Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
2025-08-19 - PC - Regular
CITY OF HERMOSA BEACH PLANNING COMMISSION Regular Meeting Agenda Tuesday, August 19, 2025 6:00 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 Alison Becker, Community Development Director 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. Writings distributed to all, or majority of all, of the Commission after the agenda has been posted shall be available for inspection at the Community Development Department located at 1315 Valley Drive, Hermosa Beach, CA 90254 during regular business hours. • 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 142 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. Recommendation: To approve the order of the agenda. 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 SPECIAL MEETING OF JULY 28, 2025 - 25-CDD-114 6 (Administrative Assistant Melanie Hurtado) Recommendation: Page 3 of 142 Staff recommends Planning Commission receive and file the action minutes of the Planning Commission special meeting of July 28, 2025. 6.b REQUEST FOR A MURAL DETERMINATION (MD25-01) FOR A 392- SQUARE-FOOT PAINTED DISPLAY ON THE EASTERLY SHARED WALL OF EXISTING COMMERCIAL BUILDINGS AT 507-509 PIER AVENUE IN SPECIFIC PLAN AREA 11 (SPA-11) - 25-CDD-111 12 CEQA: Determine the project is exempt from the California Environmental Quality Act. (Code Enforcement Officer Suzanne Calderon) Recommendation: Staff recommends Planning Commission: 1.Determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15301 of the State CEQA Guidelines; and 2. Adopt Resolution No. 25-11 finding the artistic rendering consistent with the Hermosa Beach Municipal Code (HBMC) Section 17.50.030 definition of a mural. 7.PUBLIC HEARING 7.a REQUEST FOR CUP AMENDMENT (APE25-002) LOCATED AT 2515 PACIFIC COAST HIGHWAY TO EXPAND AN ON-SALE ALCOHOLIC BEVERAGE ESTABLISHMENT TO ALLOW CONSUMPTION OF BEER AND WINE ONLY - 25-CDD-107 26 ON THE EXISTING OUTDOOR PATIO OF A HOTEL (HOTEL HERMOSA) IN THE C-3 ZONE. CEQA: Determine the project is exempt from the California Environmental Quality Act. (Assistant Planner Johnny Case) Recommendation: Staff recommends Planning Commission: Determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15301 of the State CEQA Guidelines; and 1. Adopt a Resolution (Attachment 1) approving Conditional Use Permit Amendment (APE25-002) to allow the applicant to expand the allowed consumption of alcoholic beverages, beer and wine only, to the existing outdoor patio at 2515 Pacific Coast Highway, subject to conditions of approval. 2. 7.b REQUEST FOR CONDITIONAL USE PERMIT 23-02 LOCATED AT 1016 THE STRAND TO ALLOW OUTDOOR DINING, OUTDOOR AMPLIFIED LIVE ENTERTAINMENT, AND ON-SALE CONSUMPTION OF ALCOHOLIC BEVERAGES (BEER, WINE, & DISTILLED SPIRITS) ON AN EXISTING OUTDOOR PATIO, 25-CDD-113 98 Page 4 of 142 OF AN EXISTING HOTEL AND RESTAURANT (SEA SPRITE) IN THE C-1 ZONE. CEQA: Determine that the project is categorically exempt from the California Environmental Quality Act (Associate Planner Jake Whitney) Recommendation: Staff recommend the Planning Commission: Determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15301 of the State CEQA Guidelines; and 1. Adopt a Resolution (Attachment 1) approving a Conditional Use Permit (CUP23-02) to allow outdoor dining, outdoor amplified live entertainment, and on-sale consumption of alcoholic beverages (beer, wine, & distilled spirits) at 1016 The Strand, subject to conditions of approval. 2. 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 ITEMS - 25-CDD-116 141 (Administrative Assistant Melanie Hurtado) Recommendation: To receive and file the September 8th Planning Commission tentative special meeting agenda and the September 16th Planning Commission regular meeting agenda. 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 142 City of Hermosa Beach | Page 1 of 1 Meeting Date: August 19, 2025 Staff Report No. 25-CDD-114 Honorable Chairperson and Members of the Hermosa Beach Planning Commission ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL MEETING OF JULY 28, 2025 (Administrative Assistant Melanie Hurtado) Recommended Action: Staff recommends Planning Commission receive and file the action minutes of the Planning Commission special meeting of July 28, 2025. Attachment: Planning Commission Action Minutes Special Meeting of July 28, 2025 Respectfully Submitted by: Melanie Hurtado, Administrative Assistant Approved: Alison Becker, AICP, Community Development Director Page 6 of 142 1 CITY OF HERMOSA BEACH Planning Commission Special Meeting Minutes July 28, 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 6:00 p.m. 2. PLEDGE OF ALLEGIANCE The Pledge of Allegiance was led by Vice Chair Izant. 3. ROLL CALL Administrative Assistant Melanie Hurtado announced a quorum. 4. APPROVAL OF AGENDA Motion: To approve the agenda. Moved by: Vice Chair Stephen Izant Seconded by: Commissioner Michael Flaherty A voice vote was taken on this item. Members Present: Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice Chair Stephen Izant, Commissioner Michael Flaherty, Commissioner Greg McNally Page 7 of 142 2 Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice Chair Stephen Izant, Commissioner Michael Flaherty, Commissioner Greg McNally Motion Carried 5. PUBLIC COMMENT There were no public comments. 6. CONSENT CALENDAR Motion: To approve the consent calendar. 6.a ACTION MINUTES OF THE PLANNING COMMISSION REGULAR MEETING OF MAY 20, 2025 - 25-CDD-095 Moved by: Commissioner Peter Hoffman Seconded by: Commissioner Greg McNally A voice vote was taken on this item. Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice Chair Stephen Izant, Commissioner Michael Flaherty, Commissioner Greg McNally Motion Carried 7. PUBLIC HEARING 7.a REQUEST FOR CONDITIONAL USE PERMIT (CUP 24-02) AND PRECISE DEVELOPMENT PLAN (PDP 24-01) TO ALLOW A 3-STORY MIXED-USE DEVELOPMENT LOCATED AT 54 HERMOSA AVENUE IN THE NEIGHBORHOOD COMMERCIAL (C-1) ZONE UNDER MPA 24-001 - 25-CDD-104 Contract Planner Kaneca Pompey provided a presentation. In-Person Public Comments were provided by: Charles Belak-Berger Scott Hayes Rachael Hayes Yvonne Bernard Motion: To adopt resolution 25-09 approving Master Planning Application (MPA 24-001) for the construction of a new three-story mixed use development consisting of a commercial unit, single-family dwelling unit, and accessory dwelling unit located at 54 Hermosa Avenue, subject to Page 8 of 142 3 conditions of approval, amended to add language to state that neither the condominium nor the ADU may be used as a Short Term Rental unless permitted by the Hermosa Municipal Code; and to determine the project is categorically exempt from the California Environmental Quality Act per section 15303, Class 3 of the CEQA Guidelines (New Construction or Conversion of Small Structures). Moved by: Vice Chair Stephen Izant Commissioner Hoffman made a friendly amendment to include a condition that Staff will review trash enclosure plans prior to approval. Seconded by: Commissioner Michael Flaherty A voice vote was taken on this item. Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice Chair Stephen Izant, Commissioner Michael Flaherty, Commissioner Greg McNally Motion Carried 7.b REQUEST FOR A CONDITIONAL USE PERMIT (CUP 24-09), PRECISE DEVELOPMENT PLAN (PDP 24-09), AND TENTATIVE TRACT MAP (TTM 83011) AT 911 1ST STREET TO CONSOLIDATE THREE EXISTING LOTS INTO A SINGLE GROUND LOT, A SUBDIVISION CREATING 13 CONDOMINIUMS - 25-CDD-108 Contract Planner Kaneca Pompey provided a presentation. Public Comments were provided by: Lorenzo Schiappa (in-person) Michael B. Levin (in-person) Michelle (virtual) Kala Crow (virtual) Motion: To adopt resolution 25-10 approving Precise Development Plan 24-09, Conditional Use Permit 24-09, and recommending approval of Tentative Tract Map No. 83011, amended to add language to specify that applicant shall file a traffic plan as a traffic control measure; and include staff recommendation to revise section four of the resolution to correct the application numbers and date of the hearing; approving the consolidation of Page 9 of 142 4 three existing lots into a single ground lot and a subdivision of 13 condominiums for a new mixed-use development consisting of twelve residential units and a single commercial unit at 911 1st Street, subject to conditions of approval; and to determine the project is categorically exempt from the California Environmental Quality Act per section 153322, Class 32 of the CEQA Guidelines (Urban Infill). Moved by: Vice Chair Stephen Izant Seconded by: Commissioner Peter Hoffman Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice Chair Stephen Izant, Commissioner Michael Flaherty, Commissioner Greg McNally Motion Carried 8. STAFF ITEMS 8.a COMMUNITY DEVELOPMENT DIRECTOR REPORT Community Development Director Alison Becker shared an update from the June 11th City Council meeting. She also announced reduced counter hours on Wednesdays to support the City’s records digitization project; the new start time for Commission meetings (6:00 p.m.); the Special Meeting scheduled for September 8th and notice of a comprehensive update on Housing Element implementation at the October meeting. Finally, she reported that staff intends to bring the new Zoning Code Administrative Procedures to City Council by end of the year. The draft will be available for review in early Fall. 9. PLANNING COMMISSION COMMENTS 10. FUTURE AGENDA ITEMS Motion: To adopt the amended Tentative Future Agenda, noting that the meeting time will now be at 6:00 p.m. 10.a COMMISSION TENTATIVE FUTURE AGENDA - 25-CDD-097 Moved by: Commissioner Peter Hoffman Seconded by: Vice Chair Stephen Izant Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice Chair Stephen Izant, Commissioner Michael Flaherty, Commissioner Greg McNally Motion Carried 11. PUBLIC COMMENT Page 10 of 142 5 12. ADJOURNMENT Motion: To adjourn the meeting. Moved by: Commissioner Peter Hoffman Seconded by: Commissioner Greg McNally A voice vote was taken on this item. Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice Chair Stephen Izant, Commissioner Michael Flaherty, Commissioner Greg McNally Motion Carried The meeting was adjourned at 8:00 p.m. Page 11 of 142 City of Hermosa Beach | Page 1 of 4 Meeting Date: August 19, 2025 Staff Report No. 25-CDD-111 Honorable Chairperson and Members of the Hermosa Beach Planning Commission REQUEST FOR A MURAL DETERMINATION (MD25-01) FOR A 392-SQUARE-FOOT PAINTED DISPLAY ON THE EASTERLY SHARED WALL OF EXISTING COMMERCIAL BUILDINGS AT 507-509 PIER AVENUE IN SPECIFIC PLAN AREA 11 (SPA-11) CEQA: Determine the project is exempt from the California Environmental Quality Act. (Code Enforcement Officer Suzanne Calderon) Recommended Action: Staff recommends Planning Commission: 1. Determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15301 of the State CEQA Guidelines; and 2. Adopt Resolution No. 25-11 finding the artistic rendering consistent with the Hermosa Beach Municipal Code (HBMC) Section 17.50.030 definition of a mural. Executive Summary: The applicant is seeking approval of an existing 392-square-foot painted display on the exterior of the easterly shared wall of existing commercial buildings located at 507-509 Pier Avenue. Staff recommend that the Planning Commission determine that the artistic rendering is consistent with HBMC Section 17.50.030, definition of a mural and determine the project is categorically exempt from CEQA. Background: The properties are located at 507-509 Pier Avenue and have a zoning designation of Specific Plan Area-11 (SPA-11) Community Commercial. The properties are currently developed and occupied with businesses. The applicant requests approval of an existing mural display on the easterly façade of the existing shared wall of 507-509 Pier Avenue, facing Bard Street, totaling 392 square feet in area. On September 17, 2023, Hermosa Beach Code Enforcement received a community concern regarding an unpermitted mural at the location. An administrative enforcement process has resulted in the applicant submitting for this Mural Determination, which if approved, will abate and resolve the Code Enforcement violation. Page 12 of 142 City of Hermosa Beach | Page 2 of 4 Site Information Table: The following table describes the existing site characteristics: Site Information General Plan Community Commercial (CC) Zoning Specific Plan Area- 11 (SPA-11) Lot Size 3,200 square feet (507), 3,197 square feet (509) Existing Square Footage 3,051 square feet (507), 2,400 square feet (509) Surrounding Zoning North: Mobile Home Park (MHP) East: Specific Plan Area-11 (SPA-11) South: Specific Plan Area-11 (SPA-11) West: Specific Plan Area-11 (SPA-11) Surrounding Uses North: Mobile Home Park East: Commercial South: Commercial West: Commercial Other Site Information: Pursuant to HBMC Chapte 17.50 regulating Signs, murals approved by the Planning Commission may be permitted. The Planning Commission may waive specific provisions relating to total sign area, coverage, height, type and style, if it determines that the proposed rendering constitutes a mural. Project Description The display features large, cresting ocean waves, a snow-capped mountain, and a scenic sky (Attachment 3). The mural covers most of the upper portion of the easterly façade of the building that is visible from Pier Avenue, Bard Street and Oak Street. The applicant submitted a complete application for mural review on February 19, 2025. The applicant requests the existing painted display be determined to be consistent with HBMC Chatper 17.50, which provides standards for number of wall signs, sign area, and wall coverage for ‘murals’. HBMC Section 17.50.030 defines “Mural”, as a “pictorial representation not specifically identifying goods or services offered by the business on the premises.” The applicant is requesting a 392-square-foot painted display on the easterly façade of the building facing Bard Street. Discussion: The artist, Derek-Paul Carll, was inspired by the woodblock print “The Great Wave of Kanagawa” by Japanese artist Hokusai. Based on the artist description and narrative, (Attachment 2), the use of bold, acrylic colors in the mural creates a strong contrast, Page 13 of 142 City of Hermosa Beach | Page 3 of 4 vibrant colors and crisp lines. The mural depicts an ocean aesthetic that aligns with the coastal identity of Hermosa Beach. The painted display is a pictorial representation of a wave and does not identify any goods or services, therefore falling under the HBMC definition of a mural. The existing mural is painted along the upper portion of the easterly side façade building elevation. The mural is calculated in two portions, upper and lower. The upper portion of the mural is 188 square feet, and the lower portion is 204 square feet, for a total of 392 square feet. General Plan Consistency: PLAN Hermosa, the City’s General Plan, was adopted by the City Council in August 2017. The requested mural determination is consistent with the PLAN Hermosa goals and policies in the table below: General Plan Consistency Goals & Policies Findings Land Use and Design Element Goal 11: A proud and visible identity as an arts and cultural community Policy 11.1 Locally appropriate art. Prioritize public art that reinforces the identity of Hermosa Beach, incorporating the culture, people, neighborhoods and ideas. Policy 11.2 Creative expression in the built environment. Encourage the infusion of creative expression within the city’s built environment to create a memorable urban landscape that respects the past and builds for the future. Policy 11.8 Public art in private development Actively encourage private development to contribute to the cultural and economic health and the public realm through incorporation of public art. The project integrates elements that reflect the creativity and coastal identity of Hermosa Beach. The mural features a wave and mountain reminiscent of works by the master Japanese artist Utagawa Hiroshige. The building is privately owned, and the applicant proposing the project is committed to enhancing cultural vitality by incorporating public art into their development. The project muralist uses his skill concept art to create for others. This local artist’s perspective and needs are integral to the project, ensuring that the mural reflects both the artistic vision and the community’s character. Page 14 of 142 City of Hermosa Beach | Page 4 of 4 Staff recommends the approval of the mural with the following Conditions of Approval: 1. The applicant shall provide the Community Development Department with a copy of the Operating Agreement for Refoua LLC, property owner of 507 Pier Avenue. 2. The mural shall be maintained in strict accordance with the design reviewed and approved by the Planning Commission. Any modifications to the approved design must receive prior approval from the Planning Commission. 