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Home My WebLink About2025-10-13 - 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, October 13, 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/88613327928?pwd=wsIanaorhMUofgumcWi7b4Lbw4uP4n.1 • Phone: Toll Free: (833) 548-0276; Meeting ID: 886 1332 7928, then #; Passcode: 207860• 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 planning@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. Page 2 of 232 Pages 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 any items within the Commission's jurisdiction and on items where public comment will not be taken. The public is invited to attend and provide public comment. Public comments are limited to three minutes per speaker from those present in the Council Chambers and via the remote participation option(s) listed on the agenda. This time allotment may be modified due to time constraints at the discretion of the Chair. No action will be taken on matters raised in oral and written communications, except that the Planning Commission may take action to schedule issues raised during public comment for a future agenda. Speakers with comments regarding departmental operations are encouraged to submit those comments directly to the Director. Members of the audience will have a future opportunity to speak on items pulled from the Consent Calendar for separate discussion, Public Hearings, and Matters for Commission Consideration when those items are heard. 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 SEPTEMBER 16, 2025 - 25-CDD-144 6 (Administrative Assistant Melanie Hurtado) Recommendation: Staff recommend Planning Commission receive and file the action minutes of the Planning Commission regular meeting of September 16, Page 3 of 232 2025. 7.PUBLIC HEARING 7.a CONTINUANCE FOR A CITY-INITIATED CONDITIONAL USE PERMIT (25-13/APE25-004) AMENDMENT TO MODIFY CONDITIONS OF APPROVAL FOR OFF-SALE ALCOHOL (BEER, WINE, AND DISTILLED SPIRITS) - 25-CDD-145 13 AT AN EXISTING LIQUOR STORE (ROBERT’S LIQUOR) LOCATED AT 74 PIER AVENUE IN THE DOWNTOWN COMMERCIAL (C-2) ZONE. CEQA: Determine the project is categorically exempt from the California Environmental Quality Act. (Assistant Planner Johnny Case & Code Enforcement Officer Suzanne Calderon) Recommendation: Staff recommends a continuance of the public hearing in response to the business owner’s request until the Planning Commission regular meeting of October 21, 2025. 7.b REQUEST FOR A PRECISE DEVELOPMENT PLAN 25-05 TO ALLOW SITE PLAN DEVELOPMENTS, PARKING UPGRADES, ACCESSIBILITY UPGRADES, ARCHITECTURAL UPGRADES, AND INTERIOR TENANT - 25-CDD-141 29 IMPROVEMENTS AT 1100 PACIFIC COAST HIGHWAY IN THE C-3 COMMERCIAL ZONE. CEQA: Determine the project is categorically exempt from the California Environmental Quality Act. (Associate Planner Jake Whitney) Recommendation: Staff recommends the Planning Commission: Determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15301 of the State CEQA Guidelines; and 1. Adopt a Resolution (Attachment 1) approving Precise Development Plan 25-05 subject to conditions of approval 2. 7.c CONVEX SLOPE DETERMINATION 25-01 AND PRECISE DEVELOPMENT PLAN 25-04 FOR A STRUCTURAL REHABILITATION, REMODEL, AND ADDITION TO A FOUR-UNIT APARTMENT BUILDING - 25-CDD-142 82 AT 3232 HERMOSA AVENUE IN THE MULTIPLE-FAMILY RESIDENTIAL (R-3) ZONE. CEQA: Determine the project is categorically exempt from the California Environmental Quality Act. (Associate Planner Jake Whitney) Page 4 of 232 Recommendation: Determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15302 of the State CEQA Guidelines; and 1. Adopt a Resolution (Attachment 1) approving Convex Slope Determination (CSD 25-01) and Precise Development Plan 25- 05 subject to conditions of approval 2. 8.ADJOURNMENT Recommendation: To adjourn until the next Planning Commission regular meeting on October 21, 2025. Page 5 of 232 City of Hermosa Beach | Page 1 of 1 Meeting Date: October 13, 2025 Staff Report No. 25-CDD-144 Honorable Chairperson and Members of the Hermosa Beach Planning Commission ACTION MINUTES OF THE PLANNING COMMISSION REGULAR MEETING OF SEPTEMBER 16, 2025 (Administrative Assistant Melanie Hurtado) Recommended Action: Staff recommend Planning Commission receive and file the action minutes of the Planning Commission regular meeting of September 16, 2025. Attachment: 1. Action Minutes Regular Meeting of September 16, 2025 Respectfully Submitted by: Melanie Hurtado, Administrative Assistant Concur: Alexis Oropeza, Planning Manager Approved: Alison Becker, AICP, Community Development Director Page 6 of 232 CITY OF HERMOSA BEACH Planning Commission Meeting Minutes September 16, 2025 Open Session 6:00 PM Council Chambers 1315 Valley Drive Hermosa Beach, CA 90254 Members Present: Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, Commissioner Greg McNally Members Absent: Commissioner Peter Hoffman _____________________________________________________________________ 1.CALL TO ORDER Chairperson Hirsh called the meeting to order at 6:03 p.m. 2.PLEDGE OF ALLEGIANCE The Pledge of Allegiance was led by Chairperson Hirsh. 3.ROLL CALL City Clerk Myra Maravilla announced a quorum noting the absence of Commissioner Peter Hoffman. 4.APPROVAL OF AGENDA Moved by: Commissioner Stephen Izant Seconded by: Commissioner Greg McNally To approve the order of the agenda. 1 Page 7 of 232 Ayes (4): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, and Commissioner Greg McNally Absent (1): Commissioner Peter Hoffman Motion Carried 5.PUBLIC COMMENT In-Person Public Comment: Laura Pena 6.CONSENT CALENDAR Commissioner Peter Hoffman left the meeting at 6:08 pm. Moved by: Vice Chairperson Stephen Izant Seconded by: Commissioner Michael Flaherty To approve the consent calendar. Ayes (4): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, and Commissioner Greg McNally Absent (1): Commissioner Peter Hoffman Motion Carried 6.a ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL MEETING OF SEPTEMBER 8, 2025 - 25-CDD-129 Moved by: Vice Chairperson Stephen Izant Seconded by: Commissioner Michael Flaherty To receive and file the action minutes of the Planning Commission special meeting of September 8, 2025. Motion Carried 7.PUBLIC HEARING 7.a PRECISE DEVELOPMENT PLAN (PDP24-18), CONDITIONAL USE PERMIT (CUP24-15), AND VESTING TENTATIVE PARCEL MAP 84662 FOR A NEW TWO-UNIT RESIDENTIAL BUILDING, 30-FEET IN HEIGHT, DEVELOPED AS CONDOMINIUMS, AT 1011 MANHATTAN AVENUE - 25-CDD-128 Assistant Planner DeDe Tran provided a presentation. Commissioners disclosed site visits. 2 Page 8 of 232 The applicant provided information about the proposed project. In-Person Public Comment: Christine Dosland Virtual Public Comment: Anthony Higgins The applicant provided responses to the comments provided. Commissioner Flaherty asked if the project included a roof deck. Commissioner McNally provided comments. Commissioner Flaherty provided comments. Commissioner McNally provided comments. Chairperson Hirsh provided comments. Vice Chairperson Izant provided comments. Moved by: Vice Chairperson Stephen Izant Seconded by: Commissioner Michael Flaherty To determine the project is categorically exempt from the California Environmental Quality Act (CEQA); and adopt a Resolution approving Conditional Use Permit (CUP 24-15), Precise Development Plan (24-18) and Vesting Tentative Parcel Map No. 84662 allowing two new residential condominium buildings in the Multiple-Family Residential zone (R-3) and Coast Zone subject to conditions. Ayes (4): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, and Commissioner Greg McNally Absent (1): Commissioner Peter Hoffman Motion Carried 7.b RECOMMENDATION TO APPROVE PRECISE DEVELOPMENT PLAN (PDP24-08) TO ALLOW A NEW 50.5 FOOT-TALL FIVE-UNIT APARTMENT BUILDING AT 3415 PALM DRIVE IN THE MULTIPLE FAMILY RESIDENTIAL (R-3) ZONE TO COMPLY WITH THE HOUSING ACCOUNTABILITY ACT – 25-CDD-082 Associate Planner Jake Whitney provided a presentation. Vice Chairperson Izant asked whether the Commission has the legal right to approve an alternative plan or design. 3 Page 9 of 232 Deputy City Attorney Sarah Locklin provided information. Commissioner Flaherty asked if the Fire Department conditions were addressed in the proposed resolution and asked other questions. Associate Planner Jake Whitney provided information. Planning Manager Alexis Oropeza provided information. Commissioner McNally provided comments. Chairperson Hirsh requested information about a low-income unit that was previously submitted. Additional questions were provided about the shadow study that was conducted. Associate Planner Whitney and Planning Manager Oropeza provided information. Chairperson Hirsh requested information about the Coastal Commission review process. Deputy City Attorney Locklin provided information about the Coastal Commission review process. The applicant's representative, Michael Shaw, provided a presentation. In-Person Public Comment: Betty Lou Bender Brian Jung Anna Jung Elka Worner Jim Hamilton Rory Barish John Stiegler Brian T. Richard M. Eric Horne Carolyn Petty Andre Sharp Gary Brown Alysa Brennan 4 Page 10 of 232 Michele Wachtfogel Ann Gotthoffer Nancy Schwappach Paul Francis Gray Davis Laura Pena Virtual Public Comment: Kent Allen John Burry Mike Anthony Higgins Isabel The applicant was invited back to the podium and provided a response to the public comment provided. Commissioner Flaherty asked for clarification about the application submitted. Deputy City Attorney Sarah Locklin provided information about the Builder's Remedy. Commissioner Flaherty provided comments. Vice Chairperson Izant provided comments. Commissioner McNally provided comments. Chairperson Hirsh provided comments. Community Development Director Alison Becker provided information. Sarah Locklin provided updated language for the Commission to consider in the resolution. Planning Manager Oropeza provided information about the height of the project. Moved by: Vice Chairperson Stephen Izant Seconded by: Commissioner McNally To determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines § 15303; and approve the application and adopt a Resolution approving Precise 5 Page 11 of 232 Development Plan 24-08 for a new five-unit apartment building at 3415 Palm Drive, subject to conditions, as amended to reflect the Project Alternative as presented and submitted by the project applicant to the Planning Department on September 15, 2025 and presented to the Planning Commission at its public hearing on the project on September 16, 2025, with four units and a maximum height of 35 feet, including approval of a Coastal Development Permit by the California Coastal Commission. Ayes (4): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, and Commissioner Greg McNally Absent (1): Commissioner Peter Hoffman Motion Carried 8.STAFF ITEMS 8.a COMMUNITY DEVELOPMENT DIRECTOR REPORT 9.PLANNING COMMISSION COMMENTS Vice Chairperson Izant asked question about SB 79. Director Becker provided information. 10.FUTURE AGENDA ITEMS 10.a PLANNING COMMISSION TENTATIVE FUTURE AGENDA - 25-CDD- 130 Moved by: Vice Chairperson Stephen Izant Seconded by: Commissioner Michael Flaherty To receive and file the tentative future agenda for the Planning Commission special meeting of October 13th and regular meeting of October 21st. Ayes (4): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, and Commissioner Greg McNally Absent (1): Commissioner Peter Hoffman Motion Carried 11.ADJOURNMENT The meeting was adjourned at 8:57 p.m. 6 Page 12 of 232 City of Hermosa Beach | Page 1 of 1 Meeting Date: October 13, 2025 Staff Report No. 25-CDD-145 Honorable Chairperson and Members of the Hermosa Beach Planning Commission CONTINUANCE FOR CITY-INITIATED CONDITIONAL USE PERMIT (CUP25- 13/APE25-004) AMENDMENT TO MODIFY CONDITIONS OF APPROVAL FOR OFF- SALE ALCOHOL (BEER, WINE, AND DISTILLED SPIRITS) AT AN EXISTING LIQUOR STORE (ROBERT’S LIQUOR) LOCATED AT 74 PIER AVENUE IN THE DOWNTOWN COMMERCIAL (C-2) ZONE. CEQA: Determine the project is categorically exempt from the California Environmental Quality Act. (Assistant Planner Johnny Case & Code Enforcement Officer Suzanne Calderon) Recommended Action: Staff recommends a continuance of the public hearing in response to the business owner’s request until the Planning Commission regular meeting of October 21, 2025. Public Notification: For the October 13, 2025 Planning Commission special meeting a legal ad was published on October 2, 2025 in the Easy Reader, a newspaper of general circulation. A total of 690 public hearing notices were mailed to the applicant, occupants and property owners of properties within a 500-foot radius on October 1, 2025. The public hearing notice indicated that the public hearing for 74 Pier Avenue is requested to be continued to a date certain of October 21, 2025. A hearing notice was posted with the October 21, 2025 public hearing date on October 1, 2025. As an agenda item continued to a date certain, no further public notification is required. Attachment: Public Notification Materials Respectfully Submitted by: Suzanne Calderon, Code Enforcement Officer Concur: Alexis Oropeza, Planning Manager Legal Revie: Sarach Locklin, Interim Assistant City Attorney Approved: Alison Becker, AICP, Community Development Director Page 13 of 232 Page 14 of 232 Page 15 of 232 PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN that the Chairperson of the Hermosa Beach Planning Commission has called a special public hearing on Monday, October 13, 2025 at 6:00 p.m. to consider and take action on only those matters set forth on the agenda below. 1. CITY-INITIATED REQUEST FOR A CONDITIONAL USE PERMIT (CUP25-13/APE25-004) AMENDMENT TO MODIFY THE CONDITIONS OF APPROVAL FOR OFF-SALE ALCOHOL (BEER, WINE, AND DISTILLED SPIRITS) AT AN EXISTING LIQUOR STORE (ROBERT’S LIQUOR) LOCATED AT 74 PIER AVENUE IN THE DOWNTOWN COMMERCIAL (C-2) ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY GUIDELINES. 2. PRECISE DEVELOPMENT PLAN (PDP 25-05) TO REMODEL AN EXISTING 129,736-SQUARE-FOOT SHOPPING CENTER WITH: 1) SITE IMPROVEMENTS INCLUDING NEW LANDSCAPING, EXPANDED WALKWAYS AND ACCESSIBLE PATH OF TRAVEL, AND PARKING RECONFIGURATION; 2) NEW FACADE TREATMENTS AND ARCHITECTURAL FEATURES INCLUDING A TOWER FEATURE MEASURING 35 FEET IN HEIGHT; AND 3) INTERIOR TENANT IMPROVEMENTS AT 1100 PACIFIC COAST HIGHWAY IN THE C-3 (GENERAL COMMERCIAL) ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. 3. CONVEX SLOPE DETERMINATION (CSD 25-01) AND PRECISE DEVELOPMENT PLAN (PDP 25-04) FOR A STRUCTURAL REHABILITATION AND MINOR ADDITION TO AN EXISTING LEGAL-NONCONFORMING FOUR-UNIT APARTMENT BUILDING LOCATED AT 3232 HERMOSA AVENUE IN THE R-3 (HIGH DENSITY) RESIDENTIAL ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 2 CATEGORICAL EXEMPTION PER SECTION 15302 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. 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. 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 Easy Reader Inc/Redondo Beach News/October 2, 2025/HD25-036 City of Hermosa Beach Page 16 of 232 City of Hermosa Beach PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN that the Chairperson of the Hermosa Beach Planning Commission has called a special public hearing on Monday, October 13, 2025 at 6:00 p.m. to consider and take action on only those matters set forth on the agenda below. 1. CITY-INITIATED REQUEST FOR A CONDITIONAL USE PERMIT (CUP25-13/APE25-004) AMENDMENT TO MODIFY THE CONDITIONS OF APPROVAL FOR OFF-SALE ALCOHOL (BEER, WINE, AND DISTILLED SPIRITS) AT AN EXISTING LIQUOR STORE (ROBERT’S LIQUOR) LOCATED AT 74 PIER AVENUE IN THE DOWNTOWN COMMERICAL (C-2) ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY GUIDELINES. 2. PRECISE DEVELOPMENT PLAN (PDP 25-05) TO REMODEL AN EXISTING 129,736-SQUARE-FOOT SHOPPING CENTER WITH: 1) SITE IMPROVEMENTS INCLUDING NEW LANDSCAPING, EXPANDED WALKWAYS AND ACCESSIBLE PATH OF TRAVEL, AND PARKING RECONFIGURATION; 2) NEW FACADE TREATMENTS AND ARCHITECTURAL FEATURES INCLUDING A TOWER FEATURE MEASURING 35 FEET IN HEIGHT; AND 3) INTERIOR TENANT IMPROVEMENTS AT 1100 PACIFIC COAST HIGHWAY IN THE C-3 (GENERAL COMMERCIAL) ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. 3. CONVEX SLOPE DETERMINATION (CSD 25-01) AND PRECISE DEVELOPMENT PLAN (PDP 25-04) FOR A STRUCTURAL REHABILITATION AND MINOR ADDITION TO AN EXISTING LEGAL-NONCONFORMING FOUR-UNIT APARTMENT BUILDING LOCATED AT 3232 HERMOSA AVENUE IN THE R-3 (HIGH DENSITY) RESIDENTIAL ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 2 CATEGORICAL EXEMPTION PER SECTION 15302 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. 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. 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 Page 17 of 232 111250 1272 201221 738119305357681325130056604564677476551429 4043140114021522 1530 1650498589324415011534 151504 771540 612051348 1403 1500 1409 13062391412 1506 1455 1441 1451 2151400 1416 1432 1434 1516 117 1219 1236 1242 131213321502 1410 1331 1435 1424 1431 1438 1405 1430 1415 1338 1513 1427 1507 1417 1518 14513011449 1426 1503 1461 3011428 1444 1436 32133714481452 802 808814 820830 42486683725313963801840920 940 26586970283790154900 1020 1042 46172434414759651001101610311128 225272901138 1106361101 1033 1110 1120 1140 1144 1401130 1125 1046 1035 1025 1011 13110141111 1105 150 931 928 915 841 825 821 815 121 119810 822 832 844 906910 834934950 947226935 925924 921 907 845 831 828 823 806 221211207816 836 908 918926 805 824 902 817 214 1002 1028 1040 1048 1102 1112 1142 1068 1057 1047 1027 1021 1022 1121 1012 1075 1069 1150 1158 2382401215 1201 1137 1123 1103 1113 1051 101910412001086 1126 1204 1212 1313308318 1317 1100 1220 1214 1136 3381322 1066 1076 1084 732 740 7333862126 134 734 727 721 707719726 736 100 222 712 718 738742208218 702 728 P i e r A v e 10th StHermosaAve 8th StTheStrand15th St 13th St 9th StBeach Dr 11th StBeach DrBeach D r 14th St 11th St Oak St Palm DrMonterey Blvd8th Ct Ma n h a tt anAveBayview DrLoma Dr9th Ct Manhattan Ave 10th Ct 12th Ct 11th Ct 15th Ct 13th Ct 13th St 14th Ct 16th Ct Pier Plaza Sunset Dr500' RADIUS MAP ADDRESS: 74 Pier Ave, Hermosa Beach, CA 90254 r Page 18 of 232 Community Development Department Planning Division – Attn: Suzie Calderon City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 74 Pier Avenue, Hermosa Beach, CA 90254 Assessor Parcel Number 4187-005-012 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on Tuesday, October 21, 2025, at 6:00 p.m. to consider the request described below. CITY-INITIATED REQUEST FOR A CONDITIONAL USE PERMIT (CUP25-13/APE25-004) AMENDMENT TO MODIFY THE CONDITIONS OF APPROVAL FOR OFF-SALE ALCOHOL (BEER, WINE, AND DISTILLED SPIRITS) AT AN EXISTING LIQUOR STORE (ROBERT’S LIQUOR) LOCATED AT 74 PIER AVENUE IN THE DOWNTOWN COMMERICAL (C-2) ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY GUIDELINES. AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at cityclerk@hermosabeach.gov at least 48 hours before the meeting. PARTICIPATION AND VIEWING OPTIONS - Hermosa Beach Planning Commission meetings are open to the public and are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254. Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on action items listed on the agenda via the following: Zoom - https://us02web.zoom.us/j/82539742028?pwd=ountrdnvd2l6tzbptdljc2x6bgfwdz09 Meeting ID: 825 3974 2028 Password: 207860 Phone - Toll Free: (833) 548-0276 Meeting ID: 825 3974 2028, then #; Passcode: 207860 eComment - Submit an eComment by 4:00 p.m. on the meeting date. Supplemental Email - Supplemental emails are available for agenda items only and must be sent to Community Development at planning@hermosabeach.gov. Supplemental emails should indicate the agenda item plus meeting date in the subject line and must be received by 4:00 p.m. on the meeting date. Emails received after the deadline but before the meeting ends will be posted to the agenda the next business day. Please be advised that while the City will endeavor to ensure 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 participation. Similarly, as a courtesy, the City will also broadcast the meeting via the following listed mediums. However, these are done as a courtesy only and not guaranteed to be technically feasible. To guarantee live time viewing and/or public participation, members of the public shall attend in Council Chambers. If you experience technical difficulties while viewing a meeting on any of our digital platforms, please try another viewing option. View staff reports and attachments at www.hermosabeach.gov/agenda. 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 Alison Becker Community Development Director Page 19 of 232 Page 20 of 232 11th St 10th S t 13th St Beach D r 11th S t Hermosa AveManhattan Ave BeachDr 14th S t 1 5 th S t P i e rA ve Monterey B lvd The S t r andBayview Dr 9th S t 10th C t 12th C t 11th C t 15th C t Palm Dr 13th C t Ma n h attanAve13th S t 14th C t Pier P l a z a Zoning MapPlanning Commission October 21, 2025 Description 74 Pier Avenue (Robert's Liquor) APN: 4187-005-012 Zone: C-2 Downtown Commercial 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 21 of 232 Patrick Bobko <patrick@bobkolaw.com> Robert's Liquor Alison Becker <abecker@hermosabeach.gov>Thu, Sep 25, 2025 at 4:45 PM To: Patrick Bobko <patrick@bobkolaw.com> Cc: Sarah Locklin <Sarah.locklin@bbklaw.com> Mr. Bobko, Thank you for your letter. We have reviewed your request and agree to postpone the scheduled public hearing to October 21, 2025. Regards, Alison Alison Becker, AICP| Community Development Director City of Hermosa Beach O: 310-318-0231 E: abecker@hermosabeach.gov From: Patrick Bobko <patrick@bobkolaw.com> Sent: Wednesday, September 24, 2025 6:21 PM To: Alison Becker <abecker@hermosabeach.gov> Subject: Robert's Liquor You don't often get email from patrick@bobkolaw.com. Learn why this is important [Quoted text hidden] Page 22 of 232 09999.0019/742522.1 FG 23 Corporate Plaza Dr., Ste. 150 | Newport Beach, CA 92660 (949) 432-9975 October 13, 2025 Via Email Only Chairperson Kate Hirsh Hermosa Beach Planning Commissioners City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 khirsh@hermosabeach.gov sizant@hermosabeach.gov mflaherty@hermosabeach.gov phoffman@hermosabeach.gov gmcnally@hermosabeach.gov Re: Continuance of Public Hearing Item 7.a – Robert’s Liquor Madam Chairperson and Honorable Commissioners: I write to request a continuance of the hearing on tonight’s agenda related to Robert’s Liquor (Public Hearing Item 7.a). The corresponding Staff report states: “Staff recommends a continuance of the public hearing in response to the business owner’s request until the Planning Commission regular meeting of October 21, 2025.” To be clear – the business owner did request a continuance on September 24, 2025 and sought to have the hearing moved to December 16, 2025. (A copy of the letter is attached for your ease of reference.) Staff unilaterally continued the hearing for one week to October 21, 2025. (A copy of the email from Ms. Becker dated September 25, 2025 is attached for your ease of reference.) We advised Staff this was insufficient in a letter dated September 29, 2025, and again requested a continuance until the December 16, 2025 meeting. (A copy of the letter is attached for your reference.) We did not receive any response from Staff. We want to be clear the continuance was at the business’ request – but it’s nowhere near what was asked for or what is required for a fair hearing. Page 23 of 232 __________________ October 13, 2025 Page 2 We again ask the Commission to continue to the hearing until a date when all of the information related to the allegations contained in the City’s September 17, 2025 letter have been provided. We made a series of Public Records Act requests on September 29, 2025 and as of this letter’s date, neither the City nor the Police Department have produced a single document. It is unfair to expect the business to respond to vague and untimely allegations based on whatever Staff and the Hermosa Beach Police Department decide to include in a Staff report that will be published 72-hours prior this Commission’s hearing. Fairness dictates the business have access to all the evidence, and in order to make a fair decision, the Commission should too. We again ask the Commission to continue the CUP review hearing currently scheduled for October 21, 2025 until December 16, 2025. Very truly yours, BOBKO LAW APC Patrick K. Bobko Cc: ABecker@HermosaBeach.gov CityClerk@HermosaBeach.gov Page 24 of 232 09999.0019/742522.1 FG 23 Corporate Plaza Dr., Ste. 150 | Newport Beach, CA 92660 (949) 432-9975 September 29, 2025 Via Email Only Alison Becker, AICP Community Development Director City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 abecker@hermosabeach.gov Re: Request for Continuation of CUP Review at October 13, 2025 Planning Commission Dear Ms. Becker: I write in response to the email we received from you on September 25, 2029 offering to extend the hearing date with the Planning Commission for one week from October 13, 2025 to October 21, 2025. We remind the City this is a potentially serious matter involving a valuable, vested property right and again request the hearing be continued until the Planning Commission’s December 16, 2025 meeting. As outlined in our September 24, 2025 letter, the current schedule does not afford Mr. Tran sufficient time to gather information and prepare for the Planning Commission’s review. The City’s September 17, 2025 letter contains vague and unspecific allegations regarding Mr. Tran’s business and worse, the information that (presumably) supports those allegations exists entirely within the City’s control. It is patently unfair to expect Mr. Tran to answer the charges based on whatever City Staff and the Police Department choose to include in a Staff report that will be published 72-hours prior to the Planning Commission’s hearing. This does not comport with the dictates of Due Process and Mr. Tran’s right to a full and fair hearing. Page 25 of 232 __________________ September 29, 2025 Page 2 We strongly recommend the City reconsider its current course of rushing this matter to hearing. These are serious charges and Mr. Tran’s valuable and vested property rights are potentially at stake. There is no exigency that requires the City to conduct a hearing before all of the information bearing on the charges have been provided. We think the December 17, 2025 date probably gives the City and ABC time to produce all the relevant documents and information bearing on this case with enough time for Mr. Tran to then prepare a response. Thank you in advance for the consideration. We kindly ask you confirm the hearing date has been continued to the December meeting. Very truly yours, BOBKO LAW APC Patrick K. Bobko Page 26 of 232 09999.0019/742522.1 FG 23 Corporate Plaza Dr., Ste. 150 | Newport Beach, CA 92660 (949) 432-9975 September 24, 2025 Via Email Only Alison Becker, AICP Community Development Director City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 abecker@hermosabeach.gov Re: Request for Continuation of CUP Review at October 13, 2025 Planning Commission Dear Ms. Becker: I write to you on behalf of Dung Tran and Robert’s Liquor. Kindly direct all future correspondence regarding this matter to my attention at the address listed below. My email address is Patrick@BobkoLaw.com. We have just received a letter under your signature dated September 17, 2025 advising Mr. Tran that his Conditional Use Permit (“CUP”) was “scheduled for review by the Planning Commission at its upcoming meeting on October 13, 2025.” The review has apparently been initiated at the Police Department’s request. The letter states the Planning Commission could “modify or add conditions of approval” for Robert’s Liquor’s CUP. This is a potentially serious matter involving a vested property right. Mr. Tran and Robert’s Liquor are entitled to Due Process before any action may be taken to impair or deprive him of property or his rights. See e.g., Malibu Mountains Recreation, Inc. v. County of Los Angeles, 67 Cal.App.4th 359, 367-68 (1998). From the date of the City’s letter, Mr. Tran has less than three weeks to gather information and prepare for the Planning Commission’s review. More specifically, the City’s letter cites a Page 27 of 232 __________________ September 24, 2025 Page 2 series of “undercover” operations going back more than a year that will require investigation. They will also require that Mr. Tran be given time to collect information from both the City and the Department of Alcohol and Beverage Control. The expedited hearing schedule is unfair given the stakes and scope of the City’s allegations. Mr. Tran should be afforded sufficient time to prepare. Accordingly, we ask the City to continue the review to the December 16, 2025 scheduled Planning Commission meeting. A final note - we remind the City that Robert’s Liquor is a longstanding member of the Hermosa Beach business community. Mr. Tran is a Hermosa Beach resident, and everyone in the City has at one time or another patronized his business. People around town know and are friendly with his employees. Most importantly, the store is not an eminent threat to the City or any of its residents. The extra time for Mr. Tran to prepare for a hearing does nothing to prejudice the City. This is a reasonable request that is truly about affording simple fairness to Mr. Tran and his business. Thank you in advance for the consideration. We kindly ask you confirm the hearing date has been continued to the December meeting. Very truly yours, BOBKO LAW APC Patrick K. Bobko Page 28 of 232 City of Hermosa Beach | Page 1 of 7 Meeting Date: October 13, 2025 Staff Report No. 25-CDD-141 Honorable Chairperson and Members of the Hermosa Beach Planning Commission REQUEST FOR A PRECISE DEVELOPMENT PLAN (PDP 25-05) TO ALLOW SITE PLAN DEVELOPMENTS, PARKING UPGRADES, ACCESSIBILITY UPGRADES, ARCHITECTURAL UPGRADES, AND INTERIOR TENANT IMPROVEMENTS AT 1100 PACIFIC COAST HIGHWAY IN THE C-3 COMMERCIAL ZONE CEQA: Determine the project is categorically exempt from the California Environmental Quality Act. (Associate Planner Jake Whitney) Recommended Action: Staff recommends the Planning Commission: 1. Determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15301 of the State CEQA Guidelines; and 2. Adopt a Resolution (Attachment 1) approving Precise Development Plan 25-05 subject to conditions of approval Executive Summary: The following report details the request for a Precise Development Plan (PDP) by Henry Pyle of Park Pacific Realty Partners LP to allow for a remodel to an existing 129,736- square-foot shopping center located at 1100 Pacific Coast Highway with new landscaping, accessorily upgrades, a parking reconfiguration, new façade treatments, a clock tower feature measuring 35 feet in height, and interior tenant improvements. The Planning Commission is being asked to review the application materials, consider the request, and adopt a resolution (Attachment 1) approving PDP 25-05 subject to conditions of approval. Background: The shopping center at 1100 Pacific Coast Highway is an existing 129,736-square-foot multi-tenant commercial plaza comprised of three parcels in the C-3 (General Commercial) zone (Attachment 2). The site currently features three buildings. The largest is a two-story multi-tenant structure anchored by Trader Joe's. In addition, there are two smaller freestanding buildings: one houses a State Farm office, while the other is occupied by a Starbucks with a drive-through. The project site is bordered by Pacific Page 29 of 232 City of Hermosa Beach | Page 2 of 7 Coast Highway to the West, Aviation Boulevard and Greenwood Park to the South, Aubrey Park Court to the East, and another commercial property to the North. The subject site is located outside of the Coastal Zone. Vehicular access to the project site is availed via Pacific Coast Highway, Aviation Boulevard, and Aubrey Park Court. Site Information Table: The following table describes the existing site characteristics. Site Information General Plan Recreational Commercial (RC) Zoning General Commercial (C-3) Lot Size 129,736 square feet Existing Building Square Footage 49,454 square feet Surrounding Zoning North: General Commercial (C-3), Two-Family Residential (R-2), and Signle Family Residential R- 1) East: Single Family Residential (R-1), General Commercial (C-3) South: General Commercial (C-3), Open Space (OS) West: General Commercial (C-3), Public Facilities (PF) Surrounding Uses North: Commercial & Residential East: Residential & Commercial South: Commercial & Greenwood Park West: Commercial & Hermosa Beach Community Center Past Board, Commission, and Council Actions Meeting Date Description Hermosa Improvement Commission: September 19, 1978 Hermosa Improvement Commission grants a variance permitting a fourth can on the existing pole sign Page 30 of 232 City of Hermosa Beach | Page 3 of 7 Meeting Date Description Planning Commission: March 1, 1988 Planning Commission approves a parking plan for a 400- square-foot addition Planning Commission: July 7, 1992 Planning Commission approves a conditional use permit to allow on-sale beer, wine, and live entertainment in conjunction with an existing restaurant Planning Commission: May 18, 1993 Planning Commission approves a conditional use permit amendment to allow a twenty-four (24) hour operation in conjunction with a grocery market (Ralphs) with off-sale general alcohol Planning Commission: September 16, 1997 Planning Commission approves a conditional use permit, precise development plan, and parking plan amendment to allow the installation of a drive-through window at an existing coffee house in an existing center with less than the required parking Planning Commission: April 15, 2003 Planning Commission approves a conditional use permit to allow collocation of wireless facility. Project Description The applicant, Henry Pyle of Park Pacific Realty Partners LP, is requesting a Precise Development Plan (PDP) from the City to remodel an existing 129,736-square-foot shopping center with new landscaping, accessibility upgrades, a parking reconfiguration, new façade treatments, a clock tower feature measuring 35 feet in height, and interior tenant improvements. With this PDP, the applicant proposes to modernize the appearance of the property while honoring its existing Spanish Revival architectural style and to reconfigure the layout of site features. The goal is to create a more vibrant, welcoming, and functional destination for residents and visitors. The proposed modifications are predominantly aesthetic in nature. Additionally, the parking lot would be reconfigured to convert eight standard vehicle stalls to compact stalls though the number of spaces would remain the same at 103. The total square footage of building area would remain the same at 49,454 square feet. An accessible path of travel would be added for compliance with the Americans with Disabilities Act (ADA). Landscaping for the site would consist of 12 added Natchez Crape Myrtle and 7 Sweet Bay box trees to accompany the existing 16 Queen Palms on site along with various shrub species. The proposed added landscaping would increase by 1,208 square feet thereby resulting in a new landscaping total of 2,937 square feet. The applicant is also requesting flexibility from the Planning Commission to reconfigure the interior tenant spaces to best meet market conditions and demand at the time of construction, and thus is proposing three tenant improvement alternatives for the first floor of the multi-tenant building, and Page 31 of 232 City of Hermosa Beach | Page 4 of 7 two alternatives for the second floor of the multi-tenant building which is currently the largest of the three buildings on site. (Attachment 3). Discussion: Precise Development Plan (PDP) Review Criteria and Findings In accordance with Hermosa Beach Municipal Code (HBMC) Section 17.58.010 and 17.58.020, in order to promote excellence in design, layout, and physical features of development to achieve reasonable quality and compatibility with its surroundings, all remodels or additions exceeding 1,500 square feet require a Precise Development Plan issued by the Planning Commission. In considering an application for a Precise Development Plan, City staff reviews the project using the review considerations for Precise Development Plans identified in HBMC 17.58.030. The review considerations are used to help inform the three required findings which must be made pursuant to Hermosa Beach Municipal Code Section 17.58.40 in order to approve a PDP. Review Considerations for a PDP 1. Building proportions, massing, and architectural details. 2. Site design, orientation, location, and architectural design of buildings relative to existing structures on or adjacent to the property, topography, and other physical features of the natural and built environment; 3. Size, location, design, development, and arrangement of site access for modes of transportation, including on-site vehicle and bicycle parking. 4. Height, materials, and design of fences, walls, and screen plantings; 5. Location and type of landscaping including selection and size of plant materials, and design of hardscape; and 6. Size, location, design, color, lighting, and materials of all signs. Findings: The Review Considerations are used to help inform the three required PDP findings which must be made pursuant to HBMC 17.58.040 to approve, or conditionally approve, a precise development plan application. The inability to make one or more of the following findings is grounds for denial of an application. 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 project do comply with all applicable provisions of the Hermosa Beach zoning code and all other titles of the Hermosa Beach Municipal Code. The project consists of interior tenant improvements and well as site design, parking reconfiguration, and exterior façade improvements which would enhance the aesthetics and architectural integrity of the site and broader community. The increase in panting materials such as the 12 added Natchez Crape Myrtle and 7 Sweet Bay box trees advance the City’s goal Page 32 of 232 City of Hermosa Beach | Page 5 of 7 of landscape enhancement in accordance with PDP review consideration number 5 listed above. The total landscaping would increase by 1,208 square feet for a total of 2,937 square feet of landscaping. 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 physical features of the project do comply with the General Plan and all applicable specific plans and design guidelines. The project advances many goals of the general plan pertaining to architectural integrity as well as scale and massing which further aligns with PDP review consideration number 1 as listed above. Further analysis of General Plan consistency may be found below. General Plan Consistency Land Use Element Findings Goal 4. A variety of corridors throughout the city provide opportunities for shopping, recreation, commerce, employment and circulation. The proposal is consistent with policy 4.4 as the project makes use of the Spanish Revival architectural style to enhance public spaces within the Gateway Commercial general plan designation and prominently welcomes visitors to Hermosa Beach. Policy 4.4 Unique architectural design- Encourage the use of unique architectural features, facades, and outdoor spaces with Gateway Commercial developments to signify arrival to Hermosa Beach Goal 5. Quality and authenticity in architecture and site design in all construction and renovation of buildings. The proposal put forth is consistent with policy 5.1 as the project is thoughtful in its use of scale and massing to avoid abrupt changes in relation to its neighboring properties. Furthermore, within the property itself, the use of the clock tower feature creates a break in the visual continuity of the building, making it more aesthetically appealing, all while adhering to the existing height limit of 35 feet for the zoning district. Policy 5.1 Scale and Massing- Consider the scale of new development within its urban context to avoid abrupt changes in scale and massing Goal 3. A series of unique, destination- oriented districts throughout Hermosa Beach The proposal is consistent with policy 3.3 as the project revitalizes an ageing shopping center with a fresh design and enhances pedestrian connectivity and ADA access via new accessible pathways. This proposed redesign will Page 33 of 232 City of Hermosa Beach | Page 6 of 7 Policy 3.3 Diverse retail and office centers- Provide incentives to transform existing single-use commercial properties that are accessible into retail destinations by adding a diversity of uses, providing new pedestrian connections to adjacent residential areas, reducing the visual prominence of parking lots, making the centers more pedestrian-friendly and enhancing the definition and character of street frontage and associated streetscapes enhance the definition and character of the plaza which will be visually noticeable from street frontage and associated streetscapes. 