HomeMy WebLinkAbout2025-04-15 - PC - Regular
CITY OF HERMOSA BEACH
PLANNING COMMISSION
Regular Meeting Agenda
Tuesday, April 15, 2025
7:00 PM
Council Chambers
1315 Valley Drive
Hermosa Beach, CA 90254
COMMISSIONERS
Kate Hirsh, Chairperson
Stephen Izant, Vice Chairperson
Michael Flaherty, Commissioner
Peter Hoffman, Commissioner
Greg McNally, Commissioner
AMERICANS WITH DISABILITIES ACT OF 1990
To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) are
available for check out at the meeting. If you require special assistance to participate in this meeting,
you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at
cityclerk@hermosabeach.gov at least 48 hours before the meeting.
PARTICIPATION AND VIEWING OPTIONS
Hermosa Beach Planning Commission meetings are open to the public and are being held in person
in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254. Public
comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the
meeting by submitting an eComment for an item on the agenda. As a courtesy only, the public may
view and participate on action items listed on the agenda via the following:
Zoom:
https://us02web.zoom.us/j/82539742028?pwd=OUNTRDNvd2I6TzBpTDIjc2x6bGFwdz09
•
Phone: Toll Free: (833) 548 0276; Meeting ID: 825 3974 2028, then #; Passcode: 207860•
eComment: Submit an eComment no later than three (3) hours before the meeting start time.
•
Supplemental Email: Supplemental emails are available for agenda items only and must be
sent to planning@hermosabeach.gov. Supplemental emails should indicate the agenda item
and meeting date in the subject line and must be received no later than three (3) hours
before the meeting start time. Emails received after the deadline but before the meeting ends
will be posted to the agenda the next business day.
•
Please be advised that while the City will endeavor to ensure these remote participation methods are
available, the City does not guarantee that they will be technically feasible or work all the time.
Further, the City reserves the right to terminate these remote participation methods (subject to Brown
Act restrictions) at any time and for whatever reason. Please attend in person or by submitting an
eComment to ensure your public participation.
Similarly, as a courtesy, the City will also plan to broadcast the meeting via the following listed
mediums. However, these are done as a courtesy only and not guaranteed to be technically feasible.
Thus, in order to guarantee live time viewing and/or public participation, members of the public shall
attend in Council Chambers.
Cable TV: Spectrum Channel 8 and Frontier Channel 31 in Hermosa Beach •
YouTube: https://www.youtube.com/c/CityofHermosaBeach90254 •
Live Stream: www.hermosabeach.gov/agenda •
Cablecast App: Available on supported devices and smart TVs•
If you experience technical difficulties while viewing a meeting on any of our digital platforms, please
try another viewing option. View staff reports and attachments at www.hermosabeach.gov/agenda.
Page 2 of 380
Pages
1.CALL TO ORDER
2.PLEDGE OF ALLEGIANCE
3.ROLL CALL
4.APPROVAL OF AGENDA
This is the time for Planning Commission to discuss any changes to the order of
agenda items.
5.PUBLIC COMMENT
This is the time for members of the public to address the Planning Commission
on any items within the Commission's jurisdiction and on items where public
comment will not be taken. The public is invited to attend and provide public
comment. Public comments are limited to two minutes per speaker and shall
only be taken from those present in the Council Chambers. No remote public
comment will be taken during this time unless required by the Brown Act. A total
of thirty minutes will be allocated to this initial public participation item. This time
allotment may be modified due to time constraints at the discretion of the Chair.
No action will be taken on matters raised during public comment, except that the
Planning Commission may take action to schedule issues raised during public
comment for a future agenda. Speakers with comments regarding City
management or departmental operations are encouraged to submit those
comments directly to the Community Development Director or City Manager's
Office.
6.CONSENT CALENDAR
The following matters will be acted upon collectively with a single motion and
vote to approve with the majority consent of the Planning Commission. Planning
Commission members may orally register a negative vote on any consent
calendar item without pulling the item for separate consideration prior to the vote
on the consent calendar. There will be no separate discussion of these items
unless a Commission member removes an item from the Consent Calendar
prior to the vote on the consent calendar item. Items removed will be considered
under a latter agenda item, with only in-person public comment permitted at that
time in the Chambers. The title is deemed to be read and further reading waived
of any resolution or ordinance listed on the consent calendar for introduction or
adoption.
Recommendation:
To approve the consent calendar.
6.a ACTION MINUTES OF THE PLANNING COMMISSION REGULAR
MEETING OF MARCH 18, 2025 - 25-CDD-059
6
(Administrative Assistant Melanie Hurtado)
Recommendation:
Staff recommends Planning Commission receive and file the action
minutes of the Planning Commission regular meeting of March 18, 2025.
7.PUBLIC HEARING
Page 3 of 380
7.a CONVEX SLOPE DETERMINATION REQUEST (CSD24-01) TO
UTILIZE ALTERNATE SPOT ELEVATIONS RATHER THAN
PROPERTY CORNER ELEVATIONS ALONG PROPERTY LINES FOR
THE PURPOSE OF DETERMINING BUILDING HEIGHT AT 325
HOPKINS AVENUE - 25-CDD-049
12
CEQA: Determine that the project is categorically exempt from the
California Environmental Quality Act
(Contract Planner Kaneca Pompey)
Recommendation:
Staff recommends that the Planning Commission:
Determine the project is categorically exempt from the California
Environmental Quality Act (CEQA); and
1.
Adopt a Resolution (Attachment 1) approving for a convex slope
to utilize alternate spot elevations.
2.
7.b REQUEST FOR A PRECISE DEVELOPMENT PLAN (PDP 23-10) TO
ALLOW THE INTERIOR AND EXTERIOR REMODEL OF A FOUR-UNIT
APARTMENT BUILDING INCLUDING A NEW TWO-CAR GARAGE
LOCATED AT 830 THE STRAND IN THE TWO FAMILY RESIDENTIAL
(R-2) ZONE. - 25-CDD-042
81
CEQA: Determine that the project is categorically exempt from the
California Environmental Quality Act pursuant to a Class 1 categorical
exemption, as defined in section 15301 of the CEQA Guidelines for
existing facilities.
(Contract Planner Kaneca Pompey)
Recommendation:
Staff recommends that the Planning Commission:
Determine the project is categorically exempt from the California
Environmental Quality Act (CEQA); and
1.
Adopt a Resolution (Attachment 1) approving Precise
Development plan 23-10 for the remodel of four-unit apartment
building subject to conditions of approval.
2.
7.c REQUEST TO APPROVE (CUP 24-13, 24-14); (PDP 24-16, 24-17);
AND VESTING TENTATIVE PARCEL MAP 84426 LOCATED AT 819-
823 BARD STREET TO ALLOW TWO 30-FOOT-TALL RESIDENTIAL
CONDOMINIUM BUILDINGS WITH TWO UNITS EACH - 25-CDD-065
198
CEQA: Determine that the project is categorically exempt from the
California Environmental Quality Act pursuant to a Class 3 categorical
exemption, as defined in section 15303 of the CEQA Guidelines for new
construction.
(Associate Planner Jake Whitney)
Recommendation:
Page 4 of 380
Staff recommends that the Planning Commission:
1. Determine the project is categorically exempt from the California
Environmental Quality Act (CEQA);
2. Adopt a Resolution (Attachment 1) approving Conditional Use Permits
(CUP 24-13 and CUP 24-14); Precise Development Plans (24-16 and 24-
17) and Vesting Tentative Parcel Map No. 84426 allowing two new
residential condominium buildings with two units each on two adjacent
lots located at 819-825 Bard St in the Multiple-Family Residential zone
(R-3) subject to conditions.
8.STAFF ITEMS
8.a COMMUNITY DEVELOPMENT DIRECTOR REPORT
9.PLANNING COMMISSION COMMENTS
Planning Commission members may briefly respond to public comments, may
ask a question for clarification, or make a brief announcement or report on his or
her own activities or meetings attended.
10.FUTURE AGENDA ITEMS
Questions from Planning Commission members regarding the status of future
agenda items. No discussion or debate of these requests shall be undertaken.
10.a PLANNING COMMISSION TENTATIVE FUTURE AGENDA - 25-CDD-
058
380
Staff recommends Planning Commission receive and file the future
tentative agenda for May 20, 2025.
11.PUBLIC COMMENT
This time is set aside for the public to address the Commission on any item of
interest within the subject matter jurisdiction of the Commission that could not be
heard under Item 4 during the first public participation item because there were
too many prior public speakers and the thirty-minute maximum time limit was
exhausted.
12.ADJOURNMENT
Page 5 of 380
City of Hermosa Beach | Page 1 of 1
Meeting Date: April 15, 2025
Staff Report No. 25-CDD-059
Honorable Chairperson and Members of the Hermosa Beach Planning
Commission
ACTION MINUTES OF THE PLANNING COMMISSION REGULAR MEETING OF
MARCH 18, 2025
(Administrative Assistant Melanie Hurtado)
Recommended Action:
Staff recommends Planning Commission receive and file the action minutes of the
Planning Commission regular meeting of March 18, 2025.
Attachment:
Planning Commission Action Minutes Regular Meeting of March 18, 2025
Respectfully Submitted by: Melanie Hurtado, Administrative Assistant
Approved: Alexis Oropeza, Planning Manager
Page 6 of 380
1
CITY OF HERMOSA BEACH
Planning Commission
Meeting Minutes
March 18, 2025
Open Session 6:00 PM
Council Chambers
1315 Valley Drive
Hermosa Beach, CA 90254
_____________________________________________________________________
1. CALL TO ORDER
Chairperson Hirsh called the meeting to order at 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Vice Chairperson Izant.
3. ROLL CALL
Senior Office Assistant Holly Honma announced a quorum.
4. APPROVAL OF AGENDA
Item 7.c was moved to the top of the agenda as requested by Commissioner
Hoffman and agreed upon by the Planning Commission.
5. PUBLIC COMMENT
In-Person public comment was provided by:
Elka Worner
Richard Gotthoffer
Rob Stroyke
Gary Brown
Ray Joseph
John Steigler
Jim Rosenberger
Joseph Verbrugge
Lynn Harris
Members Present: Chairperson Kate Hirsh, Vice Chairperson Stephen Izant,
Commissioner Peter Hoffman, Commissioner Michael Flaherty,
Commissioner Greg McNally
Page 7 of 380
2
Johnny Steigler
Barbara Catino
6. CONSENT CALENDAR
Motion: To approve the consent calendar.
6.a ACTION MINUTES OF THE PLANNING COMMISSION REGULAR
MEETING OF FEBRUARY 18, 2025 - 25-CDD-045
Staff recommends Planning Commission receive and file the action
minutes of the Planning Commission regular meeting of February 18,
2025.
Moved by: Commissioner Peter Hoffman
Seconded by: Commissioner Michael Flaherty
Motion Carried
7. PUBLIC HEARING
7.a TRI-ANNUAL REPORT FOR ON-SALE ALCOHOLIC BEVERAGE
CONDITIONAL USE PERMIT REPORTING PERIOD OF JULY 1, 2024
TO DECEMBER 31, 2024 - 25-CDD-039
Assistant Planner Johnny Case provided a presentation.
Motion: To conduct a public hearing on the tri-annual on-sale alcoholic beverage
Conditional Use Permit review process and approve staff report.
Moved by: Commissioner Peter Hoffman
Seconded by: Commissioner Michael Flaherty
Motion Carried
7.b CONTINUANCE FOR A PRECISE DEVELOPMENT PLAN (PDP 23-10)
LOCATED AT 830 THE STRAND - 25-CDD-050
Motion: To postpone public hearing to a date uncertain.
Moved by: Commissioner Peter Hoffman
Seconded by: Commissioner Michael Flaherty
Ayes (5): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Peter
Hoffman, Commissioner Michael Flaherty, and Commissioner Greg McNally
Motion Carried
Ayes (5): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner
Peter Hoffman, Commissioner Michael Flaherty, and Commissioner Greg McNally
Ayes (5): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner
Peter Hoffman, Commissioner Michael Flaherty, and Commissioner Greg McNally
Page 8 of 380
3
7.c REQUEST TO APPROVE PRECISE DEVELOPMENT PLAN (PDP 24-
08) TO ALLOW A NEW FIVE-UNIT APARTMENT BUILDING AT 3415
PALM DRIVE IN THE MULTIPLE FAMILY RESIDENTIAL (R-3) ZONE
PURSUANT TO THE HOUSING ACCOUNTABILITY ACT
GOVERNMENT CODE SECTION 65589.5 - 25-CDD-008
Associate Planner Jake Whitney provided a presentation.
In-Person public comment was provided by:
Brian Fish
Nancy Schwappach
Salli Harris
Rory Barish
Richard Meaglia
Mark Sapiro
Rob Perez
Richard Gotthoffer
Anna Jung
Brian Jung
Blair Smith
Rodger Deurlein
Carolyn Petty
Duncan Stewart
Ann Gotthoffer
Peter Ellis
Laura Pena
John Rogers
Frank Eloosie
Mary Wooldridge
Virtual public comment was provided by:
Anthony Higgins
John Burrough
Motion: To continue this item to a date certain of May 20, 2025.
Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Greg McNally
Ayes (5): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner
Peter Hoffman, Commissioner Michael Flaherty, and Commissioner Greg McNally
Motion Carried
7.d REQUEST TO MODIFY A PREVIOUSLY APPROVED SHARED
PARKING PLAN (PARK 25-01) TO ACCOMMODATE THE
Page 9 of 380
4
CONSOLIDATION OF FOUR RETAIL TENANTS AT 1601 PACIFIC
COAST HIGHWAY LOCATED IN THE (SPA-8) ZONE - 25-CDD-046
Associate Planner Jake Whitney provided a presentation.
In-Person public comment was provided by:
Margaret Taylor
Ivette Acosta
John Ferris
Motion: To approve a Parking Plan Amendment (PARK 25-01) to allow for the
consolidation of four retail tenant units totaling 5,368 square feet into two units,
and to allow the activation of 1,203 square feet of previously non-leased common
space into new leasable office or retail space without providing additional parking
at 1601 Pacific Coast Highway in the Specific Plan Area 8 zone, subject to
conditions; and to determine that the project is categorically exempt from the
California Environmental Quality Act.
Moved by: Commissioner Peter Hoffman
Seconded by: Commissioner Michael Flaherty
Motion Carried
8. STAFF ITEMS
8.a UPDATE PROCESS AND PROCEDURES FOR REVIEW OF ON-SALE
ALCOHOLIC BEVERAGE CONDITIONAL USE PERMITS. - 25-CDD-048
Planning Manager Alexis Oropeza provided a presentation.
Motion: To adopt revisions to the procedures by minute order to the on-sale
alcoholic beverage Conditional Use Permit review process.
Moved by: Commissioner Peter Hoffman
Seconded by: Commissioner Michael Flaherty
Ayes (5): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner
Peter Hoffman, Commissioner Michael Flaherty, and Commissioner Greg McNally
Motion Carried
8.b COMMUNITY DEVELOPMENT DIRECTOR REPORT
Planning Manager updated that recruitment for a new Assistant Planner is being
finished and the recruitment for a new Community Development Director is still
on-going. A study session for the Zoning Code Update will likely be on the May
agenda.
9. PLANNING COMMISSION COMMENTS
Ayes (5): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Peter
Hoffman, Commissioner Michael Flaherty, and Commissioner Greg McNally
Page 10 of 380
5
10. FUTURE AGENDA ITEMS
10.a PLANNING COMMISSION TENTATIVE AGENDA - 25-CDD-051
Correction to future agenda item at 819-825 Bard Street: this item is a 4-unit
project.
11. PUBLIC COMMENT
12. ADJOURNMENT
A voice vote was taken on this time.
Motion: To adjourn the meeting.
Moved by: Commissioner Michael Flaherty
Seconded by: Commissioner Peter Hoffman
Ayes (5): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner
Peter Hoffman, Commissioner Michael Flaherty, and Commissioner Greg McNally
Motion Carried
Chairperson Kate Hirsh adjourned the meeting at 10:52 P.M.
Page 11 of 380
City of Hermosa Beach | Page 1 of 6
Meeting Date: April 15, 2025
Staff Report No. 25-CDD-049
Honorable Chairperson and Members of the Hermosa Beach Planning
Commission
CONVEX SLOPE DETERMINATION REQUEST (CSD 24-01) TO UTILIZE
ALTERNATE SPOT ELEVATIONS RATHER THAN PROPERTY CORNER
ELEVATIONS ALONG PROPERTY LINES FOR THE PURPOSE OF DETERMINING
BUILDING HEIGHT AT 325 HOPKINS AVENUE
CEQA: Determine that the project is categorically exempt from the California
Environmental Quality Act
(Kaneca Pompey, Contract Planner)
Recommended Action:
Staff recommends that the Planning Commission:
1) Determine the project is categorically exempt from the California Environmental
Quality Act (CEQA); and
2) Adopt a Resolution (Attachment 1) approving for a convex slope to utilize
alternate spot elevations.
Executive Summary:
The following is a request for approval of a Convex Slope Determination to utilize spot
elevations to determine building height of a proposed single-family residence at 325
Hopkins Avenue. Staff recommends that the Planning Commission approve the
requested Convex Slope Determination with conditions of approval and determine that
the project is categorically exempt from the California Environmental Quality Act.
Background:
The subject lot is an interior lot located at the Southeast end of the City, East of Pacific
Coast Highway at the intersection of Hopkins Avenue and Fourth Street. The lot is
zoned R-2B (Limited Multiple-Family) which has a maximum building height limit of 30
feet (Attachment 2). The site is currently developed with a 3,280-square-foot two-
story duplex with an attached three-car garage.
City records indicate a prior convex slope determination along Hopkins Avenue for the
address at 431 Hopkins, which was approved.
Site Information Table:
The following table describes the existing site characteristics.
Page 12 of 380
City of Hermosa Beach | Page 2 of 6
Site Information
General Plan Medium Density Residential (MD)
Zoning Two-Family Residential (R-2)
Lot Size 6,092 square feet
Existing Square Footage 3,280 square feet
Surrounding Zoning
North: Limited Multiple-Family Residential (R-
2B)
East: Single-Family Residential (R-1)
South: Limited Multiple-Family Residential (R-
2B)
West: Limited Multiple-Family Residential (R-
2B)
Surrounding Uses
North: Residential
East: Residential
South: Residential
West: Residential
Project Description
The applicant proposes to demolish the existing 3,280-square-foot two-story duplex
with attached three-car garage and construct a new single-family residence with
attached two-car garage, new pool and spa, and new detached Accessory Dwelling
Unit. The proposed project would be above the allowable height if measured from the
property corners due to the topography of the site. The applicant requests the use of
alternate points along the northern and southern property lines to determine building
height rather than a straight-line interpolation between the property corner points. The
applicant submitted a convex lot survey and topographical plans (Attachment 4)
showing the survey a convex slope condition at the middle portion of the property and
requests use of alternative spot elevations at the apex of the convex slope, as indicated
along the northern and southern property lines.
Discussion:
Due to the City’s varied topography, the Hermosa Beach Municipal Code (HBMC)
Section 17.04.040 definition of grade authorizes consideration of the convex slope
method of calculating building height when supported through technical evidence.
Convex slope determinations are not a variance or an exception to the height limits
established within the underlying zones. If a lot contains natural terrain where the grade
Page 13 of 380
City of Hermosa Beach | Page 3 of 6
level arches upward along the property line, then measuring height from the alternate
points may be deemed appropriate.
HBMC Sections 17.04.040 and 17.46.015 provide the definitions of building height and
“grade” and establish the “by-right/straight line interpolation” method of calculating building
height. The typical grade used for height measurements is based on surveyed elevation
points at the property corners. See Figure 1 below.
Figure 1: Building Height Envelope
The HBMC allows the consideration of alternate spot elevation points along the
property lines for lots with “convex” contours (where the grade level arches upward
along the property line). In these situations, the grade of a lot may be based on a
detailed topographical survey along the property lines with spot elevations called out
at a minimum of two-foot intervals in addition to property corner points. A finding that
a convex slope exists allows use of alternate spot elevation points for calculating
building height, if the evidence supports that grades at the top of the convex slope
represent natural or unaltered grades, as determined by the Planning Commission.
See figure 2 below.
Page 14 of 380
City of Hermosa Beach | Page 4 of 6
Figure 2: Uneven/Convex of Variably Sloping Lot
HBMC 17.04.040 states that supporting evidence shall be presented to substantiate
whether the convex slope represents natural or unaltered grades. The applicant believes
a natural convex slope condition exists as indicated along the northern and southern
property lines profiles and provided a geotechnical engineering investigation (soils report)
prepared by NorCal Engineering, dated August 1, 2024 (Attachment 5), for the subject
property. The soils report details the types of soil present at various boring locations
measured between three and twenty feet in depth, on the property as shown on pages
30-34 of the soils report.
The soils report reveals that fill soils between two and four feet were encountered at
five bore sites, and that below the fill/disturbed topsoil, undisturbed native soil was
present. Bore Sites 2 and 3 are located near the apex of the convex slope and have
been used to determine how much fill soils to exclude along the northern and southern
property lines. Details of the subsurface conditions are provided in the soils report.
Soil Sample Amount of Fill Present Location of Soil Samples
B-1 2 feet East Central of property
B-2 2 feet Central portion of property
B-3 2.5 feet West central of property
B-4 4 feet South central
B-5 2.5 feet NE portion of property
All the boring sites have the same soil classification for both fill and natural soils
consisting of silty sand with fill soils containing occasional gravel and rootlets.
However, the boring sites varied when looking at the density and moisture content of
the fill and natural soils. Soils closer to the surface of the lot tend to be more loosely
packed and moist while soils further from the surface tend to be more densely packed
and damp. Staff recommends the use of alternate points at top of fill only if the soil
Page 15 of 380
City of Hermosa Beach | Page 5 of 6
types are the same between fill and natural soils and the level of fill is minimal and
where there are no man-made structures.
Based on the evidence submitted, it appears the convex slope is a natural occurrence,
and a convex condition exists on the subject property. However, the evidence of fill
soils at the top of the slope suggests the most accurate way to estimate the natural
grades in the middle of the lot is to exclude the depth of the fill soils. Staff recommends
that alternate points along the northern and southern property lines, excluding fill soil,
be used for purposes of measuring building height
General Plan Consistency:
This report and associated recommendation have been evaluated for their consistency
with the City’s General Plan. Relevant Policies are listed below:
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 5: Quality and authenticity in
architecture and site design in all
construction and renovation of
buildings
Policy 5.1 Scale and Massing. Consider
the scale of new development within its
urban context to avoid abrupt changes in
scale and massing.
Policy 5.3 Locally appropriate materials.
Require architectural designs, building
materials and landscape design to respect
and relate to the local climate, topography,
history, and building practices
The convex slope determination will help
to adequately determine height compliance
which will aid in the cohesiveness of the
scale and massing of the proposed
dwelling
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA), the proposed convex
slope determination is not a project under CEQA guidelines section 15378(a), because
the convex sloping lot determination will not result in a direct or reasonably foreseeable
indirect physical change in the environment. Moreover, none of the exceptions to the
categorical exemption(s) apply, nor would the project result in a significant cumulative
impact of successive projects of the same type in the same place over time or have a
significant effect on the environment due to unusual circumstances or damage a scenic
highway or scenic resources within a state scenic highway.
Page 16 of 380
City of Hermosa Beach | Page 6 of 6
Public Notification:
For the April 15, 2025, Planning Commission hearing, a total of 279 public hearing notices
were mailed to the applicant, and occupants and property owners of properties within a
300-foot radius on April 3, 2025. A legal ad was published on April 3, 2025, in the Easy
Reader, a newspaper of general circulation. Additionally, the applicant received a notice
poster to post on-site and provided proof of posting a minimum of ten days before the
public hearing, per HBMC 17.68.050. Public notification materials are included as
Attachment 6. As of the report's writing, staff have received no public comments.
Attachments:
1. Draft PC Resolution 25-06
2. Zoning Map
3. Similar Slope Determinations
4. Convex Lot Survey and Topography
5. Soils Report
6. Public Notification Package
Respectfully Submitted by: Kaneca Pompey, Contract Planner
Legal Review: Patrick Donegan, City Attorney
Approved: Alexis Oropeza, Planning Manager
Page 17 of 380
Page1 of 12
CITY OF HERMOSA BEACH
RESOLUTION NO. 25-06
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONVEX SLOPE TERMINATION TO UTILIZE ALTERNATE SPOT ELEVATIONS RATHER THAN
PROPERTY CORNER ELEVATION ALONG PROPERTY LINES FOR THE PURPOSE OF DETERMING BUILDING HEIGHT AT 325 HOPKINS AVENUE LOCATED IN THE LIMITED MULTIPLE FAMILY RESIDENTIAL (R-2B) ZONE,
AND DETERMINE THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
The Planning Commission of the City of Hermosa Beach does hereby resolve, and
order as follows:
WHEREAS, on December 13, 2024, an application was filed by the applicant, seeking determination that the property is a convex sloping lot and
may use alternate spot elevations along the northern and southern property lines
for the purposes of calculating building height; and
WHEREAS, Hermosa Beach Municipal Code (HBMC) sections 17.04.040 and
17.46.015 provide the definitions of “building height” and “grade” and establish
the “by-right/straight line interpolation” method for calculating building height.
The grade used for heigh measurements is based on surveyed elevation points at
the property corners; and
WHEREAS, City Code allows the consideration of alternate spot elevation
points along the property lines for lots with “convex” contours (where the grade
level arches upward along the property line). In these situations, the grade of a
lot may be based on a detailed topographical survey along the property lines
with spot elevations called out at a minimum of two-foot intervals in addition to
property corner points. A determination that a convex slope exists allows use of
alternate spot elevation points for calculating building height, if the evidence
supports that grades at the top of the convex slope represent natural or unaltered
grades, as determined by the Planning Commission; and
WHEREAS, the Planning Commission at its public meeting of April 15, 2025 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 15378(a), As a convex sloping lot
determination will not result in a direct or reasonably foreseeable indirect physical
change on the environment. Additionally, it was determined that the project
Page 18 of 380
Page2 of 12
would not result in a significant cumulative impact of successive projects of the
same type int eh 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. environment.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. Based on the testimony and evidence received at its April 15,
2025, Planning Commission meeting, the Planning Commission hereby determines
that the topographic survey and soils report provide evidence that the rolling hill
slope is a natural occurrence, and a convex condition exists on the subject
property. Due to the points of convexity on the subject lot being near man-made
structures such as the building foundation, the natural grades along the east and
west property lines are best represented by the surveyed alternate points
excluding fill soils.
SECTION 2. Based on the evidence received at the public meeting, the
Planning Commission herby further finds, determines, and declares that the
project is consistency with the City General Plan (PLAN Hermosa) as follows: General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 5: Quality and authenticity in architecture and site design in all construction and renovation of buildings Policy 5.1 Scale and Massing. Consider the scale of new development within its urban context to avoid abrupt changes in scale and massing. Policy 5.3 Locally appropriate materials. Require architectural designs, building materials and landscape design to respect and relate to the local climate, topography, history, and building practices
The convex slope determination will help to adequately determine height compliance which will aid in the cohesiveness of the scale and massing of the proposed dwelling
Page 19 of 380
Page3 of 12
SECTION 3. Based on the foregoing, the Planning Commission hereby
approves the subject Convex Slope Determination CSD24-01 allowing the
utilization of alternate points along the northern and southern property lines,
excluding fill soil, to be used for purposes of measuring building height.
SECTION 4. 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.
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing Resolution PC 25-06 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 April 15, 2025.
Kate Hirsh, Chairperson Alexis Oropeza, Secretary
Date
Page 20 of 380
Pacif
ic
Coast
HwyHil
l
S
t BarneyCtOcean V
iew
Ave
1st
S
tGrav
ley
Ct
Pros
pect
A
ve
Alley
Ar
dmor
eAve
5th
S
t
6th
S
t
1st
P
l
1st
S
t Meyer
C
t
4th
St
3 rd
S
teHopkins
AveA r mSt
GentrySt3rd St
4th
S
t Pine
St
6th
S
t
2nd
S
t
4th
S
t
4th St
2nd
S
t
Project Zoning MapPlanning CommissionApril15, 2025
325 Hopkins Avenue
APN:4186-019-031
Zone: R-2B Limited Multiple Family Residential
Convex Slope Determination
Description
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
300' Notification Radius
Page 21 of 380
160150
1401301
2
0
11010090150140140
325 Hopkins Ave
Map of nearby convex slope determinations
Subject Site
Similar Slope Determinations
Elevation
10' contours
2' contours
0 130 26065 FeetF325 Hopkins Ave
Subject Site
431 Hopkins Ave
FF444 Ocean View AveF535 Gravely Ct
Page 22 of 380
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.
CONCRETE
BRICK
106.76 EXISTING ELEVATION
BLOCK WALL
LEGEND
100 EXISTING CONTOUR
X EXISTING FENCE
EXISTING
BUILDING
WOOD
DECK
THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY
DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF
PROFESSIONAL LAND SURVEYORS' ACT
3914 DEL AMO BLVD, SUITE 921
TORRANCE, CA 90503 (310) 542-9433
E N G I N E E R S
JOB ADDRESS
LEGAL DESCRIPTION
FOR
DRAWN BY CHECK BY
SHEET 1 OF 1
DRAWN ON
REVISIONS
COPYRIGHT
JOB NO.
BCR BEGINNING OF CURB RETURN
CATV CABLE TV PULL BOX
CONC.CONCRETE
CHMNY CHIMNEY
CEFB CITY ENGINEERS FIELD BOOK
C/L CENTERLINE
C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE
E'LY EASTERLY
EG EDGE OF GUTTER
EM ELECTRIC METER
FF FINISH FLOOR
FH FIRE HYDRANT
FL FLOW LINE
GFF GARAGE FINISH FLOOR
GM GAS METER
GUY / GW GUY WIRE
I.P. IRON PIPE MONUMENT
L&T LEAD AND TACK / TAG MONUMENT
MH MANHOLE ( SANITARY SEWER / STORM DRAIN)
N'LY NORTHERLY
N&T / N&W NAIL AND TAG / NAIL AND WASHER MONUMENT
PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT
PB (CONT)TELEPHONE / CABLE TV)
PC PROPERTY CORNER / PROP. CORNER
PL PROPERTY LINE / PROP. LINE
PP / UP POWER POLE / UTILITY POLE
PPT PARAPET
PWFB PUBLIC WORKS FIELD BOOK
R.R.RAIL ROAD
RDFB ROAD DEPARTMENT FIELD BOOK
R.S.RECORD OF SURVEY
SPK / S&W SPIKE / SPIKE AND WASHER MONUMENT
S'LY SOUTHERLY
SSCO SANITARY SEWER CLEANOUT
STK / STK&T STAKE / STAKE AND TAG MONUMENT
STLT / LT STREET LIGHT POLE / LIGHT POLE
TC TOP OF CURB
TX / BX TOP OF APRON / BOTTOM OF APRON
W'LY WESTERLY
WM WATER METER
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.
NOTE: ALL SETBACK DIMENSIONS SHOWN
ARE MEASURED TO EXTERIOR SURFACE OF
BUILDINGS UNLESS OTHERWISE NOTED.
325 HOPKINS AVENUE
HERMOSA BEACH, CA 90254
LOT 7,
HOPKINS TRACT,
M.B. 9-102,
APN 4186-019-031
BOUNDARY SURVEY
WITH TOPOGRAPHY
KW TS
SCALE 1" = 10'
MAY 9, 2024
UPDATED NORTH24-142C
KARA ROMERO
325 HOPKINS AVENUE
HERMOSA BEACH, CA 90254
PHONE (323) 695-5471
NOTE:
A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THE TIME OF THIS SURVEY.
NO PLOTTABLE EASEMENTS WERE IDENTIFIED ON THE PROVIDED TITLE REPORT PER THE FOLLOWING:
FIDELITY NATIONAL TITLE COMPANY
ORDER NO. 1500-2404529
DATED MARCH 11, 2024
BENCHMARK ELEVATION 130.04' (NAVD88 NETWORK RTK SOLUTION)
FOUND MAG N&W RCE 30826 AT THE CENTERLINE INTERSECTION OF HOPKINS AVENUE AND 5TH STREET
N 13°26'28"W50.01'N 68°45'18"E 211.74'N 13°27'45"W48.98'N 69°01'52"E 211.59'N 13°26'29"W444.97'N 13°26'00"W606.46'N 68°42'40"E 369.21'N 13°27'45"W555.57'N 68°44'13"E 340.62'
N 76°38'00"E365.47'143.69138.89145.44 BS145.20145.22145.20145.16145.27145.17144.30144.25143.57 FL143.58 EG
TEL BOXEBOX144.10 TX 143.65143.69 EG
143.72 FL
144.16 TC
144.
0
5
T
C
143.
5
9
F
L
143.
5
6
E
G 143.45143.32143.54 TX
143.07 FL
143.12 EG
142.88 EG
142.87 FL
143.32 TX
SSMH142.77WM
TEL BOX
EBOX143.50144.87EDBOXTELBOXWM
144.63 TX
144.71 TC
144.24 FL
144.31 EG 144.42144.45 FL
144.96 TX
144.57 FL
144.09 FL
144.51 TX
145.05 TC
144.63 FL144.47144.40 EG
144.32 FL145.01144.76 TX
WM
WM148.14 TW145.18145.18145.43145.29 GFF145.21145.15154.42 TS154.69 FF175.33 PPT174.04 PPT122.38128.06129.46 TW126.55133.34134.33134.02135.39137.85138.6115"PINE138.7720"PINE138.96137.93135.75134.64133.55139.35 TW141.56141.73140.46140.71138.97138.98140.58140.56138.96140.42141.24139.54142.61143.58144.18145.51143.90145.67145.79 FF145.4912"PINE145.19138.11GMS117.65117.68118.21123.14 TW118.15125.41129.51 TW36"YUCCA127.43126.10126.1336"YUCCA127.47 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X X X X X X XEXISTING RESIDENCEEXISTING RESIDENCE
EXISTING RESIDENCE
EXISTING RESIDENCE
EXISTING RESIDENCE
EXISTING RESIDENCE
DECK
LNDG
144.00 TX
CONC.
CONC.CONC. GUTTERCONC. GUTTERDRIVEWAYCONC. SIDEWALKCONC. SIDEWALKCONC.
FOUND N&T RCE 22024
ON TOP OF BLOCK WALL
0.25' S'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=122.21'
SET L&T LS 9321
ON TOP OF BLOCK WALL
1.00' S'LY OF CORNER
ON W'LY PROP. LINE
TAG ELEV.=123.18'
SET L&T LS 9321
1.00' E'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=144.92'
23.2'4.8'15.2'EXISTING RESIDENCE
HOPKINS AVENUE3RD STREETOCEAN VIEW AVENUE5TH STREET
48.89'273.19'40'
20'
20'
20.19'
20.17'120.03'273.85'FOUND L&T RCE 30826 PER PWFB 0616-1388,1389
8.33'128.82'211.80'
ESTABLISHED BY PRORATION N'LY LINE TRACT MISSION TRACT M.B. 8-15
ESTABLISHED THROUGH FOUND L&T RCE 7081 113.55'119.95'FOUND MAG FITS TIES PER PWFB 0616-909,910
FOUND PK NAIL WITH TANGENT TIES PER CEFB 176
STA. 1+00.00
SSMH142.9112.2'STA.2+50.87
FOUND MAG N&W 30826 PER CEFB NO. 186
STA. 6+55.57
FOUND L&T RCE 11284 HELD FOR W'LY LINE OF HOPKIN'S TRACT
ESTABLISHED BY INTERSECTION
SET L&T LS 9321
1.00' E'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=144.22'
1181143.38LT7081
1182124.80FE
1183126.49FE
1184127.79FE 1185128.09FE
1186133.95TS GRD1.5
1187132.97
1188135.84BS
1189136.35TS
1190137.75FS
1191137.00FS
1192137.90FE
1193139.31BW 1194140.17TW
1195144.18PLANTER EL
1196144.77GFF
1197143.65TP143.38124.80126.49127.79128.09133.95132.97137.75137.00137.90139.3114
0
.
1
7
T
W
144.18 PLANTER144.77 GFF143.65 X
CYPRESS TREES
144.02145.46133.74139.93144.82141.44140.75138.48136.53135.6213
3
.
0
7131.77127.66140.86142.40145.521451
4
5
1451
4
5145140140125130135125130135
135144
146 145.20145.11145.06145.02144.98144.94144.91144.94144.97144.99145.01145.03145.04145.05145.06145.07145.08145.09145.10145.11145.12145.13145.14145.16145.17145.12145.05144.99144.90 PC144
146144.79144.83144.85144.88144.90144.93144.95144.98145.01144.97144.92144.86144.81121
125
130
135
140
145
146
122.10 PC122.03123.11123.88124.65125.41126.37126.46126.58126.70126.82126.95127.05127.30127.53127.75127.97128.09128.26128.77128.93129.18129.39129.72129.99130.26130.44130.96131.35131.74132.00132.59133.03133.03133.25133.47133.69134.00134.18134.47134.76135.00135.37135.69136.08136.60137.27138.12138.24138.42138.64138.80139.07139.49139.63139.83140.04140.24140.43140.62140.80140.99141.18141.70141.80141.93142.40142.55142.74142.92143.10143.28143.47143.52143.65143.83144.05144.17144.31144.49144.57144.67144.82144.87144.95144.96145.03145.12145.20145.31145.33145.36145.39145.43145.44145.45145.47145.48145.47145.46145.45145.44145.50145.55145.60145.54145.48145.43145.37145.31145.26145.22144.96 PC135
140
145
146
144.75128.63S'LY PROFILE NEIGHBOR'S SIDE
N'LY PROFILE @ STRAIGHT G
R
A
D
E
125
130
135
140
145
126.49127.00127.36127.66127.94128.09128.39128.64128.86129.14129.42129.70129.99130.27130.56130.84131.12131.41131.69131.97132.26132.54132.82133.11133.39133.67133.96134.24134.53134.81135.09135.38135.66135.84136.35136.45136.53136.73136.90137.00137.41137.70138.00138.30138.60138.90139.20139.50139.93140.17140.33140.49140.64140.75141.10141.22141.33141.44141.91142.42143.00143.05143.11143.17143.23143.29143.35143.42143.50143.70143.83143.92143.95144.07144.19144.31144.42144.52144.60144.69144.77144.79144.81144.83144.85144.88144.90144.93144.95144.98145.01144.97144.92144.86144.81144.73144.60144.51144.42144.34135
140
145
123.14 PC125.74126.07144.27 PC122.10 PC123.11123.88124.65125.41126.46126.58126.70126.82126.95127.30127.53127.75127.97128.26128.93129.18129.72129.99130.26130.96131.35131.74132.59133.03133.25133.47133.69134.18134.47134.76135.37135.69136.60137.27138.24138.42138.80139.63139.83140.04140.24140.43140.62140.80141.18141.80141.93142.55142.74142.92143.10143.28143.47143.65143.83144.17144.31144.57144.67144.87144.95145.03145.12145.20145.33145.36145.39145.44145.45145.47145.47145.46145.45145.50145.55145.54145.48145.43144.96 PC126.37127.05128.77128.09145.60145.44145.48145.31144.82144.49144.05145.43140.99139.49139.07138.64138.12136.08134.00135.00132.00130.44129.39122.03144.75128.63145.06145.02144.98144.94144.94144.97144.99145.01145.04145.05145.06145.07145.08145.13145.14145.16145.03144.91145.11145.17145.09145.11145.12145.12145.05144.99144.90145.10145.20123.14 PC126.49127.36127.94128.09128.39128.64128.86129.14129.42129.70129.99130.27130.56130.84131.12131.41131.69131.97132.26132.54132.82133.11133.39133.67133.96134.24134.53134.81135.09135.38135.66136.35136.45136.73136.90137.41137.70138.00138.30138.60138.90139.20139.50140.17140.33140.49140.64141.22141.33141.91142.42143.05143.11143.17143.23143.29143.35143.42143.70143.83143.95144.07144.19144.31144.52144.60144.69144.77144.79144.81144.83144.85144.88144.90144.93144.95144.98144.97144.92144.86144.81144.60144.51144.42144.34143.00141.44140.75141.10139.93135.84136.53137.00143.50144.73127.00145.01144.42123.80126.07125.74124.80144.27 PCS'LY PROFILE @ STRAIGH
T
G
R
A
D
E
N'LY PROFILE
S'LY PROFILE123.80123.80124.80S'LY PROFILE NEIGHBORS @ STRAIGHT GRADE
ELEV. EVERY 2' (CONVEX SLOPE
SEPTEMBER 18, 2024
MARCH 12, 2025
145.22145.26145.31145.37127.79LICENSE D L A ND SU
R
V
EYORANTHO N Y M .S
H
WEIRIPage 23 of 380
Page 24 of 380
Page 25 of 380
Page 26 of 380
Page 27 of 380
Page 28 of 380
Page 29 of 380
Page 30 of 380
Page 31 of 380
Page 32 of 380
Page 33 of 380
Page 34 of 380
Page 35 of 380
Page 36 of 380
Page 37 of 380
Page 38 of 380
Page 39 of 380
Page 40 of 380
Page 41 of 380
Page 42 of 380
Page 43 of 380
Page 44 of 380
Page 45 of 380
Page 46 of 380
Page 47 of 380
Page 48 of 380
Page 49 of 380
Page 50 of 380
Page 51 of 380
Page 52 of 380
Page 53 of 380
Page 54 of 380
Page 55 of 380
Page 56 of 380
Page 57 of 380
Page 58 of 380
Page 59 of 380
Page 60 of 380
Page 61 of 380
Page 62 of 380
Page 63 of 380
Page 64 of 380
Page 65 of 380
Page 66 of 380
Page 67 of 380
Page 68 of 380
Page 69 of 380
Page 70 of 380
Page 71 of 380
Page 72 of 380
Page 73 of 380
Page 74 of 380
Public Notification Package: 325 Hopkins Avenue
Page 75 of 380
City of Hermosa Beach
PUBLIC HEARING NOTICE
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a
public hearing on Tuesday, April 15, 2025 at 7:00 p.m. to consider the following:
1.CONDITIONAL USE PERMITS (CUP 24-13, & 24-14), PRECISE DEVELOPMENT PLANS (PDP 24-16
& 24-17), AND VESTING TENTATIVE PARCEL MAP (VTPM NO.84426) TO ALLOW TWO NEW, 30-
FOOT-TALL RESIDENTIAL CONDOMINIUM BUILDINGS WITH TWO UNITS EACH AT 819-825 BARD
STREET IN THE MULTIPLE-FAMILY RESIDENTIAL (R-3) ZONE. ENVIRONMENTAL REVIEW: THE
PROJECT QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15303(b) OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES.
2.REQUEST FOR A CONVEX SLOPE DETERMINATION (CSD24-01) TO UTILIZE ALTERNATE SPOT
ELEVATIONS RATHER THAN PROPERTY CORNER ELEVATIONS ALONG PROPERTY LINES FOR
THE PURPOSES OF DETERMINING BUILDING HEIGHT LOCATED AT 325 HOPKINS AVENUE IN THE
LIMITED MULTIPLE-FAMILY RESIDENTIAL (R-2B) ZONE. ENVIRONMENTAL REVIEW: THE PROJECT
QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15378 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES.
3.REQUEST FOR A PRECISE DEVELOPMENT PLAN (PDP) 23-10 TO ALLOW THE INTERIOR AND
EXTERIOR REMODEL OF AN EXISTING APARTMENT BUILDING INCLUDING THE
RECONSTRUCTION OF FOUR UNITS AND ADDITION OF A NEW TWO CAR GARAGE LOCATED
AT 830 THE STRAND IN THE TWO-FAMILY RESIDENTIAL (R-2) ZONE. FOR PURPOSES OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT THE PROJECT INCLUDES THE ADDITION OF AN
ACCESSORY DWELLING UNIT WITHIN AN EXISTING BASEMENT AREA AND IS NOT THE SUBJECT
OF THIS HEARING. PURSUANT TO GOVERNMENT CODE SECTION 66317 AN ACCESSORY
DWELLING UNIT REQUIRES A MINISTERIAL REVIEW. ENVIRONMENTAL REVIEW: THE PROJECT
QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES.
SAID PUBLIC MEETING is open to the public and being held in-person in the City Hall Council
Chambers located at 1315 Valley Drive, Hermosa Beach, California 90254.
PUBLIC PARTICIPATION. See the meeting agenda for all public comment details and opportunities.