3. Any acts of vandalism occurring on the site must be addressed, and the affected areas must be cleaned or repaired within 48 hours of discovery. Environmental Determination: Pursuant to the California Environmental Quality Act (CEQA), the proposed project qualifies for a Class 1 categorical exemption, Existing Facilities as defined in section 15301 of the CEQA Guidelines, as it consists of minor exterior alterations to an existing building. Moreover, none of the exceptions to the categorical exemption(s) apply, nor would the project result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances or damage a scenic highway or scenic resources within a state scenic highway. Public Notification: Public notice is not required pursuant to HBMC Section 17.50.140. Therefore, a public notice for this matter has not been distributed. Attachments: 1. Draft Resolution No. 25-11 2. Artist Narrative and Site Plan 3. Mural Photos 4. Zoning Map Respectfully Submitted by: Suzanne Calderon, Code Enforcement Officer Concur: Alexis Oropeza, Planning Manager Approved: Alison Becker, AICP, Community Development Director Page 15 of 142 CITY OF HERMOSA BEACH RESOLUTION NO. 25-11 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DETERMINING A 392-SQUARE FOOT PAINTED DISPLAY ON THE EASTERLY SHARED WALL OF EXISTING COMMERCIAL BUILDINGS LOCATED AT 507-509 PIER AVENUE IS A MURAL AND IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: WHEREAS, an application was filed on February 19, 2025 by the applicant Albro Lundy, seeking Planning Commission determination whether an existing display covering 392-square-foot painted display on the eastern wall of existing commercial buildings is consistent with the Hermosa Beach Municipal Code (HBMC) definition of “Mural” for buildings located at 507-509 Pier Avenue. WHEREAS, HBMC Section 17.50.030 defines a mural as “a pictorial representation not specifically identifying goods or services offered by the business on the premises.” WHEREAS, the Planning Commission, at its public meeting of August 19, 2025 considered all testimony and evidence, both oral and written, that was presented to the Planning Commission. WHEREAS, the proposed display is categorically exempt from the California Environmental Quality Act defined in CEQA Section 15301 Class 1 Existing Facilities, as the project involves negligible or no expansion of an existing use. The proposed display is painted directly onto the easterly facade of the existing building and would not result in a direct or reasonably foreseeable indirect physical change in the environment. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission determines that the display meets the definition of a mural as set forth in HBMC Section 17.50.030, because the display does Page 16 of 142 not include commodification elements tied to the commercial use, and the existing displays are artistic depictions. SECTION 2. Based on the evidence received at the public meeting, the Planning Commission hereby further finds, determines, and declares that the project is consistent with the City’s General Plan (PLAN Hermosa) because the display is a mural consistent with HBMC Section 17.50.030. General Plan Consistency Goals & Policies Findings Land Use and Design Element Goal 11: A proud and visible identity as an arts and cultural community Policy 11.1 Locally appropriate art. Prioritize public art that reinforces the identity of Hermosa Beach, incorporating the culture, people, neighborhoods and ideas. Policy 11.2 Creative expression in the built environment. Encourage the infusion of creative expression within the city’s built environment to create a memorable urban landscape that respects the past and builds for the future. Policy 11.8 Public art in private development Actively encourage private development to contribute to the cultural and economic health and the public realm through incorporation of public art. The project integrates elements that reflect the creativity and coastal identity of Hermosa Beach. The mural features a wave and mountain reminiscent of works by the master Japanese artist Utagawa Hiroshige. The building is privately owned, and the applicant proposing the project is committed to enhancing cultural vitality by incorporating public art into their development. The project muralist uses his skill concept art to create for others. This local artist’s perspective and needs are integral to the project, ensuring that the mural reflects both the artistic vision and the community’s character. Page 17 of 142 SECTION 3. Based on the foregoing, the Planning Commission hereby approves Mural Determination Case No. MD25-01 and determines the painted display is a mural, subject to the following Conditions of Approval: 1. The applicant shall provide the Community Development Department with a copy of the Operating Agreement for Refoua LLC, property owner of 507 Pier Avenue. 2. The mural shall be maintained in strict accordance with the design reviewed and approved by the Planning Commission. Any modifications to the approved design must receive prior approval from the Planning Commission. 3. Any acts of vandalism occurring on the site must be addressed, and the affected areas must be cleaned or repaired within 48 hours of discovery. 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. 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 this 19th day of August, 2025. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION Page 18 of 142 I hereby certify the foregoing PC Resolution 25-11 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 August 19, 2025. ________________________________ ________________________________ Kate Hirsh Alison Becker Chair Secretary ________________________________ Date Page 19 of 142 Artist's Narrative Page 20 of 142 INSPIRATION ARGUABLY ONE OF THE MOST FAMOUS AND RECOGNIZABLE WAVES IN THE WORLD, THE GREAT WAVE OF KANAGAWA IS A DISTINCTIVE PIECE OF ART ABOUT THE OCEAN THAT FITS THE AESTHETIC OF HERMOSA BEACH AND NOTABLY THE WAVE MOTIFS OF THE BUILDING BENEATH IT (BAKER BURTON & LUNDY) 8" 3'8" REPETITIVE EXTENSION OF WAVE ONTO WALL 37'4" MURAL PLAN 64' MAIN WAVE SANS BOAT COLORS IN ACRYLIC PAINT:■ GREAT WAVE OF KANAGAWA BY HOKUSAI (1831) 22'4" □□□□■ ARTIST RENDERING: STREET VIEW (PARKING LOT BEHIND BUILDING) Page 21 of 142 w � c:::wa: 13'7" SIDEWALK SITE PLAN TOP VIEW ADJACENT PROPERTY � -' 40' PROPERTY "' � 509 PIER AVENUE u. w0 0 "' (/) ;,, # ;f MAIN MURAL REPETITIVE EXTENSION OF WAVE j 8" 22'4" 41' 80' ADJACENT PROPERTY 507 PIER AVENUE SITE PLAN HEIGHT VIEW 507 PIER AVENUE 64' 22'4" ·· l 507 PIER AVENUE MURAL AREA: 392 SOFT 37'4" 59·8· w � w a: 3'3" 12'9" 24'5" � ;o 2S z 0 OJ )> () ;:,;; )> r r m -< Page 22 of 142 Page 23 of 142 Page 24 of 142 Loma D rHermosaAve17th St 15th S tPalmDr 17th C t Monte re yBl vd14th St 16th S t 11th S t 11th S t 16th C t Val ley DrArdmore Ave Pier A v e Ma n h attan Ave 11th P l 15th C t Bar dSt Oak S t 11th S t 14th Ct 13th St 13th Ct 16th S t Bayvi ewDrManhattanAve Sunset Dr Oak S tLomaDr Cypress Ave Project Zoning MapPlanning Commission August 19, 2025 507 - 509 Pier Ave APN: 4183-018-007 & 4183-018-016 Zone: SPA-11 Specific Plan Area 11 Mural 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) -HE Housing Element Overlay Page 25 of 142 City of Hermosa Beach | Page 1 of 8 Meeting Date: August 19, 2025 Staff Report No. 25-CDD-107 Honorable Chairperson and Members of the Hermosa Beach Planning Commission REQUEST FOR CUP AMENDMENT (APE25-002) LOCATED AT 2515 PACIFIC COAST HIGHWAY TO EXPAND AN ON-SALE ALCOHOLIC BEVERAGE ESTABLISHMENT TO ALLOW CONSUMPTION OF BEER AND WINE ONLY ON THE EXISTING OUTDOOR PATIO OF A HOTEL (HOTEL HERMOSA) IN THE C- 3 ZONE. CEQA: Determine the project is exempt from the California Environmental Quality Act. (Assistant Planner Johnny Case) Recommended Action: Staff recommends City Council: 1. Determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15301 of the State CEQA Guidelines; and 2. Adopt a Resolution (Attachment 1) approving Conditional Use Permit Amendment (APE25-002) to allow the applicant to expand the allowed consumption of alcoholic beverages, beer and wine only, to the existing outdoor patio at 2515 Pacific Coast Highway, subject to conditions of approval. Executive Summary: The following is a request for a Conditional Use Permit (CUP) amendment to modify the existing approval for on-site sale, service and consumption of beer and wine indoors only to allow on-site consumption of beer and wine outdoors, on the existing patio. Staff recommends that the Planning Commission approve a CUP amendment with conditions of approval. Background: The project is located at 2515 Pacific Coast Highway, at the corner of Pacific Coast Highway and Gould Avenue within the Pacific Coast Highway Corridor in Hermosa Beach (the “project site”). The project involves a 37,620 square-foot existing hotel, known as Hotel Hermosa and is located on Pacific Coast Highway. The project site is designated as General Commercial (GC) in the General Plan and is zoned as General and Highway Commercial (C-3) (Attachment 2). The project is not located within the Coastal Zone boundary. Multi-family residential uses exist to the west and south of the project site. There are existing commercial uses such as offices and restaurants located to the north Page 26 of 142 City of Hermosa Beach | Page 2 of 8 and east of the project site. The public entrance, both pedestrian and vehicular, is oriented towards Pacific Coast Highway. Past Board, Commission, and Council Actions Meeting Date Description December 5, 1989 PC 89-84: Planning Commission approved a conditional use permit to allow serving of general alcoholic beverages. June 21, 2016 PC 16-16: Planning Commission approved a parking plan to allow limited food service for hotel guest only on the first floor at an existing hotel. November 19, 2019 & January 21, 2020 PC 20-1: Planning Commission approved in part a conditional use permit request allowing on-site sale, service, and consumption of beer and wine indoors only Sunday through Thursday 6:00 am to 10:00 pm and Friday and Saturday 6:00 am to 11:00 pm at an Existing Hotel, in conjunction with expanded food service for hotel guests, and denied the request for outdoor beer and wine sale, service, and consumption. November 19, 2019 & January 21, 2020 PC 20-02: Planning Commission approved a parking plan amendment to modify conditions of approval in conjunction with approval of conditional use permit to allow on-site sale, service, and consumption of beer and wine indoors at an existing hotel, in conjunction with expanded food service for hotel guests. Site Information Table: The following table describes the project site characteristics. Site Information General Plan General Commercial (GC) Zoning General and Highway Commercial (C-3) Lot Size 27,878 square feet Surrounding Zoning North: General and Highway Commercial (C-3) East: General and Highway Commercial (C-3) South: Multi-Family Residential (R-3) and General and Highway Commercial (C-3) West: General and Highway Commercial (C-3) Surrounding Uses North: Office East: Restaurant South: Residential and Commercial West: Multi-Family Residence Page 27 of 142 City of Hermosa Beach | Page 3 of 8 Project Description: The existing conditional use permit, Resolution 20-1 (Attachments 4 and 5), allows for the on-sale of alcoholic beverages for beer and wine only indoors only with operating hours Sunday through Thursday 6:00 am to 10:00 pm, and Friday to Saturday 6:00am to 11:00 pm. The applicant, Jennifer Oden of Pacifica Food and Beverage, Inc., proposes to expand the hotel’s existing allowed on-site sale, service, and consumption of beer and wine to the existing outdoor patio. Discussion: Site Plan and Floor Plan: The project site is developed with an existing three-story building with loft space. The overall site configuration would remain unchanged by this CUP amendment and no floor plan changes have been proposed as part of this amendment. The existing outdoor patio is 4,838 square feet and consists of 83 patio seats. The proposed expansion of allowed alcoholic beverage consumption would not result in an outdoor bar, as the point of sale would remain in the interior of the hotel (Attachment 3). Operations: The existing hours of operation for indoor sales, service and consumption are Sunday through Thursday 6:00 am to 10:00 pm, and Friday to Saturday 6:00 am to 11:00 pm. The applicant proposes reduced operating hours for the proposed outdoor consumption of beer and wine for hotel guests. The proposed hours for outdoor consumption of beer and wine only are Sunday through Thursday 8:00 am to 9:00 pm and Friday to Saturday 8:00 am to 10:00 pm. The sale of beer and wine would continue to be sold from within the indoor portion of the hotel at the counter space where the point of sale is located. Guests would then be able to take the alcoholic beverage to the outdoor patio. The applicant is not proposing an outdoor bar nor an outdoor point of sale for alcoholic beverages. Interdepartmental Review: As part of the Community Development Department’s standard review process, this application was reviewed by various departments including the Police Department, Building and Safety, Public Works, and the Environmental Programs Manager in the City Manager’s office. The Police Department does not object to the proposed CUP amendment, subject to conditions of approval that have been incorporated into the draft Resolution (Attachment 1). Conditional Use Permit (CUP) Review Criteria and Findings Page 28 of 142 City of Hermosa Beach | Page 4 of 8 In accordance with Hermosa Beach Municipal Code (HBMC) Section 17.26.030, on-sale alcoholic beverage establishments in the C-3 Zone are subject to a Conditional Use Permit. In considering an application for a Conditional Use Permit, City staff reviews the project using the general criteria for all uses pursuant to HBMC 17.56.040. The General Criteria are used to help inform the five required findings which must be made pursuant to Hermosa Beach Municipal Code Section 17.56.50 in order to approve a CUP or CUP amendment. General Criteria for all CUP Uses 1. Distance from existing residential uses; 2. The amount of existing or proposed off-street parking facilities, and its distance from proposed use; 3. Location of and distance to churches, schools, hospitals, and public playgrounds: 4. The combination of uses proposed; 5. Precautions taken by the owner or operator of the proposed establishment to assure compatibility of the surrounding uses; 6. The relationship of the proposed business-generated traffic volume and the size of streets serving the area; 7. The proposed exteriors signs and décor, and the compatibility thereof with existing establishments in the area; 8. The number of similar establishments or uses within close proximity to the proposed establishment; 9. Noise, order and/or vibration that may be generated by the proposed establishment; 10. Impact of the proposed use to the city’s infrastructure, and/or services; 11. Will the establishment contribute to the concentration of similar outlets in the area, and 12. Other consideration that, in judgement of the planning commission are necessary to assure compatibility with the surrounding uses, and the city as a whole. Findings The General Criteria are used to help inform the five required CUP findings which must be made pursuant to HBMC 17.56.050 to approve, or conditionally approve, a use permit application. The inability to make one or more of the following findings is grounds for denial of an application. 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 to expand the on-sale alcoholic beverage to the existing patio is allowed within the General and Highway Commercial (C-3) zone with approval of a Conditional Use Permit. The use is compliant with the zoning ordinance and all other titles in the municipal code. Page 29 of 142 City of Hermosa Beach | Page 5 of 8 2. The proposed use is consistent with the General Plan and any applicable specific plan; The project site is located within the Pacific Coast Highway corridor, and as a primary entry point into Hermosa Beach aims to provide a variety of uses. The proposed expansion to on-site alcohol consumption to the existing outdoor patio would provide additional amenity and services for visitors, with minimal impact on adjacent properties. The table below provides a detailed review of applicable policies. 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 use to allow for the consumption of beer and wine on the existing outdoor patio would not be averse to the public health safety, or general welfare of the community, nor detrimental to surrounding properties or improvements, as the use is conditionally permitted in the C-3 Zone. Additionally, the applicant will be required to abide by the conditions of approval which are intended to mitigate or prevent any potential adverse impacts to the community. 5. The patio hours of use shall be Sunday through Thursday 8 a.m. to 9 p.m. and Friday and Saturday 8 a.m. to 10 p.m. The sale of beer and/or wine will occur within the indoor portion of the hotel at the existing counter space. a. The point of sale and service of all alcoholic beverages shall remain in the interior of the hotel. Hotel guests shall not be served alcohol by wait staff on the outdoor patio. 6. Staff shall regularly check the outdoor patio to ensure compliance with conditions and ensure it is closed to patrons outside of allowed hours. 11. The business shall not adversely affect the welfare of the residents, and/or commercial establishments nearby. 16. Noise emanating from the property shall be within the limitations prescribed by the City’s Noise Ordinance (Hermosa Beach Municipal Code Chapter 8.245) and shall not create a nuisance to surrounding residential neighborhoods, and/or commercial establishments. 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 The proposed design, location, size and operating characteristics of the hotel are compatible with the existing and reasonably foreseeable future land uses and Page 30 of 142 City of Hermosa Beach | Page 6 of 8 circulation in the vicinity. The proposed amendment would not result in any physical changes to the existing hotel and the proposed hours of operation for the outdoor area would limit impacts to adjacent residential uses. The existing hours of operation for indoor sales, service and consumption are Sunday through Thursday 6:00 am to 10:00 pm, and Friday to Saturday 6:00 am to 11:00 pm. The proposed reduced hours of operation would limit the consumption of alcoholic beverages to Sunday through Thursday 8 a.m. to 9 p.m. and Friday and Saturday 8 a.m. to 10 p.m. on the outdoor patio. The reduced hours of operations for the outdoor area will ensure compatibility with the proposed surrounding residential uses. 5. The site is physically suitable for the type of the use being proposed, including access, utilities, and absence of physical constraints. The primary use of the project site would not be impacted as part of this amendment. The existing hotel would remain. There would be no change in the physical structure of the hotel nor are there any pre-existing constraints on the use. CUP Specific Criteria Should the Planning Commission make the aforementioned findings to approve the CUP, amendment, then it should consider the conditions of approval in the Resolution and any other conditions it deems necessary to ensure the use operates in a manner compatible with existing and future uses in the area. HBMC Section 17.40.080 establishes the following minimum conditions and standards for all on-sale alcoholic beverage establishments: 1. The establishment shall not adversely affect the welfare of the residents. And/or commercial establishments nearby. 