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 physical features of the project do comply with the design and development standards applicable to the zone. The building height does not exceed 35 feet in height as required in the C-3 zoning district. Furthermore, all uses will be conducted fully within the building envelope and all parking stalls will be maintained in the remodel. This compliance with existing height standards directly conforms with PDP review consideration number 4. PDP Specific Conditions of Approval Should the Planning Commission make the aforementioned findings to approve the PDP, then it should consider the conditions of approval in the Resolution and any other conditions it deems necessary to ensure the development achieves the following outcomes identified in HBMC Section 17.58.050: In addition, staff recommend conditions of approval to ensure the development does not pose a nuisance. For example, the draft resolution (Attachment 1) includes a requirement that any non-minor changes that alter the primary function of the shopping center must return to the Planning Commission for approval (Condition 4) and no walls or other structures may encroach into the public right-of-way (Condition 9). Environmental Determination: Pursuant to the California Environmental Quality Act (CEQA), the proposed project qualifies for a Class 1 categorical exemption, Existing Facilities, as defined in section 15301 of the State CEQA Guidelines, as the project consists of the operation, maintenance, and minor alteration of existing private structures and would involve no expansion of the existing use. Moreover, none of the exceptions to the categorical exemption(s) apply to the project, as defined in section 15300.2 of the State CEQA Guidelines. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time; the project would not have a Page 34 of 232 City of Hermosa Beach | Page 7 of 7 significant effect on the environment due to unusual circumstances; the project would not damage a scenic highway or scenic resources within a state scenic highway; the project is not located on a hazardous waste site; and the project would not cause a substantial adverse change in the significance of a historical resource. Public Notification: For the October 13, 2025, Planning Commission hearing, a total of 565 public hearing notices were mailed to the applicant, occupants and property owners of properties within a 500-foot radius on October 1, 2025. A legal ad was published on October 2, 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, staff have received no public comments. Next Steps In accordance with HBMC §17.58.060, the Planning Commission’s decision may be appealed to the City Council. The appeal period is 10 days, beginning on October 14, 2025, and concluding at the close of business on October 23, 2025. Any project that is appealed would be duly noticed in accordance with the HBMC.. Attachments: 1. Draft Resolution 25-XX 2. Zoning Map 3. Project Plans 4. Public Notification Materials Respectfully Submitted by: Jake Whitney, Associate Planner Concur: Alexis Oropeza, Planning Manager Legal Review: Sarah Locklin, Interim City Attorney Approved: Alison Becker, Community Development Director Page 35 of 232 Page 1 of 8 RES-25-XX CITY OF HERMOSA BEACH RESOLUTION NO. RES-25-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN (PDP 25-05), ALLOWING FOR A REMODEL TO AN EXISTING 129,736 SQUARE FOOT SHOPPING CENTER CONSISTING OF SITE PLAN DEVELOPMENTS, PARKING UPGRADES, ACCESSIBILITY UPGRADES, ARCHITECTURAL UPGRADES, AND INTERIOR TENANT IMPROVEMENTS AT 1100 PACIFIC COAST HIGHWAY, IN THE GENERAL COMMERCIAL ZONE (C-3) 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, an application was filed on June 17, 2025, by the applicant Henry Pyle of Park Pacific Realty Partners LP, for a Precise Development Plan (PDP) located at 1100 Pacific Coast Highway (the “project site”), to allow for a remodel to an existing 129,736 square foot shopping center consisting of site plan developments, parking upgrades, accessibility upgrades, architectural upgrades, and interior tenant improvements; and WHEREAS, the project site is designated as Recreational Commercial (RC) in the General Plan, is zoned General Commercial (C-3), and is located outside of the Coastal Zone; and WHEREAS, in considering the granting of a Precise Development Plan, the City shall assess the review considerations pursuant to HBMC Section 17.58.030. The review considerations are used to help inform the three required findings which must be made pursuant to HBMC 17.58.040 in order to approve a PDP; and WHEREAS, the Planning Commission, at its public meeting of October 13, 2025, considered all testimony and evidence regarding the application, both oral and written, that was presented to the Planning Commission; and Page 36 of 232 Page 2 of 8 RES-25-XX WHEREAS, the proposed project is categorically exempt from the California Environmental Quality Act (CEQA), as defined in Section 15301 of the State CEQA Guidelines, Class 1 Categorical Exemption, Existing Facilities, as the project as the project consists of the operation, maintenance, and minor alteration of existing private structures and would involve no expansion of the existing use. Moreover, none of the exceptions to the categorical exemption(s) apply to the project, as defined in section 15300.2 of the State CEQA Guidelines. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time; the project would not have a significant effect on the environment due to unusual circumstances; the project would not damage a scenic highway or scenic resources within a state scenic highway; the project is not located on a hazardous waste site; and the project would not cause a substantial adverse change in the significance of a historical resource; and WHEREAS, based on the testimony and evidence received, the Planning Commission further finds, determines and declares the following pertaining to the application for a Precise Development Plan. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The foregoing recitals are true and correct and are hereby incorporated into this Resolution. SECTION 2. Based on the testimony and evidence received at its October 13, 2025 Planning Commission meeting, the Planning Commission finds, determines and declares the following pertaining to the application for a Precise Development Plan under Hermosa Beach Municipal Code Section 17.58.040: Findings: Page 37 of 232 Page 3 of 8 RES-25-XX A. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title [Title 17] and all other titles of the Hermosa Beach Municipal Code; The design, layout, and physical features of the project do comply with all applicable provisions of the Hermosa Beach zoning code and all other titles of the Hermosa Beach Municipal Code. The project consists of interior tenant improvements and well as site design, parking reconfiguration, and exterior façade improvements which would enhance the aesthetics and architectural integrity of the site and broader community. The increase in panting materials such as the 12 added Natchez Crape Myrtle and 7 Sweet Bay box trees advance the City’s goal of landscape enhancement in accordance with the City’s PDP review criteria. The total landscaping would increase by 1,208 square feet for a total of 2,937 square feet of landscaping. 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 physical features of the project do comply with the General Plan and all applicable specific plans and design guidelines. The project advances many goals of the general plan pertaining to architectural integrity as well as scale and massing which further aligns with the City’s PDP review criteria. Further analysis of General Plan consistency may be found below. General Plan Consistency Land Use Element Findings Goal 4. A variety of corridors throughout the city provide opportunities for shopping, recreation, commerce, employment and circulation. The proposal is consistent with policy 4.4 as the project makes use of the Spanish Revival architectural style to enhance public spaces within the Gateway Commercial general plan designation and prominently welcomes visitors to Hermosa Beach. Policy 4.4 Unique architectural design- Encourage the use of unique architectural features, facades, and outdoor spaces with Gateway Commercial developments to signify arrival to Hermosa Beach Page 38 of 232 Page 4 of 8 RES-25-XX Goal 5. Quality and authenticity in architecture and site design in all construction and renovation of buildings. The proposal put forth is consistent with policy 5.1 as the project is thoughtful in its use of scale and massing to avoid abrupt changes in relation to its neighboring properties. Furthermore, within the property itself, the use of the clock tower feature creates a break in the visual continuity of the building, making it more aesthetically appealing, all while adhering to the existing height limit of 35 feet for the zoning district. Policy 5.1 Scale and Massing- Consider the scale of new development within its urban context to avoid abrupt changes in scale and massing 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 [Title 17]. The design, layout, and physical features of the project do comply with the design and development standards applicable to the zone. The proposed project includes new architectural features, including a new tower feature; however, the building height does not exceed 35 feet, as required in the C-3 zoning district. Furthermore, all uses will be conducted fully within the building envelope and all parking stalls will be maintained in the remodel. This compliance with existing height standards directly conforms with the City’s PDP review criteria. SECTION 3. Based on the foregoing findings, the Planning Commission hereby approves Precise Development Plan 25-05 to allow for a remodel to an existing 129,736-square- foot shopping center consisting of site plan developments, parking upgrades, accessibility upgrades, architectural upgrades, and interior tenant improvements at 1100 Pacific Coast Highway in the General Commercial (C-3) zone subject to the following Conditions of Approval: General Conditions Page 39 of 232 Page 5 of 8 RES-25-XX 1. The project shall be substantially consistent with the application submitted and approved by the Planning Commission on October 13, 2025. The applicant shall retain records of the approved plans until any subsequent modifications or approvals are granted. 2. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 3. The applicant shall maintain the property in conformance with all applicable City of Hermosa Beach standards including all requirements of the General Commercial Zone (C-3) and all regulatory agency requirements, including but not limited to: Los Angeles County Health Department, California Disabled Access Standards (Government Code Title 24), and Los Angeles County National Pollutant Discharge Elimination System Permit (NPDES). 4. Any changes to the interior or exterior layout which alter the primary function of the shopping center shall be subject to review and approval by the Planning Commission. Minor modifications that do not alter the primary function of the shopping center may be approved by the Community Development Director. 5. 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 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. 6. Approval of this permit shall expire twenty-four (24) months from the date of approval by the Planning Commission, or final decision by the City Council, unless significant construction or improvements have commenced. One or more extensions of time may be requested. No extension shall be considered unless requested in writing to the Community Development Director, including the reason Page 40 of 232 Page 6 of 8 RES-25-XX therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. 7. 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. 8. 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. Public Works 9. No new walls or foundation footing will be allowed to be constructed on or over the public right-of-way. 10. A Commercial Encroachment permit is required for non-conforming structures located over or within the public right-of-way. 11. If Public Improvements are required, the following items (Conditions 11-16) are also required: Prior to issuance of a Building Permit, 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 Page 41 of 232 Page 7 of 8 RES-25-XX the Municipal Code and Public Works specifications, shall be filed with the Community Development Department. 12. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on street. 13. Project construction shall protect private and public property in compliance with Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including, if required, an approved Residential or Commercial Encroachment Permit. 14. Sewer manhole rim/lid elevations must be submitted prior to grading and plan check. 15. 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. 16. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44). Implement required Low Impact Development Standards, provide calculations and documents i.e. Appendix D and E of the Storm Water LID Guidelines, submit at 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 a formal appeal to the City Council, 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. VOTE: AYES: Page 42 of 232 Page 8 of 8 RES-25-XX NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify that the foregoing Resolution P.C. 25-XX is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at its regular meeting of October 13, 2025. ________________________________ ________________________________ Kate Hirsh, Chairperson Alison Becker, Secretary __________________ Date Page 43 of 232 11th St AUBREY PARKAr dmoreAve14th S t Bonnie Brae St Joy S t Aviation B lvd P i er Ave Loma DrAubreyParkCtPacif ic Coast HwyOcean Dr9th S t 11th P l Campana StBardSt Oak S t 11th S t 10th S t Montgomery Dr 16th S t 11th P l Oak St Valley D r Owosso Ave 8th Pl 10th S t 11th S t 15th S t 13th S t Cypress Ave Commercial Remodel: Precise Development Plan Project Zoning MapPlanning Commission October 13, 2025 Description 1100 Pacific Coast Hwy (Trader Joe's) APN: 4185-011-039 & 4185-001-061 Zone: C-3 General Commercial 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 44 of 232 STOPSTOPSTOPSTOPKEEPCLEARSTOPSTOP NO PARKINGNO PARKING NO PARKING VAN VANNO PARKING NO PARKING NO PARKINGCOMMERCIALTRICIA ANN PILKERTONPage 45 of 232 COMMERCIALTRICIA ANN PILKERTONPage 46 of 232 12131411112214131110124109897654338765COMMERCIALTRICIA ANN PILKERTONPage 47 of 232 STOPSTOPSTOPSTOPKEEPCLEAR STOPCCCCCC7CCCCC7C1C1C6788841757GREENWOOD PARKA V I A T I O N B L V DP A C I F I C C O A S T H W Y 1(E) STARBUCKSSTOP(E) FIVE BELOW1 3 T H S T R E E T BLDG 1BLDG 3(E) PARKING (EMPLOYEE ONLY)A U B R E Y P A R K C O U R T BLDG 2(E) TRASH3C3C(E) TRADER JOE'S(E) ATMKIOSK(N) TRASH2C2ND LEVEL PARKING(COMM. USE)116235N.I.C.N.I.C.NO PARK INGNO PARK ING NO PARKING VANVANNO PARKING NO P A R K I N G NO PARKING(E) STATEFARMCC(E) COMMERCIALSPACES/STOREFRONTS1C2211SITE SUMMARYADDRESS1045 & 1100 PACIFIC COAST HWY, HERMOSA BEACH, CA - 90254ZONINGC-3 (GENERAL & HIGHWAY COMMERCIAL)PROPOSED USECOMMERCIALASSESSOR PARCEL NO.4185-011-0614185-011-0394187-026-026SITE GROSS AREA129,736 SF / ± 2.98 ACOCCUPANCY GROUPBTYPE OF CONSTRUCTIONIII-BNUMBER OF STORIES2BUILDING HEIGHT30'-0"BUILDING AREAEXISTING GROSS AREAPROPOSED GROSS AREABLDG 1 (STATE FARM)448 SF448 SFBLDG 2 (STARBUCKS)1,240 SF1,240 SFBLDG 3 (TRADER JOE'S &COMMERCIAL)LEVEL 138,797 SF38,797 SFLEVEL 28,862 SF8,862 SFATM KIOSK107 SF107 SFTOTAL49,454 SF49,454 SFEXISTINGPROPOSEDLOT COVERAGE31%31%LANDSCAPE AREA1,729 SF1,208 SFTOTAL LANDSCAPE AREA2,937 SF (EXISTING & PROPOSED)IMPERVIOUS AREA-3,575 SFTOTAL DISTURBED AREA-4,783 SFVEHICLE PARKINGSTANDARD - 8'-6" x 18'8072COMPACT - 7'-6" x 15'1725ADA66TOTAL103 SPACES103 SPACESCONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING.COMMERCIALTRICIA ANN PILKERTONPage 48 of 232 CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING.STOPSTOPSTOPSTOPKEEPCLEAR STOPGREENWOOD PARKA V I A T I O N B L V DP A C I F I C C O A S T H W Y 1(E) STARBUCKSSTOP(E) FIVE BELOW1 3 T H S T R E E T BLDG 1BLDG 3(E) PARKING (EMPLOYEE ONLY)A U B R E Y P A R K C O U R T BLDG 2(E) TRASH(E) TRADER JOE'S(E) ATMKIOSK(N) TRASH2ND LEVEL PARKING(COMM. USE)N.I.C.N.I.C.NO PARK INGNO PARK ING NO PARKING VANVANNO PARKING NO P A R K I N G NO PARKING(E) STATEFARM(E) COMMERCIALSPACES/STOREFRONTSSITE SUMMARYADDRESS1045 & 1100 PACIFIC COAST HWY, HERMOSA BEACH, CA - 90254ZONINGC-3 (GENERAL & HIGHWAY COMMERCIAL)PROPOSED USECOMMERCIALASSESSOR PARCEL NO.4185-011-0614185-011-0394187-026-026SITE GROSS AREA129,736 SF / ± 2.98 ACOCCUPANCY GROUPBTYPE OF CONSTRUCTIONIII-BNUMBER OF STORIES2BUILDING HEIGHT30'-0"BUILDING AREAEXISTING GROSS AREAPROPOSED GROSS AREABLDG 1 (STATE FARM)448 SF448 SFBLDG 2 (STARBUCKS)1,240 SF1,240 SFBLDG 3 (TRADER JOE'S &COMMERCIAL)LEVEL 138,797 SF38,797 SFLEVEL 28,862 SF8,862 SFATM KIOSK107 SF107 SFTOTAL49,454 SF49,454 SFEXISTINGPROPOSEDLOT COVERAGE31%31%LANDSCAPE AREA1,729 SF1,208 SFTOTAL LANDSCAPE AREA2,937 SF (EXISTING & PROPOSED)IMPERVIOUS AREA-3,575 SFTOTAL DISTURBED AREA-4,783 SFVEHICLE PARKINGSTANDARD - 8'-6" x 18'8072COMPACT - 7'-6" x 15'1825ADA66TOTAL103 SPACES103 SPACESCOMMERCIALTRICIA ANN PILKERTONPage 49 of 232 CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING.STOPSTOPG VANNO PARKINGCOMMERCIALTRICIA ANN PILKERTONPage 50 of 232 CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING.D WS STOPSTOPSTOPSTOPKEEPCLEAR STOPGREENWOOD PARKA V I A T I O N B L V (E) STARBUCKSSTOP(E) FIVE BELOWBLDG 1BLDG 3A U B R E Y P A R K C O U R T BLDG 2(E) TRASH(E) TRADER JOE'S(E) ATMKIOSK(N) TRASH2ND LEVEL PARKING(COMM. USE)N.I.C.NO PARK INGNO PARKING NO PARKING VANVANNO PARKING NO P A R K I N G NO PARKING(E) STATEFARM(E) COMMERCIALSPACES/STOREFRONTSCOMMERCIALTRICIA ANN PILKERTONPage 51 of 232 CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING.134567ABCDEFGH2(3,607 SF)(E) SUITE S1UPDNCORRIDORELEC. METERSMECH.UP(2,147 SF)(E) SUITE S2(1,947 SF)(E) SUITE S3(4,226 SF)(E) SUITE S4COMMERCIALTRICIA ANN PILKERTONPage 52 of 232 CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING.134567ABCDEFGH2UPDNUP(1,998 SF)(N) SUITE S4(1,218 SF)(N) SUITE S5(1,010 SF)(N) SUITE S6COMMERCIALTRICIA ANN PILKERTONPage 53 of 232 CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING.134567ABCDEFGH2UPDNUP(3,216 SF)(N) SUITE S4(1,010 SF)(N) SUITE S6COMMERCIALTRICIA ANN PILKERTONPage 54 of 232 CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING.134567ABCDEFGH2UPDNUP(1,998 SF)(N) SUITE S4(2,228 SF)(N) SUITE S5COMMERCIALTRICIA ANN PILKERTONPage 55 of 232 CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING.1A.543D.0AB.2GHC.12F.1D.8DNDNPARKING DECKGARAGE2 CARCORRIDOROFFICERAL12345678910111213141516(863 SF)(E) SUITE A(2,099 SF)(E) SUITE C(868 SF)(E) SUITE E(1,498 SF)(E) SUITE FW/HAUBREY PARK CT.COVERED BALCONY(1,470 SF) COMMERCIALTRICIA ANN PILKERTONPage 56 of 232 CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING.1A.543D.0AB.2GHC.12F.1D.8DNDNPARKING DECK12345678910111213141516AUBREY PARK CT.(2,366 SF)(N) SUITE ECOMMERCIALTRICIA ANN PILKERTONPage 57 of 232 CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING.1A.543D.0AB.2GHC.12F.1D.8DNDNPARKING DECK12345678910111213141516AUBREY PARK CT.(572 SF)(N) SUITE F(926 SF)(N) SUITE GCOMMERCIALTRICIA ANN PILKERTONPage 58 of 232 “”“”“”“”CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING.COMMERCIALTRICIA ANN PILKERTONPage 59 of 232 “”“”“”“”CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING.COMMERCIALTRICIA ANN PILKERTONPage 60 of 232 C IT Y OF HERMOSA BEACH, CA1907NC I T Y OF HERMOSA BEACH, CA1907NEARTHWORK ESTIMATE139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.comCIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITYSUBMITTAL SETNOT FOR CONSTRUCTIONNo. 57587REGISTERE D PROFESSIONAL ENGINEERSTATE OF CALI F OR NIA C A LEB RIOSCIVILCALEB RIOS, R.C.E. 57587 DATEKnow what'sbelow.Callbefore you dig.1425039Page 61 of 232 SEE ENLARGEMENT "A"SEE ENLARGEMENT "B"SEE ENLARGEMENT "C"PUBLIC PROPERTYPROTECT IN PLACENOT A PART OF PROJECTSITE WALLS ARE SHOWN HEREON FOR REFERENCE ONLY, ANDARE TO BE CONSTRUCTED PER SEPARATE PLANS AND PERMIT.SEE SHEET C-3 FOR ENLARGEMENT AREAS NOTED HEREON139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.comCIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITYSUBMITTAL SETNOT FOR CONSTRUCTIONNo. 57587REGISTERE D PROFESSIONAL ENGINEERSTATE OF CALI F OR NIA C A LEB RIOSCIVILCALEB RIOS, R.C.E. 57587 DATEKnow what'sbelow.Callbefore you dig.2425039Page 62 of 232 CONSTRUCTION NOTES139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.comCIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITYSUBMITTAL SETNOT FOR CONSTRUCTIONNo. 57587REGISTERE D PROFESSIONAL ENGINEERSTATE OF CALI F OR NIA C A LEB RIOSCIVILCALEB RIOS, R.C.E. 57587 DATEKnow what'sbelow.Callbefore you dig.3425039Page 63 of 232 NOTEEROSION CONTROL BMPsTEMPORARY SEDIMENT CONTROLWIND EROSION CONTROLTRACKING CONTROLWASTE MANAGEMENT AND MATERIALS POLLUTION CONTROLNON-STORMWATER MANAGEMENTTHIS SHEET FOR EROSION CONTROL ONLYBMP REQUIREMENTSLEGEND139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.comCIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITYNo. 57587REGISTERE D PROFESSIONAL ENGINEERSTATE OF CALI F OR NIA C A LEB RIOSCIVILCALEB RIOS, R.C.E. 57587 DATEKnow what'sbelow.Callbefore you dig.4425039Page 64 of 232 STOPSTOPSTOPKEEPCLEAR STOP’ 949.474.1960 15535 Sand Canyon Ave, Suite 100Irvine, California 92618 fuscoe.com Page 65 of 232 STOPSTOPSTOP949.474.1960 15535 Sand Canyon Ave, Suite 100Irvine, California 92618 fuscoe.com Page 66 of 232 URBANARENA PARK PACIFIC HERMOSA BEACH | CA MARK YORITA | 24-127 DATE 7 | 28 | 25 PLANT PALETTE | L1 (EXISTING) SYAGRUS ROMANZOFFIANA QUEEN PALM CARISSA MACROCARPA NATAL PLUM LAGERSTROEMIA INDICA X FAURIEI ‘NATCHEZ’ NATCHEZ CRAPE MYRTLE DIANELLA REVOLUTA SPREADING FLAX LILY LAURUS NOBILIS SWEET BAY RHAPHIOLEPIS INDICA ‘ALBA’ WHITE INDIAN HAWTHORN AGAVE ATTENUATA FOXTAIL AGAVE WESTRINGIA FRUTICOSA ‘WES04’ GREY BOX COAST ROSEMARY Page 67 of 232 URBANARENA NORTH 20100 1’=10’ - 0” SCALEPARK PACIFIC HERMOSA BEACH | CA MARK YORITA | 24-127 DATE 7 | 28 | 25 CONCEPTUAL LANDSCAPE PLAN | L2 Page 68 of 232 Public Notification Package 1100 Pacific Coast Highway Page 69 of 232 Public Notification Package 1100 Pacific Coast Highway Page 70 of 232 Public Notification Package 1100 Pacific Coast Highway Page 71 of 232 Public Notification Package 1100 Pacific Coast Highway Page 72 of 232 Public Notification Package 1100 Pacific Coast Highway Page 73 of 232 Public Notification Package 1100 Pacific Coast Highway Page 74 of 232 Public Notification Package 1100 Pacific Coast Highway Page 75 of 232 Public Notification Package 1100 Pacific Coast Highway Page 76 of 232 PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN that the Chairperson of the Hermosa Beach Planning Commission has called a special public hearing on Monday, October 13, 2025 at 6:00 p.m. to consider and take action on only those matters set forth on the agenda below. 1. CITY-INITIATED REQUEST FOR A CONDITIONAL USE PERMIT (CUP25-13/APE25-004) AMENDMENT TO MODIFY THE CONDITIONS OF APPROVAL FOR OFF-SALE ALCOHOL (BEER, WINE, AND DISTILLED SPIRITS) AT AN EXISTING LIQUOR STORE (ROBERT’S LIQUOR) LOCATED AT 74 PIER AVENUE IN THE DOWNTOWN COMMERCIAL (C-2) ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY GUIDELINES. 2. PRECISE DEVELOPMENT PLAN (PDP 25-05) TO REMODEL AN EXISTING 129,736-SQUARE-FOOT SHOPPING CENTER WITH: 1) SITE IMPROVEMENTS INCLUDING NEW LANDSCAPING, EXPANDED WALKWAYS AND ACCESSIBLE PATH OF TRAVEL, AND PARKING RECONFIGURATION; 2) NEW FACADE TREATMENTS AND ARCHITECTURAL FEATURES INCLUDING A TOWER FEATURE MEASURING 35 FEET IN HEIGHT; AND 3) INTERIOR TENANT IMPROVEMENTS AT 1100 PACIFIC COAST HIGHWAY INTHE C-3 (GENERAL COMMERCIAL) ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. 3. CONVEX SLOPE DETERMINATION (CSD 25-01) AND PRECISE DEVELOPMENT PLAN (PDP 25-04) FOR A STRUCTURAL REHABILITATION AND MINOR ADDITION TO AN EXISTING LEGAL-NONCONFORMING FOUR-UNIT APARTMENT BUILDING LOCATED AT 3232 HERMOSA AVENUE IN THE R-3 (HIGH DENSITY) RESIDENTIAL ZONE. CEQA: THEPROJECT QUALIFIES FOR A CLASS 2 CATEGORICAL EXEMPTION PER SECTION 15302OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. 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. 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, AICPCommunity Development DirectorEasy Reader Inc/Redondo Beach News/October 2, 2025/HD25-036 City ofHermosa Beach Page 77 of 232 700 1559 1501719 711 143783283615008091550922934915953823833845903919925 93793996494490683414141402 9248468269481525 1519 1509 1502 1435 1431 1421 1415 1420 1436 1512 1518 1401 1407 1440 1515 1430 1507 10331041105310591400 1516 1517 1416 1413 13148109089289389561310 8258278319139149419491200 959945857865867 1100901 103510491217 1219 1233 1235 1241 1255 1263 1291 1301 1315 1044 102910211214 1228 1238 1242 1250 1260 1268 1280 1286 1292 1308 1322 1212 1220 1224 1245 1249 1257 1265 1251 1253 1294 1302 1307 10171326 10111015103810421036 849933951950 1000 916 1102 821837905942926900100110271040103010161014100210261020101010041009840 841843929955960946940930918912844830822860 828 808 802 813835801920902850820 9279439091013935923917911847829957839947100810181022824 838 11077296496151131 629702653703730642632725 10051045 6506251050614718645626636647731701601931623622612657652611706644720952620710712732861 855 745739723713709655635619607610 724606648775738735722714715707656651646641633624627621616609602640634727 Aubrey Ct Bonnie Brae St 7th StPacificCoastHwy14th St Joy St Aviation Blvd Ardmore AveAubreyParkCt8th Pl OceanDr9th St Campana St16th St 10th St Montgomery Dr 11th Pl 8th St Owosso Ave PierAve 10th St 11th St 15th St 13th St Val ley Dr 500' RADIUS MAP ADDRESS: 1100 Pacific Coast Hwy, Hermosa Beach, CA 90254 r Page 78 of 232 Community Development Department Planning Division City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 1100 Pacific Coast Highway, Hermosa Beach, CA 90254 Assessor Parcel Number: 4185-011-039; 4185-001-061 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a special Public Hearing on Monday, October 13, 2025, at 6:00 p.m. to consider the request described below. PRECISE DEVELOPMENT PLAN (PDP 25-05) TO REMODEL AN EXISTING 129,736-SQUARE-FOOT SHOPPING CENTER WITH: 1) SITE IMPROVEMENTS INCLUDING NEW LANDSCAPING, EXPANDED WALKWAYS AND ACCESSIBLE PATH OF TRAVEL, AND PARKING RECONFIGURATION; 2) NEW FACADE TREATMENTS AND ARCHITECTURAL FEATURES INCLUDING A TOWER FEATURE MEASURING 35 FEET IN HEIGHT; AND 3) INTERIOR TENANT IMPROVEMENTS AT 1100 PACIFIC COAST HIGHWAY IN THE C-3 (GENERAL COMMERCIAL) ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at cityclerk@hermosabeach.gov at least 48 hours before the meeting. PARTICIPATION AND VIEWING OPTIONS - Hermosa Beach Planning Commission meetings are open to the public and are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254. Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on action items listed on the agenda via the following: Zoom - https://us02web.zoom.us/j/88613327928?pwd=wsIanaorhMUofgumcWi7b4Lbw4uP4n.1 Meeting ID: 886 1332 7928 Password: 207860 Phone - Toll Free: (833) 548-0276 Meeting ID: 886 1332 7928, then #; Passcode: 207860 eComment - Submit an eComment by 4:00 p.m. on the meeting date. Supplemental Email - Supplemental emails are available for agenda items only and must be sent to Community Development at planning@hermosabeach.gov. Supplemental emails should indicate the agenda item plus meeting date in the subject line and must be received by 4:00 p.m. on the meeting date. Emails received after the deadline but before the meeting ends will be posted to the agenda the next business day. Please be advised that while the City will endeavor to ensure 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 participation. Similarly, as a courtesy, the City will also broadcast the meeting via the following listed mediums. However, these are done as a courtesy only and not guaranteed to be technically feasible. To guarantee live time viewing and/or public participation, members of the public shall attend in Council Chambers. If you experience technical difficulties while viewing a meeting on any of our digital platforms, please try another viewing option. View staff reports and attachments at www.hermosabeach.gov/agenda. 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 Alison Becker Community Development Director Page 79 of 232 Page 80 of 232 11th St AUBREY PARKAr dmoreAve14th S t Bonnie Brae St Joy S t Aviation B lvd P i er Ave Loma DrAubreyParkCtPacif ic Coast HwyOcean Dr9th S t 11th P l Campana StBardSt Oak S t 11th S t 10th S t Montgomery Dr 16th S t 11th P l Oak St Valley D r Owosso Ave 8th Pl 10th S t 11th S t 15th S t 13th S t Cypress Ave Commercial Remodel: Precise Development Plan Project Zoning MapPlanning Commission October 13, 2025 Description 1100 Pacific Coast Hwy (Trader Joe's) APN: 4185-011-039 & 4185-001-061 Zone: C-3 General Commercial 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 81 of 232 City of Hermosa Beach | Page 1 of 10 Meeting Date: October 13, 2025 Staff Report No. 25-CDD-142 Honorable Chair and Members of the Hermosa Beach Planning Commission CONVEX SLOPE DETERMINATION (CSD 25-01) AND PRECISE DEVELOPMENT PLAN (PDP 25-04) FOR A STRUCTURAL REHABILITATION, REMODEL, AND ADDITION TO A FOUR-UNIT APARTMENT BUILDING AT 3232 HERMOSA AVENUE IN THE MULTIPLE-FAMILY RESIDENTIAL (R-3) ZONE CEQA: Determine the project is categorically exempt from the California Environmental Quality Act. (Associate Planner Jake Whitney) Recommended Action: 1. Determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15302 of the State CEQA Guidelines; and 2. Adopt a Resolution (Attachment 1) approving Convex Slope Determination (CSD 25-01) and Precise Development Plan 25-05 subject to conditions of approval Executive Summary: The following report details the request for a Convex Slope Determination (CSD) and Precise Development Plan (PDP) by William J Ready of 3232 Hermosa LLC to allow for a structural rehabilitation, remodel, and minor addition to an existing 3,319-square-foot legal non-conforming four-unit apartment building located at 3232 Hermosa Avenue. The Planning Commission is being asked to review the application materials, consider the request, and adopt a resolution (Attachment 1) approving PDP 25-05 subject to conditions of approval. Background: The project site consists of a corner lot at the intersection of Hermosa Avenue and 33rd Street. Vehicular access to the site is provided via Palm Drive. The existing legal non- conforming four-unit apartment building was built in 1923 and there are no prior entitlements approved for the property. The property is zoned as Multiple-Family Residential (R-3) and the City’s General Plan (PLAN Hermosa) designates the property as High-Density Residential with an allowable density range of 25.1-33.0 dwelling units per acre. (Attachment 2) The site is currently developed at a greater density of 51.25 dwelling units per acre. Under current standards no more than two dwelling units would be permitted to be constructed at the site due to the lot size. For this reason, the applicant Page 82 of 232 City of Hermosa Beach | Page 2 of 10 has chosen to pursue a structural rehabilitation and an addition to the property rather than a full redevelopment as four units which would not be permitted under the current zoning regulations. The site is also located within the Coastal Zone. If approved the applicant would also need to obtain a Coastal Development Permit or waiver from the California Coastal Commission. 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. It prohibits reducing the number of dwelling units on a site and also prohibits approving projects that demolish "protected" units without replacement. California Government Code 66300 states that “protected units” are required to be replaced. Pursuant to California Government Code section 66300.5(h)(4), protected units include residential dwelling units that are or were rented by lower or very low-income households within the past five years. Per this requirement, unless the applicant demonstrates to the City’s satisfaction that the prior occupants of any units proposed to be demolished within a five- year period were not rented by low or very low-income households, the City is required to presume that lower income households occupied the units in the same proportion of lower income renter households within the jurisdiction as determined by the most recently available data for the United States Department of Housing and Urban Development’s Comprehensive Housing Affordability Strategy database. According to said database, during the most recently available 2017-2021 American Community Survey approximately 25.62 percent of renter households in Hermosa Beach made less than 80 percent of the HUD Area Median Family Income which the state of California defines as lower income households. While the proposed project does not call for a full demolition of the existing units, the proposed plans (Attachment 3) show that each of the units would be demolished by over 50 percent and thus render all of the units uninhabitable if the project were to be approved. In light of the fact that the units would be demolished under this proposal to the point of being uninhabitable, and the applicant has not verified via forms provided by the City that the units were not rented by lower income households over the prior five year period, City staff is recommending a condition of approval in the draft resolution (Attachment 1) that would deed restrict two of the four units to lower income households for a minimum period of 55 years in accordance with California Government Code Section 66300. Pursuant to state statue, all replacement unit calculations resulting in fractions must be rounded up to the nearest whole number; thus, resulting in an affordability replacement calculation of two units. Site Information Table: The following table describes the existing site characteristics. Page 83 of 232 City of Hermosa Beach | Page 3 of 10 Site Information General Plan High Density (HD) Zoning Multiple-Family Residential (R-3) Lot Size 3,400 square feet Existing Building Square Footage 3,319 square feet Proposed Building Square Footage 2,803 square feet Surrounding Zoning North: Multiple-Family Residential (R-3) East: Multiple-Family Residential (R-3) South: Multiple-Family Residential (R-3) West: Single-Family Residential (R-1) Surrounding Uses North: Residential East: Residential South: Residential West: Residential Project Description The applicant, William J Ready of 3232 Hermosa LLC is requesting a Convex Slope Determination (CSD) and Precise Development Plan (PDP) from the City to allow for a structural rehabilitation, remodel, and minor addition to an existing 3,319-square-foot legal non-conforming four-unit apartment building located at 3232 Hermosa Avenue. With this CSD and PDP, the applicant proposes to extend the life of the building, enhance the aesthetic appeal of the structure, and maintain the existing height by allowing the use of alternate points for the basis of height measurement. To achieve these goals, the project would require a significant demolition of the existing units which would be rendered uninhabitable during the course of construction. Due to the proposed demolition exceeding 50% of the existing square footage and due to the fact that the applicant has not verified the income levels of the prior occupants over the past 5 years, City staff is recommending that two units be deed restricted to remain affordable to lower income households for a period of no less than 55 years in order to comply with Senate Bill 8 as explained in the Background section above. Additionally, the project proposes to convert 119 square feet of non-conditioned space to conditioned space, and enclose 69 square feet of exterior space resulting in a 188 square- foot addition. An existing partition in the two car garage would be removed to make the garage space functionally suitable for vehicle storage whereas it currently is not. Meanwhile, the four-unit sizes would be reconfigured as well resulting from the demolition of walls non-conforming to setbacks and those currently encroaching into the public right- Page 84 of 232 City of Hermosa Beach | Page 4 of 10 of-way. Unit 1 would go from 694 square feet to 659 square feet. Unit 2 would go from 722 square feet to 592 square feet. Unit 3 would go from 902 square feet to 763 square feet. Lastly, Unit 4 would go from 1,001 square feet to 789 square feet. Proposed landscaping for the site would consist of 14 Silver Sheen Kohuhu plants as well as 21 Coastal Rosemary plants fronting Hermosa Avenue. (Attachment 3). Development Standards Discussion: Convex Slope Criteria Required Provided LOT STANDARDS Minimum Lot Area per unit 1,320 sf per dwelling unit 850 sf per dwelling unit (existing legal non- conforming) Lot Coverage Maximum 65% 55% HEIGHT: 30ft max 32.7 ft max (without convex slope determination) 29.38 ft max (with convex determination) YARDS: Front 10 ft 11.94 ft Side 4 ft 4 ft Rear 3ft (ground level) 3ft (ground level) 1ft (2nd floor) 1ft (2nd floor) PARKING AND DRIVEWAYS: Total Parking Spaces Minimum 10 spaces 2 spaces (legal non- conforming) Garage Spaces Minimum 8 spaces 2 spaces Guest Space Minimum 2 spaces 0 spaces OPEN SPACE: Private Open Space: 1,200 sf (300 sf per unit) 506 sf (126.5 sf av per unit) Page 85 of 232 City of Hermosa Beach | Page 5 of 10 Due to the City’s varied topography, the Hermosa Beach Municipal Code (HBMC) Section 17.04.040 definition of grade authorizes consideration of the convex slope method of calculating building height when supported through technical evidence. Convex slope determinations are not a variance or an exception to the height limits established within the underlying zones. If a lot contains natural terrain where the grade level arches upward along the property line, then measuring height from the alternate points may be deemed appropriate. HBMC Sections 17.04.040 and 17.46.015 provide the definitions of building height and “grade” and establish the “by-right/straight line interpolation” method of calculating building height. The typical grade used for height measurements is based on surveyed elevation points at the property corners. See Figure 1 below. Figure 1: Building Height Envelope The HBMC allows the consideration of alternate spot elevation points along the property lines for lots with “convex” contours (where the grade level arches upward along the property line). In these situations, the grade of a lot may be based on a detailed topographical survey along the property lines with spot elevations called out at a minimum of two-foot intervals in addition to property corner points. A finding that a convex slope exists allows use of alternate spot elevation points for calculating building height, if the evidence supports that grades at the top of the convex slope represent natural or unaltered grades, as determined by the Planning Commission. See figure 2 below. Page 86 of 232 City of Hermosa Beach | Page 6 of 10 Figure 2: Uneven/Convex of Variably Sloping Lot HBMC §17.04.040 states that supporting evidence shall be presented to substantiate whether the convex slope represents natural or unaltered grades. The applicant believes a natural convex slope condition exists as indicated along the northern and southern property lines profiles and provided a survey and topographic profile of the lot prepared by Denn Engineers which shows points of convexity on both the north and south lot lines. The point of convexity on the northerly lot line reaches an elevation of 41.57’. The point of convexity on the southerly lot line reaches an elevation of 40.31’. A geotechnical engineering investigation (soils report) prepared by NorCal Engineering, dated April 8, 2025 (Attachment 4), provides data from four bore sites on the subject property. The soils report details the types of soil present at various boring locations measured between 3 and 20.5 feet in depth, as shown on pages 29-32 of the report. The soils report reveals that fill soils between 0.5 and 1.5 feet were encountered at the four bore sites, and that below the fill/disturbed topsoil, undisturbed native soil was present. Bore Sites 1 and 4 closest to the highest points of convexity have been used to determine how much fill soils to exclude along the northern and southern property lines. Details of the subsurface conditions are provided in the soils report. Soil Sample Amount of Fill Present Location of Soil Samples B-1 1.5 feet South Central portion of property B-2 1.5 feet Western portion of property B-3 1.5 feet South Central portion of property B-4 0.5 feet Northeastern portion of property Page 87 of 232 City of Hermosa Beach | Page 7 of 10 All of the boring sites have the same soil classification for both fill and natural soils. Both consist of silty sand; with fill soils also containing occasional gravel and concrete. However, the boring sites varied when looking at the density and moisture content of the fill and natural soils. Soils closer to the surface of the lot tend to be more loosely packed and dry while soils further from the surface tend to be more densely packed and damp. Based on the evidence submitted, it appears the convex slope is a natural occurrence, and a convex condition exists on the subject property. However, the evidence of some fill soils suggests the most accurate way to estimate the natural grades is to exclude the depth of the fill soils. Staff recommends that alternate points along the northern and southern property lines, excluding fill soil, be used for purposes of measuring building height. Precise Development Plan (PDP) Review Criteria and Findings In accordance with Hermosa Beach Municipal Code (HBMC) Section 17.58.010 and 17.58.020, in order to promote excellence in design, layout, and physical features of development to achieve reasonable quality and compatibility with its surroundings, all remodels or additions exceeding 1,500 square feet require a Precise Development Plan issued by the Planning Commission. In considering an application for a Precise Development Plan, City staff reviews the project using the review considerations for Precise Development Plans identified in HBMC 17.58.030. The review considerations are used to help inform the three required findings which must be made pursuant to Hermosa Beach Municipal Code Section 17.58.40 in order to approve a PDP. Review Considerations for a PDP 1. Building proportions, massing, and architectural details. 