All written testimony by any interested party will be accepted prior to or at the scheduled time on
the agenda for the matter. Information regarding the Americans with Disabilities Act of 1990,
please visit the meeting agenda or contact the Office of the City Clerk at (310) 318-0204 or
cityclerk@hermosabeach.gov.
VIEWING OPTIONS are available on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom,
and/or the City’s website.
IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues
that are raised at or before the public hearing.
FOR FURTHER INFORMATION, please contact the Community Development Department at (310)
318-0242 or planning@hermosabeach.gov. A copy of the agenda and staff report(s) will be
viewable on the City’s website 72 hours before the meeting
at www.hermosabeach.gov/agenda. As a courtesy, the hearing can be viewed on Spectrum
Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website.
Alexis Oropeza
Planning Manager
Page 76 of 380
Page 77 of 380
115411461140518
508
506
436
460
454
510
401
424
438
447
4491120
444
455
507
502
515
521522
516
1102
604
608
618
1122112711351151115711451139814 824840906612
600 9059239348318399278508176209911027605
615
621
623
532
921931970501
525
535
548517
913959961903907527534 531544
541
549
837833500
526
560
826
440
442
344300103810451046335
329
1075
327
350
342
340
334
328
324
1070107410761118111511111103110110371062110711041110246
210
204 849919945101182090210121004922920912838830150
142
119
121
9419639379118441021024111 1116128
125
1003
118 1108110510412211610
23 10501020
4
904936828848960926709155710
719714
243
233
229
217
211
201717727750746
333
303736737421
403
6th
S
t
1st
StBarneyCtOcean V
iew
Ave
ProspectAveGravley
C
t
5th
S
t
6th
S
t
1st
P
l
4th
S
t
1st S tMeyer
C
t
3rd S t
3rd
S
t
7th
P
l
Hopkins
Ave
7th
S
t
Paci
f
ic
Coast
Hwy
2nd
S
t GentrySt4th
S
t Pine
S
t
1st Pl
4th
St
2 nd
S
t835845417
429
439
430
428
834
400
829832822818821819836843847857456
448
422
418
408
909915917925929939943947957950978431
409
337
325
311
313
309
307402
933935940944326
434
432
415
412 315
332 100610161018103410411035103110151009100110301025102310021010302 1049102910331061304 1021101710401042322
320 10321036101410261022319
908914916918930932938948954962942946300' RADIUS MAP
ADDRESS: 325 Hopkins Ave, Hermosa Beach, CA 90254 r
Page 78 of 380
Community Development Department Planning Division
City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254
IMPORTANT PUBLIC NOTICE 325 Hopkins Avenue, Hermosa Beach, CA 90254
Assessor Parcel Number 4186-019-031
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on Tuesday, April 15, 2025, at 7:00 p.m. to consider the request described below.
REQUEST FOR A CONVEX SLOPE DETERMINATION (CSD24-01) TO ALLOW UTILIZE ALTERNATE SPOT ELEVATIONS RATHER THAN PROPERTY CORNER ELEVATIONS ALONG PROPERTY LINES FOR THE PURPOSES OF DETERMINING BUILDING HEIGHT LOCATED AT 325 HOPKINS AVENUE IN THE LIMITED MULTIPLE-FAMILY RESIDENTIAL (R-2B) ZONE. ENVIRONMENTAL REVIEW: THE PROJECT QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15378 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES.
AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at cityclerk@hermosabeach.gov at least 48 hours before the meeting.
PARTICIPATION AND VIEWING OPTIONS Hermosa Beach Planning Commission meetings are open to the public and are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254. Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on action items listed on the agenda via the following:
Zoom - https://us02web.zoom.us/j/82539742028?pwd=ountrdnvd2l6tzbptdljc2x6bgfwdz09
Meeting ID: 825 3974 2028 Password: 207860
Phone - Toll Free: (833) 548-0276 Meeting ID: 825 3974 2028, then #; Passcode: 207860
eComment - Submit an eComment by 4:00 p.m. on the meeting date.
Supplemental Email - Supplemental emails are available for agenda items only and must be sent to Community Development at communitydevelopment@hermosabeach.gov. Supplemental emails should indicate the agenda item plus meeting date in the subject line and must be received by 4:00 p.m. on the meeting date. Emails received after the deadline but before the meeting ends will be posted to the agenda the next business day.
Please be advised that while the City will endeavor to ensure these remote participation methods are available, the City does not guarantee that they will be technically feasible or work all the time. Further, the City reserves the right to terminate these remote participation methods (subject to Brown Act restrictions) at any time and for whatever reason. Please attend in person or by submitting an eComment to ensure your public participation. Similarly, as a courtesy, the City will also plan to broadcast the meeting via the following listed mediums. However, these are done as a courtesy only and not guaranteed to be technically feasible. In order to guarantee live time viewing and/or public participation, members of the public shall attend in Council Chambers.
Cable TV - Spectrum (channel 8) and Frontier (channel 31) in Hermosa Beach
YouTube - https://www.youtube.com/c/cityofhermosabeach90254
Live Stream - www.hermosabeach.gov/agenda
If you experience technical difficulties while viewing a meeting on any of our digital platforms, please try another viewing option. View staff reports and attachments at www.hermosabeach.gov/agenda.
Alexis Oropeza
Planning Manager Page 79 of 380
Pacif
ic
Coast
HwyHil
l
S
t BarneyCtOcean V
iew
Ave
1st
S
tGrav
ley
Ct
Pros
pect
A
ve
Alley
Ar
dmor
eAv
e5th
S
t
6th
S
t
1st
P
l
1st
S
t Meyer
Ct
4th
St
3 rd
S
tArdmore AveHopkins
Ave
7th
S
t
GentrySt3rd St
4th
S
t Pine
St
6th
S
t
2nd
S
t
4th
S
t
4th St
2nd
S
t
Project Zoning MapPlanning CommissionApril15,2025
325 Hopkins Avenue
APN: 4186-019-031
Zone: R-2B Limited Multiple Family Residential
Convex Slope Determination
Description
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
300' Notification Radius
Page 80 of 380
City of Hermosa Beach | Page 1 of 8
Meeting Date: April 15, 2025
Staff Report No. 25-CDD-042
Honorable Chairperson and Members of the Hermosa Beach Planning
Commission
REQUEST FOR A PRECISE DEVELOPMENT PLAN (PDP 23-10) TO ALLOW THE
INTERIOR AND EXTERIOR REMODEL OF A FOUR-UNIT APARTMENT BUILDING
INCLUDING A NEW TWO-CAR GARAGE LOCATED AT 830 THE STRAND IN THE
TWO FAMILY RESIDENTIAL (R-2) ZONE.
CEQA: Determine that the project is categorically exempt from the California
Environmental Quality Act pursuant to a Class 1 categorical exemption, as defined in
section 15301 of the CEQA Guidelines for existing facilities.
(Kaneca Pompey, Contract Planner)
Recommended Action:
Staff recommends that the Planning Commission:
1) Determine the project is categorically exempt from the California Environmental
Quality Act (CEQA); and
2) Adopt a Resolution (Attachment 1) approving Precise Development plan 23-10
for the remodel of four-unit apartment building subject to conditions of approval.
Executive Summary:
The following is a request for approval of a Precise Development Plan (PDP) that would
permit the interior and exterior remodel of a four-unit apartment building. The project
would include the addition of a new two-car garage at 830 The Strand. Staff
recommends that the Planning Commission approve the requested PDP with
conditions of approval and determine that the project is categorically exempt from the
California Environmental Quality Act.
Background:
The project site is an existing interior lot within the Two Family Residential (R-2) zone
and Coastal Zone. The site has a General Plan land use designation of Medium
Density with a residential density range of 13.1-25.0 dwelling units per acre. The
property was constructed in 1913 with a four-unit apartment building and two non-
conforming parking spaces. The property is developed at a density of 75 units per
acre greater than allowed per the current zoning standards (2 units per property) and
Page 81 of 380
City of Hermosa Beach | Page 2 of 8
general plan (13.1-25.0 units per acre). The property is accessed by vehicle from the
east side of the property, on Beach Drive. Under previous ownership, the apartment
building (previously known as Lightbourn Apartments) operated from October 17,
1977, until June 8, 2023, upon selling the property to the current owner.
The City of Hermosa Beach Code Enforcement Division has an open code enforcement
case for this property. On September 7, 2023, code enforcement observed unpermitted
demolition work at the property of the interior of the four apartment units. An immediate
stop work order was issued and the associated Code Enforcement Case (ENF-23-0083)
was opened. On September 11, 2023, a limited scope demolition permit (B23-0049)
was issued. The demolition permit was issued with the sole intent of immediate
abatement of the safety concerns and nuisance debris that resulted from the
unpermitted demolition work. On October 26, 2023, the permit was completed. The
permit scope included the interior demolition of the four apartment units. On December
6, 2023, the applicant applied for the Precise Development Plan for the interior and
exterior remodel of the building. The application was deemed complete on October 7,
2024.
The project proposes the exterior and interior remodel of a four-unit apartment building,
including a new two-car garage and a new 763-square-foot Accessory Dwelling Unit in
the basement.
Site Information Table:
The following table describes the existing site characteristics.
Site Information
General Plan Medium Density (MD)
Zoning Two-Family Residential (R-2)
Lot Size 2,400 Square Feet
Existing Building Square Footage 3, 314 Square Feet
Surrounding Zoning
North: Two-Family Residential (R-2)
East: Two-Family Residential (R-2)
South: Two-Family Residential (R-2)
West: Open Space (OS)
Surrounding Uses
North: Residential
East: Residential
South: Residential
West: Beach
Page 82 of 380
City of Hermosa Beach | Page 3 of 8
Other Site Information/Code Compliance:
The Housing Crisis Act’s (HCA), replacement housing requirement, as amended by
Senate Bill 8, applies to a housing development that demolishes existing residential units.
Additionally, California Government Code 66300, states “protected units are required to
be replaced. Pursuant to California Government Code section 66300.5(h)(4), protected
units include residential dwelling units that are or were rented by lower or very low-income
household withing the past five years. In the case of this project, units were removed
without the benefit of a building permit for that scope of work (ENF-23-0083) and must be
reviewed to determine whether any units were classified as “protected units” and should
be replaced in accordance with state law.
To determine the affordability level of the units being replaced the applicant must provide
evidence demonstrating household income levels of current and previous tenants.
Additionally, HCA refers to California Government Code Section 66915(c)(3)(B)(i) which
states “If the income category of the household in occupancy is not known, it shall be
rebuttably presumed that lower income renter households occupied these units in the
same proportion of lower income renter households to all renter households within the
jurisdiction, as determined by the most recently available data from the United States
Department of Housing and Urban Development’s (HUD) Comprehensive Housing
Affordability Strategy(CHAS) database.” Additionally, the State Department for Housing
and Community Development (HCD) has clarified that “if the income levels of the previous
tenants are unknown, the project must provide replacement units with affordability levels
that are in the same proportion as the low-income and very low-income renters in the
jurisdiction, based on HUD’s CHAS database.” Furthermore, California state law
consistently describes affordability as a percentage of the area median family income and
does not provide rent charged as an alternative metric for determining affordability.
Staff determined the documentation provided by the applicant did satisfy the government
code requirement of providing the income of prior tenants. As such, the City has
determined, the property does not contain any protected units.
Pursuant to Hermosa Beach Municipal Code Section 17.58.020 titled “Projects requiring
review” a Precise Development Plan approved by the City is also required for remodels
greater than 1,500 square feet. The redevelopment of the site exceeds 1,500 square feet
and is subject to a PDP review. The purpose of the PDP is to: 1) promote excellence in
design, layout to achieve quality, compatibility, in harmony with the community’s
objectives; 2) ensure the development will be compatible with the existing and potential
development in the area; and 3) supplement other city regulations and standards to
ensure control of the physical features of development not otherwise addressed. All
development must adhere to the minimum standards of the Zoning Ordinance, and on a
case-by-case basis, the Planning Commission may impose standards above the
minimum to improve the quality of the development and mitigate any environmental
impacts.
Page 83 of 380
City of Hermosa Beach | Page 4 of 8
Additionally, the property is located within the Coastal Zone and in the event of project
approval, it would be required to obtain a Coastal Development Permit or an exemption
from said permit from the California Coastal Commission.
Project Description
The applicant seeks approval for the interior and exterior remodel of a four-unit
apartment building. The project will include the addition of a new two-car garage and
new Accessory Dwelling Unit.
The proposed interior modifications include re-establishing and reconfiguring the four
previously existing units. The project will also reconfigure the basement to include
shared laundry/storage and a new 763 square foot one-bedroom Accessory Dwelling
Unit. Pursuant to California Government Code Section 65852.2, Accessory Dwelling
Units require a ministerial approval and are not subject to the Planning Commission’s
review authority of the Precise Development Plan. Additionally, state law mandates
that Accessory dwelling Units do not count toward the maximum allowed density in the
zone.
The proposed exterior modifications include replacing windows, constructing a new
block wall to the north of the property, modifying the building’s exterior aesthetic, and
reconfiguring interior walls to make the property more code compliant. No landscaping
is being proposed at this time. Any proposed onsite landscaping is subject to HBMC
Chapter 8.60, Water Efficient Landscaping, and HBMC section 8.44.095(F)(1) and
must be submitted to the Community Development Department for approval.
Discussion:
The proposed project would rehabilitate an existing structure and the project site. The
existing structure and use are legal nonconforming with regards to use, building density,
parking, and open space. The legal nonconforming buildings and use regulation of the
Zoning Ordinance (Hermosa Beach Municipal Code Section 17.52.010) are intended to
allow the buildings and uses that were legally permitted at the time of construction but
no longer conform to current development standards to remain and be maintained, to
encourage restoration and maintenance of existing residential buildings, and limit
expansions.
Development Standards
The following table summarizes the Two Family Residential (R-2) Development
Standards the project must adhere to:
Criteria Required Proposed Code Compliant
Lot coverage Maximum 65% 65% Yes
Page 84 of 380
City of Hermosa Beach | Page 5 of 8
Circulation and Parking
The site front on the strand with vehicle access solely from Beach Drive. The property is
currently developed with two non-conforming parking stalls that encroach on the public
right-of-way. The project proposes a new 17’ X 20’ two-car garage on private property.
Historical Resource Assessment
A historical resource assessment was prepared for the existing building since it is at least
50 years old and is proposed to be demolished. A historic resource assessment of the
structure, dated January 30, 2024, was prepared by Kaplan Chen Kaplan (Attachment
4). The assessment found that the building would not be eligible for listing as a historic
resource as it was not influential in the development history of the City of Hermosa Beach,
not representative of any historic architectural style, no historic persons or events are
associated with the subject property, and the building has been altered and does not
retain historic integrity.
Wall 6 feet 6 feet Yes
Parking
Zero to one
bedroom: 1.5
spaces
2 bedrooms: 2
spaces
Total: 7 spaces
2 spaces
Legal, non-
conforming
Building Height 30 feet 29.5 feet Yes
Front yard setback
5 feet
3 feet for uncovered
balcony
5 feet
3 feet
Yes
Side yard setback
10% of lot width,
minimum 3 feet and
maximum 5 feet
3 feet
3 feet Yes
Rear yard setback
5 feet for ground
floor, 3 feet for
second floor
Garages fronting on
an alley can provide
3 feet
3.5 feet
Yes
Page 85 of 380
City of Hermosa Beach | Page 6 of 8
Findings:
All projects requiring a Precise Development Plan must make findings pursuant to Section
17.58.040 of the Municipal Code:
A. 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 rehabilitate
an existing structure and the project site. The existing structure and use are
legally nonconforming with regard to use, building density, parking, and open
space. The project proposes alterations to the walls and the addition of a two-
car garage to make the property more code-compliant.
B. The design, layout, and other physical features of the project are
consistent with the General Plan, and any applicable specific plan or
design guidelines; and: The subject property has a General Plan land use
designation of Medium Density. This designation includes sing-family
residences, duplexes, and triplexes. The subject property is legal
nonconforming in regard to use and building density, and the project proposes
to continue its existing density and use. .
C. 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
exterior modifications include replacing windows, constructing a new block
wall to the north of the property, modifying the building’s exterior aesthetic, and
reconfiguring interior walls to make the property more code compliant and
aesthetically appealing.
General Plan Consistency:
This report and associated recommendation have been evaluated for their consistency
with the City’s General Plan. Relevant Policies are listed below:
General Plan Consistency
Goals & Policies Findings
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 2.6 Diversity of building types
and styles. Encourage a diversity of
building types and styles in areas
The project proposes exterior and interior
alterations to an existing four-unit apartment
building. The modern exterior finish
provides a unique design consistent with
the intent of PLAN Hermosa.
Page 86 of 380
City of Hermosa Beach | Page 7 of 8
designated for multi-family housing
ranging from duplex/triplex/fourplex to
courtyard housing to multi-family housing
projects.
Goal 13: Land uses patterns that
improve the health of residents
Policy 13.5 Improved livability.
Encourage the provision of neighborhood
and community amenities and design
features, to meet the community’s desire
for a very high quality, amenity-rich, livable
community.
The project proposes updating an existing
apartment building. The modern updated
exterior façade would meet the high-quality
expectations PLAN Hermosa expects of
residential projects.
Housing Element
Issue Area 1 - Conservation of Existing
Affordable Housing
Policy 1.1 The City will continue to
encourage the maintenance and
improvement of the existing housing stock
within the local neighborhoods
Policy 1.5 The City will continue to
implement its current code enforcement
procedures as a means to ensure the
conservation and maintenance of existing
housing resources in the City.
The project proposes the interior and exterior
remodel of an existing four-unit apartment
building. The use will remain the same and
there would be no loss of housing units
within the city. Per the Housing Crisis Act,
as amended by Senate Bill 8, staff
reviewed the tenant incomes of the
existing units for the previous five years to
ensure that any “protected units” that must
be maintained.
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
qualifies for a Class One categorical exemption, Existing Facilities, as defined in section
15301 of the CEQA Guidelines, as it consists of alterations to an existing structure.
Moreover, none of the exceptions to the categorical exemption(s) apply. A historical
assessment was prepared by Kaplan Chen Kaplan on January 30, 2024 and found the
existing development was not considered a historical resource; as it was not influential in
the development history of the City of Hermosa Beach, not representative of any historic
architectural style, no historic persons or events are associated with the subject property,
and the building has been altered and does not retain historic integrity. It was determined
that 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.
Public Notification:
Page 87 of 380
City of Hermosa Beach | Page 8 of 8
For the April 15, 2025 Planning Commission hearing, a total of 203 public hearing
notices were mailed to the applicant, occupants and property owners of properties
within a 300-foot radius on April 4, 2025. A legal ad was published on April 3, 2025 in
the Easy Reader, a newspaper of general circulation. Additionally, the staff posted two
notices on- in accordance with HBMC 17.68.050. Public notification materials are
included as Attachment 5. As of the writing of the report, staff has received no public
comments.
Attachments:
1. Draft PC Resolution 25-03
2. Zoning Map
3. Project Plans
4. Historic Assessment
5. Public Notification Package
Respectfully Submitted by: Kaneca Pompey, Contract Planner
Legal Review: Patrick Donegan, City Attorney
Approved: Alexis Oropeza, Planning Manager
Page 88 of 380
P a g e 1 of 12
CITY OF HERMOSA BEACH
RESOLUTION NO. 25-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT
PLAN TO ALLOW THE INTERIOR AND EXTERIOR REMODEL OF A FOUR
UNIT APARTMENT INCLUDING NEW TWO-CAR GARAGE AT 830 THE
STRAND IN THE TWO-FAMILY RESIDENTIAL (R-2) ZONE, AND
DETERMINE THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT
TO SECTION 15301, CLASS 1 OF THE CEQA GUIDELINES.
The Planning Commission of the City of Hermosa Beach does hereby resolve, and order as
follows:
WHEREAS, on September 7, 2023, code enforcement observed un permitted
demolition work at the property of the interior of the four apartment units and issued an
immediate stop work order and associated Code Enforcement Case (ENF-23-0083) was
opened; and
WHEREAS, on September 11 2023 a limited scope demolition permit (B23-0049)
was issued. ; and
WHEREAS, on October 26, 2023, the permit was finaled and closed; and
WHEREAS, an application was filed on December 6, 2023, by the applicant, Koko
Avo, requesting Planning Commission approval of a Precise Development Plan (PDP 23-
10) to allow interior and exterior remodel to an existing four-unit apartment building at
830 The Strand, subject to conditions; and
WHEREAS, the Planning Commission, at its public meeting of April 15, 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 15301 Class 1, Existing Facilities, as the
project consists of alterations to an existing site developed with a four-unit apartment
building.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
Page 89 of 380
P a g e 2 of 12
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Based on the on the foregoing factual findings, the Planning
Commission determined, pursuant to Hermosa Beach Municipal Code (HBMC) section
17.58.040, (Precise Development Plan- General Criteria that the project as conditioned will
be compatible with the surroundings and all impacts can be reduced to an insignificant
level;
A. 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 rehabilitate an existing
structure and the project site. The existing structure and use are legal
nonconforming with regards to use, building density, parking, and open space.
The project proposes alteration to walls and the addition of a two-car garage to
make the property more code compliant.
B. The design, layout, and other physical features of the project are consistent
with the General Plan, and any applicable specific plan or design guidelines;
and: The subject property has a General Plan land use designation of Medium
Density. This designation includes sing-family residences, duplexes, and triplexes.
The subject property is legal nonconforming in regard to use and building density,
and the project proposes to continue its existing density and use. .
C. 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 exterior
modifications include replacing windows, constructing a new block wall to the
north of the property, modifying the building’s exterior aesthetic, and
reconfiguring interior walls to make the property more code compliant and
aesthetically appealing.
SECTION 2. Based on the evidence received at the public meeting, the Planning
Commission herby further finds, determines, and declares that the project is consistency
with the City General Plan (PLAN Hermosa) because the Precise Development Plan is
consistent with Land Use Element Goal 2 and Policy 2.6, and Goal 13 and Policy 13.5 as
shown below.
Page 90 of 380
P a g e 3 of 12
General Plan Consistency
Goals & Policies Findings
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 2.6 Diversity of building types and styles. Encourage a diversity of building types and styles in areas designated for multi-family housing ranging from duplex/triplex/fourplex to courtyard housing to multi-family housing projects.
The project proposes exterior and interior alterations to an existing four-unit apartment building. The modern exterior finish provides a unique design that improvs the style of the site and is consistent with the intent of PLAN Hermosa.
Goal 13: Land uses patterns that improve the health of residents Policy 13.5 Improved livability. Encourage the provision of neighborhood and community amenities and design features, to meet the community’s desire for a very high quality, amenity-rich, livable community.
The project proposes updating an existing apartment building. The modern updated exterior façade would meet the high quality expectations PLAN Hermosa expects of residential projects.
Housing Element
Policy 1.1 The city will continue to
encourage the maintenance and
improvement of the existing housing
stock within the local neighborhoods
The project proposes the interior and
exterior remodel of an existing four-unit
apartment building. The use will remain
the same and there would be no loss of
housing units within the city. Per the
Housing Crisis Act, as amended by Senate
Bill 8, staff reviewed the tenant incomes of
the existing units for the previous five
years to ensure that any “protected units”
that must be maintained.
SECTION 3. Based on the foregoing, the Planning Commission hereby approves the
subject Precise Development Plan (PDP 23-10) subject to the following Conditions of
Page 91 of 380
P a g e 4 of 12
Approval:
General Conditions
1. The development and continued use of the property shall be in conformance with
submitted plans received and reviewed by the Planning Commission at its meeting of
March 18, 2025, in accordance with the conditions below. The Community Development
Director may approve minor modifications that do not otherwise conflict with the HBMC
or requirements of this approval.
2. The project shall fully comply with all requirements of the R-2 Zone as applicable of the
Municipal Code, 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
of building plan review, to the satisfaction of the Community Development Director.
b. Architectural treatments and accessory facilities shall be as shown on building
elevations, site, and floor plans.
3. The project shall comply with all requirements of the City of Hermosa Beach Building
Division, Public Works Department, Los Angeles County Fire department, and the
HBMC.
4. This approval shall not be effective for any purposes until the permittee and the owners of
the property involved have filed at the office of the Planning Division of the Community
Development Department their affidavits stating that they are aware of, and agree to
accept, all of the conditions of this grant. The Conditional Use Permit and Precise
Development Plan shall be recorded, and proof of recordation shall be submitted to the
Community Development Department prior to the issuance of a building permit.
5. Approval of this permit shall expire twenty-four (24) months from the date of approval
by the Planning Commission unless significant construction or improvements or the use
authorized hereby has commenced. One or more extensions of time may be requested.
No extension shall be considered unless requested, in writing to the Community
Development Director including the reason therefore, at least 60 days prior to the
expiration date. No additional notice of expiration shall be provided.
6. The Planning Commission may review this Precise Development Plan and may amend the
subject conditions or impose any new conditions if deemed necessary 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
Page 92 of 380
P a g e 5 of 12
“indemnified parties”) from and against any claim, action, or proceeding brought by a
third party against the indemnified parties and the applicant to attack, set aside, or void
any permit or approval for this project authorized by the City, including (without
limitation) reimbursing the City its actual attorney’s fees and costs in defense of the
litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice. The permittee shall reimburse the City for any court and attorney's
fees which the City may be required to pay as a result of any claim or action brought
against the City because of this permit. Although the permittee is the real party in interest
in an action, the City may, at its sole discretion, participate at its own expense in the
defense of the action, but such participation shall not relieve the permittee of any
obligation under this condition.
9. Each of the above conditions is separately enforced, and if one of the conditions of
approval is found to be invalid by a court of law, all the other conditions shall remain
valid and enforceable.
Planning
10. All Conditions of approval shall be printed verbatim on all plans submitted for plan
review to the Community Development Department. These conditions shall be
indexed on the cover sheet and referenced on the site plan.
11. Any proposed onsite landscaping shall comply with HBMC chapter 8.60, Water
Efficient Landscaping and HBMC section 8.44.095(F)(1) and must be submitted to
the Community Development Department for approval.
12. The property is located in the Coastal zone. As such, California Coastal Commission
approval is required prior to submittal of building plan check.
13. The applicant shall include a verbatim copy of the California Coastal Commission’s
approval and all conditions into the building plan set submitted for plan check
review.
Building
14. Submittal will require submittal of a Geotechnical Report
15. Submit all architectural, structural, grading, and associated plans for plan review
and approval and acquire all required permits, per the currently adopted 2022
CBC.
16. Item 13 to include electrical calculations, single line, and placement of any utility
equipment (as required per the utility providers).
17. Item 13 to include a submittal for all sump pumps on private property and location
of proposed utilities, sewer lines, main water line, etc.
18. Separate submittal and plan approval required from Los Angeles County Fire Land
Page 93 of 380
P a g e 6 of 12
Development Unit, prior to permit issuance.
19. Separate submittal and plan approval required from LA county Fire Sprinkler Unit
prior to framing approval
20. The electrical meter will be required to meet the current code requirements of clear
space per CEC 110.26.
21. The submittal will need to address stie drainage and plan to mitigate water from
the lower basement area.
22. Any non-confirming elements that are renovated must meet current code
requirements.
SECTION 4. 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 15th of April, 2025.
______________________________________________________________________________________
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing Resolution PC 25-03 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 April 15, 2025.
Kate Hirsh, Chairperson Alexis Oropeza, Secretary
Page 94 of 380
P a g e 7 of 12
Date
Page 95 of 380
10th
S
t
Hermosa Ave9th
S
t
7th
S
t
11th
S
t
8th
S
tBeach Dr
6th
S
t
12th
C
t
Palm
DrThe St
rand Bayview
Dr
6th
C
t
7th
C
t
8th
C
t
9th
C
t
10th
C
t
11th
C
t
Manhattan Ave
Project Zoning Map Planning CommissionApril 15, 2025
Description
830 The Strand
APN: 4187-002-005
Zone: R-2 Two Family Residential
Precise Development Plan
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
300' Notification Radius
Page 96 of 380
GSEducationalVersion
Hermosa Beach
Strand LLC
daniel_f_nguyen@me.com
830 The Strand830 The StrandHermosa Beach, CAKoko@Kokoavodesigns.com
310.733.7713
kokoavodesigns.com
G01
COVER SHEET
Printed: 9/24/24
ISSUED:
Drawings and Specifications as instruments
of service are and shall remain the property
of the Designer. They are not to be used on
extensions of the project, or other projects,
except by agreement in writing and
appropriate compensation to the Designer.
The General Contractor is responsible for
confirming and correlating dimensions at
the job site. The Designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures, or for safety precautions and
programs in connection with the project.
OWNER::/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.plnSheet Index
830 The Strand
G01
G02
A00
A01
A02
A101
A102
A103
A200
A201
A202
A300
A301
A401
COVER SHEET
SURVEY
SITE PLAN
DEMO 1ST & 2ND FLOOR PLAN
DEMO BASEMENT/ ROOF PLAN
PROPOSED PLANS
PROPOSED BASEMENT PLAN
ROOF PLAN
WEST & EAST ELEV.
NORTH ELEV.
SOUTH ELEVATION
SECTIONS
SECTIONS
WELO
Vicinity Plan
not to scale
Project Team
Designer
Koko Avo Designs
Phone: 310.733.7713
E-mail: koko@kokoavodesigns.com
Contact: Koko Avo Manouelian
Survey Consultant
Denn Engineers
3914 DEL AMO BLVD, SUITE 921,
TORRANCE, CA 90503
T. 310.542.9433
^North
830 THE STRAND MULTIFAMILY
REMODEL 4 UNIT BUILDING: 2 STORIES + BASEMENT : NEW ADU
Property Information
Project Type:
Remodel of existing Multi Family Residence
Owner:
Hermosa Beach Strand LLC
Dan Nguyen
214.430.7311
Site Address:
830 The Strand Hermosa Beach, CA
Assessor Parcel Number: 4187002005
Zoning: R-2
Construction: Type V-B
Stories: 2 + Basement
Occupancy Group: Multifamily-R3, Garage-U
Applicable Codes
THE LATEST HERMOSA BEACH MUNICIPAL CODE
• 2022 CALIFORNIA RESIDENTIAL CODE
• 2022 CALIFORNIA FIRE CODE
• 2022 CALIFORNIA ELECTRICAL CODE
• 2022 CALIFORNIA MECHANICAL CODE • 2022 CALIFORNIA PLUMBING CODE • 2022 CALIFORNIA ENERGY CODE
• 2022 CALIFORNIA GREEN BUILDING STANDARD CODE
Project Scope
Existing structure deemed structurally unsafe.
Remodel of existing 4 unit building: 2 Stories + shared
laundry/ storage in basement
New 763 SF ADU in basement.
New 2-car garage
Notes
All plans to be submitted and approved, and all
permits to be issued before any work is started.
Contractor/ Subcontractor shall submit separate
application and secure separate permits for:
•-Electrical work
•-Mechanical work
•-Plumbing work
•Solar Photovoltaic system
•Swimming pool/spa
•Site/Retaining Walls
•Grading
•Fire Sprinkler
•Demolition
NOTES
Room Size and Height (Also see #148 – 150 HBMC)
12. Habitable rooms, other than kitchens not less than 7 feet in any dimension R304.3.
13. One room at least 120 sq. ft. R304.1.
14. Other habitable rooms 70 sq. ft. min. R304.2.
15. Corridors min. 36” wide R311.6.
16. Ceiling height in habitable rooms, hallways, bathrooms and laundry rooms, min
height 7 ft. R305.1.
Exits
17. Landings R311.7.7 min 36”.
18. Egress door min. 32” wide R311.2.
19. Max distance from any interior point to egress 50’ R311.4.
20. Emergency escape window (or door to the outside) provided. Window size min.20”
wide x 24” high, and 5.7 sq. ft. Sill height maximum 44” CRC R310.
Glazing for Light and Ventilation
21. Glazing equal to 8% of floor area R303.1.
22. Openable window area equal to 4% of floor area or mechanical ventilation
system providing 0.35 air changes per hour or 15 cu. ft. per minute of outside air per
occupant R303.1 Exception 1 (see other exceptions)
23. Bathrooms, laundry rooms, similar rooms 1.5 sq. ft. ventilation opening – not
required with mechanical ventilation R303.3 & Exception.
24. Ventilation fans for bathrooms, laundry rooms, and similar areas must provide 50
cubic feet per minute R303.3 Exception.
Safety Glazing
25. Glazing in doors and sliding doors shall be safety glazed R308.4 see exceptions.
26. Doors and enclosures of bathtubs, spas, hot tubs, saunas, etc., shall be safety
glazed R308.4.5.
27. Glazing within 24” of a door and 60” of a walkway must be safety glazed R 308.4.2.
28. Glazing with an individual pane greater than 9 sq. ft. where bottom edge is less
than 18” above the floor and top edge is greater than 36 inches, and where the pane is
within 36” of a walking surface R308.4.3.4 (see exceptions).
Fireplace
29. Factory built fireplaces and chimneys must be listed and labeled, installed per
Manufacturer’s instructions R1004 & R1005.
30. Masonry Fireplaces to be built per R1001 & R1003 or stamped structural design.
31. Spark arrester & chimney 2’ above roof within 10’ R1003.9.
32. Glass doors (Title 24 150(e)).
33. Factory built Fireplaces R1004, 1005.
34. Direct vent in bedroom R1004, 1005.
Special Inspection Chapter 17 2013 California Building Code
35. Is engineering required?
36. Architect/engineer to specify areas of special inspections – R109.1.5.2 CBC 1704.
Special Inspection is required for:
A. B. C. D. E. F. G.
Concrete greater than 2500 psi. Epoxy bolting
Welding
High-strength bolting
Structural Masonry (see exceptions) Shot Crete
Special cases or circumstances
FIRE PROTECTION SYSTEMS
37. Automatic Fire Sprinkler Systems R313 & HBMC 15.20.080.
38. Smoke detectors installed as in R314.
39. Carbon Monoxide Alarms as in R315.
Foundation
40. Soils testing as in R401.4.
41. If no test needed, Proscriptive as in Section R401.
42. Footing design as in R403.1 through R403.1.4.2
43. Foundation anchorage R403.1.6 through R403.4.2.
44. Foundation/retaining walls reinforcement – R404.
45. Foundation anchorage R403.1.6 and R403.1.6.1.
46. Foundation anchors as in R403.1.6
47. Foundation drainage/Waterproofing R405 and R406.
48. Stepped footings R403.1.5.
49. Pier and curtain wall R404.1.5.3.
50. Clearance 6” from earth to wood for exterior walls R317.
51. Under floor crawlspace 18”x24” shown on plans R408.4.
52. Under floor ventilation 1 – 1/50 of floor area R408.1.
Framing
53. Floor framing meets conventional construction details CRC Chapter 5.
54. Columns and posts clearance to soil and concrete R317.1.4.
55. Floor Framing Approved wall plate boxes or hangers shall be provided – CBC
2304.10.2
56. Foundation cripple walls under 14”, plywood or solid blocked R602.9 T602.3(1).
57. Cripple wall studs over 4” to be same size as for additional story R602.9.
58. Wall framing meets conventional construction details R602.3 Tables referenced.
59. Pressure treated bottom plate R402.1.2 2x6 Figure R403.1(2).
60. Double top plate with min. 24”lap R602.3.2.
61. Studs supporting 2 floors, a roof, a roof and a ceiling must be 2x6 or 3x4 Table
R602.3(5).
62. Roof framing; Rafter spans Tables 802.5(1)-(8) Ceiling Joists T802.4(1) & (2).
63. Ceiling Joist & Rafter Connections R802.3.1 & .2.
64. Ceiling joist & Rafter connections R802.3.1.
65. Girder & Header spans Tables R502.5(1) & (2).
66. Roof slope of less than 3:12 design ridge as a beam R802.3.
67. Roof slope (Min. Roof slope 3/12 = 25% R802.2.
68. Truss design drawings R802.10.1.
69. Truss to wall connection R802.10.5.
70. Roof tie down/Uplift resistance R802.11.
71. Attic Ventilation R806.2 pg. 489.
72. Attic access located in hallway, corridor, or similar area (not required < 30” vertical
clearance). R807.1 pg. 489.
73. Attic access opening min. 22”x30” R807.1 pg. 489.
74. Framing details (R109.1.4) and Fastening schedule (Table R602.3(1)
75. Lateral support for joists\rafters (R802.8).
76. Rafter/ceiling joist spans (Tables 802.4 and 802.5).
77. Specify exterior (R703) and interior (R702) wall finish.
78. Shear panel location and schedule (R602 Wood R603 Metal).
79. Shear transfer from roof to foundation system (R602 Wood R603 Metal).
80. Fire stop (R302.11 & 602.8) and draft stop (R302.12 & 502.12) locations.
81. Skylight size, location, and ICBO number shown on plans (R308.6).
82. Specify roof material/installation. Include ICBO number where appropriate (R905).
Project Information
Lot size
(30x80) 2,400 SF
Existing Lot coverage
1,416 SF - 59%
Existing Building 4 units
3,314 SF 3 Bed/ 4 Bath (SEE A01/ A02)
Proposed Lot coverage
Building + Garage
1,560 SF- 65%
Proposed Multifamily Building
4 units + Basement laundry
2,606 SF 5 Bed/ 6 Bath
Proposed Basement ADU
736 SF 1 Bed/ 1.5 Bath
Fire Resistive Assemblies
83. Enclosed storage space under stairs must be of 1 hr. construction (CBC 413.2).
84. 1⁄2” gypsum must be installed on the garage side of the wall between the garage
and the dwelling unit (R302.6).
85. Where habitable space occurs above the garage 5/8” type X drywall must extend
along the ceiling (R302.6).
86. 1 Hr. rated wall required between units (R302.2Townhomes R302.3 2 Fam. dwell.).
87. Rated assemblies are required in the attic between units (R302.3).
Stairways
88. Stairway rise, run, and width as based on type and use of stairway (R311.6)).
89. Spiral stairway, winding, etc. (R311.7.4.2).
90. Handrails required for 4 or more risers (R311.7.7).
91. Height of handrail 34”-38” above nosing (R311.7.7.1).
92. Hand grip portion of handrail 11⁄4” to 2” (R311.7.7.3).
93. Handrail shall be continuous beyond top and bottom riser and return (R311.7.7.2).
94. Intermediate rails 4” o.c. required when stairway is over 30” above grade (R312.3).
Guardrails
95. Guardrails required on all ramps, balconies, porches, stairways, etc. when over 30”
above grade at any point within 36” of the open side (R312.1).
96. Height of guardrails are 42” for residences (R312.2).
97. Openings in guardrails max. 4” between rails (R312.3)
Electrical Requirements (2013 California Electric Code - CEC)
98. Service amperage and location of service shown on plans (Policy).
99. Fluorescent light in bathroom and kitchen (Title 24).
100. Kitchen to have 2 - 20 amp small appliance branch circuits (CEC 210.52 (3).
101. GFCI outlets required at kitchen, bathroom, garage, outside, etc. (CEC 210-8).
102. Outlets at kitchen 2 ft. o.c. along counter tops (CEC 210-52(c)(1)).
103. Outlets throughout habitable rooms to be 6 ft. o.c. along walls (CEC 210-52(A)(1)).
104. At least one outlet installed in hallways 10 ft. long (CEC 210-5 (H)).
105. Switched light at exterior doors (CEC 210-70 (2) (B)).
106. Switched light or outlet at each room and hallway (CEC 210-70 (2) (A)).
107. Exterior outlets required at front and rear yard GFCI protected (CEC 210-52(5) (E)).
108. Each bath must have 20 amp dedicated circuit (CEC 210-52(D)).
109. AFCI outlet in all family, dining, living rooms, dens, rec rooms closets, hallways
bedrooms and similar areas. (CEC 210-12).
Plumbing Requirements 2013 California Plumbing Code (CPC)
110. Note on plans “All new fixtures shall be Water Conserving” CPC 402.0).
111. Gas water heater location restrictions (CPC 505.1)
112. Water heater size, type, and location (CPC 501).
113. Water heater in garage on 18” stand, protected from vehicle (CPC 508.14).
114. Water heater protection from seismic damage (strapping) (CPC 508.2).
115. T & P valve to exterior or other approved installation (CPC 608.5).
Mechanical Requirements 2013 California Mechanical Code (CMC)
116. Heat source provided - 68 degrees at 3’ above floor level in habitable rooms (CRC
303.8).
117. FAU not in bedroom, bath, or closet leading into these rooms, unless gasket door
(CMC 904.1).
118. Electrical outlet and light for attic installation (CMC 904.11.5).
119. FAU in attic or under floor, 30” x 30” service space (CMC 904.11.4).
120. Chimney termination 2’ above any part of structure within 10’ (CMC 802.5.2.1 Table
8-1).
121. Combustion air openings and area for heater (CMC 701.3).
122. Installation in attic min. 22” x 30” opening (CMC 904.11.1).
123. Fireplaces with gas logs to have screens (CMC 907.3).
124. Dryer vent max. 14’ in length with 2 - 90 degree bends to outside (CMC 504.3.2).
Energy Compliance Title 24 & California Green Building Codes
125. Title 24 energy compliance documentation submitted (Title 24).
126. Mandatory measures checklist submitted (Title 24).
127. Computer compliance correct software version shows that building does comply
(Title 24).
128. Prescriptive package requirements have been met (Title 24).
129. Dual glazed windows shown on plans (Title 24).
130. Radiant Barrier
131. Cool Roofs HBMC 15.48.020 Subsection A4.106.5.1 Solar reflectance.
132. Energy Star appliances HBMC 15.48.020 Subsection A4.210.1 Appliance rating. 133.
Low flow water fixtures HBMC 15.48.020 Subsection A4.303 Indoor water Use
Miscellaneous
134. Specify exterior and interior wall coverings
135. Statement on plans (where appropriate) “A.I.T.C. certificate to be given to inspector
prior to installation of glued laminated wood members.”
136. Retaining walls per City Standard or engineered.
137. Height and construction details of concrete walls.
138. Veneer Anchoring.
139. Airport stamp.
140. School fees.
141. Requirements letter.
142. Easement Right of Way.
Hermosa Beach Municipal Code Modifications
143. Electric Conduit for future solar HBMC 15.32.140 Required connecting conduit
144. Permeable areas HBMC 15.48.020 Subsection A4.106.4 Water permeable surfaces.
145. Fence height maximum 6’ side and rear, 42” front HBMC 17.46. 130 Walls, fences
and hedges
146. Class A and Cool Roofs required HBMC 15.04.080
147. Mesh or tarps required whenever scaffolding is installed HBMC 15.04. 140
148. Section 1208.4. - Minimum Dwelling Unit Size.
1208.4.1 Multifamily dwellings.
One bedroom or less: Six hundred (600) square feet.
Two bedrooms: Nine hundred (900) square feet.
Three bedrooms: Twelve hundred (1200) square feet.
Three bedrooms and den, or four bedrooms: Fifteen hundred (1500) square feet. More than
four bedrooms: Eighteen hundred (1800) square feet.
149. 1208.4.2 Single-family dwellings.
Two bedrooms or less: One thousand (1000) square feet.
Three bedrooms, or two bedrooms and den: Thirteen hundred (1300) square feet. Four
bedrooms, or three bedrooms and den: Sixteen hundred (1600) square feet. More than four
bedrooms: Nineteen hundred (1900) square feet.
150. 1208.4.3 Minimum hotel-motel unit size.
All hotels, motels or any structure which is intended for occupancy by transients shall have
rooms with a minimum unit size of at least two hundred (200) square feet, exclusive of bathrooms.
151. 15.04.070 Protection of Private Property During Construction. City may require posting
of a bond for property damage adjacent to construction site.
152. Fire Sprinklers and Utility undergrounding required for greater than 50% expansion or
improvement valuation of existing structures. Sprinklers 15.04.100, Utilities 15.32. 060
PROJECT SITE
0.1 miles to public transit
not to scale
Area / Unit Calculations
Existing Building Area
3,314 SF
Existing Building
Basement: 525 SF
1st Level: 1,373 SF
2nd Level: 1,416 SF
Existing Units (Interior floor area)
1st Level
Unit A: 1 Bed/ 1 Bath
907 SF (Interior SF)
Unit B: Studio
301 SF (Interior SF)
2nd Level
Unit C: 1 Bed/ 1 Bath
284 SF (Interior SF)
Unit D: 1 Bed/ 1 Bath
973 SF (Interior SF)
Total Existing Interior living area
2,465 SF
Building Area
Basement-non habitable 130 SF
(Shared laundry/ storage)
1st Floor 1,280 SF
2nd Floor 1,196 SF
Proposed Multifamily Building Area
2,606 SF
Proposed Basement ADU
1 Bed/ 1.5 Bath 763 SF
Proposed Multifamily Units (Interior floor area)
1st Floor
Unit A: 1 Bed/ 2 Bath 942 SF
Unit B: Studio 239 SF
2nd Floor
Unit C: Studio 374 SF
Unit D: 2 Bed/ 2 Bath 741 SF
Total Interior Living Area
2,296 SF
Balconies/ Decks
Unit A Deck 127 SF
Unit D Balcony 70 SF
Total 197 SF
Page 97 of 380
GSEducationalVersion
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.
