HomeMy WebLinkAbout2025-09-08 - PC - Special Meeting
CITY OF HERMOSA BEACH
PLANNING COMMISSION
Special Meeting Agenda
Call and Notice of Special Meeting:
The Chairperson of the City of Hermosa Beach Planning Commission has called a Special Meeting to
consider and take action on only those matters set forth on the agenda.
Monday, September 8, 2025
6:00 PM
Council Chambers
1315 Valley Drive
Hermosa Beach, CA 90254
Planning 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 Comment fo 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/89968207828?pwd=bXZmWS83dmxHWDZLbWRTK2RVaUxaUT
092
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Phone: Toll Free: (833) 548-0276; Meeting ID: 899 6820 7828, then #; Passcode: 472825•
eComment: Submit an eComment by 3:00 p.m. on the meeting date. •
Supplemental Email: Supplemental emails are available for agenda items only and must be
sent to mhurtado@hermosaebeach.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 the Commission staff reports and attachments at
www.hermosabeach.gov/agenda.
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Pages
PLEASE TAKE NOTICE that the Chair of the City of Hermosa Beach Planning Commission
has called a Special Meeting to take place at 6:00 p.m. on Monday, September 8, 2025, to
consider and take action on only those matters set forth on the agenda below.
1.CALL TO ORDER
2.PLEDGE OF ALLEGIANCE
3.ROLL CALL
4.APPROVAL OF AGENDA
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 item(s) listed on the special meeting agenda only. Public comments are
limited to 3 minutes per speaker.
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.
Commissioners may orally register a negative vote on any Consent Calendar
item without pulling the item for separate consideration before the vote on the
Consent Calendar. There will be no separate discussion of these items unless a
Commissioner removes an item from the Consent Calendar, either under
Approval of the Agenda or under this item before the vote on the Consent
Calendar. Items removed for separate discussion will be provided a separate
public comment period.
Recommendation:
To approve the consent calendar.
6.a ACTION MINUTES OF THE PLANNING COMMISSION REGULAR
MEETING OF AUGUST 19, 2025 - 25-CDD-125
6
(Administrative Assistant Melanie Hurtado)
Recommendation:
Staff recommend Planning Commission receive and file the action
minutes of the Planning Commission regular meeting of August 19, 2025.
7.PUBLIC HEARINGS
7.a CONDITIONAL USE PERMIT (CUP 24-11), PRECISE DEVELOPMENT
PLAN (PDP 24-12), AND TENTATIVE PARCEL MAP (TPM NO.84586)
TO ALLOW TWO NEW 30-FOOT-TALL RESIDENTIAL CONDOMINIUM
BUILDINGS AT 624 1st PLACE IN THE TWO-FAMILY RESIDENTIAL
(R-2) ZONE - 25-CDD-124
12
CEQA: Determine that the project is categorically exempt from the
California Environmental Quality Act pursuant to a Class 3 categorical
exemption, as defined in section 15303 of the CEQA Guidelines for new
Page 3 of 156
construction.
(Assistant Planner DeDe Tran)
Recommendation:
Staff recommends that the Planning Commission:
Determine the project is categorically exempt from the California
Environmental Quality Act (CEQA); and
1.
Adopt a Resolution (Attachment 1) approving Conditional Use
Permit (CUP 24-11), Precise Development Plan (24-12) and
Tentative Parcel Map No. 84586 allowing two new residential
condominium buildings in the Two Family Residential zone (R-2)
subject to conditions.
2.
7.b PRECISE DEVELOPMENT PLAN TO REMODEL AND DIVIDE AN
EXISTING 4,750-SQUARE-FOOT COMMERCIAL BUILDING INTO A
MULTI-TENANT COMMERCIAL BUILDING, LOCATED AT 700 PCH IN
THE GENERAL AND HIGHWAY ZONE AND HOUSING ELEMENT
OVERLAY - 25-CDD-117
76
CEQA: Determine the project is exempt from the California
Environmental Quality Act.
(Contract Planner, Kaneca Pompey)
Recommendation:
Staff recommends City Council:
Determine the project is categorically exempt from the California
Environmental Quality Act (CEQA); and
1.
Adopt a Resolution approving Precise Development Plan
(PDP24-14) for the interior and exterior remodel to divide
existing 4,750 square-foot commercial building into a multi-
tenant commercial building located at 700 Pacific Coast
Highway, subject to conditions of approval (Attachment 1).
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
TENTATIVE FUTURE AGENDA WILL BE AVAILABLE ON THE SEPTEMBER
16, 2025 REGULAR PLANNING COMMISSION AGENDA.
Questions from Planning Commission members regarding the status of future
agenda items. No discussion or debate of these requests shall be undertaken.
11.ADJOURNMENT
Recommendation:
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To adjourn until the next Planning Commission meeting on September 16,
2025.
Page 5 of 156
City of Hermosa Beach | Page 1 of 1
Meeting Date: September 8, 2025
Staff Report No. 25-CDD-125
Honorable Chairperson and Members of the Hermosa Beach Planning Commission
ACTION MINUTES OF THE PLANNING COMMISSION REGULAR MEETING OF
AUGUST 19, 2025
(Administrative Assistant Melanie Hurtado)
Recommended Action:
Staff recommend Planning Commission receive and file the action minutes of the
Planning Commission regular meeting of August 19, 2025.
Attachment:
Planning Commission Action Minutes Regular Meeting of August 19, 2025
Respectfully Submitted by: Melanie Hurtado, Administrative Assistant
Concur: Alexis Oropeza, Planning Manager
Approved: Alison Becker, AICP, Community Development Director
Page 6 of 156
1
CITY OF HERMOSA BEACH
Planning Commission
Regular Meeting Minutes
August 19, 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 6:02 p.m.
2. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Commissioner Hoffman.
3. ROLL CALL
Administrative Assistant Melanie Hurtado announced a quorum.
4. APPROVAL OF AGENDA
Motion: To approve the agenda.
Moved by: Commissioner Michael Flaherty
Seconded by: Commissioner Peter Hoffman
Members Present: Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice
Chairperson Stephen Izant, Commissioner Michael Flaherty,
Commissioner Greg McNally
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2
Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice
Chairperson Stephen Izant, Commissioner Michael Flaherty, and 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 SPECIAL
MEETING OF JULY 28, 2025 - 25-CDD-114
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
Moved by: Commissioner Peter Hoffman
Seconded by: Commissioner Michael Flaherty
Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice
Chairperson Stephen Izant, Commissioner Michael Flaherty, and Commissioner
Greg McNally
Motion Carried
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
Assistant Planner Johnny Case provided a presentation.
Public comment provided by:
Jennifer Oden (in-person)
Courtney Ryan (in-person)
Denise Waggoner (in-person)
Adam Marquis (in-person)
Linda Cunningham (in-person)
David Sherwood (in-person)
Eric (in-person)
Laura Pena (virtual)
Anthony Higgins (virtual)
Page 8 of 156
3
Motion: To adopt a resolution per staff recommendation 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 including the following amendments: Condition of
Approval 10 to Parking Plan PC Resolution 16-16 (as amended through
P.C. Resolution 20-02) shall be amended to provide that food and beverage
service (including the internal sale, service, and consumption of beer and
wine) be available only for verified and registered hotel guests and their
authorized guests, and shall not be open to the public; and staff shall amend
Condition of Approval 6 of the Resolution to require that the applicant submit
an operations plan and enforcement policy, subject to the Community
Development Director’s approval, detailing how the area will be monitored
to ensure compliance with conditions; and determine that the project is
categorically exempt from the California Environmental Quality Act (CEQA).
Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Michael Flaherty
Ayes (4): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant,
Commissioner Michael Flaherty, and Commissioner Greg McNally
Noes (1): Commissioner Peter Hoffman
Motion Carried
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
Associate Planner Jake Whitney provided a presentation.
Steve Rollins provided a presentation on behalf of Sea Sprite.
Public comment provided by:
Steve Rollins (in-person)
Scott Swanson (in-person)
Gretchen Corbell (in-person)
Robyn St. Germain (in-person)
Michele Randall (in-person)
Matt Lymon (in-person)
Tom Coyle (in-person)
Albro Lundy (in-person)
Carleen Carol (in-person)
Eric (in-person)
Jeff Neer (in-person)
John Burry (in-person)
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4
Chris Jinks (in-person)
Darryl Greenwald (in-person)
Rob Antrovius (in-person)
Anthony Higgins (virtual)
Laura Pena (virtual)
Steve Hunt (virtual)
Motion: To adopt a resolution approving a Conditional Use Permit (CUP23-
02) to allow outdoor dining, outdoor entertainment, and on-sale
consumption of alcoholic beverages (beer, wine, & distilled spirits) at 1016
The Strand, subject to Conditions of Approval with the following
amendments to staff’s recommendation: 1) add condition of approval
requiring the applicant to applicant to submit a floor plan to the Department
indicating where live entertainment will occur, 2) modify condition to prohibit
amplified sound, 3) eliminate conditional of approval number 3.8 of the draft
resolution restricting patrons to registered hotel guests and their guests, 4)
modify conditions pertaining to hours of operation to allow entertainment (2
unamplified performers) 12:00 p.m. to 6:00 p.m. Monday through Thursday,
and 9:00 a.m. to 6:00 p.m. Friday through Sunday; Indoor dining and
alcohol service shall be permitted from 7:00 a.m. to 10:00 p.m. daily, and to
determine that the project is categorically exempt from the California
Environmental Quality Act (CEQA) per Section 15301 of the State CEQA
Guidelines.
Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Michael Flaherty
Ayes (4): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant,
Commissioner Michael Flaherty, and Commissioner Greg McNally
Noes (1): Commissioner Peter Hoffman
Motion Carried
8. STAFF ITEMS
8.a COMMUNITY DEVELOPMENT DIRECTOR REPORT
Community Development Department public counter hours have been
modified for the past few weeks as staff works on records retention and
scanning. The public counter hours will remain on a modified Wednesday
schedule of 1:00 p.m. to 6:00 p.m. Regular counter hours are Monday,
Tuesday and Thursday from 7:00 a.m. to 6:00 p.m. Director Becker
encouraged residents, contractors, and the general public to fill out
Community Development’s Customer Service Survey, which can be located
on our website at www.hermosabeach.gov.
Page 10 of 156
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9. PLANNING COMMISSION COMMENTS
10. FUTURE AGENDA ITEMS
10.a PLANNING COMMISSION TENTATIVE FUTURE AGENDA ITEMS - 25-
CDD-116
Motion: To receive and file the September 8th Planning Commission
tentative special meeting agenda and the September 16th Planning
Commission regular meeting agenda.
Moved by: Commissioner Michael Flaherty
Seconded by: Vice Chairperson Stephen Izant
Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice
Chairperson Stephen Izant, Commissioner Michael Flaherty, and
Commissioner Greg McNally
Motion Carried
11. PUBLIC COMMENT
12. ADJOURNMENT
Motion: To adjourn the meeting.
Moved by: Commissioner Peter Hoffman
Seconded by: Commissioner Michael Flaherty
A voice vote was taken on this item.
Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice
Chairperson Stephen Izant, Commissioner Michael Flaherty, and
Commissioner Greg McNally
Motion Carried
The meeting was adjourned at 9:55 p.m.
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City of Hermosa Beach | Page 1 of 10
Meeting Date: September 8, 2025
Staff Report No. 25-CDD-124
Honorable Chairperson and Members of the Hermosa Beach Planning Commission
CONDITIONAL USE PERMIT (CUP 24-11), PRECISE DEVELOPMENT PLAN (PDP 24-12),
AND TENTATIVE PARCEL MAP (TPM NO.84586) TO ALLOW TWO NEW 30-FOOT-TALL
RESIDENTIAL CONDOMINIUM BUILDINGS AT 624 1st PLACE IN THE TWO-FAMILY
RESIDENTIAL (R-2) ZONE
CEQA: Determine that the project is categorically exempt from the California Environmental
Quality Act pursuant to a Class 3 categorical exemption, as defined in section 15303 of the CEQA
Guidelines for new construction.
(Assistant Planner DeDe Tran)
Recommended Action:
Staff recommends that the Planning Commission:
1. Determine the project is categorically exempt from the California Environmental Quality
Act (CEQA); and
2. Adopt a Resolution (Attachment 1) approving Conditional Use Permit (CUP 24-11),
Precise Development Plan (24-12) and Tentative Parcel Map No. 84586 allowing two new
residential condominium buildings in the Two Family Residential zone (R-2) subject to
conditions.
Executive Summary:
The following is a request for approval of a Conditional Use Permit (CUP), Precise Development
Plan (PDP), and a Tentative Parcel Map (TPM) that would permit the construction of two detached
residential condominium units at 624 1st Place. Staff recommends that the Planning Commission
approve the requested CUP, PDP, and TPM with conditions of approval and determine that the
project is categorically exempt from the California Environmental Quality Act (Attachment 1).
Background:
The project site consists of an interior lot with vehicle access on 1st Place in the Two Family
Residential Zone (R-2) (Attachment 2). The City’s General Plan (PLAN Hermosa) designates the
property as Medium Density Residential with an allowable density range of 13.1-25.0 dwelling
units per acre. The site is located east of Ardmore Avenue Street and south of 1st Place. The
subject parcel is developed with one single-family residence built in 1923, which is proposed to
be demolished. The proposed project, if approved, would increase the number of residences by
one.
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City of Hermosa Beach | Page 2 of 10
Protected Units:
The Housing Crisis Act’s (HCA), replacement housing requirement, as amended by Senate Bill 8,
applies to a housing development that demolishes existing residential units. Additionally,
California Government Code § 66300, states protected units are required to be replaced.
Pursuant to California Government Code §66300.5(h)(4), protected units include residential
dwelling units that are or were rented by lower or very low-income households within the past five
years. Per this requirement, the applicant has demonstrated that the prior occupants of the unit
proposed to be demolished were not lower or very low-income households within a five-year
period via attestations from the prior occupants on forms prescribed by the City.
Site Information Table:
The following table describes the existing site characteristics.
Site Information
General Plan Medium Density (MD)
Zoning Two-Family Residential Zone (R-2)
Lot Size 4,590 square feet
Surrounding Zoning
North: R-2
East: R-2
South: R-2
West: R-2
Surrounding Uses
North: Residential
East: Residential
South: Residential
West: Residential
Project Description
The project consists of the construction of two detached condominium units within two buildings
on an existing ground lot and the demolition of one existing residence (Attachment 3). The new
front-facing residence (Unit A) would result in 2,878 square feet of living area, while the back
residence (Unit B) would result in 3,080 square feet of living area. Vehicular access to the site
would be provided from 1st Place via a 9-foot 2-inch wide driveway, which would lead to two-car
garages for each unit, as well as a shared guest parking spaces adjacent to the garage of Unit B.
On the sub-level floor of each unitthere is the elevator hoistway, garage, laundry room, and a
bedroom with an attached bathroom, as well as a stairway leading to the first level. On the first
level of each unit lies the principal bedroom suite and bath, two additional bedrooms and
bathrooms, elevator hoistway, and a stairway leading to the second floor. On the second level of
each unit lie the kitchen, living area, a powder room, elevator hoistway, and a stairway leading to
a roof deck. The second level has a deck wrapping around two of the four exterior walls with a
barbeque.
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City of Hermosa Beach | Page 3 of 10
The project requires the Planning Commission’s review and approval of a Conditional Use Permit,
a Precise Development Plan, and a Tentative Parcel Map. The CUP and PDP review aims to
promote compatibility, architectural unity, enhance design, and ensure neighborhood
compatibility. A Tentative Parcel Map for condominium purposes is requested so that the units
may be sold separately.
Discussion:
Development Standards
Two-Family Residential (R-2) Development Standards
The following summarizes the requirements of condominium construction and maintenance, and
the development’s compliance with residential minimum design standards.
Criteria Required Provided
LOT STANDARDS
Minimum Lot Area 1,750 square feet per unit 2,295 square feet per unit
Lot Coverage Maximum 65% 64.858%
HEIGHT: 30 ft max 30 ft
YARDS:
Front 5 ft 7 ft
Side 4 ft 4 ft
Rear 5 ft 5 ft
PARKING AND DRIVEWAYS:
Total Parking Spaces Minimum 5 5
Garage Spaces Minimum 4 4
Guest Space Minimum 1 1
Driveway Slope Up to 20% 10.8% max
OPEN SPACE:
Private Open Space: 600 square feet 637 square feet
DESIGN ELEMENTS:
Solid Waste Area (Per Unit) (3) 2.5 ft X 2.5 ft bins (3) 2.5 ft X 2.5 ft bins
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City of Hermosa Beach | Page 4 of 10
Historical Assessment
A historical resource assessment was prepared for the existing building since it is at least 50 years
old and is proposed to be demolished. A historical resource assessment of the structure dated
March 14, 2025, was prepared by Kaplan Chen Kaplan (Attachment 5). The assessment found
that the building would not be eligible for listing as a historic resource as it did not meet any of the
criteria for inclusion in the National Register of Historic Places, the California Register of Historic
Resources, or a City of Hermosa Beach landmark. Furthermore, the site was not found to be
associated with any historic events, nor did they identify any evidence of master craftsman work.
The building was constructed as a beach cottage but has been significantly altered and is not an
excellent example of a beach cottage.
Project Findings:
A Conditional Use Permit may only be approved or conditionally approved when positive findings
can be made for all of the findings pursuant to Hermosa Beach Municipal (HBMC) Code §
17.56.050:
A. The proposed use is allowed within the applicable zone and complies with all
other applicable provisions of this Title and all other titles of the Hermosa Beach
Municipal Code;
The proposed use for two detached is allowed within the R-2 zone and is compliant with
the zoning ordinance and all other titles in the municipal code. The project would be
developed with two units; one residential unit per 2,295 square feet of lot area, which is
compliant with the maximum requirement of one unit per 1,750 square feet in the R-2
Zone.
B. The proposed use is consistent with the General Plan and any applicable specific
plan;
Criteria Required Provided
LOT STANDARDS
Minimum Lot Width 30’ 39 ft 10 in
DESIGN ELEMENTS:
Unit Size 1,600 sf per unit (based on
4 bedrooms)
2,878 sf Unit A
3,080 sf Unit B
Private Storage Space 200 cubic feet per unit 223.5 cubic feet each unit
Height
25 ft max along walk
streets. Otherwise, base
zone standard applies.
30 ft. No walk street
YARDS:
Front 5 ft 7 ft
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City of Hermosa Beach | Page 5 of 10
The proposed use is consistent with the Medium-Density Residential designation in the
General Plan and is not a part of any specific plan area. The Medium Density Residential
designation intends to allow for mixed-scale residential neighborhoods with single-family
residential and small-scale multifamily residential (duplex, triplex, condominium). The site
is also located within the Hermosa Hills Neighborhood Character Area of the General Plan.
The purpose of the General Plan character areas is to provide guidance on how buildings
should interact with the public realm to encourage a coordinated urban realm. The
character area establishes that the area is characterized by one or two-story structures
and duplexes similar to the two detached residential units proposed at this site. The
building’s street frontage would not be dominated by a garage in alignment with the
desired building design for this character area. The proposed project would comply with
or exceed the minimum front, side, and rear yard areas for the R-2 Zone. The identified
density range for the land use designation is 13.1-25.0 dwelling units per acre pursuant to
PLAN Hermosa. The proposed two-unit condominium would have a density of 18 dwelling
units per acre, which falls within the designated density range. Additionally, the project has
been reviewed for consistency with the General Plan policies and goals. A summary of the
most relevant goals and policies is detailed in the table below.
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban
form and land use patterns that
support a robust economy and high
quality of life for residents.
Policy 1.6 Scale and context. Consider
the compatibility of new development
within its urban context to avoid
abrupt changes in scale and massing.
The scale of the development is in line
with that of the neighborhood and similar
development surrounds the subject
property. The proposed project is a two-
unit condominium development
consisting of three levels with deck space
on top which is common of new multi-
family development in this community.
The development fits in seamlessly with
the urban context which is made up of
two- and three-story buildings and does
not contain abrupt changes in scale and
massing.
Goal 2: Neighborhoods provide for
diverse needs of residents of all ages
and abilities and are organized to
support healthy and active lifestyles.
Policy 2.3 Balanced neighborhoods.
The project is located within walking
distance to local schools, parks and the
beach. Such proximity allows for a
diverse choice of recreational activities
and hobbies.
The proposed project is a two-unit
condominium and would contribute to a
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City of Hermosa Beach | Page 6 of 10
General Plan Consistency
Goals & Policies Findings
Promote a diverse range of housing
unit types and sizes, within allowed
density.
diverse neighborhood with various
housing types and unit sizes for
residents of different income levels.
Goal 5. Quality and authenticity in
architecture and site design in all
construction and renovation of
buildings.
Policy 5.6 Eclectic and diverse
architecture. Seek to maintain and
enhance neighborhood character
through eclectic and diverse
architectural styles.
Goal 6. A pedestrian-focused urban
form that creates visual interest and a
comfortable outdoor environment.
Policy 6.7 Pedestrian oriented design.
Eliminate urban form conditions that
reduce walkability by discouraging
surface parking and parking
structures along walkways, long blank
walls along walkways, and garage
dominated
building facades.
The proposed project would contribute to
the diversity of architectural styles in the
community through effective site design.
The building design incorporates
windows, balconies, and a pedestrian
accessible entrance along the northern
elevation, facing the street. The design
features contribute to a pedestrian-
focused urban form which creates visual
interest. .The proposed project provides
setbacks along the front, rear and side of
the property to give relief to the site’s
relationship to the parkway and allow for
a friendly relationship between the
development and pedestrians traversing
the public right-of-way.
Parks & Open Space Element
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City of Hermosa Beach | Page 7 of 10
General Plan Consistency
Goals & Policies Findings
Goal 5. Scenic vistas, viewpoints, and
resources are maintained or
enhanced.
Policy 5.7 Light pollution. Preserve
skyward nighttime views and lessen
glare by minimizing lighting levels
along the shoreline.
The project complies with a maximum
height of 30 feet to allow for
maintenance of vistas, viewpoints and
resources.
Nighttime views would be protected by a
condition of approval requiring all
exterior lighting to be downcast to
minimize light pollution.
Housing Element
Issue Area 2: Affordable Housing
Development
Policy 2.2 The City will continue to
encourage the development of safe,
sound, and decent housing to meet
the need of varying income groups
Policy 2.4 The City will continue to
support and promote homeownership
in the community.
The project will support the development
of safe, sound, and decent housing. The
condominium units built from this project
would be made to comply with current
building codes which are more robust
than the codes used for the existing on-
site residences. Furthermore, the project
will enhance the public right of way and
underground utilities to provide safe,
sound, and decent housing.
The proposed project contains two
condominiums which present the
opportunity for home ownership in the
community.
C. The proposed use will not be averse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or
improvements;
The proposed two-unit residential condominium would be similar to other multifamily
developments in the vicinity and would not be adverse to the public health, safety, or
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City of Hermosa Beach | Page 8 of 10
general welfare of the community or detrimental to surrounding properties or
improvements.
D. The design, location, size, and operating characteristics of the proposed activity
are compatible with the existing and reasonably foreseeable future land uses and
circulation in the vicinity; and
The design, location, size, and operating characteristics of the proposed condominium
development are compatible with the existing and reasonably foreseeable future land uses
and circulation in the vicinity. The design is characteristic of similar multifamily residences
in the area and is in a residential zone. The proposed structure would be used for
residential condominiums, which is consistent with the surroundings.
E. The site is physically suitable for the type of the use being proposed, including
access, utilities, and the absence of physical constraints.
The lot is 4,590 square feet and is physically suitable and has access to a public street,
utilities, and other essential services. The existing lot has fronts on 1st and a lot width of
39’-10”, where a minimum lot width of 29 feet is required for new lots. The proposed
subdivision is for condominium purposes of two new detached residential buildings. There
are no physical constraints which would prohibit this type of development.
The project also requires approval of a Precise Development Plan. A Precise Development
Plan may only be approved or conditionally approved when all of the findings can be
positively made pursuant to Section 17.58.040 of the HBMC.
A. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title and all other titles of the Hermosa Beach
Municipal Code;
The design, layout, and physical features of the proposed development comply with the
zoning ordinance and all relevant sections of the Hermosa Beach Municipal Code. Access
to the site is provided via a 9-foot-wide driveway from 1st Place. Both buildings meet the
minimum yard area requirements and adhere to the maximum height limit of 30 feet. The
development includes four enclosed parking spaces and one guest parking space. Vehicle
access and parking will be accommodated through a shared 9-foot-wide driveway, with
adequate space for vehicle maneuvering of 25 feet. Additionally, the site will feature a
catch basin and cistern to ensure compliance with low-impact development standards.