2. Site design, orientation, location, and architectural design of buildings relative to existing structures on or adjacent to the property, topography, and other physical features of the natural and built environment; 3. Size, location, design, development, and arrangement of site access for modes of transportation, including on-site vehicle and bicycle parking. 4. Height, materials, and design of fences, walls, and screen plantings; 5. Location and type of landscaping including selection and size of plant materials, and design of hardscape; and 6. Size, location, design, color, lighting, and materials of all signs. Findings: The Review Considerations are used to help inform the three required PDP findings which must be made pursuant to HBMC 17.58.040 to approve, or conditionally approve, a precise development plan application. The inability to make one or more of the following findings is grounds for denial of an application. Page 88 of 232 City of Hermosa Beach | Page 8 of 10 A. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title and all other titles of the Hermosa Beach Municipal Code; The proposed project would rehabilitate an existing structure and the project site. The existing structure and use are legally nonconforming with regard to use, density, setbacks, parking, and open space. The project proposes alterations to the walls and a retrofit of an existing two car garage to become more functional and make the property more code compliant. Retrofitting the garage to make it usable for vehicle storage is further consistent with PDP review consideration number 3 listed above pertaining to transportation-oriented site design. Additionally, no non-conformities would be made worse via this project and is thus compliant with HBMC 17.52 pertaining to non-conforming buildings. B. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; and The subject property has a General Plan land use designation of High Density. This designation includes single-family residences, duplexes, and triplexes. The subject property is legal nonconforming in regard to use and density, and the project proposes to continue its existing density and use, without any expansion in these areas. Additionally, the project has been evaluated for its consistency with relevant goals and policies of the General Plan. As discussed below, the architectural elements of this project contribute to an eclectic and diverse neighborhood which further supports PDP review consideration number 1 pertaining to building massing and architecture. General Plan Consistency Land Use Element Findings Goal 2: Provide for diverse needs of residents of all ages and abilities The proposal is consistent with policy 2.5 as the project enhances the quality of a residential neighborhood by eliminating walls currently non-conforming to setback requirements as well as brings open space and on-site parking closer to compliance with current standards. Policy 2.5 Neighborhood preservation- Preserve and enhance the quality of residential neighborhoods by avoiding or abating the intrusion of disruptive non-conforming buildings or uses Goal 5: Quality and authenticity in architecture and site design in all construction and renovation of buildings The proposal put forth is consistent with policy 5.6 as it enhances neighborhood character by boosting the aesthetic appeal of the structure Page 89 of 232 City of Hermosa Beach | Page 9 of 10 Policy 5.6 Eclectic and diverse architecture- Seek to maintain and enhance neighborhood character through eclectic and diverse architectural styles. through creative use of architectural elements which would contribute to an eclectic and diverse neighborhood. Housing Element Findings Issue Area 1- Conservation of Existing Affordable Housing The proposed project would maintain and improve the existing housing stock within a local neighborhood. Furthermore, proposed condition of approval #4 in the draft resolution would require 2 units to be deed restricted to lower income households for a period of no less than 55 years, further preserving affordability. Policy 1.1- The City will continue to encourage the maintenance and improvement of the existing housing stock within the local neighborhoods. C. The design, layout, and other physical features of the project comply with any design or development standards applicable to the zone, unless waived or modified pursuant to the provisions of this Title. The proposed exterior modifications include replacing windows, eliminating non- conforming setbacks, modifying the exterior aesthetic, and reconfiguring walls to make the property more code compliant. Additionally, the proposed landscaping consisting of 14 Silver Sheen Kohuhu plants as well as 21 Coastal Rosemary plants fronting Hermosa Avenue helps meet the City goal of effective site design consistent with PDP review consideration number 5 as listed above. Further, no non-conformities would be made worse via this project and is thus compliant with HBMC 17.52 pertaining to non-conforming buildings. PDP Specific Conditions of Approval Should the Planning Commission make the aforementioned findings to approve the PDP, then it should consider the conditions of approval in the Resolution and any other conditions it deems necessary to ensure the development archives the following outcomes identified in HBMC Section 17.58.050. Among others, staff recommends conditions of approval requiring two affordable units, all exterior lighting to be directed downwards and light shields, and no new walls or foundation footing to be constructed on or over the public right-of-way. Environmental Determination: Pursuant to the California Environmental Quality Act (CEQA), the proposed project qualifies for a Class 2 categorical exemption, Replacement or Reconstruction, as defined Page 90 of 232 City of Hermosa Beach | Page 10 of 10 in section 15302 of the State CEQA Guidelines, as the project consists of a structural rehabilitation, remodel, and minor addition of 188 square feet. Moreover, none of the exceptions to the categorical exemption(s) apply to the project, as defined in section 15300.2 of the State CEQA Guidelines. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time; the project would not have a significant effect on the environment due to unusual circumstances; the project would not damage a scenic highway or scenic resources within a state scenic highway; the project is not located on a hazardous waste site; and the project would not cause a substantial adverse change in the significance of a historical resource. The property was further not found to be listed on the City’s inventory of Potentially Historic Resources pursuant to Figure 7.2 of Appendix C of the PLAN Hermosa Program Environmental Impact Report. Public Notification: For the October 13, 2025, Planning Commission hearing, a total of 223 public hearing notices were mailed to the applicant, occupants and property owners of properties within a 300-foot radius on October 1, 2025. A legal ad was published on October 2, 2025, in the Easy Reader, a newspaper of general circulation. Additionally, the applicant received a notice poster to post on-site and provided proof of posting a minimum of ten days in advance of the public hearing, in accordance with HBMC 17.68.050. Public notification materials are included as Attachment 6. As of the writing of the report, staff have received no public comments. Next Steps In accordance with HBMC §17.58.060, the Planning Commission’s decision may be appealed to the City Council. The appeal period is 10 days, beginning on October 14, 2025, and ending at the close of business on October 23, 2025. Any project that is appealed would be duly noticed in accordance with the HBMC. Attachments: 1. Draft Resolution 25-XX 2. Zoning Map 3. Project Plans 4. Geotechnical Report 5. Senate Bill 8 6. Public Notification Package Respectfully Submitted by: Jake Whitney, Associate Planner Concur: Alexis Oropeza, Planning Manager Legal Review: Sarah Locklin, Interim City Attorney Approved: Alison Becker, Community Development Director Page 91 of 232 CITY OF HERMOSA BEACH RESOLUTION NO. RES-25-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONVEX SLOPE DETERMINATION (CSD 25-01) AND A PRECISE DEVELOPMENT PLAN (PDP 25-04), TO ALLOW A STRUCTURAL REHABILITATION, REMODEL, AND MINOR ADDITION TO AN EXISTING 3,319-SQUARE-FOOT LEGAL NON-CONFORMING FOUR-UNIT APARTMENT BUILDING LOCATED AT 3232 HERMOSA AVENUE IN THE MULTIPLE-FAMILY RESIDENTIAL (R- 3) 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, an application was filed on June 11, 2025, by the applicant William J. Ready of 3232 Hermosa LLC seeking approval of a Convex Slope Determination (CSD 25- 01) to utilize alternate spot elevations rather than property corner elevations along property lines for the purpose of determining building height, and a Precise Development Plan (PDP 25-04) for a structural rehabilitation, remodel, and minor addition to an existing 3,319-square-foot legal non-conforming four-unit apartment building located at 3232 Hermosa Avenue; and WHEREAS, Hermosa Beach Municipal Code (HBMC) sections 17.04.040 and 17.46.015 provide the definitions of “building height” and “grade” and establish the “by- right/straight line interpolation” method for calculating building height. The grade used for height measurements is based on surveyed elevation points at the property corners; and WHEREAS, City Code allows the consideration of alternate spot elevation points along the property lines for lots with “convex” contours (where the grade level arches upward along the property line). In these situations, the grade of a lot may be based on a detailed topographical survey along the property lines with spot elevations called out Page 92 of 232 at a minimum of two-foot intervals in addition to property corner points. A determination that a convex slope exists allows use of alternate spot elevation points for calculating building height, if the evidence supports that grades at the top of the convex slope represent natural or unaltered grades, as determined by the Planning Commission; and WHEREAS, in considering the granting of a Precise Development Plan, the City shall assess the review considerations pursuant to HBMC Section 17.58.030. The review considerations are used to help inform the three required findings which must be made pursuant to HBMC 17.58.040 in order to approve a PDP; and WHEREAS, The Planning Commission at its public meeting of October 13, 2025, considered all testimony and evidence regarding the application, 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 (CEQA), as defined in Section 15302 of the State CEQA Guidelines, Class 2 Categorical Exemption, Replacement or Reconstruction, as the project consists of a structural rehabilitation, remodel, and minor addition of 188 square feet to an existing structure, where the new structure will be located on the same site and will have substantially the same purpose and capacity as the structure replaced. Moreover, none of the exceptions to the categorical exemption(s) apply to the project, as defined in section 15300.2 of the State CEQA Guidelines. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time; the project would not have a significant effect on the environment due to unusual circumstances; the project would not damage a scenic highway or scenic resources within a state scenic highway; the project is not located on a hazardous waste site; and the project would not cause a substantial adverse change in the significance of a historical resource as the site has not been identified as a current or potentially historic resource; and WHEREAS, based on the testimony and evidence received, the Planning Commission further finds, determines and declares the following pertaining to the application for a Precise Development Plan. Page 93 of 232 NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The foregoing recitals are true and correct and are hereby incorporated into this Resolution. SECTION 2. Based on the testimony and evidence received at its October 13, 2025, Planning Commission meeting, the Planning Commission hereby determines that the topographic survey and soils report provide evidence that slope of the lot is a natural occurrence, and a convex condition exists on the subject property. However, the evidence of some fill soils suggests the most accurate way to estimate the natural grades is to exclude the depth of the fill soils. Therefore, alternate points along the northern and southern property lines, excluding fill soil, shall be used for purposes of measuring building height. SECTION 3. Based on the testimony and evidence received at its October 13, 2025 Planning Commission meeting, the Planning Commission finds, determines and declares the following pertaining to the application for a Precise Development Plan under Hermosa Beach Municipal Code Section 17.58.040: Findings: A. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title and all other titles of the Hermosa Beach Municipal Code; The proposed project would rehabilitate an existing structure and the project site. The existing structure and use are legally nonconforming with regard to use, density, setbacks, parking, and open space. The project proposes alterations to the walls and a retrofit of an existing 2 car garage to become more functional and make the property more code compliant. Retrofitting the garage to make it usable for vehicle storage is further consistent with PDP review consideration number 3 in HBMC Section 17.58.030 pertaining to transportation-oriented site design. Additionally, no non-conformities would be made worse via this project and is thus compliant with HBMC Section 17.52 pertaining to non-conforming buildings. Page 94 of 232 B. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; and The subject property has a General Plan land use designation of High Density. This designation includes single-family residences, duplexes, and triplexes. The subject property is legal nonconforming in regard to use and density, and the project proposes to continue its existing density and use, without any expansion in these areas. Additionally, the project has been evaluated for its consistency with relevant goals and policies of the General Plan. As discussed below, the architectural elements of this project contribute to an eclectic and diverse neighborhood which further supports PDP review consideration number 1 in HBMC Section 17.58.030 pertaining to building massing and architecture. General Plan Consistency Land Use Element Findings Goal 2: Provide for diverse needs of residents of all ages and abilities The proposal is consistent with policy 2.5 as the project enhances the quality of a residential neighborhood by eliminating walls currently non-conforming to setback requirements as well as brings open space and on-site parking closer to compliance with current standards. Policy 2.5 Neighborhood preservation- Preserve and enhance the quality of residential neighborhoods by avoiding or abating the intrusion of disruptive non- conforming buildings or uses Goal 5: Quality and authenticity in architecture and site design in all construction and renovation of buildings The proposal put forth is consistent with policy 5.6 as it enhances neighborhood character by boosting the aesthetic appeal of the structure through creative use of architectural elements which would contribute to an eclectic and diverse neighborhood. Policy 5.6 Eclectic and diverse architecture- Seek to maintain and enhance neighborhood character through eclectic and diverse architectural styles. Land Use Element Findings Issue Area 1- Conservation of Existing Affordable Housing The proposed project would maintain and improve the existing housing stock within a local neighborhood. Furthermore, condition of approval #4 in this resolution Policy 1.1- The City will continue to encourage the maintenance and Page 95 of 232 improvement of the existing housing stock within the local neighborhoods. would require two (2) units to be deed restricted to lower-income households for a period of no less than 55 years, further preserving affordability. C. The design, layout, and other physical features of the project comply with any design or development standards applicable to the zone, unless waived or modified pursuant to the provisions of this Title. The proposed exterior modifications include replacing windows, eliminating non- conforming setbacks, modifying the exterior aesthetic, and reconfiguring walls to make the property more code compliant. Additionally, the proposed landscaping consisting of 14 Silver Sheen Kohuhu plants as well as 21 Coastal Rosemary plants fronting Hermosa Avenue helps meet the City goal of effective site design consistent with PDP review consideration number 5 in HBMC Section 17.58.030. Further, no non-conformities would be made worse via this project and is thus compliant with HBMC 17.52 pertaining to non-conforming buildings. SECTION 4. Based on the foregoing, the Planning Commission hereby approves the subject Convex Slope Determination (CSD 25-01) to utilize alternate spot elevations rather than property corner elevations along northern and southern property lines, excluding fill soil, for the purpose of determining building height, and Precise Development Plan (PDP 25-04) to allow a structural rehabilitation, remodel, and minor addition to an existing 3,319-square-foot legal non-conforming four-unit apartment building located at 3232 Hermosa Avenue in the Multiple-Family Residential (R-3) zone 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 October 13, 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. Page 96 of 232 2. The project shall fully comply with all requirements of the R-3 Zone as applicable 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 taking into account the approved Convex Slope Determination. b) Conduit to accommodate roof-mounted alternative energy equipment for solar energy and solar thermal shall also be supplied per Section 15.32.140. c) All parking dimensions shall comply with Chapter 17.44. Roll-up automatic garage doors shall be installed on all garage door openings and clearly indicated on floor plans. d) Driveway transitions shall comply with Section 17.44.120(D). e) 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. f) Any satellite dish antennas and/or similar equipment shall comply with Section 17.46.240. g) Architectural treatments shall be as shown on building elevations, site and floor plans. 3. The project shall comply with all requirements of the Building Division, Public Works Department, Fire Department, and HBMC. Page 97 of 232 4. Prior to issuance of a building permit, the owner shall execute a covenant to the satisfaction of the Community Development Director to make two (2) units available for rent to “Lower Income Households” as defined by California Health and Safety Code 50079.5 for a period of at least 55 years. Such units must be of an “equivalent size” as defined by California Government Code Section 65915. Enforcement of the terms of said covenant shall be the responsibility of the City of Hermosa Beach and its authorized agents. The Applicant shall submit a copy of the recorded covenant to the Community Development Department for inclusion in this file. 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 Page 98 of 232 equipment so as to minimize exhaust emissions. vii. Trucks having no current hauling activity shall not idle but shall be turned off (MM 4.2-2A). b) In accordance with Section 2485 in Title 13 of the California Code of Regulations, the idling of all diesel-fueled commercial vehicles (weighing over 10,000 pounds) during construction shall be limited to 5 minutes at any location (MM 4.2-2b). c) Construction projects within the city shall comply with South Coast Air Quality Management District Rule 1113 limiting the volatile organic compound content of architectural coatings (MM 4.2-2c). For any project where earthmoving or ground disturbance activities are proposed at depths that encounter older Quaternary terrace deposits (depths between 15 and 35 feet), a qualified paleontologist shall be present during excavation or earthmoving activities (MM 4.4- 3). d) If paleontological resources are discovered during earthmoving activities, the construction crew shall immediately cease work in the vicinity of the find and notify the City. The project applicant(s) shall retain a qualified paleontologist to evaluate the resource and prepare a recovery plan in accordance with Society of Vertebrate Paleontology guidelines (1996). The recovery plan may include, but is not limited to, a field survey, construction monitoring, sampling and data recovery procedures, museum storage coordination for any specimen recovered, and a report of findings. Recommendations in the recovery plan that are determined by the lead agency to be necessary and feasible shall be implemented before 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 Page 99 of 232 levels would not exceed acceptable levels where damage to structures using vibration levels in Draft EIR Table 4.11-4 as standards. ii. Specific measures to be taken during construction to ensure the specified vibration level limits are not exceeded. iii. A monitoring plan to be implemented during demolition and construction that includes post‐ construction and post‐ demolition surveys of existing structures that would be impacted. Examples of measures that may be specified for implementation during demolition or construction include but are not limited to: 1. Prohibition of certain types of impact equipment. 2. Requirement for lighter tracked or wheeled equipment. 3. Specifying demolition by non‐impact methods, such as sawing concrete. 4. Phasing operations to avoid simultaneous vibration sources. 5. Installation of vibration measuring devices to guide decision- making for subsequent activities (MM 4.11-2). General Plan Program EIR TABLE 4.22-10 Typical Vibration Source Levels for Construction Equipment Equipment Vibration Velocity Level at 25 Feet, in/sec Distance from Equipment Within Which Standard is Exceeded Pile driver (impact) 0.158 158 feet 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 Page 100 of 232 Equipment Vibration Velocity Level at 25 Feet, in/sec Distance from Equipment Within Which Standard is Exceeded Caisson drilling 0.022 43 feet Loaded trucks 0.020 40 feet Jackhammer 0.009 24 feet Small bulldozer 0.001 5 feet Building Plans: 6. Two copies of a Final Landscape Plan, consistent with landscape plans approved by the Planning Commission, indicating size, type, quantity, and characteristics of landscape materials shall be submitted to the Community Development Department for review and approval prior to the issuance of Building Permits. The Final Plan shall also include the following: a) The applicant shall provide a landscape plan to comply with Sections 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 shall be provided and shall be shown on plans (Building Permits are required). 7. The plans shall comply with Section 8.44.095 and install permeable surfaces 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 and the applicant shall enter into a maintenance agreement with the City 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 Page 101 of 232 to an off-site facility or on-site permeable area approved by the City. To the extent possible, a portion of roof drainage shall be routed to on-site permeable areas. No drainage shall flow over any driveway or sidewalk. If the drainage of surface waters onto the property requires a sump pump to discharge said waters onto the street, the property owner(s) shall record an agreement to assume the risk associated with use and operation of said sump pump, release the City from any liability, and indemnify the City regarding receipt of surface waters from the property. The recorded agreement must be filed with the City prior to issuance of the Certificate of Occupancy. 8. The plans and construction shall comply with all requirements of the Building Code in Title 15 and Green Building Standards in Chapter 15.48. Water conservation practices set forth in Section 8.56.070 shall be complied with and noted on construction plans. 9. Two copies of final construction plans, including site, elevation, and floor plans, which are consistent with the conditions of approval of this conditional use permit, shall be reviewed and approved by the Planning Division for consistency with Planning Commission approved plans and this Resolution prior to the submittal to the Building Division for Plan Check. 10. The applicant shall submit all required plans and reports to comply with the City’s construction debris recycling program including manifests from both the recycler and County landfill at least 65% of demolition debris associated with demolition of the existing improvements and new construction shall be recycled. 11. The applicant shall pay all Parks and Recreation Facilities Area Dedication fees at the time of building permit issuance. Public Works 12. No new walls or foundation footing will be allowed to be constructed on or over the public right of way. Page 102 of 232 13. A Residential Encroachment Permit is required for any non-conforming structures located over or within the public right-of-way. 14. 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. 15. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on street. 16. Project construction shall protect private and public property in compliance with Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including if required, an approved Residential Encroachment Permit. 17. 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. 18. Sewer manhole/lid elevations must be submitted prior to grading and plan check. 19. 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. 20. Sewer main work may be required after review of sewer lateral video. 21. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44) and must implement Low Impact Development Page 103 of 232 Standards and submit at time of grading and plan check along with an erosion control plan. Construction 22. 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. 23. Project construction shall conform to the Noise Control Ordinance requirements in Section 8.24.050. Allowed hours of construction shall be printed on the building plans and posted at construction site. 24. Traffic control measures, including flagmen, shall be utilized to preserve public health, safety, and welfare. 25. A construction sign shall be posted conspicuously during the course of construction at the project site. Fire: 26. Replacement fire hydrants shall meet the dimensions of, and construction requirements outlined by AWWA standard C503. 27. Relocation of fire hydrants shall include required vehicular clearance be maintained, as provided by California Vehicle Code Chapter 9, Section 22514. Other: Page 104 of 232 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 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. 29. 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. 30. The Planning Commission may review this Precise Development Plan and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the project. 31. 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. 32. 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 Page 105 of 232 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. 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. VOTE: AYES: NOES: ABSTAIN: ABSENT: I hereby certify the foregoing Resolution P.C. 25-XX is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at its regular meeting of October 13, 2025. Kate Hirsh, Chairperson Alison Becker, Secretary ____________________ Date Page 106 of 232 33rd St Palm D r Manhat tan A ve 29 th S tMorn ing s ide D r Hi ghl andAve34th Pl 35th St 31st StBayView D r 30th St Longfell o w A v e 3 4t h S tCre s t D r 34th Pl 30th Pl 30th Pl 31st Pl 32nd Pl 35th Pl 34th S t Hermo sa Ave 29th Ct 33rd Pl Neptune A v e 35th St The S t rand Unit Remodel: Precise Development Plan, Convex Slope Determination Project Zoning Map Planning Commission October 13, 2025 Description 3232 Hermosa Avenue APN: 4181-031-014 Zone: R-3 Multiple Family Residential 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 300' Notification Radius Page 107 of 232 MARK DATE DESCRIPTION 01 - WIP Not in Transmittal Set SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: G01 COPYRIGHT: COVER SHEET PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:05 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 COVER SHEET & GENERAL INFO DEMOLITION PLANS PROPOSED PLANS ELEVATIONS SECTIONS G01 G02 G03 G04 G05 D01 D02 D03 D04 A101 A102 A103 A104 A105 A201 A202 A203 A301 COVER SHEET GENERAL NOTES SURVEY PLAN CODE DIAGRAMS CODE DIAGRAMS DEMO PLAN - FOOTING DEMO PLAN - FIRST FLOOR DEMO PLAN - SECOND FLOOR DEMO PLAN - ROOF PROPOSED SITE PLAN PROPOSED LANDSCAPE PLAN PROPOSED FIRST FLOOR PLAN PROPOSED SECOND FLOOR PLAN PROPOSED ROOF PLAN EAST WEST ELEVATION NORTH ELEVATIONS SOUTH ELEVATIONS BUILDING SECTIONS NEW GRIDLINES EXISTING BUILDING GRIDLINES NORTH ARROW BUILDING ELEVATION DRAWING NUMBER SHEET NUMBER BUILDING SECTION DRAWING NUMBER SHEET NUMBER WALL SECTION DRAWING NUMBER SHEET NUMBER SPOT ELEVATION MATCHLINE DRAWING SHEET SHOW'G ADJ CONDITION MATCHLINE SEE XX/AXXX PROPERTY LINE DASHED LINE INDICATES HIDDEN, OVERHEAD, OR DEMO'D ITEMS CENTERLINE ALIGN ALIGN ELEMENT CEILING HEIGHT TAG APPLIANCE / FIXTURE TAG ASSEMBLY TAG (WALL, FLOOR, CEILING, ROOF) DOOR TAG FINISH TAG ROOM TAG WINDOW TAG CONTOURS EXISTING CONTOURS REVISED CONTOURS REVISION TAG / REVISION CLOUD A1 A2 A3 A4 A700 INTERIOR ELEVATION DRAWING NUMBER SHEET NUMBER DATUM / DIMENSION / CONTROL POINT A900 1 DETAIL - SECTION DRAWING NUMBER SHEET NUMBER DETAIL - CLOUD DRAWING NUMBER SHEET NUMBER BREAKLINE N 1 A900 1 1 A300 1 A400 1 A500 +144.25' 10'-0" APP-01 PL-01 3 E 3 E 101.2 101 101.A W01A 1 1 SITE HERMOSA AVEMANHATTAN AVE3 3 R D S T ABBREVIATIONS SYMBOLS BUILDING CODES PROJECT DIRECTORY SCOPE OF WORK DEFERRED SUBMITTALS RENOVATION LEGEND MATERIAL LEGEND SHEET INDEX VICINITY MAP 3232 HERMOSA AVE 2022 CALIFORNIA BUILDING CODE 2022 CALIFORNIA RESIDENTIAL CODE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE 2022 CALIFORNIA MECHANICAL CODE 2022 CALIFORNIA ELECTRICAL CODE 2022 CALIFORNIA PLUMBING CODE DEMOLITION OF NON-CONFORMING CONDITION AND RENOVATION OF TWO-STORY MULTI FAMILY RESIDENCE. AB ANCHOR BOLTABS ACRYLONITRILE BUTADIENE STYRENEA/C AIR CONDITIONINGAFF ABOVE FINISH FLOORAFG ABOVE FINISH GRADE ACST ACOUSTICALACOUS ACOUSTIC / ACOUSTICALADJ ADJACENT / ADJUSTABLEALUM ALUMINUM ACI AMERICAN CONCRETE INSTITUTE ADA AMERICANS WITH DISABILITIES ACTADDL ADDITIONALAHU AIR HANDLING UNITAISC AMERICAN INSTITUTE OF STEEL CONSTRUCTIONALT ALTERNATE(TIVE)AMP AMPERAGEANCH ANCHOR APT APARTMENTAPPROX APPROXIMATELYARCH ARCHITECT / URALASTM AMERICAN STANDARDS OF TESTING AND MATERIALS ATTEN ATTENUATIONAWI ARCHITECTURAL WOODWORKING INSTITUTE BD BOARDBR BEDROOMBITUM BITUMINOUSBLDG BUILDING BLK(G) BLOCK / BLOCKINGBM BEAMBO BOTTOM OFBOD BASIS OF DESIGN BOF BOTTOM OF FOOTING BOS BOTTOM OF SLABBOW BOTTOM OF WALLBSMT BASEMENTBTH RM BATHROOM BTU BRITISH THERMAL UNIT CAB CABINETCB CATCH BASIN CER CERAMICCFM CUBIC FEET PER MINUTECFOI CONTRACTOR FURNISHED; OWNER INSTALLED CH CHANNEL CIP CAST-IN-PLACECJ CEILING JOISTCJNT CONTROL JOINTCL CENTER LINE CLG CEILINGCLOS CLOSETCLR CLEARCMU CONCRETE MASONRY UNIT CO CLEAN OUTCOL COLUMNCONC CONCRETECONST CONSTRUCTION CONT CONTINUOUS COORD COORDINATE / IONCPT CARPET(ED)CSMT CASEMENTCT CERAMIC TILE CU CUBIC D “DRYER; DEEP”dB DECIBEL DBL DOUBLE°or DEG DEGREEDEPT DEPARTMENTDIAG DIAGONAL ⌀ or DIA DIAMETER DIM DIMENSIONDN DOWNDR DOOR / DINING ROOM DS DOWNSPOUT DTL DETAILDW DISHWASHERDWG DRAWINGDWR DRAWER (E) EXISTINGE EASTEA EACH EIFS EXTERIOR INSULATION AND FINISH SYSTEMELECT ELECTRICALELEV “ELEVATOR; ELEVATION” ENCL ENCLOSURE ENGR ENGINEEREP ELECTRICAL PANELEQ EQUALEQUIP EQUIPMENT ESMT EASEMENTEST ESTIMATEEW EACH WAYEXHST EXHAUST EXP EXPANSIONEXT EXTERIOR FAM FLUID-APPLIED-MEMBRANE FAU FORCED AIR UNIT FD FLOOR DRAINFDN FOUNDATIONFE FIRE EXTINGUISHERFFHB FROST-FREE HOSE BIB FIN FINISH(ED)FG FINISH GRADEFIXT FIXTUREFFE FINISH FLOOR ELEVATION FL FLOWLINEFLR FLOOR FLUOR FLUORESCENTFO FACE OF FOC FACE OF CONCRETE FOF FACE OF FINISHFOIC FURNISHED BY OWNER INSTALLED BY CONTRACTORFOIO FURNISHED BY OWNER; INSTALLED BY OWNERFOM FACE OF MASONRYFOP FACE OF PLYWOODFOS FACE OF STUD FPL FIREPLACEFRMG FRAMINGFRT FIRE-RETARDANT TREATEDFT FOOT / FEET / FLOOR TYPE FTG FOOTING FURN FURNITUREFV FIELD VERIFY ‘G -ING G NATURAL GASGA GAUGEGA MANUAL GYPSUM ASSOCIATION MANUAL GAL GALLON GALV “GALVANIZED, GALVANIC”GB GRAB BARGC GENERAL CONTRACTORGEN GENERAL GL GLASS GLULAM GLUE LAMINATED WOODGOVT GOVERNMENTGSM GALVANIZED SHEET METALGRD GRADE GWB GYPSUM WALL BOARDGYP GYPSUM HB HOSE BIB HD HOLDDOWNHDR HEADERHDW HARDWAREHDWD HARDWOOD HM HOLLOW METAL HOR HORIZONTALHR HOURHSS HOLLOW STRUCTURAL SECTIONHT HEIGHT HVAC HEATING, VENTILATION, AIR CONDITIONINGHW HOT WATER HEATER IBC INTERNATIONAL BUILDING CODEID INSIDE DIAMETER / INTERIOR DESIGNIE INVERT ELEVATION IIC IMPACT ISOLATION CLASS IN INCHINSUL INSULATIONINT INTERIOR JST JOIST(S) KIT KITCHENKW KILOWATT L LENGTHLAM LAMINATE(D) LAT LATERALLAV LAVATORYLB(S) POUND(S)LEV LEVEL LF LINEAL FOOTLH LEFT HANDLHR LEFT HAND REVERSELSCAPE LANDSCAPE LOC LOCATION LR LIVING ROOMLTG LIGHTINGLVL LAMINATED VENEER LUMBER MACH RM MACHINE ROOMMAG MAGNET(IC)MATL MATERIALMAX MAXIMUM MB MAILBOXMC MEDICINE CABINETMECH MECHANICALMEMB MEMBRANE MEP MECHANICAL, ELECTRICAL, PLUMBING MEZZ MEZZANINEMFR MANUFACTURE(R),(D)MTL METAL MIN MINIMUM, MINUTE MISC MISCELLANEOUSMO MASONRY OPENINGMTL METALMULL MULLION MULT MULTIPLE (N) NEWN NORTH N/A NOT APPLICABLE NG NEIGHBORING GRADENIC NOT IN CONTRACTNO NUMBER NOM NOMINAL NTS NOT TO SCALE O/ OVEROC ON CENTER OD “OUTSIDE DIAMETER, DIMENSION”OFF OFFICEOPNG OPENINGOPP OPPOSITE OFLW OVERFLOWOVHD OVERHEADOVHG OVERHANG PBD PARTICLE BOARD PC PROPERTY CORNERPED PEDESTALPERF PERFORATEDPERIM PERIMETER PERM PERMANENTPERP PERPENDICULARPH PHASEPL PROPERTY LINE PLAM PLASTIC LAMINATEPLT PLATEPLAS PLASTERPLWD PLYWOOD POL POLISHED PR PAIRPREFAB PREFABRICATEDPRELIM PRELIMINARYPRI PRIMARY PRKG PARKINGPROJ PROJECTPROP PROPERTYPSF POUNDS PER SQUARE FOOT PSI POUNDS PER SQUARE INCHPSL PARALLEL STRAND LUMBERPT “POST/PRE TENSION, PRESSURETREATED” PTD PAINT(ED) PTN PARTITIONPVA POLYVINYL ACRYLICPVC POLYVINYL CHLORIDEPVG PAVING PWT PORCELAIN WALL TILE QTY QUANTITY R “RADIUS, RISER”RCP REFLECTED CEILING PLANRD “ROOF DRAIN, ROAD”RO ROUGH OPENING RAD RADIUS REC RECESSEDREF “REFER(ENCE), REFRIGERATOR”REINF REINFORCE(D),(ING)REQ’D REQUIRED RES RESISTANTRESIL RESILIENTRET RETAININGREV “REVERSE, REVIS(ED),(ION)” RH “RIGHT HAND, ROOF HATCH”RHR RIGHT HAND REVERSERM ROOMRO ROUGH OPENING ROW RIGHT-OF-WAY RPM REVOLUTIONS PER MINUTERT RIGHT / ROOF TYPERTU ROOFTOP UNIT S SOUTHSAM SELF-ADHERING MEMBRANESC SOLID CORESCHED SCHEDULE SD STORM DRAINSECT SECTIONSF SQUARE FOOT/FEETSFR SINGLE-FAMILY RESIDENCE SHT SHEET SIM SIMILARSP STANDPIPESPEC(S)(D) SPECIFICATION(S) / SPECIFIEDSPKLR SPRINKLER SQ SQUARESQ IN SQUARE INCHSS STAINLESS STEELSSM STANDING SEAM SW SANITARY SEWERST “STAIRS, STREET”STC SOUND TRANSMISSION CLASSSTD STANDARD STL STEEL STOR STORAGESTRUCT STRUCTURALSUSP SUSPEND(ED)SV SHEET VINYL SYM SYMMETRICAL T TREADT&G TONGUE AND GROOVE TBD TO BE DETERMINEDTELE TELEPHONETEMP “TEMPERATURE, TEMPERED,TEMPORARY” TFF TOP OF FINISH FLOOR THK THICK(NESS)THRU THROUGHTO TOP OF TOB TOP OF BEAM TOC “TOP OF CONCRETE, CURB”TOF TOP OF FINISHTOW TOP OF WALLTV TELEVISION TYP TYPICAL UL UNDERWRITERS LABORATORIESUNO UNLESS NOTED OTHERWISE UTIL UTILITY URM UNREINFORCED MASONRY V VOLT VCT VINYL COMPOSITE TILE VERT VERTICALVIF VERIFY IN FIELDVOL VOLUME W “WEST, WIDTH, WASHER”W/ WITHW/D WASHER & DRYERW/I WITHIN W/O WITHOUTWC WATER CLOSETWF WIDE FLANGEWP “WATERPROOF, WEATHERPROOF” WD WOOD WDW WINDOWWRB WEATHER RESISTIVE BARRIERWT WEIGHT / WALL TYPE YD YARD PROJECT INFORMATIONALUMINUM ASHLAR STONE BRICK FACE/COMMON CEMENTITIOUS UNDERLAYMENT CONCRETE CONCRETE MASONRY UNIT EARTH, COMPACTED FILL EARTH, UNDISTURBED GRAVEL FILL GROUT/SAND INSULATION, BATT INSULATION RIGID INSULATION, SPRAY FOAM ORIENTED STRAND BOARD PARTICLE BOARD PLYWOOD STEEL, OTHER METALS WOOD, BLOCKING OR SHIM WOOD, FINISHED WOOD, FRAMING WOOD, GLUE-LAMINATED EXISTING ELEMENT DEMOLISHED ELEMENT NEW ELEMENT PROJECT DATA: NEW SINGLE FAMILY RESIDENCE BUILDING INFORMATION DESCRIPTION EXISTING PROPOSED PARCEL NUMBER(s):APN: 4181-031-001 PROJECT ADDRESS(s):3232 HERMOSA AVE, HERMOSA BEACH, CA 90254 NO. OF STORIES:(2) STORIES TYPE OF CONSTRUCTION -TYPE V-B CODE CYCLE:2022 CALIFORNIA CODE OF REGULATIONS TITLE 24 OCCUPANT USE:R-3 AUTOMATIC FIRE SPRINKLER SYSTEM TYPE:NFPA-13D ARCHITECT LANEY LA, INC 725 CYPRESS AVE HERMOSA BEACH, CA 90254 (310) 870-7175 PROJECT ARCHITECT NAME@LANEY.LA SURVEY DENN ENGINEERS 3914 DEL AMO BLVD TORRANCE, CA 90503 (310) 542-9433 CONTACT: MARK CONRAD MCONRAD@DENN.COM LEGAL DESCRIPTION(s):SHAKESPEARE LOT 1 AND NW 10 FT OF LOT 2 BLK 103 ZONING:R-3 MULTIPLE FAMILY RESIDENTIAL LOT AREA (NET):3,400 SF 3,400 SF LOT COVERAGE:2,248 SF (66%)1,861 SF (55%) (2) STORIES R-3 - - CONVEX SLOPE DETERMINATION PENDING Page 108 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: G02 COPYRIGHT: GENERAL NOTES PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:05 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 EGRESS NOTES GENERAL CONSTRUCTIONGENERAL CONSTRUCTION CONT.PLANNING NOTES CODES DRAWINGS SUPPLEMENTARY DRAWINGS AND SPECIFICATIONS DIMENSIONS LIGHT AND VENTILATION FIRE SPRINKLER NOTES PLUMBING NOTES EROSION PROTECTION NOTES ENERGY NOTES MANHATTAN BEACH CITY NOTES BEST MANAGEMENT PRACTICES BUILDING AND SAFETYBUILDING AND SAFETY CONT.PUBLIC WORKSPUBLIC WORKS CONT. 1) CONSTRUCTION TIMES: CONTRACTOR SHALL CONFIRM HOURS FOR CONSTRUCTION ACTIVITY WITH LOCAL AGENCY AND ONLY OPERATE DURING APPROVED HOURS. NO CONSTRUCTION IS PERMITTED OUTSIDE OF THOSE HOURS. 2) CONSTRUCTION SIGNS: THE CONTRACTOR SHALL CONFIRM REQUIREMENTS FOR CONSTRUCTION SITE SIGNAGE WITH LOCAL AGENCY. THE CONTRACTOR SHALL PROVIDE AND MAINTAIN THE REQUIRED SIGNAGE AT THE PROJECT SITE AT ALL TIMES. 3) CONSTRUCTION FENCE: THE CONTRACTOR SHALL PROVIDE A CONSTRUCTION FENCE PER CBC 3303 AT THE PUBLIC RIGHT-OF-WAY FOR PEDESTRIAN PROTECTION IF ANY WORK IS TO BE PERFORMED ON ANY BUILDING OR STRUCTURE ADJACENT TO THE PUBLIC RIGHT-OF-WAY. 4) DEMOLITION: NO DEMOLITION SHALL COMMENCE WITHOUT A VALID DEMOLITION PERMIT. WORK COMMENCES WITHOUT A VALID PERMIT MAY BE SUBJECT TO A SPECIAL INVESTIGATION BEFORE A PERMIT MAY BE ISSUED. 5) GRADING PERMIT: A GRADING PERMIT IS REQUIRED WHEN GRADING OR EXCAVATION INVOLVES A CUT OR FILL DEPTH OF 3' OR MORE AND/OR 200 CUBIC YARDS. SUBMIT THE GRADING PLAN AND SOIL REPORT TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL. DUST SHALL BE CONTROLLED CONTINUOUSLY BY WATERING OR BY OTHER APPROVED MEANS OF EXCAVATING. CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION. 6) SHORING PERMIT: A SHORING PERMIT IS REQUIRED FOR ANY VERTICAL CUT OR FILL THAT IS EQUAL TO OR GREATER THAN 5' IN HEIGHT. ENGINEERED SHORING PLAN CALCULATIONS AND SOIL REPORTS MUST BE SUBMITTED TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL PER SECTION 3301.2 OF THE CBC. THE HOLDER OF A SHORING PERMIT SHALL NOTIFY IN WRITING ALL THE OWNERS OF ADJOINING PROPERTIES NOT LESS THAN 10 DAYS BEFORE SUCH EXCAVATION IS TO COMMENCE. AN OSHA PERMIT IS ALSO REQUIRED - A COPY OF WHICH SHALL BE SUBMITTED TO THE BUILDING DEVISION. SHORING CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION. 7) SANDBLASTING: THE SANDBLASTING MUST BE WET SANDBLASTING AND ALL THE PRECAUTIONARY MEASURES MUST BE TAKEN BY THE CONTRACTOR TO PROTECT THE LIFE AND PROPERTY OF NEIGHBORS, RESIDENTS, AND THE PUBLIC. ADJACENT PROPERTY OWNERS MUST BE NOTIFIED AT LEAST (2) DAYS PRIOR TO SANDBLASTING. 8) SITE DRAINAGE: PROVIDE ROOF GUTTERS AND DOWNSPOUTS OR CONCRETE PAVEMENT/SWALE ON THE GROUND TO DIVERT OR CARRY SURFACE WATER AWAY FROM THE BUILDING TO CATCH BASIN AND DRAIN PIPES THROUGH CURB TO THE STREET AND STORM DRAIN SYSTEM. 9) STAIRWAYS: THE WIDTH OF STAIRWAYS SHALL BE 36" MIN CLEAR TAKEN FROM THE FACE OF THE FINISH. GUARDRAILS OR HANDRAIL PICKETS SHALL HAVE A MAXIMUM 4" SPACING BETWEEN PICKETS. 10) GARAGE DOOR: GARAGE DOOR OPENING INCLUDING HARDWARE SHALL BE 7' MINIMUM AND 18' WIDE. GARAGE DOOR SPRINGS AND OPENERS SHALL BE STATE-APPROVED AND WITH MANUFACTURER'S LABEL. THE DOOR LEADING FROM THE GARAGE TO THE DWELLING UNIT SHALL BE A 20 MINUTE FIRE RATED, 1-3/8" SOLID WOOD, SELF-CLOSING, AND TIGHT FITTING DOOR. 11) NAILS: ONLY COMMON NAILS SHALL BE PERMITTED FOR THE REQUIRED NAILINGS ON VERTICAL AND HORIZONTAL DIAPHRAGMS SUCH AS SHEAR WALLS AND ROOF/FLOOR SHEATHINGS RESPECTIVELY. 12) REBAR WELDING: WELDING OF REBAR SHALL COMPLY WITH CBC, STANDARD 19-1. THE CONTRACTOR IS TO SUBMIT WELDING PROCEDURES AND QUALIFICATION OF DEPUTY/ SPECIAL INSPECTIONS IN ACCORDANCE WITH THE SPECIAL INSPECTION PROGRAM TO THE BUILDING DIVISION FOR APPROVAL PRIOR TO ANY WELDING WORK. 13) FUTURE UTILITIES: CONTRACTOR TO PROVIDE UNDERGROUND CONDUIT FOR FUTURE ELECTRICAL LINES AT THE FRONT PROPERTY LINES. CONTRACTOR TO COORDINATE WITH THE INSPECTOR FOR ADDITIONAL COMMENTS. 