CONCRETE
BRICK
106.76 EXISTING ELEVATION
BLOCK WALL
LEGEND
100 EXISTING CONTOUR
X EXISTING FENCE
EXISTING
BUILDING
WOOD
DECK
THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY
DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF
PROFESSIONAL LAND SURVEYORS' ACT
R.C.E. 30826GARY J. ROEHL
3914 DEL AMO BLVD, SUITE 921
TORRANCE, CA 90503 (310) 542-9433
E N G I N E E R S
JOB ADDRESS
LEGAL DESCRIPTION
FOR
DRAWN BY CHECK BY
SHEET 1 OF 1
DRAWN ON
REVISIONS
COPYRIGHT
JOB NO.
BCR BEGINNING OF CURB RETURN
CATV CABLE TV PULL BOX
CONC.CONCRETE
CHMNY CHIMNEY
CEFB CITY ENGINEERS FIELD BOOK
C/L CENTERLINE
C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE
E'LY EASTERLY
EG EDGE OF GUTTER
EM ELECTRIC METER
FF FINISH FLOOR
FH FIRE HYDRANT
FL FLOW LINE
GFF GARAGE FINISH FLOOR
GM GAS METER
GUY / GW GUY WIRE
I.P. IRON PIPE MONUMENT
L&T LEAD AND TACK / TAG MONUMENT
MH MANHOLE ( SANITARY SEWER / STORM DRAIN)
N'LY NORTHERLY
N&T NAIL AND TAG MONUMENT
PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT
PB (CONT)TELEPHONE / CABLE TV)
PC PROPERTY CORNER / PROP. CORNER
PL PROPERTY LINE / PROP. LINE
PP / UP POWER POLE / UTILITY POLE
PPT PARAPET
PWFB PUBLIC WORKS FIELD BOOK
R.R.RAIL ROAD
RDFB ROAD DEPARTMENT FIELD BOOK
R.S.RECORD OF SURVEY
SPK / S&W SPIKE / SPIKE AND WASHER MONUMENT
S'LY SOUTHERLY
SSCO SANITARY SEWER CLEANOUT
STK / STK&T STAKE / STAKE AND TAG MONUMENT
STLT / LT STREET LIGHT POLE / LIGHT POLE
TC TOP OF CURB
TX / BX TOP OF APRON / BOTTOM OF APRON
W'LY WESTERLY
WM WATER METER
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.
NOTE: ALL SETBACK DIMENSIONS SHOWN
ARE MEASURED TO EXTERIOR SURFACE OF
BUILDINGS UNLESS OTHERWISE NOTED.
830 THE STRAND
HERMOSA BEACH, CA 90254
LOT 5, BLOCK 9
HERMOSA BEACH
M.B. 1-25
APN 4187-002-005
SURVEY AND
TOPOGRAPHY
FM TS
SCALE 1" = 8'
SEPTEMBER 20, 2023
REVISIONS
NORTH23-329
DANIEL NGUYEN
5 BUGGY WHIP DRIVE
ROLLING HILLS, CA 90274
PHONE 310-890-0654
NOTE:
A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THE TIME OF THIS SURVEY.
NO EASEMENTS WERE IDENTIFIED ON THE PROVIDED TITLE REPORT PER THE FOLLOWING:
USA NATIONAL TITLE COMPANY
ORDER NO. 072233133-30
DATED JUNE 9, 2023
N 77°34'21"E 80.02'N 16°28'46"W30.00'
N 77°33'54"E 80.01'N 16°30'00"W30.01'N 16°28'46"W270.64'N 16°30'00"W270.74'
10.03'
10.02'10.03'
10.03'150.57'30.00'90.07'90.10'30.01'150.62'12.88 TP NAIL13.10 PCWM12.70 EG12.72 FL13.0213.4113.5313.0417.9818.37 FF11.
8
0 9.98TEL MH
12.7612.73 EG13.
0
0
12
.
9
9
P
C
13.
1
0
13.1912.6712.6712.67 EG12.70 EG15.2113.2015.0715.10
12.2711.9113.10EM13.5218.1013
.
7
814.3715.9813.
7
4
39.38 PARAPET15.6115.6315.5615
.
5
5
15.89 PC
15.8716.7118.2115.8315.7818.3415.7315.67 PC11.9218
.
5
9
T
W 11.7615
.
3
5 15.5118.1415.6017.4218.0018.42 FF18.08 TW18.0414.9217.1714.
0
340.96 PARAPETN 77°35'16"E 100.11'
FOUND L&T, NO TAG PER PWFB 0616-2147FOUND L&T, NO TAG PER PWFB 0616-2147
N 77°32'05"E 100.00'
FOUND L&T, LACO FC PER PWFB 0616-2147 FOUND L&T, NO TAG PER PWFB 0616-2147 X X X X X X X X X X X X XSET L&T RCE 30826
3.00' E'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=12.93'
SET L&T RCE 30826
7.00' W'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=15.59'
FOUND L&T RCE 30826
7.00' W'LY & 0.05' N'LY
OF PROP. CORNER
TAG ELEV.=15.58'
SET L&T RCE 30826
ON PROP. CORNER
TAG ELEV.=12.99'
GM 13.32BUENA VISTA REAL ESTATE HOLDINGS
BEACH DRIVETHE STRANDCONC. GUTTERGRATEA.C. PAVEMENT
2.4'2.3'19.2'
0.2'
EXISTING RESIDENCE
EXISTING RESIDENCE
EXISTING RESIDENCE
EXISTING GARAGE
20'
10'10'
26'
16'10'
HOUSE CORNER IS ON RIGHT OF WAY
AND DOES NOT ENCROACH
9TH STREET
8TH STREET 9.94.0'2.4'BUILDING IS 0.2' W'LY OF RIGHT OF WAY
BENCHMARK NOTE - BM NO. QY10908 - QUAD YEAR 2013
L&BN IN W CB OF C/L MEDIAN 3.3FT W/O C/L HERMOSA AVE ON C/L PROD 7TH ST
BENCHMARK ELEVATION 15.777'
Page 98 of 380
GSEducationalVersion
Hermosa Beach
Strand LLC
daniel_f_nguyen@me.com
830 The Strand830 The StrandHermosa Beach, CAKoko@Kokoavodesigns.com
310.733.7713
kokoavodesigns.com
A00
SITE PLAN
Printed: 9/24/24
ISSUED:
Drawings and Specifications as instruments
of service are and shall remain the property
of the Designer. They are not to be used on
extensions of the project, or other projects,
except by agreement in writing and
appropriate compensation to the Designer.
The General Contractor is responsible for
confirming and correlating dimensions at
the job site. The Designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures, or for safety precautions and
programs in connection with the project.
OWNER::/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln4
A200
3
A200
3'-0"
3'-0"5'-0"3'-5 1/2"18'-7"
3'-0"6'-8 1/2"3'-0"4'-8 1/2"4'-3 1/2"3'-6"
2'-6"
6"
6 1/2"
1' PARAPET WALL
ROOF OVERHANG
CRITICAL POINT 1: 43.59
PROPOSED: 41.41
CRITICAL POINT 2: 43.90
PROPOSED: 41.41
(E) SITE WALL
(E) SITE WALL
(E) SITE WALL
NEIGHBOR'S WALL
(N) SITE WALL
ROOF OVERHANG
ROOF OVERHANG
GARAGE ROOF OVERHANG
GARAGE WALL BELOW
(N) RETAINING WALL
(N) RETAINING WALL
1ST FLOOR BUILDING LINEPROPERTY LINE80.00PROPERTY LINE
30.00
THE ST RAND
BEA C H DR IVE
CONC. GUTTER
GRATE
A.C. PAVEMENTFLAT ROOF
MIN 1:12
SLOPE
PROPERTY LINE80.00PROPERTY LINE
30.01
(N) 2-CAR GARAGE
FLAT ROOF MIN 1:12 SLOPE
5' SETBACK
36" SETBACK
30" SETBACK
PROPERTY LINE
P O IN T C
P O IN T A
P O IN T D
P O IN T B
N 16°28'46"W 270.64'
WM
CONC. GUTTER
A.C. PAVEMENT20'10'10'TEL.
2
A202
2
A201
1
A301
1
A301
2
A301
2
A301
3
A301
3
A301
2
A300
2
A300
1
A300
1
A300
1'-6"
1'-7"1'-9 1/2"3'-0"
23'-9"53'-0"15'-5"1'-8"54'-0"24'-0 1/2"TRASH FACILITIES
BELOW STAIRS
ROO F FF:40.41ROO F PARAPET: 41.412ND FLOOR BUILDING LINE
1ST FLOOR BUILDING LINE
ELECTRIC METER
GAS METER ROOF FF:24.58830 THE STRAND
APN: 4187-002-005
PUBLIC ROW- NO WORK PROPOSED
127 SF DECK
8'-6"17'-6"3'-5"
2'-3 1/2"
3'-11 1/2"
4'-0"2'-5 1/2"19'-3"3'-8"19'-7"BUILDING IS .2" INTO ROW(E) WALL W/ WOODEN
FENCE TO BE REMOVED
(E) SITE WALL PROPERTY LINE80.00PROPERTY LINE
30.00
TH E S TRAN D
BEA CH D R IVE
CONC. GUTTER
GRATE
A.C. PAVEMENTPROPERTY LINE80.00PROPERTY LINE
30.01EMGM EXISTING
NON-CONFORMING
PARKING SPACES
TRASH
FACILITIES
P O IN T C
P O IN T A
P O IN T D
P O IN T B
N 16°28'46"W 270.64'
WM
CONC. GUTTER
A.C. PAVEMENT20'10'10'BUILDING ON PL
TEL.
PUBLIC ROW
830 THE STRAND
APN: 4187-002-005
N
SCALE: 3/16" = 1'-0"
2 SITE PLAN- PROPOSED
A00 0 4'8'12'
SCALE: 3/16" = 1'-0"
3 SITE PLAN- EXISTING
A00 0 4'8'12'
CLEAR
CLEAR
CLEAR
CLEAR
Page 99 of 380
GSEducationalVersion
Hermosa Beach
Strand LLC
daniel_f_nguyen@me.com
830 The Strand830 The StrandHermosa Beach, CAKoko@Kokoavodesigns.com
310.733.7713
kokoavodesigns.com
A01
DEMO 1ST & 2ND
FLOOR PLAN
Printed: 9/24/24
ISSUED:
Drawings and Specifications as instruments
of service are and shall remain the property
of the Designer. They are not to be used on
extensions of the project, or other projects,
except by agreement in writing and
appropriate compensation to the Designer.
The General Contractor is responsible for
confirming and correlating dimensions at
the job site. The Designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures, or for safety precautions and
programs in connection with the project.
OWNER::/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.plnUNIT A
1 BED/ 1 BATH
A: 907 sq ft
UNIT B
STUDIO
A: 301 sq ft
UNIT C
1 BED/ 1 BATH
A: 284 sq ft
UNIT D
1 BED/ 1 BATH
A: 973 sq ft
N
SCALE: 1/4" = 1'-0"
1 Demo 1st Level
A01 0 2'4'8'SCALE: 1/4" = 1'-0"
2 Demo 2nd Level
A01 0 2'4'8'
Existing walls to remain
Demo walls
1st Level
Unit A: 1 Bed/ 1 Bath
907 SF
(Interior SF)
Unit B: Studio
301 SF
(Interior SF)
2nd Level
Unit C: 1 Bed/ 1 Bath
284 SF
(Interior SF)
Unit D: 1 Bed/ 1 Bath
973 SF
(Interior SF)
EXISTING INTERIOR UNIT
FLOOR AREA
Demo
EXISTING BUILDING AREA
Basement
525 SF
1st Level
1,373 SF
2nd Level
1,416 SF
TOTAL: 3,314 SF
TOTAL: 2,465 SF
Page 100 of 380
GSEducationalVersion
Hermosa Beach
Strand LLC
daniel_f_nguyen@me.com
830 The Strand830 The StrandHermosa Beach, CAKoko@Kokoavodesigns.com
310.733.7713
kokoavodesigns.com
A02
DEMO BASEMENT/
ROOF PLAN
Printed: 9/24/24
ISSUED:
Drawings and Specifications as instruments
of service are and shall remain the property
of the Designer. They are not to be used on
extensions of the project, or other projects,
except by agreement in writing and
appropriate compensation to the Designer.
The General Contractor is responsible for
confirming and correlating dimensions at
the job site. The Designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures, or for safety precautions and
programs in connection with the project.
OWNER::/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.plnUP 40''WW/DWHWH32' - 11 1/2"3' - 5"9' - 4"7' - 2"3' - 8 1/2"21' - 5"3' - 8"9' - 5"6' - 6"6' - 2 1/2"6' - 0 1/2"8' - 6"13' - 0"LAUNDRYUP 6''DN 6''UP 4''6'-6'' CLG6' - 10"6' - 10"6' - 5 1/2"6'-6'' 6'-6'' CLG6'-6'' CLG6'-6'' CLG6'-6'' CLG6'-6'' CLG34x28HH:7634x28HH:7634x28HH:7628x28HH:5228x28HH:7628x28HH:7634x28
HH:76
UP 62'' UP 62'' 4' - 4"1' - 11"2' - 11"4' - 8"CRAWL SPACE9' - 4"6' - 5 1/2"All site plans created by Precision Property Measurement Ltd "PPM" are made exclusively for landscaping purposes (Cal. Bus. & Prof. Code §8727), and do not involve the determination of any property line, and as such do not constitute land surveying (Cal. Bus. & Prof. Code §§8726-8727). In addition, PPM services and plans do not constitute civil engineering (Cal. Bus. & Prof. Code §§6702-6704), and thus should not be used for any studies or activities defined as civil engineering (Cal. Bus. & Prof. Code §6731). All floor plans created by PPM are intended to be used as a reference for design and construction and should not be considered a substitute for the services of a licensed structural engineer or licensed architect. PPM makes every reasonable effort to ensure the accuracy of the information found in our plans. However, every As-Built drawing inherently contains errors to some degree. It is the duty of the architect, contractor, designer or other licensed professional, as a consultant to the property owner, to determine the suitability of the As-Built plans prior to construction. Measurements should be field confirmed before commencing construction. PRECISION PROPERTYMEASUREMENTSWWW.PPMCO.NETSCALEPROJECTAPPROVED BYDATESHEETPREPARED FORPROJECT NAMEPLAN TYPEPROJECT ADDRESSWORRY-FREERENOVATIONS855-AS-BUILT1/4" = 1'-0"Daniel NguyenBASEMENT PLAN830 TheStrand830 The StrandHermosa Beach, CA902546351_LATL06/07/20234 of 91/4" = 1'-0"1BASEMENT PLANEXISTING0.3:12EXISTING0.6:12EXISTING5.2:12All site plans created by Precision Property Measurement Ltd "PPM" are made exclusively for landscaping purposes (Cal. Bus. & Prof. Code §8727), and do not involve the determination of any property line, and as such do not constitute land surveying (Cal. Bus. & Prof. Code §§8726-8727). In addition, PPM services and plans do not constitute civil engineering (Cal. Bus. & Prof. Code §§6702-6704), and thus should not be used for any studies or activities defined as civil engineering (Cal. Bus. & Prof. Code §6731). All floor plans created by PPM are intended to be used as a reference for design and construction and should not be considered a substitute for the services of a licensed structural engineer or licensed architect. PPM makes every reasonable effort to ensure the accuracy of the information found in our plans. However, every As-Built drawing inherently contains errors to some degree. It is the duty of the architect, contractor, designer or other licensed professional, as a consultant to the property owner, to determine the suitability of the As-Built plans prior to construction. Measurements should be field confirmed before commencing construction. PRECISION PROPERTYMEASUREMENTSWWW.PPMCO.NETSCALEPROJECTAPPROVED BYDATESHEETPREPARED FORPROJECT NAMEPLAN TYPEPROJECT ADDRESSWORRY-FREERENOVATIONS855-AS-BUILT1/4" = 1'-0"Daniel NguyenROOF PLAN830 TheStrand830 The StrandHermosa Beach, CA902546351_LATL06/07/20237 of 91/4" = 1'-0"1ROOF PLANN
1 Existing Basement Plan
A02
2 Existing Roof Plan
A02 SCALE: 1/4"=1'-0"STORAGEExisting walls to
remain
Demo Walls
SCALE: 1/4"=1'-0"
ROOF TO BE DEMOLISHED
Existing Basement Area: 525 SF
Page 101 of 380
GSEducationalVersion
Hermosa Beach
Strand LLC
daniel_f_nguyen@me.com
830 The Strand830 The StrandHermosa Beach, CAKoko@Kokoavodesigns.com
310.733.7713
kokoavodesigns.com
A101
PROPOSED PLANS
Printed: 9/24/24
ISSUED:
Drawings and Specifications as instruments
of service are and shall remain the property
of the Designer. They are not to be used on
extensions of the project, or other projects,
except by agreement in writing and
appropriate compensation to the Designer.
The General Contractor is responsible for
confirming and correlating dimensions at
the job site. The Designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures, or for safety precautions and
programs in connection with the project.
OWNER::/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.plnUP
DOWN
UP
DOWN 1234567891011121314151617UP
29 RISERS (6 31/32")A-W6
UP
DOWN
3
A200
3'-5"4'-0"5'-0"6'-0"3'-1"10'-8 1/2"4'-3 1/2"3'-6"
3'-0"
2'-6"
7'-10"3'-0"6 1/2"STEEL FLAME
REPELLENT STAIRS
OVERHANG
ABOVE
(E) SITE WALL
PROPERTY LINEPR OPERT Y LINE
T H E S TR AN D
ENTRY TO
UNIT B
2- CAR GARAGE
5' SETBACK
36" SETBACK
30" SETBACK
PROPERTY LINE
DN
A-W12
A-W3
B-D1
A-W7
A-W8
A-W11
A-W4A-W5
A-D2 FFS/C S/C
S/C
2
A202
2
A201
1
A301
1
A301
2
A301
2
A301
3
A301
3
A301
2
A300
1
A300
A-D4
A-D3
B-D3A-D6
A-W2
B-W2
A-W9
A-W10
A-D1
A-W1
B-D1
A-D510'-6"1'-6"11'-3 1/2"15'-5 1/2"8'-6 1/2"8'-0"7'-10"3'-0"
3'-0"
3'-0"
3'-0"18'-7"22'-11"
11'-4 1/2"5'-0"10'-3"18.40FF:18.378.518.3515.6899.9818.35(E) SITE WALL
(N) RETAINING WALL
(N) SITE WALL
EXISTING WALL TO REMAIN
42" GUARD RAIL
GATEEMGM BEDROOM 1
LIVING
DINING
KITCHENBATH 1BATH 2
BATH 1
F/PPROPERTY LINEENTRY TO
UNIT A
CLOSET
PANTRY
127 SF DECK
OFFICE
PUBLIC ROW- NO WORK PROPOSED
UNIT A
1 BED 2 BATH
A: 942 sq ft
UNIT B
STUDIO
A: 239 sq ft
UP
DOWN
UP
DOWN
DOWN
C-W2
C-D1
C-W1
UP
DOWN
D-D4
D-D1
D-D3
C-D2
D-D8
D-D5
D-W1W/DS/C
S/C FS/C FS/C
3
A200 3'-1"20'-0"
3'-6"17'-5"5'-0"7'-9 1/2"3'-6"11'-6 1/2"10'-7"5'-9 1/2"11'-4 1/2"11'-3 1/2"15'-6"11'-0"5'-5"5'-0"11'-3 1/2"53'-0"23'-10 1/2"
3'-0"
3'-0"
1'-11 1/2"3'-0"3'-0"3'-4 1/2"
7'-5 1/2"
5'-1 1/2"6'-1 1/2"
10'-10 1/2"
1'-6"
1'-6"
3'-0"
3'-0 1/2"
7'-10"
3'-1"
3'-0"
70 sq ft
6'-0"11'-3 1/2"6'-0"8'-0"5'-0"3'-0"1'-3"1'-3"2'-8"1'-3"1'-3"3'-8"42" RAILINGBELT COURSE
STEEL FLAME
REPELLENT STAIRS
BATH 2
BEDROOM 1
BEDROOM 2
BATH 1
UNCOVERED BALCONY PROPERTY LINEPROPERTY LINEENTRY TO
UNIT C
ENTRY TO
UNIT DBATH
LINEN
5' SETBACK
36" SETBACK
30" SETBACK
PROPERTY LINE
UNIT D
2 BED/ 2 BATH
A: 741 sq ft
LIVING
2
A202
2
A201
1
A301
1
A301
2
A301
2
A301
3
A301
3
A301
2
A300
1
A300
D-W9
C-W6
C-W7
C-W5
D-W6 D-W5
D-D9 D-D6
C-W4 C-W3
D-W4
D-W7
CW-9
C-W8
D-W3
D-W2
D-W8 FF:30.37KITCHENF/PKITCHENUNIT C
STUDIO
A: 374 sq ft
N
SCALE: 1/4" = 1'-0"
1 1ST FLOOR
A101 0 2'4'8'SCALE: 1/4" = 1'-0"
2 2ND FLOOR
A101 0 2'4'8'
1st Floor
Unit A:
1 Bed/ 2 Bath
942 SF
(Interior SF)
Unit B:
Studio
239 SF
(Interior SF)
2nd Floor
Unit C:
Studio
374 SF
(Interior SF)
Unit D:
2 Bed/ 2 Bath
741 SF
(Interior SF)
INTERIOR UNIT FLOOR AREA
PROPOSED BUILDING AREA
1st Floor
1,280 SF
2nd Floor
1,196 SF
Proposed Total: 2,476 SF
Basement Non-habitable- 130 SF
Basement ADU- 763 SF
Total proposed unit area:
2,296 SF
Page 102 of 380
GSEducationalVersion
Hermosa Beach
Strand LLC
daniel_f_nguyen@me.com
830 The Strand830 The StrandHermosa Beach, CAKoko@Kokoavodesigns.com
310.733.7713
kokoavodesigns.com
A102
PROPOSED
BASEMENT PLAN
Printed: 9/24/24
ISSUED:
Drawings and Specifications as instruments
of service are and shall remain the property
of the Designer. They are not to be used on
extensions of the project, or other projects,
except by agreement in writing and
appropriate compensation to the Designer.
The General Contractor is responsible for
confirming and correlating dimensions at
the job site. The Designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures, or for safety precautions and
programs in connection with the project.
OWNER::/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln1234567UP
13 RISERS (6 25/32")1
2
3
4
5
6
7
8
UP9 RISERS (6 25/64")1234567UP
29 RISERS (6 31/32")0-D5
0-D3 1234567UP
9 RISERS (6 61/64")DD
D W
WW
3'-0"
8'-6"18'-0"5'-5"18'-4 1/2"20'-5 1/2"3'-1 1/2"3'-6"6"3'-4"3'-4"11'-2"12'-1"10'-7"
3'-6"
FLOOR ABOVE
OVERHANG
BEDROOM
TRASH
FACILITIES
PROPERTY LINEPROPERTY LINEPROPERTY LINE2- CAR GARAGE
LIVING
LAUNDRY/
STORAGE
CRAWL SPACE
ADU
A: 763 sq ft
SHARED LAUNDRY/ STORAGE
A: 130 sq ft
3
A200
0-D4 0-D6
0-W1
0-D1
0-D2
0-W2
10'-7"5'-1"5'-8 1/2"5'-8 1/2"GAS METER
POWDER
KITCHEN
BATH
2
A202
2
A201
1
A301
1
A301
2
A301
2
A301
3
A301
3
A301
2
A300
1
A300 N
SCALE: 1/4" = 1'-0"
1 BASEMENT PLAN
A102 0 2'4'8'
Basement: ADU
763 SF
130 SF
Basement:
Shared Laundry/ Storage
Page 103 of 380
GSEducationalVersion
Hermosa Beach
Strand LLC
daniel_f_nguyen@me.com
830 The Strand830 The StrandHermosa Beach, CAKoko@Kokoavodesigns.com
310.733.7713
kokoavodesigns.com
A103
ROOF PLAN
Printed: 9/24/24
ISSUED:
Drawings and Specifications as instruments
of service are and shall remain the property
of the Designer. They are not to be used on
extensions of the project, or other projects,
except by agreement in writing and
appropriate compensation to the Designer.
The General Contractor is responsible for
confirming and correlating dimensions at
the job site. The Designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures, or for safety precautions and
programs in connection with the project.
OWNER::/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln4
A200
3
A200 5'-0"3'-5 1/2"18'-7"4'-8 1/2"4'-3 1/2"3'-6"1'-8"7"2'-6"
2'-6"6"
6 1/2"
1' PARAPET WALL
CRITICAL POINT 1: 43.59
PROPOSED: 41.41
CRITICAL POINT 2: 43.90
PROPOSED: 41.41
(E) SITE WALL
(E) SITE WALL
(E) SITE WALL
NEIGHBOR'S WALL
(N) SITE WALL
ROOF OVERHANG
ROOF OVERHANG
GARAGE ROOF OVERHANG
GARAGE WALL BELOW
(N) RETAINING WALL
(N) RETAINING WALL
1ST FLOOR BUILDING LINEPROPERTY LINE80.00PROPERTY LINE
30.00
THE ST R AND
B EACH DRI VE
CONC. GUTTER
GRATE
A.C. PAVEMENTFLAT ROOF
MIN 1:12
SLOPE
PROPERTY LINE80.00PROPERTY LINE
30.01
(N) 2-CAR GARAGE
FLAT ROOF MIN 1:12 SLOPE
5' SETBACK
36" SETBACK
30" SETBACK
PROPERTY LINE
P O IN T C
P O IN T A
P O IN T D
P O IN T B
N 16°28'46"W 270.64'
WM
CONC. GUTTER
A.C. PAVEMENT20'10'10'TEL.
2
A202
2
A201
1
A301
1
A301
2
A301
2
A301
3
A301
3
A301
2
A300
2
A300
1
A300
1
A300
3'-0"
23'-9"53'-0"15'-5"54'-0"6"2'-6"24'-0 1/2"TRASH FACILITIES
BELOW STAIRS
ROOF FF:40.41RO OF PARAPET: 41.41ROOF FF:24.58PUBLIC ROW- NO WORK PROPOSED
127 SF DECK
SAMPLE
P.C. Elevation 12.99 P.C. Elevation 13.10
(Point A)(Point C)
Lot Length = 80.01’Lot Length = 94.97'80.02’
P.C. Elevation 15.67 Lot Width = 30.0'P.C. Elevation 15.89
(Point B)(Point D)
Dotted Lines = Property Lines
Critical Height Calculation For:Address 830 The Strand Hermosa Beach
Elev. Pt. A 12.99 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.67 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 80.01 Distance from A to B (lot length)
Length A-AB'Distance from A to Critical Point along Line AB
Elev. AB':12.99
Elev. Pt. C 13.10 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 15.89 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 80.02 Distance from C to D (lot length)
1
N
SCALE: 3/16" = 1'-0"
1 ROOF PLAN
A103 0 4'8'12'
CP1
CP2
Page 104 of 380
GSEducationalVersion
Hermosa Beach
Strand LLC
daniel_f_nguyen@me.com
830 The Strand830 The StrandHermosa Beach, CAKoko@Kokoavodesigns.com
310.733.7713
kokoavodesigns.com
A200
WEST & EAST ELEV.
Printed: 9/24/24
ISSUED:
Drawings and Specifications as instruments
of service are and shall remain the property
of the Designer. They are not to be used on
extensions of the project, or other projects,
except by agreement in writing and
appropriate compensation to the Designer.
The General Contractor is responsible for
confirming and correlating dimensions at
the job site. The Designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures, or for safety precautions and
programs in connection with the project.
OWNER::/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln1ST FLOOR
MAJOR RIDGE
2ND FLOOR
BASEMENT PLAN29' - 6"1ST FLOOR
MAJOR RIDGE
2ND FLOOR
All site plans created by Precision Property Measurement Ltd "PPM" are made exclusively for landscaping purposes (Cal. Bus. & Prof. Code §8727), and do not involve the determination of any property line, and as such do not constitute land surveying (Cal. Bus. & Prof. Code §§8726-8727). In addition, PPM services and plans do not constitute civil engineering (Cal. Bus. & Prof. Code §§6702-6704), and thus should not be used for any studies or activities defined as civil engineering (Cal. Bus. & Prof. Code §6731). All floor plans created by PPM are intended to be used as a reference for design and construction and should not be considered a substitute for the services of a licensed
structural engineer or licensed architect. PPM makes every reasonable effort to ensure the accuracy of the information found in our plans. However, every As-Built drawing inherently contains errors to some degree. It is the duty of the architect, contractor, designer or other licensed professional, as a consultant to the property owner, to determine the suitability of the As-Built plans prior to construction. Measurements should be field confirmed before commencing construction.
PRECISION PROPERTY
MEASUREMENTS
WWW.PPMCO.NET
SCALE
PROJECT
APPROVED BY
DATE
SHEET
PREPARED FOR
PROJECT NAME
PLAN TYPE
PROJECT ADDRESS
WORRY-FREERENOVATIONS
855-AS-BUILT
1/4" = 1'-0"
Daniel Nguyen
EXTERIOR
ELEVATIONS
830 The
Strand
830 The Strand
Hermosa Beach, CA
90254
6351_LA
TL
06/07/2023
9 of 9
1/4" = 1'-0"1NORTH
1/4" = 1'-0"2EAST
1ST FLOOR
MAJOR RIDGE
2ND FLOOR
1ST FLOORMAJOR RIDGE2ND FLOORBASEMENT PLAN29' - 6"All site plans created by Precision Property Measurement Ltd "PPM" are made exclusively for landscaping purposes (Cal. Bus. & Prof. Code §8727), and do not involve the determination of any property line, and as such do not constitute land surveying (Cal.
Bus. & Prof. Code §§8726-8727). In addition, PPM services and plans do not constitute civil engineering (Cal. Bus. & Prof. Code §§6702-6704), and thus should not be used for any studies or activities defined as civil engineering (Cal. Bus. & Prof. Code §6731). All floor plans created by PPM are intended to be used as a reference for design and construction and should not be considered a substitute for the services of a licensed structural engineer or licensed architect. PPM makes
every reasonable effort to ensure the accuracy of the information found in our plans. However, every As-Built drawing inherently contains errors to some degree. It is the duty of the architect, contractor, designer or other licensed professional, as a consultant to the property owner, to determine the suitability of the As-Built plans prior to construction. Measurements should be field confirmed before commencing construction.
PRECISION PROPERTYMEASUREMENTSWWW.PPMCO.NET
SCALE
PROJECT
APPROVED BY
DATE
SHEET
PREPARED FORPROJECT NAMEPLAN TYPE
PROJECT ADDRESS
WORRY-FREERENOVATIONS855-AS-BUILT
1/4" = 1'-0"
Daniel NguyenEXTERIORELEVATIONS830 TheStrand
830 The Strand
Hermosa Beach, CA
90254
6351_LA
TL
06/07/2023
8 of 9
1/4" = 1'-0"1WEST
1/4" = 1'-0"2SOUTH
6'-1 1/2"3'-6"6'-7"11'-6 1/2"1'-6"12'-0"3'-0"3'-0"
D-D6
D-W5D-W6
D-D9
PARAPET
A-D2A-W5 A-W4 (E) SITE WALL
HEIGHT TO BE
INCREASED(E) SITE WALL
NEIGHBOR
(E) STRAND WALL
2
8
3
4
7
5
7
1st Floor FF
18.37
2nd Floor FF
30.37
Roof
41.41
Strand
15.59 PROPERTY LINEPROPERTY LINE12'-0"1'-6"2'-0"6"6"15'-5"10'-0"11'-7"1'-6"3'-0"5'-7"3'-0"3'-0"
2'-6"6 1/2"
PARAPET
C-W3 C-W4
D-D1
30' HEIGHT LIMIT PLANE
(E) SITE WALL
HEIGHT TO BE
INCREASED (N) SITE WALL
(E) SITE WALL
7
9
2-CAR GARAGE
1st Floor FF
18.37
2nd Floor FF
30.37
Roof
41.41 CP243.90CP143.59PROPERTY LINEPROPERTY LINESCALE: 1' = 1'-0"
1 Existing East Elevation
A200 0 1/2''1''2''
SCALE: 1' = 1'-0"
2 Existing West Elevation
A200 0 1/2''1''2''SCALE: 1/4" = 1'-0"
3 Proposed West Elevation
A200 0 2'4'8'
SCALE: 1/4" = 1'-0"
4 Proposed East Elevation
A200 0 2'4'8'
Smooth Stucco: Taupe Color
8" Composite Wood Closed Joint T&G Cladding AZEK
Timbertech
(Color: Weathered Teak, French White Oak) or similar
Split face Ivory travertine Stone or similar
Board Formed Concrete
Glass Guard rail, with black square top
Total height from patio FF to be 42"
Overhang with Stucco Finish, Recessed lights on
underside
Wood Construction Overhang. Stucco Sides and
Wood Underside, Recessed lights on underside
36" Aluminum Inswing Gate, Color: Black
Stucco- (Color: White)
1
2
3
5
7
8
4
6
9
Page 105 of 380
GSEducationalVersion
Hermosa Beach
Strand LLC
daniel_f_nguyen@me.com
830 The Strand830 The StrandHermosa Beach, CAKoko@Kokoavodesigns.com
310.733.7713
kokoavodesigns.com
A201
NORTH ELEV.
Printed: 9/24/24
ISSUED:
Drawings and Specifications as instruments
of service are and shall remain the property
of the Designer. They are not to be used on
extensions of the project, or other projects,
except by agreement in writing and
appropriate compensation to the Designer.
The General Contractor is responsible for
confirming and correlating dimensions at
the job site. The Designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures, or for safety precautions and
programs in connection with the project.
OWNER::/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln1ST FLOOR
MAJOR RIDGE
2ND FLOOR
BASEMENT PLAN29' - 6"1ST FLOOR
MAJOR RIDGE
2ND FLOOR
All site plans created by Precision Property Measurement Ltd "PPM" are made exclusively for landscaping purposes (Cal. Bus. & Prof. Code §8727), and do not involve the determination of any property line, and as such do not constitute land surveying (Cal. Bus. & Prof. Code §§8726-8727). In addition, PPM services and plans do not constitute civil engineering (Cal. Bus. & Prof. Code §§6702-6704), and thus should
not be used for any studies or activities defined as civil engineering (Cal. Bus. & Prof. Code §6731). All floor plans created by PPM are intended to be used as a reference for design and construction and should not be considered a substitute for the services of a licensed structural engineer or licensed architect. PPM makes every reasonable effort to ensure the accuracy of the information found in our plans. However, every As-Built drawing inherently contains errors to some degree. It is
the duty of the architect, contractor, designer or other licensed professional, as a consultant to the property owner, to determine the suitability of the As-Built plans prior to construction. Measurements should be field confirmed before commencing construction.
PRECISION PROPERTY
MEASUREMENTS
WWW.PPMCO.NET
SCALE
PROJECT
APPROVED BY
DATE
SHEET
PREPARED FOR
PROJECT NAME
PLAN TYPE
PROJECT ADDRESS
WORRY-FREERENOVATIONS
855-AS-BUILT
1/4" = 1'-0"
Daniel Nguyen
EXTERIOR
ELEVATIONS
830 The
Strand
830 The Strand
Hermosa Beach, CA
90254
6351_LA
TL
06/07/2023
9 of 9
1/4" = 1'-0"1NORTH
1/4" = 1'-0"2EAST 4'-9"5'-3"11'-6"11'-6 1/2"10'-0"7'-10"
6'-10"3'-0"3'-0"17'-5"10'-0"1'-6"5'-8 1/2"A-W12
A-W11
A-W10
A-W9
D-W9
C-W8
C-W7C-W5
A-W8 A-W7
D-W7
A-W6
C-W6
D-W8
SITE WALL LINE
MAX 6' HEIGHT
30' HEIGHT LIMIT PLANE
13.10 PC
3/4" THRESHOLD
INSET GAS
METER
(E) SITE WALL HEIGHT
0-W2 0-D2
0-D1 0-W1
3
5
1
7
2
1st Floor FF
18.37
2nd Floor FF
30.37
Basement FF
8.37
1
1
2
8
7
PL
PL
ROOF
41.41
ELECTRIC
METERCP143.59SCALE: 1' = 1'-0"
1 Existing North Elevation
A201 0 1/2''1''2''
SCALE: 1/4" = 1'-0"
2 Proposed North Elevation
A201 0 2'4'8'
Smooth Stucco: Taupe Color
8" Composite Wood Closed Joint T&G Cladding AZEK
Timbertech
(Color: Weathered Teak, French White Oak) or similar
Split face Ivory travertine Stone or similar
Board Formed Concrete
Glass Guard rail, with black square top
Total height from patio FF to be 42"
Overhang with Stucco Finish, Recessed lights on
underside
Wood Construction Overhang. Stucco Sides and
Wood Underside, Recessed lights on underside
36" Aluminum Inswing Gate, Color: Black
Stucco- (Color: White)
1
2
3
5
7
8
4
6
9
Page 106 of 380
GSEducationalVersion
Hermosa Beach
Strand LLC
daniel_f_nguyen@me.com
830 The Strand830 The StrandHermosa Beach, CAKoko@Kokoavodesigns.com
310.733.7713
kokoavodesigns.com
A202
SOUTH ELEVATION
Printed: 9/24/24
ISSUED:
Drawings and Specifications as instruments
of service are and shall remain the property
of the Designer. They are not to be used on
extensions of the project, or other projects,
except by agreement in writing and
appropriate compensation to the Designer.
The General Contractor is responsible for
confirming and correlating dimensions at
the job site. The Designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures, or for safety precautions and
programs in connection with the project.
OWNER::/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln1ST FLOOR
MAJOR RIDGE
2ND FLOOR
1ST FLOOR
MAJOR RIDGE
2ND FLOOR
BASEMENT PLAN29' - 6"All site plans created by Precision Property
Measurement Ltd "PPM" are made exclusively for landscaping purposes (Cal. Bus. & Prof. Code §8727), and do not involve the determination of any property line, and as such do not constitute land surveying (Cal. Bus. & Prof. Code §§8726-8727). In addition, PPM services and plans do not constitute civil engineering (Cal. Bus. & Prof. Code §§6702-6704), and thus should
not be used for any studies or activities defined as civil engineering (Cal. Bus. & Prof. Code §6731). All floor plans created by PPM are intended to be used as a reference for design and construction and should not be considered a substitute for the services of a licensed structural engineer or licensed architect. PPM makes every reasonable effort to ensure the accuracy of the information found in our plans. However, every As-Built drawing inherently contains errors to some degree. It is
the duty of the architect, contractor, designer or other licensed professional, as a consultant to the property owner, to determine the suitability of the As-Built plans prior to construction. Measurements should be field confirmed before commencing construction.
PRECISION PROPERTYMEASUREMENTS
WWW.PPMCO.NET
SCALE
PROJECT
APPROVED BY
DATE
SHEET
PREPARED FOR
PROJECT NAME
PLAN TYPE
PROJECT ADDRESS
WORRY-FREERENOVATIONS
855-AS-BUILT
1/4" = 1'-0"
Daniel Nguyen
EXTERIOR
ELEVATIONS
830 The
Strand
830 The Strand
Hermosa Beach, CA
90254
6351_LA
TL
06/07/2023
8 of 9
1/4" = 1'-0"1WEST
1/4" = 1'-0"2SOUTH
1'-6"2'-0"5'-3"3'-6"3'-0"
2'-6"8'-8 1/2"2'-0"1'-6"7"11"3"3'-0"3'-6"3'-6"19'-4 1/2"5'-10 1/2"D-W4 D-W3
A-W3 A-W2
D-W1 CW-9
A-W1
A-D1
PARAPET
B-D1
D-W2
B-W2
SITE WALL LINE
6' MAX HEIGHT
30' HEIGHT LIMIT PLANE
CW-10
2 2
1st Floor FF
18.37
2nd Floor FF
30.37
Roof
41.41
1
PL PL
Trash FacilitiesCP243.90SCALE: 1' = 1'-0"
1 Existing South Elevation
A202 0 1/2''1''2''
SCALE: 1/4" = 1'-0"
2 Proposed South Elevation
A202 0 2'4'8'
Smooth Stucco: Taupe Color
8" Composite Wood Closed Joint T&G Cladding AZEK
Timbertech
(Color: Weathered Teak, French White Oak) or similar
Split face Ivory travertine Stone or similar
Board Formed Concrete
Glass Guard rail, with black square top
Total height from patio FF to be 42"
Overhang with Stucco Finish, Recessed lights on
underside
Wood Construction Overhang. Stucco Sides and
Wood Underside, Recessed lights on underside
36" Aluminum Inswing Gate, Color: Black
Stucco- (Color: White)
1
2
3
5
7
8
4
6
9
Page 107 of 380
GSEducationalVersion
Hermosa Beach
Strand LLC
daniel_f_nguyen@me.com
830 The Strand830 The StrandHermosa Beach, CAKoko@Kokoavodesigns.com
310.733.7713
kokoavodesigns.com
A300
SECTIONS
Printed: 9/24/24
ISSUED:
Drawings and Specifications as instruments
of service are and shall remain the property
of the Designer. They are not to be used on
extensions of the project, or other projects,
except by agreement in writing and
appropriate compensation to the Designer.
The General Contractor is responsible for
confirming and correlating dimensions at
the job site. The Designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures, or for safety precautions and
programs in connection with the project.
OWNER::/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln10'-6"10'-0"10'-1"2'-0"3'-0"3'-6"1'-6"9'-0"C-W2
A-W8A-W7
C-D1
D-D3D-D5
C-W1
B-D1 3' SETBACK5' SETBACK36" SETBACK30" SETBACKPROPERTY LINEPROPERTY LINE30' MAX HEIGHT PLANE
SHARED
LAUNDRYCRAWL SPACE
ADU
10'-0"10'-6"1'-6"4'-3"5'-5"10'-0"3'-6"3'-0"9'-0"A-D4
D-D5
A-D3
P.L.5' SETBACK36" SETBACK30" SETBACKPROPERTY LINEPROPERTY LINE30' MAX HEIGHT PLANE
3' SETBACKSCALE: 1/4" = 1'-0"
1 SECTION-L1
A300 0 2'4'8'
SCALE: 1/4" = 1'-0"
2 SECTION-L2
A300 0 2'4'8'
Page 108 of 380
GSEducationalVersion
Hermosa Beach
Strand LLC
daniel_f_nguyen@me.com
830 The Strand830 The StrandHermosa Beach, CAKoko@Kokoavodesigns.com
310.733.7713
kokoavodesigns.com
A301
SECTIONS
Printed: 9/24/24
ISSUED:
Drawings and Specifications as instruments
of service are and shall remain the property
of the Designer. They are not to be used on
extensions of the project, or other projects,
except by agreement in writing and
appropriate compensation to the Designer.
The General Contractor is responsible for
confirming and correlating dimensions at
the job site. The Designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures, or for safety precautions and
programs in connection with the project.
OWNER::/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln5 1/2"
2'-6 1/2"2'-6"6"
2'-6"6"6"2'-6"
D-D6 D-D9
D-W6D-W5
A-D2 PROPERTY LINEPROPERTY LINE2'-6"
7"6"2'-7"PROPERTY LINEPROPERTY LINE3'-0"
6"
2'-6"
2'-6"6"
B-D3A-D6
C-W3C-W4
PROPERTY LINEPROPERTY LINESCALE: 1/4" = 1'-0"
3 SECTION- S3
A301 0 2'4'8'
SCALE: 1/4" = 1'-0"
1 SECTION- S1
A301 0 2'4'8'SCALE: 1/4" = 1'-0"
2 SECTION- S2
A301 0 2'4'8'
Page 109 of 380
GSEducationalVersion
Hermosa Beach
Strand LLC
daniel_f_nguyen@me.com
830 The Strand830 The StrandHermosa Beach, CAKoko@Kokoavodesigns.com
310.733.7713
kokoavodesigns.com
A401
WELO
Printed: 9/24/24
ISSUED:
Drawings and Specifications as instruments
of service are and shall remain the property
of the Designer. They are not to be used on
extensions of the project, or other projects,
except by agreement in writing and
appropriate compensation to the Designer.