B. The design, layout, and other physical features of the project are consistent with
the General Plan, and any applicable specific plan or design guidelines; and
The design, layout, and other physical features of the project are consistent with the
General Plan. The intent of the Medium-Density Residential designation is to allow for is
to allow for mixed scale residential neighborhoods with single-family residential and small-
scale multifamily residential (duplex, triplex, condominium). The identified density range
for the land use designation is 13.1-25.0 dwelling units per acre pursuant to PLAN
Hermosa. The proposed two-unit condominium project complies with these standards and
is within the allowable density range at 18 dwelling units per acre. There are no other
specific plans or design guidelines to comply with.
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City of Hermosa Beach | Page 9 of 10
C. The design, layout, and other physical features of the project comply with any
design or development standards applicable to the zone, unless waived or modified
pursuant to the provisions of this Title.
The design, layout, and other physical features of the project comply with the design and
development standards applicable to the zone, and no waivers from these standards or
modifications are proposed.
Finally, approval of a tentative parcel map is required for the creation of two residential
condominiums. A subdivision for a tentative parcel map may only be approved or
conditionally approved when positive findings can be made pursuant to §16.08.060 of the
HBMC.
A. The proposed subdivision would not create lots smaller than a forty (40) foot
width and having less than four thousand (4,000) square feet;
The proposed subdivision would not alter the size or configuration of the existing
lot but would rather subdivide airspace within the lot for condominium purposes.
The existing lot is 39 feet 10 inches wide and is 4,590 square feet in total.
B. The proposed lots, after being divided, front on public streets and do not
front on any alleys;
The existing 4,590-square-foot lot fronts on 1st Place. The proposed subdivision of
airspace for condominium purposes would not alter this arrangement.
C. The proposed subdivision will in no way be inconsistent with the prevailing
lot pattern or reduce property values in the surrounding neighborhood area;
The proposed subdivision of airspace is consistent with the existing lot patterns
along 1st Place and the surrounding area and there are no unique characteristics
about this subdivision which would indicate that surrounding property values would
be negatively affected as a result of this subdivision.
D. The size of the proposed lot is not smaller than the prevailing lot size and lot
frontage within the same zone and general plan designation within a three
hundred (300) foot radius; provided, however, that all such lots used in the
comparison shall be in the same neighborhood area;
The size of the lot would not be altered by the proposed subdivision as it pertains
to airspace divisions for condominium purposes. The existing 4,590-square-foot
lot exceeds the 4,000-square-foot minimum lot size standard of the R-2 Zone.
E. The granting of the subdivision would result in the creation of lots that would
be of a size and configuration which would be in keeping with the standards
of development specified by the zoning ordinance for the land use zone in
which it is located;
The size of the lots would not be altered by the proposed subdivision as it pertains
to airspace divisions for condominium purposes. There shall be no impact to this
lot size or configuration standard.
F. The creation of the proposed lots would be in conformity with the intent and
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City of Hermosa Beach | Page 10 of 10
purpose of the comprehensive general plan for the city;
PLAN Hermosa, the City’s General Plan allows for the creation of new
condominium developments within the specified zoning district and the proposed
subdivision would not alter the size of the existing lot. The subdivision as proposed
is compliant with the intent and purpose of the comprehensive general plan for the
City.
G. The tentative subdivision map complies with the requirements for approval
set forth in the Subdivision Map Act of the state of California.
The tentative subdivision map shall be reviewed by the City Engineer for
conformance with all requirements set forth in the Subdivision Map Act of
California. No final map shall be approved by the jurisdiction until such time that
the proposed subdivision map has been cleared for compliance.
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
qualifies for a Class 3 categorical exemption, as defined in §15303 of the CEQA
Guidelines, for New Construction as it consists of a multifamily residential structure
consisting of no more than four units (Attachment 1).
Public Notification:
For the September 8, 2025 Planning Commission hearing, a total of 600 public hearing
notices were mailed to the applicant, occupants, and property owners of properties within
a 500- foot radius on August 12, 2025. A legal ad was published on August 28, 2025 in the
Easy Reader, a newspaper of general circulation. Additionally, the applicant received a
notice poster to post on-site and provided proof of posting a minimum of ten days in advance
of the public hearing, in accordance with HBMC §17.68.050. Public notification materials
are included as Attachment 6. As of the writing of the report, the staff have received no
public comments.
Attachments:
1. Draft PC Resolution 25-14
2. Zoning Map
3. Project Plans
4. Tentative Parcel Map No. 84586
5. Historic Resource Assessment
6. Public Notification Package
Respectfully Submitted by: DeDe Tran, Assistant Planner
Concur: Alexis Oropeza, Planning Manager
Legal Review: Sarah Locklin, Interim Assistant City Attorney
Approved: Alison Becker, AICP, Community Development Director
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PC Resolution 25-14
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, APPROVING APPROVE CONDITIONAL USE PERMIT
(CUP 24-11), PRECISE DEVELOPMENT PLAN (PDP 24-12), AND TENTATIVE
PARCEL MAP (TPM NO.84586) TO ALLOW TWO NEW 30-FOOT-TALL
RESIDENTIAL CONDOMINIUM BUILDINGS AT 624 1st PLACE IN THE TWO
FAMILY RESIDENTIAL (R-2) ZONE, AND DETERMINING THAT THE PROJECT IS
CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA).
The Planning Commission of the City of Hermosa Beach does hereby resolve, and order as
follows:
WHEREAS, on August 12, 2024, applicant Hany Bekhit (“applicant”), filed a development
application seeking approval of Conditional Use Permit 24-11, Precise Development Plan 24-12, and
Tentative Parcel Map (TPM) No. 84586 (the “project”) for the construction of a two-unit detached
condominium project at 624 1st Place in Hermosa Beach (“project site”); and
WHEREAS, the Planning Commission conducted a duly noticed public hearing to consider
the subject application on September 8, 2025, at which time testimony and evidence, both written
and oral, was presented to and considered by the Planning Commission; and
WHEREAS, the proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in Section 15303(b), Class 3 Exemption, New Construction
or Conversion of Small Structures, because the proposal pertains to construction of limited
numbers (two) new, small structures. More specifically, the project is comprised of construction of
two condominium units in an urbanized area, totaling no more than six dwelling units. Moreover,
none of the exceptions to the Categorical Exemptions apply, nor will the project result in a
significant cumulative impact of successive projects of the same type in the same place over time
or have a significant effect on the environment due to unusual circumstances or damage a scenic
highway or scenic resources within a state scenic highway. The site is not located on a hazardous
waste site and will not cause a substantial adverse change in the significance of a historical resource.
A historical resource assessment was prepared for the existing building since it is at least 50 years
old and is proposed to be demolished. A historical resource assessment of the structure dated
March 14, 2025, was prepared by Kaplan Chen Kaplan. The assessment found that the building
would not be eligible for listing as a historic resource as it did not meet any of the criteria for
inclusion in the National Register of Historic Places, the California Register of Historic Resources,
or a City of Hermosa Beach landmark. Furthermore, the site was not found to be associated with
any historic events, nor did they identify any evidence of master craftsman work. The building was
constructed as a beach cottage but has been significantly altered and is not an excellent example
of a beach cottage.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
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SECTION 1. Based on the testimony and evidence received, the Planning Commission
hereby finds, determines, and declares the following pertaining to the application for Conditional
Use Permit 24-11, pursuant to the review criteria for Conditional Use Permits in Section 17.56.040
of the Hermosa Beach Municipal Code and required findings for Conditional Use Permits in
Section 17.56.050 of the Hermosa Beach Municipal Code:
1. The proposed use is allowed within the applicable zone and complies with all other
applicable provisions of this Title and all other titles of the Hermosa Beach Municipal
Code;
The project site is located within the Two-Family Residential Zone (R-2 zone). The
proposed use for two detached residential units is allowed within the R-2 zone and is
compliant with the City’s Zoning Ordinance and all other provisions in the Municipal Code.
The project would be developed with two units; one residential unit per 2,295 square feet
of lot area, which is compliant with the maximum requirement of one unit per 1,750 square
feet in the R-2 Zone. The project demonstrates consistency with applicable criteria of
HBMC Section 17.56.040 Criteria for Review of Conditional Use Permits, specifically that
the site provides a total of five parking spaces, meeting the development standard for
parking in the R-2 zone as required in Section 17.44.020. Also, the proposed location of
the parking and sizes complies with Sections 17.44.090 and 17.44.100 in that the parking
spaces are located entirely onsite within two garages with dimensions of 20 feet by 18 feet
8 inches and with an open guest space which is adjacent to the garage of unit B with a
dimension of 9 feet 2 inches by 20 feet 6 inches. Additionally, the scope of the project is
within the of the City and the impact to the City’s infrastructure and services will be
mitigated through compliance with Building and Safety standards, public right-of-way
improvements and assessed initial and ongoing fees to service providers. Lastly, the
project has been publicly noticed in the following ways: with a notice of public hearing
sent via first class postage mail to all property owners and occupants of record within a
500-foot radius of the exterior boundaries of the property, a legal advertisement
published, and a poster posted at the property to inform the public of the project and
solicit public comment to assure compatibility with the surroundings uses.
2. The proposed use is consistent with the General Plan and any applicable specific
plan;
The project site has a Medium-Density Residential land use designation in the City’s
General Plan (PLAN Hermosa). The proposed use is consistent with the Medium-Density
Residential designation and is not a part of any specific plan area. The Medium Density
Residential designation intends to allow for mixed-scale residential neighborhoods with
single-family residential and small-scale multifamily residential (duplex, triplex,
condominium). The project site is also located within the Hermosa Hills Neighborhood
Character Area of the General Plan. The purpose of the General Plan character areas is to
provide guidance on how buildings should interact with the public realm to encourage a
coordinated urban realm. The Hermosa Hills Neighborhood Character Area establishes
that the area is characterized by one or two-story structures and duplexes similar to the
two detached residential units proposed at this site. The building’s street frontage would
not be dominated by a garage in alignment with the desired building design for this
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character area. The proposed project would comply with or exceed the minimum front,
side, and rear yard areas for the R-2 Zone. The identified density range for the land use
designation is 13.1-25.0 dwelling units per acre pursuant to PLAN Hermosa. The
proposed two-unit condominium would have a density of 18 dwelling units per acre,
which falls within the designated density range. Additionally, the project has been
reviewed for consistency with the General Plan policies and goals. A summary of the
most relevant goals and policies is detailed in the table below.
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high quality of life
for residents.
Policy 1.6 Scale and context. Consider the
compatibility of new development within
its urban context to avoid abrupt changes
in scale and massing.
The scale of the development is in line with
that of the neighborhood and similar
development surrounds the subject property.
The proposed project is a two- unit
condominium development consisting of
three levels with deck space on top which is
common of new multi-family development in
this community. The development fits in
seamlessly with the urban context which is
made up of two- and three-story buildings
and does not contain abrupt changes in scale
and massing.
Goal 2: Neighborhoods provide for
diverse needs of residents of all ages and
abilities and are organized to
support healthy and active lifestyles.
Policy 2.3 Balanced neighborhoods.
Promote a diverse range of housing unit
types and sizes, within allowed density.
The project is located within walking distance
to local schools, parks and the beach. Such
proximity allows for a diverse choice of
recreational activities and hobbies.
The proposed project is a two-unit
condominium and would contribute to a
diverse neighborhood with various housing
types and unit sizes for residents of different
income levels.
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General Plan Consistency
Goals & Policies Findings
Goal 5. Quality and authenticity in
architecture and site design in all
construction and renovation of
buildings.
Policy 5.6 Eclectic and diverse
architecture. Seek to maintain and
enhance neighborhood character
through eclectic and diverse architectural
styles.
Goal 6. A pedestrian-focused urban
form that creates visual interest and a
comfortable outdoor environment.
Policy 6.7 Pedestrian oriented design.
Eliminate urban form conditions that
reduce walkability by discouraging
surface parking and parking structures
along walkways, long blank walls along
walkways, and garage dominated
building facades.
The proposed project would contribute to the
diversity of architectural styles in the
community through effective site design.
The building design incorporates windows,
balconies, and a pedestrian accessible
entrance along the northern elevation, facing
the street. The design features contribute to a
pedestrian-focused urban form which creates
visual interest. .The proposed project
provides setbacks along the front, rear and
side of the property to give relief to the site’s
relationship to the parkway and allow for a
friendly relationship between the
development and pedestrians traversing the
public right-of-way.
Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and
resources are maintained or enhanced.
Policy 5.7 Light pollution. Preserve
skyward nighttime views and lessen glare
by minimizing lighting levels along the
shoreline.
The project complies with a maximum
height of 30 feet to allow for maintenance
of vistas, viewpoints and resources.
Nighttime views would be protected by a
condition of approval requiring all exterior
lighting to be downcast to minimize light
pollution. In addition, the project is
sufficiently distanced from the shoreline
such that the lighting levels will not affect
glare.
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General Plan Consistency
Goals & Policies Findings
Housing Element
Issue Area 2: Affordable Housing
Development
Policy 2.2 The City will continue to
encourage the development of safe,
sound, and decent housing to meet the
need of varying income groups
Policy 2.4 The City will continue to
support and promote homeownership in
the community.
The project will support the development of
safe, sound, and decent housing. The
condominium units built from this project
would be made to comply with current
building codes which are more robust than
the codes used for the existing on- site
residences. Furthermore, the project will
enhance the public right of way and
underground utilities to provide safe, sound,
and decent housing.
The proposed project contains two
condominiums which present the
opportunity for home ownership in the
community.
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 condominium development would be similar to other multifamily
developments in the vicinity and would not be averse to the public health, safety, or
general welfare of the community or detrimental to surrounding properties or
improvements. The project meets all requirements for the R-2 zone, and is consistent with
the Medium-Density Residential land use designation and the Hermosa Hills
Neighborhood Character area in PLAN Hermosa. Further, the project will comply with all
current building and safety standards to assure safety and reliability in construction. The
site provides for residential vehicular access with its provision of compliant driveway width,
garage parking and guest parking. The project will not exceed 30 feet in height, the
maximum height and such height will be verified at the time of construction per Section
17.46.015. The project will also maintain all required setbacks per Section 17.12.020, 7 feet
in the front yard (5 feet required), 4 feet in the side yard (as required), and 5 feet in the
rear yard (as required).
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
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The design, location, size, and operating characteristics of the proposed condominium
development are compatible with the existing and reasonably foreseeable future land uses
and circulation in the vicinity. The project site is developed with one existing single-family
residence. The proposed project design is characteristic of similar multifamily residences
in the area and is in a residential zone. The project is also consistent with the Medium-
Density Residential land use designation and the Hermosa Hills Neighborhood Character
area in PLAN Hermosa. The project use as multifamily residential housing is consistent
with the surroundings and reasonably foreseeable future land use.
5. The site is physically suitable for the type of the use being proposed, including
access, utilities, and the absence of physical constraints.
The project site is physically suitable for the type of use being proposed. The project site
is developed with one existing single-family residence. The project site is located on a
4,590 square foot lot with existing access to a public street, utilities, and other essential
services. The existing lot fronts 1st Place and has a lot width of 39’-10”, where a minimum
lot width of 29 feet is required for new lots. The proposed subdivision is for condominium
purposes of two new detached residential buildings. There are no physical constraints
which would prohibit this type of development.
Section 2. Based on the testimony and evidence received, the Planning Commission
hereby further finds, determines, and declares the following pertaining to the application for
Precise Development Plan 24-12 pursuant to Section 17.58.040 of the Hermosa Beach Municipal
Code.
1. The design, layout, and other physical features of the project comply with all other
applicable provisions of this Title [Title 17, Zoning] and all other titles of the
Hermosa Beach Municipal Code;
The project site is located within the Two Family Residential Zone (R-2 zone). The design,
layout, and physical features of the proposed development comply with the City’s Zoning
Ordinance and all relevant sections of the Hermosa Beach Municipal Code including the
development standards as contained within Section 17.12.020 including building height,
front yards, side yards and rear yards. Section 17.13.050 requires that the minimum lot
area per dwelling unit be not less than 1,750 square feet, where the site provides 2,295
square feet per unit. The project complies with the maximum lot coverage; cannot exceed
65 percent of the lot per Section 17.13060 and the project provides for 64.858 percent. Off
street parking as required in Section 17.12.030 is accommodated entirely onsite. The
development includes four enclosed parking spaces and one guest parking space. Vehicle
access and parking will be accommodated through a shared 9-foot-wide driveway, with
adequate space for vehicle maneuvering of 25 feet. Additionally, the site will feature a
catch basin and cistern to ensure compliance with low-impact development standards.
The project provides open space of 300 square feet per unit provided for at a second level
deck at both units, as well as at the basement level, and roof deck, each having a minimum
dimension of seven feet by seven feet as stipulated in Section 17.12.080. The project also
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complies with condominium standards including providing for compliant declaration of
covenants, conditions and restrictions as found in the conditions of approval and required
by Section 17.22.050. The lot is 39 feet 10 inches wide, exceeding the minimum lot width
of 29 feet and provides for greater than 1,600 square feet units per Section 17.22.060.
2. The design, layout, and other physical features of the project are consistent with the
General Plan, and any applicable specific plan or design guidelines; and
The project site has a Medium-Density Residential land use designation in the City’s General
Plan (PLAN Hermosa), and is not part of any specific plan area. The design, layout, and other
physical features of the project are consistent with the General Plan. The intent of the
Medium-Density Residential designation is to allow for is to allow for mixed scale residential
neighborhoods with single-family residential and small-scale multifamily residential (duplex,
triplex, condominium). The identified density range for the land use designation is 13.1-25.0
dwelling units per acre pursuant to PLAN Hermosa. The proposed two-unit condominium
project complies with these standards and is within the allowable density range at 18
dwelling units per acre. There are no other specific plans or design guidelines required for
the project site.
3. The design, layout, and other physical features of the project comply with any design
or development standards applicable to the zone, unless waived or modified
pursuant to the provisions of this Title.
The design, layout, and other physical features of the project comply with the design and
development standards applicable to the zone and no waivers from these standards are
being requested.
Section 3. Based on the testimony and evidence received, the Planning Commission
hereby further finds, determines, and declares the following pertaining to the application for a
Tentative Parcel Map No.84586 pursuant to Section 16.08.060 of the Municipal Code.
1. The proposed subdivision would not create lots smaller than a forty (40) foot width
and having less than four thousand (4,000) square feet;
The proposed subdivision would not alter the sizes of the existing lot but would rather
subdivide airspace within the lot for condominium purposes. The existing lot is 39 feet 10
inches wide and is 4,590 square feet in total.
2. The proposed lots, after being divided, front on public streets and do not front on
any alleys;
The existing 4,590-square-foot lot fronts on 1st Place. The proposed subdivision of airspace
for condominium purposes would not alter this arrangement.
3. The proposed subdivision will in no way be inconsistent with the prevailing lot
pattern or reduce property values in the surrounding neighborhood area;
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The proposed subdivision of airspace is consistent with the existing lot patterns along 1st
Place and the surrounding area and there are no unique characteristics about this subdivision
which would indicate that surrounding property values would ben negatively affected as a
result of this subdivision.
4. The size of the proposed lots is not smaller than the prevailing lot size and lot frontage
within the same zone and general plan designation within a three hundred (300) foot
radius; provided, however, that all such lots used in the comparison shall be in the
same neighborhood area;
The size of the lots would not be altered by the proposed subdivision as it pertains to airspace
divisions for condominium purposes. There shall be no impact to this lot size standard. The
existing lot is 39 feet 10 inches wide, exceeding the minimum lot width of 30 feet and has a
total area of 4.590 square feet where a minimum of lot size is required for new lots.
5. The granting of the subdivision would result in the creation of lots that would be of a
size and configuration which would be in keeping with the standards of development
specified by the zoning ordinance for the land use zone in which it is located;
The size of the lots would not be altered by the proposed subdivision as it pertains to airspace
divisions for condominium purposes. There shall be no impact to this lot size or configuration
standard.
6. The creation of the proposed lots would be in conformity with the intent and purpose
of the comprehensive general plan for the city;
PLAN Hermosa, the City’s General Plan allows for the creation of new condominium
developments within the R-2 zone. Additionally, the proposed subdivision would not alter the
size of the existing lot. The subdivision as proposed is compliant with the intent and purpose
of the comprehensive general plan for the City. The following table provides a summary of
the relevant General Plan goals and policies with which the proposed subdivision conforms.
7. The tentative subdivision map complies with the requirements for approval set forth
in the Subdivision Map Act of the state of California.
The tentative subdivision map shall be reviewed by the City Engineer for conformance with all
requirements set forth in the Subdivision Map Act of California. No final map shall be approved
by the jurisdiction until such time that the proposed subdivision map has been cleared for
compliance.
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Section 4. Based on the foregoing, the Planning Commission hereby approves the
subject Conditional Use Permit 24-11, Precise Development Plans 24-12, and Tentative Parcel Map
No. 84586 for the construction of a two-unit detached condominium project at 624 1st Place as set
forth in Planning Commission Resolution 25-14, subject to the following Conditions of Approval:
General:
1. The development and continued use of the property shall be in conformance with submitted
plans received and reviewed by the Planning Commission at its meeting of September 8, 2025,
revised in accordance with the conditions below. The Community Development Director may
approve minor modifications that do not otherwise conflict with the HBMC or requirements of
this approval.
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high quality of life
for residents.
Policy 1.6 Scale and context. Consider
the compatibility of new development
within its urban context to avoid abrupt
changes in scale and massing.
The scale of the development is in line with
that of the neighborhood and similar
development surrounds the subject property.
The proposed project is a two- unit
condominium development consists of three
levels with deck space on top which is
common of new multi-family development in
this community. The development fits in
seamlessly with the urban context which is
made up of two- and three-story buildings
and does not contain abrupt changes in scale
and massing.
Housing Element
Issue Area 2: Affordable Housing
Development
Policy 2.2 The City will continue to
encourage the development of safe,
sound, and decent housing to meet the
need of varying income groups
Policy 2.4 The City will continue to
support and promote homeownership in
the community.
The project would support the development
of safe, sound, and decent housing. The
condominium units built from this project
would be made to comply with current
building codes which are more robust than
the codes used for the existing on- site
residences.
Furthermore, the condominiums present the
opportunity for home ownership in the
community.
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2. The project shall fully comply with all requirements of the R-2 Zone as applicable and the
Condominium Ordinance in Chapter 17.22 of the Hermosa Beach Municipal Code (HBMC),
including but not limited to:
a) Height including required roof deck railings shall fully comply with the 30-foot height
limit. Precise building height compliance shall be reviewed at the time of Plan Check,
to the satisfaction of the Community Development Director.
b) Design and construction shall comply with HBMC Section 17.22.060 except as
specifically stated in this Resolution.
c) Conduit to accommodate roof mounted alternative energy equipment for solar energy
and solar thermal shall also be supplied per HBMC Section 15.32.140.
d) The requirements of HBMC Section 17.22.060(F) and (G) shall be shown on structural
plans and reviewed at the time of Building Division Plan Check.
e) A minimum of 200 cubic feet of storage area shall be provided for each unit in
accordance with HBMC Section 17.22.060(E).
f) Designated, screened solid waste storage areas, a minimum of 2.5’ x 2.5’ (length times
width) each, for three solid waste storage bins shall be shown on the site plan
compliance with HBMC Chapter 8.12.
g) All parking dimensions shall comply with HBMC Chapter 17.44. Roll-up automatic
garage doors shall be installed on all garage door openings and clearly indicated on
floor plans.
h) Driveway transitions shall comply with HBMC Section 17.44.120(D).
i) All exterior lighting shall be downcast, fully shielded and illumination shall be
contained within the property boundaries. Lighting shall be energy conserving and
motion detector lighting shall be used for all lighting except low-level (3 feet or less in
height) security lighting and porch lights. Lamp bulbs and images shall not be visible
from within any onsite or offsite residential unit. Exterior lighting shall not be deemed
finally approved until 30 days after installation, during which period the building
official may order the dimming or modification of any illumination found to be
excessively brilliant or impacting to nearby properties.
j) Any satellite dish antennas and/or similar equipment shall comply with HBMC Section
17.46.240.
k) Architectural treatments shall be as shown on building elevations, site and floor plans.
