HomeMy WebLinkAboutPC Resolution 25-09 - 54 Hermosa AvenueCITY OF HERMOSA BEACH
RESOLUTION NO. 25-09
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT {CUP24-02) AND PRECISE DEVELOPMENT PLAN {PDP24-01)
TO ALLOW A 3-STORY MIXED-USE DEVELOPMENT LOCATED AT 54
HERMOSA AVENUE IN THE NEIGHBORHOOD COMMERCIAL (C-1)
ZONE UNDER MASTER PLANNING APPLICATION (MPA24-001), AND
DETERMINE THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT {CEQA) PURSUANT
TO SECTION 15303, CLASS 3 OF THE CEQA GUIDELINES.
The Planning Commission of the City of Hermosa Beach does hereby resolve, and order as
follows:
WHEREAS, an application was filed on January 30, 2024, by the applicant, Wesley
Belak-Berger, requesting Planning Commission approval of a Master Planning Application
(MPA24-001), Conditional Use Permit (CUP24-02), and Precise Development Plan (PDP
24-01) to allow the construction of a new three-story mixed-use development consisting
of commercial unit, single-family dwelling, and accessory dwelling unit located at 54
Hermosa Avenue, subject to conditions of approval (the "project"); and
WHEREAS. the Planning Commission, at its public meeting of July 28, 2025
conducted a 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 15303 of the CEQA Guldelines, Class 3,
New Construction or Conversion of Small Structures, as the project consists of a)single-
family residence and b) a store, office, or similar use not involving the use of significant
amounts of hazardous substances, and not exceeding 2,500 square feet in floor area.
Section 15300.2 of the CEQA Guidelines list the exceptions to the exemption and these
exceptions to the exemptions define circumstances that override or negate the City's
ability to use a categorical exemption.
Specifically, these 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
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con cern;
• The cumula tive effect of su ccessiv e projects of the same type i n the sam e p lace,
over time, is significant;
• The project may have a signi ficant envi ronmental i mpact due to unusual
circum stances;
• The proj ect may d ama ge scen ic res ources (i .e. trees, h istoric buil d ings, or ro ck
outcroppings) within an official state scen i c highway;
• The project is l oca ted on a listed h az ardous waste site; or
• The project may ca use substan tial adverse chan ge in the sig nifican ce of a hi sto rical
resource; and
WHEREAS. none of the exc epti o ns to th e categ ori cal ex emptions, as defined u nder_
Section 15300.2 of the CEQA Gu idelines, apply to the project.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH , CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Bas ed on the testim ony and ev idence re ceived, the Pla nning
Commission hereby finds, determines, and declares the following, pertaining to the
application for Conditional Use Permit CUP24 -02 pursuant to Sect i on 17.56.050 of t he
Hermosa Beach Municipal Code ("H BMC"):
1. The proposed use is allowed within the applicable zone and complies with all other
applicable provisions of this Title and all other titles of the Hermosa Beach Municipal
Code . The Zoning code pe rm its mixed-u se developments i n the C-1 "Neighborhood
commercial " Zone. Additionally, the p roject adheres t o all development standards,
spec ifically the followi ng:
Height: Pursuant to HBMC section 17.40.180, "Mixed-Use Deve lopmen t," bu i ldi ng height
sha ll be reg ulated by underlyin g zo ning di st rict the site is located . Pursua nt to HBM C section
17.2 6.050 any bu il ding may have a maximum height of 30 fee t in the C-1 Zone. The applicant
proposes a mixed -use building w ith a maxi mum heig ht of 30 f eet.
Fron t yard setback: Pu rsuan t t o HBMC sec t i on 17 .26.0S0 (F), no lot need provid e a front yard
except as may be requ i red by a precise plan. The appl ic ant proposes no fro nt ya rd setback.
Side y ard setback: Pursu an t to HBMC secti on 17.40.180, "Mi xed-Use Development,"
subsectio n B (Residential Devel opment Stan da rds), rear and side yard setbacks sha !l be
subject to HBMC Ch apter 17.16. Purs uant to HBMC sect ion 17 .16.040, interi or lots sha ll have
a si de ya rd on eac h side o f th e lot of ten percent of the width of the lot, p rovi ded su ch side
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yard shall be not less than three feet i n w idth and need not exceed five feet in w idth. The
subject property has a lot width of 30 feet and therefore requires a minimum side yard
setback of three feet. The project proposes a three-foot setback for the residential portion
of the structure.