The General Contractor is responsible for
confirming and correlating dimensions at
the job site. The Designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures, or for safety precautions and
programs in connection with the project.
OWNER::/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.pln/Users/Koko/Lena Dropbox/koko Manouelian/KOKO AVO DESIGNS/830 The Strand_Dan Ngyuen/830 The Strand_ARCH/1_ARCHICAD/V26_830 The Strand Project_precise plan Corrections4_9.17.24.plnCity of Hermosa Beach
Community Development Department | Planning Division
1315 Valley Drive, Hermosa Beach, CA 90254
o: 310-318-0242 e: planning@hermosabeach.gov
Office Hours: Monday – Thursday 7:00 AM – 6:00 PM
Water Efficient Landscape Ordinance (WELO) Determination
Applicant Information
Applicant Name:
Telephone Number: Email Address:
Applicant Address:
Project Information
Project Name:
Project Address:
Project Type (Residential, Commercial, Rehabilitated):
Check One:
☐
Currently, this project does not include landscaping. I am aware that future landscape
installations may be required to comply with the Model Water Efficient Landscape
Ordinance (MWELO) requirements per California Code of Regulations, Title 23, Division 2,
Chapter 2.7.
☐ This project does incorporate landscaping but does not meet the WELO threshold.
☐
This project does incorporate landscaping and meets the WELO threshold for additional
review. (Please provide the information below specific to the landscape area which will be
completed as part of this project and specify the compliance method to be used).
Total Landscape Area (square feet): Turf Area (square feet):
Non-Turf Plan Area (square feet): Special Landscape Area (square feet):
Water Type (potable, recycled, well):
Compliance Method
☐ Performance Method for landscape projects between 500 and 2,499 square feet.
☐ Prescriptive Method for landscape projects between 500 and 2,499 square feet
☐ Prescriptive Method for landscape projects greater than 2,499 square feet (items
included in Prescriptive Checklist are included on plans)
Signature
“I certify the above information is correct and agree to comply with the requirements of the
WELO.”
Signature of Property Owner or Authorized
Representative
Date
4
830 The Strand Multifamily
830 The Strand Hermos Beach
Residential
Koko Manouelian
310.733.7713
13371 Weymouth St. Westminster, CA 92683
Koko@kokoavodesigns.com
9/19/24
Page 110 of 380
830 The Strand Hermosa Beach, California
Historic Resource Evaluation
January 30, 2024
Submitted by: Kaplan Chen Kaplan
2526 Eighteenth Street Santa Monica, CA 90405 David Kaplan, Principal
Pam O’Connor, Architectural Historian
Page 111 of 380
Table of Contents Executive Summary 1
Summary of Research and Methodology 1
Regulatory Framework 2
Project Location and Setting 6
Development History of Hermosa Beach and the 800 block of The Strand 7
Building Description and History 13
Review of Previous Surveys 16
Evaluation of Eligibility 17
Conclusion 20
References 21
Attachment A: Photographs
Attachment B: Maps Attachment C: Building Permits Attachment D: Historic Aerials and Sanborn Insurance Maps
Attachment E: DPR Records Attachment F: Resumes
Page 112 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 1
EXECUTIVE SUMMARY
Kaplan Chen Kaplan conducted a historic resource assessment of the multi-family residential building at 830 The Strand. The building was constructed as an apartment in
1913 according to the Los Angeles County Assessor. City of Hermosa Beach permit records reference a 1914 building permit for a four-unit apartment. The multi-family dwelling at 830 The Strand was not influential in the development history of the City of Hermosa Beach. It is not representative of any historic architectural style. The building has been altered and does not retain historic integrity. No historic persons or events are associated with the subject property. This Historic Resource Assessment conducted by Kaplan Chen Kaplan followed standards and guidelines established by the National Park Service and the California Office of Historic Preservation. The findings of the Historic Resource Assessment are
based on research, field observations, evidence, technical guidelines and analysis and evaluation conducted by an architectural historian who meets the Secretary of the Interior’s Qualifications.
The Historic Resources Survey conducted for the City of Hermosa Beach for the City’s General Plan Update in 2013-2014 did not identify the subject property as an eligible
historic resource. The findings of this current intensive Historic Resource Assessment found no evidence
that the subject building is an eligible historic resource. The building at 830 The Strand does not meet the criteria to be eligible for inclusion on the National Register of Historic Places, the California Register of Historical Resources or as a City of Hermosa Beach Landmark.
SUMMARY OF RESEARCH AND METHODOLOGY A comprehensive methodology for researching the development history of properties and evaluation of the research to determine potential historic eligibility included
conducting the following activities:
• Field review of in January 2024
• Field review of adjacent area in January 2024
• Photography of subject property and adjacent area
• Building Permit Research
• Assessor data research
• Review of City of Hermosa Beach Historic Resources Surveys and related materials and documents
• Research online databases and sources
• Research online library resources
• Review of City Directories
• Review of aerial and topographic maps
• Research online photographic databases
Page 113 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 2
• Research historic newspaper databases
• Review of technical sources on architectural styles
• Evaluation of properties in accordance with federal, state, and local eligibility
criteria All the field data and research data were analyzed and evaluated by an architectural historian who meets the Secretary of the Interior’s Professional Qualification Standards for Historic Preservation/Architectural Historian and by an architect who meets the Professional Qualification Standards for Historic Architect. REGULATORY FRAMEWORK
The importance of historic resources has been recognized by federal, state, and local
governments through programs and legislation that identify and recognize buildings, structures, object, landscapes, and districts that possess historic significance. California Environmental Quality Act
The California Environmental Quality Act (CEQA) considers historical resources part of the environment. A project that may cause a substantial adverse effect on the
significance of an historical resource may have a significant effect on the environment. A property that is eligible for listing in the California Register of Historical Resources, is listed in a local register of historical resources, or has been identified as historically significant in an historic resources survey that meets specific criteria is considered a historical resource under CEQA. To determine if a property is a potential historical resource, it must be evaluated for its eligibility for inclusion on the National Register of Historic Places, the California Register of Historical Resources and/or as a local historical resource. National Register of Historic Places
The National Historic Preservation Act (NHPA) of 1966 established the National Register
of Historic Places (National Register) as an authoritative guide “used by Federal, State, and local governments, private groups and citizens to identify the Nation’s cultural resources and indicate what properties should be afforded protection from destruction or impairment.”1 Buildings, districts, sites and structures may be eligible for listing in the National Register if they possess significance at the national, state or local level in American history, culture, architecture or archeology, and in general, are over 50 years
old. Significance is evaluated using established criteria: A. Are associated with events that have made a significant contribution to
the broad patterns of our history; or B. Are associated with the lives of persons significant in our past; or C. Embody the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or D. Yield, or may be likely to yield, information important in prehistory or history.
136 Code of Federal Regulations, Section 60.
Page 114 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 3
Significance of Association National Register Bulletin 32, Guidelines for Evaluating and
Documenting Properties Associated with Significant Persons, provides guidance on evaluating potential historic association with people who have “made contributions or played a role that can be justified as significant.” For association with leaders or
prominent families it is necessary “to explain their significant accomplishments” and they “must be compared to those of others who were active, successful, prosperous, or influential in the same field.” Most properties nominated for associations with significant persons also are nominated for other reasons and a majority of properties nominated under the association criterion are also significant in the area of architecture or for the area in which the individual(s) achieved recognition.
National Register Bulletin 32 adds that the fact that we value certain professions or the contributions of certain groups historically does not mean that every property associated with or used by a member of that group is significant. Associations with one or more individuals in a particular profession, economic or social class, or ethnic group will not
automatically qualify a property. The contribution must be distinctive: it is not enough to show that an individual has acquired wealth, run a successful business, or held public office, unless any of these accomplishments, or their number or combination, is a
significant achievement in the community in comparison with the activities and accomplishments of others.
Integrity. Properties may be eligible for inclusion on the National Register as individual resources and/or as contributors to an historic district. National Register Bulletin 15: How to Apply National Register Criteria for Evaluation states that in addition to meeting at least one of the four criteria, a resource should be evaluated to assess its integrity. For individual resources to qualify for inclusion they must represent an important aspect of an area’s history and possess integrity. An historic district must retain integrity as a whole, “the majority of the components that make up the district’s historic character must possess integrity even if they are individually undistinguished.”
Historic Context. A resource must also be significant within an historic context. National Register Bulletin 15 states that an historic context explains “those patterns, themes, or
trends in history by which a specific…property or site is understood and its meaning…is made clear.” To be determined eligible for listing on the National Register a property must possess significance within a historic context and possess integrity.
Historic District. According to National Register Bulletin 15, an historic district derives its importance from being a unified entity whose identity as a district “results from the
interrelationship of its resources, which can convey a visual sense of the overall historic environment.” An historic district is “a definable geographic area that can be distinguished from surrounding properties by changes such as density, scale, type, age, style of sites, buildings, structures, and objects, or by documented differences in patterns of historic development or associations...the boundaries must be based upon a shared relationship among the properties constituting the district.”2
2 National Register Bulletin 15, How to Apply the National Register Criteria for Evaluation, pp. 5-6, https://www.nps.gov/nr/publications/bulletins/pdfs/nrb15.pdf
Page 115 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 4
California Register of Historical Resources
The California Register, based on the National Register, is the “authoritative guide to be used by state and local agencies, private groups, and citizens to identify the state’s
historical resources and indicate which properties are to be protected.” A building, site, structure, object, or historic district may be eligible for inclusion on the California Register if it meets one or more of the following criteria: 1. It is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States 2. It is associated with the lives of persons important to local, California, or national history 3. It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic
values 4. It has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.
California Office of Historic Preservation Technical Assistance Series #6, California Register and National Register: A Comparison states that in addition to meeting one of the
criteria of significance, a resource must “retain enough of their historic character or appearance to be recognizable as historical resources and to convey the reasons for their significance” and “integrity is evaluated with regard to the retention of location, design, setting, materials, workmanship, feeling, and association. ” Historical resources that “have been rehabilitated or restored may be evaluated for listing.”
Series 6 Guidance also states, “Alterations over time to a resource or historic changes in its use may themselves have historical, cultural, or architectural significance.” Historical resources that do not retain sufficient integrity to qualify for the National Register may still be eligible for listing in the California Register: “a resource that has lost its historic character or appearance may still have sufficient integrity for the California Register if it
maintains the potential to yield significant scientific or historical information or specific data.”3
City of Hermosa Beach Landmark Criteria The City of Hermosa Beach’s historic resources preservation program was established
in 1998 to encourage property owners of historically significant structures or sites to voluntarily apply for local landmark status.
A resource may be designated a City of Hermosa Beach Landmark (Ord. 98-1186 §4,
11/10/98), if it meets one or more of the following criteria:
A. It exemplifies or reflects special elements of the City's cultural, social,
economic, political, aesthetic, engineering, or architectural history; or
3California Office of Historic Preservation Technical Assistance Series #6: California Register and National Register: A Comparison, p. 3.
Page 116 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 5
B. It is identified with persons or events significant in local, state, or national
history; or C. It embodies distinctive characteristics of a style, type, period, or method of construction, or is a valuable example of the use of indigenous materials or
craftsmanship; or D. It is representative of the notable work of a builder, designer, or architect;
or E. Its unique location or singular physical characteristic(s) represents an
established and familiar visual feature or landmark of a neighborhood,
community, or the City. (Ord. 98-1186 §4, 11/10/98)
Aspects of Integrity The National Park Service Bulletin, How to Apply the National Register Criteria for
Evaluation, defines seven “aspects of integrity” and provides technical information on their application. Integrity is defined as “the ability of a property to convey its significance.” To “retain historic integrity a property will always possess several, and usually most, of the aspects.” For resources that are significant for their association with historic events or persons to be eligible for the National Register the resource must retain “the essential physical features that made up its character or appearance during the period of its association with the important event, historical pattern, or person.” For
resources that are evaluated historic for their style or construction the “property important for illustrating a particular architectural style or construction technique must retain most of the physical features that constitute that style or technique.
For a historic district to retain integrity as a whole, “the majority of the components that make up the district’s historic character must possess integrity even if they are
individually undistinguished. In addition, the relationships among the district’s components must be substantially unchanged since the period of significance. When evaluating the impact of intrusions upon the district’s integrity, take into consideration the relative number, size, scale, design, and location of the components that do not contribute to the significance. A district is not eligible if it contains so many alterations or new intrusions that it no longer conveys the sense of a historic environment.”
The National Register recognizes seven aspects or qualities associated with integrity that, in various combinations, define integrity: feeling, association, workmanship, location, design, setting, and materials.
1. Location is the place where the historic property was constructed or the place where the historic event occurred. The relationship between the property and its location is often important to understanding why the property was created or why something
happened. The actual location of a historic property, complemented by its setting, is particularly important in recapturing the sense of historic events and persons. Except in rare cases, the relationship between a property and its historic associations is destroyed
if the property is moved. 2. Design is the combination of elements that create the form, plan, space, structure,
and style of a property. It results from conscious decisions made during the original conception and planning of a property (or its significant alteration) and applies to activities as diverse as community planning, engineering, architecture, and landscape architecture. Design includes such elements as organization of space, proportion, scale,
Page 117 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 6
technology, ornamentation, and materials. A property's design reflects historic functions and technologies as well as aesthetics. It includes such considerations as the structural
system; massing; arrangement of spaces; pattern of fenestration; textures and colors of surface materials; type, amount, and style of ornamental detailing; and arrangement and type of plantings in a designed landscape. For a resource to be evaluated as significant
for its design, a “property important for illustrating a particular architectural style or construction technique must retain most of the physical features that constitute that style or technique.”
3. Setting is the physical environment of a historic property. Whereas location refers to the specific place where a property was built or an event occurred, setting refers to the character of the place in which the property played its historic role. It involves how, not just where, the property is situated and its relationship to surrounding features and open space.
4. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. It is the evidence of artisans' labor and skill in constructing or altering a building, structure, object, or site. Workmanship can apply to the property as a whole or to its individual components.
5. Materials are the physical elements that were combined or deposited during a particular period and in a particular pattern or configuration to form a historic property.
The choice and combination of materials reveal the preferences of those who created the property and indicate the availability of particular types of materials and technologies. A property must retain key exterior materials dating from the period of its
historic significance.
6. Feeling is a property's expression of the aesthetic or historic sense of a particular period of time. It results from the presence of physical features that, taken together, convey the property's historic character.
7. Association is the direct link between an important historic event or person and a historic property. A property retains association if it is the place where the event or activity occurred and it is sufficiently intact to convey that relationship.
PROJECT LOCATION The subject property at 830 The Strand. The Strand is the Hermosa Beach boardwalk
that separates the Pacific Ocean and Beach from the developed City. The subject property is in the south section of the area known as The Walk Street Neighborhood. This area includes most of the original Hermosa Beach Tract. As noted in the Hermosa
Beach General Plan this area “provides a range of beach side residential development and neighborhood commercial services within a linear street network. The walk streets that provide beach access from Hermosa Avenue out to The Strand are a feature unique to this beach front residential area.”4
4 City of Hermosa Beach Integrated General Plan and Coastal Land Use Plan, 2017. https://www.hermosabeach.gov/home/showpublisheddocument/9872/637001018228830000
Page 118 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 7
The parcel at 830 The Strand is located mid-block near the north end of the block. It faces the boardwalk, The Strand, which is a cement pedestrian and bicycle/skating
pathway. The Strand is located between the sand beach and the private residential/commercial parcels.
The Assessor Parcel Number for 830 The Strand is 4187-002-005.
Location Map The Walk Street Neighborhood
DEVELOPMENT HISTORY OF HERMOSA BEACH AND THE 800 BLOCK OF THE STRAND Hermosa Beach was originally part of an 1837 Mexican land grant known as Rancho Sausal Redondo, granted to Antonio Ygnacio Avila by then- governor Juan Alvarado. The 22,458-acre property included the areas today known as Hawthorne, Hermosa Beach, Inglewood, Lawndale, Manhattan Beach, and Redondo Beach. In 1855, the United States government recognized Avila as the rightful owner of the property. Upon his death in 1858 the property was sold to Scottish native Robert Burnett, who owned the Rancho Aguaje de la Centinela land grant. Burnett raised sheep and cattle on the land. In 1873 Burnett leased a portion of the land to Daniel Freeman and 12 years later Freeman bought the land and over the next 15 years divided the property selling it to various real estate developers. The land continued to change hands and eventually
1,500 acres were sold to developers, Moses Hazeltine Sherman and Eli Clark who had controlling interest of the Hermosa Beach Land and Water Company. At the turn of the 20th Century Hermosa Beach was primarily used for ranching and farming. The first land survey in Hermosa Beach was conducted 1901and the Hermosa Beach Tract was subdivided and recorded in September of that year for the Hermosa Beach
Land and Water Company. The Tract was a strip of land that paralleled the coast of the
Page 119 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 8
Pacific Ocean and contained hundreds of parcels for both residential and commercial development.
The strip was narrow, defined by the boardwalk, The Strand, on the west and Hermosa Avenue on the east. The north and south ends of the strip contained parcels oriented east-west and were one parcel wide. The middle section of the tract bowed out eastward
with the parcels facing The Strand running east-west and a series of walk streets between the parcels on The Strand and Hermosa Avenue running north-south facing the walk streets.
Hermosa Tract, page 15 Hermosa Tract, page 2
5 Larger images in Attachments
Page 120 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 9
Hermosa Tract, page 3 In December 1901 the Hermosa Beach Land and Water Company added another tract to the east of Hermosa Avenue to Summit Avenue (later Monterey Boulevard) and over the decades the City grew to the east.
The first boardwalk consisted of wood planks (originally known as the Esplanade) and ran for two-miles. In 1914 most of this boardwalk, by then known as The Strand, was constructed in cement with the final portion at the north end completed in 1926.
Hermosa Beach’s first pier was built in 1904 by the Hermosa Beach Land and Water Company. The deck and pilings were wood and the Pier extended five hundred feet out into the ocean. In 1913 the pier was partly washed away and a new pier was eventually
constructed.
The City of Hermosa Beach was incorporated in 1907. The new City acquired ownership of the two-mile stretch of ocean frontage, which was included in an original deed to the
City from the Hermosa Beach Land and Water Company. Two hundred ten feet on each side of the pier were dedicated in perpetuity as an area for recreation, free from commerce, and for the benefit of the public.
Page 121 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 10
The first decade of the 20th Century saw the beginning of the development of Hermosa Beach into a city. The population in 1910 was 679 and grew to 2,327 by 1920. The first
hotels, the Pioneer and Berth hotels were constructed. A City Hall, police and fire Departments, Post Office, schools, and library were all established. The Santa Fe Railway and the Los Angeles Railway connected Hermosa Beach to the region and
nation. Vacant parcels continued to be developed over the decades as evidenced by the population growth. Between 1920 and 1940 the population grew by around 5,000 to 7,197. Between 1940 and 1950 the population grew by another 5,000 to 11,826. Again, the population grew by around 5,000 between 1950 and 1960 to 16,115. After that, over the 60 years between 1960 and 2020, the population crew by around only 3,500 to 19,728. The 800 block of The Strand, the block containing the subject property at 830 The Strand, was slow to develop. The Sanborn Map from 1908, seven years after the
Hermosa Beach Tract was recorded, and one year after the City was incorporated, there were two buildings on the 700 block of The Strand, no buildings on the 800 block, and only two buildings on the 900 block. Little changed by the 1912 Sanborn.
1908 Sanborn Map excerpt 1912 Sanborn Map excerpt
By 1927 two parcels on the 800 block of The Stand had been developed. The two parcels at the north end of the block, 840 The Strand, had been consolidated and contained an 18-unit Apartment Building. The subject building, 830 The Strand, was developed on the single parcel to the south of the 840 building. The remaining four parcels on the 800 block were undeveloped. The 1947 Sanborn Maps shows the same condition.
Page 122 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 11
1927 Sanborn Map excerpt 1946 Sanborn Map excerpt Between 1946 and 1960 the 800 block of The Strand all the parcels on the block had been developed with mostly multi-family dwellings that occupied most of the area of its parcel.
1960 Sanborn Map excerpt Satellite View, c2023 (Google Earth)
Page 123 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 12
The Strand boardwalk and beach looking The Strand boardwalk and beach looking South North
Beach area in front of 800 block of the Boardwalk along 800 block of The Strand Strand
Plan view of 800 block of The Strand (Google Earth, c2023)
Page 124 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 13
BUILDING DESCRIPTION AND HISTORY OF 830 THE STRAND
Plan view of 830 The Strand parcel (Google Earth, c2023)
The original building permit was not in the City files, however City building permit records
included an index card with notations which cites a 1914 building permit for a “flat, ‘possibly’ original permit for four-unit apartment.” No architect or contractor was listed. Other notations include a 1933 permit for “extension of existing 4-unit apartment
building” and a 1944 notation for “repairs, windows, doors, etc. Rogers Co. Owner/Builder.” In 2007 a permit was taken to re-roof the building.
830 The Strand, west (front) elevation 830 The Strand, west and south elevations
The multi-family apartment building is two-stories, 2,894 square feet, and rectangular in plan. It does not display any features representative of any historic architectural style. It is stucco clad has a flat roof with an overhang and exposed rafters on the front elevation. A flagstone veneer was applied to the first story of the front (west elevation). It is not an original feature and was likely added in the middle of the 20th Century. There is a recessed entry at the north end of the front elevation with tile-clad steps.
First story front elevation looking south First story front elevation looking north
Page 125 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 14
Flagstone veneer detail south end Flagstone veneer detail north end
There is one tripartite window on the first story. This window has non-original vinyl frames with a slider style window replacing the original glazing. The upper windows also have vinyl assemblies with slider windows. The window surrounds are not original. The only decorative element on the front elevation is the tile address which may not be original.
Window frame and vinyl assembly Entrance at north end
Flagstone veneer and tile steps at north end Roof overhang and upper story window
Page 126 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 15
The side and rear elevations have windows organized to support interior functions. These windows are slightly recessed with stucco sills. There are no other architectural
details on the sides and rear elevations. Some of the windows have an arched opening. The window assemblies are non-original, double-hung and vinyl.
South (side) elevation East (rear) elevation
Occupant History City Directories were reviewed including online City Directories at Ancestry.com, City Directory Records provided by EDR, and a review of physical City Directories at the Los
Angeles Central Library. The City Directories were for Redondo Beach and included sections for the smaller cities of Hermosa Beach and Manhattan Beach.
The Los Angeles County Assessor and the City of Hermosa Beach put the date of construction of the building at 830 The Strand as 1913-1914. The City Directory for 1915 was reviewed and there was no listing for the address of 830 The Strand.
The 1921 City Directory listed 830 The Strand as the St. Catheryn Apartments with J. G. Staub as proprietor with Staub residing in Los Angeles. Occupants included Della M. Carpenter (widow; no occupation listed) and Clifford J. Neal (employee of Standard Oil) and Jean Neal. The 1925 City Directory listed 830 The Strand was known as the Vallendigham Apartments with Lillian B. Vallendigham as proprietor. William Vallendigham was also listed as an occupant. No other occupants were identified. The 1927 City Directory reverse directory listed 830 The Strand as vacant.
The 1931 City Directory listed 830 The Strand as the Strand Apartments. One unit was occupied by E. I Towt and Willa Towt; another unit, 830 ½ The Strand, was listed as
vacant. That City Directory had a business section and listed 27 Apartment Buildings in Hermosa Beach, with seven of them located on The Strand.
The 1936 City Directory listed 830 The Strand as the Strand Apartments with Mae Watson listed as the manager. Another unit, 830 1/2 The Strand, was listed as vacant.
Page 127 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 16
That City Directory had a business section and listed 28 Apartment Buildings in Hermosa Beach, with seven of them located on The Strand.
The 1947 City Directory identified 830 The Strand as the Vurpillat Apartments Annex. The larger building at 840 The Strand was the Vurpillat Apartments. The 830 The
Strand building had four occupants: Harold A. Strauss; Marie VanRekom; William H. Plant and Christine Plant; and Charles J. Ramsay and Ruth L. Ramsay. There was no information of the residents’ occupation. There were 27 Apartment Buildings listed in the Business Section. In the 1952 City Directory, the subject building was listed as the Vurpillat Apartments Annex and had two vacant units. The other units were occupied by Elizabeth B. Russell and by Roy J. and Juanita Magnuson. There were 24 Apartment Buildings listed in the Business Section. After the 1950s City Directories transitioned into telephone books most without reverse
directories (i.e., a section listed by street). No biographical information was identified for any of the occupants listed in the City
Directories as residing at 830 The Strand.
REVIEW OF PREVIOUS SURVEYS
The City of Hermosa Beach commissioned PCR Services Corporation to conduct a historic resources survey for the Revised Draft Environmental Impact Report (EIR),
published in August 2017, for the “Plan Hermosa” General Plan Update. The Survey findings were included in Appendix C. The survey consisted of an initial Windshield Survey of the entire City conducted by PCR architectural historians along with members of the Hermosa Beach Historical Society. This was followed by a City-wide reconnaissance survey by PCR staff of “all potentially historic buildings within the survey area, including previously recorded resources as well as all unevaluated properties containing buildings 45 years of age or older.”6 The subject building, 830 The Strand, was not identified as an eligible historic resource. A records search was also conducted as part of the 2013-14 historic resources survey. The subject property was not identified in the records search.
6 City of Hermosa Beach General Plan Update EIR, Existing Conditions Report, p. 7-2.
Page 128 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 17
\
Source: City of Hermosa Beach General Plan Draft EIR
EVALUATION OF ELIGIBILITY Broad patterns of history, historic events criteria.
-Hermosa Beach Criterion A. It exemplifies or reflects special elements of the City's cultural, social, economic, political, aesthetic, engineering, or architectural history.
-Hermosa Beach Criterion B. It is identified with persons or events significant in local,
state, or national history -National Register Criterion A. Are associated with events that have made a significant
contribution to the broad patterns of our history
-California Register Criterion 1. It is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of
California or the United States.
The apartment building at 830 The Strand was constructed in 1913-14, 13 years after the Hermosa Beach Tract was recorded and seven years after the City was incorporated. There is no evidence that it was the first multi-family apartment building constructed in the City. There is no evidence that it stimulated the development of multi-family housing in the City of Hermosa Beach. There is no evidence that any historic events are associated with the building at 830 The Strand. The property at 830 The Strand does not meet the criteria related to broad patterns of history or association with historic events.
Page 129 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 18
Association with historic persons: -Hermosa Beach Criterion B. It is identified with persons or events significant in local,
state, or national history.
-National Register Criterion B. Are associated with the lives of persons significant in our past.
-California Register Criterion 2. It is associated with the lives of persons important to local,
California, or national history. A review of City Directories did not identify any long-term occupants of the building. The apartment building changed names and managers/proprietors often during the 1920s to 1940s. No biographical information was identified for any of the occupants of the building. None of the occupants achieved historic significance thus the property is not associated with the lives of historic persons. The property at 830 The Strand does not meet the criteria related to association with historic persons.
Significant historic design, work of a master architect or craftsman
-Hermosa Beach Criterion C. It embodies distinctive characteristics of a style, type,
period, or method of construction, or is a valuable example of the use of indigenous materials or craftsmanship.
-Hermosa Beach Criterion D: It is representative of the notable work of a builder,
designer, or architect. -National Register Criterion C. Embody the distinctive characteristics of a type, period, or
method of construction or that represent the work of a master, or that possess high
artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction.
-California Register Criterion 3. It embodies the distinctive characteristics of a type, period,
region, or method of construction, or represents the work of a master, or possesses high artistic values. The building at 830 The Strand is not an example of any historic architectural style. It does
not display any architectural details or references to any historic architectural style and does not possess high artistic values. The building is not representative of any specific period. The building has undergone alterations including the addition of flagstone veneer,
tile steps, vinyl windows and non-original window surrounds. There is no evidence that the building was designed by a master architect. The
workmanship is not that of a master craftsman. The property at 830 The Strand does not meet the criteria as an example of a historic architectural style and does not possess excellence of architectural design or craftsmanship. There is no evidence that the building is associated with a master architect. The materials and workmanship are not representative of that of a master craftsman. Potential to yield information related to pre-history or history -National Register Criterion D. Yield, or may be likely to yield, information important in
prehistory or history -California Register Criterion 4. It has yielded, or has the potential to yield, information
important to the prehistory or history of the local area, California, or the nation.
Page 130 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 19
The property was developed in the early 20th Century and budling techniques of the
period are well documented. There is no unknown information about construction techniques or engineering that would be provided by this building.
This report does not evaluate archeological resources. The property at 830 The Strand does not meet the criteria to yield historic information about the building. Familiar visual feature
-Hermosa Beach Criterion E. Its unique location or singular physical characteristic(s) represents an established and familiar visual feature or landmark of a neighborhood,
community, or the City. The building at 830 The Strand is located mid-block on the 800 block of the Strand. It is not in a prominent location in terms of visibility.
The property at 830 The Strand does not meet the criteria of a familiar visual feature of the Walk Street Neighborhood.
Historic District There is no concentration of buildings from any period of history, nor of any architectural style or property type to form an historic district. No historic district that includes the 800 block of The Strand was identified in the Hermosa Beach Historic Resources Survey. Integrity Analysis Location: The building at 830 The Strand is in its original location.
Design: While the building at 830 The Strand retains its original massing and volume as a simple rectangular building, it does not represent or illustrate any historic architectural
style or any significant construction techniques. The building does not retain original physical features such as window frames and glazing. The front exterior has been additionally altered with the application of flagstone veneer.
Setting: Except for the building to the north, the other buildings on the 800 block of The Strand were constructed in the second half of the 20th Century/early 21st Century. The
block is not a historic district. There is no historic setting along The Strand. Workmanship: There is no evidence of skill of construction or of the work of a master craftsman. Materials: The property does not retain key exterior materials dating from the period of
its historic construction.
Page 131 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 20
Feeling: The building does not communicate any historic aesthetic or sense of a particular period of time as major physical features of the building have been removed
and the building altered. Association: There is no association with any historic persons or events.
The property at 830 The Strand does not retain historic integrity. CONCLUSION The property at 830 The Strand does not meet any of the criteria for eligibility as a historic resource. The findings of this report concur with the City of Hermosa Beach Historic Resources Survey that did not identify the subject building as an eligible historic resource. The property does not meet the criteria for inclusion on the National Register of Historic Places, the California Register of Historic Resources or as a City of Hermosa Beach landmark.
Page 132 of 380
Historic Resource Evaluation 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024 21
REFERENCES Aerial Photographs. EDR Environmental Data Resources, Inc. California Index, Los Angeles Central Library. City Directories, EDR Environmental Data Resources, Inc.
City Directories for Redondo Beach which include Hermosa Beach and Manhattan Beach. Ancestry.com Collection. Collection at Los Angeles Central Library. EDR City Directory data. City of Hermosa Beach, Building Permit Records
City of Hermosa Beach, General Plan Update, Existing Conditions Report, Technical Appendices, 2014.
City of Hermosa Beach, Draft EIR for General Plan Update, 2017. City of Hermosa Beach, Historical Resources in Hermosa Beach, http://www.hermosabch.org/modules/showdocument.aspx?documentid=1351 City of Hermosa Beach, City of Hermosa Beach Integrated General Plan and Coastal
Land Use Plan, 2017. https://www.hermosabeach.gov/home/showpublisheddocument/9872/637001018228830000
Gebhard, David, and Robert Winter. Los Angeles: An Architectural Guide. Salt Lake City: Gibbs-Smith. 2003. Gleye, Paul. The Architecture of Los Angeles. Los Angeles: Rosebud Press. 1981. Hermosa Beach Historical Society, http://www.hermosabeachhistoricalsociety.org Los Angeles County Assessor Records McAllister, Virginia and Lee McAllister. A Field Guide to American Houses. New York:
Alfred A. Knopf. 1984
Page 133 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan i January 30, 2024
Attachment A: Photographs Neighborhood Context
1. 9th Street, Walk street looking east
2. The Strand and beach, looking south
Page 134 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan ii January 30, 2024
3, The Strand and beach, looking north
4. The beach in front of the 800 block of The Strand
Page 135 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan iii January 30, 2024
5. 800 Block of the Strand looking south
6. 802 The Strand (under construction, 2024)
Page 136 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan iv January 30, 2024
7. 808 The Strand (1982/2007)
8. 818 The Strand (1956)
Page 137 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan v January 30, 2024
9. 820 The Strand (1990)
10. 830 The Strand (1913/1930)
Page 138 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan vi January 30, 2024
11. 840 The Strand 830 The Strand
12. West (front) elevation
Page 139 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan vii January 30, 2024
13. West (front) and south (side) elevations
14. Flagstone veneer on first story of west (front) elevation
Page 140 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan viii January 30, 2024
15. Flagstone veneer and window frame and assembly on west (front) elevation
16. Flagstone veneer on west (front) elevation and side elevation with stucco
Page 141 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan ix January 30, 2024
17. West (front) elevation of first story at entry
18. First story window on west (front) elevation
Page 142 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan x January 30, 2024
19. Flagstone veneer, tile steps at north end of west (front) elevation
20. Recessed entry at north end of west (front) elevation
Page 143 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan xi January 30, 2024
21. Window and roof detail of upper story of west (front) elevation
22. South (side) elevation
Page 144 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan xii January 30, 2024
23. East (rear) elevation
Page 145 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan i January 30, 2024
Attachment B: Maps
Aerial photograph (ca. 2022)
Los Angeles County Assessor's Map
Page 146 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan ii January 30, 2024
Original Tract Map TR-0001-025 (Page 1)
Page 147 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan iii January 30, 2024
Original Tract Map TR-0001-025 (Page 2)
Page 148 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan iv January 30, 2024
Original Tract Map TR-0001-025 (Page 3)
Page 149 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024
ATTACHMENT C: Building Permits
Page 150 of 380
810STRAND Lot 5, Block 9, Hermosa Beach Tract
10554 6/29/72 Electrical corrections, Owner: McCauly,
Contr: B& B. OK 7/21/72.
12541 6/20/73 Repair gas system. Owner: Clopper, Contr:
Correct Plumbing. OK 6/20/73
3.28v 4-8-77
13512 - 12/8/83 - New Service, OK 12/14/83
lefik
ODA M/X0- 7/r-,0ir 7 " .
ED/-OD/5 - 7/2//-E/ec//ice/ .Page 151 of 380
r83QSTRAND Lot 5, Block 9, Hermosa Beach Tract I
185 4/30/14 Class: Flat, "possibly" original
permit for four unit apartment.f 758 5/18/26 Garages. J. Alden Owner/Builder.
945 6/1/33 Extension of existing 4 unit apartment,
building.
3152 2/14/44 Reapirs, windows, doors, etc. Rogers
Co. Owner/Builder.
Plbg. 7519 10/6/61 4 wall heaters, Owner. Wm Manns, Contr;
Nielson Heating. OK 10/ 17/61 .
City Correction List, violation, pending court case re:
illegal unit.
RBR #1016 6/26/72 Based on above information.
Plbg. 12541 6/29/72 Plumbing correctionsffor above R.B,R.
Owner: McCauay, Contr: Correct .OK7/ I/7a
Page 152 of 380
Page 153 of 380
Page 154 of 380
Page 155 of 380
Page 156 of 380
Page 157 of 380
Page 158 of 380
Page 159 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan i January 30, 2024
Attachment D: Historic Aerials and Sanborn Insurance Maps Historic Aerials
Aerial Photo 1928
Page 160 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan ii January 30, 2024
Aerial Photo 1938
Page 161 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan iii January 30, 2024
Aerial Photo 1947
Page 162 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan iv January 30, 2024
Aerial Photo 1953
Page 163 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan v January 30, 2024
Aerial Photo 1963
Page 164 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan vi January 30, 2024
Aerial Photo 1972
Page 165 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan vii January 30, 2024
Aerial Photo 1977
Page 166 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan viii January 30, 2024
Aerial Photo 1981
Page 167 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan ix January 30, 2024
Aerial Photo 1989
Page 168 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan x January 30, 2024
Aerial Photo 1994
Page 169 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan xi January 30, 2024
Aerial Photo 2002
Page 170 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan xii January 30, 2024
Aerial Photo 2005
Page 171 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan xiii January 30, 2024
Aerial Photo 2009
Page 172 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan xiv January 30, 2024
Aerial Photo 2012
Page 173 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan xv January 30, 2024
Aerial Photo 2016
Page 174 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan xvi January 30, 2024
Aerial Photo 2020
Page 175 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan xvii January 30, 2024
Sanborn Insurance Maps
Sanborn Insurance Map 1908
Page 176 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan xviii January 30, 2024
Sanborn Insurance Map 1912
Page 177 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan xix January 30, 2024
Sanborn Insurance Map 1927
Page 178 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan xx January 30, 2024
Sanborn Insurance Map 1946
Page 179 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan xxi January 30, 2024
Sanborn Insurance Map 1960
Page 180 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024
ATTACHMENT E: DPR Records
Page 181 of 380
Page1of 2 *Resource Name or #: (Assigned by recorder) 830 The Strand, Hermosa Beach, CA
P1. Other Identifier: ____
DPR 523A (9/2013) *Required information
State of California The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings Review Code Reviewer Date
*P2. Location: Not for Publication Unrestricted
*a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.)
*b. USGS 7.5' QuadDateT; R; of of Sec; B.M.
c. Address City 830 The Strand, Hermosa Beach, CA Zip 90254
d. UTM: (Give more than one for large and/or linear resources) Zone, mE/ mN
e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN: 4187-002-005
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and
boundaries)
The building is two-stories, 2,894 square feet, and rectangular in plan. It does not display any features of any historic architectural
style. It is stucco clad has a flat roof with an overhang and exposed rafters on the front elevation. A flagstone veneer was applied to the first story of the front (west elevation). It is not an original feature and was likely added in the middle of the 20th Century. There is a recessed entry at the north end of the front elevation with tile-clad steps. There is one tripartite window on the first story. This window has non-original vinyl frames with a slider style window replacing the original glazing. The upper windows also have vinyl assemblies with slider windows. The window surrounds are not original. The only decorative element on the front elevation is the tile address which may not be original. The side and rear elevations have windows organized to support interior functions. These windows are slightly recessed with stucco sills. There are no other architectural details on the sides and rear elevations. Some of the windows have an arched opening. The window assemblies are non-original, double-hung and vinyl.
*P3b. Resource Attributes: (List
attributes and codes) HP3
*P4. Resources Present:X Building
Structure Object Site District
Element of District Other (Isolates,
etc.)
P5b. Description of Photo: (view, date,
accession #) January 2024
*P6. Date Constructed/Age and
Source: X Historic Prehistoric Both 1913/1930
*P7. Owner and Address:
*P8. Recorded by: (Name, affiliation,
and address) Pam O’Connor, Kaplan Chen
Kaplan, 2526 18thSt., Santa Monica, CA 90405
*P9. Date Recorded: 1/2024 Survey
Type: (Describe) Intensive
*P11. Report Citation: (Cite survey
report and other sources, or enter "none.")
Historic Resources Survey, 803 The Strand, Hermosa Beach, Kaplan Chen Kaplan, 1/2024
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record
Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record
Artifact Record Photograph Record Other (List):
P5a. Photograph or Drawing (Photograph required for buildings, structures, and
objects.)
50400290175040029017
Page 182 of 380
1*Resource Name or # (Assigned by recorder) 830 The Strand, Hermosa Beach, CA *NRHP Status Code: 6Z
Page2of2
DPR 523B (9/2013) *Required information
State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION
HRI# BUILDING, STRUCTURE, AND OBJECT RECORD
(This space reserved for official comments.)
2100 N Cahuenga Blvd
B1Historic Name: B2. Common Name: B3. Original Use: Multi-Family Dwelling
B4. Present Use: Multi-family Dwelling
*B5. Architectural Style: None
*B6. Construction History: (Construction date, alterations, and date of alterations)
The original building permit was not in the City files, however City records included an index card with notations which cites a 1914 building permit for a “flat, ‘possibly’ original permit for four-unit apartment.” No architect or contractor was listed. Other notations include a 1933 permit for “extension of existing 4 unit apartment building,” in 1944 “repairs, windows, doors, etc Rogers Co. Owner/Builder.” In 2007 a permit was taken to re-roof the building.
*B7. Moved? No Date: Original Location:
*B8. Related Features:
B9a. Architect: None b. Builder: Unknown
*B10. Significance: Theme Multi-family Residential Development Area:
Period of Significance: 1895-1970 Property Type: Multi-family dwelling Applicable Criteria None (Discuss
importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address
integrity.
The building does not retain any architectural details that represents any historic architectural style. Flagstone veneer was
added to the front elevation, likely in the mid-20th Century. The front elevation window surrounds are not original nor are any
of the window’s glazing. No historic persons or events are associated with the property.
B11. Additional Resource Attributes: (List attributes and codes)
*B12. References:
Historic Resources Survey, 830 The Strand, Hermosa Beach, CA, Kaplan Chen Kaplan, 1/2024
B13. Remarks:
*B14. Evaluator: Pam O’Connor, Kaplan Chen Kaplan
*Date of Evaluation: 1/2024
Page 183 of 380
Historic Resource Assessment 830 The Strand Hermosa Beach
Kaplan Chen Kaplan January 30, 2024
ATTACHMENT F: Resumes/Qualifications
Page 184 of 380
Kaplan Chen Kaplan
Architects & Planners
2526 Eighteenth Street
Santa Monica CA 90405
Telephone 310.452.7505
Facsimile 310.452.1494
Kaplan Chen Kaplan Historic Preservation
Kaplan Chen Kaplan is an award-winning architecture and planning firm with a specialty in
historic preservation. Historic resources are touchstones to the past that tell the stories of
our diverse cultures. Kaplan Chen Kaplan believes that a thoughtful and balanced approach
to historic preservation shapes the best designs and enhances communities.
For over 20 years KCK has been providing services ranging from identifying historic
resources for planning and environmental review to preserving and rehabilitating historic
resources to ensure their future as useful, sustainable buildings and places.
Historic preservation planning services include historic research and resource assessments,
including CEQA level reports for environmental review, on a wide range of property types.
Other services include development of historic contexts, HABS documentation, preparation
of landmark designation nominations for local, state and federal levels, Mills Act and
Federal Tax Act applications, master planning of historic resources, coordination with
governmental agencies and reviews including Section 106 compliance.
Architectural services include rehabilitation and adaptive reuse of historic resources.
development of concept documents for approvals and fundraising efforts, architectural
design and construction documents, specifications for treatment of historic structures and
materials, as well as comprehensive construction phase services. We utilize the Secretary of
Interior's Standards for Treatment of Historic Structures and State Historical Building Code
to assist in analyzing and preserving original historic design within a safe environment. For
construction projects we meet with architects, engineers, conservators and other consultants
to develop an overall preservation strategy leading to detailed specifications. We meet
frequently with review and plan-checking agencies as well as the State Historic Building and
Safety Board. Our extensive experience with historic construction monitoring helps us
anticipate and minimize the impact of unknowns
Pam O'Connor and David Kaplan have worked together since 1995 on historic preservation
issues, originally with Dr. Knox Mellon, former California's State Historic Preservation
Officer. David Kaplan, licensed Architect, studied Architecture at University of Pennsylvania
and received his graduate degree from UCLA. Pam O’Connor, planner and architectural
historian, holds a Master of Science degree in Historic Preservation Planning from Eastern
Michigan University.
Kaplan Chen Kaplan meets the Secretary of the Interior’s Qualifications for Historic
Architect and Architectural Historian. Kaplan Chen Kaplan is identified as qualified for
historic architecture and architectural history by the California Historical Resources
Information System (CHRIS) and as qualified for CEQA level historic resource assessments in
the City of Los Angeles.
