523 PALM DRIVEHERMOSA AVENUE35TH STREET
34TH STREET SCALE 1" = 8'
3418 HERMOSA AVENUE
HERMOSA BEACH, CA 90254
LOT 4, BLOCK 101
SHAKESPEARE
M.B. 9-190
APN 4181-033-017
SURVEY AND
TOPOGRAPHY
FM TS
JANUARY 10, 2022
REVISIONS
22-481
TONY FERRARO
3417 PALM DRIVE
HERMOSA BEACH, CA 90254
PHONE 416-666-1432
15'
7.5'7.5'
90'
70'20'
NOTE:
A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THE
TIME OF THIS SURVEY. ANY READILY AVAILABLE ITEMS AFFECTING THIS PROPERTY
HAVE BEEN PLOTTED BASED ON PROVIDED DOCUMENTS.
USA NATIONAL TITLE COMPANY
ORDER NO. 072333486-30
DATED DECEMBER 30, 2022
FOUND L&T RCE 22024
1.00' W'LY & 0.05' N'LY
OF PROP. CORNER
TAG ELEV.=86.50'
FOUND L&T NO TAG
1.00' W'LY & 0.06' N'LY
OF PROP. CORNER
TAG ELEV.=86.62'
SET L&T RCE 30826
ON PROP. CORNER
TAG ELEV.=97.70'
FOUND L&T LS 3447
0.17' E'LY & 0.04' S'LY
OF PROP. CORNER
TAG ELEV.=98.00'
EXISTING RESIDENCE
EXISTING RESIDENCE EXISTING GARAGE
CONC. GUTTERDRIVEWAYCONC. SIDEWALKFOUND MAG NAIL, NO REFERENCE
STA.1+00.00
FOUND MAG NAIL, NO REFERENCE
STA.1+04.34
SSMH
STA.1+18.65
ELEV 86.27'
INTERSECTION ESTABLISHED PER FOUND TIES PER PWFB 0616-1112,1113
STA.3+23.82
FOUND CHISLE "X" ACCEPTED AS C/L INTERSECTION PER R.S 277-90
STA.3+23.86
SSMH
STA.3+16.28
ELEV 86.27'
TO FOUND S&W LS 5411 @ MANHATTAN AVENUE
PER R.S 277-90
SSMH
STA.2+13.26
ELEV 97.58'
SSMH
STA.4+24.53
ELEV 100.18'
E
N
G
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CONCRETE
BRICK
106.76 EXISTING ELEVATION
BLOCK WALL
100 EXISTING CONTOUR
X EXISTING FENCE
EXISTING
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WOOD
DECK
BCR
B
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NOTE: ALL SETBACK DIMENSIONS SHOWN
ARE MEASURED TO EXTERIOR SURFACE OF
BUILDINGS UNLESS OTHERWISE NOTED.
R.C.E. 30826GARY J. ROEHL
JOB ADDRESS
LEGAL DESCRIPTION
DRAWN BY CHECK BY
SHEET 1 OF 1
DRAWN ON
REVISIONS
JOB NO.
THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY
DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF
PROFESSIONAL LAND SURVEYORS' ACT
ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN CONSENT
OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY OR
DAMAGE RESULTING FROM SUCH CHANGES OR MODIFICATIONS, INCLUDING ANY
ATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERS
MAY BE JOINED.
3914 DEL AMO BLVD, SUITE 921
TORRANCE, CA 90503 (310) 542-9433
FOR
COPYRIGHT
LEGEND
BOUNDARY MONUMENTS ARE NOT NECESSARILY
SET ON PROPERTY CORNERS. PLEASE REFER TO
THE NOTATION ON THIS SURVEY PLAT FOR OFFSET
DIMENSIONS. IF THERE ARE ANY QUESTIONS,
PLEASE DO NOT HESITATE TO CONTACT DENN
ENGINEERS FOR CLARIFICATION BY PHONE AT:
(310) 542-9433, M-F 8:00 AM TO 5:00 PM.NORTHDN DN
DNDNDNDN
E
A.08
E
A.08
1
1
2
2
3
3
4
4
5
5
A A
B B
A
A.07
A
A.07
G
A.09
G
A.09
H
A.09
H
A.09
F
A.08
F
A.08
D
A.08
D
A.08
1
A.11
1
A.11
GARAGE GARAGE
NEW 4 UNIT RESIDENCE
BASEMENT SLAB = 87.00'
FIRST FLOOR = 96.48' GARAGE =98.25'
SECOND FLOOR = 106.98'
THIRD FLOOR = 116.46' PALM DRIVEHERMOSA AVENUESHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
9/12/2025 5:57:31 PM
A.01
25016
SITE PLAN
A NEW 4 UNIT
RESIDENCE
3415 PALM DRIVE
HERMOSA BEACH
CALIFORNIA 90254
KEYNOTE LEGEND
SYM.DESCRIPTION
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
1 Revision 1 Date 1
SCALE: 1/4" = 1'-0"
SITE PLAN
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2617 NORT H SEPULVEDA BLVD .