14) EXTERIOR WALL ASSEMBLIES: 1 - TWO LAYERS OF GRADE D OR 60-MINUTE GRADE D PAPER APPLIED OVER WOOD BASE SHEATHING. (CRC R703.7.3 & R703.2). 2 -A MINIMUM OF 0.019 INCH (No. 26 GALVANIZED SHEET PAGE) CORROSION-RESISTANT WEEP SCREED. (CRC R703.1.1 & R703.7.2.1). 3 - THE SCREED SHALL BE INSTALLED WITH THE WEEP OPENINGS LOCATED A MINIMUM 1 INCH BELOW THE FOUNDATION PLATE LINE AND 4 INCHES ABOVE THE FINISH GRADE OR 2 INCHES ABOVE PAVED AREAS. (CRC R703.1.1 & R703.7.2.1). 4- BEHIND SIDING PROVIDE MINIMUM OF ONE LAYER OF No. 15 ASPHALT FELT, FREE FROM HOLES AND BREAK COMPLYING WITH ASTM D 226 FOR TYPE 1 FELT SHALL BE APPLIED OVER WALLS. (CRC R703.2). 15) BUILDING PAPER & WEEP: BUILDING PAPER & WEEP SCREED SHALL BE PROVIDED AND DETAILED BEHIND ADHERED AND/OR ANCHORED STONE OR MASONRY VENEER, SIMILAR TO STUCCO WALL ASSEMBLIES. (CRC R703.8) 16) SLEEPERS OR SILLS: SLEEPERS OR SILL ON A CONCRETE OR MASONRY SLAB IN DIRECT CONTACT WITH EARTH UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER SHALL BE OF NATURALLY DURABLE OR PRESERVATIVE-TREATED WOOD. (R317.1 CRC) 17) VENEER: VENEER IS LIMITED TO LESS THAN 2 INCHES THICK AND LESS THAN 25 PSF INSTALLED SYSTEM WEIGHT. (CRC R703.3(1)) 18) OUTDOOR LIGHTING: PER 150.0 (k)3A OUTDOOR LIGHTING MUST EITHER HAVE PHOTOCELL AND MOTION SENSOR, OR PHOTO CONTROL AND AUTOMATIC TIME SWITCH CONTROL, ASTRONOMICAL TIME CLOCK, OR ENERGY MANAGEMENT CONTROL SYSTEM. SHOW ALL EXTERIOR LIGHTING ON THE PLANS. 19) WATER HEATER: REGARDLESS OF PROPOSED WATER HEATING SYSTEM, SHALL HAVE: (BEES 150.0 (N)1A0D) a. A 120V electrical receptacle that is within 3 feet from the water heater. b. A Category III or IV vent, or a Type B vent with straight pipe. c. Condensate drain that is no more than 2 inches higher than the finish surface below. d. A gas supply line with available capacity for not less than a 200,000 BTU/hr system. 3. All Plumbing fixtures and fittings shall comply with the following maximum flowrates: (CGBSC 4.303.1) a. Water Closets 1.28 gallons/flush b. Showerheads – single 1.8 gpm @ 80 psi c. Showerheads – multiple 1.8 gpm @ 80 psi combined d. Lavatory faucets 1.2 gpm @ 60 psi e. Kitchen faucets 1.5 gpm @ 60 psi 20) EXHAUST VENTILATION: PROVIDE LOCAL EXHAUST VENTILATION FOR EACH KITCHEN OR SIMILAR COOKING area with: (CMC 504.2 and ASHRAE 62.2) (BEES 150.0(o) a. Minimum exhaust rate of 100 cfm; b. Maximum sound rating of 3 sones @100 cfm; and, c. Venting directly to the building exterior. 21) SHOWERS & TUB-SHOWER: SHOWER AND TUB-SHOWER COMBINATION VALVES SHALL BE EQUIPPED WITH A MEANS TO LIMIT THE MAXIMUM SETTING OF THE VALVE TO 120 DEGREES F. [CPC 408.3] 22) CLOTHES DRYER: WHEN A DOMESTIC CLOTHES DRYER IS LOCATED IN A CLOSET, A MINIMUM OPENING OF 100 SQUARE INCHES FOR MAKEUP AIR SHALL BE PROVIDED IN THE DOOR. [CMC 504.4.1] 1) TYPE OF CONSTRUCTION: ALL PERSONS WORKING ON THE SITE SHOULD OBTAIN, READ, AND UNDERSTAND THE BEST MANAGEMENT PRACTICES PAMPHLET FOR THE TYPE(S) OF CONSTRUCTION BEING DONE. 2) SITE WASH-OFF: STOCKPILES OF SOILS, DEMOLITION DEBRIS, CEMENT, SAND, TOPSOIL, ETC., MUST BE COVERED WITH WATERPROOF MATERIALS OR BERMED TO PREVENT BEING WASHED OFF-SITE. 3) LIQUID MATERIALS: FUELS, OILS, PAINTS, SOLVENTS, AND OTHER LIQUID MATERIALS MUST NOT BE WASHED INTO THE STREET. 4) CONCRETE WASTE: WASTE CONCRETE MUST NOT BE WASHED INTO STREETS, STORM DRAIN CATCH BASINS, OR PUBLIC RIGHT-OF-WAY. ALL DUST AND SLURRY FROM CONCRETE CUTTING MUST BE REMOVED USING WET-DRY VACUUM OR EQUIVALENT. 5) SOLID WASTE: TRASH AND OTHER CONSTRUCTION SOLID WASTE MUST BE PLACED IN A COVERED TRASH RECEPTACLE. 6) ERODED SOIL: ERODED SOIL FROM DISTURBED SLOPED MUST BE CONTAINED USING BERMS, SILT FENCES, SETTING BASINS, OR GOOD EROSION MANAGEMENT PRACTICES SUCH AS RESEEDING. 7) WASH WATER: WASH WATER FROM CLEANING CONSTRUCTION VEHICLES AND EQUIPMENT MUST BE KEPT ON-SITE WITHIN A CONTAINMENT AREA. 8) CONCRETE DRIVEWAY: CONSTRUCT NEW COMMERCIAL CONCRETE DRIVEWAY TYPE WHERE NOTED ON THE SITE PLAN. NEW CONCRETE SHALL BE CLASS 520-C-2500. 9) PREFABRICATED BEAMS: SUBMIT A CERTIFICATE OF PREFABRICATED BEAMS TO BUILDING INSPECTOR PRIOR TO INSTALLATION OF SUCH BEAM. 1) BASEMENT AND BEDROOMS SHALL HAVE A LEAST ONE EXTERIOR EMERGENCY ESCAPE AND RESCUE OPENING MEETING ALL OF THE FOLLOWING: 1. A MINIMUM NET CLEAR OPENING OF 5.7 SQUARE FEET. 2. A MINIMUM NET CLEAR OPENING HEIGHT OF 24 INCHES. 3. A MINIMUM NET CLEAR OPENING WIDTH OF 20 INCHES. 4. THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44" INCHES MEASURED FROM THE FLOOR PER SECTION R310.1 AND R310.2. 2) EMERGENCY ESCAPE AND RESCUE OPENING WITH A FINISHED SILL HEIGHT BELOW THE ADJACENT GROUND LEVEL SHALL BE PROVIDED WITH A WINDOW WELL MEETING THE FOLLOWING: HORIZONTAL SREA SHALL BE AT 9 SQUARE FEET, MINIMUM DIMENSION OF 36 INCHES AND WITH AN APPROVED PERMANENT LADDER WHEN THE WELL HAS A VERTICAL DEPTH OF MORE THAN 44 INCHES PER SECTION R310.2.3. 3) A MINIMUM 36" CLEAR EGRESS COURT WIFHT SHALL BE PROVIDED FOR R3 AND U OCCUPANCIES. THE CLEAR EGRESS COURT WIDHT SHALL BE MEASURED FROM THE FINISHED EXTERIOR SURFACE OF THE EXTERIOR BUILDING WALL TO THE FINISHED SURFACE OF ANY ADJACENT RETAINING WALL/PERMANENT SHORING/PROPERTY LINE WALL OR FENCE, AND SHALL BE UNOBSTRUCTED TO A HEIGHT OF 7FEET. [CBC 1028.4.1, CBC 202] 4) THE WINDOW WELL SHALL BE DESIGNED FOR PROPER DRAINAGE BY CONNECTING TO THE BUILDING'S FOUNDATION DRAINAGE SYSTEM OR BY AN APPROVED ALTERNATE METHOD PER SECTION R310.2.3.2. 1) CONSTRUCTION DOCUMENTS: THE CONTRACTOR SHALL BE RESPONSIBLE FOR READING AND COMPLYING WILL ALL NOTES INCLUDED IN THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL BRING ANY AND ALL DISCREPANCIES OR CONFLICTS TO THE ATTENTION OF THE ARCHITECT PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL THOROUGHLY REVIEW THE CONSTRUCTION DRAWINGS, SPECIFICATIONS, ADDENDUMS, AND ANY REVISIONS ISSUED AND SHALL REPORT ANY ERRORS AND OMISSIONS TO THE ARCHITECT IMMEDIATELY IN WRITING. DO NOT VARY OR MODIFY THE WORK SHOWN EXCEPT UPON WRITTEN INSTRUCTIONS OF THE ARCHITECT. THE CONTRACTOR SHALL BE GOVERNED BY ALL CONDITIONS AS INDICATED IN THE CONSTRUCTION DRAWINGS, SPECIFICATIONS, AND ADDENDUMS. 2) MEANS AND METHODS; THE CONSTRUCTION DRAWINGS AND SPECIFICATIONS ARE REPRESENTATIONAL OF THE FINISHED STRUCTURE AND DO NOT INDICATE THE MEANS + METHODS OF CONSTRUCTION, TECHNIQUES, SEQUENCING, OR PROCEDURES REQUIRED FOR CONSTRUCTION. 3) SITE SAFETY: THE CONTRACTOR SHALL BE RESPONSIBLE FOR SAFETY IN THE AREA OF WORK IN ACCORDANCE WITH ALL APPLICABLE SAFETY CODES IN ORDER TO PROTECT ALL PERSONS INVOLVED WITH THE WORK OR VISIT THE SITE DURING THE CONSTRUCTION PERIOD. ALL EXIT DOORS, EXIT ACCESS, AND COORIDORS SHALL REMAIN UNOBSTRUCTED AT ALL TIMES. MATERIALS SHALL NOT BE STORED OR STOCKPILED IN A MATTER THAT BLOCKS EGRESS OR CREATES AN UNSAFE CONDITION. THE CONTRACTOR SHALL INDEMNIFY AND HOLD THE ARCHITECT HARMLESS FOR INJURY OR DEATH TO PERSONS OR FOR DAMAGE TO PROPERTY CAUSED BY NEGLIGENCE OF THE CONTRACTOR, THEIR AGENT, EMPLOYEES, OR SUBCONTRACTORS. 4) APPROVED DRAWING SET: THE CONTRACTOR SHALL KEEP AND MAINTAIN THE JURISDICTION-APPROVED RECORD SET OF DRAWINGS AT THE JOB SITE AT ALL TIMES. THE CONTRACTOR SHALL KEEP THE SET CURRENT WITH ANY APPROVED REVISIONS OR ADDENDA. 5) MINIMUM STANDARDS OF WORK: IF ANY CONFLICT EXISTS IN QUALITY OF WORK OR CODE REQUIREMENTS, THE HIGHER QUALITY AND MORE RESTRICTIVE SHALL APPLY. 6) NOT IN SCOPE: WORK INDICATED ON THE DRAWINGS OR IN THE SPECIFICATIONS AS N.I.C. OR BY SEPARATE CONTRACTORS, IS NOT INCLUDED WITHIN THE CONTRACT OR CONSTRUCTION DOCUMENTS FOR THE PROJECT. CONTRACTOR SHALL COOPERATE FULLY WITH ALL SEPARATE CONTRACTORS CONTRACTED WITH THE OWNER. 7) CODE COMPLIANCE: THE WORK SHALL BE COMPLIANT WITH ALL APPLICABLE CODE, ORDINANCES, AND REGULATIONS LISTED IN THE CONSTRUCTION DOCUMENTS AND AS REQUIRED BY THE LOCAL AUTHORITY HAVING JURISDICTION. 8) OSHA COMPLIANCE: WORK SHALL COMPLY WITH PERTINENT HEALTH AND SAFETY REGULATIONS FOR REQUIRED METHODS TO PROTECT ALL PERSONS INVOLVED WITH THE WORK OR VISITING THE SITE DURING THE CONSTRUCTION PERIOD. 9) SITE MEASUREMENTS: THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS IN THE FIELD PRIOR TO STARTING ANY WORK. THE CONTRACTOR SHALL REPORT ANY DISCREPANCIES BETWEEN FIELD CONDITIONS AND THE DRAWINGS TO THE ARCHITECT PRIOR TO CONTINUING WORK. 11) DETAILS: DETAILS PROVIDED WITHIN THE CONSTRUCTION DOCUMENTS ARE INTENDED TO SHOW THE INTENT OF THE DESIGN. MINOR MODIFICATIONS MAY BE REQUIRED PER FIELD CONDITIONS. THE CONTRACTOR TO NOTIFY THE ARCHITECT OF SUCH REVISIONS. 12) SUBSTITUTIONS: NO SUBSTITUTIONS ARE ALLOWED UNLESS SPECIFICATIONS ARE SUBMITTED TO AND APPROVED BY THE OWNER AND ARCHITECT. 13) CONTRACT DEVIATIONS: ANY VALUE ENGINEERING OR SUBSTITUTION OF REQUIREMENTS NOTED IN THE CONTRACT DOCUMENTS TAKEN WITHOUT WRITTEN CONSENT FROM THE ARCHITECT, SHALL RELEASE THE ARCHITECT FROM ANY AND ALL LIABILITY FOR THAT PORTION OF THE PROJECT. 14) COORDINATION WITH CONTRACTORS/CONSULTANTS: THE CONTRACTOR SHALL COORDINATE THEIR WORK WILL ALL OTHER TRADES, CONSULTANTS, AND SUB- CONTRACTORS WORKING ON THE PROJECT WHETHER UNDER CONTRACT OF THE CONTRACTOR OR OWNER. 16) SITE ACCESS: THE CONTRACTOR SHALL GIVE THE CLIENT, ARCHITECT, CONSULTANTS, AND INSPECTORS ACCESS TO THE JOB SITE DURING NORMAL BUSINESS HOURS FOR THE DURATION OF CONSTRUCTION. 17) SITE OBSERVATION: ANY SITE OBSERVATION BY THE ARCHITECT DURING CONSTRUCTION IS FOR THE SOLE PURPOSE OF REVIEWING THE WORK FOR COMPLIANCE WITH THE CONTRACT DOCUMENTS. THE ARCHITECT IS NOT RESPONSIBLE FOR THE INSPECTION OF PROTECTIVE MEASURES OR THE CONSTRUCTION PROCEDURES OR FOR GUARANTEEING THE CONTRACTOR'S WORK. 18) DAMAGES: EACH CONTRACTOR/SUBCONTRACTOR IS RESPONSIBLE FOR PROTECTING ALL WORK/AREAS ADJACENT TO THE CONSTRUCTION SITE AND IS LIABLE FOR ANY DAMAGE TO WORK/AREAS CAUSED BY THE MOVEMENT OF MATERIALS, EQUIPMENT, OR DUST. ALL DAMAGE INCURRED SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. 19) SITE EGRESS: ALL EXIT DOORS, EXIT ACCESS, AND CORRIDORS SHALL REMAIN UNOBSTRUCTED AT ALL TIMES. MATERIALS SHALL NOT BE STORED OR STOCKPILED IN A MANNER THAT BLOCKS EGRESS OR CREATES AN UNSAFE CONDITION. 20) SITE CLEANLINESS: THE CONTRACTOR SHALL MAINTAIN A CLEAN JOB SITE FREE OF TRASH AND DEBRIS. WORK AREAS SHALL BE MAINTAINED IN BROOM-CLEAN CONDITIONS AT THE END OF EACH WORK DAY/SHIFT. 21) STORING + DISPOSING OF MATERIALS: ALL CONSTRUCTION WORK INCLUDING MATERIALS OF CONSTRUCTION AND PROCEDURES FOR STORING, DISPOSING OF, AND INSTALLING MATERIALS SHALL CONFORM TO THE LATEST ADOPTED CODES OF THE LOCAL AUTHORITY HAVING JURISDICTION. 22) ROUGH UTILITIES: CONTRACTOR SHALL FURNISH AND INSTALL ROUGH PLUMBING AND ELECTRICAL AND FINAL HOOK-UP FOR ALL SPECIFIED FIXTURES, APPLIANCES, AND EQUIPMENT. 23) ACCESS PANELS: CONTRACTOR SHALL INCLUDE IN THE BASE BID ALL ACCESS PANELS REQUIRED IN CEILINGS, WALLS, OR FLOORS FOR ACCESS TO ALL EQUIPMENT AS REQUIRED PER APPLICABLE CODE. 24) EQUIPMENT STANDARDS: ALL ELECTRICAL, MECHANICAL, AND PLUMPING FIXTURES/EQUIPMENT SHOULD BE LISTED AND LABELED BY AN APPROVED TESTING AGENCY. 25) SUBMITTALS: THE CONTRACTOR SHALL SUBMIT TO THE ARCHITECT SUBMITTALS FOR REVIEW DURING CONSTRUCTION PRIOR TO THE COMMENCEMENT OF SPECIFIC WORK. SUBMITTALS INCLUDE MATERIAL DATA SHEETS, PHYSICAL SAMPLES, AND SHOP DRAWINGS AND SHALL BE SUPPLIED TO THE ARCHITECT AS REQUESTED. 26) BLOCKING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ALL BLOCKING, BUCKOUTS, BACKING, AND JACKS AS REQUIRED FOR THE INSTALLATION OF ALL WALL AND CEILING MOUNTED ITEMS. COORDINATE WITH THE ARCHITECT AND/OR OWNER FOR THE LOCATION OF ALL MOUNTED ITEMS WITH THE ARCHITECT. 27) LATERAL MOVEMENT: ALL CONSTRUCTION SHALL BE STABILIZED AGAINST LATERAL MOVEMENT IN ACCORDANCE WITH REQUIREMENTS OF THE LATEST ADOPTED EDITION OF THE IBC IN THE LOCAL JURISDICTION AND IN STRICT ACCORDANCE WITH THE STRUCTURAL DETAILS OF THIS SET OF DRAWING. 28) WORK QUALITY: ALL WORK SHALL BE INSTALLED TRUE, PLUM, SQUARE, LEVEL, AND IN PROPER ALIGNMENT. 29) OFFSET STUDS: OFFSET STUDS WHERE REQUIRED SO THAT THE FINISH WALL SURFACES WILL BE FLUSH. 30) SEPARATE PERMITS: MECHANICAL, ELECTRICAL, PLUMBING, VERTICAL TRANSPORTATION, AND FIRE SPRINKLER WORK SHALL BE CONDUCTED UNDER A SEPARATE PERMIT AND SHALL NOT BE A PART OF THIS CONTRACT. 31) MANUFACTURER SPECIFICATIONS: THE CONTRACTOR AND/OR SUBCONTRACTOR IS TO INSTALL ALL FIXTURES, EQUIPMENT, AND MATERIALS PER MANUFACTURER'S SPECIFICATIONS. 32) GUARANTEE: THE CONTRACTOR SHALL GUARANTEE ALL WORK AGAINST FAULT OF ANY MATERIAL OR WORKMANSHIP FOR ONE YEAR AFTER COMPLETION AND ACCEPTANCE. FAULTY WORK SHALL BE REPLACED OR REPAIRED AS REQUIRED AT THE CONTRACTOR'S EXPENSE. 1) ALL WORK SHALL BE IN COMPLIANCE WITH ALL APPLICABLE CODES AS PRESCRIBED BY THE GOVERNING JURISDICTION WHERE THE PROJECT IS LOCATED. THE ENERGY CODE AND MECHANICAL CODE SHALL ALSO BE IN ACCORDANCE WITH THE CODES AS PRESCRIBED BY THE GOVERNING JURISDICTION. IN CASE OF CONFLICT WHERE METHODS OR STANDARDS OF INSTALLATION OR MATERIALS SPECIFIED DO NOT EQUAL OR EXCEED THE REQUIREMENTS OF THE LAWS OR ORDINANCES, THE ORDINANCES SHALL GOVERN. NOTIFY THE ARCHITECT OF ANY CONFLICT. 2) IT IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR AND EACH AND EVERY SUBTRADE/SUBCONTRACTOR TO ENSURE EVERY ASPECT OF THIS WORK IS IN COMPLIANCE WITH THE PREVAILING CODES. NOTIFY THE ARCHITECT OF ANY CONFLICT. 3) ALL CONSTRUCTION WORK INCLUDING THE MATERIALS OF CONSTRUCTION AND PROCEDURES FOR STORING, DISPOSING OF, AND INSTALLING MATERIALS SHALL CONFIRM TO THE LATEST ADOPTED CODES OF THE LOCAL AUTHORITY HAVING JURISDICTION. 1) THESE DRAWINGS ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT. AUTHORIZED REPRODUCTION MUST BEAR THE NAME OF THE FIRM. 2) IN CASE OF DISCREPANCY OR AMBIGUITY, CONTACT THE ARCHITECT FOR CLARIFICATION PRIOR TO PROCEEDING WITH ANY WORK. 3) DRAWINGS INDICATE THE INTENT OF GENERAL AND TYPICAL DETAILS OF CONSTRUCTION. WHERE CONDITIONS ARE NOT SPECIFICALLY INDICATED BUT ARE OF SIMILAR CHARACTER TO DETAILS SHOWN, SIMILAR DETAILS OF CONSTRUCTION SHALL BE USED ONLY SUBJECT TO REVIEW AND APPROVAL BY THE ARCHITECT. 4) THE CONTRACTOR SHALL FURNISH SHOP DRAWINGS FOR THE ARCHITECT'S APPROVAL PRIOR TO THE MANUFACTURE OF ANY CABINET WORK, MILLWORK, AND ANY OTHER SPECIAL ITEMS REQUIRING CUSTOM SHOP FABRICATED WORK. 5) DRAWINGS INCLUDE ABBREVIATIONS THAT ARE COMMON USE. THE LIST OF ABBREVIATIONS PROVIDED IS NOT INTENDED TO BE COMPLETE OR REPRESENTATIVE OF CONDITIONS OR MATERIALS SPECIFICALLY USED ON THE PROJECT. THE ARCHITECT WILL DEFINE THE INTENT OF ANY DEFINITION OR TERM IN QUESTION. 6) WORK INDICATED ON THE DRAWINGS OR IN THE SPECIFICATIONS AS NIC OR BY SEPARATE CONTRACTORS, IS NOT INCLUDED WITH THE CONTRACT OR CONSTRUCTION DOCUMENTS FOR THE PROJECT. THE CONTRACTOR SHALL COOPERATE FULLY WITH ALL SEPARATE CONTRACTORS CONTRACTED WITH THE OWNER. 1) STRUCTURAL, MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE PROTECTION DRAWINGS ARE SUPPLEMENTARY OF THESE DRAWINGS. THE CONTRACTOR SHALL COORDINATE THE WORK OF EACH CONSULATING ENGINEER WITH THESE DRAWINGS OR SPECIFICATIONS AND SHALL NOTIFY THE ARCHITECT OF ALL DISCREPANCIES WITH A WRITTEN REQUEST FOR CLARIFICATION. ANY WORK INSTALLED IN CONFLICT WITH THESE CONTRACT DOCUMENTS SHALL BE CORRECTED SOLELY AT THE EXPENSE OF THE CONTRACTOR. 2) THE CONTRACTOR SHALL SUBMIT TO THE ARCHITECT SUBMITTALS FOR REVIEW DURING CONSTRUCTION PRIOR TO THE COMMENCEMENT OF SPECIFIC WORK. SUBMITTALS INCLUDE BUT ARE NOT LIMITED TO, MATERIAL DATA SHEETS, PHYSICAL SAMPLES, AND SHOP DRAWINGS AND SHALL BE SUPPLIED TO THE ARCHITECT AS REQUESTED. 3) NO SUBSITUTIONS ARE ALLOWED UNLESS PROPERLY SUBMITTED THROUGH A CHANGE ORDER AND APPROVED BY THE OWNER AND ARCHITECT. 4) ANY VALUE ENGINEERING OR SUBSTITUTE OF REQUIREMENTS, NOTED IN THE CONTRACT DOCUMENTS, TAKEN WITHOUT WRITTEN CONSENT FROM THE ARCHITECT, SHALL RELEASE THE ARCHITECT FROM ANY AND ALL LIABILITY FOR THAT PORTION OF THE PROJECT. 1) DO NOT SCALE THESE DRAWINGS. ALL INFORMATION SHOWN ON THE DRAWINGS RELATIVE TO EXISTING CONDITIONS IS GIVEN AS THE BEST PRESENT KNOWLEDGE BUT WITHOUT GUARANTEE OF ACCURACY. THE CONTRACTOR SHALL FIELD VERIFY EXISTING CONDITIONS AND DIMENSIONS AND SHALL NOTIFY THE ARCHITECT IMMEDIATELY IN WRITING OF ANY DISCREPANCIES OR CONDITIONS ADVERSELY AFFECTING THE DESIGN PRIOR TO PROCEEDING WITH THE ITEM OF WORK AFFECTED. 2) ALL DIMENSIONS ARE TO THE FACE OF STUD (F.O.S.) UNLESS NOTED OTHERWISE. CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DIMENSIONAL CONFLICTS WITHIN THE CONTRACT DOCUMENTS. 3) THE CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY CONFLICTING DIMENSIONS BETWEEN ARCHITECTURAL + ENGINEERING DRAWINGS. THE DRAWINGS SHALL NOT BE SCALED. 1) SINGLE FAMILY RESIDENCE AND ACCESSORY DWELLING UNITS SHALL EACH HAVE A WHOLE BUILDING VENTILATION SYSTEM USING THE CENTRAL HVAC SYSTEM OR DEDICATED EXHAUST FAN - PER SECTION 150.0(O). THE DEDICATED VENTILATION AIR DUCT SHALL CONNECT TO THE RETURN PLENUM OF THE AIR HANDLER AND THE DWELLING EXTERIOR. CERTIFICATE OF VERIFICATION (CF3R) SHALL BE COMPLETED, REGISTERED, AND SIGNED/CERTIFIED BY THE HERS RATER. THE REGISTERED CF3R FORM SHALL BE MADE AVAILABLE TO THE BUILDING DEPARTMENT AND BUILDER. B) PER CRC R303.1-1: A MECHANICAL VENTILATION SYSTEM CAPABLE OF PRODUCING .35 AIR CHANGES PER HOUR IN THE HABITABLE ROOMS SHALL BE INSTALLED IN ACCORDANCE WITH THE CALIFORNIA MECHANICAL CODE. 1) AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN THE DWELLING AND OTHER AREAS AS REQUIRED BY THE FIRE CODE OFFICIAL. 2) AUTOMATIC RESIDENTIAL FIRE SPRINKLERS SHALL COMPLY WITH THE MANHATTAN BEACH FIRE DEPARTMENT MINIMUM REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER SYSTEMS. 3) FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN CHECK AND PERMIT [R313 CRC, 903.2.8.2 CFC AS AMENDED BY MBMC 3.16.020] 4) ANY EXISTING FIRE SPRINKLER OR FIRE ALARM SYSTEM MUST BE SUBMITTED FOR SEPARATE PLAN REVIEW. 5) THE FIRE SPRINKLER SHALL BE UNDER A SEPARATE PLAN CHECK PERMIT. ANY CHANGE TO EXISTING FIRE SPRINKLERS OR FIRE ALARM SYSTEMS MUST BE SUBMITTED FOR A SEPARATE PLAN REVIEW. [FIRE PREVENTION BUREA MANHATTAN BEACH FIRE DEPARTMENT] 6) HORN/STROBE ALARM DEVICES SHALL BE PLACED ON THE ADDRESS SIDE OF THE BUILDING UNLESS OTHERWISE SPECIFIED BY FIRE DEPARTMENT PERSONNEL. ALL PLUMBING FIXTURES AND FITTINGS SHALL COMPLY WITH THE FOLLOWING MAXIMUM FLOW RATES (CGBSC 4.303.1) 1. WATER CLOSETS 1.28 GALLONS/FLUSH 2. SHOWERHEADS-SINGLE 1.8 GPM @ 80 PSI 3. SHOWERHEADS-MULTI 1.8 GPM @ 80 PSI COMB. 4. LAVATORY FAUCETS 1.2 GPM @ 60 PSI 5. KITCHEN FAUCETS 1.5 GPM @ 60 PSI 1) APPROVED EROSION PROTECTION DEVICES SHALL BE PROVIDED AND MAINTAINED FOR CONSTRUCTION DURING THE RAINY SEASON BETWEEN NOVEMBER 1ST AND APRIL 15TH AND SHALL BE PLACED AT THE END OF EACH DAY'S WORK. 1) CERTIFICATE OF INSTALLATION (CF2R-ENV, CF2R-LTG, AND CFR2-MECH) SHALL BE COMPLETED BY THE APPLICABLE CONTRACTORS INSTALLING ENERGY FEATURES. WHEN COMPLIANCE REQUIRES HER FIELD VERFICATION OR TESTING, ALL CF2R FORMS SHALL BE SUBMITTED ELECTRONICALLY TO AN APPROVED HERS PROVIDER DATA REGISTR. THE CF2R FORMS SHALL BE POSTED AT THE JOB SITE IN A CONSPICUOUS LOCATION. 1) SEPARATE PERMITS: SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS, SOLAR PANELS, DEMOLITION, AND SEWER CAP OF EXISTING BUILDINGS. 2) VERTICAL PROJECTIONS IN SETBACKS: FENCE, WALL, AND HANDRAIL HEIGHTS AS MEASURED FROM THE LOWEST FINISHED GRADE ADJACENT TO EACH SECTION OF THESE STRUCTURES, MAY BE A MAXIMUM OF 42" IN THE FRONT YARD SETBACK, AND 72" AT ALL OTHER LOCATIONS ON SITE UNLESS LOCATED IN A LINE-OF-SIGHT OR DRIVEWAY VISIBILITY AREA. CONTRACTOR TO CONFIRM HEIGHT LIMITATIONS WITH THE LOCAL PLANNING DEPARTMENT 3) ADDRESS NUMBERS: BUILDING ADDRESS NUMBERS SHALL CONTRACT WITH THEIR BACKGROUND AND BE 4" MINIMUM HIGH WITH A MINIMUM STROKE WIDTH OF 0.5" PER CBC R319.9. 4) ON-SITE PARKING: PARKING IS NOT PERMITTED IN REQUIRED YARDS OR OPEN SPACE EXCEPT FOR A 20' WIDE FRONT YARD DRIVEWAY. 5) FUTURE SOLAR WATER HEATING: A "CAPPED TEE" FITTING MUST BE INSTALLED OVER THE COLD WATER SUPPLY LINE ABOVE THE WATER HEATER FOR FUTURE SOLAR WATER HEATING. PIT RELIEF VALVE SHALL TERMINATE OUTSIDE THE BUILDING. 6) UNDERGROUND CONDUIT: ROUTE UNDERGROUND CONDUIT TO POWER POLE PER PUBLIC WORKS STANDARD DETAILS. STUB OUT FOR PROPERTY LINE FOR FUTURE UNDER-GROUNDING OF UTILITIES WHEN APPLICABLE. 7) MECHANICAL EQUIPMENT SCREENING: PROVIDE VISUAL SCREENING FOR PROPOSED MECHANICAL EQUIPMENT AND UTILITY METERS. TOP NEED NOT BE SCREENED IF LOCATED ON THE INTERIOR SIDE OF THE DWELLING. 8) METER CLEARANCE: GAS AND ELECTRIC METERS MUST CLEAR PROPERTY LINES BY 3'-0" AND 6'-0" HEIGHT X 2'- 6" WIDTH. (COORDINATE WITH UTILITY COMPANY) 9) CESSPOOL LOCATIONS: IF THERE IS AN EXISTING CESSPOOL ON SITE, IT MUST BE LOCATED BY CITY PERSONNEL BEFORE DEMOLITION OR BUILDING PERMITS CAN BE ISSUED. THE CONTRACTOR IS TO VERIFY THE EXISTENCE OF THE CESSPOOL WITH THE LOCAL AUTHORITY HAVING JURISDICTION PRIOR TO PROCEEDING WITH DEMOLITION OR CONSTRUCTION ACTIVITIES. 1) REFUSE STORAGE: RESIDENTIAL PROPERTIES MUST PROVIDE AN ENCLOSED STORAGE AREA FOR REFUSE CONTAINERS. THESE AREAS MUST BE CONSTRUCTED TO MEET THE REQUIREMENTS OF MBMC 5.24.030. THE AREA MUST BE SHOWN IN DETAIL ON THE PLANS BEFORE A PERMIT IS ISSUED. 2) DRIVEWAY HEIGHT: THE BACK OF THE DRIVEWAY APPROACH MUST BE 6" HIGHER THAN THE FLOW LINE ON THE STREET PER MBMC 9.76.030. 3) PUBLIC WAY IMPROVEMENTS: SIDEWALK, DRIVEWAY, CURB, AND GUTTER REPAIRS OR REPLACEMENT MUST BE COMPLETED PER PUBLIC WORKS SPECIFICATIONS. IN THE CASE WHERE THE GARAGE LEVEL IS BELOW THE STREET DRAINAGE FLOW LINES, THE COMBINED SLOPE OF THE PUBLIC AND PRIVATE APPROACH SHALL NOT EXCEED 15%. IT SHALL BE THE DUTY OF EVERY PERSON CUTTING OR MAKING AN EXCAVATION ACROSS ANY PUBLIC STREET, ALLEY, OR SIDEWALK, TO MAINTAIN ADEQUATE CROSSINGS FOR VEHICLES AND FOR PEDESTRIANS. (MBMC 17.16.100) 4) PROPERTY ADDRESS: THE PROPERTY ADDRESS(S) MUST BE PERMANENTLY AFFIXED TO THE BUILDING IN ACCORDANCE WITH MCBF 505.1 PRIOR TO THE FINAL FIRE INSPECTION. [MBMC 3.16.29]. 5) EXHAUST FAN: NO EXHAUST FANS OR VENTS SHALL SERVE MORE THAN ONE (1) DWELLING UNIT. 6) WATER PIPES: ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SOUND-DEADENING MATERIALS TO PREVENT THE TRANSFER OF NOISE. 7) PIPE NOISE: ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQ. SOUND-DEADENING MATERIALS TO PREVENT THE TRANSFER OF NOISE. 8) PLUMBING LOCATION: NO PLUMBING VENTS OR SIMILAR EQUIPMENT SHALL BE PLACED BACK TO BACK BETWEEN SEPARATE DWELLING UNITS. 23) LAUNDRY VENTILATION: LAUNDRY VENTILATION EXHAUST SHALL TERMINATE AT LEAST 3 FEET FROM THE PROPERTY LINE AND 3 FEET FROM OPENINGS INTO ANY BUILDINGS. [CMC 504.5] 24) CLOTHES DRYER DUCT: A DOMESTIC CLOTHES DRYER DUCT SHALL BE OF METAL AND A MINIMUM OF 4 INCHES IN DIAMETER. THE EXHAUST DUCT SHALL NOT EXCEED A TOTAL COMBINED HORIZONTAL AND VERTICAL LENGTH OF 14 FEET. INCLUDING TWO 90 DEGREES ELBOWS. TWO FEET SHALL BE DEDUCTED FOR EACH 90-DEGREE ELBOW IN EXCESS OF TWO. [CMC 504.4.2.1] 1) ALL LANDSCAPE IRRIGATION BACKFLOW DEVICES MUST MEET CURRENT CITY REQUIREMENTS FOR PROPER INSTALLATION. 2) NO DISCHARGE OF CONSTRUCTION WASTEWATER, BUILDING MATERIALS, DEBRIS, OR SEDIMENT FROM THE SITE IS PERMITTED. NO REFUSE OF ANY KIND GENERATED ON A CONSTRUCTION SITE MAY BE DEPOSITED IN RESIDENTIAL, COMMERCIAL, OR PUBLIC REFUSE CONTAINERS AT ANY TIME. THE UTILIZATION OF WEEKLY REFUSE COLLECTION SERVICE BY THE CITY'S HAULER FOR ANY REFUSE GENERATED AT THE CONSTRUCTION SITE IS STRICTLY PROHIBITED. FULL DOCUMENTATION OF ALL MATERIALS/TRASH LANDFILLED AND RECYCLED MUST BE SUBMITTED TO THE PERMITS DEVISION IN COMPLIANCE OF THE CITY'S CONSTRUCTION AND DEMOLITION RECYCLING ORDINANCE. 3) EROSION AND SEDIMENT CONTROL DEVICES BMP'S (BEST MANAGEMENT PRACTICES) MUST BE IMPLEMENTED AROUND THE CONSTRUCTION SITE TO PREVENT DISCHARGES TO THE STREET AND ADJACENT PROPERTIES. BMP'S MUST BE IDENTIFIED AND SHOWN ON THE PLAN. CONTROL MEASURES MUST ALSO BE TAKEN TO PREVENT STREET SURFACE WATER ENTERING THE SITE. 4) ALL STORM WATER, NUISANCE WATER FROM THE ROOF AND SIDE YARDS AND PATIOS MUST DISCHARGE ONTO 5TH STREET/PACIFIC PLACE THROUGH THE DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS - PER C.R.C. SECTION R401.3. 5) ALL CONCENTRATED RUNOFF WATER FROM THE ROOF AND SIDE YARDS AND PATIOS MUST DISCHARGE ONTO 5TH STREET/PACIFIC PLACE THROUGH THE DRAIN LINES AND MUST BE SHOWN ON THE PLANS WITH ALL REQUIRED OUTLET FLOW LINE ELEVATIONS AT THE DISCHARGE POINT. 6) IMPERVIOUS SURFACE SHALL BE SLOPED AWAY FROM THE BUILDING AT 2% MINIMUM SLOPE FOR A MINIMUM DISTANCE OF 10 FEET; LOT SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS – PER C.R.C. SECTION R401.3. 7) SIDEWALK, DRIVEWAY, CURB, AND GUTTER CONSTRUCTION, REPAIRS OR REPLACEMENT MUST BE COMPLETED PER PUBLIC WORKS SPECIFICATIONS. SEE CITY STANDARD PLANS ST-1, ST-2, ST-3 AND ST-10. THE PLANS MUST HAVE A PROFILE OF THE DRIVEWAY, PERCENTAGE (%) OF SLOPE ON DRIVEWAY, AND DRIVEWAY ELEVATIONS FOR EACH SIDE AND THE MIDDLE. IN THE CASE WHERE THE GARAGE LEVEL IS BELOW THE STREET DRAINAGE FLOW LINES, THE COMBINED SLOPE OF PUBLIC AND PRIVATE APPROACH SHALL NOT EXCEED 15% (CITY RECOMMENDS THAT GARAGE FINISH FLOOR ELEVATION PER DESIGN PLANS BE HIGHER THAN EXISTING STREET GRADES, IN ORDER TO MINIMIZE POSSIBILITY OF ANY FUTURE FLOODING IN THE GARAGE). CITY PLANS/SURVEY MUST SHOW ELEVATIONS FOR EACH ADJOINING PROPERTY. NO DEVIATIONS IN ELEVATIONS BETWEEN PROPERTIES SHALL EXCEED MORE THAN ¼”. 8) DRIVEWAY PROFILES EXCEEDING 10% GRADE WILL BE STAKED AND VERIFIED BY LICENSED PROFESSIONAL LAND SURVEYOR. VERIFICATION OF DRIVEWAY GRADES WILL BE DONE PRIOR TO POURING GARAGE SLAB. DRIVEWAY GRADES EXCEEDING 15% ARE NOT PERMITTED. 9) THE BACK OF DRIVEWAY APPROACH MUST BE SIX INCHES HIGHER THAN THE FLOW LINE ON THE STREET. M.B.M.C. 9.76.030. THE DRIVEWAY APRON ON PACIFIC PLACE MUST BE IMPROVED PER CITY STANDARD PLANS. 10) CONSTRUCT SIDEWALK ALONG THE FULL FRONTAGE OF 5TH STREET PER CITY STANDARD PLANS. 11) IF THE PROPERTY IS LOCATED ON A CORNER LOT, CONSTRUCTION OF AN ACCESSIBLE CURB RAMP MAY BE REQUIRED PER CITY STANDARD PLANS. 12) CONTRACTOR TO PROTECT IN PLACE ALL EXISTING PROPERTY CORNERS DURING CONSTRUCTION. IF ANY OF THE PROPERTY CORNERS ARE REMOVED OR DESTROYED DURING CONSTRUCTION, IT WOULD BE THE RESPONSIBILITY OF THE CONTRACTOR TO RESTORE THEM. 13) ALL EXISTING OR CONSTRUCTION RELATED DAMAGES OR DISPLACED CURB/GUTTER, SIDEWALK, DRIVEWAY APPROACH OR STREET MUST BE REPLACED AND SHOWN ON THE PLANS. ADDITIONAL PUBLIC IMPROVEMENTS MAY BE REQUIRED DURING AND/OR NEAR THE COMPLETION OF CONSTRUCTION PER M.B.M.C. 9.72 AS DETERMINED BY THE PUBLIC WORKS INSPECTOR BASED ON CONDITIONS OF PUBLIC IMPROVEMENTS. 14) IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROTECT ALL THE STREET SIGNS, STREET LAMPS/LIGHTS, WALLS/FENCES, AND/OR TREES AROUND THE PROPERTY. IF THEY ARE DAMAGED, LOST OR REMOVED, IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO REPLACE THEM AT THE CONTRACTOR’S EXPENSE. CONTACT THE PUBLIC WORKS INSPECTOR FOR SIGN SPECIFICATION AND SUPPLIERS. 15) NEW 6” VCP SEWER LATERAL WILL BE INSTALLED IF THE EXISTING LATERAL IS LESS THAN 6” IN DIAMETER PER M.B.M.C. 5.36 AND CITY STANDARD PLAN ST-5. SEWER CLEANOUT SHOULD BE LOCATED WITHIN PRIVATE PROPERTY LINES. A BACKWATER VALVE IS REQUIRED ON THE SANITARY SEWER LATERAL IF THE DISCHARGES FROM FIXTURES WITH FLOOD LEVEL RIMS ARE LOCATED BELOW THE NEXT UPSTREAM MANHOLE COVER OF THE PUBLIC SEWER (PER CITY STANDARD PLAN ST-24). 16) IF ANY EXISTING SEWER LATERAL (6” MINIMUM) IS USED, IT MUST BE TELEVISED TO CHECK ITS STRUCTURAL INTEGRITY PRIOR TO ANY DEMOLITION WORK. THE TAPE MUST BE MADE AVAILABLE FOR REVIEW BY THE PUBLIC WORKS DEPARTMENT AND MUST SHOW PROOF OF THE LOCATION OF WHERE IT WAS SHOT. THE PUBLIC WORKS DEPARTMENT WILL REVIEW THE TAPE AND DETERMINE AT THAT TIME IF THE SANITARY SEWER LATERAL NEEDS REPAIRING, REPLACED, OR THAT IT IS STRUCTURALLY SOUND AND CAN BE USED IN ITS PRESENT CONDITION. VIDEOING OF LATERAL MUST BE IN ITS ORIGINAL STATE. NO CLEANING, FLUSHING OR ALTERING PRIOR TO VIDEOING IS PERMITTED. 17) IF A NEW SEWER LATERAL IS TO BE INSTALLED AT A DIFFERENT LOCATION ON THE SEWER MAIN LINE, THE OLD LATERAL MUST BE CAPPED AT THE PROPERTY LINE AND AT THE MAIN LINE. PRIOR TO STRUCTURE DEMOLITION A SEWER CAP VERIFICATION AND APPROVAL FROM PUBLIC WORKS INSPECTOR IS REQUIRED. 18) WATER METERS MUST REMAIN ACCESSIBLE FOR METER READERS DURING CONSTRUCTION. WATER METERS SHALL BE PLACED NEAR THE PROPERTY LINE AND OUT OF THE DRIVEWAY APPROACH WHENEVER POSSIBLE. WATER METER PLACEMENT MUST BE SHOWN ON THE PLANS. SEE CITY STANDARD PLAN ST-15. FOR EXISTING WATER SERVICE RELOCATIONS AND/OR ABANDONMENT, WATER SERVICE MUST BE CAPPED AT THE MAIN AND AT THE METER. 19) THE WATER METER BOX MUST BE PURCHASED FROM THE CITY, AND MUST HAVE A TRAFFIC RATED LID IF THE BOX IS LOCATED IN THE DRIVEWAY. 20) RESIDENTIAL PROPERTIES MUST PROVIDE AN ENCLOSED STORAGE AREA FOR REFUSE CONTAINERS. THESE AREAS MUST BE CONSTRUCTED TO MEET THE REQUIREMENTS OF M.B.M.C. 5.24.030. THE AREA MUST BE SHOWN IN DETAIL ON THE PLANS BEFORE A PERMIT IS ISSUED/FINALED. 21) ALL WORK DONE WITHIN THE PUBLIC RIGHT-OF-WAY SHALL BE DONE BY A LICENSED CONTRACTOR WITH A CLASS A, C-12 OR C-34 LICENSE FOR ALL TRENCHING AND PAVING OR A CLASS C-08 LICENSE FOR ALL CONCRETE WORK. A CLASS B LICENSE MAY BE ACCEPTABLE FOR MINOR CURB, GUTTER AND SIDEWALK WORK CONSTRUCTED IN CONJUNCTION WITH A SINGLE-FAMILY RESIDENTIAL STRUCTURE. A SEPARATE PERMIT IS REQUIRED FOR WORK IN THE PUBLIC RIGHT-OF-WAY. 22) PLAN HOLDER MUST HAVE THE PLANS RECHECKED AND STAMPED FOR APPROVAL BY THE PUBLIC WORKS DEPARTMENT BEFORE THE BUILDING PERMIT IS ISSUED. 23) THE CONTRACTOR SHALL MONITOR, SUPERVISE AND CONTROL ALL CONSTRUCTION AND CONSTRUCTION SUPPORTIVE ACTIVITIES, SO AS TO PREVENT THESE ACTIVITIES FROM CAUSING A PUBLIC NUISANCE, INCLUDING BUT NOT LIMITED TO, ENSURING STRICT ADHERENCE TO THE FOLLOWING: (A) REMOVAL OF DIRT, DEBRIS, OR OTHER CONSTRUCTION MATERIAL DEPOSITED ON ANY PUBLIC STREET NO LATER THAN THE END OF EACH WORKING DAY. (B) ALL EXCAVATIONS SHALL BE BACKFILLED AT THE END OF EACH WORKING DAY AND ROADS OPENED TO VEHICULAR TRAFFIC UNLESS OTHERWISE APPROVED BY THE CITY ENGINEER. (C) ALL DUST CONTROL MEASURES PER SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT (SCAQMD) REQUIREMENTS SHALL BE ADHERED TO DURING CONSTRUCTION OPERATIONS. (D) ALL CONSTRUCTION TO BE IN CONFORMANCE WITH THE REGULATIONS OF CAL-OSHA. Page 109 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: G03 COPYRIGHT: SURVEY PLAN PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:05 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN CONSENT OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY OR DAMAGE RESULTING FROM SUCH CHANGES OR MODIFICATIONS, INCLUDING ANY ATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERS MAY BE JOINED. CONCRETE BRICK 106.76 EXISTING ELEVATION BLOCK WALL LEGEND 100 EXISTING CONTOUR X EXISTING FENCE EXISTING BUILDING WOOD DECK THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF PROFESSIONAL LAND SURVEYORS' ACT 3914 DEL AMO BLVD, SUITE 921 TORRANCE, CA 90503 (310) 542-9433 E N G I N E E R S JOB ADDRESS LEGAL DESCRIPTION FOR DRAWN BY CHECK BY SHEET 1 OF 1 DRAWN ON REVISIONS COPYRIGHT JOB NO. BCR BEGINNING OF CURB RETURN CATV CABLE TV PULL BOX CONC.CONCRETE CHMNY CHIMNEY CEFB CITY ENGINEERS FIELD BOOK C/L CENTERLINE C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE E'LY EASTERLY EG EDGE OF GUTTER EM ELECTRIC METER FF FINISH FLOOR FH FIRE HYDRANT FL FLOW LINE GFF GARAGE FINISH FLOOR GM GAS METER GUY / GW GUY WIRE I.P. IRON PIPE MONUMENT L&T LEAD AND TACK / TAG MONUMENT MH MANHOLE ( SANITARY SEWER / STORM DRAIN) N'LY NORTHERLY N&T / N&W NAIL AND TAG / NAIL AND WASHER MONUMENT PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT PB (CONT)TELEPHONE / CABLE TV) PC PROPERTY CORNER / PROP. CORNER PL PROPERTY LINE / PROP. LINE PP / UP POWER POLE / UTILITY POLE PPT PARAPET PWFB PUBLIC WORKS FIELD BOOK R.R.RAIL ROAD RDFB ROAD DEPARTMENT FIELD BOOK R.S.RECORD OF SURVEY SPK / S&W SPIKE / SPIKE AND WASHER MONUMENT S'LY SOUTHERLY SSCO SANITARY SEWER CLEANOUT STK / STK&T STAKE / STAKE AND TAG MONUMENT STLT / LT STREET LIGHT POLE / LIGHT POLE TC TOP OF CURB TX / BX TOP OF APRON / BOTTOM OF APRON W'LY WESTERLY WM WATER METER BOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO THE NOTATION ON THIS SURVEY PLAT FOR OFFSET DIMENSIONS. IF THERE ARE ANY QUESTIONS, PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION BY PHONE AT: (310) 542-9433, M-F 8:00 AM TO 5:00 PM. NOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED. 3232 HERMOSA AVENUE HERMOSA BEACH, CA 90254 LOT 1 & PORTION OF LOT 2, BLOCK 103 SHAKESPEARE M.B. 9-190 APN 4181-031-001 BOUNDARY SURVEY WITH TOPOGRAPHY FM MB SCALE 1" = 8' NOVEMBER 26, 2024 CONVEX SLOPE ANALYSIS NORTH24-367B 3232 HERMOSA AVENUE HERMOSA BEACH, CA 90254 MOBILE (310) 870-7175 NOTE: A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THE TIME OF THIS SURVEY. NO PLOTTABLE EASEMENTS WERE IDENTIFIED ON THE PROVIDED TITLE REPORT PER THE FOLLOWING: CHICAGO TITLE ORDER NO. 112407648-JN DATED MAY 22, 2024 BENCHMARK NOTE: SANITARTY SEWER MANHOLE FACILITY NUMBER 1031, HAVING A RIM ELEVATION OF 29.24' PER CITY OF HERMOSA BEACH GIS N 65°06'27"E 112.48'N 24°56'41"W225.15'N 24°58'21"W225.15'N 65°06'27"E 84.97'N 24°56'41"W40.02'N 65°06'01"E 84.95'N 24°58'21"W40.03'33RD STREET PALM DRIVEHERMOSA AVENUE20.00' 7.50' 15' 7.5'7.5' 90' 70'20'40'20'20'27.9829.01STA 0+93.63 RIM 28.9740.0041.3029.0729.1028.1441.4239.8535.2934.8329.2829 . 1 2 28. 9 9 28.9328.73 TC 28.34 FL 28.40 EG28.7729.04 FL 28.78 TC SIGN 28.78 TC 28.36 FL 28.46 EG 29.3229. 2 1 30.77 TW 31.2129.1033.61 TW31.0028.4128.4128 . 3 9 28 . 3 7 28.33 GRATE28.33SIGN28.81 TC28.76 TC 28.39 FL28.49 EG28 . 8 2 28.7528.8228.8628.8728.9228.94 FL 29.21 TC 28.66 EG28.54 FL 28.91 TC PM 29.0228.83 TC 28.51 FL 28.63 EG CATV 28.98PM28.83 TC 28.43 FL28.58 EG28.9028.87 FL 29.16 TC 34.9235.3135.2740.0139.93CATV39.9240.7040. 8 4 F F 40.0838.5736.3237.1136.2637.6638.3836.6540.5937.1235.5935.2563 . 4 5 P A R A P E T 63.33 PARAPET63.36 PARAPET29.0329.0333.6833.70 TW32. 9 7 T O P O F P I L A S T E R33.94 TW32. 2 7 T W 34.9641.00 TW32.6129.6842.28 TW35.5335.7638.9040.6341.08 FF38.0940.2640.67SSMH #0028 RIM 40.32 WV 41.5940.9940.74 FL40.52 FL40.7841.09WMWM41.0740.88 FL41.1641.3441. 5 7 T W41.4541.42 FL 41.92 TC 41.92 TC 41.46 FL 41.43 FL 42.12 TC41.61 FLWV 41 . 3 5 41.59 GFF41.41 FL 41.94 TC 41.16 FL41.46 FL 41.74 TC41.8241.5241.9041.65 FL 41.88 TC 41.78 TC 41.54 FL 41.83 GRID POST41.89 GRID POSTSIGN WM 41.7320.00' 7.50'GMGMGMGMSET L&T LS 9321 1.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 29.01' FOUND L&T RCE 30826 1.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 28.97' FOUND L&T RCE 30826 2.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 40.92' SET L&T LS 9321 1.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 41.36' EXISTING RESIDENCE EXISTING RESIDENCE EXISTING BUILDING TV VAULT CONC. SIDEWALKCONC. GUTTER20.00'40.03'165.12'165.13'40.02'20.00'17.2'FOUND CHISELD "X" PER R.S. 277-090 STA 1+00.00INTERSECTION ESTABLISHED PER TIES PER PWFB 0616-1114,1115 STA 1+00.00 SSMH #1032 STA 2+11.20 N 65°06'18"E 112.37' LONGFELLOW AVENUE FOUND NAIL STRADLERS OVER EMPTY MONUMENT LID PER PWFB 0616-2528,2529 FITS FOUND TIES PER TIES PER PWFB 0616-1116,1117, ACCEPTED AS CENTERLINE 17.1' 3232 HERMOSA - DE, LLC BUILDING IS ON PROP. LINE (CONC. WALK STREET) CONC. CONC. 12.0' 0.3'3.0' X X X X X X X X X N 65°06'18"E 117.31'TO FOUND GEAR S&W LS 5411 AT HIGHLAND AVENUE PER PWFB 0616-2528,2529 ESTABLISHED FIELD BOOK DISTANCE (117.31') FROM HIGHLAND AVENUE THROUGH FOUND MONUMENTS AS SHOWN ON PWFB 0616-2528,252928.1439.9629.0131 .7042.22 TW43. 6 0 T W30.99 33.08 34.7643.5637.02 38.47 40.14 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 31.5132.4633.3734.2335.3136.7937.4738.0038.5740.1140.1340.2540.3340.4140.5740.6440.7140.7840.8540.9140.9841.0441.1041.1241.1541.1741.2041.2241.2541.2841.3141.3541.4541.5241.5641.5741.5741.4629.08 PC31.0031.5132.4633.0833.3734.2334.7635.3137.0237.4738.0038.5740.1040.1140.1340.1440.2540.3340.4140.4840.5740.6440.7140.7840.8540.9140.9841.0441.1041.1241.1541.1741.2041.2241.2341.2541.2841.3141.3541.3741.4141.4541.5241.5641.5641.5741.5741.5741.4641.3528 29 30 31 32 33 34 35 36 37 38 39 40 41 42 40.1440.4841.5641.5741.2341.3741.4140.1034.7633.0831.00N'LY SLOPE STRAIGHT G R A D E 29.08 PC 41.35 PCN'LY PROFILE GRADE SSMH #0028WV 40.52 FL41.12 GFF165.13'STA 2+11.20 SSMH #1031 RIM 29.24 STA 3+05.70 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 28.99 PC32.4732.6733.2333.7934.0434.1134.2334.2636.2436.3236.5136.5637.2438.3638.6639.0339.2239.3039.4639.6239.7839.9840.0540.1440.2140.0740.0440.0740.1140.1540.1841.1040.97 PCS'LY SLOPE STRAIGHT G R A D E 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 4234.30 TW42.25 TW 40.97 PC40.9441.36 41.3241.4240.7440.2040.2240.2440.2640.2840.2940.4340.4640.5040.5141.3141.3041.2841.2641.2141.1741.1341.1141.1141.1041.0540.2240.2440.2640.2840.43'40.4640.5041.3041.2841.2541.2141.1741.1341.1141.1041.0641.1141.1040.5141.3140.0740.0740.1140.1540.1840.0440.2033.2333.7934.1134.2336.3236.5137.2438.6639.0339.3039.4639.6239.7840.0540.1434.0434.2636.2436.5638.3640.2139.9832.6732.4739.22S'LY PROFILE GRADE 40.29LICENSE D L AND SU R V EYORANTHON Y M .S H WEIRIPage 110 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: G04 COPYRIGHT: CODE DIAGRAMS PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:05 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN CONSENT OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY OR DAMAGE RESULTING FROM SUCH CHANGES OR MODIFICATIONS, INCLUDING ANYATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERSMAY BE JOINED. CONCRETE BRICK 106.76 EXISTING ELEVATION BLOCK WALL LEGEND 100 EXISTING CONTOUR X EXISTING FENCE EXISTING BUILDING WOOD DECK THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF PROFESSIONAL LAND SURVEYORS' ACT 3914 DEL AMO BLVD, SUITE 921 TORRANCE, CA 90503 (310) 542-9433 E N G IN EE R S JOB ADDRESS LEGAL DESCRIPTION FOR DRAWN BY CHECK BY SHEET 1 OF 1 DRAWN ON REVISIONS COPYRIGHT JOB NO. BCR BEGINNING OF CURB RETURN CATV CABLE TV PULL BOXCONC.CONCRETE CHMNY CHIMNEY CEFB CITY ENGINEERS FIELD BOOK C/L CENTERLINE C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE E'LY EASTERLY EG EDGE OF GUTTEREMELECTRIC METER FF FINISH FLOORFHFIRE HYDRANT FL FLOW LINE GFF GARAGE FINISH FLOOR GM GAS METER GUY / GW GUY WIREI.P. IRON PIPE MONUMENT L&T LEAD AND TACK / TAG MONUMENTMHMANHOLE ( SANITARY SEWER / STORM DRAIN) N'LY NORTHERLY N&T / N&W NAIL AND TAG / NAIL AND WASHER MONUMENT PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT PB (CONT)TELEPHONE / CABLE TV) PC PROPERTY CORNER / PROP. CORNER PL PROPERTY LINE / PROP. LINEPP / UP POWER POLE / UTILITY POLE PPT PARAPETPWFBPUBLIC WORKS FIELD BOOK R.R.RAIL ROAD RDFB ROAD DEPARTMENT FIELD BOOK R.S.RECORD OF SURVEY SPK / S&W SPIKE / SPIKE AND WASHER MONUMENTS'LY SOUTHERLY SSCO SANITARY SEWER CLEANOUTSTK / STK&T STAKE / STAKE AND TAG MONUMENT STLT / LT STREET LIGHT POLE / LIGHT POLETCTOP OF CURB TX / BX TOP OF APRON / BOTTOM OF APRON W'LY WESTERLY WM WATER METER BOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO THE NOTATION ON THIS SURVEY PLAT FOR OFFSET DIMENSIONS. IF THERE ARE ANY QUESTIONS, PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION BY PHONE AT:(310) 542-9433, M-F 8:00 AM TO 5:00 PM. NOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED. 3232 HERMOSA AVENUE HERMOSA BEACH, CA 90254 LOT 1 & PORTION OF LOT 2, BLOCK 103 SHAKESPEARE M.B. 9-190 APN 4181-031-001 BOUNDARY SURVEY WITH TOPOGRAPHY FM XX SCALE 1" = 8' NOVEMBER 26, 2024 REVISIONS NORTH24-367 MEBRA KISAKA 17422 KORNBLUM AVENUE TORRANCE, CA 90504 PHONE 310-870-7175 NOTE: A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THE TIME OF THIS SURVEY. NO PLOTTABLE EASEMENTS WERE IDENTIFIED ON THE PROVIDED TITLE REPORT PER THE FOLLOWING: CHICAGO TITLE ORDER NO. 112407648-JN DATED MAY 22, 2024 BENCHMARK NOTE: SANITARTY SEWER MANHOLE FACILITY NUMBER 1031, HAVING A RIM ELEVATION OF 29.24' PER CITY OF HERMOSA BEACH GIS N 65°06'27"E112.48'N 24°56'41"W225.15'N 24°58'21"W225.15'N 65°06'27"E84.97'N 24°56'41"W40.02' N 65°06'01"E84.95'N 24°58'21"W40.03'33RD STREET PALM DRIVEHERMOSA AVENUE20.00' 7.50' 15' 7.5'7.5' 90' 70'20'40'20'20'27.9829.01STA 0+93.63 RIM 2 8 . 9 7 40.0041.3029.0729.1028.14 41.4239.8535.2934.8329.2829. 1 2 28.9 9 28.93 28.73 TC28.34 FL28.40 EG 28.77 29.04 FL28.78 TC SIGN 28.78 TC 28.36 FL28.46 EG 29.3229. 2 1 30.77 TW 31.2129.1029.0 8 P C 33.61 TW 31.00 33.5 528.4128.41 28. 3 9 28. 3 7 28.33 G R A T E 28.33SIGN 28.81 T C 28.76 TC 28.39 FL28.49 EG28. 8 2 28.75 28.82 28.86 28.8728.92 28.94 FL29.21 TC 28.66 EG28.54 FL28.91 TC PM 29.0228. 9 9 P C 28.83 TC28.51 FL28.63 EG CATV 28.98PM28.83 TC 28.43 FL28.58 EG28.9028.87 FL 29.16 TC 34.9235.31 35.2740.0139.93CATV 39.92 40. 7 0 40. 8 4 F F 40.0838.5736.32 37.11 36.26 37.66 38.3836.6540.59 37.12 35.59 35.2563. 4 5 P A R A P E T 63.33 PARAPET 63.36 P A R A PE T 29.03 29.03 33.68 33. 7 0 T W 32. 9 7 T O P O F P I L A S T E R33.94 TW 32. 2 7 T W 34.3 0 TW 36.30 34. 9 6 41.00 T W32.6129. 6 8 42.28 T W 38.56 39.27 35.5340. 2 1 42.25 TW 43.64 T W 35.7640.7741. 4 6 40.3 238.9040.6341.08 FF38.0940.2640.67SS M H # 0 0 2 8 RIM 4 0. 3 2 WV 41.59 40.9340.9940.74 F L 40.52 FL40.7840.8141.12 G F F 41.09 WM WM40.97 P C 41.10 41.07 40.88 F L 41.1641.3441. 5 7 T W41.4541.42 FL41.92 TC 41.92 TC41.46 FL 41.43 FL 42.12 TC41.61 FLWV 41. 3 5 41. 3 5 P C 41.59 G F F 41.41 FL41.94 TC 41.16 FL41.46 FL 41.74 TC41.8241.52 41.90 41.65 FL 41.88 TC 41.78 TC 41.54 FL 41.83 G RI D P O S T 41.89 G RI D P O S T SIGN WM 41.7320.00' 7.50'GMGMGMGMSET L&T LS 9321 1.