Page 185 of 380
Kaplan Chen Kaplan
Architects & Planners
Selected Architectural Projects
Greystone Mansion (NRHP), Comm'l. Kitchen, HVAC, ADA and Library Restoration, City of Beverly
Hills, 2010-2020
Fairfax HS Arts Gallery Project, Historic Resource Impacts Evaluation, 201
Fire Station15 Relocation and Adaptive Re-Use, USC School of Cinema Arts, 2014-2016
Biscuit Lofts (Nabisco Building) Landmark & Mills Act, Maintenance Plan 2007-2020 LAUSD Fort
McArthur Naval Station Buildings, Assessment, Relocation & Rehabilitation, 2010-2016,
Documentation & Monitor 2013-2014
El Pueblo Siqueiros Mural & Interpretive Center, Historic Architect. 2010–2013
El Palacio & Lotus Apartments, West Hollywood, Mills Act Maintenance Plan update, 2009
Chinese American Museum, Condition Assessment Report, Los Angeles, 2005
LAUSD Armory - Annenberg Science Center, CEQA Monitor, Historic Architect, 2000–2005
LAUSD Ambassador Hotel, Historic Documentation, Supplemental EIR & Monitor, 2006-2009
Los Angeles City Hall Seismic Rehabilitation, Historic CEQA Monitor, 1997-2001, and Historic
Architect, Project Restore, Council Chambers & Furniture, 2001
University of California Los Angeles (UCLA) Historic Buildings, Historic Architect, Historic
Documentation, Construction Monitoring, Seismic Repair: Powell Library, Kerckhoff Hall,
Royce Hall, Haines Hall, Kinsey Hall, Men’s Gym, Kaufman Hall (Dance), Mira Hershey Hall,
Geffen Playhouse, Chancellor’s Residence, Clark Library, 1995-2007
University of Southern California, Historic Buildings, Historic Architect, Seismic Repair: Doheny
Memorial Library, Student Union, Mudd Hall, Kerckhoff House, Cockins House, Town &
Gown, Physical Education, Business Administration, North Science, Hancock Hall, and
Alumni House (Relocation) 1995-2019
Selected Historic Resource Assessment Projects
Institutional facility, McLaren Hall, El Monte, Historic Resource Assessment, County of
Los Angeles, 2020
Residence, 1711 Tropical Avenue, Beverly Hills, Historic Resource Assessment and Secretary of
Interior’s Compliance Evaluation, 2020
Garden apartment complex, Dorset Village, Los Angeles, Historic Resource Assessment, 2020
Mixed use building, Jennie C. Brayton Building, 5119 Eagle Rock Blvd, Los Angeles, Historic
Resource Assessment/Landmark Nomination, 2020
College Campus, Los Angele Trade Technical College, Los Angeles, Auditorium Building and
Campus, Historic Resource Assessment, 2019
Car wash, 7617 Santa Monica Blvd, West Hollywood, Historic Resource Assessment, 2018
Office building, 6464 Canoga Avenue, Los Angeles, Historic Resource Assessment, 2018
Historic Context, Cathedral City Historic Context and Resource Report, 2017
Residence, 11100 Chalon Road, Los Angeles, Historic Resource Assessment, 2017
Motel, 15485 Ventura Blvd, Los Angeles, Historic Resource Assessment, 2018
Business district, Swarthmore Avenue Historic Resource Assessment and HABS documentation,
Pacific Palisades, 2016
Airport, Burbank Bob Hope Airport Historic Resource Evaluations, Burbank, 2014
Historic Resource Assessments for CEQA review, City of Los Angeles, approximately 40 properties
Historic Resource Assessments for West Hollywood properties, approximately 50 properties
Page 186 of 380
Architects & Planners
2526 Eighteenth Street
Santa Monica CA 90405
Telephone 310.452.7505
Facsimile 310.452.1494
David Kaplan
Principal Historic Architect
David Kaplan is a registered architect with 30 years of experience working on historic
preservation in Southern California. He brings a wide range of experience working in all
phases of historic preservation including evaluations, assessments, documentation, and
analysis of potential project impacts through construction monitoring. His knowledge of
historic properties is furthered by his firm’s own design and construction documents for
historic projects. Mr. Kaplan meets the Secretary of the Interior’s Qualification Standards for
Historic Architecture and Architectural History. His work includes: CEQA level Historic
Resource Assessments;; Secretary of Interior’s Standards compliance; HABS documentation,
Mills Act submittals and local, state and federal landmark nominations.
Selected Projects
Greystone Mansion (NRHP), Comm'l. Kitchen, HVAC, ADA and Library Restoration,
City of Beverly Hills, 2010-2020
HRA for CEQA review, City of Los Angeles, approximately 40 properties 2016-2020
HRA for West Hollywood properties, approximately 30 properties, 2016–2019
Jennie C. Brayton Building, 5119 Eagle Rock Blvd, Los Angeles, Historic Resource
Assessment/Landmark Nomination, 2020
Residence, Venice Canal District, Historic Resource Assessment, 2020
MLK Jr. Medical Center, CEQA Cultural Resource Assessment & Monitor, 2015-
2020
Fairfax HS Arts Gallery Project, Historic Resource Impacts Evaluation, 2016
7617 Santa Monica Boulevard Carwash – EIR Cultural Resources Review, 2018
Fire Station15 Relocation and Adaptive Re-Use, USC School of Cinema Arts, 2014-
2016
Biscuit Lofts (Nabisco Building) Landmark & Mills Act, Maintenance Plan 2007-2020
LAUSD Fort McArthur Naval Station Buildings, Assessment, Relocation &
Rehabilitation, 2010-2016
Sixth & Lucas Adaptive Re-use (1926, 8 story) Cultural Resource Assessment, Historic
Documentation & Monitor 2013-2014
El Pueblo Siqueiros Mural & Interpretive Center, Historic Architect. 2010–2013
El Palacio & Lotus Apartments, West Hollywood, Mills Act Maintenance Plan, 2009
Chinese American Museum, Condition Assessment Report, Los Angeles, 2005
LAUSD Armory - Annenberg Science Center, CEQA Monitor, Historic Architect,
2000–2005
LAUSD Ambassador Hotel, CEQA Historic Documentation, Supplemental EIR &
Mitigation Monitor, 2006-2009
Los Angeles City Hall Seismic Rehabilitation, Historic CEQA Monitor, 1997-2001,
and Historic Architect, Project Restore, Council Chambers & Furniture, 2001
Page 187 of 380
Architects & Planners
David Kaplan
Principal Historic Architect
Page 2
University of California Los Angeles (UCLA) Historic Buildings, Historic Architect, Historic
Documentation, Construction Monitoring, Seismic Repair: Powell Library, Kerckhoff
Hall, Royce Hall, Haines Hall, Kinsey Hall, Men’s Gym, Kaufman Hall (Dance), Mira
Hershey Hall, Geffen Playhouse, Chancellor’s Residence, Clark Library, 1995-2007
University of Southern California, Historic Buildings, Historic Architect, Seismic Repair:
Doheny Memorial Library, Student Union, Mudd Hall, Kerckhoff House, Cockins
House, Town & Gown, Physical Education, Business Administration, North Science,
Hancock Hall, and Alumni House (Relocation) 1995-2019
Awards
California Preservation Foundation, USC Historic Resources Restoration & Maintenance,
2017
Los Angeles Conservancy, American Tropical, Presidents Award, 2013
California Preservation Foundation, UCLA Kaufman Hall Rehabilitation, 2007
Los Angeles Conservancy, Wallis Annenberg Bldg. for Science (Armory), Honor Award, 2006
Los Angeles Conservancy, Geffen Playhouse Rehabilitation, Honor Award, 2006
Los Angeles Conservancy, USC Mudd Hall Seismic Upgrade, Honor Award, 2004
California Preservation Foundation, USC Doheny Library Seismic Renovation, 2002
Governor's Award for Historic Preservation, Powell Library Ceiling Restoration, UCLA, 1997
Additional Qualifications and Experience
NPS Qualifications: Historic Architecture, Architecture History
CHRIS - Historic Architect & Architectural History
Registered Architect, State of California C12875, LEED AP
Kaplan Chen Kaplan, Santa Monica, California, Principal, 1987 to present
Knox Mellon and Associates, Riverside, California, Consultant, 1994 - 2000
Moore Ruble Yudell Architects and Planners, Santa Monica, Associate, 1986 - 1993
Urban Innovations Group, Los Angeles, California, Designer, 1977 – 1980
Education
University of California, Los Angeles, School of Architecture and Urban Planning,
Master of Architecture, 1979
University of Pennsylvania, Philadelphia, Pennsylvania
Bachelor of Arts in Design of the Environment, honors major, cum laude, 1975
Page 188 of 380
Kaplan Chen Kaplan
Architects & Planners
2526 Eighteenth Street
Santa Monica CA 90405
Telephone 310.452.7505
Facsimile 310.452.1494
Pam O’Connor
Preservation Planner and Architectural Historian
Pam O’Connor is a preservation planner and architectural historian with 30 years of
experience working in California. She brings a multi-disciplinary approach with experience in
historic preservation planning, cultural geography, and architectural history as well as
experience in planning policy and municipal governance to her work. Ms. O’Connor meets
the Secretary of the Interior’s Qualification Standards for Architectural History.
Professional Services:
Historic Resource Assessments (including CEQA level); Development of Historic Context
Statements; Impacts Analyses and Secretary of Interior’s Standards compliance; Historic
documentation; Section 106 review; Local, state and federal landmark nominations
Property types:
Educational facilities and campuses: UCLA, USC, LATTC, CSU Channel Islands, LACC
Institutional facilities and medical centers: Mc Laren Hall, MLK Jr. Medical Center
Commercial buildings: office, retail, car wash, restaurant, banks, motels/hotels
Industrial buildings and facilities: manufacturing, aerospace facilities, airports,
automobile dealership
Residential: single-family, multi-family, garden apartments, mixed use buildings
Education:
Master of Science, Planning/Historic Preservation, Eastern Michigan University
Master of Liberal Studies, Technology Management, Eastern Michigan University
Bachelor Science, Journalism, Southern Illinois University
Awards:
California Preservation Foundation (CPF) Design Awards: USC Doheny Library, 2002; CSU
Channel Islands, 2000; UCLA Royce Hall, 1998; UCLA Powell Library, 1997, CPF Milton
Marks Legislator of the Year Award, 1999. LA Conservancy Award, UCLA Royce Hall, 1999.
Governor’s Award for Historic Preservation, UCLA Powell Library Ceiling Restoration, 1996.
Public Service:
Director (Alternate) Metrolink, Southern California Regional Rail Authority (2018-present);
State of California Road Charge Technical Advisory Committee (2015-preent);
Councilmember, City of Santa Monica (1994-2018; Mayor 1997, 1999, 2005, 2013-14);
Director, Los Angeles County Metro (2001-2015); Southern California Association of
Governments Regional Council (1996-2017); California Coastal Commission (Alternate, 2010-
2012); President, California Association of Councils of Governments (2015-2017)
Page 189 of 380
Kaplan Chen Kaplan
Architects & Planners
Pam O’Connor
Preservation Planner and Architectural Historian
Page 2
Select Consulting Projects:
Darrow Building by John Lautner, 9884 Santa Monica Boulevard, Beverly Hills, Historic Resource
Assessment/Landmark Nomination, 2022
Los Angeles Daily News, 14539 Sylvan Street, Van Nuys, Historic Resource Assessment, 2021
Dorset Village Garden Apartments, Los Angeles, Historic Resource Assessment, 2021
HRA for CEQA review, City of Los Angeles, approximately 50 residential properties 2016-2023
HRA for West Hollywood properties, approximately 30 residential properties, 2016–2023
McLaren Hall, El Monte, Historic Resource Assessment, Los Angeles County, 2020
Jennie C. Brayton Building, 5119 Eagle Rock Blvd, Los Angeles, Historic Resource
Assessment/Landmark Nomination, 2020
Los Angele Trade Technical College, Los Angeles, Auditorium Building and Campus, Historic
Resource Assessment, 2019
Car Wash, 7617 Santa Monica Blvd, West Hollywood, Historic Resource Assessment, 2018
Aerospace HQ, 6464 Canoga Avenue, Woodland Hills, Los Angeles, Historic Resource Assessment,
2018
Motel, 15485 Ventura Blvd, Los Angeles, Historic Resource Assessment, 2018
Cathedral City Historic Context and Resource Report, 2017
Swarthmore Avenue Business District, Pacific Palisades, Historic Resource Assessment and HABS
documentation, 2016
Martin Luther King Jr. Medical Center, Historic Documentation, 2015
Burbank Bob Hope Airport Historic Resource Evaluations, Burbank, 2014
Aerospace industrial facility, (37 Buildings), San Fernando Road, Burbank, CA, 2013
Los Angeles City Hall Seismic Rehabilitation, Site Monitoring, 1998-2001
Page 190 of 380
Public Notification Package – 830 The Strand
Page 191 of 380
Page 192 of 380
City of Hermosa Beach
PUBLIC HEARING NOTICE
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a
public hearing on Tuesday, April 15, 2025 at 7:00 p.m. to consider the following:
1. CONDITIONAL USE PERMITS (CUP 24-13, & 24-14), PRECISE DEVELOPMENT PLANS (PDP 24-16
& 24-17), AND VESTING TENTATIVE PARCEL MAP (VTPM NO.84426) TO ALLOW TWO NEW, 30-
FOOT-TALL RESIDENTIAL CONDOMINIUM BUILDINGS WITH TWO UNITS EACH AT 819-825 BARD
STREET IN THE MULTIPLE-FAMILY RESIDENTIAL (R-3) ZONE. ENVIRONMENTAL REVIEW: THE
PROJECT QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15303(b) OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES.
2. REQUEST FOR A CONVEX SLOPE DETERMINATION (CSD24-01) TO UTILIZE ALTERNATE SPOT
ELEVATIONS RATHER THAN PROPERTY CORNER ELEVATIONS ALONG PROPERTY LINES FOR
THE PURPOSES OF DETERMINING BUILDING HEIGHT LOCATED AT 325 HOPKINS AVENUE IN THE
LIMITED MULTIPLE-FAMILY RESIDENTIAL (R-2B) ZONE. ENVIRONMENTAL REVIEW: THE PROJECT
QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15378 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES.
3. REQUEST FOR A PRECISE DEVELOPMENT PLAN (PDP) 23-10 TO ALLOW THE INTERIOR AND
EXTERIOR REMODEL OF AN EXISTING APARTMENT BUILDING INCLUDING THE
RECONSTRUCTION OF FOUR UNITS AND ADDITION OF A NEW TWO CAR GARAGE LOCATED
AT 830 THE STRAND IN THE TWO-FAMILY RESIDENTIAL (R-2) ZONE. FOR PURPOSES OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT THE PROJECT INCLUDES THE ADDITION OF AN
ACCESSORY DWELLING UNIT WITHIN AN EXISTING BASEMENT AREA AND IS NOT THE SUBJECT
OF THIS HEARING. PURSUANT TO GOVERNMENT CODE SECTION 66317 AN ACCESSORY
DWELLING UNIT REQUIRES A MINISTERIAL REVIEW. ENVIRONMENTAL REVIEW: THE PROJECT
QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES.
SAID PUBLIC MEETING is open to the public and being held in-person in the City Hall Council
Chambers located at 1315 Valley Drive, Hermosa Beach, California 90254.
PUBLIC PARTICIPATION. See the meeting agenda for all public comment details and opportunities.
All written testimony by any interested party will be accepted prior to or at the scheduled time on
the agenda for the matter. Information regarding the Americans with Disabilities Act of 1990,
please visit the meeting agenda or contact the Office of the City Clerk at (310) 318-0204 or
cityclerk@hermosabeach.gov.
VIEWING OPTIONS are available on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom,
and/or the City’s website.
IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues
that are raised at or before the public hearing.
FOR FURTHER INFORMATION, please contact the Community Development Department at (310)
318-0242 or planning@hermosabeach.gov. A copy of the agenda and staff report(s) will be
viewable on the City’s website 72 hours before the meeting
at www.hermosabeach.gov/agenda. As a courtesy, the hearing can be viewed on Spectrum
Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website.
Alexis Oropeza
Planning Manager
Page 193 of 380
Page 194 of 380
802
808
814
820 424866837313963801840836920
940 202632505864697019283744539015455900
1020
1042 4640414759651001101610311128 2252606872901138
1106361101
1033
1110
1120
1140
1144
1130
1125
10451046
1035
1025
1011
131
1021
10141111
1105
150
931
928
921
915
907
841
825
821
815
121
119810
822
832
844
906
910
831834934950
214
1002
1028
1040
1048
1102
1112
1022
1126
1121
1012
712
720
730
732
740 73356172733384557711700 62622 183463562525294361636
612
600126 134
734
727
721
707
701
647
602
610
620
626
704
710 719718
726
736
100
646
508
518
522
528
536 2430521
51249517542
520
532
534
444
514HermosaAve9th St
7th St
11th St
10th St
Beach Dr
8th St
6th StThe S
t
rand
6th Ct
7th Ct
8th Ct
9th Ct Bayview Dr
10th Ct
12th Ct
11th Ct
Pier Plaza
Manhattan AvePalm Dr
830
300' RADIUS MAP
ADDRESS: 830 The Strand, Hermosa Beach, CA 90254 r
Page 195 of 380
Community Development Department – Planning Division
City of Hermosa Beach, 1315 Valley Drive, Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 830 The Strand, Hermosa Beach, CA 90254
Assessor Parcel Number 4187-002-005 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on Tuesday, March 18, 2025, at 7:00 p.m. to consider the request described below.
REQUEST FOR A PRECISE DEVELOPMENT PLAN (PDP) 23-10 TO ALLOW THE INTERIOR AND EXTERIOR REMODEL OF AN
EXISTING APARTMENT BUILDING INCLUDING THE RECONSTRUCTION OF FOUR UNITS AND ADDITION OF A NEW TWO CAR
GARAGE LOCATED AT 830 THE STRAND IN THE TWO-FAMILY RESIDENTIAL (R-2) ZONE.
FOR PURPOSES OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT THE PROJECT INCLUDES THE ADDITION OF AN
ACCESSORY DWELLING UNIT WITHIN AN EXISTING BASEMENT AREA AND IS NOT THE SUBJECT OF THIS HEARING.
PURSUANT TO GOVERNMENT CODE SECTION 66317 AN ACCESSORY DWELLING UNIT REQUIRES A MINISTERIAL REVIEW.
ENVIRONMENTAL REVIEW: THE PROJECT QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES. AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive
Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at
cityclerk@hermosabeach.gov at least 48 hours before the meeting.
PARTICIPATION AND VIEWING OPTIONS Hermosa Beach Planning Commission meetings are open to the public and are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254.
Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by
submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on action items listed on the agenda via the following:
Zoom - https://us02web.zoom.us/j/82539742028?pwd=ountrdnvd2l6tzbptdljc2x6bgfwdz09
Meeting ID: 825 3974 2028 Password: 207860
Phone - Toll Free: (833) 548-0276 Meeting ID: 825 3974 2028, then #; Passcode: 207860
eComment - Submit an eComment by 4:00 p.m. on the meeting date.
Supplemental Email - Supplemental emails are available for agenda items only and must be sent to Community Development at communitydevelopment@hermosabeach.gov. Supplemental emails should indicate the agenda
item plus meeting date in the subject line and must be received by 4:00 p.m. on the meeting date. Emails received
after the deadline but before the meeting ends will be posted to the agenda the next business day.
Please be advised that while the City will endeavor to ensure these remote participation methods are available, the
City does not guarantee that they will be technically feasible or work all the time. Further, the City reserves the right
to terminate these remote participation methods (subject to Brown Act restrictions) at any time and for whatever reason. Please attend in person or by submitting an eComment to ensure your public participation. Similarly, as a
courtesy, the City will also plan to broadcast the meeting via the following listed mediums. However, these are done
as a courtesy only and not guaranteed to be technically feasible. In order to guarantee live time viewing and/or
public participation, members of the public shall attend in Council Chambers. Cable TV - Spectrum (channel 8) and Frontier (channel 31) in Hermosa Beach YouTube - https://www.youtube.com/c/cityofhermosabeach90254
Live Stream - www.hermosabeach.gov/agenda
If you experience technical difficulties while viewing a meeting on any of our digital platforms, please try another
viewing option. View staff reports and attachments at www.hermosabeach.gov/agenda. Alexis Oropeza
Planning Manager Page 196 of 380
10th
S
t
Hermosa Ave9th
S
t
7th
S
t
11th
S
t
8th
S
tBeach Dr
6th
S
t
12th
C
t
Palm
DrThe St
rand Bayview
Dr
6th
C
t
7th
C
t
8th
C
t
9th
C
t
10th
C
t
11th
C
t
Manhattan Ave
Project Zoning Map Planning CommissionApril 15, 2025
Description
830 The Strand
APN: 4187-002-005
Zone: R-2 Two Family Residential
Precise Development Plan
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
300' Notification Radius
Page 197 of 380
City of Hermosa Beach | Page 1 of 11
Meeting Date: April 15, 2025
Staff Report No. 25-CDD-065
Honorable Chairperson and Members of the Hermosa Beach Planning
Commission
REQUEST TO APPROVE CONDITIONAL USE PERMITS (CUP 24-13, 24-14),
PRECISE DEVELOPMENT PLANS (PDP 24-16, 24-17), AND VESTING TENTATIVE
PARCEL MAP NO. 84426 TO ALLOW TWO NEW, 30-FOOT-TALL RESIDENTIAL
CONDOMINIUM BUILDINGS WITH TWO UNITS EACH ON 2 ADJACENT LOTS
CEQA: Determine that the project is categorically exempt from the California
Environmental Quality Act pursuant to a Class 3 categorical exemption, as defined in
section 15303 of the CEQA Guidelines for new construction.
(Associate Planner Jake Whitney)
Recommended Action:
Staff recommends that the Planning Commission:
1) Determine the project is categorically exempt from the California Environmental
Quality Act (CEQA);
2) Adopt a Resolution (Attachment 1) approving Conditional Use Permits (CUP 24-13
and CUP 24-14); Precise Development Plans (24-16 and 24-17) and Vesting
Tentative Parcel Map No. 84426 allowing two new residential condominium buildings
with two units each on two adjacent lots located at 819-825 Bard St in the Multiple-
Family Residential zone (R-3) subject to conditions.
Executive Summary:
The following is a request for approval of two Conditional Use Permits (CUPs), two
Precise Development Plans (PDPs), and a Vesting Tentative Parcel Map (VTPM) that
would permit the construction of four detached condominium units on two adjacent lots at
819-825 Bard Street. Staff recommends that the Planning Commission approve the
requested CUPs, PDPs, and VTPM with conditions of approval and determine that the
project is categorically exempt from the California Environmental Quality Act
(Attachment 1).
Background:
The project site consists of two adjacent interior lots with vehicle access on Bard Street
in the Multiple Family Residential Zone (R-3) (Attachment 2). The City’s General Plan
(PLAN Hermosa) designates the property as High-Density Residential with an allowable
density range of 25.1-33.0 dwelling units per acre. The site is located north of 8th Street
and east of Bard Street. The project site is also located within the Coastal Zone. The two
Page 198 of 380
City of Hermosa Beach | Page 2 of 11
subject parcels are each developed with two units built between 1923-1925. The
proposed project, if approved, would replace the same number of units as those
demolished.
Protected Units
The Housing Crisis Act’s (HCA), replacement housing requirement, as amended by
Senate Bill 8, applies to a housing development that demolishes existing residential units.
Additionally, California Government Code 66300, states protected units are required to
be replaced. Pursuant to California Government Code section 66300.5(h)(4), protected
units include residential dwelling units that are or were rented by lower or very low-income
households within the past five years. Per this requirement, the applicant has
demonstrated that the prior occupants of the units proposed to be demolished within a
five-year period were not lower or very low-income households via attestations from the
prior occupants on forms prescribed by the City.
Site Information Table:
The following table describes the existing site characteristics.
Site Information
General Plan High-Density Residential (HD)
Zoning Multiple-Family Residential (R-3)
Lot Size Two (2) 3,300square-foot lots
Existing Square Footage 1,246 sf (825 Bard, APN 4187-014-047) 1,007 sf
(821 Bard, APN 4187-014-048)
Surrounding Zoning
North: R-3
East: R-3
South: R-3
West: R-3
Surrounding Uses
North: Multi-Family Residential
East: Multi-Family Residential
South: Multi-Family Residential
West: Multi-Family Residential
Project Description
The project consists of the construction of four detached condominium units within four
buildings on two existing ground lots and the demolition of four existing units contained
within three existing structures (Attachment 3). The new front-facing units would result
in 2,613 square feet of living area each, while the rear-facing units would result in 2,880
square feet of living area each. Vehicular access to the site would be provided from Bard
Page 199 of 380
City of Hermosa Beach | Page 3 of 11
Street via a single 10-foot wide long shared driveway, which would lead to two-car
garages for each unit, as well as two shared guest parking spaces adjacent to the garages
on the rear units. On the sub-level floor of each unit, are the garages, pedestrian entry
points, and a bedroom, as well as a stairway leading to the first floor above. On the first
floor of each unit lies the master suites and master baths, laundry rooms, two additional
bedrooms and bathrooms, and a stairway leading to the second floor above. On the
second floor of each unit lie the kitchens, living areas, an office, an additional bathroom,
and a stairway leading to the third floor above. On the third floor of each unit lie family
rooms, as well as open deck space. Landscaping for the site consists of an Olive Tree,
as well as Red Kangaroo Paw, Dymondia, and New Zealand Flax perennial plants and
ground cover mulch.
The project requires the Planning Commission’s review and approval of a Conditional Use
Permit and Precise Development Plan for each lot. The review aims to promote
architectural unity, enhance design, and ensure neighborhood compatibility of the
proposed two-unit condominium. A Vesting Tentative Map for condominium purposes is
requested so that the units may be sold separately.
Discussion:
Both proposed two-unit condominium buildings are designed to mirror one another in
terms of size, scale, architectural style, and layout. As such, the following table
represents the development standards for both parcels. (APN 4187-014-047 & APN
4187-014-048)
Development Standards
Criteria Required Provided
LOT STANDARDS
Minimum Lot Area (per unit) 1,320 sf per unit 1,650 sf per unit
Lot Coverage Maximum 65% maximum 65%
HEIGHT: 30 ft maximum 30 ft
YARDS:
Front 5 ft 5 ft
Side 3 ft 3 ft
Rear 5 ft 5 ft
PARKING AND
DRIVEWAYS:
Total Parking Spaces
Minimum 10 spaces 10 spaces
Garage Spaces Minimum 8 spaces (2 per unit) 8 spaces (2 per unit)
Page 200 of 380
City of Hermosa Beach | Page 4 of 11
The following summarizes the condominium construction, maintenance, and
development’s compliance with residential minimum design standards.
Historical Assessment
A historical resource assessment was prepared for the existing building since it is at least
50 years old and is proposed to be demolished. A historical resource assessment of the
structure dated March 5, 2025, was prepared by Kaplan Chen Kaplan (Attachment 5).
The assessment found that the building would not be eligible for listing as a historic
resource as it did not meet any of the criteria for inclusion in the National Register of
Historic Places, the California Register of Historic Resources, or a City of Hermosa Beach
landmark. Furthermore, the site was not found to be associated with any historic persons,
Guest Space Minimum 2 spaces (1 per every 2
units)
2 spaces (1 per every 2
units)
Driveway Slope 20% maximum 19.5%
OPEN SPACE:
Private Open Space: 300 sf per unit
310 sf (per front facing
unit)
303 sf (per rear facing unit)
DESIGN ELEMENTS:
Solid Waste Area (Per Unit) (3) 2.5 ft X 2.5 ft bins (3) 2.5 ft X 2.5 ft bins
Required Provided
LOT STANDARDS
Minimum Lot Width 29 ft 30 ft wide each
DESIGN ELEMENTS:
Unit Size 1,600 sf per unit (based
on 4 bedrooms)
2,613 sf (front facing units),
2,880 sf (rear facing units)
Private Storage Space 200 cubic feet per unit
200 cubic feet (front facing
units)
240 cubic feet (rear facing
units)
Height
25 ft max along walk
streets. Otherwise, base
zone standard applies.
30 ft. No walk street
YARDS:
Front 5 ft 5 ft
Page 201 of 380
City of Hermosa Beach | Page 5 of 11
events, nor did they identify any evidence of master craftsman work. The building is made
from unremarkable materials, not representative of any specific historical period, and the
workmanship is considered poor.
Project Findings:
A Conditional Use Permit may only be approved or conditionally approved when positive
findings can be made for all of the findings pursuant to Hermosa Beach Municipal Code
Section 17.56.050:
A. 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 proposed use is allowed within the R-3 zone and is compliant with the zoning
ordinance and all other titles in the municipal code.
B. The proposed use is consistent with the General Plan and any applicable
specific plan;
The proposed use is consistent with the High-Density Residential designation in
the General Plan and is not a part of any specific plan area. The intent of the High-
Density Residential designation is to allow for medium and large-scale multi-family
residential developments such as duplexes, triplexes, apartment buildings and
condominiums. The identified density range for the land use designation is 25.1-
33.0 dwelling units per acre pursuant to PLAN Hermosa. The proposed four-unit
condominium would have a density of 26.39 dwelling units per acre, which falls
within the designated density range.
C. 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 four-unit residential condominium would be similar to other
multifamily developments in the vicinity and would not be adverse to the public
health, safety, or general welfare of the community or detrimental to surrounding
properties or improvements.
D. 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; and
The design, location, size, and operating characteristics of the proposed
condominium development are compatible with the existing and reasonably
foreseeable future land uses and circulation in the vicinity. The design is
characteristic of similar multifamily residences in the area and is in a residential
Page 202 of 380
City of Hermosa Beach | Page 6 of 11
zone. The use is proposed structure would be used for residential r condominiums
which is consistent with the surroundings.
E. The site is physically suitable for the type of the use being proposed,
including access, utilities, and the absence of physical constraints.
The lot is 3,330 square feet and is physically suitable and has access to a public
street, utilities, and other essential services. There are no physical constraints
which would prohibit this type of development.
Furthermore, a Precise Development Plan may only be approved or conditionally
approved when all of the findings can positively be made pursuant to Section 17.58.040
of the HBMC.
A. 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 design, layout, and physical features of the proposed development comply
with the zoning ordinance and all other titles of the Hermosa Beach Municipal
Code.
B. The design, layout, and other physical features of the project are consistent
with the General Plan, and any applicable specific plan or design guidelines;
and
The design, layout, and other physical features of the project are consistent with
the General Plan. The intent of the High-Density Residential designation is to allow
for medium and large-scale multi-family residential developments such as
duplexes, triplexes, apartment buildings and condominiums. The identified density
range for the land use designation is 25.1-33.0 dwelling units per acre pursuant to
PLAN Hermosa. The proposed four-unit condominium project complies with these
standards and is within the allowable density range at 26.39 dwelling units per
acre. There are no other specific plans or design guidelines to comply with.
C. 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 design, layout, and other physical features of the project comply with the
design and development standards applicable to the zone and no waivers from
these standards are being requested.
Lastly, a subdivision for a tentative map may only be approved or conditionally approved
when positive findings can be made pursuant to Section 16.08.060 of the HBMC.
Page 203 of 380
City of Hermosa Beach | Page 7 of 11
A. The proposed subdivision would not create lots smaller than a forty (40) foot
width and having less than four thousand (4,000) square feet;
The proposed subdivision would not alter the sizes of the existing lots but would
rather subdivide airspace within the two adjacent ground lots for condominium
purposes as well as establish shared access easements for the two properties.
The existing lots are each currently 30 feet wide at their narrowest points and are
each 3,300 square feet in total.
B. The proposed lots, after being divided, front on public streets and do not
front on any alleys;
The existing lots front on Bard Street. The proposed subdivision of airspace for
condominium purposes would not alter this arrangement.
C. The proposed subdivision will in no way be inconsistent with the prevailing
lot pattern or reduce property values in the surrounding neighborhood area;
The proposed subdivision of airspace is consistent with the existing lot patterns
along Bard Street and the surrounding area and there are no unique characteristics
about this subdivision which would indicate that surrounding property values would
be affected as a result of this subdivision.
D. The size of the proposed lots is not smaller than the prevailing lot size and
lot frontage within the same zone and general plan designation within a three
hundred (300) foot radius; provided, however, that all such lots used in the
comparison shall be in the same neighborhood area;
The size of the lots would not be altered by the proposed subdivision as it pertains
to airspace divisions for condominium purposes. There shall be no impact to this
lot size standard.
E. The granting of the subdivision would result in the creation of lots that would
be of a size and configuration which would be in keeping with the standards
of development specified by the zoning ordinance for the land use zone in
which it is located;
The size of the lots would not be altered by the proposed subdivision as it pertains
to airspace divisions for condominium purposes. There shall be no impact to this
lot size or configuration standard.
F. The creation of the proposed lots would be in conformity with the intent and
purpose of the comprehensive general plan for the city;
PLAN Hermosa, the City’s General Plan allows for the creation of new
condominium developments within the specified zoning district and the proposed
subdivision would not alter the sizes of the existing lots. The intent of the High-
Density Residential designation is to allow for medium and large-scale multi-family
residential developments such as duplexes, triplexes, apartment buildings and
Page 204 of 380
City of Hermosa Beach | Page 8 of 11
condominiums. The identified density range for the land use designation is 25.1-
33.0 dwelling units per acre pursuant to PLAN Hermosa. The proposed four-unit
condominium project complies with these standards and is within the allowable
density range at 26.39 dwelling units per acre. The subdivision as proposed is
compliant with the intent and purpose of the comprehensive general plan for the
City.
G. The tentative subdivision map complies with the requirements for approval
set forth in the Subdivision Map Act of the state of California.
The tentative subdivision map shall be reviewed by the City Engineer for
conformance with all requirements set forth in the Subdivision Map Act of
California. No final map shall be approved by the jurisdiction until such time that
the proposed subdivision map has been cleared for compliance.
General Plan Consistency:
This report and associated recommendations have been evaluated for their consistency
with the City’s General Plan. Relevant Policies are listed below:
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high quality of life
for residents.
Policy 1.6 Scale and context. Consider
the compatibility of new development
within its urban context to avoid abrupt
changes in scale and massing.
The scale of the development is in line
with that of the neighborhood and similar
development surrounds the subject
property. The proposed project is a four-
unit condominium development three
stories tall with deck space on top which
is common of new multi-family
development in this community. The
development fits in seamlessly with the
urban context which is made up of two-
and three-story buildings and does not
contain abrupt changes in scale and
massing.
Goal 2: Neighborhoods provide for
diverse needs of residents of all ages
and abilities and are organized to
support healthy and active lifestyles.
The proposed project is a four-unit
condominium and would contribute to a
diverse neighborhood with various
Page 205 of 380
City of Hermosa Beach | Page 9 of 11
General Plan Consistency
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.
Policy 5.6 Eclectic and diverse
architecture. Seek to maintain and
enhance neighborhood character
through eclectic and diverse
architectural styles.
Goal 6. A pedestrian-focused urban
form that creates visual interest and a
comfortable outdoor environment.
Policy 6.7 Pedestrian oriented design.
Eliminate urban form conditions that
reduce walkability by discouraging
surface parking and parking structures
along walkways, long blank walls along
walkways, and garage dominated
building facades.
housing types and unit sizes for
residents of different income levels.
The proposed project would contribute to
the diversity of architectural styles in the
community through effective site design.
The building design incorporates
windows, balconies, and a pedestrian
accessible entrance along the eastern
elevation, facing the street. The design
features contribute to a pedestrian-
focused urban form.
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 lighting 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.
Housing Element
Issue Area 2: Affordable Housing
Development
Policy 2.2 The City will continue to
encourage the development of safe,
sound, and decent housing to meet the
need of varying income groups
The project will support the development
of safe, sound, and decent housing. The
condominium units built from this project
would be made to comply with current
building codes which are more robust
than the codes used for the existing on-
site residences. Furthermore, the
Page 206 of 380
City of Hermosa Beach | Page 10 of 11
General Plan Consistency
Policy 2.4 The City will continue to
support and promote homeownership in
the community.
condominiums present the opportunity
for home ownership in the community.
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
qualifies for a Class 3 categorical exemption, as defined in section 15303 of the CEQA
Guidelines, for New Construction as it consists of a multiple-family residential structure
consisting of no more than four units. Moreover, none of the exceptions to the categorical
exemption(s) apply, nor would the project result in a significant cumulative impact of
successive projects of the same type in the same place over time or have a significant
effect on the environment due to unusual circumstances or damage a scenic highway or
scenic resources within a state scenic highway. Furthermore, a historical resource
assessment was prepared for the existing building since it is at least 50 years old and is
proposed to be demolished. A historical resource assessment of the structure dated
March 5, 2025, was prepared by Kaplan Chen Kaplan (Attachment 5). The assessment
found that the building would not be eligible for listing as a historic resource as it did not
meet any of the criteria for inclusion in the National Register of Historic Places, the
California Register of Historic Resources, or a City of Hermosa Beach landmark.
Furthermore, the site was not found to be associated with any historic persons, events,
nor did they identify any evidence of master craftsman work. The building is made from
unremarkable materials, not representative of any specific historical period, and the
workmanship is considered poor.
Public Notification:
For the April 15, 2025 Planning Commission hearing, a total of 241 public hearing notices
were mailed to the applicant, occupants, and property owners of properties within a 300-
foot radius on April 3, 2025. A legal ad was published on April 3, 2025 in the Easy Reader,
a newspaper of general circulation. Additionally, the applicant received a notice poster to
post on-site and provided proof of posting a minimum of ten days in advance of the public
hearing, in accordance with HBMC 17.68.050. Public notification materials are included
as Attachment 6. As of the writing of the report, staff has received no public comments.
Attachments:
1. Draft PC Resolution 25-02
2. Zoning Map
3. Project Plans
4. Vesting Tentative Parcel Map No. 84426
5. Historic Resource Assessment
6. Public Notification Package
7. SUPPLEMENTAL – Email from Matt Brandseth April 13, 2025
Page 207 of 380
City of Hermosa Beach | Page 11 of 11
Respectfully Submitted by: Jake Whitney, Associate Planner
Legal Review: Patrick Donegan, City Attorney
Approved: Alexis Oropeza, Planning Manager
Page 208 of 380
1
PC Resolution 25-02
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING CONDITIONAL USE
PERMITS (CUP 24-13 & 24-14), PRECISE DEVELOPMENT PLANS (PDP
24-16 & 24-17), AND VESTING TENTATIVE PARCEL MAP (VTPM NO.
84426) TO ALLOW TWO NEW, 30-FOOT-TALL RESIDENTIAL
CONDOMINIUM BUILDINGS WITH TWO UNITS EACH ON TWO
ADJACENT LOTS LOCATED AT 819-825 BARD ST, AND DETERMINING
THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
The Planning Commission of the City of Hermosa Beach does hereby resolve, and order
as follows:
Section 1. An application was filed on September 26, 2024, by the applicant Aref
A. Hayati and Nahid Mohammadifar, as Trustees of The Hayati Family Trust, dated
02/28/2008, for the joint development of two adjacent lots located at 819-825 Bard Street,
seeking approval of Conditional Use Permits 24-13, 24-14, Precise Development Plans 24-
16, 24-17, and Vesting Tentative Parcel Map VTPM No. 84426 for the construction of a
four-unit detached condominium project.
Section 2. The Planning Commission conducted a duly noticed public hearing to
consider the subject application on April 15, 2025, at which time testimony and evidence,
both written and oral, was presented to and considered by the Planning Commission.
Section 3. The proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in Section 15303(b), Class 3 Exemption, New
Construction or Conversion of Small Structures, because the proposal pertains to
construction of limited numbers (four) new, small structures. More specifically, the project
is comprised of construction of four condominium units in an urbanized area, totaling no
more than six dwelling units. Moreover, none of the exceptions to the Categorical
Exemptions apply, nor will the project result in a significant cumulative impact of
successive projects of the same type in the same place over time or have a significant
effect on the environment due to unusual circumstances or damage a scenic highway or
scenic resources within a state scenic highway. The site is not located on a hazardous
waste site and will not cause a substantial adverse change in the significance of a historical
resource.
Page 209 of 380
2
Section 4. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares pertaining to the application
for Conditional Use Permits pursuant to Section 17.56.050 of the Municipal Code.
All projects requiring a Conditional Use Permit must make findings pursuant to Section
17.56.050 of the Municipal Code:
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 proposed use is allowed within the R-3 zone and is compliant with the zoning
ordinance and all other titles in the municipal code.
2. The proposed use is consistent with the General Plan and any applicable
specific plan;
The proposed use is consistent with the High-Density Residential designation in the
General Plan and is not a part of any specific plan area. The intent of the High-Density
Residential designation is to allow for medium and large-scale multi-family residential
developments such as duplexes, triplexes, apartment buildings and condominiums.
The identified density range for the land use designation is 25.1-33.0 dwelling units
per acre pursuant to PLAN Hermosa. The proposed four-unit condominium would
have a density of 26.39 dwelling units per acre, which falls within the designated
density range.
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 four-unit residential condominium would be similar to other multifamily
developments in the vicinity and would not be averse to the public health, safety, or
general welfare of the community or detrimental to surrounding properties or
improvements.
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; and
Page 210 of 380
3
The design, location, size, and operating characteristics of the proposed condominium
development are compatible with the existing and reasonably foreseeable future land
uses and circulation in the vicinity. The design is characteristic of similar multifamily
residences in the area and is in a residential zone. It intends to operate as a structure
for residential uses which is consistent with the surroundings.
5. The site is physically suitable for the type of the use being proposed,
including access, utilities, and the absence of physical constraints.
The site is physically suitable and has access to a public street, utilities, and other
essential services. There are no physical constraints which would prohibit this type of
development.
Section 5. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares pertaining to the application
for Precise Development Plans pursuant to Section 17.58.040 of the Municipal Code.
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 design, layout, and physical features of the proposed development comply
with the zoning ordinance and all other titles of the Hermosa Beach Municipal
Code.
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;
and
The design, layout, and other physical features of the project are consistent with
the General Plan. The intent of the High-Density Residential designation is to allow
for medium and large-scale multi-family residential developments such as
duplexes, triplexes, apartment buildings and condominiums. The identified density
range for the land use designation is 25.1-33.0 dwelling units per acre pursuant to
PLAN Hermosa. The proposed four-unit condominium project complies with these
standards and is within the allowable density range at 26.39 dwelling units per acre.
There are no other specific plans or design guidelines to comply with.
Page 211 of 380
4
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 design, layout, and other physical features of the project comply with the
design and development standards applicable to the zone and no waivers from
these standards are being requested.
Section 6. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares pertaining to the application
for a Vesting Tentative Parcel Map pursuant to Section 16.08.060 of the Municipal Code.
A. The proposed subdivision would not create lots smaller than a forty (40) foot
width and having less than four thousand (4,000) square feet;
The proposed subdivision would not alter the sizes of the existing lots but rather would
subdivide airspace within the two adjacent ground lots for condominium purposes as well
as establish shared easements for the two properties. The existing lots are each currently
30 feet wide at their narrowest points and are each 3,300 square feet in total.
B. The proposed lots, after being divided, front on public streets and do not
front on any alleys;
The existing lots front on Bard Street. The proposed subdivision of airspace for
condominium purposes would not alter this arrangement.
C. The proposed subdivision will in no way be inconsistent with the prevailing
lot pattern or reduce property values in the surrounding neighborhood area;
The proposed subdivision of airspace is consistent with the existing lot patterns along
Bard Street and the surrounding area and there are no unique characteristics about this
subdivision which would indicate that surrounding property values would be affected as
a result of this subdivision.
D. The size of the proposed lots is not smaller than the prevailing lot size and lot
frontage within the same zone and general plan designation within a three
hundred (300) foot radius; provided, however, that all such lots used in the
comparison shall be in the same neighborhood area;
The size of the lots would not be altered by the proposed subdivision as it pertains to
airspace divisions for condominium purposes. There shall be no impact to this lot size
Page 212 of 380
5
standard.
E. The granting of the subdivision would result in the creation of lots that would
be of a size and configuration which would be in keeping with the standards
of development specified by the zoning ordinance for the land use zone in
which it is located;
The size of the lots would not be altered by the proposed subdivision as it pertains to
airspace divisions for condominium purposes. There shall be no impact to this lot size or
configuration standard.
F. The creation of the proposed lots would be in conformity with the intent and
purpose of the comprehensive general plan for the city;
PLAN Hermosa, the City’s General Plan allows for the creation of new condominium
developments within the specified zoning district and the proposed subdivision would
not alter the sizes of the existing lots. The intent of the High- Density Residential
designation is to allow for medium and large-scale multi-family residential developments
such as duplexes, triplexes, apartment buildings and condominiums. The identified
density range for the land use designation is 25.1-33.0 dwelling units per acre pursuant
to PLAN Hermosa. The proposed four-unit condominium project complies with these
standards and is within the allowable density range at 26.39 dwelling units per acre. The
subdivision as proposed is compliant with the intent and purpose of the comprehensive
general plan for the City.
G. The tentative subdivision map complies with the requirements for approval
set forth in the Subdivision Map Act of the state of California.
The tentative subdivision map shall be reviewed by the City Engineer for conformance
with all requirements set forth in the Subdivision Map Act of California. No final map shall
be approved by the jurisdiction until such time that the proposed subdivision map has
been cleared for compliance.