MANHATTAN BEACH , CA 90266
T E L: 310-3 18-8089 WWW.TO MARO.COM
1§) #TOMAROARCHITECTURE
(ii] @TOMAROARCHITECTURE
TOMARO ARCHIT ECTURE EXPRESSLY RESERVES
ITS COMMON L~W COPYR IGHT AND OTHER PROPERTY
RIGHTS IN THESE PLANS. THESE PLANS ARE NOTTO BE
REPRODUCED, CHANGED OR COPIED IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE THEY TO BE
ASSIGNED TO ANY THIRD PAR TY WITHOUT FIRST
OBTAINING THE EXPRESS WRITTEN PERMISSION
AND CONSENT OF TOMARO ARCHITECTURE .
UPUP
DN
UP
UP3 1/2"E
A.08
E
A.08
1
1
2
2
3
3
4
4
5
5
A A
B B
GARAGE UNIT #1
UNIT #1 LIVING ROOM
ACCESSIBLE UNIT
UNIT #1 BEDROOM B
UNIT #1 BEDROOM A
A
A.07
A
A.07
G
A.09
G
A.09
H
A.09
H
A.09
F
A.08
F
A.08
D
A.08
D
A.08
88.52'93.00' TOW
12'-11"3 1/2" 2'-0" 3 1/2" 5'-2" 3 1/2"14'-7 1/4"
ELEV
WINDOW
WELLTO PL3'-9 1/4"3'-2"3'-2"5'-0"22'-8 1/4"3'-0" 2'-8"11'-9 1/4"15'-11 3/4"PANTRY
1
A.11
1
A.11
LAUNDRYPOWDER ROOM
BATH A BATH B CLOSET B
3'-7"4'-2"4'-8 5/8"ACCESSIBLE BATHROOM
2'-6"3 1/2"20'-2 23/256"3 1/2" 3'-3" 3 1/2"15'-0 3/4"3 1/2"
20'-2 1/8"
GARAGE UNIT #2
REF.3'-3"MECH ROOM
UNIT #2 ENTRY
BUILT-IN
3 TRASH CANS - UNIT 1
ACCESSIBLE ENTRANCE
21'-2 7/8"3'-9" TO PLTO PL
2'-1 1/8"TO PL3'-4 3/4"3'-6" TO PLTO PL
2'-2 1/4"
TO PL
6'-8 3/8"
TO PL
6'-8 1/8"
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
9/12/2025 5:57:32 PM
A.02
25016
BASEMENT
FLOOR PLAN
A NEW 4 UNIT
RESIDENCE
3415 PALM DRIVE
HERMOSA BEACH
CALIFORNIA 90254
KEYNOTE LEGEND
SYM.DESCRIPTION
SCALE: 1/4" = 1'-0"
BASEMENT FLOOR PLAN
REVISION SCHEDULE
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26 17 NORT H SEPULVEDA BLVD .
MANHATTAN BEACH , CA 90266
T E L: 310-3 18-8089 WWW.TO MARO.COM
1§) #TOMAROARCH ITECTURE
(ii] @TOMAROARCHITECTURE
TOMARO ARCH ITE CTUR E EXPRESS LY RESERVES
ITS COMMON L~W COPYR IGHT AND OTHER PROPERTY
RIGHTS IN THESE PLANS . THESE PLANS ARE NOTTO BE
REPRODUCED, CHANG ED OR COP IED IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE TH EY TO BE
ASSIGNED TO ANY THIRD PAR TY WITHOUT FIRST
OBTA INING THE EX PRESS WR ITTEN PERM ISS ION
AND CONS ENT OF TOMARO ARCHITECTUR E.
