HomeMy WebLinkAbout2025-10-21 - PC - Regular
CITY OF HERMOSA BEACH
PLANNING COMMISSION
Regular Meeting Agenda
Tuesday, October 21, 2025
6:00 PM
Council Chambers
1315 Valley Drive
Hermosa Beach, CA 90254
COMMISSIONERS
Kate Hirsh, Chairperson
Stephen Izant, Vice Chairperson
Michael Flaherty, Commissioner
Peter Hoffman, Commissioner
Greg McNally, Commissioner
Alison Becker, Community Development Director
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Hermosa Beach Planning Commission meetings are open to the public and are being held in person
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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:
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https://us02web.zoom.us/j/82539742028?pwd=OUNTRDNvd2I6TzBpTDIjc2x6bGFwdz09
•
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the Community Development Department located at 1315 Valley Drive, Hermosa Beach, CA
90254 during regular business hours.
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Page 2 of 356
Pages
1.CALL TO ORDER
2.PLEDGE OF ALLEGIANCE
3.ROLL CALL
4.APPROVAL OF AGENDA
This is the time for Planning Commission to discuss any changes to the order of
agenda items.
Recommendation:
To approve the order of the agenda.
5.PUBLIC COMMENT 7
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 during public comment, except that the
Planning Commission may take action to schedule issues raised during public
comment for a future agenda. Speakers with comments regarding 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 SPECIAL
MEETING OF OCTOBER 13, 2025 - 25-CDD-152
20
(Planning Manager Alexis Oropeza)
Recommendation:
Page 3 of 356
Staff recommends the Planning Commission receive and file the
Commission's action minutes for the special meeting of Monday, October
13, 2025.
7.PUBLIC HEARING
7.a ADOPT A RESOLUTION TO APPROVE A PRECISE DEVELOPMENT
PLAN AND LOT LINE ADJUSTMENT TO REMODEL AND ADD A
THIRD STORY TO AN EXISTING BUILDING AT 901 HERMOSA AVE IN
THE GENERAL COMMERCIAL ZONE - 25-CDD-140
25
CEQA: Determine the project is exempt from the California
Environmental Quality Act.
(Contract Planner Kaneca Pompey)
Recommendation:
Staff recommends the Planning Commission:
Determine the project is categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to section 15301,
Class 1 and Section 15305, Class 5 of the CEQA guidelines;
and
1.
Adopt a Resolution approving Precise Development Plan
(PDP23-04) and Lot Line Adjustment (LLA 23-03) to remodel
and add to an existing two-story commercial building that
measures 14,021 square feet located at 901 Hermosa Avenue.
The lot line adjustment consolidates three existing parcels into a
single lot, subject to conditions of approval (Attachment 1).
2.
7.b ADOPT A RESOLUTION TO MODIFY THE CONDITIONS OF
APPROVAL FOR ROBERT'S LIQUOR CONDITIONAL USE PERMIT
LOCATED AT 74 PIER AVENUE IN THE DOWNTOWN COMMERCIAL
ZONE - 25-CDD-137
151
CEQA: Determine the project is categorically exempt from the California
Environmental Quality Act.
(Code Enforcement Officer Suzanne Calderon/Assistant Planner Johnny
Case)
Recommendation:
Staff recommends the Planning Commission:
Determine the project is categorically exempt from the California
Environmental Quality Act (CEQA) Section 15301 of the State
CEQA Guidelines; and
1.
Adopt a resolution to modify the conditions of a Conditional Use
Permit (CUP25-13/APE25-004) at the existing liquor store
(Robert’s Liquor) located at 74 Pier Avenue in the Downtown
Commercial (C-2) Zone (Attachment 1).
2.
7.c ADOPT A RESOLUTION TO APPROVE LOT LINE ADJUSTMENT AND
VARIANCE TO ELIMINATE A RESIDENTIAL ENCROACHMENT OVER
AN EXISTING PROPERTY LINE AT 1102 AND 1110 21ST STREET IN
THE SINGLE-FAMILY (R-1) ZONE - 25-CDD-143
246
Page 4 of 356
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 15305
of the State CEQA Guidelines; and
1.
Adopt a Resolution (Attachment 1) approving Lot Line
Adjustment 25-01 and Variance 25-01, subject to conditions of
approval.
2.
7.d ADOPT A RESOLUTION TO APPROVE A CONDITIONAL USE
PERMIT, PRECISE DEVELOPMENT PLAN, AND VESTING
TENTATIVE PARCEL MAP NO. 84716 FOR NEW TWO-UNIT
RESIDENTIAL CONDOMINIUMS AT 620 11TH STREET, IN THE TWO-
FAMILY RESIDENTIAL (R-2) ZONE - 25-CDD-146
283
CEQA: Determine that the project is categorically exempt from the
California Environmental Quality Act pursuant to a Class 3 categorical
exemption, as defined in section 15303 of the CEQA Guidelines for new
construction.
(Associate Planner Jake Whitney)
Recommendation:
Staff recommends the Planning Commission:
Determine the project is categorically exempt from the California
Environmental Quality Act (CEQA); and
1.
Adopt a Resolution (Attachment 1) approving Conditional Use
Permit (CUP 25-08), Precise Development Plan (25-06), and
Vesting Tentative Parcel Map No. 84716 allowing two new
residential condominium buildings in the Two-Family Residential
Zone (R-2) subject to conditions.
2.
8.STAFF ITEMS
8.a COMMUNITY DEVELOPMENT DIRECTOR REPORT
9.PLANNING COMMISSION COMMENTS
Planning Commission members may briefly respond to public comments, may
ask a question for clarification, or make a brief announcement or report on his or
her own activities or meetings attended.
10.FUTURE AGENDA ITEMS
Questions from Planning Commission members regarding the status of future
agenda items. No discussion or debate of these requests shall be undertaken.
10.a PLANNING COMMISSION TENTATIVE FUTURE AGENDA - 25-CDD-
151
355
(Planning Manager Alexis Ororpeza)
Recommendation:
Page 5 of 356
Staff recommend Planning Commission receive and file the tentative
future agenda for the Planning Commission regular meeting of
November 18, 2025.
11.ADJOURNMENT
Page 6 of 356
Planning Commission Meeting | eComment Report for 10/21/25
Agenda
Item
Name Comment Position Attachment
URL
5 tony against builders
remedy
Dear Planning Commission
i hope you look at the court ruling related to builders remedy where the appellate court struck down the Redondo Beach Housing Element.
And while the ruling to strike down Redondo's Housing Element applies to conditions that do not exactly apply to Hermosa Beach the 3
Judge Panel made broad statements that could signal stormy waters ahead for Hermosa's Housing Element.
It faulted the city of Redondo Beach for failing to identify locations for a sufficient number of realistic new housing units to satisfy the citys
RHNA allotment.
In further findings by the appellate court, it emphasized that to obey California Housing Element law is to choose pathways to realistic
development, as opposed to theoretical planning, or paper compliance.
https://easyreadernews.com/aes-ruling-against-redondo-may-open-door-to-builders-remedy-developments-statewide/
I sent the city at least 7 emails and spoke at several council meetings warning the city council that our RHNA allocation of the entire St.
Cross 2.2 acres to low and very low income housing was unrealistic because it did not consider existing uses like St. Cross's published plan to
retain a functioning church, rectory and school.
So I want to know what if anything the City is doing to correct the bogus St. Cross low and very low income RHNA allocation to ensure that
that chicken doesn't come home to roost.
No stone should be left unturned in avoiding decertification of our Housing Element and this should be among your highest priorities.
Can you offer the public any assurance this is not an issue?
An ounce of prevention...
thank you for considering
tonyhiggins
Against
1 of 4Page 7 of 356
Planning Commission Meeting | eComment Report for 10/21/25
Agenda
Item
Name Comment Position Attachment
URL
7.a - 25-
CDD-140
Howard Lee Please Click/Tap this sentence, and then click/tap the Blue attachment to read my PDF comment with images.Against https://pub-
hermosabeac
h.escribemeet
ings.com/FileS
tream.ashx?D
ocumentId=20
751
7.c - 25-
CDD-143
Laura Pena Dear Chair, Commissioners and Staff I appreciate the report on this project, but I want to raise a broader procedural concern. This item, a
simple lot line adjustment to correct an existing encroachment is exactly the kind of case that should be handled administratively, not
through a full Planning Commission hearing.
Under the State Subdivision Map Act, lot line adjustments involving four or fewer parcels are intended to be administrative. Has our City in
the past approved similar corrections by minute order in the past? If not, please reconsider. Since this project involves no new development,
no policy issue, and no community impact, I recommend additional streamlining of this process be considered.
Routing this through the Commission diverted valuable staff time into noticing, report preparation, and presentation for a CEQA exempt,
non-controversial matter. Those resources could be better spent on projects that truly affect land use policy, housing, and economic
development areas where public input and Commission expertise make a difference.
Id encourage the our Planning Commission to consider a code amendment allowing the Community Development Director to approve
such corrective variances administratively, with standard public notice and appeal rights. That would align with Councils streamlining goals,
improve efficiency, and send the right signal that our City supports practical solutions and good governance.
As always, I appreciate your thoughtful consideration.
Laura Pena
No
Position
2 of 4Page 8 of 356
Planning Commission Meeting | eComment Report for 10/21/25
Agenda
Item
Name Comment Position Attachment
URL
7.a - 25-
CDD-140
Howard Lee, typo
correction and
additional.
Honorable Commissioners and Others:
There is no way the scale and volume of 901 Hermosa Avenue should be increased one cubic foot, or in structure height, without bringing all
the setbacks to code; especially along 10th court; and this being regardless of any elegant A.I. generated rendering(s).