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 29.01' FOUND L&T RCE 30826 1.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 28.97' FOUND L&T RCE 30826 2.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 40.92' SET L&T LS 9321 1.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 41.36' EXISTING RESIDENCE EXISTING RESIDENCE EXISTING BUILDING TV VAULT CONC. SIDEWALKCONC. GUTTER20.00'40.03'165.12'165.13'40.02'20.00'17.2'FOUND CHISELD "X" PER R.S. 277-090 STA 1+00.00INTERSECTION ESTABLISHED PER TIES PER PWFB 0616-1114,1115 STA 1+00.00 SSMH # 1 0 3 2 STA 2+11.20 N 65°06'18"E112.37' LONGFELLOW AVENUE SSMH # 1 0 3 1 RI M 2 9 . 2 4 FOUND NAIL STRADLERS OVER EMPTY MONUMENT LID PER PWFB 0616-2528,2529 FITS FOUND TIES PER TIES PER PWFB 0616-1116,1117, ACCEPTED AS CENTERLINE STA 3+05.70 17.1' 3232 HERMOSA, LLC BUILDING IS ON PROP. LINE (CONC. WALK STREET) CONC. CONC. 12.0' 0.3'3.0' X X X X X X X X X N 65°06'18"E117.31'TO FOUND GEAR S&W LS 5411 AT HIGHLAND AVENUE PER PWFB 0616-2528,2529 ESTABLISHED FIELD BOOK DISTANCE (117.31') FROM HIGHLAND AVENUE THROUGH FOUND MONUMENTS AS SHOWN ON PWFB 0616-2528,2529 LICENS E D LAND SU R VEYORANTHO N Y M.SH W EI RIUP 107 sq ft 92 sq ft ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN CONSENT OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY OR DAMAGE RESULTING FROM SUCH CHANGES OR MODIFICATIONS, INCLUDING ANYATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERSMAY BE JOINED. CONCRETE BRICK 106.76 EXISTING ELEVATION BLOCK WALL LEGEND 100 EXISTING CONTOUR X EXISTING FENCE EXISTING BUILDING WOOD DECK THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF PROFESSIONAL LAND SURVEYORS' ACT 3914 DEL AMO BLVD, SUITE 921 TORRANCE, CA 90503 (310) 542-9433 E N G IN EE R S JOB ADDRESS LEGAL DESCRIPTION FOR DRAWN BY CHECK BY SHEET 1 OF 1 DRAWN ON REVISIONS COPYRIGHT JOB NO. BCR BEGINNING OF CURB RETURN CATV CABLE TV PULL BOXCONC.CONCRETE CHMNY CHIMNEY CEFB CITY ENGINEERS FIELD BOOK C/L CENTERLINE C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE E'LY EASTERLY EG EDGE OF GUTTEREMELECTRIC METER FF FINISH FLOORFHFIRE HYDRANT FL FLOW LINE GFF GARAGE FINISH FLOOR GM GAS METER GUY / GW GUY WIREI.P. IRON PIPE MONUMENT L&T LEAD AND TACK / TAG MONUMENTMHMANHOLE ( SANITARY SEWER / STORM DRAIN) N'LY NORTHERLY N&T / N&W NAIL AND TAG / NAIL AND WASHER MONUMENT PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT PB (CONT)TELEPHONE / CABLE TV) PC PROPERTY CORNER / PROP. CORNER PL PROPERTY LINE / PROP. LINEPP / UP POWER POLE / UTILITY POLE PPT PARAPETPWFBPUBLIC WORKS FIELD BOOK R.R.RAIL ROAD RDFB ROAD DEPARTMENT FIELD BOOK R.S.RECORD OF SURVEY SPK / S&W SPIKE / SPIKE AND WASHER MONUMENTS'LY SOUTHERLY SSCO SANITARY SEWER CLEANOUTSTK / STK&T STAKE / STAKE AND TAG MONUMENT STLT / LT STREET LIGHT POLE / LIGHT POLETCTOP OF CURB TX / BX TOP OF APRON / BOTTOM OF APRON W'LY WESTERLY WM WATER METER BOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO THE NOTATION ON THIS SURVEY PLAT FOR OFFSET DIMENSIONS. IF THERE ARE ANY QUESTIONS, PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION BY PHONE AT:(310) 542-9433, M-F 8:00 AM TO 5:00 PM. NOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED. 3232 HERMOSA AVENUE HERMOSA BEACH, CA 90254 LOT 1 & PORTION OF LOT 2, BLOCK 103 SHAKESPEARE M.B. 9-190 APN 4181-031-001 BOUNDARY SURVEY WITH TOPOGRAPHY FM XX SCALE 1" = 8' NOVEMBER 26, 2024 REVISIONS NORTH24-367 MEBRA KISAKA 17422 KORNBLUM AVENUE TORRANCE, CA 90504 PHONE 310-870-7175 NOTE: A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THE TIME OF THIS SURVEY. NO PLOTTABLE EASEMENTS WERE IDENTIFIED ON THE PROVIDED TITLE REPORT PER THE FOLLOWING: CHICAGO TITLE ORDER NO. 112407648-JN DATED MAY 22, 2024 BENCHMARK NOTE: SANITARTY SEWER MANHOLE FACILITY NUMBER 1031, HAVING A RIM ELEVATION OF 29.24' PER CITY OF HERMOSA BEACH GIS N 65°06'27"E112.48'N 24°56'41"W225.15'N 24°58'21"W225.15'N 65°06'27"E84.97'N 24°56'41"W40.02' N 65°06'01"E84.95'N 24°58'21"W40.03'33RD STREET PALM DRIVEHERMOSA AVENUE20.00' 7.50' 15' 7.5'7.5' 90' 70'20'40'20'20'27.9829.01STA 0+93.63 RIM 2 8 . 9 7 40.0041.3029.0729.1028.14 41.4239.8535.2934.8329.2829. 1 2 28.9 9 28.93 28.73 TC28.34 FL28.40 EG 28.77 29.04 FL28.78 TC SIGN 28.78 TC 28.36 FL28.46 EG 29.3229. 2 1 30.77 TW 31.2129.1029.0 8 P C 33.61 TW 31.00 33.5 528.4128.41 28. 3 9 28. 3 7 28.33 G R A T E 28.33SIGN 28.81 T C 28.76 TC 28.39 FL28.49 EG28. 8 2 28.75 28.82 28.86 28.8728.92 28.94 FL29.21 TC 28.66 EG28.54 FL28.91 TC PM 29.0228. 9 9 P C 28.83 TC28.51 FL28.63 EG CATV 28.98PM28.83 TC 28.43 FL28.58 EG28.9028.87 FL 29.16 TC 34.9235.31 35.2740.0139.93CATV 39.92 40. 7 0 40. 8 4 F F 40.0838.5736.32 37.11 36.26 37.66 38.3836.6540.59 37.12 35.59 35.2563. 4 5 P A R A P E T 63.33 PARAPET 63.36 P A R A PE T 29.03 29.03 33.68 33. 7 0 T W 32. 9 7 T O P O F P I L A S T E R33.94 TW 32. 2 7 T W 34.3 0 TW 36.30 34. 9 6 41.00 T W32.6129. 6 8 42.28 T W 38.56 39.27 35.5340. 2 1 42.25 TW 43.64 T W 35.7640.7741. 4 6 40.3 238.9040.6341.08 FF38.0940.2640.67SS M H # 0 0 2 8 RIM 4 0. 3 2 WV 41.59 40.9340.9940.74 F L 40.52 FL40.7840.8141.12 G F F 41.09 WM WM40.97 P C 41.10 41.07 40.88 F L 41.1641.3441. 5 7 T W41.4541.42 FL41.92 TC 41.92 TC41.46 FL 41.43 FL 42.12 TC41.61 FLWV 41. 3 5 41. 3 5 P C 41.59 G F F 41.41 FL41.94 TC 41.16 FL41.46 FL 41.74 TC41.8241.52 41.90 41.65 FL 41.88 TC 41.78 TC 41.54 FL 41.83 G RI D P O S T 41.89 G RI D P O S T SIGN WM 41.7320.00' 7.50'GMGMGMGMSET L&T LS 9321 1.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 29.01' FOUND L&T RCE 30826 1.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 28.97' FOUND L&T RCE 30826 2.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 40.92' SET L&T LS 9321 1.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 41.36' EXISTING RESIDENCE EXISTING RESIDENCE EXISTING BUILDING TV VAULT CONC. SIDEWALKCONC. GUTTER20.00'40.03'165.12'165.13'40.02'20.00'17.2'FOUND CHISELD "X" PER R.S. 277-090 STA 1+00.00INTERSECTION ESTABLISHED PER TIES PER PWFB 0616-1114,1115 STA 1+00.00 SSMH # 1 0 3 2 STA 2+11.20 N 65°06'18"E112.37' LONGFELLOW AVENUE SSMH # 1 0 3 1 RI M 2 9 . 2 4 FOUND NAIL STRADLERS OVER EMPTY MONUMENT LID PER PWFB 0616-2528,2529 FITS FOUND TIES PER TIES PER PWFB 0616-1116,1117, ACCEPTED AS CENTERLINE STA 3+05.70 17.1' 3232 HERMOSA, LLC BUILDING IS ON PROP. LINE (CONC. WALK STREET) CONC. CONC. 12.0' 0.3'3.0' X X X X X X X X X N 65°06'18"E117.31'TO FOUND GEAR S&W LS 5411 AT HIGHLAND AVENUE PER PWFB 0616-2528,2529 ESTABLISHED FIELD BOOK DISTANCE (117.31') FROM HIGHLAND AVENUE THROUGH FOUND MONUMENTS AS SHOWN ON PWFB 0616-2528,2529 LICENS E D LAND SU R VEYORANTHO N Y M.SH W EI RILIVING DINING HALL BATH UNIT 4BEDROOM LIVING HALL KITCHEN BATH KITCHEN UNIT 4BEDROOM UNIT 3BEDROOMUNIT 3BEDROOM DOWN 156 sq ft UPUP1,764 sq ft 133 sq ft 19 sq ft 31 sq ft COVERED ENTRYSTAIR TO UNIT 2 COVERED ENTRYSTAIR TO UNIT 3 COVERED ENTRYSTAIR TO UNIT 1 OUTDOOR AREACOVERED BY DECK EXISTING DETACHED GARAGE231 sq ft 70 sq ft PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB 68 sq ftUPUP 4'32'-1/4"4'1,828 sq ft 3'71'-11 3/4"10' STAIR FOOTPRINT PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB UP 119 sq ft 69 sq ft PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB UPUPUPUPPUBLIC STAIRCASETO ACCESS UNIT 3 & 4 UPUP 119 sq ft 69 sq ftHERMOSA AVEPALM DRIVEPL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB UP GARAGE187 sq ft GARAGE196 sq ft PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB UPUPUPUPPUBLIC STAIRCASETO ACCESS UNIT 3 & 4 UPUP Garage444 sq ft 20'9'9'HERMOSA AVEPALM DRIVEPL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB41.12 GFF27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 28.99 PC32.4732.6733.2333.7934.0434.1134.2334.2636.2436.3236.5136.5637.2438.3638.6639.0339.2239.3039.4639.6239.7839.9840.0540.1440.2140.0740.0440.0740.1140.1540.1841.1040.97 PCS'LY SLOPE STRAIGHT GRADE 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 40.2040.2240.2440.2640.2840.2940.4340.4640.5040.5141.3141.3041.2841.2641.2141.1741.1341.1141.1141.1041.05S'LY PROFILE GRADE 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 29.08 PC31.0031.5132.4633.0833.3734.2334.7635.3137.0237.4738.0038.5740.1040.1140.1340.1440.2540.3340.4140.4840.5740.6440.7140.7840.8540.9140.9841.0441.1041.1241.1541.1741.2041.2241.2341.2541.2841.3141.3541.3741.4141.4541.5241.5641.5641.5741.5741.5741.4641.3528 29 30 31 32 33 34 35 36 37 38 39 40 41 42 N'LY SLOPE STRAIGHT GRADE N'LY PROFILE GRADE 1 1 SCALE: 1/16" = 1'-0"1EXISTING FIRST FLOOR NON-CONFORMING SCALE: 1/16" = 1'-0"2EXISTING SECOND FLOOR NON-CONFORMING SCALE: 1/16" = 1'-0"3EXISTING LOT COVERAGE SCALE: 1/16" = 1'-0"4PROPOSED LOT COVERAGE SCALE: 1/16" = 1'-0"5EXISTING FIRST FLOOR - RECONF. SQ FT SCALE: 1/16" = 1'-0"6PROPOSED FIRST FLOOR - RECONF. SQ FT SCALE: 1/16" = 1'-0"7EXISTING FIRST FLOOR - PARKING SCALE: 1/16" = 1'-0"8PROPOSED FIRST FLOOR - PARKING SCALE: 1:146.53 9CSD - SOUTH ELEVATION SCALE: 1:146.53 10CSD - NORTH ELEVATION PROJECT ADDRESS: 3232 HERMOSA AVE, HERMOSA BEACH, CA, 90254 LEGAL DESCRIPTION: SHAKESPEARE LOT 1 AND NW 10 FT OF LOT 2 BLK 103 APN: 418-103-10-01 ZONING: R-3, MULTIPLE FAMILY RESIDENTIAL CONSTRUCTION TYPE: TYPE V-B LOT AREA (NET): 3,400 SF LOT COVERAGE: 1,896 SF (55%) BUILDING CONSTRAINTS FRONT SETBACK: 10'-0" REAR SETBACK: 3'-0" SIDE SETBACK: 4'-0" (10%) MAX HEIGHT: CONVEX SLOPE DETERMINATION NON-CONFORMING DIAGRAM LOT COVERAGE DIAGRAM RECONFIGURED SQUARE FOOTAGE PARKING DIAGRAM CALCULATIONS EXISTING NON- CONDITIONED SPACE TO NEW CONDITIONED SPACE EXISTING OUTDOOR SPACE TO NEW UNCONDITIONED SPACE LEGEND NON-CONFORMING CONDITION LOT AREA LOT COVERAGE PARKING UNIT 1 UNIT 2 UNIT 3 UNIT 4 PROPOSED OPEN SPACE PROJECT INFORMATION SETBACK / OPEN SPACE CALCULATION: BUILDABLE LENGTH: 84.97' (LOT LENGTH NORTH) 84.95' (LOT LENGTH SOUTH) - 10' (FRONT SETBACK) - 3' (REAR SETBACK) = 71.97' NORTH - 3' (REAR SETBACK) = 71.95' SOUTH BUILDABLE WIDTH: 40' (LOT WIDTH) - 4' (SIDE SETBACK) - 4' (WALKSTREET SETBACK) = 32' OPEN SPACE: REQUIRED MIN. 300 SF PER UNIT (300SF x 4 = 1,200 SF) PROPOSED OPEN SPACE: 280 SF + 126 SF + 100 SF = 506 SF PERMISSIBLE LOT COVERAGE: MAX 65% OF LOT AREA (3,400 SF x 0.65 = 2,210 SF) EXISTING LOT COVERAGE: 2,248 SF (66%) > 2,210 SF (65%) PROPOSED LOT COVERAGE: 1,896 SF (55%) < 2,210 SF (65%) LANDSCAPE CALCULATION: TOTAL EXTERIOR SURFACE AREA: 1,504 SF MIN. 50% OF EXT. SURFACE AREA MUST CONSIST OF WATER PERMEABLE SURFACES AS REQ'D IN HBMC LANDSCAPE AREA: 597 SF PERMEABLE AREA: 215 SF TOTAL PERMEABLE AREA: 812 SF NON PERMEABLE AREA: 692 SF PERMEABLE AREA OF 812 SF / 1,504 SF = 54% PERMEABLE ADDED SF FOR CIVIL PLAN & REPORTS: ALLOWED SQ FT: =/< 400 SF EXISTING NON-CONDITIONED SPACE TO NEW CONDITIONED SPACE 119 SF EXISTING OUTDOOR SPACE TO NEW UNCONDITIONED SPACE 69 SF TOTAL 188 SF < 400 SF FLOOR AREA CALCULATION: EXISTING: UNIT 1: - 694 SF UNIT 2: - 722 SF UNIT 3: - 902 SF UNIT 4: - 1,001 SF TOTAL: - 3,319 SF COVERED PARKING: 196 SF + 186 SF = 382 SF PROPOSED: UNIT 1: - 659 SF UNIT 2: - 592 SF UNIT 3: - 763 SF UNIT 4: - 789 SF TOTAL: - 2,803 SF CONVEX SLOPE DETERMINATION THE APPLICANT REQUESTS THAT THE POINTS IDENTIFIED IN RED BE USED AS ALTERNATIVES TO THE INTERPOLATED GRADE Page 111 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: G05 COPYRIGHT: CODE DIAGRAMS PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 2 ENTRY 4 ENTRY3 ENTRY LIVING UNIT 1BEDROOMDEN HALL DEN STORAGE LIVING HALL KITCHEN KITCHEN STORAGE UP UNIT 1694 sq ft UNIT 2722 sq ft GARAGE196 sq ft GARAGE186 sq ft 1 ENTRY PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB UPUPUP2 ENTRY 1 ENTRY UPPUBLIC STAIRCASETO ACCESS UNIT 3 & 4 UP UNIT 1659 sq ft UNIT 2588 sq ft Garage440 sq ft BEDROOM LIVING KITCHEN LIVING BEDROOMUP HERMOSA AVEPL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB 123 45678910111213 UP 13 RISER S (6 5/8")3 ENTRY4 ENTRYDOWN8'-3 1/4" UNIT 3BEDROOM UNIT 3BEDROOM UNIT 4BEDROOM UNIT 4BEDROOM LIVING BATH BATH LIVING ROOM DINING/DEN CLOSET CLOSET CLOSET (N) DECK SPACEFOR UNIT 3 4 ENTRY PL PL UNIT 3748 sq ft UNIT 4789 sq ft 12'-1/2"PL PL PL PL PL PL SB SB SBSB SBSB SB SB LIVING DINING HALL BATH UNIT 4BEDROOM LIVING HALL KITCHEN BATH KITCHEN UNIT 4BEDROOM UNIT 3BEDROOMUNIT 3BEDROOM DOWN PL PL UNIT 3902 sq ft UNIT 41,001 sq ft PL PL PL PL PL PL SB SB SBSB SBSB SB SB UNIT 1 PROPOSEDOPEN SPACE280 sq ft UPUPUPUP32'8'-9"PUBLIC STAIRCASETO ACCESS UNIT 3 & 4 UPUPHERMOSA AVEPALM DRIVEPL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB 123 45678910111213 UP 13 RISERS (6 5/8")DOWNUNIT 3 PROPOSED OPEN SPACE100 sq ft PL PL UNIT 4 PROPOSEDOPEN SPACE126 sq ft 6'-9"18'-7 1/2"12'-1/2"7'-5 1/4" PL PL PL PL PL PL SB SB SBSB SBSB SB SB SCALE: 1/16" = 1'-0"1EXISTING FIRST FLOOR SCALE: 1/16" = 1'-0"2PROPOSED FIRST FLOOR SCALE: 1/16" = 1'-0"3PROPOSED SECOND FLOOR SCALE: 1/16" = 1'-0"4EXISTING SECOND FLOOR SCALE: 1/16" = 1'-0"5PROPOSED FIRST FLOOR - OPEN SPACE SCALE: 1/16" = 1'-0"6POROPSED SECOND FLOOR - OPEN SPACE PROJECT ADDRESS: 3232 HERMOSA AVE, HERMOSA BEACH, CA, 90254 LEGAL DESCRIPTION: SHAKESPEARE LOT 1 AND NW 10 FT OF LOT 2 BLK 103 APN: 418-103-10-01 ZONING: R-3, MULTIPLE FAMILY RESIDENTIAL CONSTRUCTION TYPE: TYPE V-B LOT AREA (NET): 3,400 SF LOT COVERAGE: 1,896 SF (55%) BUILDING CONSTRAINTS FRONT SETBACK: 10'-0" REAR SETBACK: 3'-0" SIDE SETBACK: 4'-0" (10%) MAX HEIGHT: CONVEX SLOPE DETERMINATION BUILDING UNIT DIAGRAM CALCULATIONS LEGEND NON-CONFORMING CONDITION LOT AREA LOT COVERAGE PARKING UNIT 1 UNIT 2 UNIT 3 UNIT 4 PROPOSED OPEN SPACE PROJECT INFORMATION OPEN SPACE DIAGRAM SETBACK / OPEN SPACE CALCULATION: BUILDABLE LENGTH: 84.97' (LOT LENGTH NORTH) 84.95' (LOT LENGTH SOUTH) - 10' (FRONT SETBACK) - 3' (REAR SETBACK) = 71.97' NORTH - 3' (REAR SETBACK) = 71.95' SOUTH BUILDABLE WIDTH: 40' (LOT WIDTH) - 4' (SIDE SETBACK) - 4' (WALKSTREET SETBACK) = 32' OPEN SPACE: REQUIRED MIN. 300 SF PER UNIT (300SF x 4 = 1,200 SF) PROPOSED OPEN SPACE: 280 SF + 126 SF + 100 SF = 506 SF PERMISSIBLE LOT COVERAGE: MAX 65% OF LOT AREA (3,400 SF x 0.65 = 2,210 SF) EXISTING LOT COVERAGE: 2,248 SF (66%) > 2,210 SF (65%) PROPOSED LOT COVERAGE: 1,896 SF (55%) < 2,210 SF (65%) LANDSCAPE CALCULATION: TOTAL EXTERIOR SURFACE AREA: 1,504 SF MIN. 50% OF EXT. SURFACE AREA MUST CONSIST OF WATER PERMEABLE SURFACES AS REQ'D IN HBMC LANDSCAPE AREA: 597 SF PERMEABLE AREA: 215 SF TOTAL PERMEABLE AREA: 812 SF NON PERMEABLE AREA: 692 SF PERMEABLE AREA OF 812 SF / 1,504 SF = 54% PERMEABLE ADDED SF FOR CIVIL PLAN & REPORTS: ALLOWED SQ FT: =/< 400 SF EXISTING NON-CONDITIONED SPACE TO NEW CONDITIONED SPACE 119 SF EXISTING OUTDOOR SPACE TO NEW UNCONDITIONED SPACE 69 SF TOTAL 188 SF < 400 SF FLOOR AREA CALCULATION: EXISTING: UNIT 1: - 694 SF UNIT 2: - 722 SF UNIT 3: - 902 SF UNIT 4: - 1,001 SF TOTAL: - 3,319 SF COVERED PARKING: 196 SF + 186 SF = 382 SF PROPOSED: UNIT 1: - 659 SF UNIT 2: - 592 SF UNIT 3: - 763 SF UNIT 4: - 789 SF TOTAL: - 2,803 SF Page 112 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: D01 COPYRIGHT: DEMO PLAN - FOOTING PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 EXISTING FOOTING TO REMAIN PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB BUILDING TO BE DEMOLISHED EXISTING TO REMAIN NON-CONFORMING TO BE DEMOLISHED SCALE: 1/4" = 1'-0"1EXISTING FOOTING PLAN DEMO LEGEND Page 113 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: D02 COPYRIGHT: DEMO PLAN - FIRST FLOOR PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 BUILDING TO BE DEMOLISHED EXISTING TO REMAIN NON-CONFORMING TO BE DEMOLISHED NON-CONFORMING STRUCTURE TO BE DEMOLISHED NON-CONFORMING STRUCTURE TO BE DEMOLISHED NON-CONFORMING STRUCTURE TO BE DEMOLISHED BATH BATH UNIT 2722 sq ft UNIT 1694 sq ft GARAGE196 sq ft UP PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB SCALE: 1/4" = 1'-0"1EXISTING FIRST FLOOR DEMO LEGEND Page 114 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: D03 COPYRIGHT: DEMO PLAN - SECOND FLOOR PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 NON-CONFORMING STRUCTURE TO BE DEMOLISHED NON-CONFORMING STRUCTURE TO BE DEMOLISHED LIVING DINING HALL BATH UNIT 4 BEDROOM LIVING HALL KITCHEN BATH KITCHEN UNIT 4 BEDROOM UNIT 3 BEDROOM UNIT 3 BEDROOM UNIT 3902 sq ft UNIT 4 1,001 sq ft DOWN PL PL PL PL PL PL PL PL SB SB SBSB SBSB SB SB BUILDING TO BE DEMOLISHED EXISTING TO REMAIN NON-CONFORMING TO BE DEMOLISHED SCALE: 1/4" = 1'-0"1 EXISTING SECOND FLOOR DEMO LEGEND Page 115 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: D04 COPYRIGHT: DEMO PLAN - ROOF PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 NON-CONFORMING STRUCTURE TO BE DEMOLISHED PL PL PL PL PL PL PL PL SB SB SBSB SBSB SB SB CP1 63'-5 1/2" CP2 67'-1 1/4" CP3 70'-8" BUILDING TO BE DEMOLISHED EXISTING TO REMAIN NON-CONFORMING TO BE DEMOLISHED SCALE: 1/4" = 1'-0"1EXISTING ROOF PLAN DEMO LEGEND Page 116 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A101 COPYRIGHT: PROPOSED SITE PLAN PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29UP UPUPENTRYENTRY ENTRYUP32.03' BUILDABLE WIDTH4'4'43' T.O.W 39.00'40.241' 39.00' 35.155' 43'-7" T.O.W 44'-1" T.O.W 4' EXISTING WALLS PHONE AND FIBER IS AERIAL;DROPS WILL BE UNDERGROUNDTO DEMARCATION POINT ON BUILDING ELECTRICAL SUPPLY IS AERIAL,FUTURE UNDERGROUNDDISTRIBUTION PER SCE WORK 01 01 07 PUBLIC STAIRCASE TO ACCESS UNIT 3 & 4 UPUP 3' SETBACK71.97'BUILDABLE LENGTH10' SETBACK 54 sq ft29.08' PC29.03' PC 40.97' PC41.35' PC41.083'18' DRIVEWAY WIDTH20'9'EXISTING WALLS 0203 06 06 06 06 03HERMOSA AVEPALM DRIVEEM GM PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB SITE PLAN NOTES 1) EXCAVATIONS, BACKFILL, AND COMPACTION REQUIREMENTS: COMPLY WITH ALL REQUIREMENTS OF THE GEOTECHNICAL ENGINEERING REPORT, SOIL REPORT, AND/OR SHORING ENGINEERING, FOR ALL EXCAVATIONS, BACKFILL, AND COMPACTION. 2) CONDITIONS DEVIATING FROM DRAWINGS OR GEOTECHNICAL/SOIL REPORTS: IF, DURING EXCAVATION, SHORING, BACKFILL OR COMPACTION, ANY CONDITIONS ARE UNCOVERED THAT DEVIATE FROM WHAT IS SHOWN ON THE DRAWINGS, GEOTECHNICAL OR SOIL REPORT OR SHORING ENGINEERING (IF ANY) THAT IS OTHER THAN ANTICIPATED IN NORMAL CONSTRUCTION EXPERIENCE, IMMEDIATELY NOTIFY THE ARCHITECT. 3) SETBACKS: VERIFY THAT ALL CODE-REQUIRED SETBACKS AND HEIGHT LIMITATIONS ARE OBSERVED. 4) PROTECTION OF PERSONS AND PROPERTY: BARRICADE OPEN DEPRESSIONS AND HOLES OCCURRING AS PART OF THIS WORK. PROTECT ALL ADJACENT STRUCTURES, UTILITIES, SIDEWALKS, PAVEMENTS, AND OTHER FACILITIES FROM DAMAGE CAUSED BY SETTLEMENT, LATERAL MOVEMENT, UNDERMINING, WASHOUT, AND OTHER HAZARDS CREATED BY OPERATIONS UNDER THIS SECTION. 5) CONSTRUCTION FENCE: PROVIDE A CONSTRUCTION FENCE TO PREVENT UNAUTHORIZED ENTRY ONTO THE CONSTRUCTION SITE AND THE PROTECTION OF STRUCTURES AND MATERIALS. 6) UTILITIES: COORDINATE THE LOCATION OF ALL NEW UTILITY CONNECTION POINTS AND METERS. PROTECT ALL EXISTING UTILITY SUPPLIES, CONNECTION POINTS AND METERS. ELECTRICAL, TELEPHONE, CABLE TELEVISION SYSTEMS AND SIMILAR SERVICE WIRES AND CABLES SHALL BE INSTALLED UNDERGROUND IN COMPLIANCE WITH APPLICABLE BUILDING AND ELECTRICAL CODES, SAFETY REGULATIONS AND ORDERS, RULES OF THE PUBLIC UTILITIES COMMISSION OF THE STATE OF CALIFORNIA AND SPECIFICATIONS OR STANDARDS OF THE PUBLIC WORKS DEPARTMENTS. TRENCH SEPARATION REQUIREMENTS SHALL BE IN ACCORDANCE WITH CALIFORNIA DEPARTMENT OF HEALTH SERVICES "CRITERIA FOR SEPARATION OF WATER MAINS AND NON-POTABLE PIPELINES." 7) SEWER CLEAN-OUTS: COORDINATE THE LOCATION OF ALL SEWER CLEAN-OUTS WITH THE ARCHITECT PRIOR TO PERFORMING ANY WORK. 8) EXTERIOR PAVING (SEE ITEM 9 BELOW ADDITIONAL CRITERIA: ALL EXTERIOR PAVING SHALL BE SLOPED TO DRAIN TO EITHER AREA DRAINS, THE STREET, OR ADJACENT PLANING AREAS, DEPENDING ON THE LOCATION AND CONDITION. VERIFY FINISHED PAVING JOINTS FOR ALL EXTERIOR PAVING PRIOR TO PERFORMING ANY WORK. VERIFY THE QUANTITY AND LOCATION OF CONTROL JOINTS FOR ALL EXTERIOR PAVING PRIOR TO PERFORMING ANY WORK. 9) STORM DRAINAGE/SUSMP REQUIREMENT: VERIFY WITH GOVERNING AGENCIES IF A STORM WATER URBAN MITIGATION PLAN (SUSMP) OR OTHER POLLUTION PREVENTION FILTERING SYSTEMS REQUIRED. ALL DOWNSPOUTS AND AREA DRAINS SHALL CONNECT INTO PVC DRAINAGE PIPES THAT TERMINATE AT THE SUSMP OR TO THE STREET AS REQUIRED. 10) PATIOS AND PORCHES AT OUT-SWINGING DOORS: VERIFY THAT THE HEIGHT OF THE FINISH SURFACE WILL COMPLY WITH THE CODE-REQUIRED MAXIMUM ALLOWABLE HEIGHT DIFFERENCE OF 1" BETWEEN THE TOP OF THE THRESHOLD AND THE TOP OF THE EXTERIOR FINISH SURFACE. COORDINATE WITH THRESHOLD DETAIL AND FINISH SURFACE MATERIAL INSTALLATION PROCEDURE. NOTIFY THE ARCHITECT BEFORE PROCEEDING WITH ANY WORK IF THE CONDITION DOES NOT COMPLY WITH THE CODE. 11) YARD WALLS: VERIFY THAT ALL NEW YARD WALLS COMPLY WITH ZONING CODE HEIGHT LIMITATIONS. 12) FENCE/WALL/HANDRAIL AND HEDGE HEIGHTS: AS FROM THE LOWEST FINISHED GRADE ADJACENT TO EACH SECTION OF THESE STRUCTURES, THERE MAY BE A MAXIMUM OF: 42" IN THE FRONT YARD SETBACK AND 72" AT ALL OTHER LOCATIONS ON SITE (36" IN THE DRIVEWAY VISIBILITY TRIANGLE (SEE ITEM 17) AND IN TRAFFIC VISION CLEARANCE TRIANGLE. 13) CURB CUTS AND SIDEWALKS: THE CONTRACTOR IS REQUIRED TO OBTAIN A SEPARATE PERMIT FOR ALL CURB CUTS AND SIDEWALK CONSTRUCTION. CONSTRUCT ALL NEW CURB CUTS AND SIDEWALKS PER APPROVED CITY ENGINEERING PRO PUBLIC WORKS DEPARTMENT REQUIREMENTS. 14) LANDSCAPE COORDINATION: PROVIDE AND COORDINATE ALL REQUIRED WATER SUPPLY AND POWER OUTLETS REQUIRED FOR THE LANDSCAPE IRRIGATION SYSTEM. 15) ELECTRICAL AND GAS METER: PROVIDE 200 AMPS. ELECTRICAL PANEL UNDER SEPARATE PERMIT. PROVIDE 36" OFFSET FROM ELECTRICAL METER. CONSULT THE ELECTRICAL COMPANY FOR DETAILS. PROVIDE GAS METER WITH APPROVED SEIMIC GAS SHUTOFF VALVE. PROVIDE 36" OFFSET FROM ELECTRICAL METER. CONSULT THE GAS COMPANY FOR DETAILS. 17) DRIVEWAY VISIBILITY: VISIBILITY OF A DRIVEWAY CROSSING A STREET PROPERTY LINE SHALL NOT BE BLOCKED BETWEEN A HEIGHT OF 3 FEET AND 9 FEET FOR A DEPTH OF 5 FEET FROM THE STREET PROPERTY LINE AS VIEWED FROM THE EDGE OF THE RIGHT- OF-WAY ON EITHER SIDE OF THE DRIVEWAY AT A DISTANCE OF 15 FEET OR AT THE NEAREST PROPERTY LINE INTERSECTIONTHE STREET PROPERTY LINE, WHICHEVER IS LESS (MBMC 10.64.150). 18) SHORING: IF REQUIRED, TO BE UNDER SEPARATE PERMIT PREPARED BY CIVIL ENGINEERING PRIOR TO CONSTRUCTION. 19) SEPARATE PERMITS: SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS, SOLAR SYSTEMS, DEMOLITION AND SEWER CAPS OF EXISTING BUILDS, SHORING, AND RETAINING WALLS. IF SUCH IMPROVEMENTS OR DEMOLITION IS REQUIRED AS A CONDITION OF APPROVAL FOR DISCRETIONARY ACTIONS OR TO COMMENCE BUILDING, THEN SUCH PERMITS MUST BEOBTAINED BEFORE OR AT THE TIME THIS PROPOSED BUILDING PERMIT IS ISSUED. 20) DRIVEWAY PROFILE NOTE: DRIVEWAY PROFILES EXCEEDING 9% GRADE WILL BE STAKED AND VERIFIED BY LICENSED PROFESSIONAL LAND SURVEYOR. VERIFICATION OF DRIVEWAY GRADES WILL BE DONE PRIOR TOPOURING THE GARAGE SLAB. DRIVEWAY GRADES EXCEEDING 12.5% ARE NOT PERMITTED. 21) TREE PROTECTION: ROOTS 2 INCHES OR MORE IN DIAMETER CANNOT BE CUT IN ORDER TO PRESERVE THE TREE. 22) EROSION PROTECTION NOTE: APPROVED EROSION PROTECTION DEVICES SHALL BE PROVIDED AND MAINTAINED FOR CONSTRUCTION DURING THE RAINY SEASON BETWEEN NOVEMBER 1ST AND APRIL 15TH AND SHALL BE PLACED AT THE END OF EACH DAY'S WORK. 23) PROTECTION OF EXISTING PLANTING AND TREES: ALL EXISTING PLANT MATERIAL AND TREES NOT INDICATED TO BE REMOVED SHALL BE PROTECTED TO THE DRIP LINE DURING DEMOLITION AND CONSTRUCTION. ANY PLANTING OR TREES THAT ARE DAMAGED OR KILLED SHALL BE REPLACED AT NO COST TO THE OWNER. 24) PROTECTION OF EXISTING STRUCTURES: ALL EXISTING STRUCTURES NOT INDICATED TO BE REMOVED SHALL BE PROTECTED DURING DEMOLITION AND CONSTRUCTION. ANY FINISHES THAT ARE REMOVED OR OTHERWISE DAMAGED SHALL BE REPLACED AT NO COST TO THE OWNER. 01 02 03 04 05 06 07 EXISTING FENCE POWER POLE TRASH/RECYCLE BINS PER CITY REQUIREMENTS. UTILITY NICHE GATE PROPOSED FENCE NON STRUCTURAL WOOD FENCE UNDER 42". 1 1 1 1 1 SCALE: 3/16" = 1'-0"1PROPOSED SITE PLAN SITE PLAN PLAN KEYNOTESLEGEND Page 117 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A102 COPYRIGHT: PROPOSED LANDSCAPE PLAN PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29UP UPUPA A A A A A A A A A A A A B B B B A B B B B B B B B B B B B B B B BB 1 ENTRY 2 ENTRY UP371 sq ft 400 sq ft EXISTING WALLS LIVING 101 446 sq ft BEDROOM 102 153 sq ft BATHROOM 103 60 sq ft LIVING 104 214 sq ft BEDROOM 105 108 sq ft KITCHEN 106 171 sq ft BATH 107 81 sq ft GARAGE 108 440 sq ft PUBLIC STAIRCASE TO ACCESS UNIT 3 & 4 UNIT 1 UNIT 2 UPUP161 sq ft 54 sq ft EXISTING WALLS HERMOSA AVEPALM DRIVEPL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB A B SCALE: 1/4" = 1'-0"1LANDSCAPE PLAN LOT AREA : 3,400 SF LOT COVERAGE: 1,896 SF DRIVEWAY: 54SF TOTAL EXTERIOR SURFACE AREA= (LOT AREA - LOT COVERAGE) 3,400 SF - 1,896 SF= 1,504 SF MINIMUM 50% OF THE EXTERIOR SURFACE AREA MUST CONSIST OF WATER PERMEABLE SURFACES AS REQUIRED IN HBMC. PERMEABLE AREA: 986 SF NON PERMEABLE AREA: 518 SF PERMEABLE AREA OF 812 SF / 1,504 SF = 65% PERMEABLE GRASS LEGEND PLANTING SCHEDULE WATER USAGE CALCULATIONS DECOMPOSED GRAVEL PLANT SYMBOL PLANT SYMBOL SYM.SCIENTIFIC NAME COMMON USAGE SIZE QTY A PTTOSPORUM TENUIFOLIUM SILVER SHEEN KOHUHU LOW 15 GAL 14 B WESTRINGIA FRUTICOSA COASTAL ROSEMARY LOW 7 GAL 21 PERMEABLE PAVERS NOTES 1) A MINIMUM 3-INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. 2) AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICSATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. 3) UNLESS CONTRACDICTED BY SOILS TEST, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL. 4) A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT. 5) I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLANS. Page 118 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A103 COPYRIGHT: PROPOSED FIRST FLOOR PLAN PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29UP UPUP1 ENTRY 2 ENTRY 1 12 23 34 45 5 AA UP1 A202 2 A201 1 A201 2 A203 1 A301 1 A301 2 A301 2 A301 3 A301 3 A301 3' F.F. 39'-0" F.F. 39'-0" F.F. 39'-0"F.F. 41'-6"3'-6" CLR.9 1/2" 3' 3'24'-1"11'-11"17'-1"16'-11"1'-11 3/4"10' 84'-11 3/4" PROPERTY LENGTH 40'-1/4" PROPERTY WIDTH23'-3" BUILDING WIDTH4'8'-9 1/2"10'-1"4'4'-5"4'-9"4'18'-2 1/2"23'-11 1/4"9'LIVING 101 446 sq ft BEDROOM 102 153 sq ft BATHROOM 103 60 sq ft LIVING 104 214 sq ft BEDROOM 105 108 sq ft KITCHEN 106 171 sq ft BATH 107 81 sq ft GARAGE 108 440 sq ft 06 07 01 08 10 07 06 04 PUBLIC STAIRCASE TO ACCESS UNIT 3 & 4 UNIT 1 UNIT 2 UPUP8'-9 1/2"32' 20' F.F. 41'-1/2"4' CLR.4'-10 1/2" 3 1/2" 3' 70' OVERALL BUILDING LENGTH 13 11 10 1311 14HERMOSA AVEPALM DRIVEPL PL B B C C D D E E PL PL PL PL PL PL SB SB SB SB SBSB SBSB 01 02 03 04 05 06 07 08 09 10 11 12 13 14 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. 15 16 17 18 19 20 21 22 DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. NON STRUCTURAL WOOD FENCE UNDER 42". GATE FLOOR/ROOF PLAN NOTES 1) EXTERIOR WOOD STUD SIZE: ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE MIN. 2x4 @ 16" O.C., TYP., U.N.O. (INSULATION REFER TO WALL ASSEMBLY). 2) TYPE-X FIRE RESISTANT GYP BOARD: ALL WALLS AND CEILINGS IN USABLE SPACE, GARAGE, UTILITY, MECHANICAL, UNDER STAIRS AND CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD. 3) EXTERIOR WALLS WITHIN 5' OF THE PROPERTY LINE: ALL EXTERIOR WALLS LOCATED WITHIN 5 FEET OF THE PROPERTY LINE SHALL BE ONE HOUR FIRE-RATED PER CRC TABLE R302.1(1). 4) PARKING STALL CLEARANCE: THE REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT, OR SIMILAR CONSTRUCTION. 5) CHIMNEY HEIGHT: CHIMNEY NOT TO EXCEED 5' ABOVE THE HEIGHT LIMIT AND NOT TO EXCEED 3' IN WIDTH AND 5' IN LENGTH. 6) HEIGHT LIMIT: PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, AND ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 7) MEANS OF EGRESS: DOORS/WINDOWS OPENINGS THAT PROVIDE EGRESS MUST BE 5.7 SQFT CLEAR MINIMUM. 8) EGRESS GATE: THE EGRESS GATE SHALL BE OPENABLE FROM THE INSIDEWITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 9) SHOWER WALL SURFACE: SHOWERS AND WALLS ABOVE BATHTUBS WITH SHOWER HEADS SHALL BE FINISHED WITH SMOOTH, NONABSORBENT SURFACE TO A HEIGHT NOT LESS THAN 72" ABOVE DRAININLET [R307.2 CRC]. 10) DOORBELL: THE DOORBELL BUTTON IS TO BE INSTALLED AT 48 INCHES ABOVE THE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY PER CRC R327.1.4. 11) DRAINAGE: ALL EXTERIOR HARDSCAPE AND/OR LANDSCAPE TO SLOPE 2% MINIMUM AWAY FROM THE BUILDING. SLOPE DECK SURFACE TO DECK DRAINS TYP. 1/4" PER FT MINIMUM. PROVIDE SCUPPER OR OVERFLOW 2" ABOVE THE DRAIN SURFACE. 12) MOISTURE BARRIERS: IMPERV. MOISTURE BARRIERS SHALL NOT BE COVERED UNTIL INSPECTED AND APPROVED BY THE CITY INSPECTOR. – CRC SEC R109.1.5.3. 13) WINE CELLAR WALLS: INSULATE ALL WINE ROOMS WITH ICYNENE, OR APPROVEDEQUAL. 1 SCALE: 1/4" = 1'-0"1PROPOSED FIRST FLOOR FLOOR/ROOF PLAN KEYNOTESLEGEND PROPOSED NEW WALL EXISTING WALL TO REMAIN Page 119 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A104 COPYRIGHT: PROPOSED SECOND FLOOR PLAN PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 12 345678 910111 213 U P 13 RISERS (6 5/8")3 ENTRY4 ENTRY1 12 23 34 45 5 1.1 1.1 1.2 1.2 2.1 2.1 3.1 3.1 3.2 3.2 AA DOWN2 A201 1 A201 2 A203 1 A301 1 A301 2 A301 2 A301 3 A301 3 A301 F.F. 52'-0" F.F. 52'-0"F.F. 52'-0"3'-6" CLR.3'2'-8"3'3'3'-6"3'3'3'3' 100 sq ft LIVING 201 188 sq ft DEN 203 85 sq ft BEDROOM 1 202 122 sq ft BATH 204 122 sq ft BEDROOM 2 205 117 sq ft CLOSET 47 sq ft BEDROOM 1 206 134 sq ft KITCHEN 207 121 sq ft LIVING 208 140 sq ft BEDROOM 2 209 192 sq ft BATH 210 72 sq ft BATH 211 81 sq ft 10 11 12 10 11 0706 PL PL B B C C D D E E E.1 E.1 7'-5 1/4"12'-1/2"SERVICE STAIR FOR MECHANICAL ACCESS01 PL PL PL PL PL PL SB SB SBSB SBSB SB SB 01 02 03 04 05 06 07 08 09 10 11 12 13 14 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. 15 16 17 18 19 20 21 22 23 24 25 DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. NON STRUCTURAL WOOD FENCE UNDER 42". GATE BUILDING OUTLINE BEYOND FLOOR/ROOF PLAN NOTES 1) EXTERIOR WOOD STUD SIZE: ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE MIN. 2x4 @ 16" O.C., TYP., U.N.O. (INSULATION REFER TO WALL ASSEMBLY). 2) TYPE-X FIRE RESISTANT GYP BOARD: ALL WALLS AND CEILINGS IN USABLE SPACE, GARAGE, UTILITY, MECHANICAL, UNDER STAIRS AND CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD. 3) EXTERIOR WALLS WITHIN 5' OF THE PROPERTY LINE: ALL EXTERIOR WALLS LOCATED WITHIN 5 FEET OF THE PROPERTY LINE SHALL BE ONE HOUR FIRE-RATED PER CRC TABLE R302.1(1). 4) PARKING STALL CLEARANCE: THE REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT, OR SIMILAR CONSTRUCTION. 5) CHIMNEY HEIGHT: CHIMNEY NOT TO EXCEED 5' ABOVE THE HEIGHT LIMIT AND NOT TO EXCEED 3' IN WIDTH AND 5' IN LENGTH. 6) HEIGHT LIMIT: PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, AND ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 7) MEANS OF EGRESS: DOORS/WINDOWS OPENINGS THAT PROVIDE EGRESS MUST BE 5.7 SQFT CLEAR MINIMUM. 8) EGRESS GATE: THE EGRESS GATE SHALL BE OPENABLE FROM THE INSIDEWITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 9) SHOWER WALL SURFACE: SHOWERS AND WALLS ABOVE BATHTUBS WITH SHOWER HEADS SHALL BE FINISHED WITH SMOOTH, NONABSORBENT SURFACE TO A HEIGHT NOT LESS THAN 72" ABOVE DRAININLET [R307.2 CRC]. 10) DOORBELL: THE DOORBELL BUTTON IS TO BE INSTALLED AT 48 INCHES ABOVE THE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY PER CRC R327.1.4. 11) DRAINAGE: ALL EXTERIOR HARDSCAPE AND/OR LANDSCAPE TO SLOPE 2% MINIMUM AWAY FROM THE BUILDING. SLOPE DECK SURFACE TO DECK DRAINS TYP. 1/4" PER FT MINIMUM. PROVIDE SCUPPER OR OVERFLOW 2" ABOVE THE DRAIN SURFACE. 12) MOISTURE BARRIERS: IMPERV. MOISTURE BARRIERS SHALL NOT BE COVERED UNTIL INSPECTED AND APPROVED BY THE CITY INSPECTOR. – CRC SEC R109.1.5.3. 13) WINE CELLAR WALLS: INSULATE ALL WINE ROOMS WITH ICYNENE, OR APPROVEDEQUAL. SCALE: 1/4" = 1'-0"1PROPOSED SECOND FLOOR FLOOR/ROOF PLAN KEYNOTESLEGEND PROPOSED NEW WALL EXISTING WALL TO REMAIN Page 120 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A105 COPYRIGHT: PROPOSED ROOF PLAN PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29123456 7 8 9101112 13DOWN 1 12 23 34 45 5 AA 2 A201 2 A203 1 A301 2 A301 2 A301 3 A301 3 A301 15 15 01 50% OF BALCONY BELOW IS OPEN TO SKY PL PL B B C C D D E E DOWN PL PL PL PL PL PL SB SB SBSB SBSB SB SB CP1 63'-5 1/2" CP2 67'-1 1/4" CP3 70'-8" 01 02 03 04 05 06 07 08 09 10 11 12 13 14 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. 15 16 17 18 19 20 21 22 23 24 25 DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. NON STRUCTURAL WOOD FENCE UNDER 42". GATE BUILDING OUTLINE BEYOND FLOOR/ROOF PLAN NOTES 1) EXTERIOR WOOD STUD SIZE: ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE MIN. 2x4 @ 16" O.C., TYP., U.N.O. (INSULATION REFER TO WALL ASSEMBLY). 2) TYPE-X FIRE RESISTANT GYP BOARD: ALL WALLS AND CEILINGS IN USABLE SPACE, GARAGE, UTILITY,MECHANICAL, UNDER STAIRS AND CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD. 3) EXTERIOR WALLS WITHIN 5' OF THE PROPERTY LINE: ALL EXTERIOR WALLS LOCATED WITHIN 5 FEET OF THE PROPERTY LINE SHALL BE ONE HOUR FIRE-RATED PER CRC TABLE R302.1(1). 4) PARKING STALL CLEARANCE: THE REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT, OR SIMILAR CONSTRUCTION. 5) CHIMNEY HEIGHT: CHIMNEY NOT TO EXCEED 5' ABOVE THE HEIGHT LIMIT AND NOT TO EXCEED 3' IN WIDTH AND 5' IN LENGTH. 6) HEIGHT LIMIT: PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, AND ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 7) MEANS OF EGRESS: DOORS/WINDOWS OPENINGS THAT PROVIDE EGRESS MUST BE 5.7 SQFT CLEAR MINIMUM. 8) EGRESS GATE: THE EGRESS GATE SHALL BE OPENABLE FROM THE INSIDEWITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 9) SHOWER WALL SURFACE: SHOWERS AND WALLS ABOVE BATHTUBS WITH SHOWER HEADS SHALL BE FINISHED WITH SMOOTH, NONABSORBENT SURFACE TO A HEIGHT NOT LESS THAN 72" ABOVE DRAININLET [R307.2 CRC]. 10) DOORBELL: THE DOORBELL BUTTON IS TO BE INSTALLED AT 48 INCHES ABOVE THE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY PER CRC R327.1.4. 11) DRAINAGE: ALL EXTERIOR HARDSCAPE AND/OR LANDSCAPE TO SLOPE 2% MINIMUM AWAY FROM THE BUILDING. SLOPE DECK SURFACE TO DECK DRAINS TYP. 1/4" PER FT MINIMUM. PROVIDE SCUPPER OR OVERFLOW 2" ABOVE THE DRAIN SURFACE. 12) MOISTURE BARRIERS: IMPERV. MOISTURE BARRIERS SHALL NOT BE COVERED UNTIL INSPECTED AND APPROVED BY THE CITY INSPECTOR. – CRC SEC R109.1.5.3. 13) WINE CELLAR WALLS: INSULATE ALL WINE ROOMS WITH ICYNENE, OR APPROVEDEQUAL. 1 1 1 1 SCALE: 1/4" = 1'-0"1PROPOSED ROOF PLAN FLOOR/ROOF PLAN KEYNOTESCRITICAL POINT HEIGHT ANALYSIS 2 Page 121 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A201 COPYRIGHT: EAST WEST ELEVATION PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 A B C D E E.1 FIRST FLOOR ±0" SECOND FLOOR +10'-6" ROOF +21' MAX HEIGHT +30' T.O.W 33'-7" T.O.P 63'-5 1/2" CP3 70'-8" 47'-1/4"6'-3 1/4"55'-6"3'-6"4'-10 1/2"6'-11"7'-6"11'-1"6'-11"3'-6"4'-9"4'-5"4'10'-1"1'-11" 29'-1/4" F.G.29'-3/4" CP2 67'-1 1/4" CP1 63'-5 1/2"30' MAX ALLOWALE HEIGHTEXISTING GRADE SERVICE STAIR FOR MECHANICAL ACCESSPL-01 MT-01 MT-01 PL-01 PL-01 PL-01 E.1 E D C B A FIRST FLOOR ±0" SECOND FLOOR +10'-6" ROOF +21' MAX HEIGHT +30'CP3 70'-8" 69'-2 3/4" 67'-8" CP2 67'-1 1/4" 41'-1 1/2" F.G.30' MAX ALLOWABLE HEIGHTEXISTING GRADE DECORATIVE ORNATMENTSERVICE STAIR FOR MECHANICAL ACCESS GARAGE ENTRY DECORATIVE FACADE PL-01 MT-02 MT-02MT-02 WD-01 WD-01 01 02 03 04 05 06 07 08 09 10 11 12 13 14 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. 15 16 17 18 19 20 21 22 23 DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. NON STRUCTURAL WOOD FENCE UNDER 42". GATE BUILDING OUTLINE BEYOND SCALE: 1/4" = 1'-0"2WEST ELEVATION SCALE: 1/4" = 1'-0"1EAST ELEVATION CRITICAL POINT HEIGHT ANALYSIS 2 ELEVATION KEYNOTES Page 122 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A202 COPYRIGHT: NORTH ELEVATIONS PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 1 1.1 1.2 2 2.1 3 3.1 3.2 4 5 FIRST FLOOR ±0" FIRST FLOOR ±0" SECOND FLOOR +10'-6" SECOND FLOOR +10'-6" ROOF +21' ROOF +21' MAX HEIGHT +30' MAX HEIGHT +30' CP2 64.65'29'-2" OVERALL BUILDING HEIGHT10'-6"10'-6"8'-2"T.O.R 23'-6" CP3 70'-8" 40'-1 1/4" 38'-6 3/4"30' MAX ALLOWABLE HEIGHT37'-1/4" 34'-9" 31' 29'-1" 41'-1/2"41'-4 1/2"41'-6 3/4" CP1 63'-5 1/2"30' MAX ALLOWABLE HEIGHT3'5'5'2'-6"8'-3/4"8'6'9'-4 3/4"7'-6"41'-3" F.G.40'-8 3/4" F.G. 40'-1 1/2" F.G. 44'-1" T.O.W 2'-11 1/4"2'-8"2'-4 3/4"43'-7" T.O.W 43' T.O.W 59'-1" 64'-9" 68'-6 3/4" 70'-3" 71'-1/2"71'-3 1/2"71'-6 3/4"71'-4 1/4" INTERPOLATED GRADE LINE NEIGHBORING GRADE EXISTING GRADE MT-01 PL-01 MT-01 PL-01 MT-01 MT-01 PL-01 21 22 23 MAX HEIGHT: CONVEX SLOPE DETERMINATION 01 02 03 04 05 06 07 08 09 10 11 12 13 14 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. 15 16 17 18 19 20 21 22 23 DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. NON STRUCTURAL WOOD FENCE UNDER 42". GATE BUILDING OUTLINE BEYOND 1 1 1 1 1 SCALE: 1/4" = 1'-0"1NORTH ELEVATION CRITICAL POINT HEIGHT ANALYSIS 2 ELEVATION KEYNOTESNOTES 1) REFERENCE SHEET G04 FOR CONVEX SLOPE DETERMINATION INTERPOLATED GRADE DIAGRAM Page 123 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A203 COPYRIGHT: SOUTH ELEVATIONS PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 5 4 3.2 3.1 3 2.1 2 1.2 1.1 1 FIRST FLOOR ±0" FIRST FLOOR ±0" SECOND FLOOR +10'-6" SECOND FLOOR +10'-6" ROOF +21' ROOF +21' MAX HEIGHT +30' MAX HEIGHT +30' 65' CP3 70'-8" CP1 63'-5 1/2" 55'-6"10'-5"39'-2 3/4" 40'-1/2"40'-3/4"40'-2 1/2"40'-3 3/4" 36'-3 3/4" 34'-3" 32'-5 3/4" 29' 41'-3 1/4"41'-1 1/4"29'-7" OVERALL BUILDING HEIGHTCP2 67'-1 1/4" 39'-3/4"3'4'-11 1/2"1'-10" 41'-1" F.G. 39'-1" F.G. 36'-3" F.G. 59' 64'-3 1/4" 66'-6 3/4" 68'-4 1/2" 69'-5 3/4" 70'-2 3/4"70'-3/4"70'-3 3/4"70'-6 1/4" 71'-4"30' MAX ALLOWABLE HEIGHTEXISTING GRADE NEIGHBORING GRADE INTERPOLATED GRADE LINE MAX HEIGHT: CONVEX SLOPE DETERMINATION SERVICE STAIR FOR MECHANICAL ACCESS PL-01 PL-01 PL-01 MT-01 MT-01 01 02 03 04 05 06 07 08 09 10 11 12 13 14 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. 15 16 17 18 19 20 21 22 23 DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. NON STRUCTURAL WOOD FENCE UNDER 42". GATE BUILDING OUTLINE BEYOND 1 1 1 SCALE: 1/4" = 1'-0"2SOUTH ELEVATION CRITICAL POINT HEIGHT ANALYSIS 2 ELEVATION KEYNOTESNOTES 1) REFERENCE SHEET G04 FOR CONVEX SLOPE DETERMINATION INTERPOLATED GRADE DIAGRAM Page 124 of 232 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A301 COPYRIGHT: BUILDING SECTIONS PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 5 4 3.2 3.1 3 2.1 2 1.2 1.1 1 FIRST FLOOR +41'-6" SECOND FLOOR +52' ROOF +62'-6" MAX HEIGHT +71'-6"8'8'2'-6"8'-11"10'-6"1'-7"16'-11"1'-9"10'-8 1/2"4'-7 1/2"6'-7"5'-4"11'-3 1/2"4'8'-9 1/2" MAX HEIGHT: CONVEX SLOPE DETERMINATION UNIT 4BEDROOM LIVINGLIVING ROOM CLOSET CLOSET DECK SPACEFOR UNIT 3 BEDROOM LIVING KITCHEN LIVING BEDROOMUNIT 1 UNIT 2 UNIT 3 UNIT 4 10'-6"8'FLOOR/ROOF PLAN NOTES 1) EXTERIOR WOOD STUD SIZE: ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE MIN. 2x4 @ 16" O.C., TYP., U.N.O. (INSULATION REFER TO WALL ASSEMBLY). 2) TYPE-X FIRE RESISTANT GYP BOARD: ALL WALLS AND CEILINGS IN USABLE SPACE, GARAGE, UTILITY, MECHANICAL, UNDER STAIRS AND CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD. 3) EXTERIOR WALLS WITHIN 5' OF THE PROPERTY LINE: ALL EXTERIOR WALLS LOCATED WITHIN 5 FEET OF THE PROPERTY LINE SHALL BE ONE HOUR FIRE-RATED PER CRC TABLE R302.1(1). 4) PARKING STALL CLEARANCE: THE REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT, OR SIMILAR CONSTRUCTION. 5) CHIMNEY HEIGHT: CHIMNEY NOT TO EXCEED 5' ABOVE THE HEIGHT LIMIT AND NOT TO EXCEED 3' IN WIDTH AND 5' IN LENGTH. 6) HEIGHT LIMIT: PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, AND ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 7) MEANS OF EGRESS: DOORS/WINDOWS OPENINGS THAT PROVIDE EGRESS MUST BE 5.7 SQFT CLEAR MINIMUM. 8) EGRESS GATE: THE EGRESS GATE SHALL BE OPENABLE FROM THE INSIDEWITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 9) SHOWER WALL SURFACE: SHOWERS AND WALLS ABOVE BATHTUBS WITH SHOWER HEADS SHALL BE FINISHED WITH SMOOTH, NONABSORBENT SURFACE TO A HEIGHT NOT LESS THAN 72" ABOVE DRAININLET [R307.2 CRC]. 10) DOORBELL: THE DOORBELL BUTTON IS TO BE INSTALLED AT 48 INCHES ABOVE THE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY PER CRC R327.1.4. 11) DRAINAGE: ALL EXTERIOR HARDSCAPE AND/OR LANDSCAPE TO SLOPE 2% MINIMUM AWAY FROM THE BUILDING. SLOPE DECK SURFACE TO DECK DRAINS TYP. 1/4" PER FT MINIMUM. PROVIDE SCUPPER OR OVERFLOW 2" ABOVE THE DRAIN SURFACE. 12) MOISTURE BARRIERS: IMPERV. MOISTURE BARRIERS SHALL NOT BE COVERED UNTIL INSPECTED AND APPROVED BY THE CITY INSPECTOR. – CRC SEC R109.1.5.3. 13) WINE CELLAR WALLS: INSULATE ALL WINE ROOMS WITH ICYNENE, OR APPROVEDEQUAL. A B C D E E.1 FIRST FLOOR +41'-6" SECOND FLOOR +52' ROOF +62'-6" MAX HEIGHT +71'-6"4'-7 1/4"10'-6"10'-6"3'-6 3/4"3'-6"10'-6"10'-6"SERVICE STAIR FOR MECHANICAL ACCESS LIVING ROOM BATHHALL UNIT 1 UNIT 3 SECTION NOTES 1) EXTERIOR WOOD STUD SIZE: ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE MIN. 2x4 @ 16" O.C., TYP., U.N.O. (INSULATION REFER TO WALL ASSEMBLY). 2) TYPE-X FIRE RESISTANT GYP BOARD: ALL WALLS AND CEILINGS IN USABLE SPACE, GARAGE, UTILITY, MECHANICAL, UNDER STAIRS AND CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD. 3) EXTERIOR WALLS WITHIN 5' OF THE PROPERTY LINE: ALL EXTERIOR WALLS LOCATED WITHIN 5 FEET OF THE PROPERTY LINE SHALL BE ONE HOUR FIRE-RATED PER CRC TABLE R302.1(1). 4) PARKING STALL CLEARANCE: THE REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT, OR SIMILAR CONSTRUCTION. 5) CHIMNEY HEIGHT: CHIMNEY NOT TO EXCEED 5' ABOVE THE HEIGHT LIMIT AND NOT TO EXCEED 3' IN WIDTH AND 5' IN LENGTH. 6) HEIGHT LIMIT: PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, AND ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 7) MEANS OF EGRESS: DOORS/WINDOWS OPENINGS THAT PROVIDE EGRESS MUST BE 5.7 SQFT CLEAR MINIMUM. 