2. The business shall prevent loitering, unruliness and boisterous activities of the patrons outside the business or in the immediate area. 3. The Police Chief may determine that a continuing police problem exists and may, subject to appeal to the Planning Commission, direct the presence of a police approved doorman and/or security personnel to eliminate the problem. An appeal to the Planning Commission shall be heard within sixty (60) days of filing the appeal. The Police Chief’s determination will not be stayed during the pendency of the appeal. If the problem persists, the Police Chief then shall submit a report to the Planning Commission, which will automatically initiate a review of the conditional use. 4. The exteriors pf the premises shall be maintained in a neat and clean manner and free of graffiti at all times. 5. Any changes to the interior or exteriors layout that alter the primary function of the business shall be subject to review and approval by the Planning Commission. In addition to the aforementioned conditions, staff recommends the Planning Commission adopt Planning Commission Resolution 25-13 for the sale of beer and wine for on-site Page 31 of 142 City of Hermosa Beach | Page 7 of 8 consumption within the outdoor patio, and to supersede conditions of approval 1, 5e, and 19 of Planning Commission Resolution 20-1 pertaining to the restriction of consumption of alcoholic beverages on the outdoor patio. The following highlights the notable condition of approval: 5. The patio hours of use shall be Sunday through Thursday 8 a.m. to 9 p.m. and Friday and Saturday 8 a.m. to 10 p.m. The sale of beer and/or wine will occur within the indoor portion of the hotel at the existing counter space. a. The point of sale and service of all alcoholic beverages shall remain in the interior of the hotel. Hotel guests shall not be served alcohol by wait staff on the outdoor patio. General Plan Consistency: This project and associated recommendation have been evaluated for their consistency with the City’s General Plan. Relevant Policies are listed below: General Plan Consistency Land Use Element Findings Goal 1. Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents. The proposed use would be conditioned to ensure compatibility with surrounding uses. The proposed hours of operation would be limited to Sunday through Thursday 8 a.m. to 9 p.m. and Friday and Saturday 8 a.m. to 10 p.m. on the outdoor patio. Additional conditions including the required training of staff, installation of signs, and periodic monitoring of the outdoor area, and restrictions on amplified sound would maintain compatibility of proposed use with the adjacent residential uses. Policy 1.5 Balance resident and visitor needs. Ensure land uses and business provide needs of resident as well as visitors. Policy 1.7 Compatibility of uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses. Environmental Determination: Pursuant to the California Environmental Quality Act (CEQA), the proposed project qualifies for a Class 1 categorical exemption, Existing Facilities, as defined in section 15301 of the State CEQA Guidelines, as the project consists of the operation and permitting of existing private structures or facilities involving negligible or no expansion of existing or former use. The scope of the CUP would not affect the physical condition of the site. Moreover, none of the exceptions to the categorical exemption(s) apply, as defined in section 15300.2 of the State CEQA Guidelines. The project will not result in a significant cumulative impact of successive projects of the same type in the same place; the project does not involve unusual circumstances with the possibility to have a significant effect on the environment; the project will not result in damage to a state scenic Page 32 of 142 City of Hermosa Beach | Page 8 of 8 highway; the project is not located on a hazardous waste site; and the project does not involve a historical resource. Public Notification: Public notice was given for the August 19, 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 500-foot radius on August 7, 2025. A legal ad was published on August 9, 2025, in the Daily Breeze, 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 have received 15 public comments (Attachment 7). Attachments: 1. Draft Resolution 25-13 2. Planning Commission Resolution 20-1 3. Planning Commission Resolution 20-2 4. Project Plans 5. Zoning Map 6. Public Notification Package 7. Public Comment Letters 8. SUPPLEMENTAL: Email Comments received 8/14/25 – 8/19/25 Respectfully Submitted by: Johnny Case, Assistant Planner Concur: Alexis Oropeza, Planning Manager Legal Review: Sarah Locklin, Interim Assistant City Attorney Approved: Steve Napolitano, Interim City Manager Page 33 of 142 Page 1 of 11 RES NO. 25-13 CITY OF HERMOSA BEACH RESOLUTION NO. 25-13 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT AMENDMENT (APE25-002), ALLOWING FOR ON-SALE CONSUMPTION OF ALCOHOLIC BEVERAGES (BEER AND WINE ONLY) OUTDOORS AT 2515 PACIFIC COAST HIGHWAY, IN THE C-3 ZONE AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). WHEREAS, the Planning Commission approved Resolution PC 20-01, which granted a Conditional Use Permit (“CUP”) on November 19, 2019 allowing on-site sale, service, and consumption of beer and wine indoors at an Existing Hotel, in conjunction with expanded food service for hotel guests at 2515 Pacific Coast Highway (the “project site”, also known as Hotel Hermosa); and WHEREAS, an application was filed on March 3, 2025, by the applicant Jennifer Oden of Pacifica Food and Beverage, Inc., for a Conditional Use Permit Amendment (APE 25-002) located at the project site to allow the for on-site consumption of beer and wine on an existing patio; and WHEREAS, Hotel Hermosa is an existing 37,620- square-foot hotel located at 2515 Pacific Coast Highway. The project site is designated as General Commercial (GC) in the General Plan, is zoned General and Highway Commercial (C-3), and is located outside of the Coastal Zone; and WHEREAS, on-site sale and consumption of beer and wine is conditionally permitted in the C-3 Zone, and is subject to the general provisions and standards in Hermosa Beach Municipal Code (HBMC) Sections 17.26.060 and 17.40.080; and WHEREAS, in considering the granting of a Conditional Use Permit amendment, the City shall assess the general criteria for all uses pursuant to HBMC Section 17.56.040. The General Criteria are used to help inform the five required findings which must be Page 34 of 142 Page 2 of 11 RES NO. 25-13 made pursuant to HBMC Section 17.56.050 in order to approve a CUP or CUP Amendment; and WHEREAS, the Planning Commission, at its public meeting of August 19, 2025, considered all testimony and evidence regarding the application, both oral and written, that was presented to the Planning Commission; and WHEREAS, based on the testimony and evidence received, the Planning Commission further finds, determines and declares the following pertaining to the application for a Conditional Use Permit Amendment. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The foregoing recitals are true and correct and are hereby incorporated into this Resolution. SECTION 2. Based on the testimony and evidence received at its August 19, 2025 Planning Commission meeting, the Planning Commission finds, determines and declares the following pertaining to the application for a Conditional Use Permit under Hermosa Beach Municipal Code Section 17.56.050: Findings: The General Criteria defined at HBMC Section 17.56.040 are used to help inform the five required CUP findings, all of which must be made pursuant to HBMC 17.56.050 to approve an application for a CUP: 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 to expand the on-sale alcoholic beverage to the existing patio is allowed within the General and Highway Commercial (C-3) zone with approval of a Conditional Use Permit. The use is compliant with the zoning ordinance and all other titles in the municipal code. Page 35 of 142 Page 3 of 11 RES NO. 25-13 2. The proposed use is consistent with the General Plan and any applicable specific plan; The project site is located within the Pacific Coast Highway corridor, and as a primary entry point into Hermosa Beach aims to provide a variety of uses. The proposed expansion to on-site alcohol consumption to the existing outdoor patio would provide additional amenity and services for visitors, with minimal impact on adjacent properties. General Plan Consistency Land Use Element Findings Goal 1. Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents. The proposed use would be conditioned to ensure compatibility with surrounding uses. The proposed hours of operation would be limited to Sunday through Thursday 8 a.m. to 9 p.m. and Friday and Saturday 8 a.m. to 10 p.m. on the outdoor patio. Additional conditions including the required training of staff, installation of signs, and periodic monitoring of the outdoor area, and restrictions on amplified sound would maintain compatibility of proposed use with the adjacent residential uses. Policy 1.5 Balance resident and visitor needs. Ensure land uses and business provide needs of resident as well as visitors. Policy 1.7 Compatibility of uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses. 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 use to allow for the consumption of beer and wine on the existing outdoor patio would not be averse to the public health safety, or general welfare of the community, nor detrimental to surrounding properties or improvements, as the use is conditionally permitted in the C-3 Zone. Additionally, the applicant will be required to abide by the conditions of approval incorporated into the which are Page 36 of 142 Page 4 of 11 RES NO. 25-13 intended to mitigate or prevent any potential adverse impacts to the community. The following conditions of approval would ensure the use operates in a manner compatible with the surrounding properties: 5. The patio hours of use shall be Sunday through Thursday 8 a.m. to 9 p.m. and Friday and Saturday 8 a.m. to 10 p.m. The sale of beer and/or wine will occur within the indoor portion of the hotel at the existing counter space. a. The point of sale and service of all alcoholic beverages shall remain in the interior of the hotel. Hotel guests shall not be served alcohol by wait staff on the outdoor patio. 6. Staff shall regularly check the outdoor patio to ensure compliance with conditions and ensure it is closed to patrons outside of allowed hours. 11. The business shall not adversely affect the welfare of the residents, and/or commercial establishments nearby. 16. Noise emanating from the property shall be within the limitations prescribed by the City’s Noise Ordinance (Hermosa Beach Municipal Code Chapter 8.245) and shall not create a nuisance to surrounding residential neighborhoods, and/or commercial establishments. 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 The proposed design, location, size and operating characteristics of the hotel are compatible with the existing and reasonably foreseeable future land uses and circulation in the vicinity. The proposed amendment would not result in any physical changes to the existing hotel and the proposed hours of operation for the outdoor area would limit impacts to adjacent residential uses. The existing hours of operation for indoor sales, service and consumption are Sunday through Thursday 6:00 am to 10:00 pm, and Friday to Saturday 6:00 am to 11:00 pm. The application proposes reduced hours for the outdoor patio. The proposed reduced hours of operation would limit the consumption of alcoholic beverages to Sunday through Thursday 8 a.m. to 9 p.m. and Friday and Saturday 8 a.m. to 10 p.m. on the Page 37 of 142 Page 5 of 11 RES NO. 25-13 outdoor patio. The reduced hours of operations for the outdoor area will ensure compatibility with the proposed surrounding residential uses. 5. The site is physically suitable for the type of the use being proposed, including access, utilities, and absence of physical constraints. The primary use of the project site would not be impacted as part of this amendment. The existing hotel would remain. There would be no change in the physical structure of the hotel nor are there any pre-existing constraints on the use. SECTION 3. Based on the foregoing findings, the Planning Commission hereby approves Conditional Use Permit Amendment 25-002 for the sale of beer and wine for on-site consumption within the outdoor patio as set forth in Planning Commission Resolution 25-13 subject to the following Conditions of Approval. This approval shall supersede the restrictions on the consumption of alcoholic beverage (Conditions of Approval 1, 5e, and 19) of Planning Commission Resolution 20-1; all other conditions shall remain in effect. 1. The project shall be substantially consistent with the application submitted and approved by the Planning Commission on August 19, 2025. The applicant shall retain records of the approved floor plan until any subsequent modifications or approvals are granted. 2. A manager who is aware of the conditions of this Conditional Use Permit shall be on the premises during business hours. The Conditional Use Permit shall be maintained on the premises in a location where employees can easily read the conditions. 3. Parking Plan P.C. Resolution 16-16 (as amended through P.C. Resolution 20-02) shall additionally apply. 4. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. Page 38 of 142 Page 6 of 11 RES NO. 25-13 5. The patio hours of use shall be Sunday through Thursday 8 a.m. to 9 p.m. and Friday and Saturday 8 a.m. to 10 p.m. The sale of beer and/or wine will occur within the indoor portion of the hotel at the existing counter space. a. The point of sale and service of all alcoholic beverages shall remain in the interior of the hotel. Hotel guests shall not be served alcohol by wait staff on the outdoor patio. 6. Staff shall regularly monitor the outdoor patio to ensure compliance with conditions and ensure it is closed to patrons outside of allowed hours. 7. The applicant shall install informational signage reminding patrons to keep the noise down in consideration of its neighbors and patio hours. Signage shall be installed prior to commencement of alcohol consumption on the outdoor patio. The applicant shall submit a plan identifying the location(s) signage, size, and exact sign copy to planning@hermosabeach.gov for review and approval prior to commencement of service. Upon installation of the approved signage the applicant shall contact the department for inspection. 8. The following signs shall be posted in a conspicuous location in a readily visible manner, warning patrons of the illegality of selling alcoholic beverages to persons under twenty-one years of age, loitering and drinking within the public realm, and removing alcoholic beverages from the premises, and carrying: a. “California State Law prohibits the sale of alcoholic beverages to persons under twenty-one years of age” b. “No Loitering or Public Drinking” c. “It is illegal to possess an open container of alcohol in the vicinity of this establishment” 9. Management shall successfully complete ABC Licensee Education on Alcohol and Drugs (LEAD) training and Responsible Beverage Servers Training, or equivalent as determined by Chief of Police. Training shall be completed within 30 days of final approval of the CUP and within 30 days of the employee's start of employment. The business shall maintain records that management has participated in the Page 39 of 142 Page 7 of 11 RES NO. 25-13 required training. Records shall be maintained for two years after training and be available upon request for review by the Community Development Director, Chief of Police, or designee. 10. All employees engaged in the sale or service of alcoholic beverages shall complete Responsible Beverage Service Training, or equivalent as determined by the Chief of Police, within 30 days of final approval of the CUP and 30 days of start of employment. The business shall maintain records that management and employees have participated in the required trainings. Records shall be maintained for two years after training and be available upon request by the Community Development Director, Chief of Police, or designee. 11. The business shall not adversely affect the welfare of the residents, and/or commercial establishments nearby. 12. Live entertainment is prohibited (including amplified music, disc jockeys, live music whether acoustic or amplified, and live performances of all kinds) per HBMC Section 17.04.050, (“Entertainment, Live”), with the exception of administratively approved Temporary Minor Special Events Permit and Limited Live Entertainment Permits in conformance with HBMC Section 17.42.150 and 17.42.190. a. Entertainment, music, speakers, televisions, or audio or visual media of any type, whether amplified or unamplified, shall be prohibited on the exterior of the building, in the open-air areas and within the outdoor patio. b. No facilities or floor space for participant dancing shall be provided unless otherwise permitted by the City. 13. Signage informing hotel guests that live entertainment is prohibited shall be posted in a conspicuous location in a readily visible manner on the outdoor patio. 