3. The submitted Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed and
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approved by the Community Development Director and City Attorney in conformance with
HBMC Section 17.22.050 and conditions of this approval prior to Final Map approval.
a) Proof of recordation of approved CC&Rs shall be submitted to the Community
Development Director, prior to issuance of Certificate of Occupancy.
b) Four enclosed (4) garage parking spaces shall be maintained on-site. All parking spaces
shall remain available for parking and shall not be used for storage or other purposes.
Storage of boats, trailers, and recreational vehicles shall not be allowed.
c) The shared off-street guest parking space shall be compliant with the required turning
radius, shall remain open and accessible to each unit, rather than being used for
storage or any other purposes, and the CC&Rs shall reflect this condition.
4. The project shall comply with all requirements of the Building Division, Public Works
Department, Fire Department, and HBMC.
5. The applicant shall comply with all applicable mitigation measures of the General Plan
Program EIR (SCH No. 201581009) as adopted by the City Council including:
a) Construction projects within the city shall demonstrate compliance with all applicable
standards of the Southern California Air Quality Management District, including the
following provisions of District Rule 403:
i. All unpaved demolition and construction areas shall be wetted at least twice
daily during excavation and construction, and temporary dust covers shall
be used to reduce dust emissions and meet SCAQMD Rule 403. Wetting
could reduce fugitive dust by as much as 50 percent.
ii. The construction area shall be kept sufficiently dampened to control dust
caused by grading and hauling, and at all times provide reasonable control
of dust caused by wind.
iii. All clearing, earth moving, or excavation activities shall be discontinued
during periods of high winds (i.e., greater than 15 mph), so as to prevent
excessive amounts of dust.
iv. All dirt/soil loads shall be secured by trimming, watering, or other
appropriate means to prevent spillage and dust.
v. All dirt/soil materials transported off-site shall be required to cover their
loads as required by California Vehicle Code Section 23114 to prevent
excessive amount of dust.
vi. General contractors shall maintain and operate construction equipment so
as to minimize exhaust emissions.
vii. Trucks having no current hauling activity shall not idle but shall be turned
off (MM 4.2-2A).
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b) In accordance with Section 2485 in Title 13 of the California Code of Regulations,
the idling of all diesel-fueled commercial vehicles (weighing over 10,000 pounds)
during construction shall be limited to 5 minutes at any location (MM 4.2-2b).
c) Construction projects within the city shall comply with South Coast Air Quality
Management District Rule 1113 limiting the volatile organic compound content of
architectural coatings (MM 4.2-2c).
For any project where earthmoving or ground disturbance activities are proposed
at depths that encounter older Quaternary terrace deposits (depths between 15
and 35 feet), a qualified paleontologist shall be present during excavation or
earthmoving activities (MM 4.4- 3).
d) If paleontological resources are discovered during earthmoving activities, the
construction crew shall immediately cease work in the vicinity of the find and notify
the City. The project applicant(s) shall retain a qualified paleontologist to evaluate
the resource and prepare a recovery plan in accordance with Society of Vertebrate
Paleontology guidelines (1996). The recovery plan may include, but is not limited
to, a field survey, construction monitoring, sampling and data recovery procedures,
museum storage coordination for any specimen recovered, and a report of
findings. Recommendations in the recovery plan that are determined by the lead
agency to be necessary and feasible shall be implemented before construction
activities can resume at the site where the paleontological resources were
discovered (MM 4.4-3).
e) For development located at a distance within which acceptable vibration standards
pursuant to the Table 4.11-10 of the General Plan Program EIR, included below, the
applicant at the time of plan check submittal shall submit a report prepared by a
qualified structural engineer demonstrating the following:
i. Vibration level limits based on building conditions, soil conditions, and
planned demolition and construction methods to ensure vibration levels
would not exceed acceptable levels where damage to structures using
vibration levels in Draft EIR Table 4.11-4 as standards.
ii. Specific measures to be taken during construction to ensure the specified
vibration level limits are not exceeded.
iii. A monitoring plan to be implemented during demolition and construction
that includes post‐ construction and post‐ demolition surveys of existing
structures that would be impacted. Examples of measures that may be
specified for implementation during demolition or construction include but
are not limited to:
1. Prohibition of certain types of impact equipment.
2. Requirement for lighter tracked or wheeled equipment.
3. Specifying demolition by non‐impact methods, such as sawing concrete.
4. Phasing operations to avoid simultaneous vibration sources.
5. Installation of vibration measuring devices to guide decision- making for
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14
subsequent activities (MM 4.11-2).
General Plan Program EIR TABLE 4.22-10
Typical Vibration Source Levels for Construction Equipment
Equipment Vibration Velocity Level
at 25 Feet, in/sec
Distance from
Equipment Within
Which Standard is
Exceeded
Pile driver (impact) 0.158 158 feet
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15
Equipment Vibration Velocity Level
at 25 Feet, in/sec
Distance from
Equipment Within
Which Standard is
Exceeded
Pile driver (sonic) 0.045 68 feet
Clam shovel drop
(slurry wall) 0.050 74 feet
Hydro mill (slurry wall) 0.002-0.006 9-17 feet
Vibratory roller 0.050 74 feet
Hoe ram 0.022 43 feet
Large bulldozer 0.022 43 feet
Caisson drilling 0.022 43 feet
Loaded trucks 0.020 40 feet
Jackhammer 0.009 24 feet
Small bulldozer 0.001 5 feet
Building Plans:
6. Two copies of a Final Landscape Plan, consistent with landscape plans approved by the
Planning Commission, indicating size, type, quantity, and characteristics of landscape materials
shall be submitted to the Community Development Department for review and approval prior
to the issuance of Building Permits. The Final Plan shall also include the following:
a) The applicant shall provide a landscape plan to comply with HBMC Sections
17.22.060(H), 8.60.060, and 8.60.070 to the satisfaction of the Community
Development Director and Public Works Director.
b) An automatic landscape sprinkler system consistent with HBMC Section 17.22.060(H)
shall be provided and shall be shown on plans (Building Permits are required).
7. The plans shall comply with HBMC Section 8.44.095 and install permeable surfaces in the
driveway, guest parking space and other non-landscaped areas to the maximum extent feasible.
If providing water-permeable surfaces on at least 50% of exterior surface area is not feasible
and incorporating measures in 8.44.095 to the extent practicable to infiltrate the volume of
runoff produced by an 0.80-inch twenty-four (24) hour rain event, then the applicant shall
infiltrate runoff on-site. In the event that subsurface infiltration is required, plans shall
designate the exact location of the subsurface infiltration system, the applicant shall enter into
a maintenance agreement with the City (prior to Final map approval) for the ongoing infiltration
and provide a surety bond to the City to guarantee that on-site, subsurface infiltration is
achieved. The amount of the bond shall be determined by the Building Division. All other
drainage shall be routed to an off-site facility or on-site permeable area approved by the City.
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To the extent possible, a portion of roof drainage shall be routed to on-site permeable areas.
No drainage shall flow over any driveway or sidewalk.
If the drainage of surface waters onto the property requires a sump pump to discharge said
waters onto the street, the property owner(s) shall record an agreement to assume the risk
associated with use and operation of said sump pump, release the City from any liability, and
indemnify the City regarding receipt of surface waters from the property. The recorded
agreement must be filed with the City prior to issuance of the Certificate of Occupancy.
8. The plans and construction shall comply with all requirements of the Building Code in Title 15
and Green Building Standards in HBMC Chapter 15.48. Water conservation practices set forth
in HBMC Section 8.56.070 shall be complied with and noted on construction plans.
9. Two copies of final construction plans, including site, elevation, and floor plans, which are
consistent with the conditions of approval of this conditional use permit, shall be reviewed
and approved by the Planning Division for consistency with Planning Commission approved
plans and this Resolution prior to the submittal to the Building Division for Plan Check.
10. The applicant shall submit all required plans and reports to comply with the City’s construction
debris recycling program including manifests from both the recycler and County landfill at least
65% of demolition debris associated with demolition of the existing improvements and new
construction shall be recycled.
11. The address of each condominium unit shall be conspicuously displayed on the street side of
the buildings with externally or internally lit numbers and the method for illumination shall be
shown on plans. Address numbering and display shall be subject to approval by the
Community Development Department.
12. The applicant shall pay all Parks and Recreation Facilities Area Dedication fees at the time of
building permit issuance.
Public Works
13. No new walls or foundation footing will be allowed to be constructed on or over the public
right-of-way.
14. A Residential Encroachment Permit is required for any non-conforming structures located over
or within the public right-of-way.
15. Prior to issuance of a Building Permit, an approved civil engineering plans prepared by a
licensed civil engineer, and approved by Public Works, addressing grading, undergrounding
of all utilities, pavement, sidewalk, curb and gutter improvements, on-site and off-site
drainage (no sheet flow permitted), installation of utility laterals, and all other improvements
necessary to comply with the Municipal Code and Public Works specifications, shall be filed
with the Community Development Department.
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16. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm
drain main lines on street.
17. Project construction shall protect private and public property in compliance with HBMC
Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless
and until all necessary permits are attained from the Public Works Department including if
required, an approved Residential or Commercial Encroachment Permit.
18. Sewer flow rate for upstream and downstream manhole along with manhole rim/lid elevations
must be submitted prior to grading and plan check. Sewer lateral video must be submitted
with plan check submittal if the developer plans to use the existing sewer lateral. Sewer lateral
work may be required after review of the sewer lateral video.
19. Sewer manhole/lid elevations must be submitted prior to grading and plan check.
20. Sewer lateral video must be submitted with plan check submittal if the developer plans to use
the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral
video.
21. Sewer main work may be required after review of sewer lateral video.
22. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations
(HBMC Ch. 8.44) and must implement Low Impact Development Standards and submit at time
of grading and plan check along with an erosion control plan.
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Construction
23. Prior to issuance of a Building Permit, abutting property owners and residents within 100 feet
of the project site shall be notified of the anticipated date for commencement of construction.
a) The procedures for notification shall be provided by the Building and Safey Division
of the Community Development Department.
b) Building permits will not be issued until the applicant provides an affidavit certifying
mailing of the notice.
24. Project construction shall conform to the Noise Control Ordinance requirements in HBMC
Section 8.24.050. Allowed hours of construction shall be printed on the building plans and
posted at construction site.
25. Traffic control measures, including flagmen, shall be utilized to preserve public health, safety,
and welfare.
26. A construction sign shall be posted conspicuously during the course of construction at the
project site.
Fire:
27. The project shall provide a public fire flow with 300 GPM at 20 PSI for three hours fire
sprinklers.
Other:
28. This approval shall not be effective for any purposes until the permittee and the owners of the
property involved have filed at the office of the Planning Division of the Community
Development Department their affidavits stating that they are aware of, and agree to accept,
all of the conditions of this grant. The Conditional Use Permits, Precise Development Plans and
Parcel Map shall be recorded, and proof of recordation shall be submitted to the Community
Development Department prior to the issuance of a building permit.
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19
29. A verbatim copy of the conditions of approval, along with the applicant and property owners'
signatures of acceptance, shall be incorporated into the construction documents before
building permit issuance.
30. Approval of these permits shall expire twenty-four (24) months from the date of approval by
the Planning Commission unless significant construction or improvements or the use
authorized hereby has commenced. One or more extensions of time may be requested. No
extension shall be considered unless requested, in writing to the Community Development
Director including the reason therefore, at least 60 days prior to the expiration date. No
additional notice of expiration will be provided.
31. The Planning Commission may review these Conditional Use Permits and Precise Development
Plans and may amend the subject conditions or impose any new conditions if deemed
necessary to mitigate detrimental effects on the neighborhood resulting from the subject use.
32. The subject property shall be developed, maintained, and operated in full compliance with the
conditions of this grant and any law, statute, ordinance, or other regulation applicable to any
development or activity on the subject property. Failure of the permittee to cease any
development or activity not in full compliance shall be a violation of these conditions.
33. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City
of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified
parties”) from and against any claim, action, or proceeding brought by a third party against the
indemnified parties and the applicant to attack, set aside, or void any permit or approval for
this project authorized by the City, including (without limitation) reimbursing the City its actual
attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect
to defend any such action with attorneys of its choice. The permittee shall reimburse the City
for any court and attorney's fees which the City may be required to pay as a result of any claim
or action brought against the City because of this permit. Although the permittee is the real
party in interest in an action, the City may, at its sole discretion, participate at its own expense
in the defense of the action, but such participation shall not relieve the permittee of any
obligation under this condition.
Section 5. Each of the above conditions is separately enforced, and if one of the
conditions of approval is found to be invalid by a court of law, all the other conditions shall remain
valid and enforceable.
Section 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to
the decision of the Planning Commission, after a formal appeal to the City Council, must be made
within 90 days after the final decision by the City Council.
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PASSED, APPROVED, and ADOPTED on the 8th of September, 2025
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 25-14 is a true and complete record of the action
taken by the Planning Commission of the City of Hermosa Beach, California, at its regular meeting
of September 8, 2025.
Kate Hirsh, Chairperson Alison Becker, Secretary
Date
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Project Zoning MapPlanning Commission
September 8, 2025
624 1st Place
APN: 4188-023-017
Zone: R-2 Two Family Residential
Tentative Parcel Map, Conditional Use Permit,
Precise Development Plan
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
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CIVIL ENGINEERING & DRAFTING SERVICES5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comC I T Y OF
H
ERMOSA BEACH, CA1907NC IT Y OF
HERMOSA BEACH, CA1907NPage 52 of 156
CIVIL ENGINEERING & DRAFTING SERVICES5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 53 of 156
CIVIL ENGINEERING & DRAFTING SERVICES5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 54 of 156
CIVIL ENGINEERING & DRAFTING SERVICES5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 55 of 156
CIVIL ENGINEERING & DRAFTING SERVICES5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 56 of 156
CIVIL ENGINEERING & DRAFTING SERVICES5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 57 of 156
CIVIL ENGINEERING & DRAFTING SERVICES5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 58 of 156
CIVIL ENGINEERING & DRAFTING SERVICES5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 59 of 156
DRIVEWAY PROFILEDRIVEWAY PROFILEDRIVEWAY PROFILESECTIONSECTIONSECTIONCIVIL ENGINEERING & DRAFTING SERVICES5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 60 of 156
CIVIL ENGINEERING & DRAFTING SERVICES5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 61 of 156
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City of Hermosa Beach | Page 1 of 7
Meeting Date: September 8, 2025
Staff Report No. 25-CDD-117
Honorable Chairperson and Members of the Hermosa Beach Planning Commission
PRECISE DEVELOPMENT PLAN TO REMODEL AND DIVIDE AN EXISTING 4,750-
SQUARE-FOOT COMMERCIAL BUILDING INTO A MULTI-TENANT COMMERCIAL
BUILDING, LOCATED AT 700 PCH IN THE GENERAL AND HIGHWAY ZONE AND
HOUSING ELEMENT OVERLAY
CEQA: Determine the project is exempt from the California Environmental Quality Act.
(Contract Planner, Kaneca Pompey)
Recommended Action:
Staff recommends City Council:
1. Determine the project is categorically exempt from the California Environmental
Quality Act (CEQA); and
2. Adopt a Resolution approving Precise Development Plan (PDP24-14) for the
interior and exterior remodel to divide existing 4,750 square-foot commercial
building into a multi-tenant commercial building located at 700 Pacific Coast
Highway, subject to conditions of approval (Attachment 1).
Executive Summary:
This is a request for approval of a Precise Development Plan (PDP) to allow for the interior
and exterior remodel to divide the existing 4,750-square-foot commercial building into a
multi-tenant commercial building located at 700 Pacific Coast Highway. Staff
recommends that the Planning Commission approve the project conditions of approval
and determine that the project is categorically exempt from the California Environmental
Quality Act.
Background:
The project site is an existing 14,400-square-foot interior lot located in the southeastern
portion of the City, east of Pacific Coast Highway between Eighth Street and Seventh
Street. The site has a General Plan land use designation of Service Commercial (SC) and
is zoned General and Highway Commercial with a Housing Element Overlay
(Attachment 2). The Housing Element Overlay identifies inventory sites that could be
developed with housing in order to satisfy the City’s Regional Housing Needs Allocation
(RHNA). Vehicle access to the site is provided from both Eighth Street and Seventh
Street. The site is currently developed with a 4,750-square-foot commercial building with
surface parking consisting of nine standard parking stalls and includes four (4) palm trees.
Page 76 of 156
City of Hermosa Beach | Page 2 of 7
The site was developed in 1945. Additionally, the property used to serve as a car
dealership and repair shop and is now vacant.
Site Information Table:
The following table describes the existing site characteristics
Site Information
General Plan Service Commercial (SC)
Zoning General and Highway Commercial (C-3), Housing
Element Overlay
Lot Size 14,400 square feet
Surrounding Zoning
North: C-3
East: R-2B
South: Specific Plan Area
West: Specific Plan Area
Surrounding Uses
North: Used Car dealership
East: Residential
South: Office and Residential
West: Retail
Other Site Information/History:
Pursuant to HBMC § 17.58.020, Precise Development review is required for remodels of
1,500 square feet or more in any zone. Precise Development Plans shall be decided upon
by the Planning Commission. Additionally, Pursuant to HBMC §17.58.010 the purpose of
Precise Development Plans is to ensure that new development supports the goals and
objectives of the General Plan and other adopted plans and guidelines. The applicant
proposes the interior and exterior remodel of a 4,750-square-foot building. Therefore, the
project requires the approval of a Precise Development Plan.
Project Description
The proposed project would divide the existing 4,750-square-foot one-unit building into a
six-unit multi-tenant building. The unit sizes will range from approximately 640 square feet
to 840 square feet. The project includes a new surface parking layout and paving. The
project also includes the removal of an unpermitted canopy located in the public right-of-
way. This area will be filled with compacted dirt and leveled to the height of the sidewalk.
The project also includes approximately 950 square feet of new landscaping (Attachment
3).
Discussion:
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City of Hermosa Beach | Page 3 of 7
The proposed project would divide an existing 4,750-square-foot single-unit building into
a six-unit multi-tenant building.
Development Standards
Parking
The property currently has nine parking stalls. Pursuant to HBMC § 17.44.015, when a
new use other than a late-night alcohol establishment is established in an existing
building, no additional parking spaces shall be required. The project does not currently
propose uses for the newly created units. Even though no additional parking is required,
the project proposes 16 parking stalls, consisting of nine standard stalls, five compact
stalls, and two accessible ADA stalls.
Landscape
The project proposes a total of 1,807 square feet of new landscape, consisting of
approximately 950 square feet of onsite landscaping and 858 square feet of off-site
landscape. All onsite landscaping is subject to HBMC Chapter 8.60, Water Efficient
Landscaping. Additionally, the project will be conditioned to comply with comply with low-
impact development standards and to reduce urban runoff, subject to HBMC
§8.44.095(F)(1).
Design
The development proposes a contemporary architectural style and would utilize several
materials, such as black sheet metal, exterior plaster, IPE wood, and aluminum-framed
windows to break the monotony and create visual interest. A trash enclosure housing two
Criteria Required Provided
LOT STANDARDS
HEIGHT: 35 ft 16’ft, 7in
YARDS:
Front Not required 5 feet
Side 8 ft 1 ft (existing, no change)
Rear 8 ft 14 ft, 7 in (existing, no
change)
PARKING:
Total Parking Spaces Minimum
9 existing
No additional stalls
required for change of
use in an existing
building
16 stalls
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City of Hermosa Beach | Page 4 of 7
commercial waste bins would be provided for the property. The proposed design will be
compatible with buildings in the surrounding area.
Additionally, the existing building contains a canopy and a block wall that encroaches into
the public right-of-way on the south side of the building. As part of the proposed project,
the applicant will be eliminating all encroachments into the public right-of-way. All
proposed encroachment remediation work would be required to comply with the city’s
Public Works Department.
Findings:
Pursuant to Hermosa Beach Municipal Code §17.58.020, remodels of 1,500 square feet
or more in any zone shall be subject to a Precise development Plan (PDP). Pursuant to
Hermosa Beach Municipal Code §17.58.040, all projects requiring a Precise
Development plan must make the following findings to approve the PDP
1. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title and all other titles of the Hermosa
Beach Municipal Code; The proposed project would divide an existing 4,750-
square-foot single-unit building into a six-unit multi-tenant building. The project has
been reviewed for compliance, and the design, layout, and physical features of the
proposed development would comply with all applicable provisions of the Municipal
Code.
2. The design, layout, and other physical features of the project are consistent
with the General Plan, and any applicable specific plan or design guidelines;
The subject property has a General Plan land use designation of Service
Commercial. The purpose of this designation is to provide adequate space
specifically for specialty goods and services that serve residents and the region.
The site is also located within the Pacific Coast Highway Corridor character area.
The vision of this corridor is to enhance building design and form and transform
streetscapes and gateways to serve pedestrians and improve vehicular circulation.
The PCH Corridor will be a multiuse commercial corridor with key activity nodes
and iconic architecture to activate the entryways. The proposed projects would
revitalize the existing building and incorporate a more modern aesthetic inclusive
of a variety of materials to create interest and break monotony. Additionally, the
existing building contains a canopy and a block wall that encroaches into the public
right-of-way. As part of the proposed project, the applicant will be eliminating all
encroachments into the public right-of-way. All proposed encroachment
remediation work will be in compliance with the city’s Public Work and engineering
department requirements. Therefore, the proposed project is consistent with the
General Plan.
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City of Hermosa Beach | Page 5 of 7
3. The design, layout, and other physical features of the project comply with
any design or development standards applicable to the zone, unless waived
or modified pursuant to the provisions of this Title. The proposed project would
divide the existing 4,750-square-foot building into six-unit multi-tenant buildings.
The development proposes a contemporary architectural style and would utilize
several materials, such as black sheet metal, exterior plaster, IPE wood, and
aluminum-framed windows to break the monotony and create visual interest. A
trash enclosure housing two commercial waste bins would be provided for the
property. The proposed design will be compatible with buildings in the surrounding
area. Additionally, the existing building contains a canopy and block wall that
encroaches into the public right of way. As part of the proposed project, the
applicant will be eliminating all encroachments into the public right-of-way. All
proposed encroachment remediation work will be in compliance with the city’s
Public Work and engineering department’s requirements. Moreover, the project
complies with all design development standards as detailed in the table above.
Housing Element Overlay
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high-quality life for
residents
Policy 1.3 Access to daily activities.
Strive to create sustainable development
patterns such that the majority of residents
are within walking distance to a variety of
neighborhood goods and services
Policy 1.7 Compatibility of Uses. Ensure
the placement of new uses does not create
or exacerbate nuisances between different
types of land uses.
The proposed project will increase
access to services in the community
and contribute to more options for
residents to have access to daily
activities.
All future uses will be subject to
compliance with the permitted uses of
the zone per the city’s municipal code
Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and
resources are maintained or enhanced
Policy 5.7 Light pollution. Preserve
skyward nighttime views and lessen glare
by minimizing lighting levels along the
shoreline.
Nighttime views would be protected by
a condition of approval requiring all
exterior lighting to be downcast to
minimize light pollution
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City of Hermosa Beach | Page 6 of 7
The subject property is located in the Housing Element Sites Inventory Overlay. The
purpose of this overlay is to identify sites designated by the City’s Housing Element for
satisfying the City’s Regional Housing Needs Assessment (“RHNA”). Sites on the
inventory list were selected based on a set of objective criteria to analyze the likelihood
of housing being developed on the site, including lot size, improvement-to-land ratio, age
of structure, and whether the underlying zoning or General Plan Land Use Designation
allows residential uses. The 2021-2029 Housing Element included the subject property
on the sites inventory list for the development of eight (8) residential units, four (4) at a
moderate level of affordability, and four (4) at an above-moderate level of affordability.
The project proposes interior and exterior modifications to an existing commercially
developed site and building, rather than redeveloping the site and incorporating
residential units. The project, if approved, would extend the life of the existing
improvements and reduce the likelihood that the site would be redeveloped during this
cycle of the Housing Element. Pursuant to the HBMC §17.39.030, if a site is designated
as Housing Element (“HE”) is developed at a density that is below the minimum residential
density anticipated in the City’s Housing Element, the City must either:
1. Make a finding that the remaining sites identified in the Housing Element are adequate
to meet the City’s remaining RHNA for the Housing Element planning period by income
category. This finding should include a quantification of the remaining unmet need for the
City’s RHNA at each income level and the remaining capacity of sites identified in the
Housing Element, to accommodate that need by income level; or
2. Make available sufficient sites to accommodate the remaining unmet RHNA for the
income category within 180 days or other time frame as established by law, whichever is
later.