8) EGRESS GATE: THE EGRESS GATE SHALL BE OPENABLE FROM THE INSIDEWITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 9) SHOWER WALL SURFACE: SHOWERS AND WALLS ABOVE BATHTUBS WITH SHOWER HEADS SHALL BE FINISHED WITH SMOOTH, NONABSORBENT SURFACE TO A HEIGHT NOT LESS THAN 72" ABOVE DRAININLET [R307.2 CRC]. 10) DOORBELL: THE DOORBELL BUTTON IS TO BE INSTALLED AT 48 INCHES ABOVE THE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY PER CRC R327.1.4. 11) DRAINAGE: ALL EXTERIOR HARDSCAPE AND/OR LANDSCAPE TO SLOPE 2% MINIMUM AWAY FROM THE BUILDING. SLOPE DECK SURFACE TO DECK DRAINS TYP. 1/4" PER FT MINIMUM. PROVIDE SCUPPER OR OVERFLOW 2" ABOVE THE DRAIN SURFACE. 12) MOISTURE BARRIERS: IMPERV. MOISTURE BARRIERS SHALL NOT BE COVERED UNTIL INSPECTED AND APPROVED BY THE CITY INSPECTOR. – CRC SEC R109.1.5.3. 01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18 19 20 21 22 23 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. NON STRUCTURAL WOOD FENCE UNDER 42". GATE BUILDING OUTLINE BEYOND E.1 E D C B A FIRST FLOOR +41'-6" SECOND FLOOR +52' ROOF +62'-6" MAX HEIGHT +71'-6"10'-6"10'-6"9'3'-6"8'8'LIVINGGARAGE KITCHENBATHHALL UNIT 4 UNIT 2 SCALE: 1/4" = 1'-0"1BUILDING SECTION A SCALE: 1/4" = 1'-0"2BUILDING SECTION B SCALE: 1/4" = 1'-0"3BUILDING SECTION C SECTION KEYNOTES Page 125 of 232 Page 126 of 232 Page 127 of 232 Page 128 of 232 Page 129 of 232 Page 130 of 232 Page 131 of 232 Page 132 of 232 Page 133 of 232 Page 134 of 232 Page 135 of 232 Page 136 of 232 Page 137 of 232 Page 138 of 232 Page 139 of 232 Page 140 of 232 Page 141 of 232 Page 142 of 232 Page 143 of 232 Page 144 of 232 Page 145 of 232 Page 146 of 232 Page 147 of 232 Page 148 of 232 Page 149 of 232 Page 150 of 232 Page 151 of 232 Page 152 of 232 Page 153 of 232 Page 154 of 232 Page 155 of 232 Page 156 of 232 Page 157 of 232 Page 158 of 232 Page 159 of 232 Page 160 of 232 Page 161 of 232 Page 162 of 232 Page 163 of 232 Page 164 of 232 Page 165 of 232 Page 166 of 232 Page 167 of 232 Page 168 of 232 Page 169 of 232 Page 170 of 232 Page 171 of 232 Page 172 of 232 Page 173 of 232 Page 174 of 232 Page 175 of 232 Page 176 of 232 Page 177 of 232 Page 178 of 232 Page 179 of 232 Page 180 of 232 Page 181 of 232 Page 182 of 232 Senate Bill No. 8 CHAPTER 161 An act to amend Sections 65589.5, 65905.5, 65913.10, 65940, 65941.1, 65943, 65950, 66300, and 66301 of the Government Code, and to amend Section 2 of Chapter 654 of the Statutes of 2019, relating to housing. [Approved by Governor September 16, 2021. Filed with Secretary of State September 16, 2021.] legislative counsel’s digest SB 8, Skinner. Housing Crisis Act of 2019. Existing law, the Housing Crisis Act of 2019, requires a housing development project be subject only to the ordinances, policies, and standards adopted and in effect when a preliminary application is submitted, except as specified. The act defines “housing development project” to mean a use consisting of residential units only, mixed-use developments consisting of residential and nonresidential uses with at least 2⁄3 of the square footage designated for residential use, and transitional or supportive housing. This bill would clarify, for various purposes of the act, that “housing development project” includes projects that involve no discretionary approvals, projects that involve both discretionary and nondiscretionary approvals, and projects that include a proposal to construct a single dwelling unit. The bill would specify that this clarification is declaratory of existing law, except that the clarification does not affect a project for which an application was submitted to the city, county, or city and county before January 1, 2022. Existing law specifies that the act does not prohibit a housing development project from being subject to ordinances, policies, and standards adopted after the preliminary application was submitted in certain circumstances, including when the housing development project has not commenced construction within 2.5 years following the date that the project received final approval. This bill would specify that the act does not prohibit a housing development project that is an affordable housing project, as defined, from being subject to ordinances, policies, and standards adopted after the preliminary application was submitted if the project has not commenced construction within 3.5 years. Existing law prohibits an affected county or an affected city from approving a housing development project that requires the demolition of occupied or vacant protected units, as defined, unless the developer agrees to provide the occupants of any protected units with relocation benefits and a right of first refusal for a comparable unit available in the new housing 91 STATE OF CALIFORNIAAUTHENTICATED ELECTRONIC LEGAL MATERIAL Page 183 of 232 development affordable to the household at an affordable rent or an affordable housing cost. This bill would limit the requirement to provide relocation benefits and a right of first refusal to only the occupants of protected units that are lower income households, as defined. The bill would also specify that the requirement to provide relocation benefits and a right of first refusal does not apply to an occupant of a short-term rental that is rented for a period of fewer than 30 days. The bill would exempt from these provisions, a housing development project for which an application was submitted after January 1, 2019, but before January 1, 2020, that is located in a jurisdiction with a population of under 31,000, and that has adopted a rent or price control ordinance. This bill would exempt certain protected units from the above requirement to provide a right of first refusal, including a development project that consists of a single residential unit located on a site where a single protected unit is being demolished. The bill would also exempt protected units in a housing development where 100% of the units are reserved for lower income households, not including any manager’s units, unless the occupant of a protected unit qualifies for residence in the new development and the occupant is not precluded from occupancy due to unit size limitations or other requirements of one or more funding source of the housing development. Existing law requires the department to determine the affected cities and affected counties for purposes of the act, by June 30, 2020, and authorizes the department to update the list of affected cities and affected counties once on or after January 1, 2021, as specified. Existing law provides that the department’s determinations remain valid until January 1, 2025. This bill would authorize the department to update the list of affected cities and affected counties a 2nd time on or after January 1, 2025. The bill would provide that the department’s determinations remain valid until January 1, 2030. Existing law prohibits an affected county or affected city from reducing the intensity of land use within an existing general plan land use designation, specific plan land use designation, or zoning district below what was allowed and in effect on January 1, 2018. This bill would clarify that this prohibition applies to the general plan land use designations, specific plan land use designations, and zoning districts in effect at the time of the proposed change. Existing law specifies that the act does not prohibit an affected county or an affected city from changing a land use designation or zoning ordinance to a less intensive use if the city or county concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity. This bill would define “concurrently” to mean that the action is approved at the same meeting of the legislative body or, if the action that would result in a net loss of residential capacity is requested by an applicant for a housing 91 — 2 — Ch. 161 Page 184 of 232 development project, within 180 days. The bill would, in the case of an initiative measure, define “concurrently” to mean that the action is included in the initiative in a manner that ensures the added residential capacity is effective at the same time as the reduction in residential capacity. Existing law makes the act inoperative on January 1, 2025. This bill would extend the operation of the act until January 1, 2030. By extending the duties of local officials and a crime with respect to housing, this bill would impose a state-mandated local program. The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement. This bill would provide that with regard to certain mandates no reimbursement is required by this act for a specified reason. With regard to any other mandates, this bill would provide that, if the Commission on State Mandates determines that the bill contains costs so mandated by the state, reimbursement for those costs shall be made pursuant to the statutory provisions noted above. This bill would incorporate additional changes to Sections 65940 and 65941.1 of the Government Code proposed by SB 37 to be operative only if this bill and SB 37 are enacted and this bill is enacted last. The people of the State of California do enact as follows: SECTION 1. Section 65589.5 of the Government Code is amended to read: 65589.5. (a) (1) The Legislature finds and declares all of the following: (A) The lack of housing, including emergency shelters, is a critical problem that threatens the economic, environmental, and social quality of life in California. (B) California housing has become the most expensive in the nation. The excessive cost of the state’s housing supply is partially caused by activities and policies of many local governments that limit the approval of housing, increase the cost of land for housing, and require that high fees and exactions be paid by producers of housing. (C) Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration. (D) Many local governments do not give adequate attention to the economic, environmental, and social costs of decisions that result in disapproval of housing development projects, reduction in density of housing projects, and excessive standards for housing development projects. (2) In enacting the amendments made to this section by the act adding this paragraph, the Legislature further finds and declares the following: (A) California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively 91 Ch. 161 — 3 — Page 185 of 232 confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state’s environmental and climate objectives. (B) While the causes of this crisis are multiple and complex, the absence of meaningful and effective policy reforms to significantly enhance the approval and supply of housing affordable to Californians of all income levels is a key factor. (C) The crisis has grown so acute in California that supply, demand, and affordability fundamentals are characterized in the negative: underserved demands, constrained supply, and protracted unaffordability. (D) According to reports and data, California has accumulated an unmet housing backlog of nearly 2,000,000 units and must provide for at least 180,000 new units annually to keep pace with growth through 2025. (E) California’s overall homeownership rate is at its lowest level since the 1940s. The state ranks 49th out of the 50 states in homeownership rates as well as in the supply of housing per capita. Only one-half of California’s households are able to afford the cost of housing in their local regions. (F) Lack of supply and rising costs are compounding inequality and limiting advancement opportunities for many Californians. (G) The majority of California renters, more than 3,000,000 households, pay more than 30 percent of their income toward rent and nearly one-third, more than 1,500,000 households, pay more than 50 percent of their income toward rent. (H) When Californians have access to safe and affordable housing, they have more money for food and health care; they are less likely to become homeless and in need of government-subsidized services; their children do better in school; and businesses have an easier time recruiting and retaining employees. (I) An additional consequence of the state’s cumulative housing shortage is a significant increase in greenhouse gas emissions caused by the displacement and redirection of populations to states with greater housing opportunities, particularly working- and middle-class households. California’s cumulative housing shortfall therefore has not only national but international environmental consequences. (J) California’s housing picture has reached a crisis of historic proportions despite the fact that, for decades, the Legislature has enacted numerous statutes intended to significantly increase the approval, development, and affordability of housing for all income levels, including this section. (K) The Legislature’s intent in enacting this section in 1982 and in expanding its provisions since then was to significantly increase the approval and construction of new housing for all economic segments of California’s communities by meaningfully and effectively curbing the capability of local governments to deny, reduce the density for, or render infeasible housing development projects and emergency shelters. That intent has not been fulfilled. 91 — 4 — Ch. 161 Page 186 of 232 (L) It is the policy of the state that this section be interpreted and implemented in a manner to afford the fullest possible weight to the interest of, and the approval and provision of, housing. (3) It is the intent of the Legislature that the conditions that would have a specific, adverse impact upon the public health and safety, as described in paragraph (2) of subdivision (d) and paragraph (1) of subdivision (j), arise infrequently. (b) It is the policy of the state that a local government not reject or make infeasible housing development projects, including emergency shelters, that contribute to meeting the need determined pursuant to this article without a thorough analysis of the economic, social, and environmental effects of the action and without complying with subdivision (d). (c) The Legislature also recognizes that premature and unnecessary development of agricultural lands for urban uses continues to have adverse effects on the availability of those lands for food and fiber production and on the economy of the state. Furthermore, it is the policy of the state that development should be guided away from prime agricultural lands; therefore, in implementing this section, local jurisdictions should encourage, to the maximum extent practicable, in filling existing urban areas. (d) A local agency shall not disapprove a housing development project, including farmworker housing as defined in subdivision (h) of Section 50199.7 of the Health and Safety Code, for very low, low-, or moderate-income households, or an emergency shelter, or condition approval in a manner that renders the housing development project infeasible for development for the use of very low, low-, or moderate-income households, or an emergency shelter, including through the use of design review standards, unless it makes written findings, based upon a preponderance of the evidence in the record, as to one of the following: (1) The jurisdiction has adopted a housing element pursuant to this article that has been revised in accordance with Section 65588, is in substantial compliance with this article, and the jurisdiction has met or exceeded its share of the regional housing need allocation pursuant to Section 65584 for the planning period for the income category proposed for the housing development project, provided that any disapproval or conditional approval shall not be based on any of the reasons prohibited by Section 65008. If the housing development project includes a mix of income categories, and the jurisdiction has not met or exceeded its share of the regional housing need for one or more of those categories, then this paragraph shall not be used to disapprove or conditionally approve the housing development project. The share of the regional housing need met by the jurisdiction shall be calculated consistently with the forms and definitions that may be adopted by the Department of Housing and Community Development pursuant to Section 65400. In the case of an emergency shelter, the jurisdiction shall have met or exceeded the need for emergency shelter, as identified pursuant to paragraph (7) of subdivision (a) of Section 65583. Any disapproval or conditional approval pursuant to this paragraph shall be in accordance with applicable law, rule, or standards. 91 Ch. 161 — 5 — Page 187 of 232 (2) The housing development project or emergency shelter as proposed would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate-income households or rendering the development of the emergency shelter financially infeasible. As used in this paragraph, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. The following shall not constitute a specific, adverse impact upon the public health or safety: (A) Inconsistency with the zoning ordinance or general plan land use designation. (B) The eligibility to claim a welfare exemption under subdivision (g) of Section 214 of the Revenue and Taxation Code. (3) The denial of the housing development project or imposition of conditions is required in order to comply with specific state or federal law, and there is no feasible method to comply without rendering the development unaffordable to low- and moderate-income households or rendering the development of the emergency shelter financially infeasible. (4) The housing development project or emergency shelter is proposed on land zoned for agriculture or resource preservation that is surrounded on at least two sides by land being used for agricultural or resource preservation purposes, or which does not have adequate water or wastewater facilities to serve the project. (5) The housing development project or emergency shelter is inconsistent with both the jurisdiction’s zoning ordinance and general plan land use designation as specified in any element of the general plan as it existed on the date the application was deemed complete, and the jurisdiction has adopted a revised housing element in accordance with Section 65588 that is in substantial compliance with this article. For purposes of this section, a change to the zoning ordinance or general plan land use designation subsequent to the date the application was deemed complete shall not constitute a valid basis to disapprove or condition approval of the housing development project or emergency shelter. (A) This paragraph cannot be utilized to disapprove or conditionally approve a housing development project if the housing development project is proposed on a site that is identified as suitable or available for very low, low-, or moderate-income households in the jurisdiction’s housing element, and consistent with the density specified in the housing element, even though it is inconsistent with both the jurisdiction’s zoning ordinance and general plan land use designation. (B) If the local agency has failed to identify in the inventory of land in its housing element sites that can be developed for housing within the planning period and are sufficient to provide for the jurisdiction’s share of the regional housing need for all income levels pursuant to Section 65584, then this paragraph shall not be utilized to disapprove or conditionally 91 — 6 — Ch. 161 Page 188 of 232 approve a housing development project proposed for a site designated in any element of the general plan for residential uses or designated in any element of the general plan for commercial uses if residential uses are permitted or conditionally permitted within commercial designations. In any action in court, the burden of proof shall be on the local agency to show that its housing element does identify adequate sites with appropriate zoning and development standards and with services and facilities to accommodate the local agency’s share of the regional housing need for the very low, low-, and moderate-income categories. (C) If the local agency has failed to identify a zone or zones where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit, has failed to demonstrate that the identified zone or zones include sufficient capacity to accommodate the need for emergency shelter identified in paragraph (7) of subdivision (a) of Section 65583, or has failed to demonstrate that the identified zone or zones can accommodate at least one emergency shelter, as required by paragraph (4) of subdivision (a) of Section 65583, then this paragraph shall not be utilized to disapprove or conditionally approve an emergency shelter proposed for a site designated in any element of the general plan for industrial, commercial, or multifamily residential uses. In any action in court, the burden of proof shall be on the local agency to show that its housing element does satisfy the requirements of paragraph (4) of subdivision (a) of Section 65583. (e) Nothing in this section shall be construed to relieve the local agency from complying with the congestion management program required by Chapter 2.6 (commencing with Section 65088) of Division 1 of Title 7 or the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code). Neither shall anything in this section be construed to relieve the local agency from making one or more of the findings required pursuant to Section 21081 of the Public Resources Code or otherwise complying with the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code). (f) (1) Except as provided in subdivision (o), nothing in this section shall be construed to prohibit a local agency from requiring the housing development project to comply with objective, quantifiable, written development standards, conditions, and policies appropriate to, and consistent with, meeting the jurisdiction’s share of the regional housing need pursuant to Section 65584. However, the development standards, conditions, and policies shall be applied to facilitate and accommodate development at the density permitted on the site and proposed by the development. (2) Except as provided in subdivision (o), nothing in this section shall be construed to prohibit a local agency from requiring an emergency shelter project to comply with objective, quantifiable, written development standards, conditions, and policies that are consistent with paragraph (4) of subdivision (a) of Section 65583 and appropriate to, and consistent with, meeting the jurisdiction’s need for emergency shelter, as identified pursuant 91 Ch. 161 — 7 — Page 189 of 232 to paragraph (7) of subdivision (a) of Section 65583. However, the development standards, conditions, and policies shall be applied by the local agency to facilitate and accommodate the development of the emergency shelter project. (3) Except as provided in subdivision (o), nothing in this section shall be construed to prohibit a local agency from imposing fees and other exactions otherwise authorized by law that are essential to provide necessary public services and facilities to the housing development project or emergency shelter. (4) For purposes of this section, a housing development project or emergency shelter shall be deemed consistent, compliant, and in conformity with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision if there is substantial evidence that would allow a reasonable person to conclude that the housing development project or emergency shelter is consistent, compliant, or in conformity. (g) This section shall be applicable to charter cities because the Legislature finds that the lack of housing, including emergency shelter, is a critical statewide problem. (h) The following definitions apply for the purposes of this section: (1) “Feasible” means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, and technological factors. (2) “Housing development project” means a use consisting of any of the following: (A) Residential units only. (B) Mixed-use developments consisting of residential and nonresidential uses with at least two-thirds of the square footage designated for residential use. (C) Transitional housing or supportive housing. (3) “Housing for very low, low-, or moderate-income households” means that either (A) at least 20 percent of the total units shall be sold or rented to lower income households, as defined in Section 50079.5 of the Health and Safety Code, or (B) 100 percent of the units shall be sold or rented to persons and families of moderate income as defined in Section 50093 of the Health and Safety Code, or persons and families of middle income, as defined in Section 65008 of this code. Housing units targeted for lower income households shall be made available at a monthly housing cost that does not exceed 30 percent of 60 percent of area median income with adjustments for household size made in accordance with the adjustment factors on which the lower income eligibility limits are based. Housing units targeted for persons and families of moderate income shall be made available at a monthly housing cost that does not exceed 30 percent of 100 percent of area median income with adjustments for household size made in accordance with the adjustment factors on which the moderate-income eligibility limits are based. (4) “Area median income” means area median income as periodically established by the Department of Housing and Community Development 91 — 8 — Ch. 161 Page 190 of 232 pursuant to Section 50093 of the Health and Safety Code. The developer shall provide sufficient legal commitments to ensure continued availability of units for very low or low-income households in accordance with the provisions of this subdivision for 30 years. (5) Notwithstanding any other law, until January 1, 2030, “deemed complete” means that the applicant has submitted a preliminary application pursuant to Section 65941.1 or, if the applicant has not submitted a preliminary application, has submitted a complete application pursuant to Section 65943. (6) “Disapprove the housing development project” includes any instance in which a local agency does either of the following: (A) Votes on a proposed housing development project application and the application is disapproved, including any required land use approvals or entitlements necessary for the issuance of a building permit. (B) Fails to comply with the time periods specified in subdivision (a) of Section 65950. An extension of time pursuant to Article 5 (commencing with Section 65950) shall be deemed to be an extension of time pursuant to this paragraph. (7) “Lower density” includes any conditions that have the same effect or impact on the ability of the project to provide housing. (8) Until January 1, 2030, “objective” means involving no personal or subjective judgment by a public official and being uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official. (9) Notwithstanding any other law, until January 1, 2030, “determined to be complete” means that the applicant has submitted a complete application pursuant to Section 65943. (i) If any city, county, or city and county denies approval or imposes conditions, including design changes, lower density, or a reduction of the percentage of a lot that may be occupied by a building or structure under the applicable planning and zoning in force at the time the housing development project’s application is complete, that have a substantial adverse effect on the viability or affordability of a housing development for very low, low-, or moderate-income households, and the denial of the development or the imposition of conditions on the development is the subject of a court action which challenges the denial or the imposition of conditions, then the burden of proof shall be on the local legislative body to show that its decision is consistent with the findings as described in subdivision (d), and that the findings are supported by a preponderance of the evidence in the record, and with the requirements of subdivision (o). (j) (1) When a proposed housing development project complies with applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the application was deemed complete, but the local agency proposes to disapprove the project or to impose a condition that the project be developed at a lower density, the local agency shall base its decision regarding the 91 Ch. 161 — 9 — Page 191 of 232 proposed housing development project upon written findings supported by a preponderance of the evidence on the record that both of the following conditions exist: (A) The housing development project would have a specific, adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. As used in this paragraph, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. (B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified pursuant to paragraph (1), other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density. (2) (A) If the local agency considers a proposed housing development project to be inconsistent, not in compliance, or not in conformity with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision as specified in this subdivision, it shall provide the applicant with written documentation identifying the provision or provisions, and an explanation of the reason or reasons it considers the housing development to be inconsistent, not in compliance, or not in conformity as follows: (i) Within 30 days of the date that the application for the housing development project is determined to be complete, if the housing development project contains 150 or fewer housing units. (ii) Within 60 days of the date that the application for the housing development project is determined to be complete, if the housing development project contains more than 150 units. (B) If the local agency fails to provide the required documentation pursuant to subparagraph (A), the housing development project shall be deemed consistent, compliant, and in conformity with the applicable plan, program, policy, ordinance, standard, requirement, or other similar provision. (3) For purposes of this section, the receipt of a density bonus pursuant to Section 65915 shall not constitute a valid basis on which to find a proposed housing development project is inconsistent, not in compliance, or not in conformity, with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision specified in this subdivision. (4) For purposes of this section, a proposed housing development project is not inconsistent with the applicable zoning standards and criteria, and shall not require a rezoning, if the housing development project is consistent with the objective general plan standards and criteria but the zoning for the project site is inconsistent with the general plan. If the local agency has complied with paragraph (2), the local agency may require the proposed housing development project to comply with the objective standards and criteria of the zoning which is consistent with the general plan, however, the standards and criteria shall be applied to facilitate and accommodate 91 — 10 — Ch. 161 Page 192 of 232 development at the density allowed on the site by the general plan and proposed by the proposed housing development project. (k) (1) (A) (i) The applicant, a person who would be eligible to apply for residency in the housing development project or emergency shelter, or a housing organization may bring an action to enforce this section. If, in any action brought to enforce this section, a court finds that any of the following are met, the court shall issue an order pursuant to clause (ii): (I) The local agency, in violation of subdivision (d), disapproved a housing development project or conditioned its approval in a manner rendering it infeasible for the development of an emergency shelter, or housing for very low, low-, or moderate-income households, including farmworker housing, without making the findings required by this section or without making findings supported by a preponderance of the evidence. (II) The local agency, in violation of subdivision (j), disapproved a housing development project complying with applicable, objective general plan and zoning standards and criteria, or imposed a condition that the project be developed at a lower density, without making the findings required by this section or without making findings supported by a preponderance of the evidence. (III) (ia) Subject to sub-subclause (ib), the local agency, in violation of subdivision (o), required or attempted to require a housing development project to comply with an ordinance, policy, or standard not adopted and in effect when a preliminary application was submitted. (ib) This subclause shall become inoperative on January 1, 2030. (ii) If the court finds that one of the conditions in clause (i) is met, the court shall issue an order or judgment compelling compliance with this section within 60 days, including, but not limited to, an order that the local agency take action on the housing development project or emergency shelter. The court may issue an order or judgment directing the local agency to approve the housing development project or emergency shelter if the court finds that the local agency acted in bad faith when it disapproved or conditionally approved the housing development or emergency shelter in violation of this section. The court shall retain jurisdiction to ensure that its order or judgment is carried out and shall award reasonable attorney’s fees and costs of suit to the plaintiff or petitioner, except under extraordinary circumstances in which the court finds that awarding fees would not further the purposes of this section. (B) Upon a determination that the local agency has failed to comply with the order or judgment compelling compliance with this section within 60 days issued pursuant to subparagraph (A), the court shall impose fines on a local agency that has violated this section and require the local agency to deposit any fine levied pursuant to this subdivision into a local housing trust fund. The local agency may elect to instead deposit the fine into the Building Homes and Jobs Trust Fund. The fine shall be in a minimum amount of ten thousand dollars ($10,000) per housing unit in the housing development project on the date the application was deemed complete pursuant to Section 65943. In determining the amount of fine to impose, the court shall consider 91 Ch. 161 — 11 — Page 193 of 232 the local agency’s progress in attaining its target allocation of the regional housing need pursuant to Section 65584 and any prior violations of this section. Fines shall not be paid out of funds already dedicated to affordable housing, including, but not limited to, Low and Moderate Income Housing Asset Funds, funds dedicated to housing for very low, low-, and moderate-income households, and federal HOME Investment Partnerships Program and Community Development Block Grant Program funds. The local agency shall commit and expend the money in the local housing trust fund within five years for the sole purpose of financing newly constructed housing units affordable to extremely low, very low, or low-income households. After five years, if the funds have not been expended, the money shall revert to the state and be deposited in the Building Homes and Jobs Trust Fund for the sole purpose of financing newly constructed housing units affordable to extremely low, very low, or low-income households. (C) If the court determines that its order or judgment has not been carried out within 60 days, the court may issue further orders as provided by law to ensure that the purposes and policies of this section are fulfilled, including, but not limited to, an order to vacate the decision of the local agency and to approve the housing development project, in which case the application for the housing development project, as proposed by the applicant at the time the local agency took the initial action determined to be in violation of this section, along with any standard conditions determined by the court to be generally imposed by the local agency on similar projects, shall be deemed to be approved unless the applicant consents to a different decision or action by the local agency. (2) For purposes of this subdivision, “housing organization” means a trade or industry group whose local members are primarily engaged in the construction or management of housing units or a nonprofit organization whose mission includes providing or advocating for increased access to housing for low-income households and have filed written or oral comments with the local agency prior to action on the housing development project. A housing organization may only file an action pursuant to this section to challenge the disapproval of a housing development by a local agency. A housing organization shall be entitled to reasonable attorney’s fees and costs if it is the prevailing party in an action to enforce this section. (l) If the court finds that the local agency (1) acted in bad faith when it disapproved or conditionally approved the housing development or emergency shelter in violation of this section and (2) failed to carry out the court’s order or judgment within 60 days as described in subdivision (k), the court, in addition to any other remedies provided by this section, shall multiply the fine determined pursuant to subparagraph (B) of paragraph (1) of subdivision (k) by a factor of five. For purposes of this section, “bad faith” includes, but is not limited to, an action that is frivolous or otherwise entirely without merit. (m) Any action brought to enforce the provisions of this section shall be brought pursuant to Section 1094.5 of the Code of Civil Procedure, and the local agency shall prepare and certify the record of proceedings in accordance 91 — 12 — Ch. 161 Page 194 of 232 with subdivision (c) of Section 1094.6 of the Code of Civil Procedure no later than 30 days after the petition is served, provided that the cost of preparation of the record shall be borne by the local agency, unless the petitioner elects to prepare the record as provided in subdivision (n) of this section. A petition to enforce the provisions of this section shall be filed and served no later than 90 days from the later of (1) the effective date of a decision of the local agency imposing conditions on, disapproving, or any other final action on a housing development project or (2) the expiration of the time periods specified in subparagraph (B) of paragraph (5) of subdivision (h). Upon entry of the trial court’s order, a party may, in order to obtain appellate review of the order, file a petition within 20 days after service upon it of a written notice of the entry of the order, or within such further time not exceeding an additional 20 days as the trial court may for good cause allow, or may appeal the judgment or order of the trial court under Section 904.1 of the Code of Civil Procedure. If the local agency appeals the judgment of the trial court, the local agency shall post a bond, in an amount to be determined by the court, to the benefit of the plaintiff if the plaintiff is the project applicant. (n) In any action, the record of the proceedings before the local agency shall be filed as expeditiously as possible and, notwithstanding Section 1094.6 of the Code of Civil Procedure or subdivision (m) of this section, all or part of the record may be prepared (1) by the petitioner with the petition or petitioner’s points and authorities, (2) by the respondent with respondent’s points and authorities, (3) after payment of costs by the petitioner, or (4) as otherwise directed by the court. If the expense of preparing the record has been borne by the petitioner and the petitioner is the prevailing party, the expense shall be taxable as costs. (o) (1) Subject to paragraphs (2), (6), and (7), and subdivision (d) of Section 65941.1, a housing development project shall be subject only to the ordinances, policies, and standards adopted and in effect when a preliminary application including all of the information required by subdivision (a) of Section 65941.1 was submitted. (2) Paragraph (1) shall not prohibit a housing development project from being subject to ordinances, policies, and standards adopted after the preliminary application was submitted pursuant to Section 65941.1 in the following circumstances: (A) In the case of a fee, charge, or other monetary exaction, to an increase resulting from an automatic annual adjustment based on an independently published cost index that is referenced in the ordinance or resolution establishing the fee or other monetary exaction. (B) A preponderance of the evidence in the record establishes that subjecting the housing development project to an ordinance, policy, or standard beyond those in effect when a preliminary application was submitted is necessary to mitigate or avoid a specific, adverse impact upon the public health or safety, as defined in subparagraph (A) of paragraph (1) of subdivision (j), and there is no feasible alternative method to satisfactorily mitigate or avoid the adverse impact. 