14. The business shall install and maintain a video surveillance system that monitors within the interior of the business and the Immediate Area. The video system must be capable of delineating on playback the activity and physical features of persons and areas within the premises and Immediate Area. Recordings shall be retained for a minimum of sixty (60) days and video will be available to Police Department Page 40 of 142 Page 8 of 11 RES NO. 25-13 upon request. All video security cameras shall be installed to the satisfaction of the Chief of Police. At the discretion of the Chief of Police, Licensee may be required to add additional video cameras. 15. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of-way. 16. Noise emanating from the property shall be within the limitations prescribed by the City’s Noise Ordinance (Hermosa Beach Municipal Code Chapter 8.245) and shall not create a nuisance to surrounding residential neighborhoods, and/or commercial establishments. 17. The business shall prevent unruliness and boisterous activities of the patrons on the outdoor patio, outside the business, or in the immediate area. 18. The exterior of the premises shall be maintained in a neat and clean manner and be maintained fee of graffiti at all times. 19. The business with on-sale alcoholic beverage service may be subject to a periodic review process established by the City to verify conformance with the conditions of approval. 20. The business shall maintain in conformance with all other applicable City of Hermosa Beach and regulatory agency requirements and standards, including but not limited to: California Department of Alcoholic Beverage Control, Los Angeles County Health Department, California Disabled Access Standards (Government Code Title 24), and Los Angeles County National Pollutant Discharge Elimination System Permit (NPDES). 21. The business shall be maintained and operated in full compliance with the conditions of this CUP and any law, statute, ordinance, or other regulation hereafter adopted that is 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. Page 41 of 142 Page 9 of 11 RES NO. 25-13 22. The project site shall be the point-of-sale for the purpose of collecting any sales tax on goods that are sold, delivered or rented on the site. 23. Any changes to the interior or exterior layout which alter the primary function of the business shall be subject to review and approval by the Planning Commission. Minor modifications that do not alter the primary function of the business may be approved by the Community Development Director. 24. In addition to any other remedy provided by law, if the business operating pursuant to this CUP violates any condition of this CUP, the Police Chief or designee may meet and confer with the business to clarify the reason for the violation and to formulate a course of action to mitigate the risk for any future violation. If the business operating pursuant to this CUP continues to violate this CUP (i.e., either a repeat violation or another violation) within any six (6) month period following a meet and confer with the Police Chief, then, at the sole discretion of the Police Chief, modified or additional operational requirements may be imposed by the Police Chief to curtail the violations until the time that the matter is brought before the Planning Commission. These modified or additional operational requirements include, but are not limited to, a reduction in operating hours, required number of staff members during operating hours, additional training for existing staff, and/or any other measures deemed appropriate by the Police Chief. The Planning Commission shall consider any modification or additional requirement(s) imposed by the Police Chief during its discussion of the matter. The Police Chief’s determination will remain in effect until considered by the Planning Commission. 25. Prior to implementing allowed alcohol consumption, an ‘Acceptance of Conditions’ affidavit and recording fee shall be filed with the Planning Division of the Community Development Department stating that the applicant/property owner is aware of, and agrees to accept, all of the conditions of this permit of approval. 26. The Planning Commission may review this Conditional Use Permit and may revoke the permit, amend the subject conditions, or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the subject use. Page 42 of 142 Page 10 of 11 RES NO. 25-13 27. Approval of this permit shall expire twenty-four (24) months from the date of approval by the Planning Commission, or final decision by the City Council, 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. 28. 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. 29. 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 4. The Planning Commission finds that the project is categorically exempt from the California Environmental Quality Act (CEQA), as defined in Section 15301 of the State CEQA Guidelines, Class 1 Categorical Exemption, Existing Facilities, as the project consists of the operation and permitting of existing private structures which involve negligible or no expansion of existing use. More specifically, the approval of the Conditional Use Permit results in no physical change to the existing structure. Moreover, none of the exceptions to the categorical exemption(s) apply to the project, as defined in section 15300.2 of the Page 43 of 142 Page 11 of 11 RES NO. 25-13 State CEQA Guidelines. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time; the project would not have a significant effect on the environment due to unusual circumstances; the project would not damage a scenic highway or scenic resources within a state scenic highway; the project is not located on a hazardous waste site; and the project would not cause a substantial adverse change in the significance of a historical resource. SECTION 5. 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 that the foregoing Resolution P.C. 25-13 is a true and complete record of the action taken by the Planning Commissions of the City of Hermosa Beach, California, at its regular meeting of August 19, 2025. ________________________________ ________________________________ Kate Hirsh, Chairperson Alison Becker, Secretary __________________ Date Page 44 of 142 Page 45 of 142 Page 46 of 142 Page 47 of 142 Page 48 of 142 Page 49 of 142 Page 50 of 142 Page 51 of 142 Page 52 of 142 Page 53 of 142 Page 54 of 142 Page 55 of 142 Page 56 of 142 Page 57 of 142 Page 58 of 142 Page 59 of 142 Page 60 of 142 Page 61 of 142 UP 52 (COMPACT) UP STAIR#2 STORAGE B23 PUMP ROOM B22 DN PARKING: STANDARD: 13 STALLS COMPACT: 7 STALLS TOTAL: 20 STALLS ELEVATOR ELEVATOR LOBBY B21RAMP49 50 51 53 54 55 56 57 58 59 60 61 (COMPACT) 62 (COMPACT) 63 (COMPACT) 64 (COMPACT) 66 (COMPACT) 67 (COMPACT) 68 65 STORAGE Page 62 of 142 EXITLANDSCAPING UP 8 (COMPACT) UP STAIR#2 LAUNDRYRM B15 ELEVATOR ELEVATOR LOBBY B11RAMPUP(SLOPESEEGRANDINGPLAN)SLOPEDOWNDN TRELLISABOVE STAIR#5 25'-0"DRIVEWAY ELEV.97.00 DN UP UP STAIR#1 UP STAIR#4 SPACE FOR MECH. VENTILATION EQUIP. WATER HEATER RM. B14 25'-0" DRIVEWAY STORAGE B13 W D D W RAMPDN22'-0"DRIVEWAYHANDICAPPED PARKING SIGN INTERNATIONAL ACCESSIBILITY SYMBOL (TYP.) LINEN RM B16 FOUNTAIN LANDSCAP'G NORTHPARKING: ADA: 3 STALLS STANDARD: 32 STALLS COMPACT: 9 STALLS TOTAL: 44 STALLS 5 6 7 9 10 11 12 13 14 15 18 19 20 2122232425262728293031323337 43444546 ADA 47 ADA 48 ADA 16 (COMPACT) 17 (COMPACT) 34 (COMPACT) 3536 (COMPACT) 38 39 (COMPACT)40 (COMPACT)41 (COMPACT)42 (COMPACT) GUESTLAUNDRY Page 63 of 142 1 REGISTRATIONPARKING2 3 (COMPACT) 4 (COMPACT) PARKING: STANDARD: 2 STALLS COMPACT: 2 STALLS TOTAL: 4 STALLS Page 64 of 142 P acifi cCoas t Hwy2 1 s t S t24th St GouldAve Ard m ore A v e Alley AlleyPowerStV alley Dr Rhodes StBorden Ave Porter Ln 25th St ElOesteDr24th St 25th St Artesia Blvd 24th Pl GouldTer 24th St 24th Pl Project Zoning MapPlanning Commission August 19, 2025 2515 Pacific Coast Highway (Hotel Hermosa) APN: 4184-016-051 Zone: C-3 General Commercial Conditional Use Permit Amendment 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) -HE Housing Element Overlay 500' Notification Radius Page 65 of 142 Community Development Department Planning Division City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 2515 Pacific Coast Highway, Hermosa Beach, CA 90254 Assessor Parcel Number 4184-016-051 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on Tuesday, August 19, 2025 at 6:00 p.m. to consider the request described below. A REQUEST FOR A CUP AMENDMENT (APE25-002) TO EXPAND AN ON-SALE ALCOHOLIC BEVERAGE ESTABLIHEMENT TO ALLOW THE CONSUMPTION OF BEER AND WINE ONLY ON THE EXISTING OUTDOOR PATIO OF AN EXISTING HOTEL (HOTEL HERMOSA) LOCATED AT 2515 PACIFIC COAST HIGHWAY IN THE (C-3) ZONE. THE PROPOSED HOURS OF ALCOHOLIC BEVERAGE SERVICE ON THE PATIO ARE FROM 8:00AM TO 9:00PM SUNDATY THROUGH THURSDAY AND 8:00 AM TO 10:00 PM ON FRIDAYS AND SATURDAYS. 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. Alison Becker, AICP Community Development Director Page 66 of 142 64528022839 2833 2727 2721 2715 2709 2703649 2720 2726 2732 2838 2844 2710 2708 270 4 27752701260126152699 659657670666662658631 58957922012301 2040 8268328408508498418318218138072306 2218 2208 2110 2212 9259179049129209099012200251225102420 9262463733719707655743736652656661651621611601622628650640602612632629615647635643627660644620616244061363770663873071772573974724012447 72474021212309732728220573172121017117016416336256172126 2206 2308 606 6246306366426486547046092036 2030 718720Valley D rArdm o r eAve24th St Rhodes StAvaAve21st S t 24th S t Spring f ie ldAvePorter Ln AlleyPacificCoast Hwy Gould A v e Rhodes S tBorden AveAl ley 20th S t 25th S t ElOesteDrArtesia Blvd 24th S t 24th P l 2515500' RADIUS MAP ADDRESS: 2515 PCH, Hermosa Beach, CA 90254 r Page 67 of 142 CITY OF HERMOSA BEACH CERTIFIED PROPERTY OWNER MAILING AFFIDAVIT I, Melanie Hurtado, hereby certify that on the 7th day of August in 2025, we mailed with first class postage a notice of public hearing before Planning Commission to all property owner and occupants within a 500-foot radius of the exterior boundaries of the property listed below. The mailing list was compiled from the assessment roll for the County of Los Angeles and included 279 addresses. Notice was also mailed to the property 2515 Pacific Coast Highway, Hermosa Beach, CA 90254 on August 7, 2025. 2515 Pacific Coast Highway, Hermosa Beach, CA 90254 I declare, under penalty of perjury, that the foregoing is true and correct. I have executed this declaration on the 7th day of August, in Hermosa Beach, California. Melanie Hurtado Printed Name 0f'f\�OJnUJ OLvct-0QoSignature ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validitv of that document. State of California 1 ,... , A"'(,\ I £County of L,,U.) r l -de e � before me, 12 e tttt t'lt.l Gu.t -i fltetl'\ 1 tJ 6 tWl[ f 'V' I ie- (insert name and title of the officer) personally appeared ___ M-----'e,'-l_a._f\_;_,t., _ _,._H.L..�i...r_-t_culo ___________ _ who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. (Seal) Page 68 of 142 Planning 08.19.25 - Page 2 of 2 Page 69 of 142 City News & Press Releases Notice of Public Hearing | Planning Commission Meeting August 19, 2025 Post Date:08/07/2025 3:51 PM 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, August 19, 2025 at 6:00 p.m. to consider the following: 1.A REQUEST FOR A CUP AMENDMENT (APE25-002) TO EXPAND AN ON-SALE ALCOHOLIC BEVERAGE ESTABLIHEMENT TO ALLOW THE CONSUMPTION OF BEER AND WINE ONLY ON THE EXISTING OUTDOOR PATIO OF AN EXISTING HOTEL (HOTEL HERMOSA) LOCATEDAT 2515 PACIFIC COAST HIGHWAY IN THE (C-3) ZONE.THE PROPOSED HOURS OF ALCOHOLIC BEVERAGE SERVICE ON THE PATIO ARE FROM8:00AM TO 9:00PM SUNDATY THROUGH THURSDAY AND8:00 AM TO 10:00 PM ON FRIDAYS AND SATURDAYS. THE PROJECT QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES. 2.A REQUEST FOR A CONDITIONAL USE PERMIT (CUP23-02) TO ALLOW FOR OUTDOOR DINING, OUTDOOR AMPLIFIED LIVE ENTERTAINMENT, AND THE ON-SALE CONSUMPTION OF ALCOHOLIC BEVERAGES (BEER, WINE, & DISTILLED SPIRITS), ON THE EXISTING OUTDOOR PATIO OF AN EXISTING HOTEL AND RESTAURANT (SEA SPRITE) LOCATED AT 1016 THE STRAND IN THE (C-1) ZONE. THE PROPOSED HOURS OF OUTDOOR DINING AND ALCOHOLIC BEVERAGE SERVICE ON THE PATIO ARE FROM 8:00AM TO 10:00PM DAILY. THE PROPOSED HOURS OF OUTDOOR AMPLIFIED LIVE ENTERTAINMENT ARE FROM 12:00 PM TO 6:00 PM MONDAY- THURSDAY AND FROM 9:00 AM TO 8:00PM FRIDAY-SUNDAY. 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 Page 70 of 142 Return to full list >> 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. Alison Becker, AICP Community Development Director Sign up to receive the latest news from Hermosa Beach Email Address SUBMIT Page 71 of 142 P acifi cCoas t Hwy2 1 s t S t24th St GouldAve Ard m ore A v e Alley AlleyPowerStV alley Dr Rhodes StBorden Ave Porter Ln 25th St ElOesteDr24th St 25th St Artesia Blvd 24th Pl GouldTer 24th St 24th Pl Project Zoning MapPlanning Commission August 19, 2025 2515 Pacific Coast Highway (Hotel Hermosa) APN: 4184-016-051 Zone: C-3 General Commercial Conditional Use Permit Amendment 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) -HE Housing Element Overlay 500' Notification Radius Page 72 of 142 Page 73 of 142 Page 74 of 142 Page 75 of 142 Page 76 of 142 Page 77 of 142 Page 78 of 142 Page 79 of 142 Page 80 of 142 Page 81 of 142 Page 82 of 142 Page 83 of 142 Page 84 of 142 Page 85 of 142 Page 86 of 142 Page 87 of 142 Supplemental: Public Comments for 2515 Pacific Coast Highway From: Ramanda Zaia <r******@icloud.com> Sent: Monday, August 18, 2025 6:32 PM To: Johnny Case <jcase@hermosabeach.gov>; Planning <Planning@hermosabeach.gov> Subject: Hotel Hermosa 2515 Pacific Coast Hwy- support for beer and wine (Planning Commission Agenda item No. 7a) [You don't often get email from ramanda@icloud.com. Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ] Hello, my name is Ramanda Cole Zaia and I’m writing to implore you to allow Hotel Hermosa to serve beer and wine on their beautiful terrace. I have been a Hermosa resident for 36 years and have owned a home here since 1993 in the Shakespeare tract. I can see Hotel Hermosa from my second floor. Both my adult children attended Valley School and call Hermosa Beach their home town. My younger son was a member of Hermosa Hermanos, the boys’ volunteer organization that I’m sure you’ve seen all over town in their bright blue shirts doing hard but fantastic work. I mention this because June of 2024 we held our end of year celebration at Hotel Hermosa. While we were so happy to have that lovely space for our event it sure would have been nice to enjoy a glass of wine while we dined and watched the sunset. I’m sure Hotel Hermosa would see an uptick in business if beer and wine were allowed. Chances are many a corporate retreat has turned away from this amazing hotel because of the restrictions they now operate under. It seems silly not to allow it. I personally worked with the senior staff at HH and I can tell you they have their act together. They are EXTREMELY clear that noise levels be kept at a minimum to respect the neighbors behind the building and they constantly were on hand during the event to make sure all was under control (no small feat with 25 teenage boys). I imagine they would see an increase in their bottom line from increased bookings and beer and wine sales. Good business for Hermosa. So, I respectfully ask that you allow this. Thank you for your time. ~ Ramanda Page 88 of 142 From: Sea View Villas <sv*********@gmail.com> Sent: Friday, August 15, 2025 10:32 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Cc: Sea View Villas <svvhermosa@gmail.com> Subject: CUP Amendment at 2515 PCH on 8/19/25 Dear Planning Commission, As President of the Sea View Villas Homeowners Association, I represent the residents of 33 condominiums whose East wall is directly against Hotel Hermosa’s West wall. The proposed amendment to allow beer and wine consumption on the hotel’s outdoor patio from 8:00 a.m. to 10:00 p.m. daily is wholly incompatible with the residential environment next door. This is not a hypothetical concern—noise and rowdiness from that patio already carry into our homes, and many children live here. The City has rejected similar requests from Hotel Hermosa in the past for exactly this reason. Nothing has changed except the hours, which now propose an unreasonable 14-hour alcohol service schedule that more closely resembles a bar than a hotel amenity. The hotel has consistently failed to keep noise under control, is chronically understaffed, and has not demonstrated the capacity to manage outdoor alcohol service without disturbing neighbors. If they wish to serve alcohol, it should be limited to enclosed interior spaces where sound and activity can be contained. On behalf of our homeowners, I urge the Commission to reject this request and maintain the precedent that has protected our community from these impacts. Sincerely, David Sherwood President, Sea View Villas Homeowners Association 736 Gould Avenue Hermosa Beach, CA 90254 Page 89 of 142 From: Bob Reinhardt <b************@gmail.com> Sent: Saturday, August 16, 2025 12:04 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: Proposed Hotel Hermosa Expansion of Alcohol Service Dear Hermosa Beach Planning Division: We own a condominium at Sea View Villas, 736 Gould Ave, Hermosa Beach, and our unit is directly facing the Hotel Hermosa's west wall. Many of our units have an east facing bedroom, where children sleep. The hotel has games available for their guests on the outdoor patio, where they are requesting to add alcohol service. We can often hear noise from those games being played. We would anticipate that the noise would only increase if you allowed alcohol service on their patio. If you granted their request and allowed an increase in alcohol service, what would prevent the hotel from hosting outdoor gatherings and parties? Those events would also increase the noise level and, with extended hours, would certainly contribute to a negative environmental impact. We do not agree that the hotel's request qualifies as an exemption