The project, if approved, would result in eight fewer units (four at the moderate-income
level and four at the above-income level) than planned for in the Housing Element.
Despite the reduction, the City would maintain a buffer of 64 percent above the RHNA
allocation for moderate-income units and six (6) percent above the allocation for above
moderate units. Therefore, the city would maintain adequate capacity with the remaining
RHNA even with the approval of this project.
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 internal and exterior modification of an existing
building.
Public Notification:
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City of Hermosa Beach | Page 7 of 7
For the September 8, 2025, Planning Commission hearing, a total of 570 public hearing
notices were mailed to the applicant, occupants, and property owners of properties within
a 300-foot radius on August 12, 2025. A legal ad was published on August 28, 2025, in
the Easy Reader, a newspaper of general circulation. Additionally, the applicant received
a notice poster to post on-site and provided proof of posting a minimum of ten days in
advance of the public hearing, in accordance with HBMC 17.68.050. Public notification
materials are included as Attachment 4. As of the writing of the report, the staff have
received no public comments.
Attachments:
1. Draft Resolution 25-XX
2. Precise Development Plan Project Plans
3. Zoning Map
4. Public Notification Package
5. SUPPLEMENTAL – Public Comments for 700 Pacific Coast Highway
Respectfully Submitted by: Kaneca Pompey, Contract Planner
Concur: Alexis Oropeza, Planning Manager
Approved: Sarah Locklin, Interim Assistant City Attorney
Approved: Alison Becker, Community Development Director
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CITY OF HERMOSA BEACH
RESOLUTION NO. 25-XX
A RESOLUTION OF THE PLANNING COMMISSION OF HERMOSA
BEACH, CALIFORNIA, APPROVING A REQUEST FOR PRECISE
DEVELOPMENT PLAN (PDP24-14) TO ALLOW THE INTERIOR AND
EXTERIOR REMODEL OF AN EXISTING 4,750-SQUARE-FOOT
COMMERCIAL BUILDING INTO A MULTI-TENANT BUILDING LOCATED
AT 700 PACIFIC COAST HIGHWAY IN THE GENERAL AND HIGHWAY
COMMERCIAL (C-3) ZONE AND HOUSING ELEMENT OVERLAY, AND
DETERMINING THE PROJECT QUALIFIES FOR A CATEGORICAL
EXEMPTION PER SECTION 15301 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES.
The Planning Commission of the City of Hermosa Beach does hereby resolve, and order as
follows:
WHEREAS, an application was filed on August 12, 2024, by the applicant, Pouya
Payan (“applicant”), requesting Planning Commission approval of a Precise Development
Plan (PDP 24-14) to allow the interior and exterior remodel of an existing 4,750-square-
foot commercial building into a multi-tenant building (the “project”) located at 700 Pacific
Coast Highway in Hermosa Beach (“project site”), subject to conditions; and
WHEREAS, the Planning Commission, at its public meeting of September 8, 2025
conducted a duly noticed public hearing, and considered all testimony and evidence, both
oral and written, that was presented to the Planning Commission; and
WHEREAS, The proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in Section 15301 Class 1, Existing Facilities, as the
project consists of internal and exterior modification of an existing building. Moreover,
none of the exceptions to the categorical exemption(s) apply, nor would the project result
in a significant cumulative impact of successive projects of the same type in the same place
over time or have a significant effect on the environment due to unusual circumstances or
damage a scenic highway or scenic resources within a state scenic highway.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
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SECTION 1. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares the following pertaining to the
application for Precise Development Plan 24-14 pursuant to Section 17.58.040 of the
Hermosa Beach Municipal Code;
1. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title [Title 17, Zoning] and all other titles of
the Hermosa Beach Municipal Code. The proposed project would subdivide an
existing 4,750 square-foot single-unit commercial building into a six-unit multi-
tenant commercial building. The project site is located in the General and Highway
Commercial (C-3) Zone and the Housing Element Overlay. The project has been
reviewed for compliance with the design, layout, and physical features required for
projects in the C-3 zone, the City’s Zoning Ordinance, and all other titles of the
Hermosa Beach Municipal Code, including, but not limited to, height, parking, and
setbacks. The design, layout, and physical features of the proposed project would
comply with all applicable provisions of the Municipal Code.
2. The design, layout, and other physical features of the project are consistent
with the General Plan, and any applicable specific plan or design guidelines. The
subject property has a General Plan land use designation of Service Commercial. The
Criteria Required Provided
LOT STANDARDS
HEIGHT: 35 ft 16’ft, 7in
YARDS:
Front Not required 5 feet
Side 8 ft 1 ft (existing, no change)
Rear 8 ft 14 ft, 7 in (existing, no
change)
PARKING:
Total Parking Spaces
Minimum
9 existing
No additional stalls
required for change of
use in an existing
building
16 stalls
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purpose of this designation is to provide adequate space specifically for specialty
goods and services that serve residents and the region. The project site is also located
within the Pacific Coast Highway Corridor character area. The vision of this corridor
is to enhance building design and form, and transform streetscapes and gateways to
serve pedestrians and improve vehicular circulation. The PCH Corridor is envisioned
as a multiuse commercial corridor with key activity nodes and iconic architecture to
activate the entryways. The proposed project would revitalize the existing building
and incorporate a more modern aesthetic inclusive of a variety of materials to create
interest and break monotony. Additionally, the existing building contains a canopy
and block wall that encroaches into the public right of way. As part of the proposed
project, the applicant will be eliminating all encroachments into the public right of
way. All proposed encroachment remediation work will be in compliance with the
city’s Public Work and Engineering department.
Additionally, this project has been evaluated for consistency with the City’s General
Plan.
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high-quality life for
residents
Policy 1.3 Access to daily activities.
Strive to create sustainable development
patterns such that the majority of residents
are within walking distance to a variety of
neighborhood goods and services
Policy 1.7 Compatibility of Uses. Ensure
the placement of new uses does not create
or exacerbate nuisances between different
types of land uses.
The proposed project will increase
access to services in the community and
contribute to more options for residents
to have access to daily activities.
All future uses will be subject to
compliance with the permitted uses of
the zone per the city’s municipal code
Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and
resources are maintained or enhanced
Policy 5.7 Light pollution. Preserve
skyward nighttime views and lessen glare
Nighttime views would be protected by a
condition of approval requiring all exterior
lighting to be downcast to minimize light
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The design, layout, and physical features of the proposed project are consistent with
the General Plan and any specific design guidelines. The project site is not part of an
applicable specific plan.
3. The design, layout, and other physical features of the project comply with any
design or development standards applicable to the zone, unless waived or
modified pursuant to the provisions of this Title [Title 17, Zoning]. The project
site is located in the General and Highway Commercial (C-3) Zone and the Housing
Element Overlay. The development proposes a contemporary architectural style and
would utilize several materials, such as black sheet metal, exterior plaster, IPE wood,
and aluminum framed windows to break the monotony and create visual interest. A
trash enclosure housing two commercial waste bins would be provided for the
property. The proposed design will be compatible with buildings in the surrounding
area. Additionally, the existing building contains a canopy and block wall that
encroaches into the public right of way. As part of the proposed project, the
applicant will be eliminating all encroachments into the public right of way. All
proposed encroachment remediation work will be in compliance with the city’s Public
Work and engineering department. Moreover, the project complies with all design
development standards as detailed in the development standards table above.
SECTION 2. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares that the remodel of the existing
commercial development within the HE Overlay does not meet the minimum residential
development anticipated in the 2021-2029 Housing Element. The Planning Commission
hereby finds, determines, and declares pursuant to Section 17.39.030 of the Municipal Code,
that the project site was identified in the 2021 Housing Element to be developed with eight
residential units, specifically four units at the moderate-income level and four at the above
moderate-income level. Despite the reduction of units, the City would retain an adequate
capacity to meet the City’s remaining RHNA allocation with a buffer of 64 percent above
the RHNA allocation for moderate-income units and six percent above the allocation for
above-moderate-income units. Therefore, the City would maintain adequate capacity with
the remaining RHNA even with the approval of this project.
SECTION 3. Based on the foregoing, the Planning Commission hereby approves
by minimizing lighting levels along the
shoreline.
pollution
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the subject Precise Development Plan (PDP 24-14) for the interior and exterior remodel
of an existing 4,750 square-foot commercial building located at 700 Pacific Coast Highway
into a multi-tenant commercial building, as set forth in Planning Commission Resolution
25-XX, subject to the following Conditions of Approval:
General Conditions
1. The development and continued use of the property shall be in conformance with
submitted plans received and reviewed by the Planning Commission at its
meeting of September 8, 2025, in accordance with the conditions below. The
Community Development Director may approve minor modifications that do not
otherwise conflict with the HBMC or requirements of this approval.
2. The project shall fully comply with all requirements of the C-3 Zone as applicable
in the Hermosa Beach Municipal Code (HBMC), including but not limited to:
a. Height, including required all roof-mounted equipment, shall fully comply
with the 35-foot height limit. Precise building height compliance shall be
reviewed at the time of building plan review, to the satisfaction of the
Community Development Director.
b. Architectural treatments and accessory facilities shall be as shown on building
elevations, site, and floor plans.
3. The project shall comply with all requirements of the City of Hermosa Beach
Building Division, Public Works Department, Los Angeles County Fire Department,
and the HBMC.
4. This approval shall not be effective for any purposes until the permittee and the
owners of the property involved have filed at the office of the Planning Division
of the Community Development Department with their affidavits stating that they
are aware of, and agree to accept, all of the conditions of this grant. The
Conditional Use Permit and Precise Development Plan shall be recorded, and
proof of recordation shall be submitted to the Community Development
Department prior to the issuance of a building permit.
5. Approval of this permit shall expire twenty-four (24) months from the date of
approval by the Planning Commission unless significant construction or
improvements or the use authorized hereby has commenced. One or more
extensions of time may be requested. No extension shall be considered unless
requested, in writing to the Community Development Director including the
reason therefore, at least 60 days prior to the expiration date. No additional notice
of expiration shall be provided.
6. The Planning Commission may review this Precise Development Plan and may
amend the subject conditions or impose any new conditions if deemed necessary
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to mitigate detrimental effects on the surrounding neighborhood.
7. The subject property shall be developed, maintained, and operated in full
compliance with the conditions of this permit and any law, statute, ordinance, or
other regulation applicable to any development or activity on the subject
property. Failure of the permittee to cease any development or activity not in full
compliance shall be a violation of these conditions.
8. To the extent permitted by law, Permittee shall defend, indemnify and hold
harmless the City of Hermosa Beach, its City Council, its officers, employees and
agents (the “indemnified parties”) from and against any claim, action, or
proceeding brought by a third party against the indemnified parties and the
applicant to attack, set aside, or void any permit or approval for this project
authorized by the City, including (without limitation) reimbursing the City its
actual attorney’s fees and costs in defense of the litigation. The City may, in its
sole discretion, elect to defend any such action with attorneys of its choice. The
permittee shall reimburse the City for any court and attorney's fees which the City
may be required to pay as a result of any claim or action brought against the City
because of this permit. Although the permittee is the real party in interest in an
action, the City may, at its sole discretion, participate at its own expense in the
defense of the action, but such participation shall not relieve the permittee of any
obligation under this condition.
9. Each of the above conditions is separately enforced, and if one of the conditions
of approval is found to be invalid by a court of law, all the other conditions shall
remain valid and enforceable.
Planning
10. All Conditions of approval shall be printed verbatim on all plans submitted for plan
review to the Community Development Department. These conditions shall be
indexed on the cover sheet and referenced on the site plan.
11. Any proposed onsite landscaping shall comply with HBMC Chapter 8.60, Water
Efficient Landscaping and HBMC Section 8.44.095(F)(1) and must be submitted to
the Community Development Department for approval.
12. Any proposed roof-top mounted equipment shall be screened to the satisfaction
of the Community Development Director or designee.
13. Lighting: Outdoor lighting and lighting for signs associated with commercial uses
designed so as not to adversely impact residences. No flashing, blinking or high
intensity lighting. Adequate lighting to illuminate parking areas and corridors to
access parking and public sidewalk. Lighting for signs may only be illuminated
during business hours.
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14. Lighting: All exterior lighting shall be downcast, fully shielded and illumination shall
be contained within the property boundaries. Lighting shall be energy conserving
and motion detector lighting shall be used for all lighting except low-level (3 feet
or less in height) security lighting and porch lights. Lamp bulbs and images shall
not be visible from within any onsite or offsite residential unit. Exterior lighting
shall not be deemed finally approved until 30 days after installation, during which
period the building official may order the dimming or modification of any
illumination found to be excessively brilliant or impacting to nearby properties.
15. Signs: All proposed signage shall comply with the requirements of HBMC Chapter
17.50, Signs.
16. Window Treatments. Reflective window tints shall be prohibited on all windows.
The ground floor street-facing windows shall provide a minimum visible light
transparency transmittance level of 50 percent.
17. The applicant shall comply with all applicable mitigation measures of the General
Plan Program EIR (SCH No. 201581009) as adopted by the City Council including:
a) Construction projects within the city shall demonstrate compliance with all
applicable standards of the Southern California Air Quality Management District,
including the following provisions of District Rule 403:
i. All unpaved demolition and construction areas shall be wetted at least
twice daily during excavation and construction, and temporary dust
covers shall be used to reduce dust emissions and meet SCAQMD Rule
403. Wetting could reduce fugitive dust by as much as 50 10 percent.
ii. The construction area shall be kept sufficiently dampened to control
dust caused by grading and hauling, and at all times provide
reasonable control of dust caused by wind.
iii. All clearing, earth moving, or excavation activities shall be discontinued
during periods of high winds (i.e., greater than 15 mph), so as to
prevent excessive amounts of dust.
iv. All dirt/soil loads shall be secured by trimming, watering, or other
appropriate means to prevent spillage and dust.
v. All dirt/soil materials transported off-site shall be required to cover
their loads as required by California Vehicle Code Section 23114 to
prevent excessive amount of dust.
vi. General contractors shall maintain and operate construction equipment
so as to minimize exhaust emissions.
vii. Trucks having no current hauling activity shall not idle but shall be
turned off (MM 4.2-2A).
b) In accordance with Section 2485 in Title 13 of the California Code of
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Regulations, the idling of all diesel-fueled commercial vehicles (weighing over
10,000 pounds) during construction shall be limited to 5 minutes at any location
(MM 4.2-2b).
c) Construction projects within the city shall comply with South Coast Air Quality
Management District Rule 1113 limiting the volatile organic compound content
of architectural coatings (MM 4.2-2c). For any project where earthmoving or
ground disturbance activities are proposed at depths that encounter older
Quaternary terrace deposits (depths between 15 and 35 feet), a qualified
paleontologist shall be present during excavation or earthmoving activities (MM
4.4- 3).
d) If paleontological resources are discovered during earthmoving activities, the
construction crew shall immediately cease work in the vicinity of the find and
notify the City. The project applicant(s) shall retain a qualified paleontologist to
evaluate the resource and prepare a recovery plan in accordance with Society of
Vertebrate Paleontology guidelines (1996). The recovery plan may include, but is
not limited to, a field survey, construction monitoring, sampling and data
recovery procedures, museum storage coordination for any specimen recovered,
and a report of findings. Recommendations in the recovery plan that are
determined by the lead agency to be necessary and feasible shall be
implemented before 11 construction activities can resume at the site where the
paleontological resources were discovered (MM 4.4-3).
e) For development located at a distance within which acceptable vibration
standards pursuant to the Table 4.11-10 of the General Plan Program EIR,
included below, the applicant at the time of plan check submittal shall submit a
report prepared by a qualified structural engineer demonstrating the following:
i. Vibration level limits based on building conditions, soil conditions, and
planned demolition and construction methods to ensure vibration levels
would not exceed acceptable levels where damage to structures using
vibration levels in Draft EIR Table 4.11-4 as standards.
ii. Specific measures to be taken during construction to ensure the specified
vibration level limits are not exceeded.
iii. A monitoring plan to be implemented during demolition and
construction that includes post‐ construction and post‐ demolition
surveys of existing structures that would be impacted. Examples of
measures that may be specified for implementation during demolition or
construction include but are not limited to:
1. Prohibition of certain types of impact equipment.
2. Requirement for lighter tracked or wheeled equipment.
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3. Specifying demolition by non‐impact methods, such as sawing
concrete.
4. Phasing operations to avoid simultaneous vibration sources.
5. Installation of vibration measuring devices to guide decision
making for subsequent activities (MM 4.11-2).
General Plan Program EIR TABLE 4.11-10
Typical Vibration Source
Levels for Construction
Equipment
Vibration Velocity Level at
25 Feet, in/sec
Distance from Equipment
within which Standard is
exceeded
Pile driver (impact) 0.158 158 feet
Pile driver (sonic) 0.045 68 feet
Clam shovel drop (slurry
wall)
0.050 74 feet
Hydro mill (slurry wall) 0.002-0.006 9-17 feet
Vibratory roller 0.050 74 feet
Hoe ram 0.022 43 feet
Large bulldozer 0.022 43 feet
Caisson drilling 0.022 43 feet
Loaded trucks 0.020 40 feet
Jackhammer 0.009 24 feet
Small bulldozer 0.001 5 feet
Building
At the time of building and safety plan check submittal, plans shall demonstrate
compliance with the following:
18. Submit all Architectural, Geotechnical Reports, LID, Site Drainage, Energy
Sheets/Calculations, and Structural Plans for plan review and approval and acquire
all required permits; to include slot cutting plans, retaining walls plans that include
waterproofing.
19. Must meet all ADA requirements to include parking, path of travel, restrooms, etc.
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(To be verified at plan review.)
20. If the proposed bicycle parking is to be placed on the rear driveway, please clarify
if this will be maintained as a “usable driveway”.
21. Coordinate with the utility companies to ensure that the locations of utility
equipment is thoughtfully planned for.
22. Clarify with trash provider or Environmental to ensure that the proposed trash
room is of sufficient size to accommodate the required trash service.
23. Compliance with 2022 Codes: Ensure all plans follow the currently adopted 2022
codes.
Public Works
24. Revise the width of the ABC-slot cuts for the Wall along 7th Street to be 4’-0” per
Soils Report. Still showing 5’-0”.
25. A parkway tree application will be required for the removal of the palm tree in the
right of way and for the new proposed trees per City of Hermosa Beach Municipal
Code 12.36.030. An arborist report for this tree to be required for the Tree
Removal Application, outlining the Tree health as well as the feasibility of removal.
This Public R.O.W area may be owned and operated by Caltrans, as this fronts
Pacific Coast Highway. Please confirm and provide Caltrans approval for tree
removal as necessary. If not permitted for removal, design revisions may be
required to relocate ADA path of travel and protect in-place existing palm.
26. No new walls or foundation footings will be allowed to be constructed on or over
the public right-of-way.
27. A Residential Encroachment Permit is required for non-conforming structures
located over or within the public right-of-way.
28. If public improvements are required, the following items (Items 3-8) must be
completed. Prior to the issuance of a Building Permit, an approved set of civil
engineering plans, prepared by a licensed civil engineer and approved by Public
Works, must be submitted to the Community Development Department. These
plans must address grading, undergrounding of all utilities, pavement, sidewalk,
curb and gutter improvements, on-site and off-site drainage (no sheet flow
permitted), installation of utility laterals, and all other necessary improvements to
comply with the Hermosa Beach Municipal Code and Public Works specifications.
29. Civil engineering plans must include adjacent properties/structures, sewer laterals,
and storm drain main lines on the street.
30. Project construction must protect both private and public property in compliance
with HBMC Sections 15.04.070 and 15.04.140. No work within the public right-of-
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way shall commence unless all necessary permits are obtained from the Public
Works Department, including, if applicable, an approved Residential or
Commercial Encroachment Permit.
31. Sewer manhole rim/lid elevations must be submitted prior to grading and plan
check.
32. A sewer lateral video must be submitted with the plan check submittal if the
developer plans to use the existing sewer lateral. Sewer lateral work may be
required following the review of the sewer lateral video.
33. The project must comply with Storm Water and Urban Runoff Pollution Control
Regulations (HBMC Ch. 8.44). Required Low Impact Development (LID) Standards
must be implemented, and necessary calculations and documentation (e.g.,
Appendix D and E of the Storm Water LID Guidelines) must be submitted at the
time of grading and plan check, along with an erosion control plan.
SECTION 4. Each of the above conditions is separately enforced, and if one of the
conditions of approval is found to be invalid by a court of law, all other conditions shall
remain valid and enforceable.
SECTION 5. Pursuant to the Code of Civil Procedure Section 1094.6, any legal
challenge to the decision of the Planning Commission, after exhaustion of any available
administrative remedies, must be made within 90 days after the final decision by the City
Council. The Hermosa Beach City Council may, on its own initiative, review all actions of
the Planning Commission. If the City Council does not initiate review of this decision as
set forth in Hermosa Beach Municipal Code Section 2.52.040, this decision will become
final.
PASSED, APPROVED, and ADOPTED on the 8th of September 2025.
______________________________________________________________________________
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
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I hereby certify the foregoing Resolution PC 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 September 8, 2025.