Note: I had a few typos in my earlier PDF submittal. Any mistaken reference to 8th Street Walkway was meant to state 9th Street Walkway.
All Planning Commissioners not having physically toured this 100-year old structure, not having seen the stairways, the low ceilings on the
upper and lower levels, and unfinished bare framing of any levels of obvious improvements made over the years, more than likely without
benefit of permits, i.e. of counted square footage of any level or of any area counted as existing permitted square footage, would best
recuse themselves from participating in any approval.
Also, occupants of the remodeled building should not benefit from parking passes being issued by the city to park on streets already
saturated with people utilizing such public passes.
Such should be a significant consideration prior to any Coastal Commission approval.
Thank you.
Howard Lee (resident)
Against
3 of 4Page 9 of 356
Planning Commission Meeting | eComment Report for 10/21/25
Agenda
Item
Name Comment Position Attachment
URL
7.a - 25-
CDD-140
Laura Pena Dear Chair, Commissioners, and Staff - I noticed the staff report stated this site was zoned in the Downtown Commercial C-3 area, but
according to the map it looks like the area is in the C-2 area. Nonetheless, its encouraging to see private reinvestment that helps breathe
new life into our historic core and supports the long-term vitality of our City.
Projects like this present real opportunities to align with our ongoing downtown revitalization efforts, which aim to create a more sociable,
walkable, and economically vibrant environment. As the City continues to strengthen its downtown identity, small design choices can make
a meaningful difference in how people experience the area.
I encourage projects that incorporate enhancements in to the public realm such as comfortable places to sit, thoughtful pedestrian lighting
that feels inviting in the evening, and amenities that support people who choose to walk or bike downtown. There are several areas in our
downtown that are very dark at night and do not encourage evening foot traffic in our commercial areas. Creating the kind of welcoming
atmosphere that encourages residents and visitors to stay longer, explore local shops and restaurants, and enjoy our communitys unique
coastal character would be beneficial to our community.
The project at 901 Hermosa Avenue could not only serve as an attractive example of private reinvestment but also become a strong
contributor to the continued revitalization and economic vibrancy of our downtown core.
Laura Pena
No
Position
4 of 4Page 10 of 356
SUPPLEMENTAL testimony from Howard Lee
For the 10-21-2025, Planning Commission Meeting.
Page 1 of 9
SUPPLEMENTAL testimony to the Tuesday, 10-21-2025,
6-PM Planning Commission Meeting’s Public Hearing Item 7.a.
To: Hermosa Beach Planning Commission
From: Howard Lee, Hermosa Beach Resident
Re: Public Hearing Item-7.a states: ADOPT A RESOLUTION TO APPROVE A
PRECISE DEVELOPMENT PLAN AND LOT LINE ADJUSTMENT TO REMODEL
AND ADD A THIRD STORY TO AN EXISTING BUILDING AT 901 HERMOSA AVE IN
THE GENERAL COMMERCIAL ZONE - 25-CDD-140
Direct Link to the entire Tuesday, 10-21-2025 Planning Commission meeting’s
agenda. Click/Tap link and scroll to Item 7.a and click/tap same if needed for
reference.
https://pub-hermosabeach.escribemeetings.com/Meeting.aspx?Id=b1e27bd4-
d0e3-481d-a11f-dd3af13d0c46&Agenda=Agenda&lang=English
Honorable Planning Commissioners, Staff, and
others:
Everything stated herein are my views, opinions, and insights given at no cost whatever
for the benefit of all. Information provided herein is as also from the staff report and
other sources available to all on the Internet. I have no connection whatever to the
applicant(s), project, or immediate area residents and businesses. Hopefully they will
contribute their comments.
There are fundamental problems with the application. The main
one seems to be that sq-feet facts and figures seem to be skewed to benefit the
applicant big time and avoid parking this project. It’s my understanding that the square
footages of the property have been provided to the city as presently existing basis the
submitted application and its associated drawings, designers, engineers, etc. and that
the city accepted same without verifying the history of the property or the existing
square footages in any meaningful manner.
If this is true then right off the top, this application needs to go back to square one, as
the entire focus of this application is evidently to be based on the fact that there is zero
parking on the parcel presently, and that due to the stated footage of the improvements
to be in the final design, that there is no additional parking required.
That is an incredibly ludicrous to say the least!
According to the assessor’s office the three lots making up the parcel had the first
improvements constructed between 1922 and 1928, some 100 years ago. The property
was constructed as an automobile dealership and such auxiliary uses. Multiple
Page 11 of 356
SUPPLEMENTAL testimony from Howard Lee
For the 10-21-2025, Planning Commission Meeting.
Page 2 of 9
individuals indicate a Buick Dealership existed there well into the 1950s. There was
also a Dodge dealership on PCH near 5th street as well as other dealerships in town
back in those days.
The property, very possibly dispensed gasoline as other locations in the downtown did
at the time. An anonymous, hand-written submittal included with the agenda when
posted, alluded to a possibility of gasoline storage tank(s) still buried on the property.
That is for others to consider. The issue of this comment is 100% games that appear to
being played vis-à-vis not parking this project; and not even offering to pay in-lieu
parking fees for spaces required, which might be available at that location.
Nonetheless for the business there as being a dealership it no doubt was actually
parked with respect to vehicles present for sale, service, and employees.
How it morphed to this day as being somewhat of a hodgepodge of non-parked-
businesses seems accepted as undocumented by staff?
The property is obviously very dated, of no real significant historical nature, built to the
property lines on the North and South sides whereat, if to today’s code, would have a
setback of 5 feet on 8th St and 5 feet on 10th Court.
The developer seems to desire to keep essentially the same building envelope at
ground level and expand the volume of the building some 40 percent to just under the
30-foot height limit, notwithstanding all kinds of additional stuff is permitted above the
30-foot limit. Can you say H20 Hotel?
When the 901 Hermosa Avenue property was sold to the present owner in year-
2022 it supposedly had, per the assessor’s office, some 7780 square feet of
improvements. Granted such assessor’s data is not always precise, however
many assessments on one’s taxes are based on such developed sq-footage and
it should be reasonably accurate.
Then also, the transaction agents having sold the property for $5,000,000 back in
September of 2022 indicate still-to-today that the rental space within same at the time of
the sale - encompassed an area of 8300 sq-ft for the property at 901 Hermosa
Avenue, Hermosa Beach; this then resulting in a sales price of approximately $602
per sq-ft.
Thus the assessor’s office indicates the property has 7780 sq-ft of developed
floor area, while the agents transacting the sale indicate the developed sq-ft as
being some 8300 sq-ft. But incredibly the Staff Report is indicating the present
permitted floor area today is 14,021 sq-ft, and notwithstanding all the smoke and
mirrors of reducing the 2nd floor, adding a 3rd floor, and the applicant proposing to
increase the building volume some 40%. These numbers are beyond whacky and
simply fishy when considering the following. There is no mention that I could see of
Page 12 of 356
SUPPLEMENTAL testimony from Howard Lee
For the 10-21-2025, Planning Commission Meeting.
Page 3 of 9
possibly non-permitted (non-documented) occupied floor area being used by the
applicant’s tenants. When viewing some of the 2nd floor present over the years, much of
what’s constructed within may well have been built ad hoc over the decades, i.e. without
benefit of permit, and not to any particular code. There is at least one stairway to
occupied floor are which would not have met code even in the 1930s. Much area with
occupied areas above seems to have no fire-proofing of any sort between the first and
2nd floor. That’s a potential disaster presently in the making in my view as a result of
very-likely illegally constructed floor area that’s now being utilized possibly to legitimize
legal floor area replacement, never having met any parking standards in the first place.
The staff report states on page 4 the following;
If that makes any sense, then the final square footage basis
these numbers would be 14,021(existing) – 1,340
(decommissioned) + 3,654 (added footage) = for a total of
16,335 and an increase of 2314 sq-ft; not a decrease of 194
sq-ft.
The real question is, why would the sales agents back in 2022 want to understate the
retail footage by almost 41%. In fact, the stated sales amount of retail footage as being
8300 sq-ft is closer to the amount of 7780 sq-ft showing on the assessor’s website.
The fact appears to be that the applicant is attempting to
build 16,335 as a “remodel” for what is perhaps only about
8100 sq-ft of legitimate developed footage on the books to
avoid providing even one parking space.
I.e. The applicant is taking a building with zero present onsite parking of 8100 sq-ft
(legitimate developed floor area) and doubling its size while still adding zero parking.
In my view this is little more than an absolute scam
application and should be rejected out of hand. I find
Page 13 of 356
SUPPLEMENTAL testimony from Howard Lee
For the 10-21-2025, Planning Commission Meeting.
Page 4 of 9
it hard that it even got through the planning
department.
The City Council just increased parking rates for the parking meters all the way up 75%,
$1.5 to $3.5 per hour in the daytime in the downtown parking lots, and a full 50%, $1 per
hour to $3 per hour in the daytime for the street meters. That doesn’t mean the city now
needs a massive blockhouse of office suites at the subject location along with some
retail (?) having absolutely zero parking, and thus the property’s tenant-employees and
customers to pay the meters and receive parking tickets for the city to rake in money
that way. That’s sick.
Bottom-line, in well over four decades this is the most seemingly bald-face outrageous
application I’ve yet to see the Planning Commission receive. How it got this far without
the applicant being properly informed is beyond me.
Following are some images from Google Maps, the Assessor’s Site, and more.
Thank you for your interest. The applicant, if he had the lot immediately to the west,
which appears to be some kind of micro-hotel or short-term rental operation, could
perhaps immediately duplicate the H20 Hotel project which is also on 4 similarly located
lots.