Section 7. General Plan Consistency: This project has been evaluated for
consistency with the City’s General Plan. Relevant Policies are listed below:
General Plan Consistency
Goals & Policies Findings
Page 213 of 380
6
General Plan Consistency
Land Use Element
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high quality of life
for residents.
Policy 1.6 Scale and context. Consider the
compatibility of new development within
its urban context to avoid abrupt changes
in scale and massing.
The scale of the development is in line
with that of the neighborhood and similar
development surrounds the subject
property. The proposed project is a four-
unit condominium development three
stories tall with deck space on top which
is common of new multi-family
development in this community. The
development fits in seamlessly with the
urban context which is made up of two-
and three-story buildings and does not
contain abrupt changes in scale and
massing.
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.
Policy 5.6 Eclectic and diverse
architecture. Seek to maintain and
enhance neighborhood character
through eclectic and diverse architectural
styles.
Goal 6. A pedestrian-focused urban form
that creates visual interest and a
comfortable outdoor environment.
The proposed project is a four-unit
condominium and would contribute to a
diverse neighborhood with various
housing types and unit sizes for residents
of different income levels.
The proposed project would contribute to
the diversity of architectural styles in the
community through effective site design.
The building design incorporates
windows, balconies, and a pedestrian
accessible entrance along the eastern
elevation, facing the street. The design
features contribute to a pedestrian-
Page 214 of 380
7
General Plan Consistency
Policy 6.7 Pedestrian oriented design.
Eliminate urban form conditions that
reduce walkability by discouraging
surface parking and parking structures
along walkways, long blank walls along
walkways, and garage dominated
building facades.
focused urban form.
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 lighting 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.
Housing Element
Issue Area 2: Affordable Housing
Development
Policy 2.2 The City will continue to
encourage the development of safe,
sound, and decent housing to meet the
need of varying income groups
Policy 2.4 The City will continue to
support and promote homeownership in
the community.
The project will support the development
of safe, sound, and decent housing. The
condominium units built from this project
would be made to comply with current
building codes which are more robust
than the codes used for the existing on-
site residences. Furthermore, the
condominiums present the opportunity
for home ownership in the community.
Section 8. Based on the foregoing, the Planning Commission hereby approves
the subject Conditional Use Permits 24-13, 24-14, Precise Development Plans 24-16, 24-
17, and Vesting Tentative Parcel Map #84426 for the construction of a four-unit detached
condominium project on two adjacent lots as set forth in Planning Commission Resolution
25-02, subject to the following Conditions of Approval:
General:
Page 215 of 380
8
1. The development and continued use of the property shall be in conformance with
submitted plans received and reviewed by the Planning Commission at its meeting of
February 18, 2025, revised in accordance with the conditions below. The Community
Development Director may approve minor modifications that do not otherwise conflict
with the HBMC or requirements of this approval.
2. The project shall fully comply with all requirements of the R-3 Zone as applicable and
the Condominium Ordinance in Chapter 17.22 of the Municipal Code, including but
not limited to:
a) Height including required roof deck railings shall fully comply with the 30-foot
height limit. Precise building height compliance shall be reviewed at the time
of Plan Check, to the satisfaction of the Community Development Director.
b) Design and construction shall comply with Section 17.22.060 except as
specifically stated in this Resolution.
c) Conduit to accommodate roof mounted alternative energy equipment for solar
energy and solar thermal shall also be supplied per Section 15.32.140.
d) The requirements of Section 17.22.060(F) and (G) shall be shown on structural
plans and reviewed at the time of Building Division Plan Check.
e) A minimum of 200 cubic feet of storage area shall be provided for each unit in
accordance with Section 17.22.060(E).
f) 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.
g) 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.
h) Driveway transitions shall comply with Section 17.44.120(D).
i) All exterior lighting shall be downcast, fully shielded and illumination shall be
contained within the property boundaries. Lighting shall be energy conserving
and motion detector lighting shall be used for all lighting except low-level (3
feet or less in height) security lighting and porch lights. Lamp bulbs and images
Page 216 of 380
9
shall not be visible from within any onsite or offsite residential unit. Exterior
lighting shall not be deemed finally approved until 30 days after installation,
during which period the building official may order the dimming or
modification of any illumination found to be excessively brilliant or impacting
to nearby properties.
j) Any satellite dish antennas and/or similar equipment shall comply with Section
17.46.240.
k) Architectural treatments shall be as shown on building elevations, site and floor
plans.
3. The submitted Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed and
approved by the Community Development Director and City Attorney in conformance
with Section 17.22.050 and conditions of this approval prior to Final Map approval.
a) Proof of recordation of approved CC&Rs shall be submitted to the Community
Development Director, prior to issuance of Certificate of Occupancy.
b) Eight (8) garage parking spaces shall be maintained on-site. All parking spaces
shall remain available for parking and shall not be used for storage or other
purposes. Storage of boats, trailers, and recreational vehicles shall not be
allowed.
c) The two (2) shared off-street guest parking spaces shall be compliant with the required turning radius, shall remain open and accessible to each unit, rather than being used for storage or any other purposes, and the CC&Rs shall reflect this condition.
4. The project shall comply with all requirements of the Building Division, Public Works
Department, and Fire Department, and the HBMC.
5. The applicant shall comply with all applicable mitigation measures of the General
Plan Program EIR (SCH No. 201581009) as adopted by the City Council including:
a) Construction projects within the city shall demonstrate compliance with all
applicable standards of the Southern California Air Quality Management District,
including the following provisions of District Rule 403:
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
Page 217 of 380
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).
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
Page 218 of 380
11
construction activities can resume at the site where the paleontological
resources were discovered (MM 4.4-3).
e) For development located at a distance within which acceptable vibration
standards pursuant to the Table 4.11-10 of the General Plan Program EIR,
included below, the applicant at the time of plan check submittal shall submit
a report prepared by a qualified structural engineer demonstrating the
following:
i. Vibration level limits based on building conditions, soil conditions, and
planned demolition and construction methods to ensure vibration
levels would not exceed acceptable levels where damage to structures
using vibration levels in Draft EIR Table 4.11-4 as standards.
ii. Specific measures to be taken during construction to ensure the
specified vibration level limits are not exceeded.
iii. A monitoring plan to be implemented during demolition and
construction that includes post‐ construction and post‐ demolition
surveys of existing structures that would be impacted. Examples of
measures that may be specified for implementation during demolition
or construction include but are not limited to:
1. Prohibition of certain types of impact equipment.
2. Requirement for lighter tracked or wheeled equipment.
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
Equipment Vibration Velocity
Level at 25 Feet,
in/sec
Distance from
Equipment Within
Which Standard is
Exceeded
Pile driver (impact) 0.158 158 feet
Page 219 of 380
12
Equipment Vibration Velocity
Level at 25 Feet,
in/sec
Distance from
Equipment Within
Which Standard is
Exceeded
Pile driver (sonic) 0.045 68 feet
Clam shovel drop
(slurry wall) 0.050 74 feet
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 Plans:
6. 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) The applicant shall provide 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).
7. 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
Page 220 of 380
13
(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. 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.
8. 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.
9. Two copies of final construction plans, including site, elevation, and floor plans, which
are consistent with the conditions of approval of this conditional use permit, 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.
10. 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.
11. The address of each condominium unit shall be conspicuously displayed on the street
side of the buildings with externally or internally lit numbers and the method for
illumination shall be shown on plans. Address numbering and display shall be subject
to approval by the Community Development Department.
12. The applicant shall pay all Parks and Recreation Facilities Area Dedication fees at the
time of building permit issuance.
Public Works
13. No new walls or foundation footing will be allowed to be constructed on or over the
public right of way.
Page 221 of 380
14
14. A Residential Encroachment Permit is required for any non-conforming structures
located over or within the public-right-of way.
15. 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 to comply with the Municipal Code and Public
Works specifications, shall be filed with the Community Development Department.
16. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and
storm drain main lines on street.
17. 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.
18. Sewer flow rate for upstream and downstream manhole along with manhole rim/lid
elevations must be submitted prior to grading and plan check. 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.
19. Sewer manhole/lid elevations must be submitted prior to grading and plan check.
20. 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.
21. Sewer main work may be required after review of sewer lateral video.
22. 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.
23. An easement for, and the right to construct, operate, maintain, repair and use, or to
reconstruct, a utility, blanket in nature, shall be recorded prior to Final Map approval.
Page 222 of 380
15
Construction
24. Prior to issuance of a Building Permit, abutting property owners and residents within
100 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.
25. 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.
26. Traffic control measures, including flagmen, shall be utilized to preserve public health,
safety, and welfare.
27. A construction sign shall be posted conspicuously during the course of construction
at the project site.
Fire:
28. Replacement fire hydrants shall meet the dimensions of, and construction
requirements outlined by AWWA standard C503.
29. Relocation of fire hydrants shall include required vehicular clearance be maintained,
as provided by California Vehicle Code Chapter 9, Section 22514.
Other:
30. This approval shall not be effective for any purposes until the permittee and the
owners of the property involved have filed at the office of the Planning Division of the
Community Development Department their affidavits stating that they are aware of,
and agree to accept, all of the conditions of this grant. The Conditional Use Permits,
Precise Development Plans and Parcel Map shall be recorded, and proof of recordation
shall be submitted to the Community Development Department prior to the issuance
of a building permit.
Page 223 of 380
16
31. 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.
32. The Planning Commission may review these Conditional Use Permits and Precise
Development Plans 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.
33. 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.
34. 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 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.
Section 10. 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.
VOTE: AYES:
Page 224 of 380
17
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 25-02 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 April 15, 2025.
Kate Hirsh, Chairperson Alexis Oropeza, Secretary
____________________
Date
Page 225 of 380
7th
S
t
6th
S
tMonterey
B
lvd
ArdmoreAveHermosaAveSunset Dr
11th
Ct LomaDrCypress
AveCypressAve10th
C
t
P ie r A v e
10th St
8th
S
t
9th
S
t
11th
S
t
7th
C
t
9th
C
t
8th
C
t Ardmore Ave
7th
S
t Bard St
7th
S
t
6th
S
t
5th
S
tVal
ley
Dr
8th
P
l
11th
S
t
9th
S
t
Palm
DrManhattan Ave
10th
S
t
Bayview
DrProject Zoning MapPlanning CommissionApril 15, 2025
819-825 Bard Street
APN: 4187-014-048 & 4187-014-047
Zone: R-3 Multiple Family Residential
Description
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
300' notification radius
Page 226 of 380
GENERAL NOTES:1.ALL WORK SHALL CONFORM TO ALL APPLICABLE BUILDING CODES, ORDINANCE, ANDREGULATIONS ADOPTED BY LOCAL AUTHORITIES HAVING JURISDICTION. WHERE CODES ORORDINANCES CONTAIN CONFLICTING REQUIREMENTS, THE MORE STRINGENT SHALL GOVERN.THIS PROJECT SHALL CONFORM TO 2022 EDITION OF:CALIFORNIA BUILDING CODE, CALIFORNIA RESIDENTIAL CODE, CALIFORNIA ELECTRICAL CODE,CALIFORNIA ENERGY CODE, CALIFORNIA MECHANICAL CODE, CALIFORNIA PLUMBING CODE,CALIFORNIA GREEN BUILDING STANDARDS CODE.2THE INTENT OF THESE DRAWINGS AND SPECIFICATIONS IS TO INCLUDE ALL LABOR, MATERIALSAND SERVICES NECESSARY FOR COMPLETION OF ALL WORK SHOWN, PRESCRIBED, ORREASONABLY IMPLIED BUT NOT LIMITED TO THAT EXPLICITLY INDICATED IN THE CONTRACTDOCUMENTS..3THE STRUCTURE IS DESIGNED AS A STABLE UNIT AFTER ALL COMPONENTS ARE IN PLACE. THECONTRACTOR SHALL PROVIDE ALL SHORING AND BRACING NECESSARY TO ENSURE THESTABILITY OF ANY AND ALL PARTS OF THE BUILDING DURING CONSTRUCTION.4.NEITHER THE ARCHITECT'S REVIEW NOR APPROVAL OF SHOP DRAWINGS SHALL RELIEVE THEGENERAL CONTRACTOR FROM RESPONSIBILITY FOR DEVIATIONS FROM DRAWINGS ORSPECIFICATIONS UNLESS HE HAS CALLED THE ARCHITECTS ATTENTION ( IN WRITING) TO SUCHDEVIATIONS AT THE TIME OF SUBMISSION NOR SHALL IT RELIEVE HIM OF RESPONSIBILITY FORERRORS OF ANY SORT IN THE SHOP DRAWINGS..5THE CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY CONDITION HE OR SHE FINDS WHEREIN HIS JUDGMENT, IT WOULD BE DESIRABLE TO MODIFY THE DRAWINGS OR DETAILS SO AS TOPRODUCE THE BEST RESULTS.6.DO NOT SCALE DRAWINGS. DIMENSIONS ARE TO GOVERN. LARGE SCALE DRAWINGS SHALLGOVERN OVER SMALLER SCALE DRAWINGS.7.WHETHER OR NOT DETAILED ON DRAWINGS, THE CONTRACTOR SHALL PROVIDE AND INSTALLALL STIFFENERS, BRACING, BACK-UP PLATES AND SUPPORTING BRACKETS REQUIRED FOR THEINSTALLATION OF ALL CASEWORK AND OF ALL WALL MOUNTED OR SUSPENDED MECHANICAL,ELECTRICAL OR OTHERS MISCELLANEOUS EQUIPMENT INCLUDING PLYWOOD BACKBOARDS FORTELEPHONE AND ELECTRICAL EQUIPMENT..8THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING APPROVAL AND PERMITS FOR ALLDESIGN/BUILD SYSTEMS. HE OR SHE SHALL ALSO BE RESPONSIBLE THAT THE SYSTEMS MEETALL APPLICABLE CODE REQUIREMENTS.9.ALL CONTRACTORS AND SUBCONTRACTORS PERFORMING WORK ON, OR RELATED TO THISPROJECT SHALL CONDUCT THEIR OPERATIONS SO THAT ALL EMPLOYEES ARE PROVIDED A SAFEPLACE TO WORK AND THE PUBLIC IS PROTECTED, AND SHALL COMPLY WITH THE "OCCUPATIONALSAFETY AND HEALTH REGULATION" OF THE U.S. DEPARTMENT OF LABOR AND WITH ANY AND ALLOTHER APPLICABLE STATE AND /OR LOCAL SAFETY REGULATIONS. THE CONTRACTOR AGREES TOASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SAFETY CONDITIONS DURING THECOURSE OF CONSTRUCTION OF THIS PROJECT. THAT THIS REQUIREMENT SHALL APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS AND THAT THE CONTRACTORSHALL DEFEND, INDEMNIFY AND HOLD HARMLESS THE OWNER AND ARCHITECT FROM ANY ANDALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH PERFORMANCE OF WORK ON THISPROJECT..10THE CONTRACTOR SHALL COORDINATE WORK PERFORMED BY OTHER CONTRACTORSDISCREPANCIES, IF ANY, SHOULD BE BROUGHT TO THE ATTENTION OF THE ARCHITECT FORRESOLUTION BEFORE PROCEEDING WITH WORK..11THE CONTRACTOR SHALL PERFORM ANY AND ALL CUTTING, PATCHING, REPAIRING, ANDRESTORING NECESSARY TO COMPLETE THE WORK AND TO RESTORE ANY DAMAGED ORAFFECTED SURFACES RESULTING FROM THE WORK OF THIS CONTRACT TO THEIR ORIGINALCONDITION TO THE SATISFACTION OF ARCHITECT AND THE OWNER..12EACH SUBCONTRACTOR SHALL MAKE HIS OR HER OWN FIELD MEASUREMENTS. SHOULD ANYSTRUCTURAL DIFFICULTIES ARISE OVER THE INSTALLATION OF HIS OR HER EQUIPMENT HE SHALLINFORM THE CONTRACTOR, WHO SHALL THEN INFORM THE ARCHITECT..13SUBCONTRACTORS SHALL VERIFY ALL AS-BUILT CONDITIONS AND SHALL VERIFY WITH THECONTRACTOR AS TO ALL FINISHED DIMENSIONS ON SITE PRIOR TO FINALIZATION AND SHIPMENTOF EQUIPMENT INSURE PROPER INSTALLATION.14. SEPARATE PERMIT APPLICATION IS REQUIRED FOR THE FOLLOWING: DEMOLITION, ELECTRICAL,MECHANICAL, PLUMBING, FIRE SPRINKLER SYSTEMS, PHOTOVOLTAIC SYSTEMS, GRADING ANDSHORING AND WORK IN THE PUBLIC RIGHT OF WAY..15FINISH GRADE AROUND THE STRUCTURE / ADDITION SHALL SLOPE AWAY FROM STRUCTURE AMINIMUM OR 5% FOR A MINIMUM DISTANCE OF 10 FEET..16PLUMBING FIXTURE FLOW RATES SHALL COMPLY WITH SECTION 4.303 CALIFORNIA GREENBUILDING STANDARDS CODE AS FOLLOWS:4.303.1.1 Waters Closets: ≤ 1.28 gal/flush 4.303.1.2 Urinals: ≤ 0.125 gal/flush4.303.1.3.1 Single Showerheads: ≤ 1.8 gpm @ 80 psi 4.303.1.3.2 Multiple Showerheads: combined flow rate of all showerheads and/or other shower outletscontrolled by a single valve shall not exceed 1.8 gpm @ 80 psi or only one shower outlet is to be in operation at atime4.303.1.4.1 Residential Lavatory Faucets: ≤ 1.2 gpm @ 60 psi4.303.1.4.2 Lavatory Faucets in Common and Public Use Areas of Residential Buildings: ≤ 0.5 gpm @ 60psi4.303.1.4.3 Metering Faucets: ≤ 0.2 gallons per cycle 4.303.1.4.4 Kitchen Faucets: ≤ 1.8 gpm @ 60 psi.17. BATH TUB: NON-SLIP-JOINT-TRAP SHALL BE USED.18. PLUMBING CONTRACTOR SHALL DISCONNECT AND CAP EXISTING WATER AND SEWERLINES SO AS TO ALLOW DEMOLITION AS NOTED ON PLANS, PLUMBER SHALL PROVIDE A MIN. OF2 WATER HOSE BIBS AT THE POINT OF ENTRY TO BE USED AS SOURCE OF TEMPORARY WATER.OWNERCO-1PROJECT COVER SHEETG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132C:\Users\gsome\OneDrive\my projects1\Bard St\Sheets\CO-1 PROJECT COVER SHEET.dwg, 12/24/2024 7:09:38 AM, AutoCAD PDF (General Documentation).pc3Page 227 of 380
LOW VOLTAGE SWITCHINGSWITCH AND DOUBLECEILING PULL SWITCHMOTION DETECTORSINGLE POLE SWITCHDIMMER SWITCHDUPLEX RECEPTACLESINGLE RECEPTACLEOUTLET SPLIT WIREDDUPLEX RECEPTACLECIRCUIT INTERRUPTERGROUND FAULTOUTLET SPLIT WIREDTRIPLEX RECEPTACLE1/2 HOTQUADRUPLEX RECEPTACLECLG.WALLSURFACE MOUNTEDLIGHT FIXTURELIGHTING OUTLETSWPBBWEATHERPROOFBLANKED OUTLETRECESS 4" LED CANRECESS 4" LED CAN WITH DIRECTIONAL TRIMRECEPTACLE OUTLETSSWPRRANGE OUTLETWEATHERPROOFRECEPTACLE OUTLETFLOOR SINGLEPURPOSE OUTLETFLOOR SPECIALJFOEJFOEJUNCTION BOX (OWNERELECTRICAL OUTLETFAN OUTLETPROVIDED FIXTURE)SURFACE OR PENDANTINDIVIDUAL LED FIXTURECONTINUOUS ROWSURFACE OR PENDANTSWITCH AND SINGLESWITCH FORTIME SWITCHSYSTEMRECEPTACLERECEPTACLEWEATHER PROOF CIRCUIT BREAKERTHREE WAY SWITCHSWITCHSWITCH OUTLETSSHALL TERMINATE OUTSIDEP & T SHALL BE RELIEF VALVE OF ENTRYGAS OUTLET AND SHUTOFFA.C. AND OR HEATINGHOSE BIBADD. SYMBOLSWA.C. AND OR HEATINGSTUB OUT GASSUB OUT WATERFLOOR DRAIN FDWITH HVAC CONTRACTORRETURN VERIFY LOCATIONWITH HVAC CONTRACTORSUPPLY VERIFY LOCATIONMAIN DOOR CHIMESIGNALING SYSTEM OUTLETSTELEPHONE POINTRESIDENTIAL OCCUPANCIES00.00HEAT LAMP IN CEILINGWOOD STUD PARTITIONFLOW LINE (SURFACE)(E) EXISTING ELEVATIONTC-2W/HTANKLESS W/H WITHTViTHERMOSTAT INSTALL ATCAD6 INTERNET ALARM SYMBOLSSCSPKPGDSECURITY KEYPADGARDEN SPRINKLER PRE- IRRIGATION SPRINKLER TIMERGARBAGE DISPOSALWIRE TO CLOCK IN GARAGESMOKE ALARM PERPER CRC 2022 SECTION R314.35 ACH. MIN. (MIN 50 CFM)FAN -VENT TO O/S PROVIDETELEVISION COAXIAL CABLE(N) FINISH ELEVATION00.00CBLWPTSSVSURFACE MOUNTED PANEL BOARD AND CABINETPANEL BOARD AND CABINETPANEL BOARDS AND METERSGMELECTRICAL METERFLUSH MOUNTED GAS METERWMWATER METERSECURITY PANEL FGHBGKSUPPLY AIR WALLRETURN AIR WALLSD-OR-PLUG MOLD STRIP @ 12" U.N.O. USE GFI 110V ELECTRICALSTRIP OUTLETS SPACEDWHERE REQUIREDFOUR WAY SWITCHALL RECEPTACLES SHALL BE TAMPER RESISTANT PERGFIAFCI ARC-FAULTCIRCUIT INTERRUPTERCARBON MONOXIDE ALARMCOAND SMOKE ALARM COMBO2022 CEC SECTION 406.12(A)MISC. SYMBOLSWALL LEGENDPCRECESS LED WITH WPWEATHERPROOF60" ABOVE FINISHED FLOORSDPER CRC 2022 SECTION R315.3LED FIXTURENOTE: ALL LUMINAIRES SHALL BE HIGH EFFICACY AND MEET SS 150.0(K) CALENERGY CODE & COMPLY W/ TABLE 6.1 SS150.0-ALIGHT AND LED UNDER COUNTER COMBO CONTINUOUS GDGARAGE DOOR OPENERSTANDARD SYMBOLSSEC 210.12 (2022 CEC)FLOW LINE (IN PIPE)UL217, UL2034 & NFPA 720SHALL MEET SS 150.0(K)FSFIRE SPRINKLERALARM OR STROBE LIGHTMDSECURITY MOTIONDETECTORELECTRICAL SUB-PANELMEDIA PANELMPHTCHOUSE TIME CLOCK34MAKE UP AIR FOR DRYERJBJUNCTION BOX LANDSCAPE, HARDSCAPE LIGHTING, AND IRRIGATION SPRINKLERS TO TIMERS IN GARAGEOVERFLOW OFABOVE DOOR 100 SI MIN.1 HR FIRE SEPARATION (DECIMAL FEET)(DECIMAL FEET)RECESS 4" LED CAN SIZE AND CONTROL PER PLANPENDANT SURFACEMOUNTED LEDPCWPRECESS LED WITH PHOTOCONTROLWEATHERPROOFSURFACE LED WITH PHOTOCONTROLWEATHERPROOFTC-1DPROTECTED OPENINGON & OFF SWITCH and TPHOTOCONTROL and AUTOMATICTIME SWITCH CONTROLON & OFF SWITCH and MPHOTOCONTROL andMOTION SENSORTIME CLOCK (MOTION SENSOR)TIME CLOCK (TIMER )***100/70DISCONECT SWITCH100A DISCONNECT W/70 AMP FUSEA4aLED LIGHT FIXTURETYPE A, CIRCUIT 4SWITCH a (WHERE APPLIES)TYP.240V240 VOLT OUTLET ORTLTELEPHONEELECTRIC COOKTOP READYSYSTEMS USING GAS OR PROPANE COOKTOP TO SERVE INDIVIDUAL DWELLINGMUST INCLUDE A DEDICATED UNOBSTRUCTED 240V BRANCH CIRCUIT WIRINGINSTALLED WITHIN 3' (FEET) OF THE COOKTOP WITH A CIRCUIT CONDUCTOR RATEDAT LEAST 50 AMPS WITH THE BLANK COVER IDENTIFIED AS "240V READY" ANDRESERVE MAIN ELECTRICAL SERVICE PANEL SPACE TO ALLOW FOR THEINSTALLATION OF A DOUBLE POLE CIRCUIT BREAKER PERMANENTLY MARKED AS"FOR FUTURE 240V USE"ENERGY STORAGE SYSTEM (ESS) READYALL SINGLE FAMILY RESIDENCES MUST MEET ALL OF THE FOLLOWING:EITHER ESS-READY INTERCONNECTION EQUIPMENT WITH BACKED UP CAPACITYOF 60 AMPS OR MORE AND FOUR OR MORE ESS SUPPLIED BRANCH CIRCUITS INSS150.0(s):AT LEAST FOUR BRANCH CIRCUITS MUST BE IDENTIFIED AND HAVE THEIRSOURCE COLLOCATED AT A SINGLE PANELBOARD SUITABLE TO BE SUPPLIED BYESS WITH ONE CIRCUIT SUPPLYING THE REFRIGERATOR, ONE LIGHTING CIRCUITNEAR THE PRIMARY EXIT, AND ON ONE CIRCUIT SUPPLYING A SLEEPING ROOMRECEPTACLE OUTLET: MAIN PANELBOARD MUST HAVE A MINIMUM BUSBARRATING OF 225 AMPS: SUFFICIENT SPACE MUST BE RESERVED TO ALLOWFUTURE INSTALLATION OF A SYSTEM ISOLATION EQUIPMENT SWITCH WITH 3'OF THE MAIN PANELBOARD, WITH RACEWAYS INSTALLED BETWEEN THEPANELBOARD AND THE SWITCH LOCATION TO ALLOW THE CONNECTION OFBACKUP POWER SOURCE.ELECTRICAL CLOTHES DRYER READYCLOTHES DRYER LOCATIONS WITH GAS OR PROPANE PLUMBING TO SERVE INDIVIDUALDWELLINGS MUST INCLUDE A DEDICATED UNOBSTRUCTED 240V BRANCH CIRCUITWIRING INSTALLED WITHIN 3' (FEET) OF THE DRYER WITH A CIRCUIT CONDUCTORRATED AT LEAST 30 AMPS WITH THE BLANK COVER IDENTIFIED AS "240V READY" ANDRESERVE MAIN ELECTRICAL SERVICE PANEL SPACE TO ALLOW FOR THE INSTALLATIONOF A DOUBLE POLE CIRCUIT BREAKER PERMANENTLY MARKED AS "FOR FUTURE 240VUSE"HEAT PUMP SPACE HEATHER READYSYSTEMS USING GAS OR PROPANE FURNACES TO SERVE INDIVIDUALDWELLING MUST INCLUDE A DEDICATED UNOBSTRUCTED 240V BRANCHCIRCUIT WIRING INSTALLED WITHIN 3' (FEET) OF THE FURNACE WITH ACIRCUIT CONDUCTOR RATED AT LEAST 30 AMPS WITH THE BLANK COVERIDENTIFIED AS "240V READY" AND RESERVE MAIN ELECTRICAL SERVICEPANEL SPACE TO ALLOW FOR THE INSTALLATION OF A DOUBLE POLECIRCUIT BREAKER PERMANENTLY MARKED AS "FOR FUTURE 240V USE"VACANCY SENSOR SWITCH(MANUAL ON W/20 MIN. TIMER)240V READYBETWEEN CONDITIONEDSPACE AND GARAGE12'-0"21'-6"
17'-0"
4'-0"17'-6"
13'-4"3'-8"
10'-2"DECK 1 OF 29'-0"3'-4"819 BARD, 2ND STORY, PRIMARY LIVINGAREA (MIN. REQ'D 100 SF)31/16" = 1'-0"OPEN SPACE DIAGRAM821 BARD, 2ND STORY, PRIMARY LIVING AREA(MIN. REQ'D 100 SF.)DECK 2 OF 2821 BARD, 3RDSTORY FAMILY ROOM5'-0"11'-3"12'-3"8'-2"1'-0"3'-2"AREA COVERING DECK(ROOF & OVERHANG)OPEN SPACEROOF ABOVESCALE: 1/16" = 1'-0"8'16'032'819 BARD, 3RDSTORY FAMILY ROOM6'-0"4"OPEN SPACEAREA COVERING DECK(ROOF OVERHANG)AREA QUALIFYING FORREQUIRED OPEN SPACE10'-0"6'-10"1'-0"DECK 1 OF 2OPEN SPACEAREA COVERING DECK(ROOF & OVERHANG)13'-2"7'-4"5'-10"DECK 2 OF 24"OPEN SPACEAREA COVERING DECK(ROOF OVERHANG)AREA QUALIFYING FORREQUIRED OPEN SPACE12'-0"21'-6"
17'-0"
4'-0"17'-6"
13'-4"3'-8"DECK 2 OF 26'-0"4"13'-2"7'-4"5'-10"DECK 2 OF 24"10'-2"DECK 1 OF 29'-0"3'-4"
5'-0"11'-3"12'-3"8'-2"1'-0"3'-2"10'-0"6'-10"1'-0"DECK 1 OF 2ROOF ABOVE823 BARD, 2ND STORY, PRIMARY LIVINGAREA (MIN. REQ'D 100 SF)825 BARD, 2ND STORY, PRIMARY LIVING AREA(MIN. REQ'D 100 SF.)AREA COVERING DECK(ROOF & OVERHANG)OPEN SPACEROOF ABOVEOPEN SPACEAREA COVERING DECK(ROOF & OVERHANG)ROOF ABOVE825 BARD, 3RDSTORY FAMILY ROOMOPEN SPACEAREA COVERING DECK(ROOF OVERHANG)AREA QUALIFYING FORREQUIRED OPEN SPACE823 BARD, 3RDSTORY FAMILY ROOMOPEN SPACEAREA COVERING DECK(ROOF OVERHANG)AREA QUALIFYING FORREQUIRED OPEN SPACEOWNERCO-2LEGEND, GRADE PLANETABULATIONG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132C:\Users\gsome\OneDrive\my projects1\Bard St\Sheets\CO-2 LEGEND, GRADE PLANE TABULATION.dwg, 12/24/2024 7:11:21 AM,AutoCAD PDF (General Documentation).pc3Page 228 of 380
1CIVIL SITE SURVEYPage 229 of 380
BART STREETCONCRETE STEPS TYPPERMEABLE PAVERS TYPPEA GRAVEL TYP11/8" = 1'-0"AREA ANALYSIS823 BARD819 BARD821 BARD825 BARDGARAGE 3801716197378GARAGE 431317724924321502111174921461014201664052GARAGE 3801716197378GARAGE 431317724924321502111174921461014201664052CONCRETE SLABLANDSCAPE AREACOVERED WITH MULCHCONCRETE STEPS TYPPERMEABLE PAVERS TYPPEA GRAVEL TYPLANDSCAPE AREACOVERED WITH MULCHXLANDSCAPE LEGENDLANDSCAPING NOTES:I AGREE TO COMPLY WITH THE REQUIREMENTS OF THEPRESCRIPTIVE COMPLIANCE OPTION TO MWELOIRRIGATION SCHEDULING:IRRIGATION MAINTENANCE:C/OC/OOWNERL-1LANDSCAPE PLANG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 230 of 380
OWNERL-2LANDSCAPE NOTESG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 231 of 380
no parking existing on opposite side of driveway
NO EXISTING STREET PARKING
℄ BARD 823 BARDEMERGENCY ESCAPE
PLANTERPLANTER RAMPRAMP TRANSITIONN 77°50'00"E109.93'N 12°11'14"W30.00'N 12°11'14"W30.00'N 77°50'00"E109.91'N 12°12'24"W30.00'N 12°12'24"W30.00'N 12°11'14"W304.37'30.00'30.00'20.00'20.00'20.00'N 77°50'00"E109.92'BARD STREETEXISTING RESIDENCEEXISTING RESIDENCE13.0'
13.4'
207
.8
'SSMH #0707ELEV 67.42STA 3+06.60EDGE OF PAVEMENT(6
8
.
8
0
)
T
P
N
A
I
L(64.58)(68.79)(68.66)(68.91)(69.07)(68.73)(6
9
.
0
5
)
(6
8
.
5
6
)(67.59) TC(67.08) FL(67.15) EG(67.68) PC(71.16) TW(6
8
.
0
2
)(67.54)(6
7
.
0
9
)(67.33) TX(68.09)(6
8
.
3
1
)
(6
8
.
7
0
)
P
C(68.94)(68.61)(68.60)(68.90)(68.48)(68.34)(72.48) TW(68.07)(6
8
.
0
3
)(67.81)(68.31)(67.84)(67.97)(67.81)(69.30)(69.52)(66.86)(68.66)(
6
9
.
0
3
)
(6
8
.
6
6
)(68.49)(6
8
.
3
7
)(68.27)(68.02)(68.62)(67.87)(67.38)(68.01)(67.53)(67.79)(66.35)(66.44)(66.18)(68.74) TW(65.67)(65.76)(63.01)(64.80)(63.14)(64.02)(64.06)(60.38)(63.04)(63.96)(64.33)(66.50) TW(64.39)(65.58)(66.31)(66.51)(64.86)(64.62) PC(68.4) PC(62.8)(64.5) PC(66.2)(65.4)(63.10)(68.73) TW(64.18) PCGARAGE DOOR TO GARAGE DOOR℄10' SHARED RAMP/DRIVEEASEMENTGUEST PARKING 17'x8'-6"TOC 61.00TOC 59.66TOC 61.33TOC 60.00TO
C
6
7
.
6
7TOG 60.78TOC 60.06TOC 59.30TOC 61.49TOC 59.62TOC 59.57TOC 68.40ENTRYTOS 66.33TO
C
6
6
.
0
0 ENTRYTOS 65.00TOC 64.75TOD 65.50TO
W
6
8
.
1
0
TOW 68.10TOC 68.10TOC 68.17TOD 68.02TOC 68.98TO
D
6
7
.
8TOW 72.20TOW 71.20TOC 60.37TOC 60.80TO
W
7
2
.
0
0TOW 72.5TO
W
7
2
.
5
TOW
7
3
.
5TOW 72.5TOW 71.5TOW 70.5TOW 69.10TO
D
6
9
.
2
5
TOS 64.44 TOS 63.95 TOC 64.25TOC 59.62TOD 64.63
TOC 67.94TOC 67.91TOC 69.0TO
S
6
4
.
2
5TOC 67.90TOC 69.00TOC 60.81TO
C
6
0
.
6
6TOW 69.10TOC 59.66TOC 59.62TOC 60.66TOC 61.00TOC 59.39TOC 60.96TOC 59.62TOC 59.39TOC 60.86TOC 60.96TOC 60.96TOC 60.96TOC 69.13 TOC 60.40 TOC 60.35TOC 61.33ENTRYTOS 66.33TOC 66.00TOC 60.00TOC 59.57ENTRYTOS 65.00TOC 64.75TOD 65.50TOC 68.98TOC 60.37TO
C
6
0
.
8
0 TOS 64.44TOD 64.63TOC 69.13TOC 60.40TOC 60.35TOS 63.95TOC 68.60TOC 68.17TOD 68.02TOC 68.60TOD 64.0TOS 68.00TOC 70.0TOS 64.25TOC 70.00TOD 64.0TOS 69.75TOC 60.35TOC 62.63TOC 59.50
TOC 68.53TOC 68.26TOC 67.75TO
C
6
7
.
7
0
TOC 68.04TOC 60.08TOC 60.05BO
W
6
7
.
7 BOW 69.25TOC 61.45TOC 61.40TOC 67.93TOS 69.25TOC 68.13FLOOR ABV. 68.92FLOOR ABV. 70.25123456781234567812345671234567123456781234567812345671234567STG 6.82'xx2.66'x8'=145 CFSTG UNDER STAIRS 5'x4.25'x6'=127 CFSTORAGE ABOVE CAR HOOD 1.5'x9'x4'=54 CFGARAGE PARKING MINIMUM CLEAR DIMENSIONS17'X20' DEEP 6'-8" HIGARAGE PARKING MINIMUM CLEAR DIMENSIONS17'X20' DEEP 6'-8" HIGARAGE DOOR16'Wx6'-8"HI W/AUTOMATIC GARAGEDOOR OPENERGARAGE DOOR16'-4"Wx6'-8"HI W/AUTOMATIC GARAGEDOOR OPENER819 BARD821 BARD825 BARDENTRYENTRYENTRYENTRYNO EXISTING STREET PARKINGW/HW/H
W/HW/H
CONSTRUCT NEW, SIDEWALK, CURB, GUTTER AND DRIVEWAY APPROACH ALONG PROPERTY LINE ADJACENT TO STREET, GRIND AND RESURFACE ASPHALT TO THE CENTER OF THE STREETSTG 4'x3.66x4'=59 CF3 TRASH & RECYCLECONTAINERS EA 48" HI 24" SQ.STAIR REQUIRES 1 OPEN SIDE W/42" GUARDRAILSTAIR REQUIRES 1 OPEN SIDE W/42" GUARDRAIL3 TRASH & RECYCLECONTAINERS EA 48" HI 24" SQ.C/OC/OC/OC/OC/OC/OWMWMWMWMGMGMGMGMMP MPMPMP
SCELOWVOLTAGELOWVOLTAGENOTE:DRIVEWAY AND PARKING SPACESSHALL BE PAVED WITH NOTLESS THAN 6" (SIX INCHES) OFPORTLAND CEMENT EXCEPTTHAT WHEN SUPPORTED BY ASELECTED ROCK BASE WHICH ISACCEPTABLE TO THE CHIEFBUILDING INSPECTOR FOR THETYPE OF SOIL UPON WHICH ITIS CONSTRUCTEDBOTTOM OF STAIRS & LANDING SHALL CLEAR 48" MIN.FROM GARAGE FINISHED FLOORBOTTOM OF STAIRS & LANDING SHALL CLEAR 48" MIN.FROM GARAGE FINISHED FLOOR3R@ 6-1/2"2T@11"1R@ 6-1/2"5R@ 6-1/2"4T@11"3R@ 6-1/2"2T@11"2R@ 6-1/2"1T@11"2R@ 6-1/2"1T@11"STG UNDER STAIRS 3.5'x3.5'x4.25'=55 CFRAMP TRANSITIONGUEST PARKING 17'x8'-6"STG 6.82'xx2.66'x8'=145 CFSTG UNDER STAIRS 5'x4.25'x6'=127 CFSTORAGE ABOVE CAR HOOD 1.5'x9'x4'=54 CFGARAGE PARKING MINIMUM CLEAR DIMENSIONS17'X20' DEEP 6'-8" HIGARAGE PARKING MINIMUM CLEAR DIMENSIONS17'X20' DEEP 6'-8" HIGARAGE DOOR16'Wx6'-8"HI W/AUTOMATIC GARAGEDOOR OPENERGARAGE DOOR16'-4"Wx6'-8"HI W/AUTOMATIC GARAGEDOOR OPENERSTG 4'x3.66x4'=59 CF3 TRASH & RECYCLECONTAINERS EA 48" HI 24" SQ.BOTTOM OF STAIRS & LANDING SHALL CLEAR 48" MIN.FROM GARAGE FINISHED FLOORBOTTOM OF STAIRS & LANDING SHALL CLEAR 48" MIN.FROM GARAGE FINISHED FLOORSTG UNDER STAIRS 3.5'x3.5'x4.25'=55 CFFOR DETAILED DRAWINGS ON WORK IN THE PUBLIC RIGHT OF WAY REFER TO "C" SHEETS(101.71)SWITCH AND DOUBLERECEPTACLERECEPTACLESSSURFACE MOUNTED PANEL BOARD AND CABINETPANEL BOARD AND CABINETPANEL BOARDS AND METERSGMELECTRICAL METERFLUSH MOUNTED GAS METERWMWATER METERSECURITY PANEL ELECTRICAL SUB-PANELMEDIA PANELMPA-1SITE PLANG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 232 of 380
B-21/8"=12"PROFILE THRU 821BARD SOUTH OF GARAGE B-21/8"=12"PROFILE THRU 819 BARD SOUTH OF GARAGE A1/8"=12"PROFILE THRU CENTER OF RAMPA11/8"=12"PROFILE THRU NORTH OF RAMPA21/8"=12"PROFILE THRU SOUTH OF RAMPB1/8"=12"821 BARD PROFILE THRU CENTER OF GARAGE B1/8"=12"819 BARD PROFILE THRU NEAR CENTER OF GARAGE B-11/8"=12"PROFILE THRU NORTH OF GARAGE B-11/8"=12"PROFILE THRU NORTH OF GARAGE OWNERA-1ADRIVEWAY SECTIONSG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 233 of 380
W/HW/HW/H
W/HW/H
W/H
C/OC/OC/OC/OC/OC/OSWITCH AND DOUBLERECEPTACLERECEPTACLESSSURFACE MOUNTED PANEL BOARD AND CABINETPANEL BOARD AND CABINETPANEL BOARDS AND METERSGMELECTRICAL METERFLUSH MOUNTED GAS METERWMWATER METERSECURITY PANEL ELECTRICAL SUB-PANELMEDIA PANELMPOWNERA-1BSITE UTILITIESG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 234 of 380
CP1CPL 109.91PL 109.92PL 30.00
PL 30.00
P
C
6
8
.
4PC 67.68PC 64.62PC 64.18A
DCP2:CPa 95.42CPp 95.35CP8
CP5
CP7 CP2
CP
4
:
C
P
a
9
6
.
0
7CPp 95.96CP
6
:
C
P
a
9
7
.
0
3CPp 96.7CP
7
:
C
P
a
9
7
.
3
1
CP
p
9
7
.