Kate Hirsh, Chair Alison Becker, Secretary
Date
Page 94 of 156
ZONE : C-3 (GENERAL COMMERCIAL)ARCHITECTURALSPECIFIC NOTEPROJECT : REMODELING THE EXISTING BUILDING ANDLEGAL DESCRIPTION:PROJECT INFORMATIONLOT AREA: 14,396.27 S.F. ADDRESS:USE : RETAILVICINITY MAP: OWNER:STRUCTURAL ENGINEER:DESIGNER:CONSULTANTSLABYRINTH DESIGN STUDIOTEL (818) 200-50051600 SAWTELLE BLVD. SUITE 230LA., CA. 90025SHEET INDEXPOUYA PAYANE-MAIL: pouya@archi10.comCODEMECHANICAL AND PLUMBING: HR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025PROPOSED BUILDING AREA TABULATION: 700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254SUBJECT BUILDING TOTAL CONSTRUCTION COST:$ 100,000EXISTING MAX BUILDING HEIGHT= 16'-10"The 2023 LABC, based on the 2022 CBC and the2022 IBC. AND 2022 L.A. GREEN BUILDING CODEELECTRICAL ENGINEERSCOPE OF WORK :- REMODELING THE EXISTING BUILDING AND CHANGE OF USE TO RETAIL, CORE AND SHELL ONLY.- REMOVAL OF UNPERMITTED CANOPY IN PUBLIC RIGHT OF WAY AND FILL THE AREA WITH COMPACTED DIRT TO THE LEVEL OF SIDEWALK- ADDING PROPOSED LANDSCAPE AREA- ADDING THE FIRE SPRINKLER SYSTEMS PER CHANGE OF OCCUPANCY.ARCHITECTURALA-01.1COVER SHEETEXISTING SITE PLAN / PLOT PLANA-02.1A-03.1PARKING REQUIREMENT:1- SEPARATE PERMIT IS REQUIRED FOR ELECTRICAL, PLUMING AND MECHANICAL WORKS, PHONE AND INTERNET TO BEDESIGN BUILT, INCLUDING STORE FRONT, SIGNS AND AWNING.2-INTERIOR FINISH MATERIALS APPLIED TO WALL AND CEILING SHALL BE TESTED AS SPECIFIED IN SECTION 802. INADDITION, PROVIDE DETAILS SHOWING APPLICATION IN ACCORDANCE WITH SECTION 803, 804 AND TABLE 803.9.3- THE FLAME-SPREAD RATING OF PANELING MATERIALS ON THE WALLS OF THE CORRIDOR, LOBBY AND EXIT ENCLOSUREMUST BE IDENTIFIED ON PLANS. (T803.9)4-ANY DECORATIONS SHALL BE NONCOMBUSTIBLE OR FLAME-RETARDANT TREATED IN AN APPROVED MANNER(CURTAINS, DRAPES, SHADES, HANGINGS, ETC.) (L.A.M.C. 57.22)5-PROVIDE A PORTABLE FIRE EXTINGUISHER WITH A RATING OF NOT LESS THAN 2-A OR 2- A10BC WITHIN 75 FEET TRAVELDISTANCE TO ALL PORTIONS OF THE BUILDING ON EACH FLOOR; ALSO DURING CONSTRUCTION. ( L.A.M.C. 57.140).6- PROVIDE PORTABLE FIRE EXTINGUISHER WITH A RATING NOT LESS THAN 10BC FOR KITCHEN, ELECTRICALROOM.MECHANICAL ROOM, OR PARKING GARAGE.7-PROVIDE FIRE EXTINGUISHER AS REQUIRED BY FIRE DEPARTMENT FIELD INSPECTOR.8- PROVIDE AN APPROVED FIRE ALARM SYSTEM UNDER SEPARATE PERMIT.9- PROVIDE WATER CURTAIN FOR WINDOWS ON WEST PROPERTY LINE. SEE ATTACHED MODIFICATION ON A-07.310- THE FIRE SCAPE CONNECTIONS TO THE BUILDING TO BE INSPECTED ON THE FIELD. THE FUNCTIONALITY OF THE FIRESCAPE SHALL BE INSPECTED11- ALL EXISTING DIMENSIONS TO BE FIELD VERIFIED BY THE CONTRACTOR. ANY DISCREPANCY SHALL BE BROUGHT UPTO THE ARCHITECT ATTENTION.12- NO STRUCTURAL ELEMENT OF THE BUILDING SHALL BE REVISED WITHOUT APPROVAL BY THE STRUCTURAL ENGINEER.13- THE ENCLOSURE OF THE BUILDING, INCLUDING WINDOWS ADJOINING THE PREMISES, SHALL BE IN GOOD CONDITIONAND STATE OF REPAIR. PERIMETER AND CORE WALLS INCLUDING INSULATION (IF A PART OF THE BUILDING'SCOMPOSITION), AND INTERIOR COLUMNS SHALL BE FIREPROOFED OR FIRESTOPPED IN ACCORDANCE WITH APPLICABLECODE REQUIREMENTS. ALL STRUCTURAL SYSTEMS TO BE FIREPROOFED AND IN GOOD CONDITION. CONTRACTOR SHALLREPLACE ANY BROKEN, CRACKED OR SCRATCHED WINDOWS AND ANY MALFUNCTIONING WINDOW HARDWARE.14- ALL EXPOSED STRUCTURAL STEEL WITHIN THE PREMISES SHALL BE PROPERLY FIREPROOFED ALONG WITH ALLPENETRATIONS BETWEEN FLOORS AND RATED CORE PARTITIONS, IN ACCORDANCE WITH APPLICABLE CODE. AND PERTYPE OF CONSTRUCTION " TYPE I-B" AND 2014 LABC.HR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 06/17/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 902542024COVER SHEETA-01.1NAMIR PIRBADIAN, M.S., P.E.AMIR PIRBADIAN, INC.17514 BALBOA BLVD.,#206 ENCINO, CA 91436TEL : 818-990-6425FAX : 818-990-6427CA LICENSE #: C72413A-04.1EXISTING ROOF PLANA-04.2A-05.1A-05.2A-07.2A-07.3A-08.1EXISTING & PROPOSED SECTIONSA-08.2A-11.1A-11.3MANDATORY ACCESSIBILITY REQUIREMENTSA-11.2EXISTING & DEMO FIRST FLOOR PLANADA DETAILS & NOTESA-12.1GENERAL NOTESA-12.2PROPOSED FIRST FLOOR PLANPROPOSED ROOF PLANEXISTING PICTURESA-07.1A-06.1MANDATORY ACCESSIBILITY REQUIREMENTSGENERAL NOTESTHE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF HERMOSA BEACH,COUNTY OF LOS ANGELES, STATE OF CALIFORNIA AND IT DESCRIBED AS FOLLOWS:LOTS 14, 15 & 16 OF WILSON AND LIND'S TRACT, CITY OF HERMOSA BEACH, COUNTY OFLOS ANGELES AND STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 11, PAGE 73OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OD SAID COUNTY.FOR CONVEYANCING PURPOSE ONLY: APN 4186-012-014NET PARCEL AREA : 14,396.27 S.F.EXISTING BUILDING AREA : 4,687.18 S.F.EXISTING LOT COVERAGE : 33.0%APN NUMBER : 4186-012-014EXISTING FLOOR AREA RATIO (FAR) : 0.33TOTAL LANDSCAPED AREA : 1,807 S.F. REQUIRED PARKING= EXISTING PROVIDED PARKING = 9 STALLSPROVIDED PARKING: 16 STALLS 700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254CHANGE OF USE TO RETAIL @PURSUANT TO HBMC SECTION 17.44.015, NO ADDITIONAL PARKING ISREQUIRED FOR ALTERATIONS TO EXISTING BUILDINGS THAT DO NOT CHANGETHE BUILDING SQUARE FOOTAGE ON SITE BY MORE THAN 10 PERCENT OR 500SQUARE FEET, WHICHEVER IS GREATER, PROVIDED THE USE IS OTHER THANA LATE-NIGHT ALCOHOL ESTABLISHMENT.GENERAL PLAN DESIGNATION: SERVICE COMMERCIAL OVERLAY ZONE: HOUSING ELEMENT OVERLAY COASTAL ZONE: NOMECHANIC SHOPEXISTING USEPROPOSED OCCUPANCYRETAIL "A"4,687.18 S.F.4,687.18 TOTAL835.70641.35837.24800.35787.98796.534,699.18 S.F.1ST FLOORMRETAIL "B"MRETAIL "C"MRETAIL "D"MRETAIL "E"MRETAIL "F"MMehrdad RokniMNS Engineering1600 SAWTELLE BLVD. # 300LA.,CA. 90025Tel: (310) 445-8474Fax: (310) 473-8494e-mail: office@mnsengineeringinc.comBIABANI & ASSOCIATES INC.ELECTRICAL Engineering1600 SAWTELLE BLVD. # 104LA.,CA. 90025Tel: (310) 268-1665Fax:e-mail:alex@elecPlan.comCIVIL ENGINEER:DHS & ASSOCIATES INC.STEVE NAZEMI275 CENTENNIAL WAY.,#205, TUSTIN, CA 92780TEL : 714-665-6569CA LICENSE #: C044100LANDSCAPE :SQLA INC.LANDSCAPE ARCHITECTS2669 SATURN ST.,BREA, CA 92821TEL : 562-905-0800CA LICENSE #: 3249PROPOSED MAX BUILDING HEIGHT= 19'-2"PROPOSED SITE PLANA-02.2EXISTING & PROPOSED WEST ELEVATIONSEXISTING & PROPOSED EAST ELEVATIONSEXISTING & PROPOSED NORTH ELEVATIONSA-07.4EXISTING & PROPOSED SOUTH ELEVATIONSEXISTING & PROPOSED SECTIONSA-08.3EXISTING & PROPOSED SECTIONSMBDOOR & WINDOW SCHEDULEA-09.1A-10.1PROPOSED 3D VIEWSSURVEYSHEET 1TOPOGRAPHIC SURVEYCIVIL GRADING PLANC-1LID PLAN LID PLANLID PLANLID PLANPROPOSED LOT COVERAGE : 4699.29 S.F.A-10.2TRASH ENCLOSURE SPECIFICATIONS & DETAILSLANDSCAPELP-1PRELIMINARY LANDSCAPE PLANPLANTING DETAILSLP-2 PLANT IMAGESLP-3C-2C-3C-4C-5C-6C-7STREET PLANC-8C-9LID PLANGRADING PLANGRADING PLANPage 95 of 156
(92.00) TOP "X"(91.74) FL(91.68) FL
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(83.99) BOT "X"N76°34'10"EN13°23'40"W 162.52'
N76°34'00"E
159.96'30.00'N13°23'40"W162.52'132.52'PACIFIC COAST HIGHWAY7TH STREET
8TH STREET
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(86.33)(89.44)FS (94.45)FS (95.42)FL(95.95)TOP "X"(94.16)BOT "X"(94.31)TOP "X"(93.94)FL (94.46)(90.85)HR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 902542024NNORTHPROJECT1/8"=1'-0"A-02.1EXISTING SITE PLAN / PLOT PLANSCALE: 1/8"=1'-0"N13°23'40"WN76°34'00"E 119.95'
N76°34'10"E 119.95'120.02'40.01'40.00'40.00'120.01'N13°23'40"W3 STORY RESIDENTIAL BUILDINGN76°34'00"E 119.95'
N76°34'00"E 119.95'PATH OF TRAVELPATH OF TRAVEL
EXISTINGSITE PLAN /PLOT PLANEXISTING MECHANIC SHOPSUBJECT BUILDING A-07.1WEST ELEVA-07.3NORTH ELEV
A-07.4
SOUTH ELEV A-07.2EAST ELEVC-CA-08.2B-BA-08.2A-AA-08.1CEILING HEIGHT 11'-6 1/2"BATHROOMBATHROOMDDCABBREVIATIONSSYMBOLPROPERTY LINE(E) OVER HEAD ELECTRICAL WIRE(E) FENCEPATH OF TRAVELDRIVEWAYDDESCRIPTION(E) PALM TREE BUILDING FOOT PRINT(E) CONCRETE CARPORTCPP (E) POWER POLE (E) SIGN POST(E) STREET LIGHT4,687.18 S.F.Page 96 of 156
PROPOSEDSITE PLANHR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 902542024NNORTHPROJECT1/8"=1'-0"A-02.2PROPOSED SITE PLANSCALE: 1/8"=1'-0"A-07.1WEST ELEVA-07.3NORTH ELEV
A-07.4
SOUTH ELEV A-07.2EAST ELEVC-CA-08.2B-BA-08.2A-AA-08.1N13°23'40"WN76°34'00"E 119.95'
N76°34'10"E 119.95'120.02'120.01'N13°23'40"W3 STORY RESIDENTIAL BUILDING(N) CONCRETE SIDEWALKSUITE "A"SUITE "B"SUITE "C"SUITE "D"SUITE "E"SUITE "F"REMODELING & CHANGE OF USE1 STORY MECHANIC SHOP TO SIX RETAIL STORESF.F. @ FIRST FLOOR= 86'-5" TO 86'-6"F.F. @ ROOF= VARIOUSHIGHEST POINT OF ROOF IS TOP OF (E) WOOD BOW TRUSS TO REMAIN = 103'-2"LOWEST POINT OF ROOF = 98'-6"HIGHEST POINT OF BUILDING IS TOP OF (N) FACADE FRAMING = 105'-6"BUILDING HEIGHT = 19'-2"switch grRAMP UP10.5% SLOPES3S4S5S62% SLOPE2%2%S7S8S9C5C1
C2
S1
1
2
S
2
C3
C4
3% SLOPE2%2%84.90LOW CORNER93.8196.7884.94CP10CP7CP8CP9CP4CP6CP2CP3CP5CP12CP11P.C.P.C.P.C.P.C.CP1ABBREVIATIONSPP SYMBOLPROPERTY LINEREQUIRED SETBACK LINEBUILDING FOOT PRINT(N) LANDSCAPE AREA(E) OVER HEAD ELECTRICAL WIRE(E) FENCE(N) PATH OF TRAVELDRIVEWAYDDESCRIPTION(E) TREE TO BE REMOVED(N) TRASH ENCLOSURET(N) PATIOP(E) POLE TO BE REMOVEDC(E) POWER POLE (E) SIGN POST(E) STREET LIGHT(N) COMPACT PARKING STALLS(N) STANDARD PARKING STALL(N) HANDICAP PARKING STALL(N) TREE TDDP(N) CONCRETE SIDEWALK2%10.5% SLOPE86.00 FSprofile "1"profile "2"profile "3"DRIVEWAY SLOPE PROFILESprofile "4"88.00 FS88.00 FS88.00 FS86.00 FS86.00 FS86.00 FS86.30 FS3% SLOPE8TH ST8TH ST8TH ST7TH STprofileA-02.23profileA-02.22profileA-02.21profileA-02.2456 S.F.507 S.F.487 S.F.679 S.F.(N) RETAINING WALL(E) RETAINING WALLTO REMAIN(N) RETAINING WALL(E) PUBLIC RIGHT OF WAY TO BE FILLEDWITH COMPACTED DIRT TO THE LEVELOF SIDEWALK FOR LANDSCAPE USETOTAL PARKING STALLS: 16 STANDARD COMPACT HANDICAP952TOTAL LANDSCAPE AREA: 1,807 SFON SITE: 949 SFOFF SITE: 858 SFANGLE(degree)SPACE WIDTHstandard/compact standard/compact standard/compactSTANDARD COMPACTABC609.8'/8.7'11.5'/10.2'19.9'/16.8'PARKING LOT DIMENSIONS - TABLE OF MEASUREMENTSEGRESSINGRESSREQUIREDSETBACK(N) BOLLARDS TO BE INSTALLED IN ORDER TOPREVENT THE VEHICLE IMPACT(N) BOLLARDS TO BE INSTALLED IN ORDER TOPREVENT THE VEHICLE IMPACT4' WIDE ABC SLOT CUTS AND 8' DEEPTO REMOVE EXISITNG RETAININGWALLA(E) WALL IN PUBLIC RIGHT OFWAY AND ITS FOUNDATION TOBE REMOVED.SEQUESNCE:1- BACK FILL THE WHOLE AREAAND COMPACT THE DIRT.2- REMOVE SECTIONS OF 4' WIDETO MAX 8' DEEP AND DEMOTHE WALL ( ABC SLOT CUTS) . 3- BACK FILL EACH SECTION9'-4"
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(83.94) FL
(83.99) BOT "X"N76°34'10"EN13°23'40"W 162.52'
N76°34'00"E
159.96'30.00'N13°23'40"W162.52'132.52'PACIFIC COAST HIGHWAY7TH STREET
8TH STREET
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C
APage 97 of 156
HR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 902542024A-03.1EXISTING PICTURESABCDGHFE21341234NNORTHPROJECT
NEXISTING INTERIOR PICTURESEXISTING EXTERIOR PICTURESABCFGHDEPage 98 of 156
(92.00) TOP "X"(91.74) FL(91.68) FL
(87.10) BOT "X"
8TH STREET
(93.90)FS(90.43)FS
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(94.10)FL
(94.32)
(90.57)TC(87.18)FL(87.52)TOP "X"
(87.62))
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(86.42)
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(86.33)(89.44)FS (94.45)FS (95.42)FL(95.95)TOP "X"(94.16)BOT "X"(94.31)TOP "X"(93.94)FL (94.46)(90.85)
119.95'
119.95'120.01'N13°23'40"WHR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 9025420243/16"=1'-0"A-04.1EXISTING &DEMOFIRST FLOOR PLANEXISTING 1ST FLOOR PLANSCALE: 3/16"=1'-0"NNORTHPROJECTPATH OF TRAVELCEILING HEIGHT 11'-6 1/2"BATHROOMBATHROOMRRRRRRRRRRRRRRRRA-07.1WEST ELEVA-07.3NORTH ELEV
A-07.4
SOUTH ELEV A-07.2EAST ELEVC-CA-08.2B-BA-08.2A-AA-08.1DEMOLITION LEGEND:EXISTING WALL TO REMAINEXISTING EXTERIOR WINDOW TO BE REMOVEDEXISTING WALL TO BE REMOVEDREXISTING DOOR OR WINDOW TO BE BE REMOVED ANDDISPOSED OFF SITEEXISTING EXTERIOR WINDOW TO REMAINEXISTING FIXTURES TO BE REMOVEDREXISTING COLUMN TO REMAINEXISTING COLUMN TO BE REMOVEDABBREVIATIONSSYMBOLKEY NOTEDEMOLITION NOTE:EXISTING WALLS TO BE GUTTED TO SHELL ONLYREMOVE EXISTING PLUMBING FIXTURES, TYPICAL. TERMINATE ALLUNUSED PLUMBING LINES BEHIND WALL.REMOVE EXISTING ACCESSORIES THROUGHOUT.REMOVE EXISTING TOILET PARTITION, TYPICALEXISTING FIXTURE TO BE REMOVEDALL EXISTING WINDOWS AT REAR WALL TO BE REMOVED AND EXISTINGOPENINGS FILLED INEXISTING ROLL UP DOORS TO BE REMOVED AND REPLACED WITH NEWSTOREFRONTS AND DOORSEXISTING STOREFRONT DOORS AND AWNINGS TO BE REMOVED AND REPLACED WITH NEWSTOREFRONTS AND DOORS PER PROPOSED FLOOR PLAN & ELEVATIONEXISTING EXTERIOR WALL TO BE REMOVED AND REPLACED WITH NEWRECESSED STOREFRONT PER PROPOSED FLOOR PLAN & ELEVATIONEXISTING CMU WALL TO REMAINALL EXISTING WINDOWS ON SOUTH FACADE TO BE REMOVED ANDEXISTING CMU OPENINGS FILLED UPSYMBOLKEY NOTEREAR RETAINING WALL TO REMAINEXISTING CARPORT AND STORAGE TO BE REMOVED AND FILLED IN WITH COMPACTED DIRTPage 99 of 156
119.95'
119.95'120.01'N13°23'40"WHR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 9025420243/16"=1'-0"A-04.2PROPOSED 1ST FLOOR PLANSCALE: 3/16"=1'-0"PROPOSEDFIRST FLOOR PLANNNORTHPROJECTPATH OF TRAVEL UNISEX BATHROOM(N) UNISEX BATHROOM(N) UNISEX BATHROOM(N) UNISEX BATHROOM(N) UNISEX BATHROOM(N) UNISEX BATHROOM(N)SUITE "A"SUITE "B"SUITE "C"SUITE "D"SUITE "E"SUITE "F"1234567A-07.1WEST ELEVA-07.3NORTH ELEV
A-07.4
SOUTH ELEV A-07.2EAST ELEVC-CA-08.2B-BA-08.2A-AA-08.1switch gr
2% SLOPE2%2%CCSSCC(N) PATIO(FUTURE T.I. UNDERSEPARATE PERMIT)AREA= 292 S.F.835.70 S.F.641.35 S.F.837.24 S.F.800.35 S.F.787.98 S.F.796.53 S.F.(N) RETAIL(N) RETAIL(N) RETAIL(N) RETAIL(N) RETAIL(N) RETAILVENTILATING FAN, PROVIDE MECH.VENTILATION SYSTEM CAPABLE OF PROVIDING ACOMPLETE CHANGE OF AIR EVERY 15 MINUTES.NEW DOORNEW DOOR TYPEEXISTING CMU WALL WITH OPENINGS FILLED UPLEGEND:NEW WALL1(N)PROPOSED NEWNEW ACCESSIBLE BATHROOM SYMBOLKEY NOTECONSTRUCTION NOTE:NEW INTERNAL DEMISING WALLNEW EXTERIOR 2x6 WOOD FRAMED WALLNEW ALUMINUM STOREFRONTNEW FRAMED PLASTER WITH STUCCO FINISHNEW PLASTER OVERHANG ABOVENEW METAL AWNING ABOVEABBREVIATIONSAREA CALCULATIONMECHANIC SHOP(E) BUILDING(N) RETAILSSUITE "A"SUITE "B"SUITE "C"SUITE "D"SUITE "E"SUITE "F"4,778.12 S.F.4,687.18 S.F.TOTAL835.70 S.F. 641.35 S.F.837.24 S.F. 800.35 S.F. 787.98 S.F. 796.53 S.F.4,699.18 S.F.11111(E) PUBLIC RIGHT OF WAY TO BE FILLED
WITH COMPACTED DIRT TO THE LEVELOF SIDEWALK FOR LANDSCAPE USE
(E) RETAINING WALLTO REMAIN(N) RETAINING WALL(N) RETAINING WALL8TH STREET86.20 TC85.70 FL
86.28 TC
85.70 FL
86.36 TC
85.70 FL
92.3089.8088.0087.6086.60
(92.00) TOP "X"(91.74) FL(91.68) FL
(87.10) BOT "X"
(93.90)FS(90.43)FS
(94.