91 Ch. 161 — 13 — Page 195 of 232 (C) Subjecting the housing development project to an ordinance, policy, standard, or any other measure, beyond those in effect when a preliminary application was submitted is necessary to avoid or substantially lessen an impact of the project under the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code). (D) The housing development project has not commenced construction within two and one-half years, or three and one-half years for an affordable housing project, following the date that the project received final approval. For purposes of this subparagraph: (i) “Affordable housing project” means a housing development that satisfies both of the following requirements: (I) Units within the development are subject to a recorded affordability restriction for at least 55 years. (II) All of the units within the development, excluding managers’ units, are dedicated to lower income households, as defined by Section 50079.5 of the Health and Safety Code. (ii) “Final approval” means that the housing development project has received all necessary approvals to be eligible to apply for, and obtain, a building permit or permits and either of the following is met: (I) The expiration of all applicable appeal periods, petition periods, reconsideration periods, or statute of limitations for challenging that final approval without an appeal, petition, request for reconsideration, or legal challenge having been filed. (II) If a challenge is filed, that challenge is fully resolved or settled in favor of the housing development project. (E) The housing development project is revised following submittal of a preliminary application pursuant to Section 65941.1 such that the number of residential units or square footage of construction changes by 20 percent or more, exclusive of any increase resulting from the receipt of a density bonus, incentive, concession, waiver, or similar provision, including any other locally authorized program that offers additional density or other development bonuses when affordable housing is provided. For purposes of this subdivision, “square footage of construction” means the building area, as defined by the California Building Standards Code (Title 24 of the California Code of Regulations). (3) This subdivision does not prevent a local agency from subjecting the additional units or square footage of construction that result from project revisions occurring after a preliminary application is submitted pursuant to Section 65941.1 to the ordinances, policies, and standards adopted and in effect when the preliminary application was submitted. (4) For purposes of this subdivision, “ordinances, policies, and standards” includes general plan, community plan, specific plan, zoning, design review standards and criteria, subdivision standards and criteria, and any other rules, regulations, requirements, and policies of a local agency, as defined in Section 66000, including those relating to development impact fees, 91 — 14 — Ch. 161 Page 196 of 232 capacity or connection fees or charges, permit or processing fees, and other exactions. (5) This subdivision shall not be construed in a manner that would lessen the restrictions imposed on a local agency, or lessen the protections afforded to a housing development project, that are established by any other law, including any other part of this section. (6) This subdivision shall not restrict the authority of a public agency or local agency to require mitigation measures to lessen the impacts of a housing development project under the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code). (7) With respect to completed residential units for which the project approval process is complete and a certificate of occupancy has been issued, nothing in this subdivision shall limit the application of later enacted ordinances, policies, and standards that regulate the use and occupancy of those residential units, such as ordinances relating to rental housing inspection, rent stabilization, restrictions on short-term renting, and business licensing requirements for owners of rental housing. (8) (A) This subdivision shall apply to a housing development project that submits a preliminary application pursuant to Section 65941.1 before January 1, 2030. (B) This subdivision shall become inoperative on January 1, 2034. (p) This section shall be known, and may be cited, as the Housing Accountability Act. SEC. 2. Section 65905.5 of the Government Code is amended to read: 65905.5. (a) Notwithstanding any other law, if a proposed housing development project complies with the applicable, objective general plan and zoning standards in effect at the time an application is deemed complete, after the application is deemed complete, a city, county, or city and county shall not conduct more than five hearings pursuant to Section 65905, or any other law, ordinance, or regulation requiring a public hearing in connection with the approval of that housing development project. If the city, county, or city and county continues a hearing subject to this section to another date, the continued hearing shall count as one of the five hearings allowed under this section. The city, county, or city and county shall consider and either approve or disapprove the application at any of the five hearings allowed under this section consistent with the applicable timelines under the Permit Streamlining Act (Chapter 4.5 (commencing with Section 65920)). (b) For purposes of this section: (1) “Deemed complete” means that the application has met all of the requirements specified in the relevant list compiled pursuant to Section 65940 that was available at the time when the application was submitted. (2) “Hearing” includes any public hearing, workshop, or similar meeting, including any appeal, conducted by the city or county with respect to the housing development project, including any meeting relating to Section 65915, whether by the legislative body of the city or county, the planning agency established pursuant to Section 65100, or any other agency, 91 Ch. 161 — 15 — Page 197 of 232 department, board, commission, or any other designated hearing officer or body of the city or county, or any committee or subcommittee thereof. “Hearing” does not include a hearing to review a legislative approval, including any appeal, required for a proposed housing development project, including, but not limited to, a general plan amendment, a specific plan adoption or amendment, or a zoning amendment, or any hearing arising from a timely appeal of the approval or disapproval of a legislative approval. (3) (A) “Housing development project” has the same meaning as defined in paragraph (2) of subdivision (h) of Section 65589.5. (B) “Housing development project” includes, but is not limited to, projects that involve no discretionary approvals and projects that involve both discretionary and nondiscretionary approvals. (C) “Housing development project” includes a proposal to construct a single dwelling unit. This subparagraph shall not affect the interpretation of the scope of paragraph (2) of subdivision (h) of Section 65589.5. (c) (1) For purposes of this section, a housing development project shall be deemed consistent, compliant, and in conformity with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision if there is substantial evidence that would allow a reasonable person to conclude that the housing development project is consistent, compliant, or in conformity. The receipt of a density bonus including any incentives, concessions, or waivers pursuant to Section 65915 shall not constitute a valid basis on which to find that a proposed housing development project is inconsistent, not in compliance, or not in conformity, with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision. (2) A proposed housing development project is not inconsistent with the applicable zoning standards and criteria, and shall not require a rezoning, if the housing development project is consistent with the objective general plan standards and criteria, but the zoning for the project site is inconsistent with the general plan. If the local agency complies with the written documentation requirements of paragraph (2) of subdivision (j) of Section 65589.5, the local agency may require the proposed housing development project to comply with the objective standards and criteria of the zoning that is consistent with the general plan; however, the standards and criteria shall be applied to facilitate and accommodate development at the density allowed on the site by the general plan and proposed by the proposed housing development project. (d) Nothing in this section supersedes, limits, or otherwise modifies the requirements of, or the standards of review pursuant to, Division 13 (commencing with Section 21000) of the Public Resources Code. (e) (1) This section shall apply to a housing development project that submits a preliminary application pursuant to Section 65941.1 before January 1, 2030. (2) This section shall remain in effect only until January 1, 2034, and as of that date is repealed. 91 — 16 — Ch. 161 Page 198 of 232 (f) The amendments to subdivisions (b) and (c) made by the act adding this subdivision do not constitute a change in, but are declaratory of, existing law. However, the amendments to this section in subparagraph (B) of paragraph (3) of subdivision (b) shall not affect a project for which an application was submitted to the city, county, or city and county before January 1, 2022. SEC. 3. Section 65913.10 of the Government Code is amended to read: 65913.10. (a) For purposes of any state or local law, ordinance, or regulation that requires the city or county to determine whether the site of a proposed housing development project is a historic site, the city or county shall make that determination at the time the application for the housing development project is deemed complete. A determination as to whether a parcel of property is a historic site shall remain valid during the pendency of the housing development project for which the application was made unless any archaeological, paleontological, or tribal cultural resources are encountered during any grading, site disturbance, or building alteration activities. (b) For purposes of this section: (1) “Deemed complete” means that the application has met all of the requirements specified in the relevant list compiled pursuant to Section 65940 that was available at the time when the application was submitted. (2) “Housing development project” has the same meaning as defined in paragraph (3) of subdivision (b) of Section 65905.5. (c) (1) Nothing in this section supersedes, limits, or otherwise modifies the requirements of, or the standards of review pursuant to, Division 13 (commencing with Section 21000) of the Public Resources Code. (2) Nothing in this section supersedes, limits, or otherwise modifies the requirements of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code). (d) This section shall remain in effect only until January 1, 2030, and as of that date is repealed. SEC. 4. Section 65940 of the Government Code, as amended by Section 6 of Chapter 654 of the Statutes of 2019, is amended to read: 65940. (a) (1) Each public agency shall compile one or more lists that shall specify in detail the information that will be required from any applicant for a development project. Each public agency shall revise the list of information required from an applicant to include a certification of compliance with Section 65962.5, and the statement of application required by Section 65943. Copies of the information, including the statement of application required by Section 65943, shall be made available to all applicants for development projects and to any person who requests the information. (2) An affected city or affected county, as defined in Section 66300, shall include the information necessary to determine compliance with the requirements of subdivision (d) of Section 66300 in the list compiled pursuant to paragraph (1). 91 Ch. 161 — 17 — Page 199 of 232 (b) The list of information required from any applicant shall include, where applicable, identification of whether the proposed project is located within 1,000 feet of a military installation, beneath a low-level flight path or within special use airspace as defined in Section 21098 of the Public Resources Code, and within an urbanized area as defined in Section 65944. (c) (1) A public agency that is not beneath a low-level flight path or not within special use airspace and does not contain a military installation is not required to change its list of information required from applicants to comply with subdivision (b). (2) A public agency that is entirely urbanized, as defined in subdivision (e) of Section 65944, with the exception of a jurisdiction that contains a military installation, is not required to change its list of information required from applicants to comply with subdivision (b). (d) For purposes of this section, “development project” includes a housing development project as defined in paragraph (3) of subdivision (b) of Section 65905.5. (e) This section shall remain in effect only until January 1, 2030, and as of that date is repealed. SEC. 4.5. Section 65940 of the Government Code, as amended by Section 6 of Chapter 654 of the Statutes of 2019, is amended to read: 65940. (a) (1) Each public agency shall compile one or more lists that shall specify in detail the information that will be required from any applicant for a development project. Each public agency shall revise the list of information required from an applicant to include a certification of compliance with Section 25001 of the Health and Safety Code and the statement of application required by Section 65943. Copies of the information, including the statement of application required by Section 65943, shall be made available to all applicants for development projects and to any person who requests the information. (2) An affected city or affected county, as defined in Section 66300, shall include the information necessary to determine compliance with the requirements of subdivision (d) of Section 66300 in the list compiled pursuant to paragraph (1). (b) The list of information required from any applicant shall include, where applicable, identification of whether the proposed project is located within 1,000 feet of a military installation, beneath a low-level flight path or within special use airspace as defined in Section 21098 of the Public Resources Code, and within an urbanized area as defined in Section 65944. (c) (1) A public agency that is not beneath a low-level flight path or not within special use airspace and does not contain a military installation is not required to change its list of information required from applicants to comply with subdivision (b). (2) A public agency that is entirely urbanized, as defined in subdivision (e) of Section 65944, with the exception of a jurisdiction that contains a military installation, is not required to change its list of information required from applicants to comply with subdivision (b). 91 — 18 — Ch. 161 Page 200 of 232 (d) For purposes of this section, “development project” includes a housing development project as defined in paragraph (3) of subdivision (b) of Section 65905.5. (e) This section shall remain in effect only until January 1, 2030, and as of that date is repealed. SEC. 5. Section 65940 of the Government Code, as added by Section 7 of Chapter 654 of the Statutes of 2019, is amended to read: 65940. (a) Each public agency shall compile one or more lists that shall specify in detail the information that will be required from any applicant for a development project. Each public agency shall revise the list of information required from an applicant to include a certification of compliance with Section 65962.5, and the statement of application required by Section 65943. Copies of the information, including the statement of application required by Section 65943, shall be made available to all applicants for development projects and to any person who requests the information. (b) The list of information required from any applicant shall include, where applicable, identification of whether the proposed project is located within 1,000 feet of a military installation, beneath a low-level flight path or within special use airspace as defined in Section 21098 of the Public Resources Code, and within an urbanized area as defined in Section 65944. (c) (1) A public agency that is not beneath a low-level flight path or not within special use airspace and does not contain a military installation is not required to change its list of information required from applicants to comply with subdivision (b). (2) A public agency that is entirely urbanized, as defined in subdivision (e) of Section 65944, with the exception of a jurisdiction that contains a military installation, is not required to change its list of information required from applicants to comply with subdivision (b). (d) This section shall become operative on January 1, 2030. SEC. 5.5. Section 65940 of the Government Code, as added by Section 7 of Chapter 654 of the Statutes of 2019, is amended to read: 65940. (a) Each public agency shall compile one or more lists that shall specify in detail the information that will be required from any applicant for a development project. Each public agency shall revise the list of information required from an applicant to include a certification of compliance with Section 25001 of the Health and Safety Code and the statement of application required by Section 65943. Copies of the information, including the statement of application required by Section 65943, shall be made available to all applicants for development projects and to any person who requests the information. (b) The list of information required from any applicant shall include, where applicable, identification of whether the proposed project is located within 1,000 feet of a military installation, beneath a low-level flight path or within special use airspace as defined in Section 21098 of the Public Resources Code, and within an urbanized area as defined in Section 65944. 91 Ch. 161 — 19 — Page 201 of 232 (c) (1) A public agency that is not beneath a low-level flight path or not within special use airspace and does not contain a military installation is not required to change its list of information required from applicants to comply with subdivision (b). (2) A public agency that is entirely urbanized, as defined in subdivision (e) of Section 65944, with the exception of a jurisdiction that contains a military installation, is not required to change its list of information required from applicants to comply with subdivision (b). (d) This section shall become operative on January 1, 2030. SEC. 6. Section 65941.1 of the Government Code is amended to read: 65941.1. (a) An applicant for a housing development project, as defined in paragraph (3) of subdivision (b) of Section 65905.5, shall be deemed to have submitted a preliminary application upon providing all of the following information about the proposed project to the city, county, or city and county from which approval for the project is being sought and upon payment of the permit processing fee: (1) The specific location, including parcel numbers, a legal description, and site address, if applicable. (2) The existing uses on the project site and identification of major physical alterations to the property on which the project is to be located. (3) A site plan showing the location on the property, elevations showing design, color, and material, and the massing, height, and approximate square footage, of each building that is to be occupied. (4) The proposed land uses by number of units and square feet of residential and nonresidential development using the categories in the applicable zoning ordinance. (5) The proposed number of parking spaces. (6) Any proposed point sources of air or water pollutants. (7) Any species of special concern known to occur on the property. (8) Whether a portion of the property is located within any of the following: (A) A very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178. (B) Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993). (C) A hazardous waste site that is listed pursuant to Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code. (D) A special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency. (E) A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 91 — 20 — Ch. 161 Page 202 of 232 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2. (F) A stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code. (9) Any historic or cultural resources known to exist on the property. (10) The number of proposed below market rate units and their affordability levels. (11) The number of bonus units and any incentives, concessions, waivers, or parking reductions requested pursuant to Section 65915. (12) Whether any approvals under the Subdivision Map Act, including, but not limited to, a parcel map, a tentative map, or a condominium map, are being requested. (13) The applicant’s contact information and, if the applicant does not own the property, consent from the property owner to submit the application. (14) For a housing development project proposed to be located within the coastal zone, whether any portion of the property contains any of the following: (A) Wetlands, as defined in subdivision (b) of Section 13577 of Title 14 of the California Code of Regulations. (B) Environmentally sensitive habitat areas, as defined in Section 30240 of the Public Resources Code. (C) A tsunami run-up zone. (D) Use of the site for public access to or along the coast. (15) The number of existing residential units on the project site that will be demolished and whether each existing unit is occupied or unoccupied. (16) A site map showing a stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code and an aerial site photograph showing existing site conditions of environmental site features that would be subject to regulations by a public agency, including creeks and wetlands. (17) The location of any recorded public easement, such as easements for storm drains, water lines, and other public rights of way. (b) (1) Each local agency shall compile a checklist and application form that applicants for housing development projects may use for the purpose of satisfying the requirements for submittal of a preliminary application. (2) The Department of Housing and Community Development shall adopt a standardized form that applicants for housing development projects may use for the purpose of satisfying the requirements for submittal of a preliminary application if a local agency has not developed its own application form pursuant to paragraph (1). Adoption of the standardized form shall not be subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2 of the Government Code. (3) A checklist or form shall not require or request any information beyond that expressly identified in subdivision (a). 91 Ch. 161 — 21 — Page 203 of 232 (c) After submittal of all of the information required by subdivision (a), if the development proponent revises the project such that the number of residential units or square footage of construction changes by 20 percent or more, exclusive of any increase resulting from the receipt of a density bonus, incentive, concession, waiver, or similar provision, the housing development project shall not be deemed to have submitted a preliminary application that satisfies this section until the development proponent resubmits the information required by subdivision (a) so that it reflects the revisions. For purposes of this subdivision, “square footage of construction” means the building area, as defined by the California Building Standards Code (Title 24 of the California Code of Regulations). (d) (1) Within 180 calendar days after submitting a preliminary application with all of the information required by subdivision (a) to a city, county, or city and county, the development proponent shall submit an application for a development project that includes all of the information required to process the development application consistent with Sections 65940, 65941, and 65941.5. (2) If the public agency determines that the application for the development project is not complete pursuant to Section 65943, the development proponent shall submit the specific information needed to complete the application within 90 days of receiving the agency’s written identification of the necessary information. If the development proponent does not submit this information within the 90-day period, then the preliminary application shall expire and have no further force or effect. (3) This section shall not require an affirmative determination by a city, county, or city and county regarding the completeness of a preliminary application or a development application for purposes of compliance with this section. (e) Notwithstanding any other law, submission of a preliminary application in accordance with this section shall not preclude the listing of a tribal cultural resource on a national, state, tribal, or local historic register list on or after the date that the preliminary application is submitted. For purposes of Section 65589.5 or any other law, the listing of a tribal cultural site on a national, state, tribal, or local historic register on or after the date the preliminary application was submitted shall not be deemed to be a change to the ordinances, policies, and standards adopted and in effect at the time that the preliminary application was submitted. (f) This section shall remain in effect only until January 1, 2030, and as of that date is repealed. SEC. 6.5. Section 65941.1 of the Government Code is amended to read: 65941.1. (a) An applicant for a housing development project, as defined in paragraph (3) of subdivision (b) of Section 65905.5, shall be deemed to have submitted a preliminary application upon providing all of the following information about the proposed project to the city, county, or city and county from which approval for the project is being sought and upon payment of the permit processing fee: 91 — 22 — Ch. 161 Page 204 of 232 (1) The specific location, including parcel numbers, a legal description, and site address, if applicable. (2) The existing uses on the project site and identification of major physical alterations to the property on which the project is to be located. (3) A site plan showing the location on the property, elevations showing design, color, and material, and the massing, height, and approximate square footage, of each building that is to be occupied. (4) The proposed land uses by number of units and square feet of residential and nonresidential development using the categories in the applicable zoning ordinance. (5) The proposed number of parking spaces. (6) Any proposed point sources of air or water pollutants. (7) Any species of special concern known to occur on the property. (8) Whether a portion of the property is located within any of the following: (A) A very high fire hazard severity zone, as determined by the Director of Forestry and Fire Protection pursuant to Section 51178. (B) Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993). (C) A hazardous waste site that is listed pursuant to Section 25001 of the Health and Safety Code or a hazardous substances release site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code. (D) A special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency. (E) A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2. (F) A stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code. (9) Any historic or cultural resources known to exist on the property. (10) The number of proposed below market rate units and their affordability levels. (11) The number of bonus units and any incentives, concessions, waivers, or parking reductions requested pursuant to Section 65915. (12) Whether any approvals under the Subdivision Map Act (Division 2 (commencing with Section 66410)), including, but not limited to, a parcel map, a tentative map, or a condominium map, are being requested. 91 Ch. 161 — 23 — Page 205 of 232 (13) The applicant’s contact information and, if the applicant does not own the property, consent from the property owner to submit the application. (14) For a housing development project proposed to be located within the coastal zone, whether any portion of the property contains any of the following: (A) Wetlands, as described in subdivision (b) of Section 13577 of Title 14 of the California Code of Regulations. (B) Environmentally sensitive habitat areas, as defined in Section 30240 of the Public Resources Code. (C) A tsunami run-up zone. (D) Use of the site for public access to or along the coast. (15) The number of existing residential units on the project site that will be demolished and whether each existing unit is occupied or unoccupied. (16) A site map showing a stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code and an aerial site photograph showing existing site conditions of environmental site features that would be subject to regulations by a public agency, including creeks and wetlands. (17) The location of any recorded public easement, such as easements for storm drains, water lines, and other public rights of way. (b) (1) Each local agency shall compile a checklist and application form that applicants for housing development projects may use for the purpose of satisfying the requirements for submittal of a preliminary application. (2) The Department of Housing and Community Development shall adopt a standardized form that applicants for housing development projects may use for the purpose of satisfying the requirements for submittal of a preliminary application if a local agency has not developed its own application form pursuant to paragraph (1). Adoption of the standardized form shall not be subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2 of the Government Code. (3) A checklist or form shall not require or request any information beyond that expressly identified in subdivision (a). (c) After submittal of all of the information required by subdivision (a), if the development proponent revises the project such that the number of residential units or square footage of construction changes by 20 percent or more, exclusive of any increase resulting from the receipt of a density bonus, incentive, concession, waiver, or similar provision, the housing development project shall not be deemed to have submitted a preliminary application that satisfies this section until the development proponent resubmits the information required by subdivision (a) so that it reflects the revisions. For purposes of this subdivision, “square footage of construction” means the building area, as defined in the California Building Standards Code (Title 24 of the California Code of Regulations). (d) (1) Within 180 calendar days after submitting a preliminary application with all of the information required by subdivision (a) to a city, county, or city and county, the development proponent shall submit an 91 — 24 — Ch. 161 Page 206 of 232 application for a development project that includes all of the information required to process the development application consistent with Sections 65940, 65941, and 65941.5. (2) If the public agency determines that the application for the development project is not complete pursuant to Section 65943, the development proponent shall submit the specific information needed to complete the application within 90 days of receiving the agency’s written identification of the necessary information. If the development proponent does not submit this information within the 90-day period, then the preliminary application shall expire and have no further force or effect. (3) This section shall not require an affirmative determination by a city, county, or city and county regarding the completeness of a preliminary application or a development application for purposes of compliance with this section. (e) Notwithstanding any other law, submission of a preliminary application in accordance with this section shall not preclude the listing of a tribal cultural resource on a national, state, tribal, or local historic register list on or after the date that the preliminary application is submitted. For purposes of Section 65589.5 or any other law, the listing of a tribal cultural site on a national, state, tribal, or local historic register on or after the date the preliminary application was submitted shall not be deemed to be a change to the ordinances, policies, and standards adopted and in effect at the time that the preliminary application was submitted. (f) This section shall remain in effect only until January 1, 2030, and as of that date is repealed. SEC. 7. Section 65943 of the Government Code, as amended by Section 9 of Chapter 654 of the Statutes of 2019, is amended to read: 65943. (a) Not later than 30 calendar days after any public agency has received an application for a development project, the agency shall determine in writing whether the application is complete and shall immediately transmit the determination to the applicant for the development project. If the application is determined to be incomplete, the lead agency shall provide the applicant with an exhaustive list of items that were not complete. That list shall be limited to those items actually required on the lead agency’s submittal requirement checklist. In any subsequent review of the application determined to be incomplete, the local agency shall not request the applicant to provide any new information that was not stated in the initial list of items that were not complete. If the written determination is not made within 30 days after receipt of the application, and the application includes a statement that it is an application for a development permit, the application shall be deemed complete for purposes of this chapter. Upon receipt of any resubmittal of the application, a new 30-day period shall begin, during which the public agency shall determine the completeness of the application. If the application is determined not to be complete, the agency’s determination shall specify those parts of the application which are incomplete and shall indicate the manner in which they can be made complete, including a list and thorough description of the specific information needed to complete 91 Ch. 161 — 25 — Page 207 of 232 the application. The applicant shall submit materials to the public agency in response to the list and description. (b) Not later than 30 calendar days after receipt of the submitted materials described in subdivision (a), the public agency shall determine in writing whether the application as supplemented or amended by the submitted materials is complete and shall immediately transmit that determination to the applicant. In making this determination, the public agency is limited to determining whether the application as supplemented or amended includes the information required by the list and a thorough description of the specific information needed to complete the application required by subdivision (a). If the written determination is not made within that 30-day period, the application together with the submitted materials shall be deemed complete for purposes of this chapter. (c) If the application together with the submitted materials are determined not to be complete pursuant to subdivision (b), the public agency shall provide a process for the applicant to appeal that decision in writing to the governing body of the agency or, if there is no governing body, to the director of the agency, as provided by that agency. A city or county shall provide that the right of appeal is to the governing body or, at their option, the planning commission, or both. There shall be a final written determination by the agency on the appeal not later than 60 calendar days after receipt of the applicant’s written appeal. The fact that an appeal is permitted to both the planning commission and to the governing body does not extend the 60-day period. Notwithstanding a decision pursuant to subdivision (b) that the application and submitted materials are not complete, if the final written determination on the appeal is not made within that 60-day period, the application with the submitted materials shall be deemed complete for the purposes of this chapter. (d) Nothing in this section precludes an applicant and a public agency from mutually agreeing to an extension of any time limit provided by this section. (e) A public agency may charge applicants a fee not to exceed the amount reasonably necessary to provide the service required by this section. If a fee is charged pursuant to this section, the fee shall be collected as part of the application fee charged for the development permit. (f) Each city and each county shall make copies of any list compiled pursuant to Section 65940 with respect to information required from an applicant for a housing development project, as that term is defined in paragraph (2) of subdivision (h) of Section 65589.5, available both (1) in writing to those persons to whom the agency is required to make information available under subdivision (a) of that section, and (2) publicly available on the internet website of the city or county. (g) For purposes of this section, “development project” includes a housing development project as defined in paragraph (3) of subdivision (b) of Section 65905.5. (h) This section shall remain in effect only until January 1, 2030, and as of that date is repealed. 91 — 26 — Ch. 161 Page 208 of 232 SEC. 8. Section 65943 of the Government Code, as added by Section 10 of Chapter 654 of the Statutes of 2019, is amended to read: 65943. (a) Not later than 30 calendar days after any public agency has received an application for a development project, the agency shall determine in writing whether the application is complete and shall immediately transmit the determination to the applicant for the development project. If the written determination is not made within 30 days after receipt of the application, and the application includes a statement that it is an application for a development permit, the application shall be deemed complete for purposes of this chapter. Upon receipt of any resubmittal of the application, a new 30-day period shall begin, during which the public agency shall determine the completeness of the application. If the application is determined not to be complete, the agency’s determination shall specify those parts of the application which are incomplete and shall indicate the manner in which they can be made complete, including a list and thorough description of the specific information needed to complete the application. The applicant shall submit materials to the public agency in response to the list and description. (b) Not later than 30 calendar days after receipt of the submitted materials, the public agency shall determine in writing whether they are complete and shall immediately transmit that determination to the applicant. If the written determination is not made within that 30-day period, the application together with the submitted materials shall be deemed complete for purposes of this chapter. (c) If the application together with the submitted materials are determined not to be complete pursuant to subdivision (b), the public agency shall provide a process for the applicant to appeal that decision in writing to the governing body of the agency or, if there is no governing body, to the director of the agency, as provided by that agency. A city or county shall provide that the right of appeal is to the governing body or, at their option, the planning commission, or both. There shall be a final written determination by the agency on the appeal not later than 60 calendar days after receipt of the applicant’s written appeal. The fact that an appeal is permitted to both the planning commission and to the governing body does not extend the 60-day period. Notwithstanding a decision pursuant to subdivision (b) that the application and submitted materials are not complete, if the final written determination on the appeal is not made within that 60-day period, the application with the submitted materials shall be deemed complete for the purposes of this chapter. (d) Nothing in this section precludes an applicant and a public agency from mutually agreeing to an extension of any time limit provided by this section. (e) A public agency may charge applicants a fee not to exceed the amount reasonably necessary to provide the service required by this section. If a fee is charged pursuant to this section, the fee shall be collected as part of the application fee charged for the development permit. (f) This section shall become operative on January 1, 2030. 