DN DN
DN
DN
DN
DN
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DN
DNUP
E
A.08
E
A.08
1
1
2
2
3
3
4
4
5
5
A A
B B
24'-3 151/256"15'-0 3/4"34'-8 1/4"7'-8"22'-8 1/4"UNIT #2 LIVING ROOM
UNIT #2 BEDROOM B
A
A.07
A
A.07
G
A.09
G
A.09
H
A.09
H
A.09
F
A.08
F
A.08
D
A.08
D
A.08
20'-0"GARAGEUNIT #2 BEDROOM A
UNIT #3 & #4 ENTRY
1'-6"
TO PL
2'-2"3'-9 35/128"3'-4 35/128"18'-8 1/4"18'-3 1/4"5'-0"2'-8"10'-7"12'-4 3/4"21'-5 3/8"1
A.11
1
A.11
GLASS RAIL
3'-5"
9'-7 7/8"3 1/2" 4'-10"3'-1"UNIT #2 BATHROOM
WINDOW
WELL
3 TRASH CANS - UNIT 4
3 TRASH CANS - UNIT 33 TRASH CANS - UNIT 2
OPEN TO ABOVE
7'-0"1'-6"SIDE DISCHARGE
STACKED AC UNITS
FIREPLACE
TO PL
6'-7 1/2"
TO PL
6'-7 1/4"TO PL3'-10 1/4"TO PL3'-5 1/2"TO PL3'-9 7/8"TO PL3'-6"E
A.08
E
A.081
1
2
2
3
3
4
4
5
5
A A
B B
A
A.07
A
A.07
G
A.09
G
A.09
H
A.09
H
A.09
F
A.08
F
A.08
D
A.08
D
A.08
UNIT #3 BEDROOM A
UNIT #3 BATH
UNIT #4
5'-8"3'-0 5/8"5'-0"11'-2"11'-2 7/8"5'-0"
1
A.11
1
A.11
6'-0"
5'-0"3'-5 3/4"6'-0"6'-10 3/4"10'-0 1/8"
FIREPLACE
UNIT 3 LIVING AREA
UNIT #3 BEDROOM B
UNIT #4 BEDROOM
OPEN TO BELOW
UNIT #3 & #4 LOBBY
LOW LINEN CAB
UNDER WINDOWTO PL3'-10 1/4"TO PL3'-2 5/8"TO PL
1'-0 3/8"
TO PL
1'-0 1/8"TO PL3'-2"TO PL3'-2"TO PL3'-6"TO PL
5'-7 1/4"
TO PL
5'-7 1/8"
SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
9/12/2025 5:57:33 PM
A.03
25016
FIRST &
SECOND FLOOR
PLANS
A NEW 4 UNIT
RESIDENCE
3415 PALM DRIVE
HERMOSA BEACH
CALIFORNIA 90254
SCALE: 1/4" = 1'-0"
FIRST FLOOR PLAN
SCALE: 1/4" = 1'-0"
SECOND FLOOR PLAN
KEYNOTE LEGEND
SYM.DESCRIPTION
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
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2617 NORT H SEPULVEDA BLVD .
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TEL: 310-3 18-8089 WWW .TO MARO .COM
1§) #T O MA R OARC HITE CTU R E
(ii] @T OM A ROARCHITECTURE
TO MARO ARCH ITE CTURE EXP RE SS LY RE SERVES
ITS CO MMON L~W COPY RIGHT AN D OTHER PRO PERTY
RI GHTS IN THE SE PL ANS . THES E PLAN S AR E NOTT O BE
REPRO DUCE D, CHAN GE D OR COP IED IN ANY FORM
OR MA NN ER WHATSOEVER, NOR ARE THEY TO BE
ASS IG NED TO AN Y THIR D PARTY WITH OUT FIRST
OBTAINI NG THE EXPRE SS WRI TT EN PER MISSION
AND CONS ENT OF TO MARO ARCHIT ECTU RE .