(94.48)
(94.12)TC
(94.10)FL
(94.32)
(90.57)TC(87.18)FL(87.52)TOP "X"
(87.62))
(87.94)FS
(93.29)FS
(93.81)
(92.37)
(92.33)
(93.16)
(94.06)FS
(94.77)FS(93.26)FS
(94.96)
(95.34)TW
(95.27)(94.11)FS (95.84)FS(89.44)FS (94.45)FS (95.42)FL(95.95)TOP "X"(94.16)BOT "X"(94.31)TOP "X"(93.94)FL (94.46)REQUIREDSETBACK(N) BOLLARDS TO BE INSTALLED IN ORDER TOPREVENT THE VEHICLE IMPACT(N) BOLLARDS TO BE INSTALLED IN ORDER TOPREVENT THE VEHICLE IMPACT9'-4"Page 100 of 156
HR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 9025420243/16"=1'-0"A-05.1EXISTING ROOF PLANSCALE: 3/16"=1'-0"EXISTINGROOF PLANNNORTHPROJECT119.95'
119.95'120.01'N13°23'40"WNNORTHPROJECTPATH OF TRAVELA-07.1WEST ELEVA-07.3NORTH ELEV
A-07.4
SOUTH ELEV A-07.2EAST ELEVC-CA-08.2B-BA-08.2A-AA-08.1SYMBOLKEY NOTECONSTRUCTION NOTE:(N) ROOF TOP A/C UNITS(E) PARAPET TO BE RAISED(N) HIGH PARAPET(N) FRAMED BRACE SUPPORT BEHIND HIGH PARAPET(E) BOW TRUSS ROOF TO REMAIN(E) RAISED ROOF TO REMAIN(N) ROOF DRAIN SCUPPERS AND DOWNSPOUTS CONNECTED TO GUTTER SYSTEM. SEE CIVILPage 101 of 156
A-05.2PROPOSED ROOF PLANSCALE: 3/16"=1'-0"PROPOSEDROOF PLAN119.95'
119.95'120.01'N13°23'40"WHR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 06/17/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 9025420243/16"=1'-0"NNORTHPROJECTPATH OF TRAVELA-07.1WEST ELEVA-07.3NORTH ELEV
A-07.4
SOUTH ELEV A-07.2EAST ELEVC-CA-08.2B-BA-08.2A-AA-08.193.8196.78CP10CP7CP8CP9CP4CP6CP2CP3CP5CP12CP11P.C.P.C.CP1SYMBOLKEY NOTECONSTRUCTION NOTE:(N) ROOF TOP A/C UNITS(E) PARAPET TO BE RAISED(N) HIGH PARAPET(N) FRAMED BRACE SUPPORT BEHIND HIGH PARAPET(E) BOW TRUSS ROOF TO REMAIN(E) RAISED ROOF TO REMAIN(N) ROOF DRAIN SCUPPERS AND DOWNSPOUTS CONNECTED TO GUTTER SYSTEM. SEE CIVILP.CP194.00'9.16'P.CP2103.16' 92.25'10.91'P.CP390.48'12.68'P.CP4103.16' 93.70'9.46'P.CP598.70'92.00'6.70'P.CP6105.50' 90.24'15.26'P.CP792.97'10.19'P.CP891.41'11.75'P.CP989.79'15.71'P.CP1092.60'10.56'P.CP11 103.16' 91.08'12.08'P.CP1289.50'13.66'PROPOSEDCRITICALPOINTPROPOSEDHEIGHT OFBUILDINGINTERPOLATEDGRADE ATSUBJECT CPBUILDINGHEIGHT ATSUBJECT CP103.16'103.16'105.50'103.16'103.16'103.16'103.16'IG - INTERPOLATED GRADE LINEMH - MAXIMUM HEIGHT LINEA.CP - ACTUAL CRITICAL POINTP.CP - PROPOSED CRITICAL POINTLEGEND:Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP1Height LimitMax. Ht. @ CP1:Prop. Ht. @ CP1:84.90120.01Elev. AB':Elev. CD':Elev. CP1:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Dotted Lines = Property Lines
P.C.Elevation: 96.78(Point B)P.C. Elevation: 93.81(Point A)P.C. Elevation: 84.94(Point D)P.C.Elevation: 84.90(Point C)Lot Width = 119.95'Lot Width = 119.95'Lot Length = 120.01'
Lot Lenght = 120.02'NNORTHPROJECTREQUIREDSETBACKCritical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP3Height LimitMax. Ht. @ CP3:Prop. Ht. @ CP3:84.90120.01Elev. AB':Elev. CD':Elev. CP3:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP4Height LimitMax. Ht. @ CP4:Prop. Ht. @ CP4:84.90120.01Elev. AB':Elev. CD':Elev. CP4:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP5Height LimitMax. Ht. @ CP5:Prop. Ht. @ CP5:84.90120.01Elev. AB':Elev. CD':Elev. CP5:93.8184.90120.0293.8196.7884.94119.953584.90119.90098.70Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP6Height LimitMax. Ht. @ CP6:Prop. Ht. @ CP6:84.90120.01Elev. AB':Elev. CD':Elev. CP6:93.8184.90120.0293.8196.7884.94119.953584.90119.900105.50Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP7Height LimitMax. Ht. @ CP7:Prop. Ht. @ CP7:84.90120.01Elev. AB':Elev. CD':Elev. CP7:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP8Height LimitMax. Ht. @ CP8:Prop. Ht. @ CP8:84.90120.01Elev. AB':Elev. CD':Elev. CP8:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP9Height LimitMax. Ht. @ CP9:Prop. Ht. @ CP9:84.90120.01Elev. AB':Elev. CD':Elev. CP9:93.8184.90120.0293.8196.7884.94119.953584.90119.900105.50Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP10Height LimitMax. Ht. @ CP10:Prop. Ht. @ CP10:84.90120.01Elev. AB':Elev. CD':Elev. CP10:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP11Height LimitMax. Ht. @ CP11:Prop. Ht. @ CP11:84.90120.01Elev. AB':Elev. CD':Elev. CP11:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP12Height LimitMax. Ht. @ CP12:Prop. Ht. @ CP12:84.90120.01Elev. AB':Elev. CD':Elev. CP12:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP2Height LimitMax. Ht. @ CP2:Prop. Ht. @ CP2:84.90120.01Elev. AB':Elev. CD':Elev. CP2:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Page 102 of 156
A-06.1PROPOSED3D VIEWSHR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 902542024Page 103 of 156
A-07.1SCALE: 3/16"=1'-0"EXISTING&PROPOSEDWESTELEVATIONSHR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 06/17/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 9025420243/16"=1'-0"7TH STREET(E) SIDEWALKEXISTING WEST (FRONT) ELEVATIONB-BA-08.2C-CA-08.2A-07.3NORTH ELEV
A-07.4
SOUTH ELEV(E) FINISHED GRADEPROPOSED 1ST FLOORUNITS "D", "E", "F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAIN HIGHEST POINT OF (E)FLAT ROOF TO REMAIN (E) MAX. BUILDING HEIGHTTOP OF (E) BOW TRUSS TO REMAINPROPOSED MAX.BUILDING HEIGHTMAXIMUM HEIGHT LINEINTERPOLATED GRADE LINE8TH STREET (E) CANOPYTO BE REMOVED84.93'IG/ CP3A.CP3101.50'A.CP12101.50'IG/ CP1284.90'A.CP9101.50'IG/ CP984.91'A.CP6101.50'IG/ CP684.93'CORNER POINTCORNER POINTPROPOSED WEST (FRONT) ELEVATION8TH STREET7TH STREET(E) SIDEWALKB-BA-08.2C-CA-08.2A-07.3NORTH ELEV
A-07.4
SOUTH ELEVPROPOSED GRADEEXISTING GRADE85.70 F.L.85.70 F.L.86.20 T.C.86.28 T.C.(E) ROOF LINE BEYOND TO REMAIN105'-6"TOP OF (N) PARAPET WALLPROPOSEDFACADE FRAMING103'-2"(N) PARAPET OVER24" HIGH (E) PARAPET97'-0"(N) AWNING(N) 10'-6" HIGHSTUCCO WALL ATTACHEDTO THE SOUTH FACADEPROPOSED 1ST FLOORUNITS "D", "E", "F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAIN HIGHEST POINT OF (E)FLAT ROOF TO REMAIN (E) MAX. BUILDING HEIGHTTOP OF (E) BOW TRUSS TO REMAINPROPOSED MAX.BUILDING HEIGHTEXISTING GRADE TO REMAINP.CP3103.16'P.CP12103.16'P.CP9105.50'P.CP6105.50'EXTERIOR MATERIAL & FINISHES P.CP194.00'9.16'P.CP2103.16' 92.25'10.91'P.CP390.48'12.68'P.CP4103.16' 93.70'9.46'P.CP598.70'92.00'6.70'P.CP6105.50' 90.24'15.26'P.CP792.97'10.19'P.CP891.41'11.75'P.CP989.79'15.71'P.CP1092.60'10.56'P.CP11 103.16' 91.08'12.08'P.CP1289.50'13.66'PROPOSEDCRITICALPOINTPROPOSEDHEIGHT OFBUILDINGINTERPOLATEDGRADE ATSUBJECT CPBUILDINGHEIGHT ATSUBJECT CP103.16'103.16'105.50'103.16'103.16'103.16'103.16'IG - INTERPOLATED GRADE LINEMH - MAXIMUM HEIGHT LINEA.CP - ACTUAL CRITICAL POINTP.CP - PROPOSED CRITICAL POINTLEGEND:SUITE "A"SUITE "B"SUITE "C"SUITE "D"SUITE "E"SUITE "F"(E) RETAINING WALL TO REMAIN(N) RETAINING WALL(N) RETAINING WALLMAXIMUM HEIGHT LINE84.93'IG/ CP3IG/ CP1284.90'IG/ CP984.91'IG/ CP684.93'INTERPOLATED GRADE LINE86.36 T.C.CORNER POINTCORNER POINTCritical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP3Height LimitMax. Ht. @ CP3:Prop. Ht. @ CP3:84.90120.01Elev. AB':Elev. CD':Elev. CP3:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP6Height LimitMax. Ht. @ CP6:Prop. Ht. @ CP6:84.90120.01Elev. AB':Elev. CD':Elev. CP6:93.8184.90120.0293.8196.7884.94119.953584.90119.900105.50Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP9Height LimitMax. Ht. @ CP9:Prop. Ht. @ CP9:84.90120.01Elev. AB':Elev. CD':Elev. CP9:93.8184.90120.0293.8196.7884.94119.953584.90119.900105.50Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP12Height LimitMax. Ht. @ CP12:Prop. Ht. @ CP12:84.90120.01Elev. AB':Elev. CD':Elev. CP12:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Page 104 of 156
A-07.2SCALE: 3/16"=1'-0"EXISTING&PROPOSEDEASTELEVATIONSHR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 06/17/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 9025420243/16"=1'-0"EXISTING EAST (BACK) ELEVATION8TH STREET7TH STREETB-BA-08.2C-CA-08.2A-07.3
NORTH ELEV
A-07.4SOUTH ELEVPROPOSED 1ST FLOORUNITS "D", "E", "F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAINHIGHEST POINT OF (E)FLAT ROOF TO REMAIN(E) MAX. BUILDING HEIGHTTOP OF (E) BOW TRUSS TO REMAINPROPOSED MAX.BUILDING HEIGHTEXISTING GRADE@ REAR ASPHALT DRIVEWAYALL EXISTING WINDOWS AT SOUTH WALLTO BE REMOVED AND FILLED INMAXIMUM HEIGHT LINEINTERPOLATED GRADE LINE(E) SIDEWALKA.CP1099.50'A.CP1100.19'A.CP799.50'A.CP499.75'IG/ CP1084.90'84.93'IG/ CP1IG/ CP784.91'IG/ CP484.93'CORNER POINTCORNER POINT7TH STREET(E) SIDEWALKPROPOSED EAST (BACK) ELEVATIONB-BA-08.2C-CA-08.2A-07.3
NORTH ELEV
A-07.4SOUTH ELEVPROPOSED 1ST FLOORUNITS "D", "E", "F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAIN HIGHEST POINT OF (E)FLAT ROOF TO REMAIN (E) MAX. BUILDING HEIGHTTOP OF (E) BOW TRUSS TO REMAINPROPOSED MAX.BUILDING HEIGHTEXISTING GRADE@ REAR ASPHALT DRIVEWAY(E) ROOF LINE BEYOND TO REMAIN103'-2"(N) PARAPET OVER24" HIGH (E) PARAPETPROPOSED FINISH FLOOR LINE BEYOND94'-5"(N) RETAINING WALLP.CP10103.16'P.CP1103.16'P.CP7103.16'P.CP4103.16'EXTERIOR MATERIAL & FINISHES P.CP194.00'9.16'P.CP2103.16' 92.25'10.91'P.CP390.48'12.68'P.CP4103.16' 93.70'9.46'P.CP598.70'92.00'6.70'P.CP6105.50' 90.24'15.26'P.CP792.97'10.19'P.CP891.41'11.75'P.CP989.79'15.71'P.CP1092.60'10.56'P.CP11 103.16' 91.08'12.08'P.CP1289.50'13.66'PROPOSEDCRITICALPOINTPROPOSEDHEIGHT OFBUILDINGINTERPOLATEDGRADE ATSUBJECT CPBUILDINGHEIGHT ATSUBJECT CP103.16'103.16'105.50'103.16'103.16'103.16'103.16'IG - INTERPOLATED GRADE LINEMH - MAXIMUM HEIGHT LINEA.CP - ACTUAL CRITICAL POINTP.CP - PROPOSED CRITICAL POINTLEGEND:8TH STREETMAXIMUM HEIGHT LINEINTERPOLATED GRADE LINEIG/ CP1084.90'84.93'IG/ CP1IG/ CP784.91'IG/ CP484.93'CORNER POINTCORNER POINTCritical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP1Height LimitMax. Ht. @ CP1:Prop. Ht. @ CP1:84.90120.01Elev. AB':Elev. CD':Elev. CP1:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP4Height LimitMax. Ht. @ CP4:Prop. Ht. @ CP4:84.90120.01Elev. AB':Elev. CD':Elev. CP4:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP7Height LimitMax. Ht. @ CP7:Prop. Ht. @ CP7:84.90120.01Elev. AB':Elev. CD':Elev. CP7:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP10Height LimitMax. Ht. @ CP10:Prop. Ht. @ CP10:84.90120.01Elev. AB':Elev. CD':Elev. CP10:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Page 105 of 156
A-07.3SCALE: 3/16"=1'-0"EXISTING&PROPOSEDNORTHELEVATIONSHR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 06/17/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 9025420243/16"=1'-0"EXISTING NORTH ELEVATIONPACIFIC COAST HIGHWAYASPHALTPARKING LOTA-07.1
WEST ELEV
A-07.2EAST ELEVA-AA-08.1PROPOSED 1ST FLOORUNITS "D", "E", "F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAIN HIGHEST POINT OF (E)FLAT ROOF TO REMAIN (E) MAX. BUILDING HEIGHTTOP OF (E) BOW TRUSS TO REMAIN PROPOSED MAX.BUILDING HEIGHT(E) SIDEWALKEXISTING GRADE@ 8TH STREETA.CP2100.19'A.CP1100.19'A.CP3101.50'91.09'IG/ CP292.60'IG/ CP189.54'IG/ CP3CORNER POINTCORNER POINTMAXIMUM HEIGHT LINEINTERPOLATED GRADE LINEEXISTING FINISH FLOOR LINE BEYONDPROPOSED NORTH ELEVATIONA-07.1
WEST ELEV
A-07.2EAST ELEVA-AA-08.1REQUIREDSETBACKPROPOSED 1ST FLOORUNITS "D", "E", "F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAIN HIGHEST POINT OF (E)FLAT ROOF TO REMAIN (E) MAX. BUILDING HEIGHTTOP OF (E) BOW TRUSS TO REMAIN PROPOSED MAX.BUILDING HEIGHT(E) SIDEWALKEXISTING GRADE@ 8TH STREET(E) ROOF LINE BEYOND TO REMAIN103'-2"(N) PARAPET OVER24" HIGH (E) PARAPET105'-6"TOP OF (N) PARAPET WALLPROPOSEDFACADE FRAMINGPROPOSED FINISH FLOOR LINE BEYOND97'-0"(N) AWNING94'-5"T.O. (N) PONY WALLPACIFIC COAST HIGHWAYPARKING LOT DRIVEWAYP.CP2103.16'91.09'IG/ CP2P.CP1103.16'92.60'IG/ CP189.54'IG/ CP3P.CP3103.16'CORNER POINTCORNER POINTMAXIMUM HEIGHT LINEINTERPOLATED GRADE LINEEXTERIOR MATERIAL & FINISHES P.CP194.00'9.16'P.CP2103.16' 92.25'10.91'P.CP390.48'12.68'P.CP4103.16' 93.70'9.46'P.CP598.70'92.00'6.70'P.CP6105.50' 90.24'15.26'P.CP792.97'10.19'P.CP891.41'11.75'P.CP989.79'15.71'P.CP1092.60'10.56'P.CP11 103.16' 91.08'12.08'P.CP1289.50'13.66'PROPOSEDCRITICALPOINTPROPOSEDHEIGHT OFBUILDINGINTERPOLATEDGRADE ATSUBJECT CPBUILDINGHEIGHT ATSUBJECT CP103.16'103.16'105.50'103.16'103.16'103.16'103.16'IG - INTERPOLATED GRADE LINEMH - MAXIMUM HEIGHT LINEA.CP - ACTUAL CRITICAL POINTP.CP - PROPOSED CRITICAL POINTLEGEND:Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP1Height LimitMax. Ht. @ CP1:Prop. Ht. @ CP1:84.90120.01Elev. AB':Elev. CD':Elev. CP1:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP3Height LimitMax. Ht. @ CP3:Prop. Ht. @ CP3:84.90120.01Elev. AB':Elev. CD':Elev. CP3:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP2Height LimitMax. Ht. @ CP2:Prop. Ht. @ CP2:84.90120.01Elev. AB':Elev. CD':Elev. CP2:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Page 106 of 156
A-07.4SCALE: 3/16"=1'-0"EXISTING&PROPOSEDSOUTHELEVATIONSHR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 06/17/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 9025420243/16"=1'-0"EXISTING SOUTH ELEVATIONDRIVEWAYASPHALT DRIVEWAYA-07.1
WEST ELEV
A-07.2
EAST ELEVA-AA-08.1PROPOSED 1ST FLOORUNITS "D", "E", "
F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAINHIGHEST POINT OF (E)FLAT ROOF TO REMAIN(E) MAX. BUI
LDING HEIGHTTOP OF (E) BOW TRUSS
TO REM
AIN PROPOSED MAX.BUILDING HEIGHT(E) SIDEWALKEXISTING GRADE@ 7TH STREET(E) ROOF(E) 24" HIGH PARAPETEXISTING FINISH FLOOR LINE BEYOND(E) COVERED CARPORT TO BE REMOVEDALL EXISTING WINDOWS AT SOUTH WALLTO BE REMOVED AND FILLED INPACIFIC COAST HIGHWAYINTERPOLATED GRADE LINE (E) CANOPYTO BE REMOVEDA.CP11100.40'A.CP12101.50'A.CP10100.40'IG/ CP1191.08'IG/ CP1289.50'IG/ CP1092.60'CORNER POINTCORNER POINTMAXIMUM HEIGHT LINEPROPOSED SOUTH ELEVATIONPARKING LOT DRIVEWAYASPHALT DRIVEWAYREQUIREDSETBACK
A-07.1
WEST ELEV
A-07.2
EAST ELEVA-AA-08.1PROPOSED 1ST FLOORUNITS "D", "E", "
F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAINHIGHEST POINT OF (E)FLAT ROOF TO REMAIN(E) MAX. BUI
LDING HEIGHTTOP OF (E) BOW TRUSS
TO REM
AIN PROPOSED MAX.BUILDING HEIGHTEXISTING GRADE@ 7TH STREET(E) SIDEWALK(E) ROOF LINE BEYOND TO REMAIN103'-2"(N) PARAPET OVER24" HIGH (E) PARAPET105'-6"TOP OF (N) PARAPET WALLPROPOSEDFACADE FRAMING(N) 10'-6" HIGHSTUCCO WALL ATTACHEDTO THE SOUTH FACADEPROPOSED FINISH FLOOR LINE BEYONDPACIFIC COAST HIGHWAYP.CP11103.16'P.CP12103.16'P.CP10103.16'IG/ CP1191.08'IG/ CP1289.50'IG/ CP1092.60'CORNER POINTCORNER POINTMAXIMUM HEIGHT LINEINTERPOLATED GRADE LINEEXTERIOR MATERIAL & FINISHES P.CP194.00'9.16'P.CP2103.16' 92.25'10.91'P.CP390.48'12.68'P.CP4103.16' 93.70'9.46'P.CP598.70'92.00'6.70'P.CP6105.50' 90.24'15.26'P.CP792.97'10.19'P.CP891.41'11.75'P.CP989.79'15.71'P.CP1092.60'10.56'P.CP11 103.16' 91.08'12.08'P.CP1289.50'13.66'PROPOSEDCRITICALPOINTPROPOSEDHEIGHT OFBUILDINGINTERPOLATEDGRADE ATSUBJECT CPBUILDINGHEIGHT ATSUBJECT CP103.16'103.16'105.50'103.16'103.16'103.16'103.16'IG - INTERPOLATED GRADE LINEMH - MAXIMUM HEIGHT LINEA.CP - ACTUAL CRITICAL POINTP.CP - PROPOSED CRITICAL POINTLEGEND:Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP1Height LimitMax. Ht. @ CP1:Prop. Ht. @ CP1:84.90120.01Elev. AB':Elev. CD':Elev. CP1:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP3Height LimitMax. Ht. @ CP3:Prop. Ht. @ CP3:84.90120.01Elev. AB':Elev. CD':Elev. CP3:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP2Height LimitMax. Ht. @ CP2:Prop. Ht. @ CP2:84.90120.01Elev. AB':Elev. CD':Elev. CP2:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Page 107 of 156
A-08.1EXISTING&PROPOSEDSECTIONSHR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 06/17/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 9025420243/16"=1'-0"EXISTING SECTION A-A8TH STREET7TH STREET(E) SIDEWALK(E) RETAIL(E) RETAIL(E) RETAIL(E) DROP CEILINGTO BE REMOVED(E) ROOF(E) 24" PARAPET(E) ROOF FRAMINGEXISTING GRADE(E) STORAGE/ CARPORTTO BE REMOVEDB-BA-08.2C-CA-08.2A-07.3NORTH ELEV
A-07.4
SOUTH ELEVPROPOSED 1ST FLOORUNITS "D", "E", "F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAIN HIGHEST POINT OF (E)FLAT ROOF TO REMAIN (E) MAX. BUILDING HEIGHTTOP OF (E) BOW TRUSS TO REMAIN PROPOSED MAX.BUILDING HEIGHT(E) 7'-11" RETAINING WALL TO REMAIN(E) PARAPET(E) COLUMNTO REMAIN(E) COLUMNTO REMAINMAXIMUM HEIGHT LINEINTERPOLATED GRADE LINESYMBOLKEY NOTEEXISTING WALLS TO BE GUTTED TO SHELL ONLYEXISTING CMU WALL TO REMAINALL EXISTING WINDOWS ON SOUTH FACADE TOBE REMOVED AND EXISTING CMU OPENINGSFILLED UPEXISTING REAR RETAINING WALL TO REMAINALL EXISTING WINDOWS AT REAR WALL TO BEREMOVED AND EXISTING OPENINGS FILLED INA.CP11101.50'A.CP8103.16'A.CP598.71'A.CP2100.19'84.93'IG/ CP2IG/ CP8IG/ CP5IG/ CP1184.90'84.91'84.93'CORNER POINTCORNER POINTPROPOSED SECTION A-A8TH STREET7TH STREET(E) SIDEWALK(N) STORE(N) STORE(N) STORE(N) STORE(N) STORE(N) STORE(E) 7'-11" RETAINING WALL TO REMAIN(E) CMU WALL TO REMAIN(E) ROOF TO REMAIN(E) ROOF FRAMINGTO REMAINSUITE "A"SUITE "B"SUITE "C"SUITE "D"SUITE "E"SUITE "F"B-BA-08.2C-CA-08.2A-07.3NORTH ELEV
A-07.4
SOUTH ELEVPROPOSED 1ST FLOORUNITS "D", "E", "F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAIN HIGHEST POINT OF (E)FLAT ROOF TO REMAIN (E) MAX. BUILDING HEIGHTTOP OF (E) BOW TRUSS TO REMAIN PROPOSED MAX.BUILDING HEIGHT103'-2"(N) T.O.P.OVER 24" HIGH (E) PARAPETPROPOSED GRADEEXISTING GRADE(E) PUBLIC RIGHT OF WAY TO BEFILLED WITH COMPACTEDDIRT TO THE LEVEL OF SIDEWALKFOR LANDSCAPE USE92'-10"LANDSCAPEHIGHEST POINT(N) WALL86'-5" F.F.86'-6" F.F.PROPOSED DROP CEILINGPROPOSED DROP CEILING103'-2"(N) PARAPET103'-2"(N) PARAPET OVER24" HIGH (E) PARAPET(N) WALL(N) WALL(N) WALL(N) WALLP.CP11103.16'P.CP8103.16'P.CP598.70'P.CP2103.16'EXISTING GRADE TO REMAININTERPOLATED GRADE LINEP.CP194.00'9.16'P.CP2103.16' 92.25'10.91'P.CP390.48'12.68'P.CP4103.16' 93.70'9.46'P.CP598.70'92.00'6.70'P.CP6105.50' 90.24'15.26'P.CP792.97'10.19'P.CP891.41'11.75'P.CP989.79'15.71'P.CP1092.60'10.56'P.CP11 103.16' 91.08'12.08'P.CP1289.50'13.66'PROPOSEDCRITICALPOINTPROPOSEDHEIGHT OFBUILDINGINTERPOLATEDGRADE ATSUBJECT CPBUILDINGHEIGHT ATSUBJECT CP103.16'103.16'105.50'103.16'103.16'103.16'103.16'IG - INTERPOLATED GRADE LINEMH - MAXIMUM HEIGHT LINEA.CP - ACTUAL CRITICAL POINTP.CP - PROPOSED CRITICAL POINTLEGEND:MAXIMUM HEIGHT LINE84.93'IG/ CP2IG/ CP8IG/ CP5IG/ CP1184.90'84.91'84.93'CORNER POINTCORNER POINT(E) WALL IN PUBLIC RIGHT OF WAYAND ITS FOUNDATION TO BEREMOVED.SEQUESNCE: 1- BACK FILL THEWHOLE AREA AND COMPACTTHE DIRT. 2- REMOVESECTIONS OF 5' WIDE TO MAX 8'DEEP AND DEMO THE WALL (ABC SLUT CUTS) . 3- BACK FILLEACH SECTIONCritical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP5Height LimitMax. Ht. @ CP5:Prop. Ht. @ CP5:84.90120.01Elev. AB':Elev. CD':Elev. CP5:93.8184.90120.0293.8196.7884.94119.953584.90119.90098.70Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP2Height LimitMax. Ht. @ CP2:Prop. Ht. @ CP2:84.90120.01Elev. AB':Elev. CD':Elev. CP2:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP8Height LimitMax. Ht. @ CP8:Prop. Ht. @ CP8:84.90120.01Elev. AB':Elev. CD':Elev. CP8:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP11Height LimitMax. Ht. @ CP11:Prop. Ht. @ CP11:84.90120.01Elev. AB':Elev. CD':Elev. CP11:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Page 108 of 156