to the CEQA since it would have a significant environmental impact on the residential community surrounding the hotel. Please do NOT approve the Hotel Hermosa's request. We appreciate your consideration. Thank you. Robert & Rosemary Reinhardt Page 90 of 142 -----Original Message----- From: ita anstey <i********@gmail.com> Sent: Saturday, August 16, 2025 5:46 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: CUP Amendment at 2515 PCH on 8/19/25 Dear Planning Commission: As long time condominium owners on the upper level, directly adjacent to the hotel property, we wish to add our objection to the proposed amendment to allow beer and wine consumption every day on the hotel’s outdoor patio. The noise level generated, especially during the evening hours, would be a huge problem for our residential community. This proposal has been introduced many times previously and rejected by the city. The situation hasn’t changed and the hotel has consistently failed to keep noise under control. We residents have no objection to the hotel serving alcohol within their enclosed interior spaces, where loud sounds and activity can be contained. As concerned homeowners we urge the Commission to reject this request. Sincerely, Ita & Brian Anstey Sea View Villas Homeowners Page 91 of 142 From: Gina Valenti <g******@gvalenti.com> Sent: Saturday, August 16, 2025 5:47 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: Regarding Proposed Amendment: Hotel Hermosa Alcohol Sales Dear Planning Commission, As a board member serving the Sea View Villas Homeowners Association, I reside at 736 Gould Avenue, and represent the other 32 families residing at Sea View Villas - which is located east of Hotel Hermosa. Please consider the families that reside in our beloved building … The proposed amendment to allow beer and wine consumption on the hotel’s outdoor patio from 8:00 a.m. to 10:00 p.m. daily would disrupt the peaceful and respected neighborhood we have worked hard to build and nurture. This is not a hypothetical concern—noise and rowdiness from that patio already carry into our homes … homes filled with families and seniors and every demographic in-between. The City has rejected similar requests from Hotel Hermosa in the past for exactly this reason. Nothing has changed except the hours, which now propose an unreasonable 14-hour alcohol service schedule that more closely resembles a bar than a hotel amenity. The hotel has consistently failed to keep noise under control, is chronically understaffed, and has not demonstrated the capacity to manage outdoor alcohol service without disturbing neighbors. Any alcohol consumption should be limited to enclosed interior spaces where sound and activity can be contained. On behalf of our homeowners, I urge the Commission to reject this request and maintain the precedent that has protected our community from these impacts. Sincerely, Gina Valenti Board Member/Secretary, Sea View Villas Homeowners Association 736 Gould Avenue Hermosa Beach, CA 90254 Page 92 of 142 From: Angela Donaldson <a************* @sbcglobal.net> Sent: Sunday, August 17, 2025 10:19 AM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: CUP Amendment at 2515 PCH Dear Planning Commission, As a resident of the Sea View Villas, the proposed amendment to allow beer and wine consumption on the hotel’s outdoor patio from 8:00 a.m. to 10:00 p.m. daily is wholly incompatible with the residential environment next door. This is not a hypothetical concern—noise and rowdiness from that patio already carry into our homes, and many children live here. The City has rejected similar requests from Hotel Hermosa in the past for exactly this reason. Nothing has changed except the hours, which now propose an unreasonable 14-hour alcohol service schedule that more closely resembles a bar than a hotel amenity. The hotel has consistently failed to keep noise under control, is chronically understaffed, and has not demonstrated the capacity to manage outdoor alcohol service without disturbing neighbors. If they wish to serve alcohol, it should be limited to enclosed interior spaces where sound and activity can be contained. I urge the Commission to reject this request and maintain the precedent that has protected our community from these impacts. Appreciative of your time and consideration. Sincerely, Angela Donaldson Sent from my iPhone. In my anxiousness to communicate with you I may have missed an auto correct or a typo. Please forgive me. Page 93 of 142 From: dave mski.ws <d******@mski.ws> Sent: Sunday, August 17, 2025 10:41 AM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: In Favor of: CUP Amendment at 2515 PCH on 8/19/25 Dear Hermosa Planning Commission, I am writing in response to this action and the email from David Sherwood from Sea View Villa. While David is the president of the home owner's association, as is option the case, his views expressed in the email on August 15 does not reflect the position of all the residents. My wife and I have owned a unit at Sev View Villa adjacent to the Hermosa Holtel since March 2017. In our time at SVV we have not observed any noise or disturbances from the hotel. They have been very good neighbors. We believe the proposed amendment to allow beer and wine consumption on the hotel’s outdoor patio from 8:00 a.m. to 10:00 p.m. daily does not represent a concern for Sea View Villa next door. Thank you, David Makowski 736 Gould Avenue #22 Hermosa Beach, CA 90254 Page 94 of 142 From: HD Runner <h*********@gmail.com> Sent: Sunday, August 17, 2025 12:44 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: Hotel Hermosa — Expanded alcohol Service [You don't often get email from hdm1201@gmail.com. Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ] Dear Members of the Hermosa Beach Planning Commission, I am writing to express my strong concerns regarding the proposal to allow beer and wine consumption on the outdoor patio of the Hermosa Hotel. While I understand the desire to support local businesses, this would have a significant negative impact on the surrounding neighborhood and, in particular, residents living in the Sea View Condominiums adjacent to the hotel. Outdoor alcohol service inevitably increases noise, rowdiness, and late-night disturbances. Voices carry, and gatherings on patios often lead to loud conversations, laughter and in some cases arguments that disrupt the peace of nearby residents. These disturbances will be especially challenging in the evenings, when families deserve a quiet environment. In addition to noise, outdoor alcohol consumption brings the risk of loitering, increased traffic and diminished neighborhood safety. Residents should not have to endure the negative effects of alcohol service spilling into their streets and homes. For these reasons, I respectfully urge the Commission to deny approval of their request. Protecting the quality of life for local residents should remain the highest priority. Thank you for your attention and consideration. Sincerely, Dr. Henry Mothner Sea View Villas Unit #9 Page 95 of 142 From: A. Davis <h**********@gmail.com> Sent: Tuesday, August 19, 2025 12:09 PM To: Johnny Case <jcase@hermosabeach.gov>; Planning <Planning@hermosabeach.gov> Subject: “Hotel Hermosa, 2515 Pacific Coast Hwy - Support for Beer and Wine (Planning Commission Agenda Item No. 7a)” Some people who received this message don't often get email from hotelherd@gmail.com. Learn why this is important Dear Planning Department of Hermosa Beach: I am in "support" of the CUP approval for Hotel Hermosa. I am a fellow hospitality owner of hotels and restaurants in the South Bay area. I have known Pacifica Hotels for years and have witnessed their professionalism in operating not only hotels across the LA area but exceptional Food & Beverage offerings. Hermosa Beach only has a few independent (non-branded) hotels for corporate guests to enjoy and patron. Not permitting the property and owner to provide food and beverages on an ocean-view deck outside of its lobby is so prohibitive to a guest's experience and negatively affects the reputation of not only the hotel but the Hermosa community as well. Please vote in favor of this CUP. Regards, Jim Bellweather Page 96 of 142 From: Karthik Balasubramanian <k*******@hotmail.com> Sent: Tuesday, August 19, 2025 12:57 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Cc: Anu K <a*****@gmail.com>; Karthik Balasubramanian <k*******@hotmail.com> Subject: CUP Amendment at 2515 PCH on 8/19/25 Dear Hermosa Beach Planning Division, We are writing to express our strong opposition to Hotel Hermosa's request to add alcohol service with extended hours to their outdoor patio. As owners of a condominium at Sea View Villas, our unit directly faces the Hotel Hermosa's west wall and the patio. Our unit has two east-facing bedrooms facing this wall. We have observed guests on the patio discarding beer/soda cans, leftover food, and paper products into the side yard of the hotel, which we face. This is an eyesore, a health hazard, and increases pest activity. We urge you to enforce cleanliness standards on the hotel. Currently, we frequently hear noise from games played on the hotel's outdoor patio. We are concerned that allowing alcohol service with extended hours would significantly escalate noise levels and trash, negatively impacting our residential community and contributing to a negative environmental impact. Furthermore, we believe that granting this request would enable the hotel to host outdoor gatherings and parties, leading to additional increases in noise and particularly trash, with extended hours. We do not believe that the hotel's request qualifies for an exemption to the CEQA, as it would have a significant environmental impact on the surrounding residential community. We urge you to consider these concerns and kindly request that you do NOT approve the Hotel's request. Thank you for your consideration. Karthik Balasubramanian and Anuradha Karthikeyan Sea View Vilas unit owner Page 97 of 142 City of Hermosa Beach | Page 1 of 8 Meeting Date: August 19, 2025 Staff Report No. 25-CDD-113 Honorable Chairperson and Members of the Hermosa Beach Planning Commission REQUEST FOR CONDITIONAL USE PERMIT 23-02 LOCATED AT 1016 THE STRAND TO ALLOW OUTDOOR DINING, OUTDOOR AMPLIFIED LIVE ENTERTAINMENT, AND ON-SALE CONSUMPTION OF ALCOHOLIC BEVERAGES (BEER, WINE, & DISTILLED SPIRITS) ON AN EXISTING OUTDOOR PATIO OF AN EXISTING HOTEL AND RESTAURANT (SEA SPRITE) IN THE C-1 ZONE. CEQA: Determine that the project is categorically exempt from the California Environmental Quality Act (Associate Planner Jake Whitney) Recommended Action: Staff recommend the Planning Commission: 1. Determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15301 of the State CEQA Guidelines; and 2. Adopt a Resolution (Attachment 1) approving a Conditional Use Permit (CUP23- 02) to allow outdoor dining, outdoor amplified live entertainment, and on-sale consumption of alcoholic beverages (beer, wine, & distilled spirits) at 1016 The Strand, subject to conditions of approval. Background: The Sea Sprite Hotel (the “business”) is a 35-room boutique hotel with accessory restaurant use located at 1016 The Strand (the “project site ”) in the C-1 (Neighborhood Commercial) zone (Attachment 2) in Hermosa Beach. The existing hotel use at the subject site is classified as legal non-conforming within the C-1 Commercial zone. The existing hotel use at the project site is classified as legal non-conforming within the C-1 Commercial zone. The project site is bordered by 10th St. to the South, 11th Ct. to the North, Beach Dr. to the East, and The Strand to the West. The subject site is located within the Coastal Zone. The project site is located within the Coastal Zone. Vehicular access to the project site is located off Beach Dr., while the pedestrian entrance is located on 10th Street. The existing restaurant, proposed alcohol service, outdoor dining, and live entertainment at the subject site are considered accessory uses to the existing hotel, use as they are incidental to that of the main use pursuant to Hermosa Beach Municipal Code (HBMC) Page 98 of 142 City of Hermosa Beach | Page 2 of 8 17.04.040. The existing restaurant, proposed alcohol service, outdoor dining, and live entertainment at the project site are considered accessory uses to the existing hotel, use as they are incidental to that of the main use pursuant to Hermosa Beach Municipal Code (HBMC) 17.04.040. Sea Sprite Hotel recently completed renovations on the property, involving a lobby relocation as well as adding a new interior accessory restaurant space. The building permit for the work was issued on February 7, 2024. A business license was issued on July 1, 2025. Additionally, the Department of Alcoholic Beverage Control issued a Type 41 License (on-sale beer and wine – eating place) to the business on April 25, 2025. The previous ABC licenses, Type 66 (controlled access cabinet permit and Type 70 on-sale general restrictive services) were surrendered on the same date, April 25, 2025. Site Information Table: The following table describes the existing site characteristics. Site Information General Plan Recreational Commercial (RC) Zoning Neighborhood Commercial (NC) Lot Size 7,502 square feet Existing Square Footage 8,960 square feet Surrounding Zoning North: Downtown Commercial (C-2) East: Multi-family Residential (R-3) South: Two-Family Residential (R-2) West: Open Space (OS) Surrounding Uses North: Commercial East: Residential South: Residential West: The Strand Project Description The applicant, Scott Sorensen of Hermosa Hospitality LLC, is requesting a Conditional Use Permit (CUP) from the City to allow for outdoor dining, outdoor amplified live entertainment, and on-sale consumption of alcoholic beverages (beer, wine, & distilled spirits). With this CUP, the applicant proposes to enhance the on-site dining experience to hotel guests and their guests by making alcoholic beverages, outdoor seating, and live entertainment (no more than two performers) available to patrons. The proposed hours of outdoor dining and alcoholic beverage service on the patio are from 8:00 am to 10:00 pm daily. Indoor dining would be permitted from 7:00 am to 12:00 am (midnight) daily. The proposed hours of outdoor amplified live entertainment are from 12:00 pm to 6:00 pm Monday through Thursday and from 9:00 am to 8:00 pm Friday through Sunday. If Page 99 of 142 City of Hermosa Beach | Page 3 of 8 approved, the applicant intends to seek a Type 47 license from the California Department of Alcoholic Beverage Control (ABC) to facilitate this request. Discussion: Site Plan and Floor Plan: The existing project site is developed as a 35-room boutique hotel with an accessory restaurant use located at 1016 The Strand. The overall site configuration would remain unchanged by this CUP. There are no floor plan changes as part of this application, however restaurant service, seating, and live entertainment would be permitted outdoors if approved. (Attachments 3 and 4). The project proposes to enhance the on-site dining experience to hotel guests and their guests by making alcoholic beverages, outdoor seating, and live entertainment (no more than 2 performers) available to patrons. (See table below) Proposed Hours of Operation Guest ambassadors, which are primarily responsible for various security functions related to alcohol service and refusal to serve, would be assigned to monitor activity inside as well as on the courtyard and terrace. Guest ambassadors would be present from 4:00 pm until closing Monday to Thursday and noon to closing on Friday to Sunday. Additionally, the draft resolution (Attachment 1) would require that security camera footage be saved for 60 days and be made available to the Hermosa Beach Police Department upon request. Interdepartmental Review: As part of the Community Development Department’s standard review process, this application was reviewed by various city departments, including Police, Building and Safety, Public Works, and the Environmental Programs Manager in the City Manager’s Use Operating Hours Outdoor Dining & Alcohol Service Maximum Hours 8:00 am to 10:00 pm daily Indoor Dining & Alcohol Service Maximum Hours 7:00 am to 12:00 am (midnight) daily Live Entertainment Maximum Hours 12:00 pm to 6:00 pm Monday-Thursday and 9:00 am to 8:00 pm Friday-Sunday Guest Ambassadors Minimum Hours 4:00 pm to close Monday-Thursday and 12:00 pm to close Friday-Sunday Page 100 of 142 City of Hermosa Beach | Page 4 of 8 office. The Police Department does not object to the proposed CUP subject to the conditions of approval set forth in the draft Resolution (Attachment 1). Conditional Use Permit (CUP) Review Criteria and Findings In accordance with Hermosa Beach Municipal Code (HBMC) Section 17.26.030, on-sale alcoholic beverage establishments in the C-1 zone which are not limited to beer and wine are subject to a Conditional Use Permit. In considering the granting of a Conditional Use Permit, City staff reviews the project using the general criteria for all uses pursuant to HBMC 17.56.040. In considering an application for a Conditional Use Permit, City staff reviews the project using the general criteria for all uses pursuant to HBMC 17.56.040. The General Criteria are used to help inform the five required findings which must be made pursuant to Hermosa Beach Municipal Code Section 17.56.50 in order to approve a CUP General Criteria for all CUP Uses 1. Distance from existing residential uses; 2. The amount of existing or proposed off-street parking facilities, and its distance from proposed use; 3. Location of and distance to churches, schools, hospitals, and public playgrounds; 4. The combination of uses proposed; 5. Precautions taken by the owner or operator of the proposed establishment to assure compatibility of the surrounding uses; 6. The relationship of the proposed business-generated traffic volume and the size of streets serving the area; 7. The proposed exteriors signs and décor, and the compatibility