DN
E
A.08
E
A.08
1
1
2
2
3
3
4
4
5
5
A A
B B
A
A.07
A
A.07
G
A.09
G
A.09
H
A.09
H
A.09
F
A.08
F
A.08
D
A.08
D
A.08
UNIT #4 KITCHEN
POWDER
DINING
3'-0"1
A.11
1
A.11
LEDGE
3'-3"
PANTRY
FIREPLACE
BELOW TO PL3'-2 5/8"TO PL3'-2 1/8"TO PL3'-2"TO PL3'-6"TO PL3'-2"TO PL
1'-0 1/8"
TO PL
1'-0 3/8"
TO PL
9'-3 1/4"
TO PL
7'-1"
E
A.08
E
A.08
1
1
2
2
3
3
4
4
5
5
A A
B B
A
A.07
A
A.07
G
A.09
G
A.09
H
A.09
H
A.09
F
A.08
F
A.08
D
A.08
D
A.08
1
A.11
1
A.11
FIREPLACE
BELOW
6'-0" OVERHANG
3'-0"TO PL2'-6 1/8"TO PL2'-6 5/8"TO PL
1'-0 3/8"
TO PL
1'-0 1/8"TO PL2'-6"TO PL2'-6"SHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
9/12/2025 5:57:33 PM
A.04
25016
THIRD FLOOR &
ROOF PLANS
A NEW 4 UNIT
RESIDENCE
3415 PALM DRIVE
HERMOSA BEACH
CALIFORNIA 90254
KEYNOTE LEGEND
SYM.DESCRIPTION
SCALE: 1/4" = 1'-0"
THIRD FLOOR PLAN
SCALE: 1/4" = 1'-0"
ROOF PLAN
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
1---
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ARCHITECTURE
2617 NORT H SEPULVEDA BLVD .
MANHATTAN BEACH , CA 90266
T E L: 310-3 18-8089 WWW.TO MARO.COM
1§) #TOMAROARCH ITECTURE
(ii] @TOMAROARCHITECTURE
TOMARO ARCH ITE CTUR E EXPRESS LY RESERVES
ITS COMMON L~W COPYR IGHT AND OTHER PROPERTY
RIGHTS IN THESE PLANS . THESE PLANS ARE NOTTO BE
REPRODUCED, CHANG ED OR COP IED IN ANY FORM
OR MANNER WHATSOEVER, NOR ARE TH EY TO BE
ASSIGNED TO ANY THIRD PAR TY WITHOUT FIRST
OBTA INING THE EX PRESS WR ITTEN PERM ISS ION
AND CONS ENT OF TOMARO ARCHITECTUR E.
BASEMENT FLOOR87.00'BASEMENT FLOOR87.00'
FIRST FLOOR96.48'FIRST FLOOR96.48'
SECOND FLOOR106.98'SECOND FLOOR106.98'
THIRD FLOOR116.46'THIRD FLOOR116.46'
ROOF125.46'ROOF125.46'
E
A.08
97.70' PC
86.53' PC
12345G
A.09
H
A.09
F
A.08
D
A.08
98.80' NEIGH
97.66' NEIGH
92.49' NEIGH
91.27' NEIGH
89.42' NEIGH
93.75' NEIGH
88.52' TOW
89.83' TOW
90.83' TOW
93.00' TOW
94.83' TOW
91.83' TOWINTERPOLATED LINE FROM
PROPERTY CORNERS HEIGHT FROM INTERPOLATED LINE35'-3 1/4"PROPERTY LINEPROPERTY LINE6'-0" MAX6'-0" ACTUAL6'-6"97.65' TOW
102.98' TOW
30' ABOVE INTEROP
L
A
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D
G
R
A
D
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TO PL
6'-7 5/8"TO NEIGHBOR PL
21'-7 1/2"PROPERTY LINETO PL
9'-2"
TO PL
9'-11 1/8"
TO PL
41'-5 3/8"
BASEMENT FLOOR87.00'BASEMENT FLOOR87.00'
FIRST FLOOR96.48'FIRST FLOOR96.48'
SECOND FLOOR106.98'SECOND FLOOR106.98'
THIRD FLOOR116.46'THIRD FLOOR116.46'
ROOF125.46'ROOF125.46'
86.71' PC86.53' PC
ABA
A.07
1
A.11
PROPERTY LINEPROPERTY LINESHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
9/12/2025 5:57:35 PM
A.05
25016
ELEVATIONS
A NEW 4 UNIT
RESIDENCE
3415 PALM DRIVE
HERMOSA BEACH
CALIFORNIA 90254
KEYNOTE LEGEND
SYM.DESCRIPTION
SCALE: 1/4" = 1'-0"
NORTH ELEVATION
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
SCALE: 1/4" = 1'-0"
WEST ELEVATION
I
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ARCHITECTURE
2617 NORT H SEPULVEDA BLVD .
MANHATTAN BEACH , CA 90266
TEL: 310-3 18-8089 WWW.TOMARO.COM
1§) #TOMAROARCH ITE CTURE
(ii] @T OMAROARCHITECTURE
TOMARO ARCH ITE CTURE EXPRESSLY RESERVES
ITS COMMON L~W COPYR IGHT AND OTHER PROPERTY
RIGHTS IN THESE PLA NS. THESE PLAN S ARE NOTTO BE
REPRODUCED, CHANG ED OR COP IED IN ANY FORM
OR MA NNER WHATSOEVER, NOR ARE THEY TO BE
ASSIGNED TO ANY THIR D PAR TY WITH OUT FIRST
OBTA INI NG THE EXPRESS WR ITT EN PER MISSION
AND CONS ENT OF TOMARO ARCHITECTUR E .