Additionally this parcel might well fit being built with Condominiums given 3 separate
lots exist presently?
Most Respectfully,
Howard Lee
P.S. Btw, where is the L.A. County Fire Department in not demanding the 5-foot set
back on the north side to restore some minimal space availability for safety vehicles on
10th Court. 10th Court is somewhat of a mess, significantly as a result of 901 Hermosa
Avenue still being built to the lot line on 10th Court.
Images and misc. info follows.
Parcel 4187-003-028 made up of 3 lots.
https://portal.assessor.lacounty.gov/parceldetail/4187003028
Page 14 of 356
SUPPLEMENTAL testimony from Howard Lee
For the 10-21-2025, Planning Commission Meeting.
Page 5 of 9
Looking West, North, East, and South
Page 15 of 356
SUPPLEMENTAL testimony from Howard Lee
For the 10-21-2025, Planning Commission Meeting.
Page 6 of 9
---- Continued ----
Page 16 of 356
SUPPLEMENTAL testimony from Howard Lee
For the 10-21-2025, Planning Commission Meeting.
Page 7 of 9
Page 17 of 356
SUPPLEMENTAL testimony from Howard Lee
For the 10-21-2025, Planning Commission Meeting.
Page 8 of 9
Hermosa Beach
Sea Monster Man
of 901 Hermosa Avenue
follows next page . . .
Page 18 of 356
SUPPLEMENTAL testimony from Howard Lee
For the 10-21-2025, Planning Commission Meeting.
Page 9 of 9
End of Supplemental eComment.
Page 19 of 356
City of Hermosa Beach | Page 1 of 1
Meeting Date: October 21, 2025
Staff Report No. 25-CDD-152
Honorable Chair and Members of the Hermosa Beach Planning Commission
ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL MEETING OF
OCTOBER 13, 2025
(Planning Manager Alexis Oropeza)
Recommended Action:
Staff recommend Planning Commission receive and file the Commission’s action minutes
for the special meeting of October 13, 2025.
Attachments:
1. Planning Commission Action Minutes Regular Meeting of October 13, 2025
Respectfully Submitted by: Alexis Oropeza, Planning Manager
Approved: Alison Becker, Community Development Director
Page 20 of 356
1
CITY OF HERMOSA BEACH
Planning Commission
Meeting Minutes
October 13, 2025
Closed Session 5:00 PM - Closed Session 6:00 PM
Council Chambers
1315 Valley Drive
Hermosa Beach, CA 90254
Members Present: Chairperson Kate Hirsh, Commissioner Greg McNally,
Commissioner Peter Hoffman, Vice Chairperson Stephen Izant,
Commissioner Michael Flaherty
Staff Present: Planning Manager Alexis Oropeza, Community Development
Director Alison Becker, Associate Planner Jake Whitney, Deputy
City Clerk Reanna Guzman
_____________________________________________________________________
1. CALL TO ORDER
Chairperson Hirsh called the meeting to order at 6:05 p.m.
2. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Hermosa Valley School student Taylor
Hirsh.
3. ROLL CALL
Deputy City Clerk Reanna Guzman announced a quorum.
4. APPROVAL OF AGENDA
Moved by: Commissioner Peter Hoffman
Seconded by: Commissioner Greg McNally
Page 21 of 356
2
To approve the order of the agenda.
Ayes (5): Chairperson Kate Hirsh, Commissioner Greg McNally, Commissioner
Peter Hoffman, Vice Chairperson Stephen Izant, and Commissioner Michael
Flaherty
Motion Carried
5. PUBLIC COMMENT
No public comment was provided.
6. CONSENT CALENDAR
Motion Amended to Approve the September 16th meeting minutes with a
correction to reflect that Commissioner Hoffman was absent from the entire
meeting.
Moved by: Commissioner Peter Hoffman
Seconded by: Commissioner Michael Flaherty
To approve the consent calendar.
Ayes (5): Chairperson Kate Hirsh, Commissioner Greg McNally, Commissioner
Peter Hoffman, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty
Motion Carried
6.a ACTION MINUTES OF THE PLANNING COMMISSION REGULAR
MEETING OF SEPTEMBER 16, 2025 - 25-CDD-144
Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Michael Flaherty
Staff recommend Planning Commission receive and file the action minutes
of the Planning Commission regular meeting of September 16, 2025.
Ayes (5): Chairperson Kate Hirsh, Commissioner Greg McNally,
Commissioner Peter Hoffman, Vice Chairperson Stephen Izant, and
Commissioner Michael Flaherty
Motion Carried
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
Page 22 of 356
3
Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Michael Flaherty
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.
Ayes (5): Chairperson Kate Hirsh, Commissioner Greg McNally,
Commissioner Peter Hoffman, Vice Chairperson Stephen Izant, and
Commissioner Michael Flaherty
Motion Carried
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
Associate Planner Jake Whitney provided a presentation.
The Applicant Christine Adler spoke.
Public Comment was provided by:
John Comehsky (in-person)
Stephen Johnson (in-person)
Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Michael Flaherty
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
Ayes (5): Chairperson Kate Hirsh, Commissioner Greg McNally,
Commissioner Peter Hoffman, Vice Chairperson Stephen Izant, and
Commissioner Michael Flaherty
Motion Carried
7.c CONVEX SLOPE DETERMINATION 25-01 AND PRECISE
DEVELOPMENT PLAN 25-04 FOR A STRUCTURAL REHABILITATION,
Page 23 of 356
4
REMODEL, AND ADDITION TO A FOUR-UNIT APARTMENT BUILDING
- 25-CDD-142
Moved by: Commissioner Peter Hoffman
Seconded by: Commissioner Michael Flaherty
Continue the item to the regular Planning Commission meeting of
November 18, 2025.
Ayes (5): Chairperson Kate Hirsh, Commissioner Greg McNally,
Commissioner Peter Hoffman, Vice Chairperson Stephen Izant, and
Commissioner Michael Flaherty
Motion Carried
8. ADJOURNMENT
The meeting was adjourned at approximately 7:15 p.m.
Moved by: Commissioner Michael Flaherty
Seconded by: Vice Chairperson Stephen Izant
To adjourn until the next Planning Commission regular meeting on October 21,
2025.
Ayes (5): Chairperson Kate Hirsh, Commissioner Greg McNally, Commissioner
Peter Hoffman, Vice Chairperson Stephen Izant, and Commissioner Michael
Flaherty
Motion Carried
Page 24 of 356
City of Hermosa Beach | Page 1 of 9
Meeting Date: October 21, 2025
Staff Report No. 25-CDD-140
Honorable Chairperson and Members of the Hermosa Beach Planning Commission
ADOPT A RESOLUTION TO APPROVE A PRECISE DEVELOPMENT PLAN AND
LOT LINE ADJUSTMENT TO REMODEL AND ADD A THIRD STORY TO AN
EXISTING BUILDING AT 901 HERMOSA AVE IN THE GENERAL COMMERCIAL
ZONE
CEQA: Determine the project is exempt from the California Environmental Quality Act.
(Contract Planner Kaneca Pompey)
Recommended Action:
Staff recommends the Planning Commission:
1. Determine the project is categorically exempt from the California Environmental
Quality Act (CEQA) pursuant to section 15301, class 1 and section 15305, class 5
of the CEQA guidelines.
2. Adopt a Resolution approving Precise Development Plan (PDP23-04) and Lot Line
Adjustment (LLA 23-03) to remodel and add to an existing two-story commercial
building that measures 14,021 square feet located at 901 Hermosa Avenue. The
lot line adjustment consolidates three existing parcels into a single lot, subject to
conditions of approval (Attachment 1); and
Executive Summary:
This is a request for approval of a Precise Development Plan (PDP) and Lot Line
Adjustment (LLA) to remodel and add to an existing two-story commercial building that
measures 14,021 square feet. The project adds a third story with a height of 28 feet, 9.6
inches and reconfigures the existing building layout, resulting in a decrease of 194 square
feet of usable floor area for a remodeled multi-tenant commercial building located at 901
Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single
lot. Staff recommend that the Planning Commission approve the project subject to
conditions of approval and determine that the project is categorically exempt from the
California Environmental Quality Act.
Background:
The project site is an existing 8,177-square-foot corner lot located in the southwestern
portion of the City, between Ninth Street and Tenth Court and is adjacent to a walk-street.
The site has a General Plan land use designation of Community Commercial (CC) and is
zoned Downtown Commercial (C-3) (Attachment 2). The site is currently developed with
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City of Hermosa Beach | Page 2 of 9
a 14,021-square-foot two-story multi-tenant commercial building across three parcels.
The current development has no surface parking. The site was developed in 1928.
Site Information Table:
The following table describes the existing site characteristics
Site Information
General Plan Community Commercial (CC)
Zoning Downtown Commercial (C-3), Coastal Zone
Lot Size 8,177 square feet
Surrounding Zoning
North: C-2
East: C-2
South: C-2 and R-2 (Two-Family Residential)
West: R-2
Surrounding Uses
North: Residential
East: Restaurant
South: Restaurant and Residential
West: Residential
Authorization:
Pursuant to HBMC § 17.58.020, Precise Development Plan review is required for
remodels of 1,500 square feet or more in any zone. Precise Development Plans shall be
decided upon by the Planning Commission. Additionally, Pursuant to HBMC §17.58.010
the purpose of Precise Development Plans is to ensure that new development supports
the goals and objectives of the General Plan and other adopted plans and guidelines. The
applicant proposes the interior and exterior remodel of a 14,021-square-foot two-story
multi-tenant commercial building. Therefore, the project requires the approval of a Precise
Development Plan.