thereof with existing establishments in the area; 8. The number of similar establishments or uses within close proximity to the proposed establishment; 9. Noise, order and/or vibration that may be generated by the proposed establishment; 10. Impact of the proposed use to the city’s infrastructure, and/or services; 11. Will the establishment contribute to a concentration of similar outlets in the area; and 12. Other consideration that, in judgement of the planning commission are necessary to assure compatibility with the surrounding uses, and the city as a whole. Findings: The General Criteria are used to help inform the five required CUP findings which must be made pursuant to HBMC 17.56.050 to approve, or conditionally approve, a use permit application. The inability to make one or more of the following findings is grounds for denial of an application. Page 101 of 142 City of Hermosa Beach | Page 5 of 8 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 uses are considered accessory to the existing legal-nonconforming use of a hotel rather than independent uses. Hermosa Beach Municipal Code (HBMC) 17.52.020 allows the continuation of non-conforming uses so long as the use is not vacated for a period of 90 days or more. The project complies with all other applicable provisions of the Hermosa Beach Municipal Code. 2. The proposed use is consistent with the General Plan and any applicable specific plan; The project site is located on the Strand in the City’s Downtown Commercial zone. More specifically, the property is located within the Recreational Commercial (RC) General Plan designation which envisions a variety of visitor serving uses. The proposed allowance for on-sale service and alcohol consumption would provide an additional amenity and serve residents and visitors, with minimal impact on adjacent properties. Specifically, the proposed use is consistent with Land Use Element Goal 1, Policy 1.5, and Policy 1.7 of the General Plan. 3. The proposed use will not be averse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements. The proposed allowance for alcoholic beverage sales, outdoor dining, and live entertainment would serve as an accessory to the primary hotel use. The business will be required to abide by conditions of approval to mitigate and prevent potential adverse impacts to the community. As conditioned, the proposed use would not be averse to the public health, safety, or general welfare of the community or detrimental to surrounding properties or improvements as conditioned. The proposed hours of outdoor dining and alcoholic beverage service on the patio are from 8:00 am to 10:00 pm daily. Indoor dining would be permitted from 7:00 am to 12:00am (midnight) daily. The proposed hours of outdoor amplified live entertainment are from 12:00 pm to 6:00 pm Monday through Thursday and from 9:00 am to 8:00 pm Friday through Sunday. 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 on the vicinity; and The design, location, size and operating characteristics of the hotel and restaurant are compatible with the existing and reasonably foreseeable future and uses and circulation in the vicinity. The limitations on the outdoor operation and entertainment (including conditions of approval 7, 8, 9, 10, 11, and 15 of the Draft Resolution, Attachment 1) will ensure that the use is operated in a manner Page 102 of 142 City of Hermosa Beach | Page 6 of 8 compatible with the surrounding area. The proposed use would not result in any physical changes to the existing establishment. 5. The site is physically suitable for the type of use being proposed, including access, utilities, and the absence of physical constraints. There would be no change in the physical structure, nor are there any constraints on the site that would render the site unsuitable. The proposed accessory uses of alcoholic beverage sales, outdoor dining, and live entertainment would complement the existing hotel facility. CUP Specific Criteria Should the Planning Commission make the aforementioned findings to approve the CUP, then it should consider the conditions of approval in the Resolution and any other conditions it deems necessary to ensure the use operates in a manner compatible with existing and future uses in the area. HBMC Section 17.40.080(A) establishes the following minimum conditions and standards for all on-sale alcoholic beverage establishments. 1. The establishment shall not adversely affect the welfare of the residents, and/or commercial establishments nearby. 2. The business shall prevent loitering, unruliness, and boisterous activities of the patrons outside the business or in the immediate area. 3. The Police Chief may determine that a continuing police problem exists and may, subject to appeal to the Planning Commission, direct the presence of a police approved doorman and/or security personnel to eliminate the problem. An appeal to the Planning Commission shall be heard within sixty (60) days of filing the appeal. The Police Chief’s determination will not be stayed during the pendency of the appeal. If the problem persists, the Police Chief then shall submit a report to the Planning Commission, which will automatically initiate a review of the conditional use permit. 4. The exterior of the premises shall be maintained in a neat and clean manner and maintained free of graffiti at all times. 5. Any changes to the interior or exterior layout which alter the primary function of the business shall be subject to review and approval by the Planning Commission. In addition, staff recommend conditions of approval to ensure the operation of the use does not pose a nuisance. Conditions of approval include limitation on hours of operation, limitation on service to hotel guests and their guests, limit on entertainment, and signage at perimeter doors and gates of the outdoor area that alcohol is not to leave the premises. 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: Page 103 of 142 City of Hermosa Beach | Page 7 of 8 General Plan Consistency Land Use Element Findings Goal 1. Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents. The proposal is consistent with policy 1.5 as the project promotes quality coastal uses, with minimal impact to adjacent residential properties. Specifically, the project proposes live entertainment, outdoor dining, and serving alcohol to patrons in order to provide premium dining experience to hotel guests and their guests. Policy 1.5 Balance resident and visitor needs. Ensure land uses and business provide for needs of residents as well as visitors. Policy 1.7 Compatibility of Uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types and land uses. The proposal put forth is consistent with policy 1.7 as the project ensures compatibility of uses by placing hotel and accessory restaurant and live music uses within proximity to other visitor serving establishments in the downtown zone. Environmental Determination: Pursuant to the California Environmental Quality Act (CEQA), the proposed project qualifies for a Class 1 categorical exemption, Existing Facilities, as defined in section 15301 of the State CEQA Guidelines, as the project consists of the operation and permitting of existing private structures which involve negligible or no expansion of existing use. The scope of the CUP would not affect the physical condition of the site. Moreover, none of the exceptions to the categorical exemption(s) apply to the project, as defined in section 15300.2 of the State CEQA Guidelines. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time; the project would not have a significant effect on the environment due to unusual circumstances; the project would not damage a scenic highway or scenic resources within a state scenic highway; the project is not located on a hazardous waste site; and the project would not cause a substantial adverse change in the significance of a historical resource. Public Notification: For the August 19, 2025 Planning Commission hearing, a total of 340 public hearing notices were mailed to the applicant, occupants and property owners of properties within a 500-foot radius on August 7, 2025. A legal ad was published on August 9, 2025, in the Daily Breeze, 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 5. As of the writing of the report, staff have received two public comments. Page 104 of 142 City of Hermosa Beach | Page 8 of 8 Attachments: 1. Draft PC Resolution 25-12 2. Project Plans 3. Zoning Map 4. Statement of Operations 5. Public Notification Package 6. Email from Kyle and Tate Lundy 8/13/2025 7. Email from Steve Hunt 8/13/2025 Respectfully Submitted by: Jake Whitney, Associate Planner Legal Review: Sarah Locklin, Interim Assistant City Attorney Approved: Alison Becker, AICP, Community Development Director Page 105 of 142 Page 1 of 11 RES NO. 25- CITY OF HERMOSA BEACH RESOLUTION NO. 25-12 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT (CUP 23-02), ALLOWING FOR OUTDOOR DINING, OUTDOOR AMPLIFIED LIVE ENTERTAINMENT, AND THE ON-SALE CONSUMPTION OF ALCOHOLIC BEVERAGES (BEER, WINE, AND DISTILLED SPIRITS) AT 1016 THE STRAND, IN THE NEIGHBORHOOD COMMERCIAL ZONE (C-1) AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). WHEREAS, an application was filed on February 27, 2023, by the applicant Scott Sorensen of Hermosa Hospitality LLC, for a Conditional Use Permit (CUP) located at 1016 The Strand (the “project site”, also known as Sea Sprite Hotel), to allow the sale of beer, wine, and distilled spirits for on-site consumption; and WHEREAS, the application was paused, by the applicant to accommodate the buildout of the restaurant space at the project site, and was later revived and amended on July 21, 2025 to include the request for outdoor dining and outdoor amplified live entertainment; and WHEREAS, Sea Sprite Hotel is an existing legal non-conforming hotel use located at 1016 The Strand. The proposed uses are accessory and incidental to that of the principal hotel use. The project site is designated as Recreational Commercial (RC) in the General Plan, is zoned Neighborhood Commercial (C-1), and is located within the Coastal Zone; and WHEREAS, on-site sale and consumption of alcohol, not limited to beer and wine, is conditionally permitted in the C-1 Zone and is subject to the general provisions and standards in Hermosa Beach Municipal Code (HBMC) Sections 17.26.060 and 17.40.080; and WHEREAS, in considering the granting of a Conditional Use Permit, the City shall assess the general criteria for all uses pursuant to HBMC Section 17.56.040. The General Page 106 of 142 Page 2 of 11 RES NO. 25- Criteria are used to help inform the five required findings which must be made pursuant to HBMC 17.56.050 in order to approve a CUP; and WHEREAS, the Planning Commission, at its public meeting of August 19, 2025, considered all testimony and evidence regarding the application, both oral and written, that was presented to the Planning Commission; and WHEREAS, based on the testimony and evidence received, the Planning Commission further finds, determines and declares the following pertaining to the application for a Conditional Use Permit. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The foregoing recitals are true and correct and are hereby incorporated into this Resolution. SECTION 2. Based on the testimony and evidence received at its August 19, 2025 Planning Commission meeting, the Planning Commission finds, determines and declares the following pertaining to the application for a Conditional Use Permit under Hermosa Beach Municipal Code Section 17.56.050: Findings: The General Criteria defined at HBMC Section 17.56.040 are used to help inform the five required CUP findings, all of which must be made pursuant to HBMC 17.56.050 to approve an application for a CUP: 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 uses are considered accessory to the existing legal-nonconforming use of a hotel rather than independent uses. HBMC Section 17.52.020 allows for a non-conforming use to be continued so long as the use is not vacated for a period Page 107 of 142 Page 3 of 11 RES NO. 25- of 90 days or more. The project complies with all other applicable provisions of the Hermosa Beach Municipal Code. 2. The proposed use is consistent with the General Plan and any applicable specific plan; The project site is located on the Strand in the City’s Downtown Commercial zone. More specifically, the property is located within the Recreational Commercial (RC) General Plan designation which envisions a variety of visitor serving uses. The proposed allowance for on-sale service and alcohol consumption would provide an additional amenity and serve residents and visitors, with minimal impact on adjacent properties. As explained further below, the proposed use is consistent with Land Use Element Goal 1, Policy 1.5, and Goal 1, and Policy 1.7 of the General Plan. General Plan Consistency Land Use Element Findings Goal 1. Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents. The proposal put forth is consistent with policy 1.5 as the project promotes quality coastal uses, with minimal impact to adjacent residential properties. Specifically, the project proposes live entertainment, outdoor dining, and serving alcohol to patrons in order to provide premium dining experience to hotel guests and their guests. Policy 1.5 Balance resident and visitor needs. Ensure land uses and business provide for needs of residents as well as visitors. Goal 1. Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents. The proposal put forth is consistent with policy 1.7 as the project ensures compatibility of uses by placing hotel and accessory restaurant and live music uses within proximity to other visitor serving establishments in the downtown zone. Policy 1.7 Compatibility of Uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types and land uses. Page 108 of 142 Page 4 of 11 RES NO. 25- 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 allowance for alcoholic beverage sales, outdoor dining, and live entertainment would serve as an accessory to the primary hotel use. The business will be required to abide by conditions of approval to mitigate and prevent potential adverse impacts to the community. As stated, the proposed use would not be averse to the public health, safety, or general welfare of the community or detrimental to surrounding properties or improvements as conditioned. The proposed hours of outdoor dining and alcoholic beverage service on the patio are from 8:00 am to 10:00 pm daily. Indoor dining would be permitted from 7:00 am to 12:00 am (midnight) daily. The proposed hours of outdoor amplified live entertainment are from 12:00 pm to 6:00 pm Monday through Thursday and from 9:00 am to 8:00 pm Friday through Sunday. 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 on the vicinity; and The design, location, size and operating characteristics of the hotel and restaurant facility are compatible with the existing and reasonably foreseeable future land uses and circulation in the vicinity. The limitations on the outdoor operation and entertainment (including conditions of approval 7, 8, 9, 10, 11, and 15 of this Resolution) will ensure that the use is operated in a manner compatible with the surrounding area. The proposed use would not result in any physical changes to the existing establishment. 5. The site is physically suitable for the type of use being proposed, including access, utilities and the absence of physical constraints. There would be no change in the physical structure, nor are there any constraints on the site that would render the site unsuitable. The proposed accessory uses of alcoholic beverage sales, outdoor dining, and live entertainment would complement the existing hotel facility. SECTION 3. Based on the foregoing findings, the Planning Commission hereby approves Conditional Use Permit 23-02 to allow outdoor dining, outdoor amplified live Page 109 of 142 Page 5 of 11 RES NO. 25- entertainment, and on-sale consumption of alcoholic beverages (beer, wine, & distilled spirits) at 1016 The Strand subject to the following Conditions of Approval: 1. The project shall be substantially consistent with the application submitted and approved by the Planning Commission on August 19, 2025. The applicant shall retain records of the approved floor plan until any subsequent modifications or approvals are granted. a. Seating, the sale and service of alcohol or food, and the provision of live entertainment shall occur only on private property and is prohibited on any portion of public property and the Strand unless otherwise permitted by the City. 2. Under no circumstances shall furniture or other interior/exterior improvements be rearranged from the floor plan attached to the CUP Amendment to accommodate more entertainment, or greater occupancy load unless otherwise permitted by the City. 3. Live entertainment offered by the establishment shall not exceed two (2) performers or use more than two (2) amplifiers at any given time. No facilities or floor space for participant dancing shall be provided unless otherwise permitted by the City. Live entertainment shall be incidental to the on-site use and ticketed sales for live entertainment shall be prohibited. 4. No alcohol may be served in disposable drinkware. 5. A manager who is aware of the conditions of this Conditional Use Permit shall be on the premises during business hours. The Conditional Use Permit shall be maintained on the premises in a location where employees can easily read the conditions. 6. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 7. The hours of operation of the outdoor dining and alcohol service; indoor dining and alcohol service, and live entertainment, shall be as follows: Page 110 of 142 Page 6 of 11 RES NO. 25- All patrons must vacate each respective area of food and alcohol service by the permitted closing time. Lingering by patrons after permitted operational hours have ceased is explicitly prohibited. 