BASEMENT FLOOR87.00'BASEMENT FLOOR87.00'
FIRST FLOOR96.48'
SECOND FLOOR106.98'SECOND FLOOR106.98'
THIRD FLOOR116.46'THIRD FLOOR116.46'
ROOF125.46'
E
A.08
86.71' PC
98.00' PC
123 4 5G
A.09
H
A.09
F
A.08
D
A.08
86.50' NEIGH
87.88' NEIGH
87.90' NEIGH
89.88' NEIGH
89.90' NEIGH
92.60' NEIGH92.53' NEIGH
95.81' NEIGH
98.14' NEIGH
GARAGE98.25'
89.73' TOW
9'-5 3/4"9'-0" ROUGH PLATE HT.1'-5 3/4"7'-11 253/256" ROUGH PLATE HT.1'-5 195/256"7'-3" ROUGH PLATE HT.1'-5 3/4"7'-11 253/256" ROUGH PLATE HT.1'-5 195/256"9'-0 1/4" ROUGH PLATE HT.11 3/4"8'-6" ROUGH PLATE HT.UNIT 1
UNIT 2
UNIT 3
UNIT 4
PROPOSED GRADE ON
SUBJECT LOT8'-7 49/256"2'-7 113/256"4'-0"3'-1 41/64"3'-9"90.50' FS
92.23' FS
93.95' FS
95.67' FS
88.69' FSPROPERTY LINEPROPERTY LINEINTERPOLATED LINE FROM
PROPERTY CORNERSHEIGHT FROM INTERPOLATED LINE35'-0 3/8"AC UNITS
6'-0"103.60' TOW
101.67' TOW
99.95' TOW
98.23' TOW
96.50' TOW
94.69' TOW
92.73' TOW6'-0"5'-9"7'-9 3/4"6'-0"3'-0"6'-0"5'-9"6'-0"30' ABOVE INTEROPLA
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A
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BASEMENT FLOOR87.00'BASEMENT FLOOR87.00'
SECOND FLOOR106.98'SECOND FLOOR106.98'
THIRD FLOOR116.46'THIRD FLOOR116.46'
ROOF125.46'ROOF125.46'
97.70' PC98.00' PC
ABA
A.07
GARAGE98.25'GARAGE98.25'
98.25' LIP
1
A.11
5'-6"PROPERTY LINEPROPERTY LINESHEET NUMBER
COPYRIGHT
DRAWING
PRINT DATE
PROJECT NUMBER
REVISIONS
STAMP
PROJECT
9/12/2025 5:57:36 PM
A.06
25016
ELEVATIONS
A NEW 4 UNIT
RESIDENCE
3415 PALM DRIVE
HERMOSA BEACH
CALIFORNIA 90254
SCALE: 1/4" = 1'-0"
SOUTH ELEVATION
KEYNOTE LEGEND
SYM.DESCRIPTION
REVISION SCHEDULE
NUMBER DESCRIPTION DATE
SCALE: 1/4" = 1'-0"
EAST ELEVATION
I
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2617 NORTH SEPULVEDA BLVD .
MANHATTAN BEACH , CA 90266
TEL : 310-318-8089 WWW .TOMARO .COM
1§) #TOMAROARCH ITE CTURE
(ii] @TOMAROARCHITECTURE
TOMARO ARCH ITE CTURE EXPRESSLY RESERVES
ITS COMMON L~W COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE PLA NS. THESE PLAN S ARE NOTTO BE
REPRODUCED, CHANG ED OR COP IED IN ANY FORM
OR MA NNER WHATSOEVER, NOR ARE THEY TO BE
ASSIGNED TO ANY THIR D PAR TY WITH OUT FIRST
OBTA INI NG THE EXPRESS WR ITT EN PER MISSION
AND CONSENT OF TOMARO ARCHITECTURE .