0
7
CP8:CPa 97.78CPp 97.51CP1:CPa 94.94CPp 94.88CP1CP2CP3CP4CP5CP6CP7
BSLOPE .46"/12"SLOPE .46"/12"SLOPE 2.75/12SLOPE 3/12SLOPE 3/12SLOPE 3/12Δ 4.22' /109.92= .0384' SLOPE .46" PER FOOTΔ 3.06' /109.91= .02784' SLOPE .334" PER FOOTSLOPE 2.75/12CP3:CPa 95.44CPp 95.40
CP5:CPa 97.24CPp 96.58PC 64.50PC 68.70CP9:CPa 94.95CPp 94.88 PL 109.93APL 30.00
PL 30.00 CBDCP10:CPa 95.55CPp 95.35CP11:CPa 95.46CPp 95.40
CP12:CPa 96.19CPp 95.96CP13:CPa 97.36CPp 96.58CP14:CPa 97.55CPp 96.7CP15:CPa 98.23CPp 97.43CP16:CPa 98.31CPp 97.51CP8CP4 CP3CP6 CP9CP10CP11CP12CP13CP14CP15CP16CP9CP11 CP10
CP12
CP16FAMILY ROOM DECKOPEN TO LIVINGROOM DECKOPEN TO LIVINGROOM DECKFAMILY ROOM DECKBUILT UP ROOFARCHITECTURALSHINGLESARCHITECTURALSHINGLESCP13
CP14
CP15
A-3ROOF PLANG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 235 of 380
5'-0"36'-6"28'-0"35'-4"5'-078"1234567812345678123456712345671234567812345678123456712345678 R @ 7-1/2"7 T @ 10"
10'-0"
8'-6"5'-014"5'-034"18'-0"20'-6"20'-6"21'-0"4'-0"
5'-0"14'-10"2'-0"
3'-0"
3'-0"24'-0"3'-0"16'-0"LAUNDRYBATH 1EMERGENCYESCAPEPLANTERPLANTER2'-6"16'-0"9'-9"FLOOR ABOVE2 CAR GARAGEW/HW/H
W/HW/H
16'-2"8'-3"28'-734"GARAGE DOOR TO GARAGE DOOR3'-0"25'-0"BEDROOM 12 CAR GARAGE 20'Dx17'W' CLR38'-4"BATH 1BEDROOM 1ENTRYENTRY2'-678"CLOSET6'-0"6'-312"10'-0"5'-10"5'-9"4'-5"5'-6"
18'-6"
10"GARAGE PARKING MINIMUM CLEAR DIMENSIONS17'X20' DEEP 6'-8" HIGARAGE PARKING MINIMUM CLEAR DIMENSIONS17'X20' DEEP 6'-8" HIGARAGE DOOR16'Wx6'-8"HI W/AUTOMATIC GARAGEDOOR OPENERGARAGE DOOR16'-4"Wx6'-8"HI W/AUTOMATIC GARAGEDOOR OPENERSTAIR REQUIRES 1 OPEN SIDE W/42" GUARDRAILSTAIR REQUIRES 1 OPEN SIDE W/42" GUARDRAILDESIGNATES AREA COUNTEDTOWARDS LOT COVERAGE10'-6"5'-6"2'-0"+37.5"+60"4'-0"COMMON DRIVEWAY EASMENT REQUIRED8 R @ 7-1/2"7 T @ 10"LAUNDRYBATH 1EMERGENCYESCAPEPLANTERPLANTERFLOOR ABOVE2 CAR GARAGEBEDROOM 12 CAR GARAGE 20'Dx17'W' CLRBATH 1BEDROOM 1ENTRYENTRYCLOSETLINENGARAGE PARKING MINIMUM CLEAR DIMENSIONS17'X20' DEEP 6'-8" HIGARAGE PARKING MINIMUM CLEAR DIMENSIONS17'X20' DEEP 6'-8" HIGARAGE DOOR16'Wx6'-8"HI W/AUTOMATIC GARAGEDOOR OPENERGARAGE DOOR16'-4"Wx6'-8"HI W/AUTOMATIC GARAGEDOOR OPENERSTAIR REQUIRES 1 OPEN SIDE W/42" GUARDRAILSTAIR REQUIRES 1 OPEN SIDE W/42" GUARDRAIL+37.5"+60"LINENA-3.0SUB-LEVEL FLOOR PLANG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 236 of 380
W.I CLOSETBED 2MSTR BAMSRT BEDMSTR CLOSETLAUNDRYBATHMSTR CLOSETMSTR BEDMSTR BATHBATHCLOSETBED 3BED 2W.I CLOSETBED 3A-3.11ST STORY FLOOR PLANG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 237 of 380
1234561234561234567812345671234568123456712345678123456712345681234567OFFICEBATH 4PANTRYOFFICEBATH 4PANTRYA-3.22ND STORY FLOOR PLANG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 238 of 380
678123456745678123456767812345674567812345673R1/4"=12"821 BARD 3RD STORY FLOOR PLAN 3F1/4"=12"819 BARD 3RD STORY FLOOR PLAN SCALE: 1/4" = 1'-0"2'4'08'123123123123D-2-A-3.33RD STORY FLOOR PLANG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 239 of 380
EF1/4" = 12"819 BARD, EAST FACING ELEVATIONEF11/4"=12"823 BARD, EAST FACING ELEVATION819(67.68) PC(68.4) PC(68.70) PC823SF1/4"=12"819 BARD, SOUTH FACING ELEVATIONSR1/4"=12"821 BARD, SOUTH FACING ELEVATION819821(67.68) PC(6
8
.
0
2
)(67.81)(67.84)(67.97)(67.81)(66.44)(66.86)(66.2)(65.67)(64.62) PC(71.16) TW(72.48) TW(65.4)(68.31)(69.52)(69.30)A-5.5BA-5.5AA-5.5DA-5.5CA-5.6D2A-5.6D3A-5.6D4-D5A-5.6D6EXTERIOR MATERIAL LEGENDA-5EXTERIOR ELEVATIONSG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 240 of 380
WF11/4" = 12"823 BARD, WEST FACING ELEVATIONWF1/4'=12"819 BARD, WEST FACING ELEVATION(72.48) TW(69.30)NR1/4"=12"821 BARD, NORTH FACING ELEVATIONNF1/4"=12"819 BARD, NORTH FACING ELEVATION(68.4) PC(64.18) PC(64.86)(66.51)(67.79)(68.02)(68.31)D11EXTERIOR MATERIAL LEGENDA-5.1EXTERIOR ELEVATIONSG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 241 of 380
ER1/4"=12"821 BARD, EAST FACING ELEVATIONER11/4"=12"825 BARD, EAST FACING ELEVATION(72.48) TW(69.30)WR1/4"=12"821 BARD, WEST FACING ELEVATIONWR11/4"=12"825 BARD, WEST FACING ELEVATION(64.62) PC(68.74) TW(64.18) PC(64.5) PC(64.06)(62.8)(66.50) TW(63.04)(60.38)(63.14)(6
3
.
1
0
)(65.76)EXTERIOR MATERIAL LEGENDA-5.2EXTERIOR ELEVATIONS ANDSECTIONSG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132C:\Users\gsome\OneDrive\my projects1\Bard St\Sheets\A-5.2 EXTERIOR ELEVATIONS AND SECTIONS.dwg, 12/22/2024 11:21:51 PM, AutoCAD PDF (General Documentation).pc3Page 242 of 380
SR11/4"=12"825 BARD, SOUTH FACING ELEVATIONSF11/4"=12"823 BARD, SOUTH FACING ELEVATION(68.4) PC(64.18) PC(64.86)(66.51)(67.79)(6
8
.
0
2
)(68.31)NR11/4"=12"825 BARD, NORTH FACING ELEVATIONNF11/4"=12"823 BARD, NORTH FACING ELEVATION823825(68.70) PC(69.05)(69.03)(68.37)(68.27)(66.31)(63.96)(64.5) PC(64.33)(64.39)(65.58)(68.66)(68.66)(68.66)(62.8)EXTERIOR MATERIAL LEGENDOWNERA-5.3EXTERIOR ELEVATIONSG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 243 of 380
GARAGEGARAGE1B1/4" = 12"821 BARD, SECTION THROUGH THE CENTER OF PROPERTY1F1/4" = 12"819 BARD, SECTION THROUGH THE CENTER OF PROPERTYBEDROOM 3MASTER BEDROOMHALLLIVING ROOMDININGKITCHENFAMILY ROOMLIVING ROOMENTRY HALLBEDROOM 3MASTER BEDROOMDININGKITCHENFAMILY ROOM DECKBEDROOM 1BEDROOM 1A-5.5BA-5.5AA-5.5DA-5.5CA-5.6D2A-5.6D3A-5.6D4-D5A-5.6D6SCALE: 1/4" = 1'-0"2'4'08'1B11/4"=12"825 BARD, SECTION THRU CENTER OF PROPERTYA-5.5B1A-5.5A11F11/4"=12"823 BARD SECTION THRU CENTER OF PROPERTYGARAGEBEDROOM 3FAMILY ROOMGARAGEFAMILY ROOMLIVING ROOMLIVING ROOMFAMILY ROOM DECKENTRYMASTER BEDROOMHALLDININGKITCHENENTRYBEDROOM 3MASTER BEDROOMDININGKITCHENFAMILY ROOM DECKBEDROOM 1HALLBEDROOM 1A-5.5D1A-5.5C1A-5.6D2A-5.6D3A-5.6D4-D5A-5.6D6(66.50) TWOWNERA-5.4SECTIONS THRU CENTER OFPROPERTYG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 244 of 380
B1/4" = 12"819 BARD, STAIR AT GARAGEMASTER BATHFAMILY ROOMLIVING ROOMENTRYB11/4" = 12"823 BARD, STAIR AT GARAGEGARAGELAUNDRYLINENMASTER BATHFAMILY ROOMLIVING ROOMGARAGELAUNDRYLINEND821 BARD, STAIR SECTION AT ENTRYBEDROOM 2LIVING ROOMENTRYBEDROOM 1D1825 BARD, STAIR SECTION AT ENTRYC1/4"=12"821 BARD, STAIR SECTION AT GARAGEBEDROOMLIVING ROOMGARAGEFAMILY ROOM DECKC11/4"=12"825 BARD, STAIR SECTION AT GARAGEBEDROOMLIVING ROOMGARAGEFAMILY ROOM DECKGUEST PARKINGGUEST PARKINGENTRYENTRYENTRYA1/4" = 12"819 BARD, STAIR AT HALLA11/4" = 12"823 BARD, STAIR AT HALLLAUNDRYMASTER BATHFAMILY ROOMLIVING ROOMENTRYLAUNDRYMASTER BATHFAMILY ROOMLIVING ROOMA-5.5BUILDING SECTIONSG E R A R D O B. S O M E R S N C A R B
P. O. BOX 3052
2417 PALM AVENUE
A R C H I T E C T
MANHATTAN BEACH CA 90266
www.SomersArchitecture.com
310. 545-2132Page 245 of 380
BEDROOM 3BEDROOM 1D21/4" = 12"SEC @ REQ'D 6'-8" CLR.D31/4"=12"SEC @ REQ'D 7'10" CLR.D41/4"=12"SEC @ EXTERIOR GAR DOORD51/4"=12"ALT SEC @ EXTERIOR GAR DOORD61/4"=12"SEC @ RAILING BTWN BUILDINGSD?1/4"=12"ALT SEC @ EXTERIOR GAR DOOROWNERA-5.6WALL SECTIONSG E R A R D O B. S O M E R S N C A R BP. O. BOX 30522417 PALM AVENUEA R C H I T E C TMANHATTAN BEACH CA 90266www.SomersArchitecture.com310. 545-2132Page 246 of 380
BENCHMARK:SANITARY SEWER MANHOLE LID # 0707 HAVING A RIM ELEVATION OF 67.42'AS SHOWN ON THE CITY OF HERMOSA BEACH GIS MANHOLE MAPLAST EDITED ON 02/05/2019, 2:02 PMN 77°50'00"E109.93'N 12°11'14"W30.00'N 12°11'14"W30.00'N 77°50'00"E109.91'N 12°12'24"W30.00'N 12°12'24"W30.00'N 12°11'14"W304.37'94.40'30.00'30.00'149.97'20.00'20.00'20.00'N 77°50'00"E109.92'BARD STREET X X X X X X X X X X X X X X X X X X X X X X X X X XEXISTING BUILDINGEXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCE X X X X X X X
1.1'
1.1'
2.7'
0.7'6.6'40'20'20'CONC. SIDEWALKCONC. GUTTER11.3'17.3'SSMH #0707ELEV 67.42STA.3+06.60SSMH #0703AELEV 64.26STA.1+10.5015.9'N 77°50'00"E254.88'FOUND S&W L.S. 7328 PER PWFB 0616-2328,2329STA.4+04.37N 77°50'51"E254.98'FOUND L&T L.S. 7328 PER PWFB 0616-2330,2331STA.1+00.00N'LY LINE OF TRACT NO. 20028TH STREETEDGE OF PAVEMENT68
.
8
0
T
P
N
A
I
L64.5868.7968.
6
6WM68.9169.0768.7368.27 TC67.79 FL67.93 EG68.4367.
8
369.48 TW69.
0
5
68
.
5
6
69
.
3
8
F
F
WM67.08 FL67.15 EG67
.
6
8
P
C71.16 TW68
.
0
2
67.5467
.
0
964.8565
.
5
465.42 EG65.36 FLWM65
.
5
9
PP65.07 TC64.57 FL67.33 TX68.0968.
8
0
F
F 68.31EM68.70 PC68.9468.
6
1
79
.
9
9
P
A
R
A
P
E
T
86
.
7
9
R
I
D
G
E
68.6068.9068.4868.3472.48 TW68
.
0
7
68.
0
3 67.8168.
3
1 67.8467.9767.8169.3069.5266
.
8
6
80
.
6
8
R
I
D
G
E
68.
6
6
6
9
.
0
3GM 68.6668.4968.96 TW68.3768.2768.0268.6267
.
8
7
67
.
3
8
68.0167.
5
3
67
.
7
966.3566.4466.1868.74 TW65.6765.76 63.0164.8063.1464.0264.0660.3863.04 63.9664.3366.50 TW64.3965.5866.3110"PINE18"PINE66.5164.8664.62 PC68.4 PC62.864.5 PC66.265.4823 & 825 BARD STREET ( JOB#24-019)LOT 6 - PARCEL 124bNOTE: TITLE FOR 823 & 825 BARD STREET ( LOT 6)A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THE TIME OF THIS SURVEY. ANYREADILY AVAILABLE ITEMS AFFECTING THIS PROPERTY HAVE BEEN PLOTTED BASED ON PROVIDED DOCUMENTS.ITEM #2 - AN EASEMENT FOR RIGHT OF WAY TO LAY WATER PIPES AND TO MAINTAIN AND REPAIR THE SAMEAND INCIDENTAL PURPOSES RECORDED IN BLOCK 1617 PAGE 47 OF DEEDS. (BLANKET IN NATURE)ITEM #5 - AN EASEMENT FOR COMMUNITY DRIVEWAY AND INCIDENTAL PURPOSES RECORDED ON JULY 30,1962 AS INSTRUMENT NO. 5334 OF OFFICIAL RECORDS.LAWYERS TITLE COMPANYFILE NO. 124040003DATED JANUARY 4, 202425a7.0'4b1.0'5a63.1068.73 TW64.18 PCPARCEL 2(EASEMENT)821 BARD STREET (JOB#24-018)LOT 7 - PARCEL 1PARCEL 2(EASEMENT)24-018SHEET 1 OF 1 SHEETSCALE: 1" = 10'IN THE CITY OF HERMOSA BEACHCOUNTY OF LOS ANGELESSTATE OF CALIFORNIAFOR CONDOMINIUM PURPOSESVESTING TENTATIVEPARCEL MAP NO.84426NOTES:1. ALL EXISTING STRUCTURES TO BE REMOVEDUNLESS OTHERWISE NOTED.2. ALL UTILITIES ARE LOCATED IN ADJACENTSTREETS.3. THIS IS A TWO (2) PARCEL PARCEL MAP WITHTWO (2) RESIDENTIAL CONDOMINIUM UNITSPER PARCEL.4. WATER SUPPLY IS PROVIDED BY CALIFORNIAWATER COMPANY.5. SANITARY SEWER DISPOSAL IS TO AN 8"CONCRETE (NON-REINFORCED) PUBLIC LINE.THE 8" VCP IS LOCATED IN BARD STREET;APPROXIMATE DEPTH = 4'±.6. SEE SOILS REPORT FOR POTENTIAL FILL ONTHIS SITE.7. SITE DRAINAGE IS SURFACE FLOW WITHDISCHARGE TO ADJACENT STREETS.*BLOCK T,TRACT NO. 1677,M.B. 20-184**BLOCK C,TRACT NO. 1677,M.B. 20-184***PARCEL MAP NO. 21198,P.M.B. 235-5024-018EXISTING BUILDINGCONCRETEBRICKWOOD DECK106.76EXISTING ELEVATIONBLOCK WALLLEGEND100EXISTING CONTOURFINISH FLOORGARAGE FINISH FLOORLEAD AND TAGTOP OF CURBFLOW LINETOP OF WALLTOP OF DVWY APRONBEGINNING OF CURB RETSPIKEFOUNDWESTERLYPROPERTY CORNERFFGFFL&TTCFLTWTXBCRSPKFDW'LYPCXEXISTING FENCENORTHERLYN'LYSPIKE AND WASHERS&WPOWER POLEPPGUY WIREGWSTKSTAKEPROPERTY LINEPL, P/LE'LYEASTERLYMHMANHOLESOUTHERLYS'LYWATER METERWMBOUNDARY MONUMENTS ARE NOT NECESSARILYSET ON PROPERTY CORNERS. PLEASE REFER TOTHE NOTATION ON THE PLANS FOR OFFSETDISTANCES. IF THERE ARE ANY QUESTIONS,PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION AT :(310) 542-9433, M-F 8:00 AM TO 5:00 PM.NOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TOEXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED.8/15/2024ENGINEERDENN ENGINEERSDATEMICHAEL GUZMAN-WALLE P.L.S. 98223914 DEL AMO BOULEVARD, STE. 921TORRANCE, CA 90503310-542-9433LEGAL DESCRIPTIONJOB ADDRESSSUBDIVIDERGERARDO SOMERSP.O. BOX 3052MANHATTAN BEACH, CA 90266PHONE (310) 545-2132LOT 6 & 7, BLOCK T,TRACT NO. 2002,M.B. 22-154-155,APN 4187-014-047 & 048821, 823 & 825 BARD STREETHERMOSA BEACH, CA 90254TO FOUND S&W LS 7328 PER PWFB 0616-2239,224067.59 TCNOTE: TITLE FOR 821 BARD STREET ( LOT 7)A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THE TIME OF THIS SURVEY. ANYREADILY AVAILABLE ITEMS AFFECTING THIS PROPERTY HAVE BEEN PLOTTED BASED ON PROVIDED DOCUMENTS.ITEM #2 - AN EASEMENT FOR RIGHT OF WAY TO LAY WATER PIPES AND TO MAINTAIN AND REPAIR THE SAMEAND INCIDENTAL PURPOSES RECORDED IN BLOCK 1617 PAGE 47 OF DEEDS. (BLANKET IN NATURE)ITEM #4 - AN EASEMENT FOR COMMUNITY DRIVEWAY AND INCIDENTAL PURPOSES THERETO AS RESERVED INA DOCUMENT RECORDED ON MARCH 17, 1961 AS INSTRUMENT NO. 1179 OF OFFICIAL RECORDS.LAWYERS TITLE COMPANYFILE NO. 124040002DATED JANUARY 4, 2024PROPOSED RECIPROCALDRIVEWAY EASEMENT8.0'
8.0'E'LY LINE OF LOT 7 **S'LY LINE OF LOT 5 *N'LY LINE OF LOT 8 *E'LY LINE OF LOT 6 **N'LY LINE OF PARCEL 1 ***6.6'21A = 3,298 SFA = 3,297 SF8.0'
8.0'Page 247 of 380
821 and 825 Bard Street Hermosa Beach, California
Historic Resource Evaluation
March 5, 2025
Submitted by: Kaplan Chen Kaplan
2526 Eighteenth Street Santa Monica, CA 90405 David Kaplan, Principal
Pam O’Connor, Architectural Historian
Page 248 of 380
Table of Contents Executive Summary 1
Summary of Research and Methodology 1
Regulatory Framework 2
Project Location and Setting 6
Development History of Hermosa Beach and the 800 block of Bard Street 8
Building Description and History of 821 Bard Street 12
Building Description and History of 825 Bard Street 15
Review of Previous Surveys 17
\Spanish Colonial Revival Architectural Context 18
Evaluation of Eligibility 19
Conclusion 22
References 23
Attachment A: Photographs
Attachment B: Maps Attachment C: Building Permits Attachment D: Historic Aerials and Sanborn Insurance Maps Attachment E: DPR Records Attachment F: Resumes
Page 249 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 1
EXECUTIVE SUMMARY
Kaplan Chen Kaplan conducted a historic resource assessment of two properties in the City of Hermosa Beach: the single-family dwelling at 821 Bard Street, constructed in
1925 and the duplex dwelling at 825 Bard Street, constructed in 1923.
There is no evidence that either property was influential in the development history of the
City of Hermosa Beach. Both buildings were designed with Spanish Colonial Revival style influences. Both buildings have been altered and neither building retains historic integrity. Neither building is an excellent example of the Spanish Colonial Revival architectural style. No historic persons or events are associated with the subject properties.
This Historic Resource Assessment conducted by Kaplan Chen Kaplan followed standards and guidelines established by the National Park Service and the California Office of Historic Preservation. The findings of the Historic Resource Assessment are based on research, field observations, evidence, technical guidelines and analysis and evaluation conducted by an architectural historian who meets the Secretary of the
Interior’s Qualifications.
The Historic Resources Survey conducted for the City of Hermosa Beach for the City’s
General Plan Update in 2013-2014 did not identify either property as an eligible historic resource.
The findings of this current intensive Historic Resource Assessment found no evidence that the subject buildings are eligible historic resources.
The properties at 821 Bard Street and 825 Bard Street do not meet the criteria to be eligible for inclusion on the National Register of Historic Places, the California Register of Historical Resources or as a City of Hermosa Beach Landmark.
SUMMARY OF RESEARCH AND METHODOLOGY
A comprehensive methodology for researching the development history of properties
and evaluation of the research to determine potential historic eligibility included conducting the following activities:
•Field review of February 2025
•Field review of adjacent area in February 2025
•Photography of subject property and adjacent area
•Building Permit Research
•Assessor data research
•Review of City of Hermosa Beach Historic Resources Surveys andrelated materials and documents
•Research online databases and sources
•Research online library resources
•Review of City Directories
•Review of aerial and topographic maps
Page 250 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 2
• Research online photographic databases
• Research historic newspaper databases
• Review of technical sources on architectural styles
• Evaluation of properties in accordance with federal, state, and local eligibility criteria
All the field data and research data were analyzed and evaluated by an architectural historian who meets the Secretary of the Interior’s Professional Qualification Standards for Historic Preservation/Architectural Historian and by an architect who meets the Professional Qualification Standards for Historic Architect. REGULATORY FRAMEWORK The importance of historic resources has been recognized by federal, state, and local governments through programs and legislation that identify and recognize buildings, structures, object, landscapes, and districts that possess historic significance. California Environmental Quality Act
The California Environmental Quality Act (CEQA) considers historical resources part of the environment. A project that may cause a substantial adverse effect on the significance of an historical resource may have a significant effect on the environment. A
property that is eligible for listing in the California Register of Historical Resources, is listed in a local register of historical resources, or has been identified as historically significant in an historic resources survey that meets specific criteria is considered a historical resource under CEQA. To determine if a property is a potential historical resource, it must be evaluated for its eligibility for inclusion on the National Register of Historic Places, the California Register of Historical Resources and/or as a local historical resource. National Register of Historic Places
The National Historic Preservation Act (NHPA) of 1966 established the National Register of Historic Places (National Register) as an authoritative guide “used by Federal, State, and local governments, private groups and citizens to identify the Nation’s cultural resources and indicate what properties should be afforded protection from destruction or impairment.”1 Buildings, districts, sites and structures may be eligible for listing in the
National Register if they possess significance at the national, state or local level in American history, culture, architecture or archeology, and in general, are over 50 years old. Significance is evaluated using established criteria:
A. Are associated with events that have made a significant contribution to the broad patterns of our history; or
B. Are associated with the lives of persons significant in our past; or C. Embody the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or
136 Code of Federal Regulations, Section 60.
Page 251 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 3
D. Yield, or may be likely to yield, information important in prehistory or history.
Significance of Association National Register Bulletin 32, Guidelines for Evaluating and
Documenting Properties Associated with Significant Persons, provides guidance on evaluating potential historic association with people who have “made contributions or
played a role that can be justified as significant.” For association with leaders or prominent families it is necessary “to explain their significant accomplishments” and they “must be compared to those of others who were active, successful, prosperous, or influential in the same field.” Most properties nominated for associations with significant persons also are nominated for other reasons and a majority of properties nominated under the association criterion are also significant in the area of architecture or for the area in which the individual(s) achieved recognition. National Register Bulletin 32 adds that the fact that we value certain professions or the contributions of certain groups historically does not mean that every property associated with or used by a member of that group is significant. Associations with one or more
individuals in a particular profession, economic or social class, or ethnic group will not automatically qualify a property. The contribution must be distinctive: it is not enough to show that an individual has acquired wealth, run a successful business, or held public
office, unless any of these accomplishments, or their number or combination, is a significant achievement in the community in comparison with the activities and accomplishments of others.
Integrity. Properties may be eligible for inclusion on the National Register as individual resources and/or as contributors to an historic district. National Register Bulletin 15: How
to Apply National Register Criteria for Evaluation states that in addition to meeting at least one of the four criteria, a resource should be evaluated to assess its integrity. For individual resources to qualify for inclusion they must represent an important aspect of an area’s history and possess integrity. An historic district must retain integrity as a whole, “the majority of the components that make up the district’s historic character must possess integrity even if they are individually undistinguished.” Historic Context. A resource must also be significant within an historic context. National
Register Bulletin 15 states that an historic context explains “those patterns, themes, or trends in history by which a specific…property or site is understood and its meaning…is made clear.” To be determined eligible for listing on the National Register a property
must possess significance within a historic context and possess integrity. Historic District. According to National Register Bulletin 15, an historic district derives its
importance from being a unified entity whose identity as a district “results from the interrelationship of its resources, which can convey a visual sense of the overall historic environment.” An historic district is “a definable geographic area that can be distinguished from surrounding properties by changes such as density, scale, type, age, style of sites, buildings, structures, and objects, or by documented differences in patterns of historic development or associations...the boundaries must be based upon a shared relationship among the properties constituting the district.”2
2 National Register Bulletin 15, How to Apply the National Register Criteria for Evaluation, pp. 5-6, https://www.nps.gov/nr/publications/bulletins/pdfs/nrb15.pdf
Page 252 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 4
California Register of Historical Resources
The California Register, based on the National Register, is the “authoritative guide to be used by state and local agencies, private groups, and citizens to identify the state’s
historical resources and indicate which properties are to be protected.” A building, site, structure, object, or historic district may be eligible for inclusion on the California Register if it meets one or more of the following criteria: 1. It is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States 2. It is associated with the lives of persons important to local, California, or national history 3. It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic
values 4. It has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.
California Office of Historic Preservation Technical Assistance Series #6, California Register and National Register: A Comparison states that in addition to meeting one of the
criteria of significance, a resource must “retain enough of their historic character or appearance to be recognizable as historical resources and to convey the reasons for their significance” and “integrity is evaluated with regard to the retention of location, design, setting, materials, workmanship, feeling, and association. ” Historical resources that “have been rehabilitated or restored may be evaluated for listing.”
Series 6 Guidance also states, “Alterations over time to a resource or historic changes in its use may themselves have historical, cultural, or architectural significance.” Historical resources that do not retain sufficient integrity to qualify for the National Register may still be eligible for listing in the California Register: “a resource that has lost its historic character or appearance may still have sufficient integrity for the California Register if it
maintains the potential to yield significant scientific or historical information or specific data.”3
City of Hermosa Beach Landmark Criteria The City of Hermosa Beach’s historic resources preservation program was established
in 1998 to encourage property owners of historically significant structures or sites to voluntarily apply for local landmark status.
A resource may be designated a City of Hermosa Beach Landmark (Ord. 98-1186 §4,
11/10/98), if it meets one or more of the following criteria:
A. It exemplifies or reflects special elements of the City's cultural, social,
economic, political, aesthetic, engineering, or architectural history; or
3California Office of Historic Preservation Technical Assistance Series #6: California Register and National Register: A Comparison, p. 3.
Page 253 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 5
B. It is identified with persons or events significant in local, state, or national
history; or
C. It embodies distinctive characteristics of a style, type, period, or method of construction, or is a valuable example of the use of indigenous materials or
craftsmanship; or
D. It is representative of the notable work of a builder, designer, or architect;
or
E. Its unique location or singular physical characteristic(s) represents an established and familiar visual feature or landmark of a neighborhood,
community, or the City. (Ord. 98-1186 §4, 11/10/98)
Aspects of Integrity The National Park Service Bulletin, How to Apply the National Register Criteria for Evaluation, defines seven “aspects of integrity” and provides technical information on their application. Integrity is defined as “the ability of a property to convey its significance.” To “retain historic integrity a property will always possess several, and usually most, of the aspects.” For resources that are significant for their association with historic events or persons to be eligible for the National Register the resource must retain “the essential physical features that made up its character or appearance during the period of its association with the important event, historical pattern, or person.” For resources that are evaluated historic for their style or construction the “property important for illustrating a particular architectural style or construction technique must retain most of the physical features that constitute that style or technique. For a historic district to retain integrity as a whole, “the majority of the components that
make up the district’s historic character must possess integrity even if they are individually undistinguished. In addition, the relationships among the district’s components must be substantially unchanged since the period of significance. When
evaluating the impact of intrusions upon the district’s integrity, take into consideration the relative number, size, scale, design, and location of the components that do not contribute to the significance. A district is not eligible if it contains so many alterations or new intrusions that it no longer conveys the sense of a historic environment.” The National Register recognizes seven aspects or qualities associated with integrity that, in various combinations, define integrity: feeling, association, workmanship, location, design, setting, and materials.
1. Location is the place where the historic property was constructed or the place where the historic event occurred. The relationship between the property and its location is often important to understanding why the property was created or why something happened. The actual location of a historic property, complemented by its setting, is particularly important in recapturing the sense of historic events and persons. Except in rare cases, the relationship between a property and its historic associations is destroyed if the property is moved.
2. Design is the combination of elements that create the form, plan, space, structure, and style of a property. It results from conscious decisions made during the original conception and planning of a property (or its significant alteration) and applies to
activities as diverse as community planning, engineering, architecture, and landscape
Page 254 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 6
architecture. Design includes such elements as organization of space, proportion, scale, technology, ornamentation, and materials. A property's design reflects historic functions
and technologies as well as aesthetics. It includes such considerations as the structural system; massing; arrangement of spaces; pattern of fenestration; textures and colors of surface materials; type, amount, and style of ornamental detailing; and arrangement and
type of plantings in a designed landscape. For a resource to be evaluated as significant for its design, a “property important for illustrating a particular architectural style or construction technique must retain most of the physical features that constitute that style or technique.”
3. Setting is the physical environment of a historic property. Whereas location refers to the specific place where a property was built or an event occurred, setting refers to the character of the place in which the property played its historic role. It involves how, not just where, the property is situated and its relationship to surrounding features and open space.
4. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. It is the evidence of artisans' labor and skill in constructing or altering a building, structure, object, or site. Workmanship can
apply to the property as a whole or to its individual components.
5. Materials are the physical elements that were combined or deposited during a
particular period and in a particular pattern or configuration to form a historic property. The choice and combination of materials reveal the preferences of those who created the property and indicate the availability of particular types of materials and
technologies. A property must retain key exterior materials dating from the period of its historic significance.
6. Feeling is a property's expression of the aesthetic or historic sense of a particular period of time. It results from the presence of physical features that, taken together, convey the property's historic character.
7. Association is the direct link between an important historic event or person and a historic property. A property retains association if it is the place where the event or activity occurred and it is sufficiently intact to convey that relationship.
PROJECT LOCATION
The subject properties are in the south half of Hermosa Beach on the 800 block of Bard Street. The 800 block of Bard Street, a north-south street, is one block long. It starts at 8th Street on the south and runs for one block to the southern boundary of Clark Field on
the north. Bard Street is bounded on the east by Valley Drive and the Hermosa Valley Greenbelt. On the west it is bounded by Cypress Avenue with Loma Drive located another block west.
Page 255 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 7
Location Map (Google Maps, 2025) Location Map (Google Earth, 2025)
The subject properties are in the south section of the Sand Section Neighborhood of the City which lies to the east of the Walk Street Neighborhood and the Pacific Ocean. The Sand Section Neighborhood is described as accommodating range of residential development types, with neighborhood commercial services. The abundance of small, pedestrian-friendly blocks gives the area its charm and intimate sense of community.”4
The Assessor Parcel Number for 821 Bard Street is 4187-014-048. The Assessor Parcel Number for 825 Bard Street is 4187-014-047.
Location Map (From Plan Hermosa) The Sand Section Neighborhood
4 City of Hermosa Beach Integrated General Plan and Coastal Land Use Plan, 2017. https://www.hermosabeach.gov/home/showpublisheddocument/9872/637001018228830000
Page 256 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 8
DEVELOPMENT HISTORY OF HERMOSA BEACH AND THE 800 BLOCK OF BARD STREET
Hermosa Beach was originally part of an 1837 Mexican land grant known as Rancho Sausal Redondo, granted to Antonio Ygnacio Avila by then- governor Juan Alvarado.
The 22,458-acre property included the areas today known as Hawthorne, Hermosa Beach, Inglewood, Lawndale, Manhattan Beach, and Redondo Beach. In 1855, the United States government recognized Avila as the rightful owner of the property. Upon his death in 1858 the property was sold to Scottish native Robert Burnett, who owned the Rancho Aguaje de la Centinela land grant. Burnett raised sheep and cattle on the land. In 1873 Burnett leased a portion of the land to Daniel Freeman and 12 years later Freeman bought the land and over the next 15 years divided the property selling it to various real estate developers. The land continued to change hands and eventually 1,500 acres were sold to developers, Moses Hazeltine Sherman and Eli Clark who had controlling interest of the Hermosa Beach Land and Water Company. At the turn of the 20th Century Hermosa Beach was primarily used for ranching and farming. The first land survey in Hermosa Beach was conducted 1901 and the Hermosa Beach Tract was subdivided and recorded in September of that year for the Hermosa Beach
Land and Water Company. The Tract was a narrow strip of land that paralleled the coast of the Pacific Ocean and contained hundreds of parcels for both residential and commercial development. In 1901 the Hermosa Beach Land and Water Company added
another tract to the east of Hermosa Avenue to Summit Avenue (later Monterey Boulevard). In 1902 the Second Addition to Hermosa Beach was recorded by the owners of the Hermosa Beach Land and Water Company, for its owners E.P. Clark, its
President and E.V. Baker, its Secretary.
In the early 20th Century Hermosa Beach built a boardwalk along the shoreline of the Pacific Ocean. It consisted of wood planks (and was originally known as the Esplanade) and ran for two-miles. In 1914 most of this boardwalk, by then known as The Strand, was constructed in cement with the final portion at the north end completed in 1926.
Hermosa Beach’s first pier was built in 1904 by the Hermosa Beach Land and Water Company. The deck and pilings were wood and the Pier extended five hundred feet out into the ocean. In 1913 the pier was partly washed away and a new pier was eventually constructed.
The City of Hermosa Beach was incorporated in 1907. The new City acquired ownership of the two-mile stretch of ocean frontage, which was included in an original deed to the
City from the Hermosa Beach Land and Water Company. Two hundred ten feet on each side of the pier were dedicated in perpetuity as an area for recreation, free from commerce, and for the benefit of the public.
The first decade of the 20th Century saw the beginning of the development of Hermosa Beach into a city. The population in 1910 was 679 and grew to 2,327 by 1920. The first hotels, the Pioneer and Berth hotels had been constructed. A City Hall, police and fire
Departments, Post Office, schools, and library were all established. The Santa Fe Railway and the Los Angeles Railway connected Hermosa Beach to the region and nation.
Page 257 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 9
Vacant parcels continued to be developed over the decades as evidenced by the population growth. Between 1920 and 1940 the population grew by around 5,000 to
7,197. Between 1940 and 1950 the population grew by another 5,000 to 11,826. Again, the population grew by around 5,000 between 1950 and 1960 to 16,115. After that, over the 60 years between 1960 and 2020, the population crew by around only 3,500 to
19,728. The Second Addition Tract to Hermosa Beach was further subdivided and in 1913 Tract No. 2002 was recorded by its owners, the Citizen’s Trust and Savings Bank, the Furlow Pressed Brick Company and U.A. Colliver. The 800 block of Bard Street was part of this Tract. The 800 block consisted of 9 parcels on each side of the street.
Tract No. 2002, page 15 Tract No. 2002, page 2 The 800 block of Bard Street contains 9 parcels on each side of the street. The parcels at the corner of 8th Street are 40 feet wide, the parcel to its north is 34 feet wide and the
other seven parcels are 30 feet wide. The length of the parcels varies from approximately 115 feet to 118 feet.
The 800 block of Bard Street was slow to develop. The Sanborn Map from 1927 shows that only three parcels on the west side of the street, including the two subject parcels,
5 Larger images in Attachments
Page 258 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 10
had been developed with modest dwellings. On the east side two parcels had been developed with modest dwellings.
Perhaps due to the Great Depression and World War II, the 800 block of Bard Street was slow to develop. The 1946 Sanborn Map shows only one additional parcel
developed on each side of the street. In the post-World War II period between 1946 and 1960, most of the remaining parcels on the 800 block of Bard Street were developed. The two parcels on the southwest corner had been consolidated and bungalow court had been built. Most of the other parcels on the block had been developed with modest predominantly single-family dwellings with little front setback and large back yards.
1927 Sanborn Map excerpt
1946 Sanborn Map excerpt
Page 259 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 11
1960 Sanborn Map excerpt
Satellite View of 800 Block of Bard Street, 2023 (Google Earth)
Between 1960 and today, most of the parcels on the block have been redeveloped. The bungalow court parcel was redeveloped with a two-story multi-family apartment building. Six of the parcels on the east side were redeveloped with the new buildings taking up most of the parcel. On the west side of the street
many properties added onto the rear of the parcel.
Page 260 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 12
South end of east side of block North end of east side of block
North end of west side of block South end of west side of block
BUILDING DESCRIPTION AND HISTORY OF 821 BARD STREET
Plan view of 821 Bard Street parcel (Google Earth, 2025)
The original building permit was not in the City files, however City building permit records included an index card with notations which cites a 1925 building permit for a “garage and dwelling.” The owner was J.A. Waters who was the contractor.
Page 261 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 13
The following permits were in the City’s files. It appears some alterations and additions were done without permits.
Permit # Date Description
531 5/3/1925 Garage and Dwelling
9695 10/26/1957 Curb abatement and fences 4816 11/3/1954 Furnace 9911 7/2/1958 Relocate kitchen 16913 9/2/1976 Convert patio into ¾ bathroom
18754 9/1/1981 Repair drywall and stucco
.
Front (west) elevation Side (south) elevation
Detail of corner showing attached siding Front (west) and Side (north) elevations The single-family dwelling at 821 Bard Street is one-story and 1,007 square feet. It is rectangular in plan with a flat roof. The building was originally designed with Spanish Colonial Revival features. However, the front façade has been significantly altered with
the application of vertical wood siding attached. There is one window centered on the front (west) façade which is a plate glass window (not original) with a wood pediment feature rising above the roof line. The entry door is on the north end of the front façade;
it has a triangular pediment canopy. There is no porch.
Page 262 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 14
Side (north) elevation and addition North and west elevations of rear addition
North elevation of rear addition
The south side of the dwelling is stucco clad. There is a chimney on the south elevation.
The north elevation has wood siding like that added to the front façade. Several double-hung windows and a door are located along the north elevation.
There is a rear addition that is one-story and rectangular in plan. It is stucco clad with a flat roof. On the rear (west) elevation there is an entry door as well as sliding window/doors. On its north side elevation there are two tripartite windows.
Occupant History City Directories were reviewed including online City Directories at Ancestry.com and City Directory Records provided by EDR. The City Directories were for Redondo Beach which included sections for the cities of Hermosa Beach and Manhattan Beach.
821 Bard Street
Date Name Occupation
1925-1936 J.A. Waters
Lydia V. Waters
Carpenter
No occupation listed
1947 L.E. Fritzinger No occupation listed
1952 W.E. Lamoine No occupation listed
1971 Linda Downs No occupation listed 1976 Charles Konopka No occupation listed 1995-2020 Sherman Ebersole No occupation listed
Page 263 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 15
No other biographical information was identified for any of the occupants listed in the
City Directories as residing at 821 Bard Street.
BUILDING DESCRIPTION AND HISTORY OF 825 BARD STREET
Plan view of 825 Bard Street parcel (Google Earth, c2023) There was no building permit for the construction of the dwelling at 825 Bard Street. The Los Angeles County Assessor places the date of construction as 1923. City building permit records included an index card with notations has as the first entry a permit from 1924 for owner J.A. Waters for “alterations to back of stairs.” The following permits were in the City’s files. It appears some alterations and additions were done without permits.
Permit # Date Description 67 4/7/1924 Alterations to back of stairs 8538 5/24/1955 Enclose 2nd story deck with wall
95951 2/26/1957 Curb abutment and fence
12533 4/23/1964 Shower compartment
825 Bard Street, west (front) elevation 825 Bard Street, south and east elevations The duplex dwelling is 1,246 square feet with a one-story wing in front of the two-story main building structure. Its design is influenced by the Spanish Colonial Revival architectural style. The one-story wing is rectangular in plan, stucco-clad with a flat roof. This one-story wing is offset to the north which allows a wood staircase to the upper level at the south end of its front façade. The front façade of the one-story wing has a door at its south end and a plate glass window slightly off center along that façade.
Page 264 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 16
Above the front door is the residual material showing the location of a pedimented canopy which has been removed.
There are two doors and two slider windows located along the upper story’s front (east) elevation. The roof has a wide overhang that creates a roof above the balcony. This
overhang is supported by simple wood posts. There are no decorative elements representative of the Spanish Colonial Revival architectural style on the front or other elevations of the dwelling.
Stairway to upper level on front façade Upper level of front facade
Deck on upper-level West and south elevations
Garage The south side and rear (west) elevations are utilitarian with simple windows that support interior functions. At the rear there is a small rectangular two-story wing. A door with a
Page 265 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 17
porch and canopy is located on its south elevation of this wing. There is a simple one-story garage with a front gable.
Occupant History City Directories were reviewed including online City Directories at Ancestry.com and City Directory Records provided by EDR. The City Directories were for Redondo Beach which included sections for the cities of Hermosa Beach and Manhattan Beach.
Date Name Occupation 1925 J.A. Waters Lydia V. Waters Carpenter No occupation listed
1931 Vacant 1936 W.B. Lamoine No occupation listed 1947 A.C. Price No occupation listed
1952 W.C. Birdsell No occupation listed
1971 Gary Freeman No occupation listed
1976 Patrick Small No occupation listed
1976 Suzanne Stewart No occupation listed 1987 Kirk Nicholson No occupation listed 2000-2020 Susan Vilican No occupation listed
No other biographical information was identified for any of the occupants listed in the City Directories as residing at 821 Bard Street.
REVIEW OF PREVIOUS SURVEYS
The City of Hermosa Beach commissioned PCR Services Corporation to conduct a historic resources survey for the Revised Draft Environmental Impact Report (EIR), published in August 2017, for the “Plan Hermosa” General Plan Update. The Survey findings were included in Appendix C. The survey consisted of an initial Windshield Survey of the entire City conducted by PCR architectural historians along with members of the Hermosa Beach Historical Society. This was followed by a City-wide
reconnaissance survey by PCR staff of “all potentially historic buildings within the survey area, including previously recorded resources as well as all unevaluated properties containing buildings 45 years of age or older.”6 The subject properties, 821 Bard Street and 825 Bard Street, were not identified as an eligible historic resource. A records search was also conducted as part of the 2013-14 historic resources survey.
The subject properties were not identified in the records search.
6 City of Hermosa Beach General Plan Update EIR, Existing Conditions Report, p. 7-2.
Page 266 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 18
\ Source: City of Hermosa Beach General Plan Draft EIR
SPANISH COLONIAL REVIVAL ARCHITECTURE CONTEXT7
Context: Spanish Colonial Revival, 1915-1942 Property Type: Residential
Property Sub-Type: Single-Family and Duplex Dwellings Eligibility Standards:
• Exemplifies the character-defining features of the Spanish Colonial Revival style
• Is an excellent example of its type and/or the work of a significant architect or builder
7 Based on SurveyLA Historic Contexts
Page 267 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 19
Character-Defining/Associative Features:
• Complex massing, resulting from turrets, towers, corbelled overhangs, multiple and often asymmetrically organized wings, exterior staircase
• distinctively shaped and capped chimneys
• Gable, hipped, and/or flat roof, typically with clay tile roof or roof trim
• One or two stories in height
• Patios, courtyards, loggias or covered porches and/or balconies
• Retains most of the essential character-defining features from the period of significance
• Single and multi-paned windows, predominantly casement in type
• Stuccoed exteriors; secondary materials may include wrought iron, wood, cast stone terra cotta, and polychromatic tile
• Use of arches of a variety of shapes for windows, doors, niches, openings in wing walls, and other features
• Window grilles, rejas, pierced stucco screens, clay attic vents
• Wooden plank or carved doors with prominent hinges and hardware
Integrity Considerations
• Should retain integrity of Design, Workmanship, Feeling, Setting and Materials
EVALUATION OF ELIGIBILITY Broad patterns of history, historic events criteria. -Hermosa Beach Criterion A. It exemplifies or reflects special elements of the City's
cultural, social, economic, political, aesthetic, engineering, or architectural history.
-Hermosa Beach Criterion B. It is identified with persons or events significant in local, state, or national history
-National Register Criterion A. Are associated with events that have made a significant contribution to the broad patterns of our history
-California Register Criterion 1. It is associated with events that have made a significant
contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States.
The single-family dwelling at 821 Bard Street was constructed in 1925 and the duplex at 825 Bard Street was constructed in 1923. Tract 2002 was recorded in 1913. While the
subject buildings were among the first on the 800 block, they were constructed ten years after Tract No. 2002 was recorded and at least sixteen years after the City of Hermosa Beach was incorporated. The subject buildings were not influential in the early development of the City of Hermosa Beach. They did not spur development of the 800 block of Bard Street as most parcels were not developed until over 20 years after the subject buildings were constructed. There is no evidence that any local historic events are associated with the properties at 821 Bard Street and 825 Bard Street. The properties at 821 Bard Street and 825 Bard Street do not meet the criteria related to broad patterns of history or association with historic events.