Project Description
The proposed project would renovate the existing 14,021-square-foot, two-story, multi-
tenant building. The project would also include decommissioning approximately 1,340
square feet on the second floor and adding a 3,654-square-foot third story to the building
for office use. The project would result in the square footage of the building decreasing
by 194 square feet. A transformer would be located in a 172-square-foot enclosed space
on the first floor with access from a roll up door on 10th court. To comply with southern
California Edison guidelines, a 160 square foot area on the second floor above the
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City of Hermosa Beach | Page 3 of 9
transformer will be clear and open. The property currently does not have a trash enclosure
on site. The proposed project would include a trash room and loading room on the first
floor both accessible from 10th Court (Attachment 3). The project also includes a lot line
adjustment to merge the three parcels the existing building is developed over into one
parcel. (Attachment 4).
Discussion:
Nonconformity
The building is currently nonconforming as it does not meet required parking, setbacks,
and the north, west, and east sides of the building sit over property lines. Pursuant to
HBMC section 17.52.030(B)(1)(b), any existing nonconforming portions of the structure
(e.g. a wall nonconforming to a yard requirement, or a roof non-conforming to height
requirements) may be partially modified or altered only to the extent necessary to satisfy
the Uniform Building Code as recommended by a certified structural engineer but shall
not be completely removed and replaced, and if completely removed must be brought
into compliance with current requirements.
Criteria Required Provided
LOT STANDARDS
HEIGHT: 30 ft 28ft, 9.6in
YARDS:
Front Not required 0 feet
Side 5 ft 0 ft (existing, no change)
Rear 5 ft
1st floor: 2 ft, 11 in (existing,
no change)
2nd floor: 5 ft, 10 inch
3rd floor: 5ft, 10 inch
PARKING:
Total Parking Spaces Minimum
0 existing
No additional stalls are
required if building
square footage does not
increase
0 stalls
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City of Hermosa Beach | Page 4 of 9
A licensed structural engineer prepared a memo to clarify that the north wall of the
property does not meet basic performance objectives. The existing wall will not be entirely
abandoned. The proposed alterations to the wall will mitigate the performance deficiency
and will meet current building code.
Site/Floor plan
The project proposes decreasing square footage on the first and second floors to
accommodate the addition. The proposed project would decrease the 7,724-square-foot
first floor to 7,179 square feet and decrease the 6,297-square-foot second floor to 2,994
square feet. Overall, the project would also include decommissioning approximately 1,340
square feet on the second floor and adding a 3,654 square-foot third story to the building
for office use. The project would result in the square footage of the building decreasing
by 194 square feet. Staff recommend a special condition of approval expressly prohibiting
the use of this area without accounting for parking and would be walled off to prevent use
of the area.
Additionally, the transformer would be located in a 172-square-foot enclosed space on
the first floor with access from a roll-up door on 10th court. To comply with Southern
California Edison guidelines, a 160 square foot area on the second floor above the
transformer will be clear and open. The property currently does not have a trash enclosure
and incorporates a room for trash and recycling on the northside of the building that will
be accessible from 10th court.
Parking/Loading
The property currently has no off-street parking. Pursuant to HBMC § 17.44.015,
additions greater than 10 percent or 500 square feet, additional parking in accordance
with this Chapter shall be provided for any alteration which would change the building
square footage on site by more than 10 percent or 500 square feet, whichever is greater.
The existing commercial building is 14,021 square feet. The project would include
decommissioning approximately 1,340 square feet on the second floor and adding a
3,654 third story. The proposed project would decrease the square footage of the building
by 194 square feet. Therefore, the proposed project would not increase the usable square
footage and would not require additional parking.
The property also currently has no loading area. The proposed project would create a
ground level loading room accessible by a grade level roll up door off 10th Court.
Landscape
The project does not propose landscaping. Any future onsite landscaping would be
subject to HBMC Chapter 8.60, Water Efficient Landscaping.
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City of Hermosa Beach | Page 5 of 9
Design
The development proposes a contemporary architectural style and would utilize several
materials, such as metal paneling, aluminum and glass on the storefront, and
incorporates stucco, aluminum and glass curtain walls to break the monotony and create
visual interest.
The pedestrian entryway closest to the walk street would be redesigned to be arched,
thus keeping consistent with the other windows and entryways on the east side of the
building. Additional service doors would be installed on the north side of the building off
Tenth Court. Additional windows would be installed on the south side of the building.
Historic Assessment
The City’s General Plan identified the property as a potential historic resource in the
windshield survey prepared as part of the General Plan Program Environmental Impact
Report. All proposed alterations and demolitions of buildings identified on the City’s
survey of potential historic resources are required to be evaluated by a qualified historic
preservationist to determine if the proposed demolition or alteration would result in the
degradation of a historically significant site. As such, a historic resource assessment was
prepared for the property by Page & Turnbull in April 2024 (Attachment 5).
The historic resource assessment found that 901 Hermosa Avenue is not currently listed
on any local, state, or federal register of historic resources. The structure is a local
example of a 1920s automobile showroom. The building is a modest representation of
the Mission Revival architectural style, as it is less elaborate and ornamented than other
high-style examples in the region. In addition, some of the original features, such as
windows and doors, have been replaced or infilled. The assessment finds that the building
does not possess a level of architectural distinction, nor is it associated with events or
individuals of significance; the property does meet the eligibility criteria for the National or
California Register of Historical Resources. The city’s Historic Preservation Ordinance
has been implemented voluntarily, and this building has not been locally designated as a
landmark. The assessment concludes that the project is not a historic resource for the
purposes of CEQA.
Lot Line Adjustment
A lot line adjustment is the process under the State Subdivision Map Act that is used to
change the property lines of existing parcels. The process can be used to do a number
of things, such as: combine up to four (4) adjacent parcels into one (1) parcel, alter the
boundary between up to four (4) parcels, or reconfigure the shapes of up to four (4)
parcels.
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City of Hermosa Beach | Page 6 of 9
The property is a corner lot consisting of three parcels, lots 25-27, and has the following
dimensions.
Existing Lot Configuration
Lot Width Length
25 30 ft 95 ft
26 26 ft- 2 in 95 ft
27 30 ft 95 ft
The project would adjust the lot lines to create a single parcel with dimensions of 86 feet
2 inches wide by 95 feet long, totaling 8,177 square feet.
Findings:
Pursuant to Hermosa Beach Municipal Code §17.58.020, remodels of 1,500 square feet
or more in any zone shall be subject to a Precise development Plan (PDP). Pursuant to
Hermosa Beach Municipal Code §17.58.040, all projects requiring a Precise
Development plan must make the following findings to approve the PDP:
1. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title and all other titles of the Hermosa
Beach Municipal Code; The proposed project would renovate the existing
14,021-square-foot two-story multi-tenant building and would include
decommissioning approximately 1,340 square feet on the second floor, adding a
3,654 square-foot third story to the building for office use, and would result in the
square footage of the building decreasing by 194 square feet. A transformer would
be located in a 172-square-foot enclosed space on the first floor with access from
a roll-up door on 10th court. To comply with southern California Edison guidelines,
a 160-square-foot area on the second floor above the transformer will be clear and
open. The project has been reviewed for compliance, and the design, layout, and
physical features of the proposed development would comply with all applicable
provisions of the Municipal Code.
2. The design, layout, and other physical features of the project are consistent
with the General Plan, and any applicable specific plan or design guidelines;
The subject property has a General Plan land use designation of Community
Commercial. The purpose of this designation is to provide opportunities and
locations for uses designed to serve the shopping, dining, and employment desires
of the entire community. The site is also located within the Downtown District
character area. The vision of this district is to enhance building form and orientation
and maintain the pedestrian realm along Pier Avenue while transforming the realm
on Hermosa Avenue. The Downtown District intended uses would be services and
activities associated with the local beach culture to residents as well as visitors to
the city. Additionally, The Downtown character district areas specifies a desired
character and building area form that includes 1) Many of the unique buildings,
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City of Hermosa Beach | Page 7 of 9
streetscape features, and public spaces are iconic or historic in nature, and new
buildings should be carefully integrated to retain the town’s eclectic charm and 2)
Buildings should be two to three stories in height, cover most or all of the parcel,
and may abut neighboring structures. The general plan states the maximum floor
area ratio (FAR) for a community commercial land use designation is 1.25. The
property is currently nonconforming with a FAR of 1.7. the proposed project would
maintain this nonconforming FAR.
The proposed project would revitalize the existing building and incorporate a more
modern aesthetic, inclusive of a variety of materials to create interest and break
monotony. The large arched storefront windows on the first floor would be
maintained. The modern aesthetic would largely come into play in the new third-
floor addition with the installation of numerous windows and the incorporation of
different materials. Additionally, the staff proposes a condition of approval
prohibiting tinting and reflective glass. Therefore, the proposed project is
consistent with the General Plan.
3. The design, layout, and other physical features of the project comply with any
design or development standards applicable to the zone, unless waived or
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high-quality life for
residents
Policy 1.3 Access to daily activities.
Strive to create sustainable development
patterns such that the majority of residents
are within walking distance to a variety of
neighborhood goods and services
Policy 1.7 Compatibility of Uses. Ensure
the placement of new uses does not create
or exacerbate nuisances between different
types of land uses.
The proposed project will increase
access to services in the community
and contribute to more options for
residents to have access to daily
activities.
All future uses will be subject to
compliance with the permitted uses of
the C-3 zone per the city’s municipal
code,
Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and
resources are maintained or enhanced
Policy 5.7 Light pollution. Preserve
nighttime skyward views and reduce glare
by minimizing shoreline lighting levels.
Nighttime views would be protected by
a condition of approval requiring all
exterior lighting to be downcast to
minimize light pollution.