Pu rsuant to HBMC section 17.40.180((), commercial development standards shall comply
wi th the requirements of t he commercial zone. Purs uant to HBMC secti on 17.26.050(H)(2), a
minimum rear and/or side yard setback of five feet shall be provided, except where a public
right-of-way 20 feet o r greater i n width, separates the commercial zone from the residential
zone. A 20-foot alleyway separates the nearest reside ntially zo ned property from the subj ect
site along the rear property line of the site. Therefore, a side yard setback is not required for
the commercial portion of the structure. The project proposes no setback for the commercial
po rtio n of the structure.
Rear yard setback: Pu rsuant to HBMC section 17.40.180, "Mixed-U se Development,"
su b sec ti on B (Reside ntial Development Standards}, rear and side yard setbacks sh all be
subject to HBMC Chapter 17.16. Pursuant to HBMC section 17.16.050, any buildings used for
human habit at ion sha ll not be located closer to the rear property li ne than a distance of five
feet. However, where a rear yard abuts a street or alley, the bui lding may be located th ree
feet on the ground floor, and one foot on upper stories, from the rear property line. The rear
yard of t he property site abuts a 20-foot alleyway. The applicant proposes the residential
portion of the st ructu re be set back 12 f eet from the rea r property line on the g round leve l
and one foot on upper levels.
Pu rsu ant to HBMC section 17.40.180((), commercial develop ment st andard s shall comply
with the requirements of the commercial zone. Pursuant to HBMC section 17.26.0SO(H)(Z), a
mini mu m rear and/or side ya rd setback of fiv e feet sh all be provided, exc ept where publ ic
right-of-way 20 feet or greater in width, separate the commerci al zone from t he res idential
zone. A 20 -foot alleyway separates the nearest residentially zon ed property from the subject
site alo ng the rea r property line o f the si t e. Therefore, a rear yard setbac k i s not requ i red for
the commerc ial portion of the structure. The project proposes 33 ½ -foot setback fo r t he
commercial portion of t he structure.
Parking: Pursuant to HBMC section 17.44.015, i n the C-1 Zone, no on-si t e parking is requi red
for the first 5,000 square feet of ground floor non-residential, non-office, and non-late-night
alcohol est abl ishment. The project p roposes a 952 -sq ua re-foo t co mmercial unit to be used
for retail. Therefore, no parking is required for the commercia l unit.
Pursuant to HBMC section 17.44.020, a si ng le -fa mi ly dwell ing req ui res t wo o ff-street parking
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spaces, plus one guest space . The project proposes an attached two-car garage, and one 9'
X 22' horizontal guest space which is complaint to HMBC section 17.44.100 which allows
guest parkin g spaces situated parallel to alleys and located behind garage doors wi th a nine-
foot setback and a minimum length of t wenty-two feet Furthermore, t he proposed u se i s
compli ant with the Zoning Ordin ance and all other titles in the municipal cod e.
2. The proposed use is consistent with the General Plan and any applicable specific plan.
The subject property has a Gener al Plan land use designation of Neighborhood Commercial.
The purpose of this design atio n is to create neighborhood activity centers that are easily
accessible from many d irect ions. Neighborhood commercial uses locat ed near t he beach
also serve to en hance the beachg oer's experien ce. Additionally, the subject property is in the
Sand Section Neighborhood. Pursuant to the City's Gen eral Plan , the intent of this
neighborhood is t o accommodate a range of res idential development types wi t h
neighborhood commercia l services. Therefore, the proposed project is consistent with the
General Plan.
3. The proposed use will not be averse to the public health, safety, or general welfare of
the community, nor detrimental to surrounding properties or improvements. The
proposed mixed-use developme nt consisti ng of ground floor commercia l use with two
residential units above would be compatible with surrounding uses. The proposed project
includes adequate trash fac i lities {one 3-cubic yard bin for the commercial unit, and three
carts for th e si ng le-fami ly residence,) and would manag e on -sit e d rai nage throug h a low
im pact development plan, which was revi ewe d by the City's Public Works depa rtment for
compl iance with loca l and state regulatio ns. The appl icant proposes a retail use for the
commercial unit and the busi ness would not i ncl ude the st orage of any hazardous materia ls;
as suc h, th e pro posed mixed-use development proj ect would not have an adverse effect on
t he p u blic health, safet y, or general welfare of the surround i ng commun ity.
4. The design, location, size, and operating characteristics of the proposed activity are
compatible with the existing and reasonably foreseeable future land uses and
circulation in the vicinity. The app licant proposes a mixed-use development cons i st i ng of
a ground level comm erci al retail unit, and two residential units above. The property
immediately north of t he subject property, 60 He rmosa Aven ue, is also a m ixed-use
development with ground floor commercial unit and residentia l unit on the upper leve ls.