A-08.2EXISTING&PROPOSEDSECTIONSHR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 06/17/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 9025420243/16"=1'-0"EXISTING SECTION B-B3 STORY ADJACENTRESIDENTIALBUILDING(E) ASPHALT DRIVEWAY(E) 6'-8" SLIDING DOORTO BE REMOVED(E) RETAIL(E) 7'-11" REAR RETAINING WALLEXISTING GRADE(E) ROOF(E) 24" HIGH PARAPET(E) COVERED CARPORT INBACK TO BE REMOVEDA-07.1
WEST ELEV
A-07.2EAST ELEVA-AA-08.1PROPOSED 1ST FLOORUNITS "D", "E", "F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAIN HIGHEST POINT OF (E)FLAT ROOF TO REMAIN (E) MAX. BUILDING HEIGHTTOP OF (E) BOW TRUSS TO REMAIN PROPOSED MAX.BUILDING HEIGHT(E) DROP CEILINGTO BE REMOVED(E) SIDEWALKPACIFIC COAST HIGHWAYSYMBOLKEY NOTEEXISTING WALLS TO BE GUTTED TO SHELL ONLYEXISTING CMU WALL TO REMAINALL EXISTING WINDOWS ON SOUTH FACADE TOBE REMOVED AND EXISTING CMU OPENINGSFILLED UPEXISTING REAR RETAINING WALL TO REMAINALL EXISTING WINDOWS AT REAR WALL TO BEREMOVED AND EXISTING OPENINGS FILLED INA.CP799.50'A.CP8103.16'A.CP9101.50'IG/ CP792.60'IG/ CP891.09'IG/ CP989.54'CORNER POINTCORNER POINTMAXIMUM HEIGHT LINEINTERPOLATED GRADE LINEPROPOSED SECTION B-BPROPOSED 1ST FLOORUNITS "D", "E", "F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAIN HIGHEST POINT OF (E)FLAT ROOF TO REMAIN (E) MAX. BUILDING HEIGHTTOP OF (E) BOW TRUSS TO REMAIN PROPOSED MAX.BUILDING HEIGHTREQUIREDSETBACK(N) STOREFRONTOPENING(N) 5'-0" WIDE METALAWNING(N) 10'-6" HIGHSTUCCO WALL IN BACK(E) ROOF TO REMAINPROPOSED DROP CEILING(E) REAR RETAININGWALL TO REMAIN(N) STORESUITE "E"(E) ASPHALT DRIVEWAYTO REMAIN(N) 5'-0" WIDE PLASTEROVERHANG IN BACKA-07.1
WEST ELEV
A-07.2EAST ELEVA-AA-08.1PROPOSED GRADE2% SLOPE86.36 T.C.85.70 F.L.(N) FACADE FRAMING/BRACING TO ROOF(E) WOOD BOWTRUSS TO REMAIN103'-2"(N) PARAPETEXISTING GRADE105'-6"TOP OF (N) PARAPET WALL86'-6" F.F.EXISTING GRADE TO REMAIN(E) SIDEWALKPACIFIC COAST HIGHWAYP.CP7103.16'P.CP8103.16'P.CP9105.50'125'-11"3 STORY ADJACENTRESIDENTIAL BUILDINGIG/ CP792.60'IG/ CP891.09'IG/ CP989.54'CORNER POINTCORNER POINTMAXIMUM HEIGHT LINEINTERPOLATED GRADE LINEP.CP194.00'9.16'P.CP2103.16' 92.25'10.91'P.CP390.48'12.68'P.CP4103.16' 93.70'9.46'P.CP598.70'92.00'6.70'P.CP6105.50' 90.24'15.26'P.CP792.97'10.19'P.CP891.41'11.75'P.CP989.79'15.71'P.CP1092.60'10.56'P.CP11 103.16' 91.08'12.08'P.CP1289.50'13.66'PROPOSEDCRITICALPOINTPROPOSEDHEIGHT OFBUILDINGINTERPOLATEDGRADE ATSUBJECT CPBUILDINGHEIGHT ATSUBJECT CP103.16'103.16'105.50'103.16'103.16'103.16'103.16'IG - INTERPOLATED GRADE LINEMH - MAXIMUM HEIGHT LINEA.CP - ACTUAL CRITICAL POINTP.CP - PROPOSED CRITICAL POINTLEGEND:Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP7Height LimitMax. Ht. @ CP7:Prop. Ht. @ CP7:84.90120.01Elev. AB':Elev. CD':Elev. CP7:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP8Height LimitMax. Ht. @ CP8:Prop. Ht. @ CP8:84.90120.01Elev. AB':Elev. CD':Elev. CP8:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP9Height LimitMax. Ht. @ CP9:Prop. Ht. @ CP9:84.90120.01Elev. AB':Elev. CD':Elev. CP9:93.8184.90120.0293.8196.7884.94119.953584.90119.900105.50Page 109 of 156
A-08.3EXISTING&PROPOSEDSECTIONSHR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 06/17/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 9025420243/16"=1'-0"EXISTING SECTION C-CEXISTING GRADE(E) 7'-6" SLIDINGDOOR TO BE REMOVED(E) RETAIL(E) 7'-11" REAR RETAINING WALL(E) ROOF FRAMINGA-07.1
WEST ELEV
A-07.2EAST ELEVA-AA-08.1PROPOSED 1ST FLOORUNITS "D", "E", "F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAIN HIGHEST POINT OF (E)FLAT ROOF TO REMAIN (E) MAX. BUILDING HEIGHTTOP OF (E) BOW TRUSS TO REMAIN PROPOSED MAX.BUILDING HEIGHT(E) 24" HIGH PARAPET(E) 24" HIGH PARAPET(E) COLUMNTO REMAIN(E) SIDEWALKPACIFIC COAST HIGHWAY3 STORY ADJACENTRESIDENTIALBUILDING(E) ASPHALT DRIVEWAYTO REMAINSYMBOLKEY NOTEEXISTING WALLS TO BE GUTTED TO SHELL ONLYEXISTING CMU WALL TO REMAINALL EXISTING WINDOWS ON SOUTH FACADE TOBE REMOVED AND EXISTING CMU OPENINGSFILLED UPEXISTING REAR RETAINING WALL TO REMAINALL EXISTING WINDOWS AT REAR WALL TO BEREMOVED AND EXISTING OPENINGS FILLED INIG/ CP492.60'A.CP598.70'IG/ CP591.09'A.CP6101.50'IG/ CP689.52'A.CP4101.12'CORNER POINTCORNER POINTMAXIMUM HEIGHT LINEINTERPOLATED GRADE LINEPROPOSED SECTION C-CREQUIREDSETBACK
(N) AWNING(E) ROOF FRAMINGTO REMAIN(N) FACADE FRAMING/BRACING TO ROOF(N) WALL103'-2"(N) PARAPET OVER24" HIGH (E) PARAPET(N) UNISEXBATHROOM(E) ASPHALT DRIVEWAYTO REMAINA-07.1
WEST ELEV
A-07.2EAST ELEVA-AA-08.1105'-6"TOP OF (N) PARAPET WALLPROPOSED 1ST FLOORUNITS "D", "E", "F"86'-6"99'-1"99'-6"105'-6"103'-2"86'-5"PROPOSED 1ST FLOORUNITS "A", "B", "C"86'-4"(E) FINISHED 1ST FLOORTOP OF (E) REARFLAT ROOF TO REMAIN HIGHEST POINT OF (E)FLAT ROOF TO REMAIN (E) MAX. BUILDING HEIGHTTOP OF (E) BOW TRUSS TO REMAIN PROPOSED MAX.BUILDING HEIGHT(N) STORESUITE "B"99'-6"HIGHEST POINT OF(E) FLAT ROOF TO REMAIN98'-6"LOWEST POINT OF(E) FLAT ROOF TO REMAINPROPOSED GRADEEXISTING GRADEPROPOSED DROP CEILING86.20 T.C.85.70 F.L.86'-5" F.F.2% SLOPEEXISTING GRADE TO REMAIN(E) SIDEWALKPACIFIC COAST HIGHWAY125'-11"3 STORY ADJACENTRESIDENTIAL BUILDINGP.CP4103.16'P.CP598.70'P.CP6105.50'IG/ CP492.60'IG/ CP591.09'IG/ CP689.52'CORNER POINTCORNER POINTMAXIMUM HEIGHT LINEINTERPOLATED GRADE LINE(E) REAR RETAININGWALL TO REMAINP.CP194.00'9.16'P.CP2103.16' 92.25'10.91'P.CP390.48'12.68'P.CP4103.16' 93.70'9.46'P.CP598.70'92.00'6.70'P.CP6105.50' 90.24'15.26'P.CP792.97'10.19'P.CP891.41'11.75'P.CP989.79'15.71'P.CP1092.60'10.56'P.CP11 103.16' 91.08'12.08'P.CP1289.50'13.66'PROPOSEDCRITICALPOINTPROPOSEDHEIGHT OFBUILDINGINTERPOLATEDGRADE ATSUBJECT CPBUILDINGHEIGHT ATSUBJECT CP103.16'103.16'105.50'103.16'103.16'103.16'103.16'IG - INTERPOLATED GRADE LINEMH - MAXIMUM HEIGHT LINEA.CP - ACTUAL CRITICAL POINTP.CP - PROPOSED CRITICAL POINTLEGEND:Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP4Height LimitMax. Ht. @ CP4:Prop. Ht. @ CP4:84.90120.01Elev. AB':Elev. CD':Elev. CP4:93.8184.90120.0293.8196.7884.94119.953584.90119.900103.16Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP5Height LimitMax. Ht. @ CP5:Prop. Ht. @ CP5:84.90120.01Elev. AB':Elev. CD':Elev. CP5:93.8184.90120.0293.8196.7884.94119.953584.90119.90098.70Critical Height Calculation For:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254Elev. Pt. AElev. Pt. BLength A-BLength A-AB'Elev. Pt. CElev. Pt. DLength C-DLength C-CD'Length AB'-CD'Length AB'-CP6Height LimitMax. Ht. @ CP6:Prop. Ht. @ CP6:84.90120.01Elev. AB':Elev. CD':Elev. CP6:93.8184.90120.0293.8196.7884.94119.953584.90119.900105.50Page 110 of 156
A-09.1HR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 9025420243/16"=1'-0" DOOR & WINDOWSCHEDULESECURITY REQUIREMENT NOTES:NOTE:HERS FEATURE SUMMARYTHE FOLLOWING IS A SUMMARY OF THE FEATURES THAT MUST BEFIELD-VERIFIED BY A CERTIFIED HERS RATER AS A CONDITION FORMEETING THE MODELED ENERGY PERFORMANCE FOR THIS COMPUTERANALYSIS. ADDITIONAL DETAIL IS PROVIDED IN THE BUILDINGCOMPONENTS TABLES BELOW.*NO SUBSTITUTION WITHOUT PRIORDESIGN REVIEW APPROVAL.DOOR & WINDOW SCHEDULESUITE "A" DOORSUITE "B" DOORSUITE "C" DOORSUITE "D" DOORSUITE "E" DOORSUITE "F" DOOR10" KICK PLATEBATHROOM DOORPage 111 of 156
A-10.1MBHR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 902542024 4654DOORS AND WINDOWSIPE WOODSTAINED WITH IPE OILFOR UNDER THE EAVES1EXTERIOR PLASTER7/8" DRYVIT EXTERIOR PLASTER LAHABRA EGG SHELL 73 (76) BASE 100 3BLACK SHEET METAL2EXTERIOR PLASTER7/8" DRYVIT EXTERIOR PLASTER DUNN-EDWARDS DE6126 Stockhorse LRV 146EXPOSED AGGREGATECONCRETE2315BLACK WIDE ALUMINUMFRAME FACTORY PAINTEDPage 112 of 156
A-10.2HR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 902542024TRASHENCLOSURESPECIFICATIONS&DETAILSCITY SPACESTOUGHGATE DOORS & GATESA modern industrial look with a metal infills.Create a cohesive and stylish look by matching the metal paneleddumpster surrounds with the rest of the property.The heavy-duty Slat Wall comes in both 4” and 6” wide planks.METAL INFILL: PLANARCOLOR: BLACK TEXTUEDTRASH ENCLOSURE PLAN3/16"=1'-0"TRASH ENCLOSURE ELEVATIONSA-10.22A-10.21A-10.23123Page 113 of 156
MANDATORYACCESSIBILITYREQUIREMENTSA-11.1HR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 902542024Page 114 of 156
MANDATORYACCESSIBILITYREQUIREMENTSA-11.2HR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 902542024Page 115 of 156
DA ENTRY DOOR DA LAVATORY4MIRRORBCLEAR FLOOR AREAAINTERNATIONAL ACCESSIBILITY SYMBOLELECTRICAL OUTLET & SWITCHES48" MAX. TOP
THRESHOLDS1.2.RESTROOM DA SIGN12" MIN.INSIDEINSIDEINSIDEOUTSIDE3.56321HANDICAP W.C. REQUIREMENTSTOILET PAPER DISPENSERSECTION THRU TYP.GRAB BARGRAB BAR DETAILSGRAB BAR17" MIN. 19" MAX.(COMMERCIAL)ROLL PAPER HOLDERWITHOUT STOPS24"MIN.FLUSHACTIVATOR ONWIDE SIDEC/L7REST ROOM ACCESSORIES8A-11.3HR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 902542024ADADETAILS&NOTESPage 116 of 156
GENERAL BUILDING NOTES18.17.16.15.9.8.14.13.12.11.10.7.6.5.STRUCTURAL OBSERVATION20.19.18.17.16.15.14.13.12.11.10.GENERAL REQUIREMENTS4.3.2.1.24.23.22.21.20.19.9.8.7.6.1.2.3.4.5.H)G)F)E)D)C)B)A)3.4.5.10.9.SECURITY NOTES1.2.8.7.6.L)K)J)I)11.12.13.14.15.A) 16.25.26.27.28.29.30.32.31.FIRE PROTECTION1.33.21.34.35.36.37.38.39.17.18.19.20.21.21.2.3.4.22.GENERALNOTESA-12.1HR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 902542024Page 117 of 156
WORKMANSHIP RECOMMENDATIONS3.2.ENERGY REQUIREMENTS NOTES:”PLUMING REQUIREMENTS NOTES3.5.1.2.4.PLAN CHECK NOTES–’CNSTRUCTION PERMIT NOTESSECURITY NOTES23.24.25.26.GARAGE/ CARPORTSMEANS OF EGRESS2.1.27.ELECTRICAL REQUIREMENTS NOTES28.GENERALNOTESA-12.2HR PROPERTY GROUP1559 S. SEPULVEDA BLVD,LOS ANGELES, CA 90025OWNER:LABYRINTHDESIGN STUDIO INC.These drawings and specifications are theproperty and copyright of the Designer andshall not be used for any other work exceptby written agreement with the Designer.Tel: 818.200.5005Drawing No.Date:Job No:Checked By:Drawn By:Drawing TitleREVISIONSAll drawings, designs, arrangements and ideas depicted herein are copyrighted and protected by the Architectural Works Copyright Protection Act of 1990, as amended and other applicable laws. They are the property of LABYRINTH DESIGN STUDIO, INC.For use in Connection with the Specified Project. The use of such designs, drawings or ideas in Connection with any other project or for any purpose other than the specified project is not authorized except with written permission of LABYRINTH DESIGN STUDIO, INC.PLOT DATE 05/05/2025Scale:DESIGNER:PROJECT:LABYRINTH DESIGN STUDIOPOUYA PAYAN1600 SAWTELLE BLVD. #230LOS ANGELES, CA. 90025TEL (818) 200-5005e-mail:pouya@labyrinth-ds.com700 PACIFIC COAST HIGHWAY,
HERMOSA BEACH, CA 902542024Page 118 of 156
93.90 FS92.48 FS91.52 FS90.43 FS89.16 FS87.94 FS86.26 FS84.89 FS
101.50 OW
116.26 OW
117.53 OW
101.61 OW
88.57
101.49PARAPET ELEV
100.40PARAPET ELEV
103.17ROOF ELEV
124.43 OW
124.49 OW
138.04 OW
138.11 OW
124.70 XARM
124.55 XARM
111.29 108.84
115.63 OW116.92 OW
93.29FS
94.32 FS
94.79FS
100.16PARAPET ELEV
100.20PARAPET ELEV
125.9394.26 FS
94.45FS
94.72FS
94.6194.7795.02ROOF ELEV
94.48
94.12 TC
94.10 FL
94.32
93.8192.8292.37
92.33
92.00 TOP "X"
91.96 BOT "X"
91.74 FL
91.68 FL
93.76
93.16
90.79
90.57 TC
90.16 TC89.71 FL
89.94 FS
88.74 FS
89.02 89.68
88.63 CB/FL89.42 CB/TC
89.72 CB/TC88.91 CB/FL
89.8389.43
90.15
88.59 TC
88.1587.86
87.18 FL87.52 TOP "X"
87.10 BOT "X"
87.6286.46
85.99
85.39 BOT "X"
85.39 FS
85.62 TOP "X"85.20 FL
84.83 FL85.22 TOP "X"
84.61BOT "X"
84.69
84.08 FS
84.29 TOP "X"
84.05 BOT "X"
83.94 FL
84.46 FS
84.53 FS
84.81 85.01
84.17 FS
87.12
87.01
84.86 TC
84.1585.30 85.48 85.70
85.91TC
85.42 TW
84.92 TC
84.9585.27
94.06FS 94.2092.92 FS 94.4993.08 FS 94.77FS93.26 FS
94.68 FS94.86FS93.76 FS 94.9294.9594.9695.34 TW 95.2794.11 FS
94.27 FS 95.84 FS
84.15 FS
84.09 FS
84.03 FS
107.77 OW
109.88 OW
84.00FS84.41FS
116.73 OW
84.7588.12 TW
91.02 TW
86.27 FS 86.4286.2586.35 FF
84.47
84.44
83.88 FL
84.78
84.77
84.59
84.64
84.83
84.70
84.7584.6384.63
84.65
84.33
84.40 TC83.66 FL
83.64
84.40 CB/TC83.59 CB/FL
83.65 FL
83.64 FL
83.7683.61 CB/FL84.37 CB/TC
84.28
84.34
84.48
83.9084.0483.8183.74 FL84.42 TOP "X"
83.99 BOT "X"
84.26 TC
84.77 TC
84.70TC
84.18 FS
84.58 FS
84.44 FS
84.18 FS
84.28
107.83 OW
109.69 OW
86.32 FF
86.64 FF
86.22 FF
86.22 FF
86.2385.94
85.80 86.25
86.26
86.26
86.45 FF
86.27
86.38 FF
86.2285.3985.5385.88 FS 86.16 FS 85.95
90.19
90.0286.3389.36
88.56
90.35 TW
89.09 TW
87.85 TW
85.4285.4184.8185.03 84.89
84.43
85.22
85.29
85.45
86.28 87.20 TC86.74 FL
86.38 BOT "X"85.89 TOP "X"
84.61FS 85.78 FS 87.60 FS 89.44 FS
84.90
84.77
84.48
84.67
84.66
84.68
84.63
84.59
84.60
84.54
84.58
84.65
84.62
85.21
84.77
84.85
84.91
85.02
84.69
84.73
84.82
84.94 85.58
85.91
85.55 FS
85.71FS
85.67 FS
101.59 OW
109.36
91.44 FS 94.45 FS
96.33 FS
97.67 TC97.18 FL
96.47 TC
96.8596.0196.7896.37 TC
95.42 FL95.95 TOP "X"
95.38 BOT "X"
94.16 BOT "X"
94.31 TOP "X"93.94 FL
94.4690.85
84.29
N76°34'10"E
N13°23'40"W162.52'N13°23'40"W40.01'N76°34'00"EPACIFIC COAST HIGHWAY7TH STREET
8TH STREET
159.96'30.00'40.00'N13°23'40"W162.52'132.52'N76°34'00"E 119.95'
N76°34'10"E 119.95'
N76°34'00"E 119.95'40.01'120.02'40.00'N76°34'00"E 119.95'
N76°34'00"E 119.95'12.50'40.01'40.00'40.00'120.01'N13°23'40"WPROSPECT AVENUEN01°05'00"E167.82'1077.63'
1119.59'
959.63'
No. 9216LICENSED L A ND SU
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EYORSTATE OF CAL I F O RNIAANDERSO N C HRYS
OS
TOMOEXP. 09-30-2025
Date Signed: 06/16/2025
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92.00 TOP "X"91.74 FL91.68 FL88.59 TC87.10 BOT "X"84.61 BOT "X"
84.08 FS
84.29 TOP "X"
84.05 BOT "X"
83.94 FL
83.99 BOT "X"
N76°34'10"E
N13°23'40"W 162.52'
N76°34'00"E
159.96'30.00'N13°23'40"W162.52'132.52'PACIFIC COAST HIGHWAY7TH STREET
8TH STREET
85.39 BOT "X"
85.39 FS
85.62 TOP "X"85.20 FL
84.42 TOP "X"
83.74 FL
84.18 FS
85.91 TC
96.33 FS
93.9092.48FS91.52FS90.43 FS86.26 FS84.89 FS
94.32
93.76
90.57 TC
90.16 TC89.71FL
89.94FS88.74FS
88.63CB/FL89.42 CB/TC 89.72 CB/TC88.91CB/FL
90.15
87.86
87.18FL87.52TOP "X"
87.6286.46
85.99
84.83FL85.22TOP "X"
84.69
84.46FS
84.53 FS
84.81 85.01
84.86TC
84.15
85.30 85.48 85.70
85.42TW
84.92TC
84.95 85.27
84.15 FS
84.09FS
84.03FS
84.00 FS
84.41FS
84.47
84.44
83.88FL
84.33
84.40TC
83.66FL
83.64
84.40CB/TC
83.59CB/FL83.65FL
83.64FL83.76 83.61CB/FL
84.37CB/TC
84.28
84.34
84.48
84.04
83.81
84.26 TC
84.77TC
84.70TC
84.18FS 84.58FS84.44 FS84.28 84.43
85.22
85.29
85.45
86.28
86.38BOT "X"
85.89TOP "X"
84.61FS 85.78FS 87.60FS
84.94
96.7884.29
89.16FS87.94FS
116.26OW
117.53
93.29 FS
94.32FS
94.79 FS
93.81
92.82
92.37
92.33
91.96 BOT "X"
93.16
90.79
89.02
89.8389.43
88.15
94.06FS
94.2092.92FS
94.49
93.08 FS
94.77 FS93.26FS
94.68FS
94.86FS93.76FS
94.92 94.95
94.96
95.34TW
95.27
94.11FS
94.27FS 95.84FS
89.44FS 91.44 FS 94.45FS 96.0196.37TC
95.42FL95.95TOP "X"95.38BOT "X"94.16BOT "X"94.31TOP "X"93.94 FL
94.46
90.85
85.70 FS
85.40 FS
85.10 FS
85.50 FS
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86.00 FS
88.00 FS
86.90 FL
86.00 FS
86.20 TC
85.70 FL
86.28 TC
85.70 FL
86.36 TC85.70 FL
85.70 FS
84.50 TC84.00 INV
85.50 FS
85.25 FS
85.00 FS
84.75 FS
84.90 FS
85.30 FS
92.3089.8088.0087.6086.60
86.30 FSN13°23'40"WN76°34'00"E 119.95'
N76°34'10"E 119.95'120.02'40.01'40.00'40.00'120.01'N13°23'40"WXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX
(N)CONCRETE SIDEWALK(N) CONCRETE SIDEWALKSUITE "A"SUITE "B"SUITE "C"SUITE "D"SUITE "E"SUITE "F"REMODELING & CHANGE OF USE1 STORY MECHANIC SHOP TO 6 RETAIL STORESF.F. @ FIRST FLOOR= 86'-5" TO 86'-6"F.F. @ ROOF= VARIOUSHIGHEST POINT OF ROOF IS TOP OF (E) WOOD BOW TRUSS TO REMAIN = 103'-2" LOWEST POINT OF ROOF = 98'-6"HIGHEST POINT OF BUILDING IS TOP OF NEW FACADE FRAMING = 105'-6" BUILDING HEIGHT = 19'-2"switch gr
TE RAMP UP10.5% SLOPES3S4S5S62% SLOPE2%2%(N) PROPOSED LANDSCAPE AREATO BE FILLED WITH COMPACTED DIRTS7S8S9C5C1C2
S
1
1
2
S
2
C3
C4
3% SLOPE2%2%TREE TO BE REMOVEDSENECIO MANDRALISCAE'BLUE CHLAKSTICKS'HESPERALOE PARVIFLORARED YUCCAMAIRE'S FESCUEFESTUCA MAIREIMUHLENBERGIA CAPILLARIS'IRVINE'PLUMETASTIC PINK MUHLYTREES PLANTING LEGENDSIZE & QUAN. WUCOLSLAVANDULA ANGUSTIFOLIAENGLISH LAVENDER24" BOX/ 2 EA. MODERATEPODOCARPUS GRACILIORFERN PINE24" BOX/ 2 EA. PISTACIA CHINENSISCHINESE PISTACHELOWLANTANA 'NEW GOLD'TRAILING LANTANAOR24" BOX/ 2 EA. LOWTIPUANA TIPUTIPU TREEEXISTING TREE (PALMS)TO REMAINEXISTING STREET TREE (PALMS)TO REMAINEXISTING TREE (PALMS)TO BE REMOVEDLANDSCAPE AREASHRUB&GROUNDCOVERARMERIA MARITIMACOMMON SEATHRIFTWESTRINGIA FRUTICOSACOAST ROSEMARYNET PARCEL AREA: 14,387 SF. TOTAL LANDSCAPE AREA: 1,807 SF. (13%)SCREENING HEDGE24" BOX/ 3 EA. NEW STREET TREECERATONIA SILIQUALOWCAROB TREE(PER CITY OF HERMOSA BEACH PUBLIC WORKS DEPT. APPROVED TREE LIST/ ZONE III - INLAND ZONE )- ON SITE:949 SF. - OFF SITE:858 SF. NOTES:-- A MINIMUM OF 3-INCH LAYER OF MULCHSHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTINGAREAS EXCEPT TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED.-- AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDETHE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE OF LANDSCAPEAND IRRIGATION MAINTENANCE.-- UNLESS CONTRADICTED BY A SOIL TEST, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLEAREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL.-- A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BYEITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, ORTHE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT.EXISTING COMMERCIAL BUILDING REMODEL DRAWING TITLESHEET NUMBER:SCALE:DATE:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254REVISIONSJOB #: SQLA #22429PROJECT:DEVELOPER / APPLICANT :700 PCH COMMERCIAL BLDGHR PROPERTY GROUP1559 S Sepulveda Blvd,Los Angeles, CA 90025LABYRINTHDESIGN STUDIOTel: 818.200.5005 pouya@archi10.comSQLAT. 213-383-1788 (Studio)2669 SATURN STREET CA, 92821F. 562-905-0880la@sqlainc.com T. 562-905-0800 (Main)www.sqlainc.comINCBREA, LDQGVFDSH AUFKLWHFWVANO.3249I SCDNTSOETALACFGERIS
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TTCERCAEHIAS SHOWN1-6-2025PRELIMINARY LP-1LANDSCAPE PLAN1PRELIMINARY LANDSCAPE PLANSCALE 1" = 10'-0" ̀010'20'Scale: 1" = 10'-0"NNORTHPROJECTPage 129 of 156