Page 268 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 20
Association with historic persons: -Hermosa Beach Criterion B. It is identified with persons or events significant in local,
state, or national history.
-National Register Criterion B. Are associated with the lives of persons significant in our past.
-California Register Criterion 2. It is associated with the lives of persons important to local,
California, or national history. A review of City Directories did no provide evidence that any historic persons were associated with the subject properties. No biographical information was identified for any of the occupants of the properties. As none of the occupants achieved historic significance the properties are not associated with the lives of any historic persons. The properties at 821 Bard Street and 825 Bard Street do not meet the criteria related to association with historic persons.
Significant historic design, work of a master architect or craftsman -Hermosa Beach Criterion C. It embodies distinctive characteristics of a style, type,
period, or method of construction, or is a valuable example of the use of indigenous
materials or craftsmanship. -Hermosa Beach Criterion D: It is representative of the notable work of a builder,
designer, or architect.
-National Register Criterion C. Embody the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high
artistic values, or that represent a significant and distinguishable entity whose
components may lack individual distinction. -California Register Criterion 3. It embodies the distinctive characteristics of a type, period,
region, or method of construction, or represents the work of a master, or possesses high
artistic values. The building at 821 Bard Street is not an example of any historic architectural style. It does not display any architectural details or references to any historic architectural style and
does not possess high artistic values. The building is not representative of any specific period. The building has undergone alterations including the addition of flagstone veneer, tile steps, vinyl windows and non-original window surrounds.
There is no evidence that the building was designed by a master architect. The workmanship is not that of a master craftsman.
The property at 821 Bard Street does not meet the criteria as an example of a historic architectural style and does not possess excellence of architectural design or craftsmanship. There is no evidence that the building is associated with a master architect. The materials and workmanship are not representative of that of a master craftsman. Potential to yield information related to pre-history or history
-National Register Criterion D. Yield, or may be likely to yield, information important in prehistory or history
Page 269 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 21
-California Register Criterion 4. It has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.
The properties were developed in the early 20th Century and budling techniques of the period are well documented. There is no unknown information about construction
techniques or engineering that would be provided by this building. This report does not evaluate archeological resources. The properties at 821 Bard Street and 825 Bard Street do not meet the criteria to yield historic information about the building.
Familiar visual feature
-Hermosa Beach Criterion E. Its unique location or singular physical characteristic(s)
represents an established and familiar visual feature or landmark of a neighborhood, community, or the City.
The subject properties are located mid-block on a residential street. The location is not
unique nor are there any characteristics of the 800 block of Bard Street that has evolved as a familiar visual feature or landmark in the neighborhood.
The properties at 821 Bard Street and 825 Bard Street do not meet the criteria as familiar visual features of the Sand Section Neighborhood.
Historic District There is no concentration of buildings from any period of history, nor of any architectural style or property type to form an historic district. No historic district that includes the 800 block of Bard Street was identified in the Hermosa Beach Historic Resources Survey. Integrity Analysis Location: The subject buildings are on their original locations.
Design: For a resource to be evaluated as significant for its design, a “property important for illustrating a particular architectural style or construction technique must retain most
of the physical features that constitute that style or technique.” The subject properties have influences of the Spanish Colonial Revival architectural style but the major character-defining features of the style are lacking.
. Setting: Most of the buildings on the 800 block of Bard Street were constructed in the second half of the 20th Century/early 21st Century. The original setting of modest single-family dwellings with large back yards has been alte4red by the construction of buildings that take up most of its parcel. There is no historic district or historic setting along the 800 block of Bard Street.
Workmanship: The workmanship on the subject buildings is poor. There is no evidence of skill of construction or of the work of a master craftsman.
Page 270 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 22
Materials: Neither property retains key exterior materials dating from the period of its
historic construction. Feeling: Neither property communicates any historic aesthetic or sense of a particular
period as physical features of the buildings have been altered. Association: There is no association with any historic persons or events.
The properties at 821 Bard Street and 825 Bard Street do not retain historic integrity. CONCLUSION The properties at 821 Bard Street and 825 Bard Street do not meet any of the criteria for eligibility as historic resources. The findings of this intensive survey report support the City of Hermosa Beach Historic Resources Survey initial findings that did not identify the subject building as potential eligible historic resources. The subject properties do not meet the criteria for inclusion on the National Register of Historic Places, the California
Register of Historic Resources or as a City of Hermosa Beach landmark.
Page 271 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan March 5, 2025 23
REFERENCES
Aerial Photographs. EDR Environmental Data Resources, Inc. California Index, Los Angeles Central Library. City Directories, EDR Environmental Data Resources, Inc. City Directories for Redondo Beach which include Hermosa Beach and Manhattan
Beach. Ancestry.com Collection. Collection at Los Angeles Central Library. EDR City Directory data.
City of Hermosa Beach, Building Permit Records City of Hermosa Beach, General Plan Update, Existing Conditions Report, Technical
Appendices, 2014. City of Hermosa Beach, Draft EIR for General Plan Update, 2017.
City of Hermosa Beach, Historical Resources in Hermosa Beach, http://www.hermosabch.org/modules/showdocument.aspx?documentid=1351
City of Hermosa Beach, City of Hermosa Beach Integrated General Plan and Coastal Land Use Plan, 2017.
https://www.hermosabeach.gov/home/showpublisheddocument/9872/637001018228830000
Gebhard, David, and Robert Winter. Los Angeles: An Architectural Guide. Salt Lake City: Gibbs-Smith. 2003. Gleye, Paul. The Architecture of Los Angeles. Los Angeles: Rosebud Press. 1981. Hermosa Beach Historical Society, http://www.hermosabeachhistoricalsociety.org Los Angeles County Assessor Records McAllister, Virginia and Lee McAllister. A Field Guide to American Houses. New York: Alfred A. Knopf. 1984
Page 272 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan i March 5, 2025
Attachment A: Photographs
West Side of 800 Block of Bard Street
1. 801 Bard Street (1990)
2. 821 Bard Street (1925)
Page 273 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan ii March 5, 2025
3. 825 Bard Street (1923/1930)
4. 827 Bard Street (1949/1952)
Page 274 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan iii March 5, 2025
5. 833 Bard Street (1979)
6. 839 Bard Street (1979)
Page 275 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan iv March 5, 2025
7. 847 Bard Street (2024)
8. 853 Bard Street (1938/1953)
Page 276 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan v March 5, 2025
East Side of 800 Block of Bard Street
9. 804 Bard Street (2019) and 812 Bard Street (1946)
10. 818 Bard Street (1958/1962)
Page 277 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan vi March 5, 2025
11. 824 Bard Street (1977)
12. 832 Bard Street (1977/1982)
Page 278 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan vii March 5, 2025
13. 838 Bard Street, 844 Bard Street, and 850 Bard Street (2007)
14. 854 Bard Street (1956)
Page 279 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan viii March 5, 2025
15. Cypress Park at north end of 800 block of Bard Street Subject Properties on Bard Street
16. 821 Bard Street and 825 Bard Street
Page 280 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan ix March 5, 2025
821 Bard Street
17. East elevation
18. East elevation
Page 281 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan x March 5, 2025
19. South elevation
20. Corner detail at east and south elevations
Page 282 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan xi March 5, 2025
21. South elevation
22. Entry on east elevation
Page 283 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan xii March 5, 2025
23. North end of east elevation and north elevation
24. North elevation with rear addition
Page 284 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan xiii March 5, 2025
25. North elevation with rear addition
26. North elevation and west elevation of rear addition
Page 285 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan xiv March 5, 2025
27. West (rear) elevation of addition
825 Bard Street
28. East elevation
Page 286 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan xv March 5, 2025
29. First level of east elevation
30. South and east elevations of first level and stairs to upper level
Page 287 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan xvi March 5, 2025
31. South elevation and east elevation of upper level and stiarway
32. Entry door and balcony on east elevation of upper level
Page 288 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan xvii March 5, 2025
33. Upper level balcony area
34. West elevation and south elevation
Page 289 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan xviii March 5, 2025
35. Garage
Page 290 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan i March 5, 2025
Attachment B: Maps
Aerial photograph (ca. 2022)
Los Angeles County Assessor's Map
Page 291 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan ii March 5, 2025
Original Tract Map TR0022-154B (Page 1)
Page 292 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan iii March 5, 2025
Original Tract Map TR0022-154B (Page 2)
Page 293 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan iv March 5, 2025
Original Tract Map TR0003-011A (Page 1)
Page 294 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan v March 5, 2025
Original Tract Map TR0003-011A (Page 2)
Page 295 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan vi March 5, 2025
Original Tract Map TR0003-011A (Page 3)
Page 296 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan vii March 5, 2025
Original Tract Map TR0003-011A (Page 4)
Page 297 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan viii March 5, 2025
Original Tract Map TR0003-011A (Page 5)
Page 298 of 380
Historic Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan ix March 5, 2025
Original Tract Map TR0003-011A (Page 6)
Page 299 of 380
Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan March 5, 2025
ATTACHMENT C: Building Permits
Page 300 of 380
Page 301 of 380
Page 302 of 380
Page 303 of 380
Page 304 of 380
Page 305 of 380
Page 306 of 380
Page 307 of 380
Page 308 of 380
Page 309 of 380
Page 310 of 380
Page 311 of 380
Page 312 of 380
Page 313 of 380
Page 314 of 380
Page 315 of 380
Page 316 of 380
Page 317 of 380
Page 318 of 380
Page 319 of 380
Page 320 of 380
Page 321 of 380
Page 322 of 380
Page 323 of 380
Page 324 of 380
Page 325 of 380
Page 326 of 380
Page 327 of 380
Page 328 of 380
Page 329 of 380
Page 330 of 380
Page 331 of 380
Page 332 of 380
Page 333 of 380
Page 334 of 380
Page 335 of 380
Page 336 of 380
Page 337 of 380
Page 338 of 380
Page 339 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan i March 5, 2025
Attachment D: Historic Aerials and Sanborn Insurance Maps
Historic Aerials
Aerial Photo 1928
Page 340 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan ii March 5, 2025
Aerial Photo 1938
Page 341 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan iii March 5, 2025
Aerial Photo 1947
Page 342 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan iv March 5, 2025
s
Aerial Photo 1953
Page 343 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan v March 5, 2025
Aerial Photo 1963
Page 344 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan vi March 5, 2025
Aerial Photo 1972
Page 345 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan vii March 5, 2025
Aerial Photo 1977
Page 346 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan viii March 5, 2025
Aerial Photo 1983
Page 347 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan ix March 5, 2025
Aerial Photo 1989
Page 348 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan x March 5, 2025
Aerial Photo 1994
Page 349 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan xi March 5, 2025
Aerial Photo 2002
Page 350 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan xii March 5, 2025
Aerial Photo 2005
Page 351 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan xiii March 5, 2025
Aerial Photo 2009
Page 352 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan xiv March 5, 2025
Aerial Photo 2012
Page 353 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan xv March 5, 2025
Aerial Photo 2016
Page 354 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan xvi March 5, 2025
Aerial Photo 2020
Page 355 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan xvii March 5, 2025
Sanborn Insurance Maps
Sanborn Insurance Map 1927
Page 356 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan xviii March 5, 2025
Sanborn Insurance Map 1946
Page 357 of 380
Historic Resource Evaluation 821 and 825 Bard Street Hermosa Beach
Kaplan Chen Kaplan xix March 5, 2025
Sanborn Insurance Map 1960
Page 358 of 380
Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan March 5, 2025
ATTACHMENT E: DPR Records
Page 359 of 380
Page1of 2 *Resource Name or #: (Assigned by recorder) 821 Bard Street, Hermosa Beach, CA
P1. Other Identifier: ____
DPR 523A (9/2013) *Required information
State of California The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings Review Code Reviewer Date
*P2. Location: Not for Publication Unrestricted
*a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.)
*b. USGS 7.5' QuadDateT; R; of of Sec; B.M.
c. Address City 821 Bard Street, Hermosa Beach, CA Zip 90254
d. UTM: (Give more than one for large and/or linear resources) Zone, mE/ mN
e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN: 4187-014-048
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and
boundaries) The single-family dwelling at 821 Bard Street is one-story and 1,007 square feet. It is rectangular in plan with a flat roof. The building was originally designed with Spanish Colonial Revival features. However, the front façade has been significantly altered with the application of vertical wood siding attached. There is one window centered on the front (west) façade which is a plate glass window (not original) with a wood pediment feature rising above the roof line. The entry door is on the north end of the front façade; it has a triangular pediment canopy. There is no porch. The south side of the dwelling is stucco clad. There is a chimney on the south elevation. The north elevation has wood siding like that added to the front façade. Several double-hung windows and a door are located along the north elevation. There is a rear addition that is one-story and rectangular in plan. It is stucco clad with a flat roof. On the rear (west) elevation there is an entry door as well as sliding window/doors. On its north side elevation there are two tripartite windows.
*P3b. Resource Attributes: (List
attributes and codes) HP2
*P4. Resources Present:X Building
Structure Object Site District
Element of District Other (Isolates,
etc.)
P5b. Description of Photo: (view, date,
accession #) February 2025
*P6. Date Constructed/Age and
Source: X Historic Prehistoric Both
1925
*P7. Owner and Address:
*P8. Recorded by: (Name, affiliation,
and address) Pam O’Connor, Kaplan Chen Kaplan, 2526 18thSt., Santa Monica, CA 90405
*P9. Date Recorded: 3/2025 Survey
Type: (Describe) Intensive
*P11. Report Citation: (Cite survey
report and other sources, or enter "none.")
Historic Resources Survey, 821 and 825 Bard Street, Hermosa Beach, Kaplan Chen Kaplan, 3/2025
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record
Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record
Artifact Record Photograph Record Other (List):
P5a. Photograph or Drawing (Photograph required for buildings, structures, and
objects.)
50400290175040029017
Page 360 of 380
1*Resource Name or # (Assigned by recorder) 821 Bard Street, Hermosa Beach, CA *NRHP Status Code: 6Z
Page2of2
DPR 523B (9/2013) *Required information
State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
BUILDING, STRUCTURE, AND OBJECT RECORD
(This space reserved for official comments.)
2100 N Cahuenga Blvd
B1Historic Name: B2. Common Name: B3. Original Use: Single-family dwelling
B4. Present Use: Single-family dwelling
*B5. Architectural Style: Spanish Colonial Revival
*B6. Construction History: (Construction date, alterations, and date of alterations)
Permit # Date Description
531 5/3/1925 Garage and Dwelling
9695 10/26/1957 Curb abatement and fences
4816 11/3/1954 Furnace 9911 7/2/1958 Relocate kitchen 16913 9/2/1976 Convert patio into ¾ bathroom 18754 9/1/1981 Repair drywall and stucco
*B7. Moved? No Date: Original Location:
*B8. Related Features:
B9a. Architect: None b. Builder: J.A. Waters
*B10. Significance: Theme Spanish Colonial Revival Area:
Period of Significance: 1915-1942 Property Type: Single-family dwelling Applicable Criteria None (Discuss
importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address
integrity.
The building has undergone alterations and is not a good example of the Spanish Colonial Revival Architectural style.
There are no historic persons or events associated with this property.
B11. Additional Resource Attributes: (List attributes and codes)
*B12. References:
Historic Resources Survey, 821 and 825 Bard Street, Hermosa Beach, CA, Kaplan Chen Kaplan, 3/2025
B13. Remarks:
*B14. Evaluator: Pam O’Connor, Kaplan Chen Kaplan
*Date of Evaluation: 3/2025
Page 361 of 380
Page1of 2 *Resource Name or #: (Assigned by recorder) 825 Bard Street, Hermosa Beach, CA
P1. Other Identifier: ____
DPR 523A (9/2013) *Required information
State of California The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings Review Code Reviewer Date
*P2. Location: Not for Publication Unrestricted
*a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.)
*b. USGS 7.5' QuadDateT; R; of of Sec; B.M.
c. Address City 825 Bard Street, Hermosa Beach, CA Zip 90254
d. UTM: (Give more than one for large and/or linear resources) Zone, mE/ mN
e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN: 4187-014-047
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and
boundaries) The duplex dwelling is 1,246 square feet with a one-story wing in front of the two-story main building structure. Its design is influenced by the Spanish Colonial Revival architectural style. The one-story wing is rectangular in plan, stucco-clad with a flat roof. This one-story wing is offset to the north which allows a wood staircase to the upper level at the south end of its front façade. The front façade of the one-story wing has a door at its south end and a plate glass window slightly off center along that façade. Above the front door is the residual material showing the location of a pedimented canopy which has been removed. There are two doors and two slider windows located along the upper story’s front (east) elevation. The roof has a wide overhang that creates a roof above the balcony. This overhang is supported by simple wood posts. There are no decorative elements representative of the Spanish Colonial Revival architectural style on the front or other elevations of the dwelling. The south side and rear (west) elevations are utilitarian with simple windows that support interior functions. At the rear there is a small rectangular two-story wing. A door with a porch and canopy is located on its south elevation of this wing. There is a simple one-story garage with a front gable.
*P3b. Resource Attributes: (List
attributes and codes) HP3
*P4. Resources Present:X Building
Structure Object Site District
Element of District Other (Isolates,
etc.)
P5b. Description of Photo: (view, date,
accession #) February 2025
*P6. Date Constructed/Age and
Source: X Historic Prehistoric Both 1923
*P7. Owner and Address:
*P8. Recorded by: (Name, affiliation,
and address) Pam O’Connor, Kaplan Chen Kaplan, 2526 18thSt., Santa Monica, CA 90405
*P9. Date Recorded: 3/2025 Survey
Type: (Describe) Intensive
*P11. Report Citation: (Cite survey report and other sources, or enter "none.") Historic Resources Survey, 821 and 825 Bard Street, Hermosa Beach, Kaplan Chen Kaplan, 3/2025
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record
Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record
Artifact Record Photograph Record Other (List):
P5a. Photograph or Drawing (Photograph required for buildings, structures, and
objects.)
Page 362 of 380
1*Resource Name or # (Assigned by recorder) 825 Bard Street, Hermosa Beach, CA *NRHP Status Code: 6Z
Page2of2
DPR 523B (9/2013) *Required information
State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
BUILDING, STRUCTURE, AND OBJECT RECORD
(This space reserved for official comments.)
2100 N Cahuenga Blvd
B1Historic Name: B2. Common Name: B3. Original Use: Duplex dwelling
B4. Present Use: Duplex dwelling
*B5. Architectural Style: Spanish Colonial Revival
*B6. Construction History: (Construction date, alterations, and date of alterations)
There was no building permit for the construction of the dwelling at 825 Bard Street. The Los Angeles County Assessor places the date of construction as 1923. City building permit records included an index card with notations has as the first entry a permit from 1924 for owner J.A. Waters for “alterations to back of stairs.” The following permits were in the City’s files. It appears some alterations and additions were done without permits. Permit # Date Description 67 4/7/1924 Alterations to back of stairs
8538 5/24/1955 Enclose 2nd story deck with wall
95951 2/26/1957 Curb abutment and fence
12533 4/23/1964 Shower compartment
*B7. Moved? No Date: Original Location:
*B8. Related Features:
B9a. Architect: None b. Builder: J.A. Waters
*B10. Significance: Theme Spanish Colonial Revival Area:
Period of Significance: 1915-1942 Property Type: Duplex dwelling Applicable Criteria None (Discuss importance in
terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.
The building has undergone alterations and is not a good example of the Spanish Colonial Revival Architectural style.
There are no historic persons or events associated with this property.
B11. Additional Resource Attributes: (List attributes and codes)
*B12. References: Historic Resources Survey, 821 and 825 Bard Street, Hermosa Beach, CA,
Kaplan Chen Kaplan, 3/2025
B13. Remarks:
*B14. Evaluator: Pam O’Connor, Kaplan Chen Kaplan
*Date of Evaluation: 3/2025
Page 363 of 380
Resource Evaluation 821 Bard Street and 825 Bard Street Hermosa Beach, California
Kaplan Chen Kaplan March 5, 2025
ATTACHMENT F: Resumes/Qualifications
Page 364 of 380
Kaplan Chen Kaplan
Architects & Planners
2526 Eighteenth Street
Santa Monica CA 90405
Telephone 310.452.7505
Facsimile 310.452.1494
Kaplan Chen Kaplan Historic Preservation
Kaplan Chen Kaplan is an award-winning architecture and planning firm with a specialty in
historic preservation. Historic resources are touchstones to the past that tell the stories of
our diverse cultures. Kaplan Chen Kaplan believes that a thoughtful and balanced approach
to historic preservation shapes the best designs and enhances communities.
For over 20 years KCK has been providing services ranging from identifying historic
resources for planning and environmental review to preserving and rehabilitating historic
resources to ensure their future as useful, sustainable buildings and places.
Historic preservation planning services include historic research and resource assessments,
including CEQA level reports for environmental review, on a wide range of property types.
Other services include development of historic contexts, HABS documentation, preparation
of landmark designation nominations for local, state and federal levels, Mills Act and
Federal Tax Act applications, master planning of historic resources, coordination with
governmental agencies and reviews including Section 106 compliance.
Architectural services include rehabilitation and adaptive reuse of historic resources.
development of concept documents for approvals and fundraising efforts, architectural
design and construction documents, specifications for treatment of historic structures and
materials, as well as comprehensive construction phase services. We utilize the Secretary of
Interior's Standards for Treatment of Historic Structures and State Historical Building Code
to assist in analyzing and preserving original historic design within a safe environment. For
construction projects we meet with architects, engineers, conservators and other consultants
to develop an overall preservation strategy leading to detailed specifications. We meet
frequently with review and plan-checking agencies as well as the State Historic Building and
Safety Board. Our extensive experience with historic construction monitoring helps us
anticipate and minimize the impact of unknowns
Pam O'Connor and David Kaplan have worked together since 1995 on historic preservation
issues, originally with Dr. Knox Mellon, former California's State Historic Preservation
Officer. David Kaplan, licensed Architect, studied Architecture at University of Pennsylvania
and received his graduate degree from UCLA. Pam O’Connor, planner and architectural
historian, holds a Master of Science degree in Historic Preservation Planning from Eastern
Michigan University.
Kaplan Chen Kaplan meets the Secretary of the Interior’s Qualifications for Historic
Architect and Architectural Historian. Kaplan Chen Kaplan is identified as qualified for
historic architecture and architectural history by the California Historical Resources
Information System (CHRIS) and as qualified for CEQA level historic resource assessments in
the City of Los Angeles.
Page 365 of 380
Kaplan Chen Kaplan
Architects & Planners
Selected Architectural Projects
Greystone Mansion (NRHP), Comm'l. Kitchen, HVAC, ADA and Library Restoration, City of Beverly
Hills, 2010-2020
Fairfax HS Arts Gallery Project, Historic Resource Impacts Evaluation, 201
Fire Station15 Relocation and Adaptive Re-Use, USC School of Cinema Arts, 2014-2016
Biscuit Lofts (Nabisco Building) Landmark & Mills Act, Maintenance Plan 2007-2020 LAUSD Fort
McArthur Naval Station Buildings, Assessment, Relocation & Rehabilitation, 2010-2016,
Documentation & Monitor 2013-2014
El Pueblo Siqueiros Mural & Interpretive Center, Historic Architect. 2010–2013
El Palacio & Lotus Apartments, West Hollywood, Mills Act Maintenance Plan update, 2009
Chinese American Museum, Condition Assessment Report, Los Angeles, 2005
LAUSD Armory - Annenberg Science Center, CEQA Monitor, Historic Architect, 2000–2005
LAUSD Ambassador Hotel, Historic Documentation, Supplemental EIR & Monitor, 2006-2009
Los Angeles City Hall Seismic Rehabilitation, Historic CEQA Monitor, 1997-2001, and Historic
Architect, Project Restore, Council Chambers & Furniture, 2001
University of California Los Angeles (UCLA) Historic Buildings, Historic Architect, Historic
Documentation, Construction Monitoring, Seismic Repair: Powell Library, Kerckhoff Hall,
Royce Hall, Haines Hall, Kinsey Hall, Men’s Gym, Kaufman Hall (Dance), Mira Hershey Hall,
Geffen Playhouse, Chancellor’s Residence, Clark Library, 1995-2007
University of Southern California, Historic Buildings, Historic Architect, Seismic Repair: Doheny
Memorial Library, Student Union, Mudd Hall, Kerckhoff House, Cockins House, Town &
Gown, Physical Education, Business Administration, North Science, Hancock Hall, and
Alumni House (Relocation) 1995-2019
Selected Historic Resource Assessment Projects
Institutional facility, McLaren Hall, El Monte, Historic Resource Assessment, County of
Los Angeles, 2020
Residence, 1711 Tropical Avenue, Beverly Hills, Historic Resource Assessment and Secretary of
Interior’s Compliance Evaluation, 2020
Garden apartment complex, Dorset Village, Los Angeles, Historic Resource Assessment, 2020
Mixed use building, Jennie C. Brayton Building, 5119 Eagle Rock Blvd, Los Angeles, Historic
Resource Assessment/Landmark Nomination, 2020
College Campus, Los Angele Trade Technical College, Los Angeles, Auditorium Building and
Campus, Historic Resource Assessment, 2019
Car wash, 7617 Santa Monica Blvd, West Hollywood, Historic Resource Assessment, 2018
Office building, 6464 Canoga Avenue, Los Angeles, Historic Resource Assessment, 2018
Historic Context, Cathedral City Historic Context and Resource Report, 2017
Residence, 11100 Chalon Road, Los Angeles, Historic Resource Assessment, 2017
Motel, 15485 Ventura Blvd, Los Angeles, Historic Resource Assessment, 2018
Business district, Swarthmore Avenue Historic Resource Assessment and HABS documentation,
Pacific Palisades, 2016
Airport, Burbank Bob Hope Airport Historic Resource Evaluations, Burbank, 2014
Historic Resource Assessments for CEQA review, City of Los Angeles, approximately 40 properties
Historic Resource Assessments for West Hollywood properties, approximately 50 properties
Page 366 of 380
Architects & Planners
2526 Eighteenth Street
Santa Monica CA 90405
Telephone 310.452.7505
Facsimile 310.452.1494
David Kaplan
Principal Historic Architect
David Kaplan is a registered architect with 30 years of experience working on historic
preservation in Southern California. He brings a wide range of experience working in all
phases of historic preservation including evaluations, assessments, documentation, and
analysis of potential project impacts through construction monitoring. His knowledge of
historic properties is furthered by his firm’s own design and construction documents for
historic projects. Mr. Kaplan meets the Secretary of the Interior’s Qualification Standards for
Historic Architecture and Architectural History. His work includes: CEQA level Historic
Resource Assessments;; Secretary of Interior’s Standards compliance; HABS documentation,
Mills Act submittals and local, state and federal landmark nominations.
Selected Projects
Greystone Mansion (NRHP), Comm'l. Kitchen, HVAC, ADA and Library Restoration,
City of Beverly Hills, 2010-2020
HRA for CEQA review, City of Los Angeles, approximately 40 properties 2016-2020
HRA for West Hollywood properties, approximately 30 properties, 2016–2019
Jennie C. Brayton Building, 5119 Eagle Rock Blvd, Los Angeles, Historic Resource
Assessment/Landmark Nomination, 2020
Residence, Venice Canal District, Historic Resource Assessment, 2020
MLK Jr. Medical Center, CEQA Cultural Resource Assessment & Monitor, 2015-
2020
Fairfax HS Arts Gallery Project, Historic Resource Impacts Evaluation, 2016
7617 Santa Monica Boulevard Carwash – EIR Cultural Resources Review, 2018
Fire Station15 Relocation and Adaptive Re-Use, USC School of Cinema Arts, 2014-
2016
Biscuit Lofts (Nabisco Building) Landmark & Mills Act, Maintenance Plan 2007-2020
LAUSD Fort McArthur Naval Station Buildings, Assessment, Relocation &
Rehabilitation, 2010-2016
Sixth & Lucas Adaptive Re-use (1926, 8 story) Cultural Resource Assessment, Historic
Documentation & Monitor 2013-2014
El Pueblo Siqueiros Mural & Interpretive Center, Historic Architect. 2010–2013
El Palacio & Lotus Apartments, West Hollywood, Mills Act Maintenance Plan, 2009
Chinese American Museum, Condition Assessment Report, Los Angeles, 2005
LAUSD Armory - Annenberg Science Center, CEQA Monitor, Historic Architect,
2000–2005
LAUSD Ambassador Hotel, CEQA Historic Documentation, Supplemental EIR &
Mitigation Monitor, 2006-2009
Los Angeles City Hall Seismic Rehabilitation, Historic CEQA Monitor, 1997-2001,
and Historic Architect, Project Restore, Council Chambers & Furniture, 2001
Page 367 of 380
Architects & Planners
David Kaplan
Principal Historic Architect
Page 2
University of California Los Angeles (UCLA) Historic Buildings, Historic Architect, Historic
Documentation, Construction Monitoring, Seismic Repair: Powell Library, Kerckhoff
Hall, Royce Hall, Haines Hall, Kinsey Hall, Men’s Gym, Kaufman Hall (Dance), Mira
Hershey Hall, Geffen Playhouse, Chancellor’s Residence, Clark Library, 1995-2007
University of Southern California, Historic Buildings, Historic Architect, Seismic Repair:
Doheny Memorial Library, Student Union, Mudd Hall, Kerckhoff House, Cockins
House, Town & Gown, Physical Education, Business Administration, North Science,
Hancock Hall, and Alumni House (Relocation) 1995-2019
Awards
California Preservation Foundation, USC Historic Resources Restoration & Maintenance,
2017
Los Angeles Conservancy, American Tropical, Presidents Award, 2013
California Preservation Foundation, UCLA Kaufman Hall Rehabilitation, 2007
Los Angeles Conservancy, Wallis Annenberg Bldg. for Science (Armory), Honor Award, 2006
Los Angeles Conservancy, Geffen Playhouse Rehabilitation, Honor Award, 2006
Los Angeles Conservancy, USC Mudd Hall Seismic Upgrade, Honor Award, 2004
California Preservation Foundation, USC Doheny Library Seismic Renovation, 2002
Governor's Award for Historic Preservation, Powell Library Ceiling Restoration, UCLA, 1997
Additional Qualifications and Experience
NPS Qualifications: Historic Architecture, Architecture History
CHRIS - Historic Architect & Architectural History
Registered Architect, State of California C12875, LEED AP
Kaplan Chen Kaplan, Santa Monica, California, Principal, 1987 to present
Knox Mellon and Associates, Riverside, California, Consultant, 1994 - 2000
Moore Ruble Yudell Architects and Planners, Santa Monica, Associate, 1986 - 1993
Urban Innovations Group, Los Angeles, California, Designer, 1977 – 1980
Education
University of California, Los Angeles, School of Architecture and Urban Planning,
Master of Architecture, 1979
University of Pennsylvania, Philadelphia, Pennsylvania
Bachelor of Arts in Design of the Environment, honors major, cum laude, 1975
Page 368 of 380
Kaplan Chen Kaplan
Architects & Planners
2526 Eighteenth Street
Santa Monica CA 90405
Telephone 310.452.7505
Facsimile 310.452.1494
Pam O’Connor
Preservation Planner and Architectural Historian
Pam O’Connor is a preservation planner and architectural historian with 30 years of
experience working in California. She brings a multi-disciplinary approach with experience in
historic preservation planning, cultural geography, and architectural history as well as
experience in planning policy and municipal governance to her work. Ms. O’Connor meets
the Secretary of the Interior’s Qualification Standards for Architectural History.
Professional Services:
Historic Resource Assessments (including CEQA level); Development of Historic Context
Statements; Impacts Analyses and Secretary of Interior’s Standards compliance; Historic
documentation; Section 106 review; Local, state and federal landmark nominations
Property types:
Educational facilities and campuses: UCLA, USC, LATTC, CSU Channel Islands, LACC
Institutional facilities and medical centers: Mc Laren Hall, MLK Jr. Medical Center
Commercial buildings: office, retail, car wash, restaurant, banks, motels/hotels
Industrial buildings and facilities: manufacturing, aerospace facilities, airports,
automobile dealership
Residential: single-family, multi-family, garden apartments, mixed use buildings
Education:
Master of Science, Planning/Historic Preservation, Eastern Michigan University
Master of Liberal Studies, Technology Management, Eastern Michigan University
Bachelor Science, Journalism, Southern Illinois University
Awards:
California Preservation Foundation (CPF) Design Awards: USC Doheny Library, 2002; CSU
Channel Islands, 2000; UCLA Royce Hall, 1998; UCLA Powell Library, 1997, CPF Milton
Marks Legislator of the Year Award, 1999. LA Conservancy Award, UCLA Royce Hall, 1999.
Governor’s Award for Historic Preservation, UCLA Powell Library Ceiling Restoration, 1996.
Public Service:
Director (Alternate) Metrolink, Southern California Regional Rail Authority (2018-present);
State of California Road Charge Technical Advisory Committee (2015-preent);
Councilmember, City of Santa Monica (1994-2018; Mayor 1997, 1999, 2005, 2013-14);
Director, Los Angeles County Metro (2001-2015); Southern California Association of
Governments Regional Council (1996-2017); California Coastal Commission (Alternate, 2010-
2012); President, California Association of Councils of Governments (2015-2017)
Page 369 of 380
Kaplan Chen Kaplan
Architects & Planners
Pam O’Connor
Preservation Planner and Architectural Historian
Page 2
Select Consulting Projects:
Darrow Building by John Lautner, 9884 Santa Monica Boulevard, Beverly Hills, Historic Resource
Assessment/Landmark Nomination, 2022
Los Angeles Daily News, 14539 Sylvan Street, Van Nuys, Historic Resource Assessment, 2021
Dorset Village Garden Apartments, Los Angeles, Historic Resource Assessment, 2021
HRA for CEQA review, City of Los Angeles, approximately 50 residential properties 2016-2023
HRA for West Hollywood properties, approximately 30 residential properties, 2016–2023
McLaren Hall, El Monte, Historic Resource Assessment, Los Angeles County, 2020
Jennie C. Brayton Building, 5119 Eagle Rock Blvd, Los Angeles, Historic Resource
Assessment/Landmark Nomination, 2020
Los Angele Trade Technical College, Los Angeles, Auditorium Building and Campus, Historic
Resource Assessment, 2019
Car Wash, 7617 Santa Monica Blvd, West Hollywood, Historic Resource Assessment, 2018
Aerospace HQ, 6464 Canoga Avenue, Woodland Hills, Los Angeles, Historic Resource Assessment,
2018
Motel, 15485 Ventura Blvd, Los Angeles, Historic Resource Assessment, 2018
Cathedral City Historic Context and Resource Report, 2017
Swarthmore Avenue Business District, Pacific Palisades, Historic Resource Assessment and HABS
documentation, 2016
Martin Luther King Jr. Medical Center, Historic Documentation, 2015
Burbank Bob Hope Airport Historic Resource Evaluations, Burbank, 2014
Aerospace industrial facility, (37 Buildings), San Fernando Road, Burbank, CA, 2013
Los Angeles City Hall Seismic Rehabilitation, Site Monitoring, 1998-2001
Page 370 of 380
Public Notification Package – 819-825 Bard Street
Page 371 of 380
Page 372 of 380
Page 373 of 380
City of Hermosa Beach
PUBLIC HEARING NOTICE
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a
public hearing on Tuesday, April 15, 2025 at 7:00 p.m. to consider the following:
1.CONDITIONAL USE PERMITS (CUP 24-13, & 24-14), PRECISE DEVELOPMENT PLANS (PDP 24-16
& 24-17), AND VESTING TENTATIVE PARCEL MAP (VTPM NO.84426) TO ALLOW TWO NEW, 30-
FOOT-TALL RESIDENTIAL CONDOMINIUM BUILDINGS WITH TWO UNITS EACH AT 819-825 BARD
STREET IN THE MULTIPLE-FAMILY RESIDENTIAL (R-3) ZONE. ENVIRONMENTAL REVIEW: THE
PROJECT QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15303(b) OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES.
2.REQUEST FOR A CONVEX SLOPE DETERMINATION (CSD24-01) TO UTILIZE ALTERNATE SPOT
ELEVATIONS RATHER THAN PROPERTY CORNER ELEVATIONS ALONG PROPERTY LINES FOR
THE PURPOSES OF DETERMINING BUILDING HEIGHT LOCATED AT 325 HOPKINS AVENUE IN THE
LIMITED MULTIPLE-FAMILY RESIDENTIAL (R-2B) ZONE. ENVIRONMENTAL REVIEW: THE PROJECT
QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15378 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES.
3.REQUEST FOR A PRECISE DEVELOPMENT PLAN (PDP) 23-10 TO ALLOW THE INTERIOR AND
EXTERIOR REMODEL OF AN EXISTING APARTMENT BUILDING INCLUDING THE
RECONSTRUCTION OF FOUR UNITS AND ADDITION OF A NEW TWO CAR GARAGE LOCATED
AT 830 THE STRAND IN THE TWO-FAMILY RESIDENTIAL (R-2) ZONE. FOR PURPOSES OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT THE PROJECT INCLUDES THE ADDITION OF AN
ACCESSORY DWELLING UNIT WITHIN AN EXISTING BASEMENT AREA AND IS NOT THE SUBJECT
OF THIS HEARING. PURSUANT TO GOVERNMENT CODE SECTION 66317 AN ACCESSORY
DWELLING UNIT REQUIRES A MINISTERIAL REVIEW. ENVIRONMENTAL REVIEW: THE PROJECT
QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES.
SAID PUBLIC MEETING is open to the public and being held in-person in the City Hall Council
Chambers located at 1315 Valley Drive, Hermosa Beach, California 90254.
PUBLIC PARTICIPATION. See the meeting agenda for all public comment details and opportunities.
All written testimony by any interested party will be accepted prior to or at the scheduled time on
the agenda for the matter. Information regarding the Americans with Disabilities Act of 1990,
please visit the meeting agenda or contact the Office of the City Clerk at (310) 318-0204 or
cityclerk@hermosabeach.gov.
VIEWING OPTIONS are available on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom,
and/or the City’s website.
IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues
that are raised at or before the public hearing.
FOR FURTHER INFORMATION, please contact the Community Development Department at (310)
318-0242 or planning@hermosabeach.gov. A copy of the agenda and staff report(s) will be
viewable on the City’s website 72 hours before the meeting
at www.hermosabeach.gov/agenda. As a courtesy, the hearing can be viewed on Spectrum
Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website.
Alexis Oropeza
Planning Manager
Page 374 of 380
Page 375 of 380
1127
1107
333
1053
1038
1015102210391085
1079
1026
1057
1061
1020 3353211021
1044
301
865
859
843
828
811
802
936
944
928
901
909908
935334330326
917916
814
912
803
849
829
918
852
925
820
850
826
804
439435809
845
851
815
830
503854
834
824
818
812
853
839
833
827
825
821
519523838
427858
840
805505842
836
848
810
800
856
1028
1016
1006
1002
966
964
948
946
924
920
900
8615001056
1046
1040 4325185465325364445041035
1120
1092
1086
1111
1106
1129
1141
421403 42911011100
1126
5455515635315111109
5795215331104
747
737
721
701
623
615
235
324
752
745
736
713
651
627
607
325
720
746750
316
600
631
644
726
706
709 73064263210107256501050718
653645647711612657652611702952620710655635619610654
656633624621609602634422
708
714
722
648
640
614
637
643
430
606
760
601732
700 558554550665542526716510
646
636
618502 538516622712616626630628222
525414 520
513
530
548
322
539 540641625649514617638436
604Monterey B
lvd
11th
S
t
1 0t h St
8th S t Val
ley
DrCypress AveArdmore Ave
7th
S
t
6th
S
t
6th
S
t
11th
S
t
Bayview
DrCypress Ave
5th
S
tBard St
8th
P
l
9th
S
t
11th
S
t
10th
S
t
Sunset DrLoma Dr
300' RADIUS MAP
ADDRESS: 819-825 Bard Street, Hermosa Beach, CA 90254 r
Page 376 of 380
Community Development Department
Planning Division – Attn: Jake Whitney
City of Hermosa Beach
1315 Valley Drive
Hermosa Beach, CA 90254
IMPORTANT PUBLIC NOTICE
819-825 Bard Street, Hermosa Beach, CA 90254
Assessor Parcel Number 4187-014-048, 4187-014-047
The Planning Commission of the City of Hermosa Beach shall hold an in-person public hearing
on Tuesday, April 15, 2025 at 7:00 p.m. in City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, California 90254 to consider the following: CONDITIONAL USE PERMITS (CUP 24-13, & 24-14), PRECISE DEVELOPMENT PLANS (PDP 24-16 & 24-17), AND VESTING TENTATIVE PARCEL MAP (VTPM NO.84426) TO ALLOW TWO NEW, 30-FOOT-TALL RESIDENTIAL CONDOMINIUM BUILDINGS WITH TWO UNITS EACH AT 819-825
BARD STREET IN THE MULTIPLE-FAMILY RESIDENTIAL (R-3) ZONE, ENVIRONMENTAL REVIEW: THE PROJECT QUALIFIES FOR A CATEGORICAL EXEMPTION PER
SECTION 15303(b) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES.
If you challenge the above matter(s) in court, you may be limited to raising only those issues
that are raised at or before the public hearing.
PUBLIC PARTICIPATION. Any member of the public is welcome to send the Community Development Department written comments in advance of the hearing to
communitydevelopment@hermosabeach.gov or provide public comment during the
hearing. To make a request for accommodation under the Americans with Disabilities Act,
please contact the Office of the City Clerk at (310) 318-0204 or cityclerk@hermosabeach.gov.
FOR FURTHER INFORMATION, please contact the Planning Department at (310) 318-0242 or
planning@hermosabeach.gov. A copy of the agenda and staff report(s) will be viewable on
the City’s website 72 hours before the meeting at www.hermosabeach.gov/agenda. As a
courtesy, the hearing can be viewed on Spectrum Channel 8, Frontier Channel 31, YouTube,
Zoom, and/or the City’s website.
Zoom - https://us02web.zoom.us/j/82539742028?pwd=ountrdnvd2l6tzbptdljc2x6bgfwdz09
Meeting ID: 825 3974 2028 Password: 207860
Phone - Toll Free: (833) 548-0276 Meeting ID: 825 3974 2028, then #; Passcode: 207860
Alexis Oropeza
Planning Manager
Page 377 of 380
7th
S
t
6th
S
tMonterey
B
lvd
ArdmoreAveHermosaAveSunset Dr
11th
Ct LomaDrCypress
AveCypressAve10th
C
t
P ie r A v e
10th St
8th
S
t
9th
S
t
11th
S
t
7th
C
t
9th
C
t
8th
C
t Ardmore Ave
7th
S
t Bard St
7th
S
t
6th
S
t
5th
S
tVal
ley
Dr
8th
P
l
11th
S
t
9th
S
t
Palm
DrManhattan Ave
10th
S
t
Bayview
DrProject Zoning MapPlanning CommissionApril 15, 2025
819-825 Bard Street
APN: 4187-014-048 & 4187-014-047
Zone: R-3 Multiple Family Residential
Description
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
300' notification radius
Page 378 of 380
-----Original Message----- From: Matt Brandseth <mbrandseth99@yahoo.com> Sent: Sunday, April 13, 2025 3:32 PM
To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: 819-825 Bard st I encourage the city to limit this new construction to no higher than the current standing structures. New 30 foot structures will be disrespectful to the surrounding residents that
will have to have their views obstructed by such an eye sore.
Matt Brandseth
Page 379 of 380
C:\Program Files\eSCRIBE\TEMP\19172887115\19172887115,,,Planning Commission Tentative Agenda for May 20, 2025.docx
Revised 04/07/2025 7:17 PM
Tentative Future Agenda
PLANNING COMMISSION
City of Hermosa Beach
Tuesday, May 20, 2025
Regular Meeting
7:00 PM
Project Title Public
Notice
Meeting
Date
901 Hermosa Avenue Precise Development Plan (Public
Hearing) 5/10/25 5/20/25
3415 Palm Drive 5-Unit Project, Precise Development Plan
(Public Hearing continuance from March 18th meeting). 5/10/25 5/20/25
Capital Improvement Projects
(Staff Item) n/a 5/20/25
Entertainment Zoning Text Amendment
(Staff Item) n/a 5/20/25
Upcoming and Pending Projects
Zoning Code More Study Sessions to come
Page 380 of 380