Additionally, the subj ect property is in cl o se proximity to commercial and residen t ial uses.
The aes thetic of t he bui lding wo uld be cohes ive to t he neighborhood as it featu res stucco
and non-reflective glass, materials seen in the surround i ng neighborhood. Moreover,
pursuant to HBMC section 17.40.1 S0(G), the operating hours for the commercial unit would
be l i mited to 8:00am t o 1 0:00pm and t he project wou ld be conditio ned as such. Therefore,
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the design, location, size, and operating characteristics of the proposed project are
compatible with the surrounding residential and commercial uses in the vicinity.
5. The site is physically suitable for the type of use being proposed, including access,
utilities, and the absence of physical constraints. The project site is suitable for the
proposed use, commercial and residential. Additionally, the proposed project was reviewed
by the City's Public Works department for compliance with the Zoning Code, Building Code,
and other requirements in the HBMC and applicable state law, and the project was cleared
for public hearing.
SECTION 2. 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 pursuant to Section 17.58.040 of the HBMC:
1. The design, layout, and other physical features of the project comply with all other
applicable provisions of this Title and all other titles of the Hermosa Beach Municipal
Code. The proposed project would demolish an existing commercial building and construct
a new three-story mixed-use building consisting of a 952-square-foot ground floor retail
unit, one 1,829-square-foot single-family residence with attached two-car garage and roof
deck. The project has been reviewed for compliance and would comply with all applicable
provisions of the Municipal Code as detailed in the table below:
Development Standards
Criteria Required Provided
LOT STANDARDS
MINIMUM LOT AREA: 1,320 sq.ft. 2,400 sq.ft.
HEIGHT: 30 ft 30 ft
YARDS:
Commercial: not required Commercial: 5 feet
Front
Residential: not required Residential: 20 feet
Commercial: 0 ft Commercial: 0 ft-6 in
Side
Residential: 3 ft Residential: 3 ft
Rear
Commercial: 0 ft Commercial: 0 ft
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Residential: where a rear yard Residential: 3 feet (ground
abuts a street or alley, 3 feet on floor), 1 foot (upper levels)
the ground floor level, and 1
foot on upper stories
PARKING:
Total Parking Spaces
Commercial:0 Commercial:0
Minimum Residential: 3 Residential: 3
Garage Spaces Minimum 2 2
Guest Space Minimum 1 1
OPEN SPACE: Not required 1,500 sq. ft.
DESIGN ELEMENTS:
Commercial unit 30 feet average depth 30 foot average
Commercial: 1 three-cubic
Commercial: 1 three-cubic yard yard bin
bin
Solid Waste Area
Residential: 3 (SFR)
Residential: 3 bins
3 (ADU)
Total: 4
Total:7
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 Neighborhood Commercial. The purpose of the
land use designation is to create neighborhood activity centers that are easily accessible from
many directions. Neighborhood commercial uses located near the beach also serve to
enhance the beachgoer's experience. Additionally, the subject property is in the Sand Section
Neighborhood. Pursuant to the City's General Plan, the intent of this neighborhood is to
accommodate a range of residential development types with neighborhood commercial
services. Therefore, the proposed project is consistent with the General 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. The proposed project includes a commercial ground unit
with an average depth of 30 feet, and the building fac;ade facing a public right-of-way does
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not run in a continuous plane of more than ten feet without incorporating a window or
building entrance, thus avoiding a monolithic appearance. The project complies with all
design development standards.
SECTION 3. Based on the testimony and evidence received, the Planning Commission
hereby further finds, determines, and declares that the project is consistent with the City's
General Plan, based on the evaluation of the following General Plan Goals and Policies:
_ General Plan Consistency
Goals & Policies I Findings
Housing Element
Issue Area 2-New Affordable Housing
Development
• The proposed commercial unit is located at
• ground level and is intended for retail use. The
: unit has an average depth of 30 feet and
includes one storage room, and an American
with Disabilities Act (ADA) compliant bathroom.
· The commercial unit is separate from the
residential units with no internal access
between them
The proposed project consists of a mixed-use
project that includes one primary residential
:unit along with a single Accessory Dwelling
Unit
----------------~
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
Policy 1.3 Access to daily activities.
Strive to create sustainable development
patterns such that the majority of residents are
within walking distance to a variety of
neighborhood goods and services.
Goal 2: Neighborhoods provide for diverse
needs of residents of all ages and abilities
and are organized to support healthy and
active lifestyles.
Policy 2.6 Diversity of building types and
styles. Encourage a diversity of building types
and styles in areas designated for multi-family
housing.