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City of Hermosa Beach | Page 8 of 9
modified pursuant to the provisions of this Title. The proposed project would
renovate the existing 14,021-square-foot two-story multi-tenant building and would
include decommissioning approximately 1,340 square feet on the second floor, adding
a 3,654 square-foot third story to the building for office use, and would result in the
square footage of the building decreasing by 194 square feet. The development
proposes a contemporary architectural style and would utilize several materials, such
as metal paneling, aluminum and glass on the storefront, and incorporate stucco,
aluminum and glass curtain walls to break the monotony and create visual interest.
The proposed design will be compatible with buildings in the surrounding area.
Moreover, the project complies with all design development standards.
Pursuant to the state Subdivision Map Act (California Government Code Section
66412(d)), a tentative map, parcel map, or final map shall not be required as a condition
to the approval of a lot line adjustment between four or fewer existing adjoining parcels,
where the land taken from one parcel is added to an adjoining parcel, and where a greater
number of parcels than originally existed is not thereby created, if the lot line adjustment is
approved by the City.
The City must limit its review and approval to a determination of whether the parcels
resulting from the adjustment will conform to the local general plan, any applicable
specific plan, any applicable coastal plan, and zoning and building ordinances. Conditions
and exactions placed on approval must be limited to those necessary to comply with the
local general plan, any applicable specific plan, any applicable coastal plan, and zoning
and building ordinances, to require the prepayment of real property taxes prior to the
approval of the lot line adjustment, or to facilitate the relocation of existing utilities,
infrastructure, or easements. In addition, the City cannot require a record of survey for
a lot line adjustment unless otherwise required by law. The proposed lot line adjustment
consolidates three existing lots into a single 8,177-square-foot lot (86 feet 2 inches wide
by 95 feet) that is consistent with the General Plan, Zoning, applicable Coastal Plan, and
building regulations.
Environmental Analysis:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
qualifies for a Class 1 categorical exemption, existing facilities as defined in section 15301
of the CEQA Guidelines, as it consists of internal and exterior modification of an existing
building. The proposed project also qualifies for a Class 5 categorical exemption, minor
alterations in land use limitations, as defined in section 15305, as the project consists of
a minor lot line adjustment. Additionally, a historic resource assessment was prepared
for the project by Page & Turnbull in April 2024, and it was determined that the property
is not considered a historic resource for the purposes of CEQA.
Public Notification:
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City of Hermosa Beach | Page 9 of 9
For the October 21, 2025, Planning Commission hearing, a total of 696 public hearing
notices were mailed to the applicant, occupants, and property owners of properties within
a 500-foot radius on October 11, 2025. A legal ad was published on October 11, 2025, in
the Daily Breeze, a newspaper of general circulation. An eBlast was sent to all
subscribers on October 9, 2025 and it was posted on our website and bulletin board.
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, one public comment expressing opposition to the project was received
(Attachment 7).
Attachments:
1. Resolution 25-XX
2. Zoning Map
3. Project Plans
4. Lot Line Adjustment
5. Historic Resource Assessment
6. Public Notification Package
7. Public Comment
Respectfully Submitted by: Kaneca Pompey, Contract Planner
Concur: Alexis Oropeza, Planning Manager
Approved: Sarah Locklin, Interim Assistant City Attorney
Approved: Alison Becker, Community Development Director
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CITY OF HERMOSA BEACH
RESOLUTION NO. 25-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE
DEVELOPMENT PLAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA
23-03) TO REMODEL AN EXISTING 14,021 SQUARE-FOOT TWO-STORY
COMMERCIAL BUILDING AND CONSOLIDATE THREE EXISTING
PARCELS INTO A SINGLE LOT, AND DETERMINING THAT THE PROJECT
IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION
15301, CLASS 1 and SECTION 15305, CLASS 5 OF THE CEQA
GUIDELINES.
The Planning Commission of the City of Hermosa Beach does hereby resolve, and
order as follows:
WHEREAS, on May 30, 2023, the applicant, Kyle Ransford, filed an application for
a Precise Development Plan and Lot Line Adjustment, to remodel and add to an existing
14,021 square-foot two-story commercial building (the “Project”) located at 901 Hermosa
Avenue (the “site”). The project proposes to add a third story to the exiting building,
increasing the building height to 28 feet 9.6 inches, and reconfigure the existing building
layout, resulting in a decrease of 194 square feet of usable floor area for a remodeled
multi-tenant commercial building. Additionally, the lot line adjustment will consolidate
three existing parcels at the project site into a single lot; and
WHEREAS, the Planning Commission, at its public meeting of October 21, 2025,
conducted a public hearing, and considered all testimony and evidence, both oral and
written, that was presented to the Planning Commission; and
WHEREAS, the proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in section 15301, Class 1, Existing Facilities as the
project consists of internal and exterior modification of an existing building. The proposed
project also qualifies for a Class 5 categorical exemption, Minor Alterations in land use
limitations, as defined in section 15305, as the project consists of a minor lot line adjustment.
Additionally, a historic resource assessment was prepared for the project by Page & Turnbull
in July 2024 and determined that the property is not considered a historical resource for the
purposes of CEQA and will not cause a substantial adverse change in the significance of a
historical resource, as per CEQA Guidelines (14 CCR § 15064.5(a)), 901 Hermosa Avenue is
not currently listed in a local register of historic resources or in the California Register and
Page 34 of 356
P a g e 2 of 10
is not eligible for listing in the California Register, the property is not a historic resource for
the purposes of the CEQA.. Moreover, none of the exceptions to the categorical
exemption(s) apply under section 15300.2. The project is not located in a particularly
sensitive environment such that its impact on the environment will be significant, and will
not result in a significant cumulative impact of successive projects of the same type in the
same place over time, or have a significant effect on the environment due to unusual
circumstances. The project will not damage a scenic highway or scenic resources within a
state scenic highway as no scenic state highway exist in the vicinity of the project, nor is the
project located on a hazardous waste site.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares the following pertaining to the
application for a Precise Development Plan (PDP 23-04), pursuant to section 17.58.040 of
the Hermosa Beach Municipal Code (“HBMC”):
1. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title and all other titles of the Hermosa
Beach Municipal Code; The proposed project would renovate the existing 14,021-
square-foot two-story multi-tenant building and would include decommissioning
approximately 1,340 square feet on the second floor, adding a 3,654 square-foot
third story to the building for office use, and would result in the square footage of
the building decreasing by 194 square feet. A transformer would be located in a 172-
square-foot enclosed space on the first floor with access from a roll up door on 10th
court. To comply with Southern California Edison guidelines, a 160-square-foot area
on the second floor above the transformer will be clear and open. The project has
been reviewed for compliance, and the design, layout, and physical features of the
proposed development would comply with all applicable provisions of the Municipal
Code.
2. The design, layout, and other physical features of the project are consistent
with the General Plan, and any applicable specific plan or design guidelines; The
subject property has a General Plan land use designation of Community Commercial.
The purpose of this designation is to provide opportunities and locations for uses
designed to serve the shopping, dining, and employment desires of the entire
community. The site is also located within the Downtown District character area. The
Page 35 of 356
P a g e 3 of 10
vision of this district is to enhance building form and orientation and maintain the
pedestrian realm along Pier Avenue while transforming the realm on Hermosa
Avenue. The Downtown District intended uses are services and activities associated
with the local beach culture to residents as well as visitors to the city. Additionally,
the Downtown character district areas specifies a desired character and building area
form that includes 1) “many of the unique buildings, streetscape features, and public
spaces are iconic or historic in nature, and new buildings should be carefully
integrated to retain the town’s eclectic charm,” and 2) “buildings should be two to
three stories in height, cover most or all of the parcel, and may abut neighboring
structures.” The General Plan states the maximum floor area ratio (F.A.R.) for a
community commercial land use designation is 1.25. The property is currently
nonconforming with a FAR of 1.7, and the proposed project would maintain this
nonconforming FAR.
The proposed project would revitalize the existing building and incorporate a more
modern aesthetic inclusive of a variety of materials to create interest and break
monotony. The large arched storefront windows on the first floor would be
maintained. The modern aesthetic would largely come into play in the new third floor
addition with the installation of numerous windows and the incorporation of
different materials. Additionally, staff proposes a condition of approval prohibiting
tinting and reflective glass. Therefore, the proposed project is consistent with the
General Plan.
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high-quality life for
residents
Policy 1.3 Access to daily activities.
Strive to create sustainable development
patterns such that the majority of residents
are within walking distance to a variety of
neighborhood goods and services
Policy 1.7 Compatibility of Uses. Ensure
the placement of new uses does not create
The proposed project will increase
access to services in the community
and contribute to more options for
residents to have access to daily
activities.
All future uses will be subject to
compliance with the permitted uses
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P a g e 4 of 10
3. 3. The design, layout, and other physical features of the project comply with
any design or development standards applicable to the zone, unless waived or
modified pursuant to the provisions of this Title. The subject property has a
General Plan land use designation of Community Commercial. The purpose of this
designation is to provide opportunities and locations for uses designed to serve the
shopping, dining, and employment desires of the entire community. The site is also
located within the Downtown District character area. The vision of this district is to
enhance building form and orientation and maintain the pedestrian realm along Pier
Avenue while transforming the realm on Hermosa Avenue. The Downtown District
intended uses would be services and activities associated with the local beach culture
to residents as well as visitors to the city. Additionally, The Downtown character
district areas specifies a desired character and building area form that includes 1)
Many of the unique buildings, streetscape features, and public spaces are iconic or
historic in nature, and new buildings should be carefully integrated to retain the
town’s eclectic charm and 2) Buildings should be two to three stories in height, cover
most or all of the parcel, and may abut neighboring structures. The general plan
states the maximum floor area ratio (FAR) for a community commercial land use
designation is 1.25. The property is currently nonconforming with a FAR of 1.7. the
proposed project would maintain this nonconforming FAR.