91 Ch. 161 — 27 — Page 209 of 232 SEC. 9. Section 65950 of the Government Code, as amended by Section 11 of Chapter 654 of the Statutes of 2019, is amended to read: 65950. (a) A public agency that is the lead agency for a development project shall approve or disapprove the project within whichever of the following periods is applicable: (1) One hundred eighty days from the date of certification by the lead agency of the environmental impact report, if an environmental impact report is prepared pursuant to Section 21100 or 21151 of the Public Resources Code for the development project. (2) Ninety days from the date of certification by the lead agency of the environmental impact report, if an environmental impact report is prepared pursuant to Section 21100 or 21151 of the Public Resources Code for a development project defined in subdivision (c). (3) Sixty days from the date of certification by the lead agency of the environmental impact report, if an environmental impact report is prepared pursuant to Section 21100 or 21151 of the Public Resources Code for a development project defined in subdivision (c) and all of the following conditions are met: (A) At least 49 percent of the units in the development project are affordable to very low or low-income households, as defined by Sections 50105 and 50079.5 of the Health and Safety Code, respectively. Rents for the lower income units shall be set at an affordable rent, as that term is defined in Section 50053 of the Health and Safety Code, for at least 30 years. Owner-occupied units shall be available at an affordable housing cost, as that term is defined in Section 50052.5 of the Health and Safety Code. (B) Prior to the application being deemed complete for the development project pursuant to Article 3 (commencing with Section 65940), the lead agency received written notice from the project applicant that an application has been made or will be made for an allocation or commitment of financing, tax credits, bond authority, or other financial assistance from a public agency or federal agency, and the notice specifies the financial assistance that has been applied for or will be applied for and the deadline for application for that assistance, the requirement that one of the approvals of the development project by the lead agency is a prerequisite to the application for or approval of the application for financial assistance, and that the financial assistance is necessary for the project to be affordable as required pursuant to subparagraph (A). (C) There is confirmation that the application has been made to the public agency or federal agency prior to certification of the environmental impact report. (4) Sixty days from the date of adoption by the lead agency of the negative declaration, if a negative declaration is completed and adopted for the development project. (5) Sixty days from the determination by the lead agency that the project is exempt from the California Environmental Quality Act (Division 13 91 — 28 — Ch. 161 Page 210 of 232 (commencing with Section 21000) of the Public Resources Code), if the project is exempt from that act. (b) This section does not preclude a project applicant and a public agency from mutually agreeing in writing to an extension of any time limit provided by this section pursuant to Section 65957. (c) For purposes of paragraphs (2) and (3) of subdivision (a) and Section 65952, “development project” means a housing development project, as defined in paragraph (3) of subdivision (b) of Section 65905.5. (d) For purposes of this section, “lead agency” and “negative declaration” have the same meaning as defined in Sections 21067 and 21064 of the Public Resources Code, respectively. (e) This section shall remain in effect only until January 1, 2030, and as of that date is repealed. SEC. 10. Section 65950 of the Government Code, as added by Section 12 of Chapter 654 of the Statutes of 2019, is amended to read: 65950. (a) A public agency that is the lead agency for a development project shall approve or disapprove the project within whichever of the following periods is applicable: (1) One hundred eighty days from the date of certification by the lead agency of the environmental impact report, if an environmental impact report is prepared pursuant to Section 21100 or 21151 of the Public Resources Code for the development project. (2) One hundred twenty days from the date of certification by the lead agency of the environmental impact report, if an environmental impact report is prepared pursuant to Section 21100 or 21151 of the Public Resources Code for a development project defined in subdivision (c). (3) Ninety days from the date of certification by the lead agency of the environmental impact report, if an environmental impact report is prepared pursuant to Section 21100 or 21151 of the Public Resources Code for a development project defined in subdivision (c) and all of the following conditions are met: (A) At least 49 percent of the units in the development project are affordable to very low or low-income households, as defined by Sections 50105 and 50079.5 of the Health and Safety Code, respectively. Rents for the lower income units shall be set at an affordable rent, as that term is defined in Section 50053 of the Health and Safety Code, for at least 30 years. Owner-occupied units shall be available at an affordable housing cost, as that term is defined in Section 50052.5 of the Health and Safety Code. (B) Prior to the application being deemed complete for the development project pursuant to Article 3 (commencing with Section 65940), the lead agency received written notice from the project applicant that an application has been made or will be made for an allocation or commitment of financing, tax credits, bond authority, or other financial assistance from a public agency or federal agency, and the notice specifies the financial assistance that has been applied for or will be applied for and the deadline for application for that assistance, the requirement that one of the approvals of the development 91 Ch. 161 — 29 — Page 211 of 232 project by the lead agency is a prerequisite to the application for or approval of the application for financial assistance, and that the financial assistance is necessary for the project to be affordable as required pursuant to subparagraph (A). (C) There is confirmation that the application has been made to the public agency or federal agency prior to certification of the environmental impact report. (4) Sixty days from the date of adoption by the lead agency of the negative declaration, if a negative declaration is completed and adopted for the development project. (5) Sixty days from the determination by the lead agency that the project is exempt from the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code), if the project is exempt from that act. (b) This section does not preclude a project applicant and a public agency from mutually agreeing in writing to an extension of any time limit provided by this section pursuant to Section 65957. (c) For purposes of paragraphs (2) and (3) of subdivision (a) and Section 65952, “development project” means a use consisting of either of the following: (1) Residential units only. (2) Mixed-use developments consisting of residential and nonresidential uses in which the nonresidential uses are less than 50 percent of the total square footage of the development and are limited to neighborhood commercial uses and to the first floor of buildings that are two or more stories. As used in this paragraph, “neighborhood commercial” means small-scale general or specialty stores that furnish goods and services primarily to residents of the neighborhood. (d) For purposes of this section, “lead agency” and “negative declaration” have the same meaning as defined in Sections 21067 and 21064 of the Public Resources Code, respectively. (e) This section shall become operative on January 1, 2030. SEC. 11. Section 66300 of the Government Code is amended to read: 66300. (a) As used in this section: (1) (A) Except as otherwise provided in subparagraph (B), “affected city” means a city, including a charter city, that the Department of Housing and Community Development determines, pursuant to subdivision (e), is in an urbanized area or urban cluster, as designated by the United States Census Bureau. (B) Notwithstanding subparagraph (A), “affected city” does not include any city that has a population of 5,000 or less and is not located within an urbanized area, as designated by the United States Census Bureau. (2) “Affected county” means a census-designated place, based on the 2013-2017 American Community Survey 5-year Estimates, that is wholly located within the boundaries of an urbanized area, as designated by the United States Census Bureau. 91 — 30 — Ch. 161 Page 212 of 232 (3) Notwithstanding any other law, “affected county” and “affected city” includes the electorate of an affected county or city exercising its local initiative or referendum power, whether that power is derived from the California Constitution, statute, or the charter or ordinances of the affected county or city. (4) “Department” means the Department of Housing and Community Development. (5) “Development policy, standard, or condition” means any of the following: (A) A provision of, or amendment to, a general plan. (B) A provision of, or amendment to, a specific plan. (C) A provision of, or amendment to, a zoning ordinance. (D) A subdivision standard or criterion. (6) “Housing development project” has the same meaning as defined in paragraph (3) of subdivision (b) of Section 65905.5. (7) “Objective design standard” means a design standard that involves no personal or subjective judgment by a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal of an application. (b) (1) Notwithstanding any other law except as provided in subdivision (i), with respect to land where housing is an allowable use, an affected county or an affected city shall not enact a development policy, standard, or condition that would have any of the following effects: (A) Changing the general plan land use designation, specific plan land use designation, or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing general plan land use designation, specific plan land use designation, or zoning district in effect at the time of the proposed change, below what was allowed under the land use designation or zoning ordinances of the affected county or affected city, as applicable, as in effect on January 1, 2018, except as otherwise provided in clause (ii) of subparagraph (B) or subdivision (i). For purposes of this subparagraph, “reducing the intensity of land use” includes, but is not limited to, reductions to height, density, or floor area ratio, new or increased open space or lot size requirements, new or increased setback requirements, minimum frontage requirements, or maximum lot coverage limitations, or any other action that would individually or cumulatively reduce the site’s residential development capacity. (B) (i) Imposing a moratorium or similar restriction or limitation on housing development, including mixed-use development, within all or a portion of the jurisdiction of the affected county or city, other than to specifically protect against an imminent threat to the health and safety of persons residing in, or within the immediate vicinity of, the area subject to the moratorium or for projects specifically identified as existing restricted affordable housing. (ii) The affected county or affected city, as applicable, shall not enforce a zoning ordinance imposing a moratorium or other similar restriction on 91 Ch. 161 — 31 — Page 213 of 232 or limitation of housing development until it has submitted the ordinance to, and received approval from, the department. The department shall approve a zoning ordinance submitted to it pursuant to this subparagraph only if it determines that the zoning ordinance satisfies the requirements of this subparagraph. If the department denies approval of a zoning ordinance imposing a moratorium or similar restriction or limitation on housing development as inconsistent with this subparagraph, that ordinance shall be deemed void. (C) Imposing or enforcing design standards established on or after January 1, 2020, that are not objective design standards. (D) Except as provided in subparagraph (E), establishing or implementing any provision that: (i) Limits the number of land use approvals or permits necessary for the approval and construction of housing that will be issued or allocated within all or a portion of the affected county or affected city, as applicable. (ii) Acts as a cap on the number of housing units that can be approved or constructed either annually or for some other time period. (iii) Limits the population of the affected county or affected city, as applicable. (E) Notwithstanding subparagraph (D), an affected county or affected city may enforce a limit on the number of approvals or permits or a cap on the number of housing units that can be approved or constructed if the provision of law imposing the limit was approved by voters prior to January 1, 2005, and the affected county or affected city is located in a predominantly agricultural county. For the purposes of this subparagraph, “predominantly agricultural county” means a county that meets both of the following, as determined by the most recent California Farmland Conversion Report produced by the Department of Conservation: (i) Has more than 550,000 acres of agricultural land. (ii) At least one-half of the county area is agricultural land. (2) Any development policy, standard, or condition enacted on or after the effective date of this section that does not comply with this section shall be deemed void. (c) Notwithstanding subdivisions (b) and (f), an affected county or affected city may enact a development policy, standard, or condition to prohibit the commercial use of land that is designated for residential use, including, but not limited to, short-term occupancy of a residence, consistent with the authority conferred on the county or city by other law. (d) Notwithstanding any other provision of this section and notwithstanding local density requirements, both of the following shall apply: (1) An affected city or an affected county shall not approve a housing development project that will require the demolition of one or more residential dwelling units unless the project will create at least as many residential dwelling units as will be demolished. 91 — 32 — Ch. 161 Page 214 of 232 (2) An affected city or an affected county shall not approve a housing development project that will require the demolition of occupied or vacant protected units, unless all of the following apply: (A) (i) The project will replace all existing or demolished protected units. (ii) Any protected units replaced pursuant to this subparagraph shall be considered in determining whether the housing development project satisfies the requirements of Section 65915 or a locally adopted requirement that requires, as a condition of the development of residential rental units, that the project provide a certain percentage of residential rental units affordable to, and occupied by, households with incomes that do not exceed the limits for moderate-income, lower income, very low income, or extremely low income households, as specified in Sections 50079.5, 50093, 50105, and 50106 of the Health and Safety Code. (B) The housing development project will include at least as many residential dwelling units as the greatest number of residential dwelling units that existed on the project site within the last five years. (C) (i) Any existing occupants will be allowed to occupy their units until six months before the start of construction activities with proper notice, subject to Chapter 16 (commencing with Section 7260) of Division 7 of Title 1. (ii) Any existing occupants that are required to leave their units shall be allowed to return at their prior rental rate if the demolition does not proceed and the property is returned to the rental market. (D) The developer agrees to provide both of the following to the existing occupants of any protected units that are lower income households: (i) Relocation benefits to the occupants of those affordable residential rental units, subject to Chapter 16 (commencing with Section 7260) of Division 7 of Title 1. (ii) A right of first refusal for a comparable unit available in the new housing development affordable to the household at an affordable rent or an affordable housing cost. This clause shall not apply to any of the following: (I) A development project that consists of a single residential unit located on a site where a single protected unit is being demolished. (II) (ia) Units in a housing development in which 100 percent of the units, exclusive of a manager’s unit or units, are reserved for lower income households. (ib) Notwithstanding sub-subclause (ia), clause (ii) shall apply to protected units occupied by an occupant who qualifies for residence in the new development and for whom providing a comparable unit would not be precluded due to unit size limitations or other requirements of one or more funding source of the housing development. (iii) (I) For purposes of complying with clause (ii), if one or more single-family homes that qualify as protected units are being replaced in a development project that consists of two or more units, “comparable unit” means either of the following, as applicable: 91 Ch. 161 — 33 — Page 215 of 232 (ia) A unit containing the same number of bedrooms if the single-family home contains three or fewer bedrooms. (ib) A unit containing three bedrooms if the single-family home contains four or more bedrooms. (II) For purposes of this clause, a comparable unit is not required to have the same or similar square footage or the same number of total rooms. (iv) This subparagraph does not apply to an occupant of a short-term rental that is rented for a period of fewer than 30 days. (E) This paragraph does not confer additional legal protections upon an unlawful occupant of a protected unit. (F) For purposes of this paragraph: (i) “Affordable housing cost” has the same meaning as defined in Section 50052.5 of the Health and Safety Code. (ii) “Affordable rent” has the same meaning as defined in Section 50053 of the Health and Safety Code. (iii) “Equivalent size” means that the replacement units contain at least the same total number of bedrooms as the units being replaced. (iv) “Persons and families of low or moderate income” has the same meaning as defined in Section 50093 of the Health and Safety Code. (v) “Lower income households” has the same meaning as defined in Section 50079.5 of the Health and Safety Code. (vi) “Protected units” means any of the following: (I) Residential dwelling units that are or were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower or very low income within the past five years. (II) Residential dwelling units that are or were subject to any form of rent or price control through a public entity’s valid exercise of its police power within the past five years. (III) Residential dwelling units that are or were rented by lower or very low income households within the past five years. (IV) Residential dwelling units that were withdrawn from rent or lease in accordance with Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 within the past 10 years. (vii) (I) “Replace” shall have the same meaning as provided in subparagraphs (B) and (C) of paragraph (3) of subdivision (c) of Section 65915. (II) Notwithstanding subclause (I), for purposes of a development project that consists of a single residential unit on a site with a single protected unit, “replace” shall mean that the protected unit is replaced with a unit of any size at any income level. (3) This subdivision shall not supersede any objective provision of a locally adopted ordinance that places restrictions on the demolition of residential dwelling units or the subdivision of residential rental units that are more protective of lower income households, requires the provision of a greater number of units affordable to lower income households, or that requires greater relocation assistance to displaced households. 91 — 34 — Ch. 161 Page 216 of 232 (4) This subdivision shall only apply to a housing development project that submits a complete application pursuant to Section 65943 on or after January 1, 2020. (5) This subdivision shall not apply to a housing development project for which an application was submitted after January 1, 2019, but prior to January 1, 2020, in a jurisdiction with a population of under 31,000 as of the 2020 United States Census that has a rent or price control ordinance. (e) The Department of Housing and Community Development shall determine those cities and counties in this state that are affected cities and affected counties, in accordance with subdivision (a) by June 30, 2020. The department may update the list of affected cities and affected counties once on or after January 1, 2021, and once on or after January 1, 2025, to account for changes in urbanized areas or urban clusters due to new data obtained from the 2020 census. The department’s determination shall remain valid until January 1, 2030. (f) (1) Except as provided in paragraphs (3) and (4) and subdivisions (h) and (i), this section shall prevail over any conflicting provision of this title or other law regulating housing development in this state to the extent that this section more fully advances the intent specified in paragraph (2). (2) It is the intent of the Legislature that this section be broadly construed so as to maximize the development of housing within this state. Any exception to the requirements of this section, including an exception for the health and safety of occupants of a housing development project, shall be construed narrowly. (3) This section shall not be construed as prohibiting the adoption or amendment of a development policy, standard, or condition in a manner that: (A) Allows greater density. (B) Facilitates the development of housing. (C) Reduces the costs to a housing development project. (D) Imposes or implements mitigation measures as necessary to comply with the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code). (4) This section shall not apply to a housing development project located within a very high fire hazard severity zone. For purposes of this paragraph, “very high fire hazard severity zone” has the same meaning as provided in Section 51177. (g) This section shall not be construed to void a height limit, urban growth boundary, or urban limit established by the electorate of an affected county or an affected city, provided that the height limit, urban growth boundary, or urban limit complies with subparagraph (A) of paragraph (1) of subdivision (b). (h) (1) Nothing in this section supersedes, limits, or otherwise modifies the requirements of, or the standards of review pursuant to, Division 13 (commencing with Section 21000) of the Public Resources Code. (2) Nothing in this section supersedes, limits, or otherwise modifies the requirements of the California Coastal Act of 1976 (Division 20 91 Ch. 161 — 35 — Page 217 of 232 (commencing with Section 30000) of the Public Resources Code). For a housing development project proposed within the coastal zone, nothing in this section shall be construed to prohibit an affected county or an affected city from enacting a development policy, standard, or condition necessary to implement or amend a certified local coastal program consistent with the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code). (i) (1) This section does not prohibit an affected county or an affected city, including the local electorate acting through the initiative process, from changing a land use designation or zoning ordinance to a less intensive use, or reducing the intensity of land use, if the city or county concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity. (2) (A) For purposes of this subdivision, “concurrently” means the action is approved at the same meeting of the legislative body. (B) Notwithstanding subparagraph (A), if the action that would result in a net loss of residential capacity is requested by an applicant for a housing development project, “concurrently” means within 180 days. (C) Notwithstanding subparagraph (A), in the case of an initiative measure, “concurrently” means the action is included in the initiative in a manner that ensures the added residential capacity is effective at the same time as the reduction in residential capacity. (3) (A) (i) The City of San Jose may proactively change a zoning ordinance to a more intensive use and subsequently use the additional capacity to change a zoning ordinance applicable to an eligible parcel to a less intensive use as long as there is no net loss in residential capacity. (ii) A change to a zoning ordinance to a less intensive use under this paragraph shall occur within one year of the change to the zoning ordinance to a more intensive use. (iii) For purposes of this paragraph, “eligible parcel” means a parcel that meets all of the following criteria: (I) It is zoned for residential uses. (II) It does not have a multifamily housing general plan designation. (III) Its zoning is inconsistent with the general plan of the city in effect on January 1, 2018. (B) A change to a zoning ordinance to a less intensive use under this paragraph shall not be effective until the City of San Jose establishes zoning districts that implement mixed-use neighborhood, urban residential, transit residential, and urban village general plan land use designations. (C) The City of San Jose shall report each zoning ordinance amendment establishing a less intensive use pursuant to this paragraph in the following ways: (i) In its annual report submitted pursuant to paragraph (2) of subdivision (a) of Section 65400 and submit the annual report to the relevant policy committees of the Legislature each year that the City of San Jose adopts a zoning ordinance amendment pursuant to this paragraph. 91 — 36 — Ch. 161 Page 218 of 232 (ii) Electronically on an internet website accessible to the public by the time the zoning ordinance amendment is in effect. (D) This paragraph shall become inoperative upon the date that the City of San Jose’s housing element update for the sixth cycle is due pursuant to Section 65588. (4) This section does not prohibit an affected county or an affected city from changing a land use designation or zoning ordinance to a less intensive use on a site that is a mobilehome park, as defined in Section 18214 of the Health and Safety Code, as of the effective date of this section, and the no net loss requirement in paragraph (1) shall not apply. (j) Notwithstanding subdivisions (b) and (f), this section does not prohibit an affected city or an affected county from enacting a development policy, standard, or condition that is intended to preserve or facilitate the production of housing for lower income households, as defined in Section 50079.5 of the Health and Safety Code, or housing types that traditionally serve lower income households, including mobilehome parks, single-room occupancy units, or units subject to any form of rent or price control through a public entity’s valid exercise of its police power. (k) The amendments to subparagraph (A) of paragraph (1) of subdivision (b), and to paragraph (1) of subdivision (i) made by the act adding this subdivision do not constitute a change in, but are declaratory of, existing law. SEC. 12. Section 66301 of the Government Code is amended to read: 66301. (a) This chapter shall apply only to a housing development project that submits a preliminary application pursuant to Section 65941.1 before January 1, 2030. (b) This chapter shall remain in effect only until January 1, 2034, and as of that date is repealed. (c) It is the intent of the Legislature in enacting this section to ensure that a housing development project that submits a preliminary application pursuant to Section 65941.1 before January 1, 2030, remains subject to this chapter after January 1, 2030. SEC. 13. Section 2 of Chapter 654 of the Statutes of 2019 is amended to read: SEC. 2. (a) The Legislature finds and declares the following: (1) California is experiencing a housing supply crisis, with housing demand far outstripping supply. In 2018, California ranked 49th out of the 50 states in housing units per capita. (2) Consequently, existing housing in this state, especially in its largest cities, has become very expensive. Seven of the 10 most expensive real estate markets in the United States are in California. In San Francisco, the median home price is $1.6 million. (3) California is also experiencing rapid year-over-year rent growth with three cities in the state having had overall rent growth of 10 percent or more year-over-year, and of the 50 United States cities with the highest United States rents, 33 are cities in California. 91 Ch. 161 — 37 — Page 219 of 232 (4) California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over the next 7 years. (5) The housing crisis has particularly exacerbated the need for affordable homes at prices below market rates. (6) The housing crisis harms families across California and has resulted in all of the following: (A) Increased poverty and homelessness, especially first-time homelessness. (B) Forced lower income residents into crowded and unsafe housing in urban areas. (C) Forced families into lower cost new housing in greenfields at the urban-rural interface with longer commute times and a higher exposure to fire hazard. (D) Forced public employees, health care providers, teachers, and others, including critical safety personnel, into more affordable housing farther from the communities they serve, which will exacerbate future disaster response challenges in high-cost, high-congestion areas and increase risk to life. (E) Driven families out of the state or into communities away from good schools and services, making the ZIP Code where one grew up the largest determinate of later access to opportunities and social mobility, disrupting family life, and increasing health problems due to long commutes that may exceed three hours per day. (7) The housing crisis has been exacerbated by the additional loss of units due to wildfires in 2017 and 2018, which impacts all regions of the state. The Carr Fire in 2017 alone burned over 1,000 homes, and over 50,000 people have been displaced by the Camp Fire and the Woolsey Fire in 2018. This temporary and permanent displacement has placed additional demand on the housing market and has resulted in fewer housing units available for rent by low-income individuals. (8) Individuals who lose their housing due to fire or the sale of the property cannot find affordable homes or rental units and are pushed into cars and tents. (9) Costs for construction of new housing continue to increase. According to the Terner Center for Housing Innovation at the University of California, Berkeley, the cost of building a 100-unit affordable housing project in the state was almost $425,000 per unit in 2016, up from $265,000 per unit in 2000. (10) Lengthy permitting processes and approval times, fees and costs for parking, and other requirements further exacerbate cost of residential construction. (11) The housing crisis is severely impacting the state’s economy as follows: (A) Employers face increasing difficulty in securing and retaining a workforce. 91 — 38 — Ch. 161 Page 220 of 232 (B) Schools, universities, nonprofits, and governments have difficulty attracting and retaining teachers, students, and employees, and our schools and critical services are suffering. (C) According to analysts at McKinsey and Company, the housing crisis is costing California $140 billion a year in lost economic output. (12) The housing crisis also harms the environment by doing both of the following: (A) Increasing pressure to develop the state’s farmlands, open space, and rural interface areas to build affordable housing, and increasing fire hazards that generate massive greenhouse gas emissions. (B) Increasing greenhouse gas emissions from longer commutes to affordable homes far from growing job centers. (13) Homes, lots, and structures near good jobs, schools, and transportation remain underutilized throughout the state and could be rapidly remodeled or developed to add affordable homes without subsidy where they are needed with state assistance. (14) Reusing existing infrastructure and developed properties, and building more smaller homes with good access to schools, parks, and services, will provide the most immediate help with the lowest greenhouse gas footprint to state residents. (b) In light of the foregoing, the Legislature hereby declares a statewide housing emergency, to be in effect until January 1, 2030. (c) It is the intent of the Legislature, in enacting the Housing Crisis Act of 2019, to do both of the following: (1) Suspend certain restrictions on the development of new housing during the period of the statewide emergency described in subdivisions (a) and (b). (2) Work with local governments to expedite the permitting of housing in regions suffering the worst housing shortages and highest rates of displacement. SEC. 14. Section 4.5 of this bill incorporates amendments to Section 65940 of the Government Code, as amended by Section 6 of Chapter 654 of the Statutes of 2019, proposed by both this bill and Senate Bill 37. That section of this bill shall only become operative if (1) both bills are enacted and become effective on or before January 1, 2022, (2) each bill amends Section 65940 of the Government Code, as amended by Section 6 of Chapter 654 of the Statutes of 2019, and (3) this bill is enacted after Senate Bill 37, in which case Section 4 of this bill shall not become operative. SEC. 15. Section 5.5 of this bill incorporates amendments to Section 65940 of the Government Code, as amended by Section 7 of Chapter 654 of the Statutes of 2019, proposed by both this bill and Senate Bill 37. That section of this bill shall only become operative if (1) both bills are enacted and become effective on or before January 1, 2022, (2) each bill amends Section 65940 of the Government Code, as amended by Section 7 of Chapter 654 of the Statutes of 2019, and (3) this bill is enacted after Senate Bill 37, in which case Section 5 of this bill shall not become operative. 91 Ch. 161 — 39 — Page 221 of 232 SEC. 16. Section 6.5 of this bill incorporates amendments to Section 65941.1 of the Government Code proposed by both this bill and Senate Bill 37. That section of this bill shall only become operative if (1) both bills are enacted and become effective on or before January 1, 2022, (2) each bill amends Section 65941.1 of the Government Code, and (3) this bill is enacted after Senate Bill 37, in which case Section 6 of this bill shall not become operative. SEC. 17. No reimbursement is required by this act pursuant to Section 6 of Article XIIIB of the California Constitution for certain costs that may be incurred by a local agency or school district because, in that regard, this act creates a new crime or infraction, eliminates a crime or infraction, or changes the penalty for a crime or infraction, within the meaning of Section 17556 of the Government Code, or changes the definition of a crime within the meaning of Section 6 of Article XIIIB of the California Constitution. However, if the Commission on State Mandates determines that this act contains other costs mandated by the state, reimbursement to local agencies and school districts for those costs shall be made pursuant to Part 7 (commencing with Section 17500) of Division 4 of Title 2 of the Government Code. O 91 — 40 — Ch. 161 Page 222 of 232 Public Notification Package 3232 Hermosa Avenue Page 223 of 232 Public Notification Package 3232 Hermosa Avenue Page 224 of 232 Public Notification Package 3232 Hermosa Avenue Page 225 of 232 Public Notification Package 3232 Hermosa Avenue Page 226 of 232 PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN that the Chairperson of the Hermosa Beach Planning Commission has called a special public hearing on Monday, October 13, 2025 at 6:00 p.m. to consider and take action on only those matters set forth on the agenda below. 1. CITY-INITIATED REQUEST FOR A CONDITIONAL USE PERMIT (CUP25-13/APE25-004) AMENDMENT TO MODIFY THE CONDITIONS OF APPROVAL FOR OFF-SALE ALCOHOL (BEER, WINE, AND DISTILLED SPIRITS) AT AN EXISTING LIQUOR STORE (ROBERT’S LIQUOR) LOCATED AT 74 PIER AVENUE IN THE DOWNTOWN COMMERCIAL (C-2) ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY GUIDELINES. 2. PRECISE DEVELOPMENT PLAN (PDP 25-05) TO REMODEL AN EXISTING 129,736-SQUARE-FOOT SHOPPING CENTER WITH: 1) SITE IMPROVEMENTS INCLUDING NEW LANDSCAPING, EXPANDED WALKWAYS AND ACCESSIBLE PATH OF TRAVEL, AND PARKING RECONFIGURATION; 2) NEW FACADE TREATMENTS AND ARCHITECTURAL FEATURES INCLUDING A TOWER FEATURE MEASURING 35 FEET IN HEIGHT; AND 3) INTERIOR TENANT IMPROVEMENTS AT 1100 PACIFIC COAST HIGHWAY IN THE C-3 (GENERAL COMMERCIAL) ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. 3. CONVEX SLOPE DETERMINATION (CSD 25-01) AND PRECISE DEVELOPMENT PLAN (PDP 25-04) FOR A STRUCTURAL REHABILITATION AND MINOR ADDITION TO AN EXISTING LEGAL-NONCONFORMING FOUR-UNIT APARTMENT BUILDING LOCATED AT 3232 HERMOSA AVENUE IN THE R-3 (HIGH DENSITY) RESIDENTIAL ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 2 CATEGORICAL EXEMPTION PER SECTION 15302 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. 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. 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, AICPCommunity Development DirectorEasy Reader Inc/Redondo Beach News/October 2, 2025/HD25-036 City ofHermosa Beach Page 227 of 232 212 3412 235250247 3402 23624033353314 32234535033033414 3408 3404 33133734934013306 325 22522723123224124224524824932043103153143233203303333343413403483225205211 2302372522563173213362593013030 2192242262442552543023183032432906207217214 22223924626020822920122823420227002732 2728 2722 2716 1311462836 2828 2824 2818 2812 2804 28012823 2924 2920 2910 2902 12713013814229012934 3026 3022 3018 3010 30023020119 15014731013510 3504 35153501108 3430 3422 3415 118124 3419 3518 3423 3435 34363443 3108 3104 3100 3035 3033 3031 3007 2930 3001 3003 2918 2909 2838 2831 2826 2810 2806 2800 28403320 20921022121622332162182202152003130 3122 3112 12813531253224 3206 115 121120126132139136320132173316 3312 33021223300 14014433133324 3410 111 123125133137 3411 3417 3405 3330 3318 3310 3301 3233 3231 3222 3220 3207 3205 3133 3124 3116 3129 Manhattan A ve 2 7 th S tPal mDr 2 8 th C tHermo sa AveHi ghl andAve34th Pl 35th St 31st StBayviewDr 30th St Longfell o w A v e 3 4 th S t29th St 33rd St 28th St Cres t D r 30th Pl 34th Pl 2 9 th C t30th Pl 35th Pl 31st Pl 32nd Pl 35th St 34th St Morn ings ide D r 33rd Pl Neptune 35th St T he Str a n d3232 300' RADIUS MAP ADDRESS: 3232 Hermosa Ave, Hermosa Beach, CA 90254 r Page 228 of 232 Community Development Department Planning Division Attn: Jake Whitney City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 3232 Hermosa Avenue, Hermosa Beach, CA 90254 Assessor Parcel Number: 4181-031-014 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a special Public Hearing on Monday, October 13, 2025, at 6:00 p.m. to consider the request described below. CONVEX SLOPE DETERMINATION (CSD 25-01) AND PRECISE DEVELOPMENT PLAN (PDP 25-04) FOR A STRUCTURAL REHABILITATION AND MINOR ADDITION TO AN EXISTING LEGAL-NONCONFORMING FOUR-UNIT APARTMENT BUILDING LOCATED AT 3232 HERMOSA AVENUE IN THE R-3 (HIGH DENSITY) RESIDENTIAL ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 2 CATEGORICAL EXEMPTION PER SECTION 15302 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at cityclerk@hermosabeach.gov at least 48 hours before the meeting. PARTICIPATION AND VIEWING OPTIONS - Hermosa Beach Planning Commission meetings are open to the public and are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254. Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on action items listed on the agenda via the following: Zoom - https://us02web.zoom.us/j/88613327928?pwd=wsIanaorhMUofgumcWi7b4Lbw4uP4n.1 Meeting ID: 886 1332 7928 Password: 207860 Phone - Toll Free: (833) 548-0276 Meeting ID: 886 1332 7928, then #; Passcode: 207860 eComment - Submit an eComment by 4:00 p.m. on the meeting date. Supplemental Email - Supplemental emails are available for agenda items only and must be sent to Community Development at planning@hermosabeach.gov. Supplemental emails should indicate the agenda item plus meeting date in the subject line and must be received by 4:00 p.m. on the meeting date. Emails received after the deadline but before the meeting ends will be posted to the agenda the next business day. Please be advised that while the City will endeavor to ensure 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 participation. Similarly, as a courtesy, the City will also broadcast the meeting via the following listed mediums. However, these are done as a courtesy only and not guaranteed to be technically feasible. To guarantee live time viewing and/or public participation, members of the public shall attend in Council Chambers. If you experience technical difficulties while viewing a meeting on any of our digital platforms, please try another viewing option. View staff reports and attachments at www.hermosabeach.gov/agenda. 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 Alison Becker Community Development Director Page 229 of 232 Page 230 of 232 33rd St Palm D r Manhat tan A ve 29 th S tMorn ing s ide D r Hi ghl andAve34th Pl 35th St 31st StBayView D r 30th St Longfell o w A v e 3 4t h S tCre s t D r 34th Pl 30th Pl 30th Pl 31st Pl 32nd Pl 35th Pl 34th S t Hermo sa Ave 29th Ct 33rd Pl Neptune A v e 35th St The S t rand Unit Remodel: Precise Development Plan, Convex Slope Determination Project Zoning Map Planning Commission October 13, 2025 Description 3232 Hermosa Avenue APN: 4181-031-014 Zone: R-3 Multiple Family Residential 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 300' Notification Radius Page 231 of 232 SROUR & ASSOCIATES Real Estate Development Services Group, Inc. 2615 Pacific Coast Highway, Suite 206, Hermosa Beach, CA 90254 brandon@esrour.com 310/372-8433 October 13, 2025 Jake Whitney Associate Planner Community Development Department City of Hermosa Beach 1315 Valley Dr. Hermosa Beach, CA 90254 Re: Application for Convex Sloped Lot Determination and Precise Development Plan at 3232 Hermosa Ave. Dear Mr. Whitney: I request a continuance of the Planning Commission hearing on this project to November 18, 2025, in order to obtain additional information regarding the annual incomes of the individuals who lived at the subject site during the 5 years prior to the City’s receipt of my application on May 5, 2025. Best regards, Brandon Straus Brandon Straus, Applicant Page 232 of 232