The proposed project site is located within
walking distance to the beach and several
commercial businesses.
The proposed project would contribute to
the diversity of architectural styles i n the
community through effective site design.
Additionally, the proposed project will
contribute to the diversity of building types,
by demolishing a commercial building and
constructing a mixed-use development, and
therefore adding a residential component to
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Goal 5. Quality and authenticity in
architecture and site design in all
construction and renovation of buildings.
Policy 5.6 Eclectic and diverse architecture.
Seek to maintain and enhance neighborhood
character through eclectic and diverse
architectural styles.
the C-1 zoned property.
The project proposes a modern architectural
style and the use of different materials (i.e.
non-reflective glass and stucco) to break the
massing of building.
Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and
resources are maintained or enhanced
Policy 5.7 Light pollution. Preserve skyward
nighttime views and lessen glare by minimizing
lightin_g levels along the shoreline.
Nighttime views would be protected by a
condition of approval requiring all exterior
lighting to be downcast to minimize light
pollution.
Sustainability Element
Goal 7. Essential topsoil and erosion is
minimized
Policy 7.1 Permeable pavement. Require the
use of permeable pavement in parking lots,
sidewalks, plazas, and other low-intensity
p aved areas.
The conditions of approval would require
the installation of permeable pavers in the
driveways and other locations on the subject
property to comply with low-impact
development standards and reduce urban
runoff.
SECTION 4. Based on the foregoing, the Planning Commission hereby approves the
subject Master Planning Application (MPA 24-001), Conditional Use Permit (CUP 24-02),
and Precise Development Plan (PDP 24-01) to allow the construction of a new three-story
mixed-use development consisting of commercial untt, single-family dwelling, and
accessory dwelling unit as set forth in Planning Commission Resolution 25-09, 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 July 28, 2025
meeting, in accordance with the conditions below. The Community Development
Director may approve minor modifications to these conditions 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-1 Zone as applicable of the
Hermosa Beach Municipal Code ("HBMC'), including but not limited to:
a. Height including required all roof-mounted equipment, shall fully comply with the
30-foot height limit. Precise building height compliance shall be reviewed at the time
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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 applicant Wesley Belak-Berger
(the "permittee") and the owners of the property involved have filed at the office of the
Planning Division of the Community Development Department signed 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 have 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 t o 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 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 any
party against the indemnified parties 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 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.
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Planning
10. All conditions of approval shall be printed verbatim on all plans submitted for
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 H BMC section 8.44.095(F)(1) and must be submitted to
the Community Development Department for approval.
12. The property is located in the Coastal Zone. As such, California Coastal Commission
project approval is required prior to submittal of building plan check. A verbatim
copy of the California Coastal Commission's project approval along w ith any
conditions of approval shall be incorporated into the plan check set of plans.
13. Noise: Residential uses shall be separate from commercial uses by sound proofed
floors and walls with minimum sound transmission rating as required for
condominiums as set forth in Chapter 17.22. Commercial uses hours of operations
sha ll be limited where appropriate so that residents are not disturbed by offensive
noise or activity.
14. Security: Entrances for residences shall be separate from non-resid ential us es and
be independently accessib le to pedestrian and parking areas.
15. Lighting: Outdoor lighting and lighting for sign s associated with co mmerci al uses
desi gned 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 sid ewalk. Lighting for signs may only be illuminated
during business hours.
16. Lighting: All exterio r lighting shal l be downcast, fu ll y 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 9 shal l
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 bui lding officia l may orde r the dimming or modification of any
illumination found to be ex cess ively brilliant or impacting to nearby properties.
17. Si gns: Signs shall be li mited to the comm ercial space frontage pursu ant to the
requirements of HBMC Ch apter 17.50, Si gns.
18. Hours: Limitations on hours of operation: The hours of opera tion for any
commercial use shall be li mited to 8:00 a.m. to 10:00 p.m.
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19. 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.
20. Short-term vacation rentals of residential units shall be prohibited.
21. Prior to permit issuance a trash enclosure plan shall be submitted and approved
to the satisfaction of the Community Development Director or designee.
22. Disclosures: Owner shall disclose separately and in writing upon sale or rental of
the subject property that it is a mixed-use development and permits commercial
and residential uses.
23. Construction: The applicant shall comply with a!I applicable mitigation measures of
the General Plan Program EIR (SCH No. 201581009) as adopted by the City Council
and incorporated as conditions of approval, 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. Al! 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 minimize exhaust emissions.
vii. Trucks having no current hauling activity shall not idle but shall be turned
off (MM 4.2-2A).