The proposed project would revitalize the existing building and incorporate a more
modern aesthetic inclusive of a variety of materials to create interest and break
monotony. The large arched storefront windows on the first floor would be
maintained. The modern aesthetic would largely come into play in the new third
floor addition with the installation of numerous windows and the incorporation of
different materials. Additionally, staff proposes a condition of approval prohibiting
or exacerbate nuisances between different
types of land uses.
of the C-3 zone per the city’s
municipal code.
Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and
resources are maintained or enhanced
Policy 5.7 Light pollution. Preserve
skyward nighttime views and lessen glare
by minimizing lighting levels along the
shoreline.
Nighttime views would be protected
by a condition of approval requiring all
exterior lighting to be downcast to
minimize light pollution.
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P a g e 5 of 10
tinting and reflective glass. Therefore, the proposed project is consistent with the
General Plan.
SECTION 2. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares the following pertaining to the
application for a Lot Line Adjustment (LLA 23-03) pursuant to the Subdivision Map Act,
California Government Code Section 66412(d):
1. Pursuant to the state Subdivision Map Act (California Government Code Section
66412(d)), a tentative map, parcel map, or final map shall not be required as a condition
to the approval of a lot line adjustment between four or fewer existing adjoining parcels,
where the land taken from one parcel is added to an adjoining parcel, and where a
greater number of parcels than originally existed is not thereby created, if
the lot line adjustment is approved by the City.
2. The City must limit its review and approval to a determination of whether the parcels
resulting from the adjustment will conform to the local general plan, any applicable
specific plan, any applicable coastal plan, and zoning and building ordinances.
Conditions and exactions placed on approval must be limited to those necessary to
comply with the local general plan, any applicable specific plan, any applicable coastal
plan, and zoning and building ordinances, to require the prepayment of real property
taxes prior to the approval of the lot line adjustment, or to facilitate the relocation of
existing utilities, infrastructure, or easements. In addition, the City cannot require a
record of survey for a lot line adjustment unless otherwise required by law. The
proposed lot line adjustment consolidates three existing lots into a single 8,177-square-
foot lot (86 feet 2 inches wide by 95 feet ) that is consistent with the General Plan, Zoning,
applicable Coastal Plan, and building regulations.
SECTION 3. Based on the foregoing, the Planning Commission hereby approves the
subject Precise Development Plan (PDP 23-04) and Lot Line Adjustment (LLA 23-03) to
remodel and add to an existing 14, 021 square-foot two-story commercial building
located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing
parcels into a single lot as set forth in Planning Commission Resolution 25-10, subject to
the following Conditions of Approval:
General Conditions
1. The development and continued use of the property shall be in conformance with
submitted plans received and reviewed by the Planning Commission at its meeting of
Page 38 of 356
P a g e 6 of 10
October 21, 2025, in accordance with the conditions below. The Community
Development Director may approve minor modifications that do not otherwise
conflict with the HBMC or requirements of this approval.
2. The project shall fully comply with all requirements of the Downtown Commercial (C-
2) Zone as applicable of the Municipal Code, including but not limited to:
a. Height, including all required roof-mounted equipment, shall fully comply
with the 30-foot height limit. Precise building height compliance shall be
reviewed at the time of the building plan review, to the satisfaction of the
Community Development Director.
b. Architectural treatments and accessory facilities shall be as shown on building
elevations, site, and floor plans.
3. The project shall comply with all requirements of the City of Hermosa Beach Building
Division, Public Works Department, Los Angeles County Fire Department, and the
HBMC.
4. This approval shall not be effective for any purposes until the permittee, Kyle Ransford,
and the owners of the property involved have filed at the office of the Planning
Division of the Community Development Department signed affidavits stating that
they are aware of, and agree to accept, all the conditions of this grant. The Conditional
Use Permit and Precise Development Plan shall be recorded, and proof of recordation
shall be submitted to the Community Development Department prior to the issuance
of a building permit.
5. Approval of this permit shall expire twenty-four (24) months from the date of
approval by the Planning Commission unless significant construction or
improvements or the use authorized hereby has commenced. One or more extensions
of time may be requested. No extension shall be considered unless requested, in
writing to the Community Development Director including the reason therefore, at
least 60 days prior to the expiration date. No additional notice of expiration shall be
provided.
6. The Planning Commission may review this Precise Development Plan and may amend
the subject conditions or impose any new conditions if deemed necessary to mitigate
detrimental effects on the surrounding neighborhood.
7. The subject property shall be developed, maintained, and operated in full compliance
with the conditions of this permit and any law, statute, ordinance, or other regulation
applicable to any development or activity on the subject property. Failure of the
permittee to cease any development or activity not in full compliance shall be a
violation of these conditions.
8. To the extent permitted by law, permittee shall defend, indemnify and hold harmless
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P a g e 7 of 10
the City of Hermosa Beach, its City Council, its officers, employees and agents (the
“indemnified parties”) from and against any claim, action, or proceeding brought by
any party against the indemnified parties to attack, set aside, or void any permit or
approval for this project authorized by the City, including (without limitation)
reimbursing the City its actual attorney’s fees and costs in defense of the litigation.
The City may, in its sole discretion, elect to defend any such action with attorneys of
its choice. The permittee shall reimburse the City for any court and attorney's fees
which the City may be required to pay as a result of any claim or action brought
against the City because of this permit. Although the permittee is the real party in
interest in an action, the City may, at its sole discretion, participate at its own expense
in the defense of the action, but such participation shall not relieve the permittee of
any obligation under this condition.
9. Each of the above conditions is separately enforced, and if one of the conditions of
approval is found to be invalid by a court of law, all the other conditions shall remain
valid and enforceable.
Planning
10. All Conditions of Approval shall be printed verbatim on all plans submitted for plan
review to the Community Development Department. These conditions shall be
indexed on the cover sheet and referenced on the site plan.
11. Landscaping: Any proposed onsite landscaping shall comply with HBMC chapter 8.60,
Water Efficient Landscaping and HBMC section 8.44.095(F)(1) and must be submitted
to the Community Development Department and be approved prior to issuance of
the building permit.
12. Walls/Fences: All walls, or fences, including the visible surface of retaining walls, shall
be constructed of, or treated with, an aesthetically pleasing material approved by the
Community Development Director, including, but not limited to,
masonry block designed and manufactured to be exposed (e.g., split-face, scored,
textured or striated); surface treated masonry (e.g. stucco or paint); wrought iron or
simulated wrought iron; brick; wood; stucco or paint. Plain gray untreated block not
designed or manufactured to be exposed and chain link fences are prohibited (HBMC
Section 17.46.130.E).
13. Lighting: Outdoor lighting and lighting for signs associated with commercial uses
designed so as not to adversely impact residences. No flashing, blinking, or high-
intensity lighting. Adequate lighting to illuminate parking areas and corridors to
access parking and public sidewalk. Lighting for signs may only be illuminated during
business hours.
14. Lighting: All lighting shall be directed downward, fully shielded and illumination shall
be contained within the property boundaries. Lighting shall be energy conserving and
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P a g e 8 of 10
motion detector lighting shall be used for all lighting except low-level (3 feet or less
in height) securing lighting and porch lights. Exterior lighting shall not be deemed
finally approved until 30 days after installation, during which period the building
official may order the dimming or modification of any illumination found to be
excessively brilliant or impacting to nearby properties.
15. Signs: Signs shall be limited to the commercial space frontage pursuant to the
requirements of HBMC Chapter 17.50, Signs.
16. All proposed mechanical equipment shall be located outside of required setbacks in
accordance with the Hermosa Beach Municipal Code. All mechanical equipment must
be screened from public view subject to the review and approval of the Community
Development Director or designee.
17. Use of the second-floor decommissioned area shall be strictly prohibited from use.
18. At the time of plan check approval, the applicant shall submit a building permit. The
applicant shall remit a construction plan, which shall include a plan for how it will
maintain \the existing perimeter walls throughout the various construction phases.
19. The use of tinted and/or reflective glass is prohibited.
20. Prepayment of all taxes as required California Government Code Section 66412 and
any fees required by the City shall be evidenced prior to recordation of the Certificate
of Compliance.
21. A Certificate of Compliance and legal descriptions in a form approved by the City and
compliant with the Subdivision Map Act shall be submitted consistent with the plans
approved by the Planning Commission, approved by the Community Development
Director and City Attorney, and recorded with the Office of the Los Angeles County
Recorder and evidence of recording shall be submitted to the Community
Development Department within one (1) year of this approval.
22. 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:
· 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.
· 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.
· All clearing, earth moving, or excavation activities shall be discontinued during
periods of high winds (i.e., greater than 15 mph), to prevent excessive amounts of
Page 41 of 356
P a g e 9 of 10
dust.
· All dirt/soil loads shall be secured by trimming, watering, or other appropriate
means to prevent spillage and dust.
· 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.
· General contractors shall maintain and operate construction equipment to
minimize exhaust emissions.
· Trucks having no current hauling activity shall not idle but shall be turned off.
23. 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.
24. The project shall comply with South Coast Air Quality Management District Rule 1113,
limiting the volatile organic compound content of architectural coatings.
25. Construction projects within the city shall install odor-reducing equipment in
accordance with South Coast Air Quality Management District Rule 1138.
26. Project applicants shall identify all measures to reduce air pollutant emissions below
SCAQMD thresholds prior to the issuance of building permits. Should attainment of
SCAQMD thresholds be determined to be infeasible, construction contractors shall
provide evidence of this to the City and will be encouraged to apply for SCAQMD
SOON funds.