SET TOP OF ROOTBALL 1" ABOVE SURROUNDINGPLANTING TABLETS. PLACE IN PIT 2/3 UP FROM PIT BOTTOM.SCARIFY SIDES AND BOTTOM OF PLANTING PIT.2" DEEP WATERING BASIN. SEE SPECIFICATIONS.SEE SPECIFICATIONS.UNDISTURBED NATIVE SOIL.SHRUB - CENTER IN PIT.AMENDED BACKFILL. SEE SPECIFICATIONS.GRADE AND SLOPE FOR DRAINAGE.48765LEGEND:FINISH GRADE.231TWICE ROOTBALLDIAMETER8ROOTBALL2756431PROVIDE A MINIMUM OF 3" DEPTH MULCH LAYER IN ALL LANDSCAPE AREAS LOCATE PLANTS WITH EQUAL SPACING AS INDICATEDPAVING, CURB, BUILDING, OR HEADER - SHOWING PLANTING AREA LIMIT.IN THE PLANTING LEGEND.1/2 ON-CENTER SPACING.LEGEND:432121433SHRUBS PLANTINGSCALE: N.T.S.GRADE AND SLOPE FOR DRAINAGE.2SHRUBS/ GROUNDCOVER PLANTINGSCALE: N.T.S.1TREE PLANTING-DOUBLE STAKINGSCALE: N.T.S.NOTE: 1. MAINTAIN TURF 3" CLEAR FROMLEGEND:9876543212. ALL 24" BOX OR LARGER SALL WATER BASIN. 3" MIN. DEPTH AFTER24" CORDED TIE. SEE SPECIFICATIONS.SURROUNDING GRADE AND SLOPE FORAMENDED BACKFILL. SEE SPECIFICATIONSWATERING BY HOSE. REMOVE BASIN IN(2 TYP.) KEEP CLEAR OF ROOTBALL. SEE2" DIA. X 10' LODGE POLE PINE STAKEATTACH WITH ROOFING NAILS (4 TYP.).BE DOUBLE STAKEDSPECIFICATIONS.PLANTING PIT.SPECIFICATIONS.TREE TRUNK.DRAINAGE.SET TOP OF ROOTBALL 3" ABOVESCARIFYSIDES AND BOTTOM OFEXISTING SOIL.21 GRAM PLANT TABLET. SEEFOR MIX AND PIT SIZE.FINISHED GRADE.LANDSCAPE ARCHITECT.LAWN AREAS AND AS DIRECTED BYMAXIMUMRADIUSPOSSIBLE36"24"36"24"ELEVATION - CROWN DIMENSIONSSEE CHART FOR MAX. CROWN LENGTHSEE CHART FOR MAX. CROWN HEIGHTFINISHED GRADE TURF AREABEND-A-BOARD CHART1x42x41x62x63 1/2" x 3/4" x 20'3 1/2" x 1 1/2" x 20'5 1/2" x 1 1/2" x 16'SECTIONSIZEDIMENSIONS5 1/2" x 3/4" x 20'ACTUALHDR.PLANSEE CHART FOR MAXIMUM RADIUS1 1/2" ID x 13"FINISH GRADE, GROUNDCOVER PLANTING AREASNOTES:1. COLOR OPTIONSBROWN (STOCK ITEM)SAND (SPECIAL ORDER)BLACK (SPECIAL ORDER)GREY (SPECIAL ORDER)2. INSTALLATION TIPS-USE COARSE WOOD WORKING FOR CUTTING AND DRILLING.-ALLOW FOR THERMAL EXPANSION JOINTS OR AT THE END OF THE RUN.-DO NOT SCREW THROUGH SLIP JOINT DETAILMAXIMUMCROWNPOSSIBLE 19" / 20' 16" / 20' 9" / 20' N/ASLIP JOINTHAIRPINDIMENSIONS3/4" ID x 13"3/4" ID x 13"N/ARECOMMENDEDGAP AT SLIPJOINT1/4" - 1/2"1/2" - 3/4"1/2" - 3/4"3/4" - 1"MANUFACTURED BY: BEND-A-BOARD PLASTIC HEADER BOARD, SEE CHART FOR SIZES7 GA. GALVANIZEDSTEEL HAIRPIN,SEE CHART FOR WIDTH7 GA. GALVANIZEDSTEEL HAIRPIN,SEE CHART FOR WIDTHPH # (510) 235-9339 Ê Êwww.epicplastics.comSEE CHART FOR GAPPLASTIC STAKE @ 3' O.C. MAX. USE PLATED DECK SCREWS FOR ATTACHMENTFACTORY CUT THERMAL EXPANSION SLIP JOINT-USE PLATED SCREWS OR RINGSHANK NAILS TO JOIN BOARDS.TOOLS THE SLIP BY LEAVING GAPS IN SLIP JOINT.EPIC PLASTICS, 1880 GARDEN TRACT RD., RICHMOND, CA 948014PLASTIC EDGINGSCALE: N.T.S.MATERIAL LARGER THAN 15 GALLON SIZE SHALL BE GUARANTEED FOR A PERIOD OF 1 YEAR.THAN 15 GALLON SIZE SHALL BE GUARANTEED FOR A PERIOD OF 1 MONTH; 15. ALL TREES, SHRUBS AND PLANT MATERIAL (OTHER THAN FLATTED MATERIAL) LESSOR AT 30 DAYS INTERVALS IF MAINTENANCE PERIOD IS GREATER THAN 30 DAYS.IS TO BE MADE JUST PRIOR TO THE COMPLETION OF THE MAINTENANCE PERIOD, 14. SITE MAINTENANCE (PLEASE SEE WALLACE LAB RECOMMENDATION)HIS REPRESENTATIVE. ALL AREAS ARE TO BE KEPT WELL WATERED, FREE OF CALENDAR DAYS FROM THE DATE OF COMPLETION, ESTABLISHED BY THE OWNER OR 13. THE LANDSCAPE CONTRACTOR IS TO MAINTAIN ALL LANDSCAPE AREAS FOR A PERIOD OF THIRTYNEAT AND CLEAN. ALL SURPLUS MATERIALS, NURSERY TAGS AND WASTE ARE12. AT THE COMPLETION OF ALL PLANTING OPERATIONS, THE PREMISES ARE TO BE LEFT 11. MULCH ALL SHRUB AND GROUNDCOVER AREAS WITH A 3" MIN. LAYER OF 1/2" TO THE PLANT IS EVEN WITH FINISH GRADE, ROOTS FULLY COVERED WITH SOIL AND FIRMED.9. GROUNDCOVERS ARE TO BE PLANTED SO THAT AFTER SETTLING, THE CROWN OF THE ACCORDANCE TO WALLACE LABORATORIES, LLC RECOMMENDATIONS. WALLACE LAB:FERTILITY REPORT PRIOR TO SOIL PREPARATION AND PLANT INSTALLATION. SOIL8. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE HORTICULTURAL SOILS 7. ALL ROCK OR UNBROKEN SOIL CLODS OVER 1" IN DIAMETER BROUGHT TO THE6. SOIL PREPARATION FOR ALL LANDSCAPE AREAS 2" DIAMETER OR LARGER. FINISH GRADE IS TO BE 2" BELOW TOP OF ADJACENT LOOSENING THE SOIL TO A DEPTH OF 6" AND REMOVING ALL ROCKS OR CLODS OFFINISH GRADING WILL CONSIST OF RAKING ALL AREAS TO A SMOOTH GRADE, FINISH GRADING IS THE RESPONSIBILITY OF THE GENERAL CONTRACOR.SHALL BE DONE BY PERSONNEL LICENSED TO HANDLE AGRICULTURAL CHEMICALS.SURFLAN 75W PER MANUFACTURER'S INSTRUCTIONS. APPLICATION OF THIS HERBICIDE4. THE PROPOSED GROUND COVER AREA SHALL RECEIVE THE PRE-EMERGENT HERBICIDE2. ANY DEVIATION FROM THE PLAN IS TO HAVE PRIOR WRITTEN APPROVAL BY THE AND SERVICES FOR THE COMPLETE INSTALLATION AS DESCRIBED BY THE LANDSCAPE1. THE LANDSCAPE CONTRACTOR SHALL FURNISH ALL LABOR, EQUIPMENT, MATERIALS15 GALLON SIZE SHALL BE GUARANTEED FOR A PERIOD OF 90 DAYS. ALL GRASSES AND TRASH DURING THIS MAINTENANCE PERIOD.10. WATERING OF PLANTS IS TO TAKE PLACE IMMEDIATELY AFTER PLANTING.5. ROUGH GRADING OTHER THAN THAT NOTED ON THE LANDSCAPE 3. THE LANDSCAPE CONTRACTOR IS TO REMOVE ALL WEEDS AND OR GRASSES LANDSCAPE PLANTING NOTESARE TO BE REMOVED FROM THE SITE.(310)-615-0116, 365 CORAL CIRCIL, EL SEGUNDO, CA 90245CONDITIONING AMENDMENTS AND PLANTING BACKFILL MIXES SHALL BE IN SURFACE ARE TO BE REMOVED FROM THE SITE.PLEASE SEE WALLACE LAB RECOMMENDATION.3/4" REDWOOD BARK. CURBS AND SIDEWALKS.(INCLUDING THE ROOTS) EXISTING IN THE PROPOSED GROUND COVER AREA.OWNER OR HIS REPRESENTATIVE.DRAWINGSEXISTING COMMERCIAL BUILDING REMODEL DRAWING TITLESHEET NUMBER:SCALE:DATE:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254REVISIONSJOB #: SQLA #22429PROJECT:DEVELOPER / APPLICANT :700 PCH COMMERCIAL BLDGHR PROPERTY GROUP1559 S Sepulveda Blvd,Los Angeles, CA 90025LABYRINTHDESIGN STUDIOTel: 818.200.5005 pouya@archi10.comSQLAT. 213-383-1788 (Studio)2669 SATURN STREET CA, 92821F. 562-905-0880la@sqlainc.com T. 562-905-0800 (Main)www.sqlainc.comINCBREA, Landscape ArchitectsANO.3249ISCDNTS OETALACFGERISLDETERAPARNIOFT TCERCAEHI AS SHOWN1-6-2025LP-2PLANTING DETAILSPage 130 of 156
EXISTING COMMERCIAL BUILDING REMODEL DRAWING TITLESHEET NUMBER:SCALE:DATE:700 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254REVISIONSJOB #: SQLA #22429PROJECT:DEVELOPER / APPLICANT :700 PCH COMMERCIAL BLDGHR PROPERTY GROUP1559 S Sepulveda Blvd,Los Angeles, CA 90025LABYRINTHDESIGN STUDIOTel: 818.200.5005 pouya@archi10.comSQLAT. 213-383-1788 (Studio)2669 SATURN STREET CA, 92821F. 562-905-0880la@sqlainc.com T. 562-905-0800 (Main)www.sqlainc.comINCBREA, Landscape ArchitectsANO.3249I SCDNTSOETALACFGERIS
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TTCERCAEHIAS SHOWN1-6-2025LP-3PLANT IMAGESPISTACIA CHINENSISCHINESE PISTACHEPISTACIA CHINENSISCHINESE PISTACHEPODOCARPUS GRACILIORFERN PINETIPUANA TIPUTIPU TREEWESTRINGIA FRUTICOSACOAST ROSEMARYLAVANDULA ANGUSTIFOLIAENGLISH LAVENDERMUHLENBERGIA CAPILLARIS'IRVINE'PLUMETASTIC PINK MUHLYHESPERALOE PARVIFLORARED YUCCAFESTUCA MAIREIMAIRE'S FESCUESENECIO MANDRALISCAEKLEINIALANTANA 'GOLD RUSH' OR 'NEW GOLD'TRAILING LANTANAARMERIA MARITIMACOMMON SEATHRIFTCERATONIA SILIQUACAROB TREENEW STREET TREEPage 131 of 156
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Project Zoning MapPlanning Commission
September 8, 2025
700 Pacific Coast Highway
APN: 4186-012-014
Zone: C-2 General Commercial
Remodel auto repair shop to multi-unit
commercial building
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
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Public Notification Package- 700 Pacific Coast Highway
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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 Monday, September 8, 2025 at 6:00 p.m. to consider the following:
1. CONDITIONAL USE PERMIT (CUP 24-11), PRECISE DEVELOPMENT PLAN (PDP 24-
12), AND VESTING TENTATIVE PARCEL MAP (VTPM NO. 84586) TO ALLOW TWO
NEW 30-FOOT-TALL RESIDENTIAL CONDOMINIUM BUILDINGS AT 624 1st PLACE IN
THE TWO FAMILY RESIDENTIAL (R-2) ZONE. ENVIRONMENTAL REVIEW: THE
PROJECT QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15303(b) OF
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES.
2. REQUEST FOR A PRECISE DEVELOPMENT PLAN (PDP 24-14) TO ALLOW THE
INTERIOR AND EXTERIOR REMODEL OF AN EXISTING 4,750-SQUARE-FOOT
COMMERCIAL BUILDING INTO A MULTI-TENANT BUILDING LOCATED AT 700 PACIFIC COAST HIGHWAY IN THE GENERAL AND HIGHWAY COMMERCIAL (C-3)
ZONE AND HOUSING ELEMENT OVERLAY. ENVIRONMENTAL REVIEW: THE
PROJECT QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15301 OF
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES. SAID PUBLIC MEETING is open to the public and being held in-person in the City Hall
Council Chambers located at 1315 Valley Drive, Hermosa Beach, California 90254. PUBLIC PARTICIPATION. See the meeting agenda for all public comment details and
opportunities. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda for the matter. Information regarding the Americans
with Disabilities Act of 1990, please visit the meeting agenda or contact the Office of the City Clerk at (310) 318-0204 or cityclerk@hermosabeach.gov.
VIEWING OPTIONS are available on Spectrum Channel 8, Frontier Channel 31, YouTube,
Zoom, and/or the City’s website. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues that are raised at or before the public hearing.
FOR FURTHER INFORMATION, please contact the Community Development Department at (310) 318-0242 or planning@hermosabeach.gov. A copy of the agenda and staff
report(s) will be viewable on the City’s website 72 hours before the meeting at www.hermosabeach.gov/agenda. As a courtesy, the hearing can be viewed on
Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website. Alison Becker, AICP Community Development Director
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700
500' RADIUS MAP
ADDRESS: 700 Pacific Coast Hwy, Hermosa Beach, CA 90254 r
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Community Development Department
Planning Division - Attn: Kaneca Pompey
City of Hermosa Beach
1315 Valley Drive
Hermosa Beach, CA 90254
IMPORTANT PUBLIC NOTICE 700 Pacific Coast Highway, Hermosa Beach, CA 90254
Assessor Parcel Number 4186-012-014
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Special Public Hearing on Monday, September 8, 2025 at 6:00 p.m. to consider the request described below.
REQUEST FOR A PRECISE DEVELOPMENT PLAN (PDP 24-14) TO ALLOW THE INTERIOR AND EXTERIOR
REMODEL OF AN EXISTING 4,750-SQUARE-FOOT COMMERCIAL BUILDING INTO A MULTI-TENANT BUILDING LOCATED AT 700 PACIFIC COAST HIGHWAY IN THE GENERAL AND HIGHWAY COMMERCIAL (C-3) ZONE
AND HOUSING ELEMENT OVERLAY. ENVIRONMENTAL REVIEW: THE PROJECT QUALIFIES FOR A CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
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option. View staff reports and attachments at www.hermosabeach.gov/agenda. Alison Becker, AICP
Community Development Director Page 139 of 156
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7th St
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Project Zoning MapPlanning Commission
September 8, 2025
700 Pacific Coast Highway
APN: 4186-012-014
Zone: C-2 General Commercial
Remodel auto repair shop to multi-unit
commercial building
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 142 of 156
Page 143 of 156
From: Wayne Mogilefsky <m*******@gmail.com>
Sent: Sunday, September 7, 2025 7:10 PM
To: Community-Development <CommunityDevelopment@hermosabeach.gov>
Subject: Agenda item for public hearing 9/8/25–Development plan for 700 PCH question
Hello,
I’m writing with regards to the precise development plan hearing for 700 Pacific Coast Highway. I have
the following questions:
1)Will the remodel include parking space for the employees and customers on the lot or will they be
parking in the neighborhood?
2)How many units will be in the remodeled building?
3)Will the remodel raise the height of the building?
4)Will all the units be required to be auto service and sales, and if not, will there be remediation required
to extract the auto waste in the ground?
Thanks very much,
Wayne Mogilefsky
8**** 7th Street
Page 144 of 156
From: HBresident <HB*********@twc.com>
Sent: Saturday, September 06, 2025 9:51 PM
To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov>
Subject: Advance copy re: Monday's 9/8/25 Special HB Planning Comm Meeting's Item 7.b .
Advance copy FYI of a Supplemental eComment I have submitted for Item-7.b of Monday
evening's 9/8/2025 Special Planning Commission meeting.
Please click/tap on the attached PDF. It includes 10 images of the original JAMA AUTO
HOUSE usage on the subject property at 700 PCH which is now to evidently become another PCH
mini-strip-mall. The staff-report did not seem to include any mention of the prior use, which seems
odd. Again, please click/tap on the attached PDF which includes a link to the meeting's
agenda.
Page 145 of 156
5 Additional Google Street Image Snags with
added information (3 pages) for reference.
Image 11
Image 12
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Image 13
Image 14
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Image 15
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SUPPLEMENTAL testimony from Howard Lee
For the 9/8/2025, Planning Commission Meeting.
Page 1 of 7
SUPPLEMENTAL testimony from Howard Lee
to the Monday, 9/8/2025, 6-PM Special Planning Commission Meeting.
Posted Saturday, September 6, 2025 to the eScribe Agenda
To: Hermosa Beach Planning Commission
From: Howard Lee, Hermosa Beach Resident
Re: Former JAMA AUTO HOUSE P.C.H. business
property new proposal.
Supplemental eComment to Item 7.b PRECISE DEVELOPMENT
PLAN TO REMODEL AND DIVIDE AN EXISTING 4,750-SQUARE-FOOT
COMMERCIAL BUILDING INTO A MULTI-TENANT COMMERCIAL BUILDING,
LOCATED AT 700 PCH IN THE GENERAL AND HIGHWAY ZONE AND HOUSING
ELEMENT OVERLAY - 25-CDD-117
Direct Link to the entire Monday, September 8, 2025 Special Planning
Commission meeting’s agenda. Scroll to Item 7.b and click/tap same if needed
for reference.
https://pub-hermosabeach.escribemeetings.com/Meeting.aspx?Id=b1e27bd4-d0e3-
481d-a11f-dd3af13d0c46&Agenda=Agenda&lang=English
Honorable Planning Commissioners and others:
First off regardless of what you approve on this property, I really
could not care less. I present the following only out of decades and
decades of knowing the streets and property involved.
Note especially, the ingress and egress situation existing at 8th Street
(essentially a somewhat heavily traveled one-way alley downhill from
Prospect Avenue that in-and-of itself can be extremely problematic
given the proposed parking layout exiting at the bottom of this one-
way, 8th Street, ALLEY-downhill-racetrack.
Notwithstanding the direction of the angled parking with cars driving
in from 7th Street and out onto 8th Street ALLEY, signage, etc.,
nothing, nothing, nothing, nothing short of drive-over spikes will stop
people from entering this parking scheme from the wrong direction,
Page 149 of 156
SUPPLEMENTAL testimony from Howard Lee
For the 9/8/2025, Planning Commission Meeting.
Page 2 of 7
especially from 8th Street ALLEY. This design is a de facto planned
disaster in the making!
To enter or exit this property from Southbound PCH via 7th Street as designed,
can be very tricky as that’s only possible 24/7 via 8th Street from PCH SAFELY
most of the time.
Also, there is no left turn from Southbound PCH onto 7th Street many hours of the
day, and for other hours it presents a dangerous collision scenario from cars
racing Northbound on PCH to catch the 8th & PCH Signal. Further there is no Left
turn permitted from 7th Street onto PCH Southbound. Thus this presents a
problem for residents of 7th Street East of PCH of additional traffic racing up their
street to Prospect Avenue who egress the wrong way. Any businesses
depending on a high volume of in & out activity will likely find this to be a
problematic location. Bottom-line, exiting (as designed) via 8th Street is a
“cluster-f&#$” due to the fact that cars are usually queued-up waiting for the
long-PCH-cycle signal, after racing down the one-way, 8th Street - de facto
ALLEY. That’s been a screwy situation for at least 50 years.
Btw, all the other PCH strip malls in town seem to have at least one direct
ingress/egress on PCH itself.
This property in my view would be far better to remain a high-end specialty,
mostly-daytime, auto sales business location, both for the City (revenue-wise)
and the local neighborhood, than to be another, eventually 24-hour mini-strip-mall
- personal hair/nail salons center bringing little to no revenue to the city.
The best use for the property is probably scraping the property, utilizing the
entire ground level or subterranean of the entire parcel for parking with
businesses above. Doing that one could achieve a better ingress/egress
situation to busy PCH. Of course building to the PCH height limit would remove
views from the high-density units directly behind however there is no view
ordinance.
The conceptuals included may look pretty on paper however this will just be
another eyesore in 20-years along PCH. Bottom-line, approving the dressing up a
problematic property that will eventually become perhaps a bunch of little adult
type uses, you may just be approving another quick-and-dirty lipstick-on-a-pig
application.
Following for reference are 10 Images of the property’s prior, over-30
plus year, ‘Jama Auto House’ auto sales business. Source/Yelp - for
comparison to proposed use. Note this location has been for many
decades exclusively utilized for auto sales. I seem to remember an
Page 150 of 156
SUPPLEMENTAL testimony from Howard Lee
For the 9/8/2025, Planning Commission Meeting.
Page 3 of 7
MG dealership at this very location back in the 1950s run by the late
Roger Bacon.
Again the primary consideration should be to the safety of ingress
and egress of vehicles from and to PCH, the very odd situation of 8th
Street and PCH for egress makes zero sense, and the No Left Turn to
PCH exiting via 7th Street (see Images 9 & 10 following) makes
reversing the angle of parking just as problematic. Let’s face it, this
property in many ways is just another problematic location, as like the
NE-corner property at 2nd and PCH. You would probably be doing all
concerned a favor by denying this proposal and sending whomever
back to the drawing boards.
All herein are my views.
----- Review images of following pages for historical perspective ----
Page 151 of 156
SUPPLEMENTAL testimony from Howard Lee
For the 9/8/2025, Planning Commission Meeting.
Page 4 of 7
Page 152 of 156
SUPPLEMENTAL testimony from Howard Lee
For the 9/8/2025, Planning Commission Meeting.
Page 5 of 7
Page 153 of 156
SUPPLEMENTAL testimony from Howard Lee
For the 9/8/2025, Planning Commission Meeting.
Page 6 of 7
Page 154 of 156
SUPPLEMENTAL testimony from Howard Lee
For the 9/8/2025, Planning Commission Meeting.
Page 7 of 7
End of Supplemental eComment.
Page 155 of 156
The plans have so much verbiage it’s hard to know what all may be hidden in that
verbiage, not that there is anything nefarious intended. However it would be good for
the Commission to fully understand/discuss what and how the 12-foot wide driveway on
the long East (uphill) side of the property (East side behind the structure) from 7th Street
through to 8th Street is to be utilized/specified for use. It shows a new 6’ fence to be
erected I believe. Presently it may be utilized/rented by the high-density units directly
behind on the East side. Formerly I believe JAMA packed surplus cars along that
driveway.
Page 156 of 156