8. Food and beverage service at the property shall be incidental to the primary hotel use and shall be limited to hotel guests and their guests. 9. The following signs shall be posted in a conspicuous location in a readily visible manner, warning patrons of the illegality of selling alcoholic beverages to persons under twenty-one years of age, loitering and drinking within the public realm, and removing alcoholic beverages from the premises, and carrying: a. “California State Law prohibits the sale of alcoholic beverages to persons under twenty-one years of age” b. “No Loitering or Public Drinking” c. “It is illegal to possess an open container of alcohol in the vicinity of this establishment” 10. The applicant shall install and maintain signage at each gate or doorway along the property perimeter of the outdoor service area notifying patrons that no alcohol beverages beyond the premises. Signage shall be installed within 15 days of final approval. Prior to installation the applicant shall submit a plan identifying the location(s) signage, size, and exact sign copy to planning@hermosabeach.gov for review. Upon installation of the approved signage the applicant shall contact the department for inspection. 11. Management shall successfully complete ABC Licensee Education on Alcohol and Drugs (LEAD) training and Responsible Beverage Servers Training, or equivalent as determined by Chief of Police. Training shall be completed within 30 days of final Use Operating Hours Outdoor Dining & Alcohol Service 8:00 am to 10:00 pm daily Indoor Dining & Alcohol Service 7:00 am to 12:00 am (midnight) daily Live Entertainment 12:00 pm to 6:00 pm Monday-Thursday and 9:00 am to 8:00 pm Friday-Sunday Page 111 of 142 Page 7 of 11 RES NO. 25- approval of the CUP and within 30 days of the employee's start of employment. The business shall maintain records that management has participated in the required training. Records shall be maintained for two years after training and be available upon request for review by the Community Development Director, Chief of Police, or designee. 12. All employees engaged in the sale or service of alcoholic beverages shall complete Responsible Beverage Service Training, or equivalent as determined by the Chief of Police, within 30 days of final approval of the CUP and 30 days of start of employment. The business shall maintain records that management and employees have participated in the required trainings. Records shall be maintained for two years after training and be available upon request by the Community Development Director, Chief of Police, or designee. 13. The business shall not adversely affect the welfare of the residents, and/or commercial establishments nearby. 14. The business shall install and maintain a video surveillance system that monitors within the interior of the business and the Immediate Area. The video system must be capable of delineating on playback the activity and physical features of persons and areas within the premises and Immediate Area. Recordings shall be retained for a minimum of sixty (60) days and video will be available to Police Department upon request. All video security cameras shall be installed to the satisfaction of the Chief of Police. At the discretion of the Chief of Police, Licensee may be required to add additional video cameras. 15. The business shall utilize “guest ambassadors” whose primary responsibility is to maintain security on site and monitor alcohol sales and refusal to serve. At least one guest ambassador shall be on site from 4:00 pm to close Monday through Thursday and 12:00 pm to close Friday through Sunday. 16. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of-way. Page 112 of 142 Page 8 of 11 RES NO. 25- 17. The business with on-sale alcoholic beverage service may be subject to a periodic review process established by the City to verify conformance with the conditions of approval. 18. The business shall maintain in conformance with all other applicable City of Hermosa Beach and regulatory agency requirements and standards, including but not limited to: California Department of Alcoholic Beverage Control, Los Angeles County Health Department, California Disabled Access Standards (Government Code Title 24), and Los Angeles County National Pollutant Discharge Elimination System Permit (NPDES). 19. The business shall be maintained and operated in full compliance with the conditions of this CUP and any law, statute, ordinance, or other regulation hereafter adopted that is 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. 20. The permittee is required to acquire and maintain Type-47 license issued by the California Department of Alcoholic Beverage Control. 21. The project site shall be the point-of-sale for the purpose of collecting any sales tax on goods that are sold, delivered or rented on the site. 22. Any changes to the interior or exterior layout which alter the primary function of the business shall be subject to review and approval by the Planning Commission. Minor modifications that do not alter the primary function of the business may be approved by the Community Development Director. 23. In addition to any other remedy provided by law, if the business operating pursuant to this CUP violates any condition of this CUP, the Police Chief or designee may meet and confer with the business to clarify the reason for the violation and to formulate a course of action to mitigate the risk for any future violation. If the business operating pursuant to this CUP continues to violate this CUP (i.e., either a repeat violation or another violation) within any six (6) month period following a meet and confer with the Police Chief, then, at the sole discretion of the Police Page 113 of 142 Page 9 of 11 RES NO. 25- Chief, modified or additional operational requirements may be imposed by the Police Chief to curtail the violations until the time that the matter is brought before the Planning Commission. These modified or additional operational requirements include, but are not limited to, a reduction in operating hours, required number of staff members during operating hours, additional training for existing staff, and/or any other measures deemed appropriate by the Police Chief. The Planning Commission shall consider any modification or additional requirement(s) imposed by the Police Chief during its discussion of the matter. The Police Chief’s determination will remain in effect until considered by the Planning Commission. 24. The Planning Commission may review this Conditional Use Permit and may revoke the permit, amend the subject conditions, or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the subject use. This Conditional Use Permit shall also be revokable if an encroachment permit for use of the Public Right of Way is not secured in a timely manner to the satisfaction of the Public Works Director. 25. Approval of this permit shall expire twenty-four (24) months from the date of approval by the Planning Commission, or final decision by the City Council, 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. 26. 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 Page 114 of 142 Page 10 of 11 RES NO. 25- 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. 27. 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 4. The Planning Commission finds that the project is categorically exempt from the California Environmental Quality Act (CEQA), as defined in Section 15301 of the State CEQA Guidelines, Class 1 Categorical Exemption, Existing Facilities, as the project consists of the operation and permitting of existing private structures which involve negligible or no expansion of existing use. More specifically, the approval of the Conditional Use Permit results in no physical change to the existing structure. Moreover, none of the exceptions to the categorical exemption(s) apply to the project, as defined in section 15300.2 of the State CEQA Guidelines. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time; the project would not have a significant effect on the environment due to unusual circumstances; the project would not damage a scenic highway or scenic resources within a state scenic highway; the project is not located on a hazardous waste site; and the project would not cause a substantial adverse change in the significance of a historical resource. SECTION 5. 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: Page 115 of 142 Page 11 of 11 RES NO. 25- CERTIFICATION I hereby certify that the foregoing Resolution P.C. 25-XX 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 August 19, 2025. ________________________________ ________________________________ Kate Hirsh, Chairperson Alison Becker, Secretary __________________ Date Page 116 of 142 REF.UP UP UP UP UP 18X4818X4818X36 18X36 18X36 18X42 18X48 18X36 18X48 18X3018X4218X36 18X4218X42 COMPRESSOR FOR WALK-IN COOLER ON ROOF COMPRESSOR FOR WALK-IN FREEZER ON ROOF 11' - 7"11' - 7" 13' - 4 3/32" (E) NON-CONFORMING PARKING SPACE WITH NO CHANGES PROPOSED: 6 (E) LOADING ZONE AND ACCESSIBLE CURB 233 SF ACC GUESTROOM 01 GIFT SHOP STORAGE1'-3"176 SF (E) IT ROOM 04 92 SF (E) BOILER ROOM 05 STRAND LEVEL 53 SF ACC PUBLIC RESTROOM 02 545 SF KITCHEN 03 THE STRANDBEACH DRIVE10TH STREET PROPERTY LINE TYP.8'-6"CL TYP. 18'-0" PROPERTY LINE 14' - 6" 11' - 7" 15' - 1" RECEPTION COFFEE / JUICE BAR PLANTER PLANTER 3'-0" (N) STAIR REFRIGERATOR & FREEZER OUT OF SCOPE WARMING KITCHEN REFER TO KITCHEN DRAWINGS DIE WALL13"EXISTING IT ROOM TO REMAIN, SLAB LOWERED EXISTING BOILER ROOM TO REMAIN A7-31 01 A7-11 1 11' - 7" REFER TO KITCHEN DRAWINGS EQ EQ 60"36" 44"48"96"22"48"26"1580 SF COURTYARD 08 13"(N) STAIR LANDSCAPE PLANTER BOXES LANDSCAPE PLANTER BOXES PLANTER (E) ROOF/WALKWAYS PROJECTION LINE ROOM TAGMASTER BEDROOM 101 150 SF (N) WALL (E) WALL TO REMAIN (N) LOWERED SLAB AREA OF WORK AREA NOT IN SCOPE OF THIS PROJECT (N) PLANTER N REV. #DATE DESCRIPTION VISTA DESIGN BUILD 2225 CAMPUS DRIVE EL SEGUNDO, CA 90245 T 310.725.8214 All ideas, designs and plans indicated or represented by these drawings are owned by and are property of Vista Design Build and were created and developed for use in connection with the specified project. None of such ideas, designs or plans shall be used for any purpose whatsoever without the written permission of Vista Design Build. © Vista Design Build ARCHITECT:SCALE: As indicated 25/06/2025 14:30:31 06/25/25 DRAWN BY: Author PERMIT SET A0.06 GROUND FLOOR PLAN FLOOR PLAN LEGEND Page 117 of 142 Hermosa Ave13th S t 9th S tBeach D r 11th S t 10th S t Beach D r 8th S t P ie r A v e 13th S t The St rand 7th S t 8th C t 9th C t 10th C t 12th C t 11th C t 13th C t Pier P l a z a Palm DrMa n h attan AveProject Zoning MapPlanning CommissionAugust 19, 2025 Description 1016 The Strand APN: 4187-004-026 Zone: C-1 Neighborhood Commercial Sea Sprite CUP 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) 500' Notification Radius Page 118 of 142 Project Description/Statement of Operations Sea Sprite Hotel 1016 The Strand, Hermosa Beach, CA August 4, 2025 Background: The hotel has 35 rooms and has been operating since 1965. In 2018, new owners purchased the property and to date have invested nearly $13.5 million in renovations over the past 7 years. Earlier this year, a new restaurant opened with beer and wine sales. The restaurant has seating for 16 indoors, 56 on the courtyard and 34 on the terrance. Request: Permit to serve beer, wine, and distilled spirits for on-site consumption (ABC Type 47 License) at a new restaurant within an existing boutique hotel. In addition, live entertainment consisting of no more than 2 musicians and 2 amplifiers. No dancing proposed. Restaurant and Alcohol Service Hours: Outdoor dining: 8am to 10pm daily Indoor dining: 7am to 12am (midnight) daily Live Entertainment: Monday – Thursday: 12pm (Noon) to 6pm Friday – Sunday: 9am to 8pm Security Cameras: There are 58 state-of-the-art cameras throughout the interior and exterior of the property. Security videos are saved for 30 days and made available to law enforcement upon request. Staffing: Peak hours: 8 + 2 managers Minimum Staff at hotel: 2 Guest Ambassador: Monday – Thursday: 4 pm to closing Friday – Sunday: Noon to closing Holidays or during Fiesta Week: Noon to closing Guest Ambassadors (GA) are primarily responsible for various security functions related to alcohol service or refusal to serve. Guest Ambassadors will be assigned to monitor activity inside as well as on the courtyard and terrace. The GA will also greet guests, answer questions and make suggestions regarding food, drinks and service. Length of Stay Policy: Patrons will be welcome to dine for up to 2 hours. Notices will be displayed inside, on the patio, and in the terrace area. Page 119 of 142 Training: All managers and alcohol servers will be certified through a program that is approved by the Department of Alcoholic Beverage Control. Training includes how to identify signs of intoxication as well as conducting proper identification checks. In addition, there is internal training for managers and servers: CHECKING IDENTIFICATION As a server, satisfying the need of your Guests and showing that you genuinely care, are among your most important job duties. This concern for the well-being of our Guests must also extend to the service of alcoholic beverages. Drunk drivers are responsible for approximately half of all driving fatalities in the U.S. each year. It is our duty to serve alcohol responsibly. Not only can the Restaurant be held liable for damages resulting from over-serving a Guest, the Server or Bartender can be personally held liable as well. By law, Guests must be 21 years of age to consume alcohol. It is REQUIRED that you check the identification of anyone that looks under 35 years old. Acceptable forms of ID must: 1. Be issued by a Government agency. Authentic documents commonly have a hologram of the State Seal. 2. Include the person’s name, birth date, physical description and photograph. 3. Be currently valid. (unexpired) Examples of acceptable forms of ID include: 1. State issued Driver’s License 2. State issued ID Card 3. Government issued Passport 4. Government issued Military ID 5. Government issued Resident Alien Card Spotting a Fake ID – Follow these steps when checking every ID: 1. Hold the ID in your hands. Ask the Guest to remove it from their wallet. 2. Compare the photo and verify the physical description. Is this the person standing in front of you? 3. Feel the ID for any irregularities. Check the lamination. Fake ID’s may contain wrinkles, air bubbles, or peeling edges. 4. Check for the hologram by turning the ID in the light. If any ID looks suspicious, have a Manager or Guest Ambassador verify the ID before serving the Guest. If we are not convinced the presented ID is valid, always be professional and courteous, but refuse service to the Guest. Page 120 of 142 SIGNS OF INTOXICATION – Listed below are some common signs of intoxication. If there is any question, TALK to your Guests to get a sense of how intoxicated they may be. If you’re not sure, have the Manager visit them and get a second opinion. Remember, there are quiet, polite, well-behaved drunks. Just because they aren’t exhibiting the most obvious signs, does not guarantee they are still sober. • Relaxed Inhibitions – Overly Friendly, Loud, Annoying Others, Using Foul Language, Drinking Faster than Typical • Impaired Judgment – Argumentative, Belligerent, Careless with Money, Buying Rounds for Strangers, Irrational Statements, Loss of Train of Thought • Slow Reaction – Slurred Speech, Slow Deliberate Movements, Decreased Alertness, Fluctuating Pace of Speech • Loss of Coordination – Fumbling with Money, Spilling Drink, Cannot Find Mouth with Drink, Unable to Sit Straight in Chair, Swaying, Stumbling • Physical Appearance – Red, Watery Eyes, Disheveled Clothing, Flushed Face, Smells of Alcohol, Droopy Eyelids, Lack of Eye Focus If you decide to cut a Guest off (stop serving alcohol), use these steps: 1. Remove all alcohol: out of sight and out of reach. 2. Be non-judgmental: Never say “You’re drunk.” Instead say something like “I’m sorry, I’ve served you all I can.” 3. Be firm. Once you’ve made a decision to stop serving, stop serving. 4. Alert a backup. Always inform a Manager about the situation. 5. Keep a personal record. Ask your Manager to record the incident in the log book. 6. Do not be intimidated. We reserve the right to refuse service to anyone. 7. Call a cab. Act responsibly and assist with safe transportation. Discuss the options with the Manager. If Serving Guests who are already intoxicated, both by other establishments and by our own, is not only irresponsible, but also illegal and will bring about stiff penalties and punishments. In the eyes of the law, the Server, the Bartender, the Managers, and the Company are all held accountable. We are in the business of providing an exceptional dining experience, not in the business of getting Guests drunk. UNRULY GUESTS: If a guest is belligerent, then stop serving them and ask them to leave. Always have 2 staff members present when asking a guest to leave. If the patron complies with the request, then have 2 people escort them to the front door. If the patron fails to comply, then call the police. It is important to stress to not touch guests. WE CANNOT STRESS THE IMPORTANCE OF RESPONSIBLE ALCOHOL SERVICE. Page 121 of 142 Public Notification Package: 1016 The Strand (Sea Sprite Hotel) Page 122 of 142 Page 123 of 142 Page 124 of 142 Page 125 of 142 Community Development Department Planning Division City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 1016 The Strand, Hermosa Beach, CA 90254 Assessor Parcel Number 4187-004-026 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Special Public Hearing on Tuesday, August 19, 2025 at 6:00 p.m. to consider the request described below. A REQUEST FOR A CONDITIONAL USE PERMIT (CUP23-02) TO ALLOW FOR OUTDOOR DINING, OUTDOOR AMPLIFIED LIVE ENTERTAINMENT, AND THE ON-SALE CONSUMPTION OF ALCOHOLIC BEVERAGES (BEER, WINE, & DISTILLED SPIRITS), ON THE EXISTING OUTDOOR PATIO OF AN EXISTING HOTEL AND RESTAURANT (SEA SPRITE) LOCATED AT 1016 THE STRAND IN THE (C-1) ZONE. THE PROPOSED HOURS OF OUTDOOR DINING AND ALCOHOLIC BEVERAGE SERVICE ON THE PATIO ARE FROM 8:00AM TO 10:00PM DAILY. THE PROPOSED HOURS OF OUTDOOR AMPLIFIED LIVE ENTERTAINMENT ARE FROM 12:00 PM TO 6:00 PM MONDAY- THURSDAY AND FROM 9:00 AM TO 8:00PM FRIDAY-SUNDAY. 