27. As a standard condition of approval for future development projects implemented
under PLAN Hermosa that involve ground disturbance or excavation:
· For any project where earthmoving or ground disturbance activities are
proposed at depths that encounter older Quaternary terrace deposits, a qualified
paleontologist shall be present during excavation or earthmoving activities.
· 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.
Page 42 of 356
P a g e 10 of 10
Building
28. The previously provided LFA Report dated 10/8/24 states that the existing wall will not
be entirely abandoned and that alterations will be made to mitigate structural
deficiencies. Structural plans have not yet been reviewed to determine the extent of
this work and how it may encroach into the PROW. No new walls or foundation
footings (including underpinning) will be allowed within the public right-of-way
without the approval of Public Works.
29. Must reference all gross square footage on page G-202, to include square footage
that is being designated and labeled as “deactivated space”.
30. Must clarify access areas on page G-202/G-203/G-204: a. It appears that the access
path to the proposed electrical room is less than 3 feet. b. The South egress path and
door swing appear to swing out onto the encroachment area, subject to the approval
of Public Works. c. The doors on the North side of the building for the proposed fire
room and trash room appear to swing into the public right of way, subject to the
approval of Public Works.
31. Must acquire approval from Public Works if the existing wall encroaching on the Public
Way is to be maintained in that location.
32. Referencing page AD-111: Any work that exceeds 50% demolition of the existing
framing will be considered new and is subject to the development and building
standards of a new building.
The following items will require plan review and approval, prior to permit issuance:
33. Pedestrian and adjacent property protection plans will be required for review and
approval.
34. Submit all Architectural, Geotechnical Reports, LID, Site Drainage, Energy
Sheets/Calculations, and Structural Plans for plan review and approval and acquire all
required permits.
35. Submittal and plan approval required to LA County Fire Land Development Unit for
the site plans and floor plans
36. Submittal and plan approval required to LA County Fire for Fire Sprinklers and Fire
Alarm Systems.
Public Works
37. No new walls or foundation footing will be allowed to be constructed on or over the
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P a g e 11 of 10
public right-of-way.
38. A Residential Encroachment permit is required for non-confirming structures located
over or within the public right-of-way.
The following conditions of approval shall be satisfied, subject to the satisfaction of the
Public Works Director or designee.
39. 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 CD Department.
40. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and
storm drain main lines on the street.
41. 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.
42. Sewer manhole rim/lid elevations must be submitted prior to grading and plan check.
43. 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 reviewing
the sewer lateral video.
44. 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. Pursuant to the Code of Civil Procedure Section 1094.6, any legal
challenge to the decision of the Planning Commission, after exhaustion of any available
administrative remedies, must be made within 90 days after the final decision by the City
Council. The Hermosa Beach City Council may on its own initiative review all actions of the
Planning Commission. If the City Council does not initiate review of this decision as set
forth in Hermosa Beach Municipal Code Section 2.52.040, this decision will become final.
PASSED, APPROVED, and ADOPTED on the 21st of October, 2025.
______________________________________________________________________________________
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P a g e 12 of 10
VOTE:
AYES:
NOES:
ABSTAIN:
ABSENT
CERTIFICATION
I hereby certify the foregoing Resolution PC 25-XX is a true and complete record of the
action taken by the Planning Commission of the City of Hermosa Beach, California, at its
regular meeting of October 21, 2025.
Kate Hirsh, Chair Alison Becker, Secretary
Date
Page 45 of 356
Palm
DrManhattan AveBeach D
r
9th
S
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7th
S
t
11th
S
t
10th
S
t
Hermosa AveBeach D
r
8th S t
6th
S
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P i e r A v e
The St
rand
7th
C
t
8th
C
t Sunset Dr
9th
C
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C
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C
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11th
C
t Monterey B
lvd
Pier
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Bayview
DrProject Zoning Map Planning CommissionOctober 21, 2025
Description
901 Hermosa Avenue
APN: 4187-003-028
Zone: C-2 Downtown Commercial
Precise Development Plan
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
500' Notification Radius
Page 46 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 12 OF 136
G-101
COVER SHEET
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
ENTRY
101
DIMENSION TO FACE
DIMENSION TO CENTERLINE
REVISION NUMBER
NEW ELEVATION
BUILDING SECTION
WALL SECTION
DETAIL
INTERIOR ELEVATION - MULTIPLE WALLS
GRIDLINE TO FACE OF STRUCTURE
EXISTING ELEVATION
CONTROL POINT / DATUM
ALIGN
FINISH DESIGNATION
EQUIPMENT MARK
PLUMBING FIXTURES
NEW WALL
EXISTING WALL
INTERIOR ELEVATION - 1 WALL
EXTERIOR ELEVATION
ROOM NAME
ROOM NUMBER
WALL TYPE
WINDOW MARK
DIRECTION OF SLOPE TO DRAIN
DOOR MARK
DASHED LINES INDICATE HIDDEN,
OVERHEAD OR ITEMS TO BE REMOVED
PROPERTY LINE
BUILDING FLOOR OR ELEVATION
SOLID LINE
BREAK LINE - MATERIAL TO CONTINUE
EXHAUST FAN
GRIDLINE ON CENTER OF COLUMN
FIRE SPRINKLER
SMOKE DETECTOR
KEYNOTE
DIMMER/VACANCY SENSOR
WALK STREET
SETBACK
100
A
100
1
SD
WS
SB
SP
PL-01
PT-01
APP-01
1
COVER SHEET & GENERAL INFO
DIAGRAMS
SURVEY - MAPPING
DEMOLITION SITE
DEMOLITION PLANS
CIVIL
G-101
G-102
G-201
G-202
G-203
G-204
V-101
AD-101
AD-111
AD-112
AD-113
C-000
C-100
C-210
C-300
C-400
COVER SHEET
GENERAL NOTES
SITE PHOTOS
CURRENT VS PROPOSED SQ FT
CODE REPORT
CODE PLANS & SECTIONS
SURVEY PLAN
DEMOLITION SITE PLAN
DEMOLITION 1st FLOOR PLAN
DEMOLITION 2nd FLOOR PLAN
DEMOLITION ROOF PLAN
TITLE SHEET
EROSION CONTROL PLAN
GRADING AND DRAINAGE PLAN
LOW IMPACT DEVELOPMENT PLAN
UTILITY PLAN
SITE PLANS
FLOOR PLANS
ELEVATIONS
SECTIONS
ENLARGED PLANS
ASSEMBLY DETAILS
SCHEDULES
A-101
A-111
A-112
A-113
A-114
A-115
A-201
A-202
A-203
A-204
A-301
A-302
A-303
A-401
A-402
A-403
A-404
A-405
A-501
A-502
A-601
A-602
A-603
SITE PLAN
FOUNDATION PLAN
1st FLOOR PLAN
2nd FLOOR PLAN
3rd FLOOR PLAN
ROOF PLAN
EXISTING ELEVATIONS
EXISTING ELEVATIONS
PROPOSED ELEVATIONS
PROPOSED ELEVATIONS
BUILDING SECTIONS
BUILDING SECTION
WALL SECTIONS
STAIR 01 PLAN & SECTION
STAIR 02 PLAN & SECTION
STAIR 03 & ELEVATOR 02 PLAN & SECTION
ENLARGED BATHROOM PLANS & ELEVATIONS
ENLARGED KITCHEN PLANS & ELEVATIONS
DETAILS - WALL ASSEMBLIES
DETAILS - FLOOR / ROOF / CEILING ASSEMBLIES
FINISH SCHEDULE & MATERIAL LEGEND
DOOR + WINDOW SCHEDULES
CURTAIN WALL SCHEDULE
PROJECT INFORMATION PROJECT DIRECTORY ABBREVIATIONS
RELEVANT CODESDEFERRED SUBMITTALS
FIRE SPRINKLER NOTE
SYMBOLS
VICINITY MAP
OTHER
SHEET INDEX
PROJECT ADDRESS
901 HERMOSA
LEGAL DESCRIPTION
LOT 25, 26 AND 27, BLOCK 10. HERMOSA BEACH, M.B. 1-25-26
APN#
4187-003-028
ZONE
C2 (DOWNTOWN COMMERCIAL ZONE)
LOT AREA (NET)
8,180 SF
OCCUPANCY GROUP
MERCANTILE OFFICE & STORAGE
CONSTRUCTION TYPE
TYPE V
NO. OF STORIES
THREE STORIES
FIRE SPRINKLERS
SPRINKLERS THROUGHOUT
PARKING
N/A
SCOPE OF WORK
MAJOR REMODEL OF EXISTING TWO-STORY COMMERCIAL
STRUCTURE. PROPOSED WORK INCLUDES:
REMOVE EXISTING EXTERIOR WALL FINISH AND INSTALL
NEW FINISH OVER SUBSTRATE
REMOVE EXISTING EXTERIOR DOORS AND REPLACE WITH
NEW
REMOVE EXISTING EXTERIOR WINDOWS AND REPLACE
WITH NEW
RECONFIGURE EXISTING INTERIOR SPACES PER PLANS. GC
TO REMOVE DRYWALL AT ALL SURFACES AS NEEDED TO
ACCOMMODATE REMODEL.