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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
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 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 El R 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.
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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 Vibration Velocity Level at Distance from Equipment
TABLE 4.11-10 Typical 25 feet, in/sec within which Standard is
Vibration Source Levels for exceeded
Construction Equipment
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~
24. Compliance with 2022 Codes: Ensure all plans follow the currently adopted 2022
codes.
25. Accessibility (ADA): Plans must meet current ADA requirements, including
accessible routes, parking spaces, path of travel, access, egress, restrooms, etc.
Refer to the 2022 California Building Code, Chapter 11 B.
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26. Plan Submittals and Permits: Submit all required plans and acquire necessary
permits before starting any work.
27. Environmental Clearances: Obtain all required environmental clearances for the
site.
28. Business License: Acquire a business license before opening for business.
29. Water Efficiency and Conservation: Meet current requirements for water efficiency
and conservation, including landscape, irrigation, and drainage. Refer to the 2022
California Green Building Standards Code (CAL Green) Section 5.3 and Hermosa
Beach Municipal Code, Title 8.
30. EV Chargers: Meet current requirements for EV chargers. Refer to the 2022
California Green Building Standards Code (CAL Green) Section 5.106.5.3.
31. Fire Sprink!er Systems: A change in occupancy classification may require fire
sprinkler systems. Refer to the 2020 County of Los Angeles Fire Code, Section
1103.5.
32. Utility Equipment Planning: Confirm with utility providers for proper planning and
placement of required utility equipment.
33. Trash Enclosure: Coordinate with the adjacent property owner regarding the
relocation of their trash enclosure.
Public Works
34. Applicant must maintain the two metered parking spaces across from the project
site.
35. Street pavement on Hermosa Avenue between the edge of pavement and edge of
median must be repaved between property llne to property line. On Palm Drive,
concrete pavement between the edge of pavement and center line of alley
between property line to property line must be removed and replaced. All striping
of such parking tees, bike sharrows, and fire lane must be replaced.
36. No new walls or foundation footing will be allowed to be constructed on or over
the public right-of-way.
37. A Residential Encroachment permit is required for non-confirming structures
located over or within the public right-of-way.
38. Project construction shall protect private and public property in compliance with
H BMC sections 15.04.070 and 15.04.140. No work in the public right of way
without written approval from the Public Works Department including, if required,
an approved Residential or Commercial Encroachment Permit.
39. If any owner, lessee or agent or any other person or persons constructing or
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arranging for construction of: (1) any commercial or industrial building or
residential dwelling structure, or addition thereto, exceeding four hundred (400)
square feet in floor area, or (b) any accessory building greater than fifty percent
(50%) of the square footage of the existing main building, shall provide for the
construction of Potiland cement concrete curbs, gutters and sidewalks, street
pavement between the gutter and centerline of the street fronting the property,
and pavement between the edge of pavement and center line of any alley
adjoining the property, in accordance with the standard specifications of the City
Engineer.
40. If Public Works Improvements are required, prior to issuance of a Building Permit,
a civil engineering plan(s) 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 to comply with the HBMC and Public Works specifications, shall be filed
with the Community Development Department.
41. If Public Works Improvements are required, the civil engineering plan(s) required
by Condition 34 shall include adjacent properties/structures, sewer laterals, and
storm drain main lines on the street.
42. If Public Works Improvements are required, sewer manhole rim/lid elevations
must be submitted to Public Works prior to grading and plan check.
43. If Public Works Improvements are required, sewer lateral video must be submitted
with plan check submittal if the permittee plans to use the existing sewer lateral.
Sewer lateral work may be required after review of the sewer lateral video.
44. If Public Works Improvements are required, the project must comply with Storm
Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44). The
project must implement the required Low Impact Development Standards,
provide calculations and documents (i.e. Appendix D and E of the Storm Water
LID Guidelines), and submit such documents at the time of grading and plan check
along with an erosion control plan.
45. All utilities shall be identified. Utilities shall not encroach into the public right-of-
way.
46 . The installation of grease traps would be required for any future restaurant use.
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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.
PASSED, APPROVED, and ADOPTED on the 28th of July, 2025 .
VOTE:
AYES :
NOES:
ABSTAIN :
5 -Chairperson Kate Hirsh, Vice Chairperson Stephen lzant,
Commissioner Michael Flaherty, Commissioner Peter Hoffman,
and Commissioner Greg McNally
CERTIFICATION
I hereby certify the foregoing Resolution PC 25-09 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 July 28, 2025.
Kate Hirsh, Chair Alison Becker, Secretary
Octobw 'd-1 000-S
Date
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