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. 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. Alison Becker, AICP Community Development Director Page 126 of 142 111250 1272 201221 7381193053117 1219 145802 808 814 820 830 424866837313963801840836920 940 263250586469702837449015455900 1020 1028 1042 46244041475965100110311128 2252606872901138 1106361101 1033 1110 1120 1140 1144 1401130 1125 10451046 1035 1025 1011 131 1021 10141111 1105 1121 810 822 832 844 906 910934950 712 718 720 730 732 740 7335617273338454957711700 62622 626 183463562561025294361636 612 726 100Hermosa Ave10th St 13th St 9th StBeach Dr 7th St 11th St 8th StBeach Dr P i er A v e The S t rand 7th Ct 8th Ct 13th St 9th Ct 10th Ct 12th Ct 11th Ct Palm Dr 13th Ct Ma n h a tt anAvePier Plaza 1016500' RADIUS MAP ADDRESS: 1016 The Strand, Hermosa Beach, CA 90254 r Page 127 of 142 Page 128 of 142 Planning 08.19.25 - Page 2 of 2 Page 129 of 142 City News & Press Releases Notice of Public Hearing | Planning Commission Meeting August 19, 2025 Post Date:08/07/2025 3:51 PM City of Hermosa Beach PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a special public hearing on Tuesday, August 19, 2025 at 6:00 p.m. to consider the following: 1. A REQUEST FOR A CUP AMENDMENT (APE25-002) TO EXPAND AN ON-SALE ALCOHOLIC BEVERAGE ESTABLIHEMENT TO ALLOW THE CONSUMPTION OF BEER AND WINE ONLY ON THE EXISTING OUTDOOR PATIO OF AN EXISTING HOTEL (HOTEL HERMOSA) LOCATEDAT 2515 PACIFIC COAST HIGHWAY IN THE (C-3) ZONE.THE PROPOSED HOURS OF ALCOHOLIC BEVERAGE SERVICE ON THE PATIO ARE FROM8:00AM TO 9:00PM SUNDATY THROUGH THURSDAY AND8:00 AM TO 10:00 PM ON FRIDAYS AND SATURDAYS. THE PROJECT QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES. 2. A REQUEST FOR A CONDITIONAL USE PERMIT (CUP23-02) TO ALLOW FOR OUTDOOR DINING, OUTDOOR AMPLIFIED LIVE ENTERTAINMENT, AND THE ON-SALE CONSUMPTION OF ALCOHOLIC BEVERAGES (BEER, WINE, & DISTILLED SPIRITS), ON THE EXISTING OUTDOOR PATIO OF AN EXISTING HOTEL AND RESTAURANT (SEA SPRITE) LOCATED AT 1016 THE STRAND IN THE (C-1) ZONE. THE PROPOSED HOURS OF OUTDOOR DINING AND ALCOHOLIC BEVERAGE SERVICE ON THE PATIO ARE FROM 8:00AM TO 10:00PM DAILY. THE PROPOSED HOURS OF OUTDOOR AMPLIFIED LIVE ENTERTAINMENT ARE FROM 12:00 PM TO 6:00 PM MONDAY- THURSDAY AND FROM 9:00 AM TO 8:00PM FRIDAY-SUNDAY. 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 Page 130 of 142 Return to full list >> 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. Alison Becker, AICP Community Development Director Sign up to receive the latest news from Hermosa Beach Email Address SUBMIT Page 131 of 142 Hermosa Ave13th S t 9th S tBeach D r 11th S t 10th S t Beach D r 8th S t P ie r A v e 13th S t The St rand 7th S t 8th C t 9th C t 10th C t 12th C t 11th C t 13th C t Pier P l a z a Palm DrMa n h attan AveProject Zoning MapPlanning CommissionAugust 19, 2025 Description 1016 The Strand APN: 4187-004-026 Zone: C-1 Neighborhood Commercial Sea Sprite CUP 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) 500' Notification Radius Page 132 of 142 From: Lundy <tatelundy@gmail.com> Sent: Wednesday, August 13, 2025 2:04 PM To: Planning Commission <Planningcommission@hermosabeach.gov> Subject: Sea Sprite [Some people who received this message don't often get email from tatelundy@gmail.com. Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ] Dear Members of the Panning Commission, We oppose the approval of a permit at 1016 The Strand, for the Sea Sprite too have amplified music and distilled alcohol. Our property at 934 The Strand is one building away from this establishment and it would negatively impact our home. Having numerous alcohol serving establishments so close already impacts our property with many inebriated individuals engaging in all kinds of disruptive and illegal activities once they leave the establishments. We will spare you the details of the countless “drunk episodes” we have had to endure but adding yet another alcohol establishment even closer to the residential area of Hermosa would negatively impact us even more than what we have to deal with now. Additionally, allowing the Sea Sprite to have amplified music would also most definitely impact our peace with even more noise. We respectively ask you to deny the permit, Respectfully, Kyle and Tate Lundy Page 133 of 142 From: STEVE HUNT <shunt@aol.com> Sent: Wednesday, August 13, 2025 4:28 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Cc: Janine Hunt <J9hathaway@aol.com> Subject: August 19Th planning commission meeting please add this email in opposition of sea sprite bar and amplified music Dear Members of the Planning Commission, We strongly oppose the approval of a permit at 1016 The Strand, for the Sea Sprite Motel to have amplified music and distilled alcohol. For over 50 years, we have owned and resided in our home at 910 The Strand, a short 50 yards away from the Sea Sprite Motel. We have participated in many committees and volunteer activities for the City of Hermosa Beach and have been happily involved raising our family in this city. During our time here, there has been an incredible increase in activities on the beach, in front of our home and in the city in general. The increase in noise and numerous public issues would only get worse if this proposed project is approved. They opened with requesting one permit for beer and wine and then expanded into amplified music and distilled liquor, which will clearly be detrimental to the privacy and well-being of nearby neighbors in our residential neighborhood. Please consider if YOU would like to be living this close to a NEW bar with amplified music. If you value your peace and quiet, I would guess the answer is NO. Please do not approve this request. Respectfully submitted, Janine and Steve Hunt Page 134 of 142 Supplemental: Email Comments for 1016 The Strand From: Liz Tyndorf l***********@gmail.com Sent: Tuesday, August 19, 2025 10:19 AM To: Planning Commission <Planningcommission@hermosabeach.gov> Subject: Public Comment for Sea Sprite Permit Hi - I have been trying to load this comment and have been having issues with the reCapcha. Please see my comments: Planning Commission - I have lived within 2 blocks of Sea Sprite for decades. The previous owners, the Greenwalds, let the hotel fall into disrepair and didn't improve the establishment other than closing the pool and filling that area with cement. The new owners have completely overhauled and renovated Sea Sprite into a beach resort with amenities and improvements to all the buildings, rooms and common areas. Their plans were approved to add a restaurant and bar which has brought high-end patrons to Hermosa Beach. Their menu is upsale and would be paired with cocktails as well as beer and wine. I'm always confused when restaurants aren't granted liquor permits which is how many of them make their profits, so many restaurants have been forced to close. There is no logic in preventing liquor sales - if someone wants to get inebriated, they can do so on bottles of wine as easily as mixed drinks. The management and new owners at Sea Sprite have proven themselves to be respected members of our community and care about the reputation and safety of Hermosa Beach. They contribute to local non-profits including schools, charities that provide scholarships, and Chamber of Commerce. It's time for Hermosa Beach to allow liquor sales at fine establishments like Sea Sprite to reward them for adding beauty and philanthropy to our town. If there is any question about the suitability of a liquor permit, then allow a conditional 90-day trial to determine if any negative incidents arise, or if there are any negative effects on the neighborhood. Residents who purchased property next to a hotel, one block from the Pier who complain about noise and foot traffic will not see a decrease in any of these things even if the hotel closes its doors. These are constants that residents in that area should learn to live with - or they should consider relocating to a quieter area. We have lived on the walk streets in Area 1 for decades and this permit will not change ANY of the noise levels or foot traffic. The Sea Sprite management and ownership has only enhanced the neighborhood. Sincerely, Liz & Tim Tyndorf Page 135 of 142 From: Carolyn Shaw <c***************@cox.net> Sent: Saturday, August 16, 2025 10:55 AM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: Tuesday, August 19, 2025 -request for Sea Sprite additional permit for OUTDOOR AMPLIFIED LIVE ENTERTAINMENT, AND THE ON-SALE CONSUMPTION OF ALCOHOLIC BEVERAGES (BEER, WINE, & DISTILLED SPIRITS), Dear Members of the Planning Commission, Thank you for the opportunity to provide an eComment regarding the conditional permit at 1016 The Strand (The Sea Sprite) to have amplified music and distilled alcohol. As a nearby homeowner at 934 The Strand, we strongly oppose this approval!! The initial soft opening with beer, wine and food service, valet and private security was a surprise to our quiet neighborhood. Please consider the increase the increase in noise, congestion, traffic, and increased alcohol consumption and vote No on this proposal. While we appreciate the improvements that The Sea Sprite have undertaken over the last few years, the newly added services have dramatically altered our street and surrounding area. Traffic congestion has spiked on 10th Street leading up to the hotel valet, often times blocking access to our property and increasing potential accident incidents with both automobiles and pedestrians (walking and cycling). Adding additional services that are being proposed will bring added customers and will only increase these issues. Secondly, adding amplified music would only magnify the issue that is already occurring with the beach parties that are regularly taking place in front of both the hotel and our home. As a quiet neighborhood community and a place of refuge, we hope that you would agree and join us in our efforts for a peaceful, relaxing family experience. Lastly, the added permitting of distilled spirits raises the likelihood of unruly behavior of patrons, as well as increased drinking and driving incidents that could have a material impact on the city of Hermosa Beach from both a litigation and cost perspective! We love our family home and the 90+ years we have been a part of the wonderful city of Hermosa Beach. We are asking for a balance to all the beautiful facets of beach living and ask that you help preserve that by voting NO on this permit proposal. Sincerely Carolyn Shaw Page 136 of 142 From: Thomas Montell, MD <dr*********@gmail.com> Sent: Friday, August 15, 2025 1:15 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: sea sprite CUP23-02; meeting date 8/19/2025 As a Hermosa beach strand resident, I object to the request for "outdoor amplified live entertainment "at the Sea Sprite Hotel and restaurant. They already are playing recorded music on a loud speaker system and the sound does travel down 10th Street, which is fully residential. At times I can also hear such recorded music 1 &1/2 blocks South on the strand, where I live We all know how loud the outdoor amplified live entertainment can be on Pier Avenue. The same outdoor amplified live entertainment at the Sea Sprite would just add to the Noise Pollution present in South Hermosa. This certainly would be a detriment to the community, subjecting the residents of 10th Street (and especially the apartment building directly across from the Sea Sprite entrance, on the South corner of the strand and 10th Street). -- PLEASE NOTE OUR ADDRESS: Thomas J. Montell, M.D. 814 The Strand Hermosa Beach Tel.: (310) 381-9980/ & (310) 316-5455 Fax: (310) 316-9394 Page 137 of 142 From: m**********r@aol.com <m*********@aol.com> Sent: Friday, August 15, 2025 2:46 PM To: Planning <Planning@hermosabeach.gov> Subject: Aug 19 Meeting, Agenda Item #7.b Dear Members of the Planning Commission, We strongly oppose approval of the requested permit for the Sea Sprite Motel to have amplified music and sell alcohol during the stated hours. My family owns the residence at 916 The Strand. We have owned and enjoyed this property since the 1940’s. It is only one block away from the Sea Sprite location. In recent years, houses on our block of the Strand between 9th and 10th Street and behind us on Beach Drive, all of which are very close to the Sea Sprite, have experienced break-ins, trespassing, thefts, vandalism, and destructive behavior, always at night and often by people who are inebriated. Police have been called repeatedly to report these incidents. Public safety problems and noise would become significantly worse if the proposed project were approved. It would be detrimental to the privacy and well-being of our neighborhood. More specifically, the proposed project fails to meet CUP Finding #3 in all respects. That finding requires that the proposed use will not be averse to public health, safety or the general welfare of the community, nor detrimental to surrounding properties or improvements. If approved, the project will be averse and detrimental in all respects. We urge you to vote against approval of the requested permit. Respectfully submitted, Maryellen Herringer Page 138 of 142 From: Michele Randall <mi************@gmail.com> Sent: Tuesday, August 19, 2025 2:33 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: Special Hearing for additional permits - Sea Sprite Hotel - August 19, 2025 Michele G Randall *** The Strand Hermosa Beach, CA 90254 RE: E Comment - Expanded permit(s) for Sea Sprite Hotel To Whom It May Concern, I am writing to voice my concern, and to ask that the expanded permits NOT be allowed for the Sea Sprite Hotel. My Grandfather and Great-Grandfather built our beach house brick by brick, wall by wall and we have been long time owners since 1939. We have watched our beloved Hermosa Beach evolve over the many decades, through bad and good changes. Additionally, we have existed next to the Sea Sprite and the establishments prior to the Sea Sprite peacefully, and we have known the owners, but I must speak out about the changes they want to make at this time. I do not want live amplified music, expanded hours or distilled spirits (liquor) to be allowed. I have watched the new owners of the Sea Sprite update, renovate and make it beautiful, the restaurant looks nice enough but even adding in the restaurant, valet workers, and security has brought more of a commercial feel to a residential block. I do not want amplified music, our windows and doors are open often, and it would not be fair to us to have no say over music being played, the hours and the volume. When allowing liquor, you then must be prepared for more alcohol related issues, we have had our own issues for years with people coming from the bars and restaurants on Pier Ave. loud, loitering and other. There is a boutique hotel being built in our block behind us, and with the Sea Sprite expanding their services, I feel our residential area is being boxed in by commercial entities. Our value of our home also may be affected by the hotels being so close to our property, in addition to the many other concerns. The Sea Sprite started as a small, family-owned motel nestled among other residential homes on a residential block many years ago. Since that time the hotel has bought up properties around them, and converted them to a part of Sea Sprite, while we cannot stop properties converting to corporations owning them, we can request that Hermosa Beach protects us, our home value and peace. I see now cars parked temporarily or guests leaving cars to check in on the road that meets the strand - one that the public use to utilize and now it is blocked often by the valet or guests of the hotel. Where I used to see regular families with kids come year after year, to the Sea Sprite, I now see more wealth and less families. We are one of the last original Page 139 of 142 homes on The Strand, we have worked very hard for many years to keep our beloved beach house, please do not allow these expanded permits. Sincerely, Michele [Shelly] Randall Page 140 of 142 City of Hermosa Beach | Page 1 of 1 Meeting Date: August 19, 2025 Staff Report No. 25-CDD-116 Honorable Chairperson and Members of the Hermosa Beach Planning Commission PLANNING COMMISSION TENTATIVE FUTURE AGENDA ITEMS (Administrative Assistant Melanie Hurtado) Recommended Action: Staff recommends Planning Commission receive and file the September 8th Planning Commission tentative special meeting agenda and the September 16th Planning Commission regular meeting agenda. Attachment: Planning Commission September 8th and September 16th Future Agenda Respectfully Submitted by: Melanie Hurtado, Administrative Assistant Approved: Alison Becker, AICP, Community Development Director Page 141 of 142 C:\Program Files\eSCRIBE\TEMP\17335149484\17335149484,,,Planning Commission Tentative Agenda for September 8 and September 16, 2025.docx Revised 08/11/2025 5:33 PM Tentative Future Agendas PLANNING COMMISSION City of Hermosa Beach Monday, September 8, 2025 Special Meeting 6:00 PM Project Title Public Notice Meeting Date 700 Pacific Coast Highway Remodel auto-repair shop into a Multi-Unit Commercial Building (Public Hearing) 8/28/25 9/8/25 624 1st Place Tentative Parcel Map, Conditional Use Permit, Precise Development Plan (Public Hearing) 8/28/25 9/8/25 Tuesday, September 16, 2025 Regular Meeting 6:00 PM Project Title Public Notice Meeting Date 3415 Palm Drive Precise Development Plan (Public Hearing) 9/6/25 9/16/25 Upcoming and Pending Projects 901 Hermosa Avenue (Precise Development Plan) Housing and Land Value Recapture (Staff Item tentatively scheduled for Oct 21st) Page 142 of 142