EXISTING INTERIOR AND EXTERIOR LIGHTING TO BE
REMOVED AND REPLACED
EXISTING MECHANICAL EQUIPMENT AND DUCTWORK TO BE
REMOVED AND REPLACED
EXISTING ROOF AND ROOF DRAINAGE TO BE RENEWED. GC
TO APPLY NEW FINISH TO EXISTING ROOF
EXISTING FLOOR AND WALL FINISHES TO BE REMOVED
THROUGHOUT
EXISTING LOW VOLTAGE AND A/V SYSTEMS TO BE REMOVED
AND REPLACED WITH NEW
EXISTING PLUMBING FIXTURES TO BE REMOVED AND
REPLACED WITH NEW. GC TO REWORK EXISTING PIPING AS
NEEDED FOR NEW CONFIGURATION
EXISTING HARDSCAPE, SOFTSCAPE, AND PLANTERS TO BE
REMOVED. GC TO INSTALL NEW HARDSCAPE, SOFTSCAPE,
AND PLANTERS PER PLANS
REWORK EXISTING DRAINAGE AS NEEDED
2022 CALIFORNIA BUILDING CODE, 2022
CALIFORNIA GREEN BUILDING STANDARDS CODE,
2022 CMC, 2022 CEC, 2022 CPC, 2022 CRC
CLIENT
KYLE RANSFORD
901 HERMOSA PARTNERS LLC
2301 ROSECRANS AVENUE, SUITE 4130 EL SEGUNDO CA
90254 USA
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE HERMOSA BEACH CA 90254
ANTHONY@LANEY.LA
(310) 870-7175
SURVEYOR
DENN ENGINEERS
3914 DEL AMO BLVD, SUITE 921, TORRANCE, CA, 90503
(310) 542-9491
STRUCTURE + CIVIL
LABIB FUNK + ASSOCIATES
319 MAIN STREET, EL SEGUNDO, CA 90245
(213) 239-9700
GEO-TECHNICAL ENGINEER
NORCAL ENGINEERING
10641 HUMBOLT STREET, LOS ALAMITOS, CA 90720
(526) 799-9469
MEP
NATIONAL ENGINEERING & CONSULTING, INC
30 THOMAS I, IRVINE, CA 92618
(714) 495-8004
@ AT
A.F.F. ABOVE FINISH FLOOR
AFG ABOVE FINISH GRADE
ACOUS ACOUSTICAL
ADJ ADJUSTABLE
ALUM ALUMINUM
ANCH ANCHOR
APPROX APPROXIMATELY
ATTEN ATTENUATION
BD BOARD
BLDG BUILDING
BLK BLOCK
BM BEAM
B.O. BOTTOM OF
(C) COMPACT PARKING STALL
CA CLEAR ANODIZED
CAB CABINET
CER CERAMIC
CJ CONTROL JOINT
CL CLOSET
C.L. CENTER LINE
CLG CEILING
CLR CLEAR
CMU CONCRETE MASONRY UNIT
COL COLUMN
CONC CONCRETE
CONST CONSTRUCTION
CONT CONTINUOUS
DBL DOUBLE
DTL DETAIL
DIA DIAMETER
DIAG DIAGONAL
DIM DIMENSION
DN DOWN
DS DOWNSPOUT
DWG DRAWING
EA EACH
EL ELEVATION
ELECT ELECTRICAL
EQ EQUAL
EQUIP EQUIPMENT
(E) EXISTING
EP ELECTRIC PANEL
EXT EXTERIOR
FD FLOOR DRAIN
FIN. FINISH
F.F.E. FINISH FLOOR ELEVATION
FLR FLOOR
FLUOR FLUORESCENT
F.O. FACE OF
FT FOOT
FTG FOOTING
FV FIELD VERIFY
GA GAUGE
GI GALVANIZED IRON
GALV GALVANIZED
GL GLASS
GYP BD GYPSUM BOARD
HD HEAD
HDWD HARDWOOD
HORIZ HORIZONTAL
HT HEIGHT
ID INSIDE DIAMETER
IN INCH
INSUL INSULATION
INT INTERIOR
LAM LAMINATE
LAV LAVATORY
LT FXT LIGHT FIXTURE
MAX MAXIMUM
MEMB MEMBRANE
MECH MECHANICAL
MTL METAL
MIN MINIMUM
(N) NEW
NIC NOT IN CONTRACT
OC ON CENTER
OD OUTSIDE DIAMETER
P.C. PROPERTY CORNER
P.L. PROPERTY LINE
PLT PLATE
PLAS PLASTER
PLWD PLYWOOD
R RISERS
RD ROOF DRAIN
R.O. ROUGH OPENING
RAD RADIUS
RDL ROOF DRAIN LEADER
REC RECESSED
REINF REINFORCED
REQ'D REQUIRED
RES RESISTANT
RESIL RESILIENT
RET RETAINING
REV. REVERSE
RM ROOM
S.S. STAINLESS STEEL
SV SHEET VINYL
SCHED SCHEDULE
SECT SECTION
SAM SELF ADHERING MEMBRANE
SFR SINGLE FAMILY RESIDENCE
SHT SHEET
SIM SIMILAR
SPEC SQUARE
STD STANDARD
STL STEEL
STRUCT STRUCTURAL
SUSP SUSPENDED
T TREADS
T&B TOP AND BOTTOM
T&G TONGUE AND GROOVE
T.O. TOP OF
T.O.C. TOP OF CONCRETE
TOP TOPPING
TELE TELEPHONE
TEMP TEMPERED
T.S. TUBE STEEL
TYP TYPICAL
UNO UNLESS NOTED OTHERWISE
URM UNREINFORCED MASONRY
VCT VINYL COMPOSITION TILE
W/ WITH
WC WATER CLOSET
WF WIDE FLANGE
WP WATERPROOF
WD WOOD
WRB WEATHER RESISTANT BARRIER
± PLUS OR MINUS
# NUMBER
- ANY EXISTING FIRE SPRINKLER OR FIRE ALARM SYSTEMS
MUST SUBMIT FOR SEPARATE PLAN REVIEW.
- FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN
CHECK PERMIT.
- PROPERTY ADDRESS(S) MUST BE PERMANENTLY AFFIXED
TO BUILDING IN ACCORDANCE WITH MBFC 505.1 PRIOR TO
FINAL FIRE INSPECTION. [MBMC 3.16.20].
- AUTOMATIC COMMERCIAL FIRE SPRINKLER SYSTEM SHALL
BE INSTALLED IN THE BUILDING AND IN OTHER AREAS AS
REQUIRED BY THE FIRE CODE OFFICIAL.
- AUTOMATIC COMMERCIAL FIRE SPRINKLERS SHALL
COMPLY WITH THE HERMOSA BEACH FIRE DEPARTMENT
MINIMUM REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER
SYSTEMS.
- HORN/STROBE ALARM DEVICES SHALL BE PLACED ON THE
ADDRESS SIDE OF THE BUILDING UNLESS OTHERWISE
SPECIFIED BY FIRE DEPARTMENT PERSONNEL.
- ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES
SHALL BE INSTALLED WITH SOUND DEADENING MATERIALS
TO PREVENT THE TRANSFER OF NOISE.
- ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK
WOOL OR EQUIVALENT SOUND-DEADENING MATERIALS TO
PREVENT THE TRANSFER OF NOISE.
- NO PLUMBING VENTS OR SIMILAR EQUIPMENT SHALL BE
PLACED BACK TO BACK BETWEEN SEPARATE DWELLING
UNITS.
• FIRE SPRINKLERS AND ALARMS
A) DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT
ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED
PRIOR TO SUBMITTAL FOR PLAN REVIEW. THE ENGINEER OF
RECORD FOR THE BUILDING PROJECT SHALL PROVIDE A
NOTE ON THE DEFERRED PLANS OR A SHOP DRAWING
APPROVAL STAMP STATING THAT THE PLANS ARE IN
GENERAL CONFORMANCE WITH THE DESIGN OF THE
BUILDINGS. (CBC 106.3.4.2)
AN AUTOMATIC COMMERCIAL FIRE SPRINKLER SYSTEM
SHALL BE INSTALLED IN THE BUILDING AND IN OTHER
AREAS AS REQUIRED BY THE FIRE CODE OFFICIAL.
AUTOMATIC COMMERCIAL FIRE SPRINKLERS SHALL COMPLY
WITH THE HERMOSA BEACH FIRE DEPARTMENT MINIMUM
REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER SYSTEMS.
FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN
CHECK AND PERMIT [R313 CRC, 903.2.8.2 CFC AS AMENDED
BY MBMC 3.16.020]
Page 47 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 13 OF 136
G-102
GENERAL NOTES
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
GENERAL CONSTR.
HERMOSA BCH CITY BEST MANAGEMENT
PRACTICES
BUILDING & SAFETY PUBLIC WORKS
CITY OF HERMOSA BEACH
PLANNING
A) 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. THE
CONTRACTOR SHALL THOROUGHLY REVIEW THE CONSTRUCTION DRAWINGS, SPECIFICATIONS,
ADDENDUMS, AND ANY REVISIONS ISSUED AND SHALL REPORT ANY DISCREPANCIES TO THE
ARCHITECT FOR WRITTEN CLARIFICATION.
B) CONSTRUCTION DOCUMENTS; 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.
C) APPROVED DRAWING SET: THE CONTRACTOR SHALL KEEP AND MAINTAIN THE CITY 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.
D)MINIMUM STANDARDS OF WORK: IF ANY CONFLICT EXISTS IN QUALITY OF WORK OR CODE
REQUIREMENTS, THE HIGHER QUALITY AND MORE RESTRICTIVE SHALL APPLY.
E)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.
F) 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.
G) 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.
H) SITE MEASUREMENTS: CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALLDIMENSIONS 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.
I) DIMENSIONS: THE CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY CONFLICTING
DIMENSIONS BETWEEN ARCHITECTURAL + ENGINEERING DRAWINGS. THE CONTRACTOR SHALL NOT
SCALE ANY DIMENSIONS OFF OF THE DRAWINGS.
J) DETAILS: DETAILS PROVIDED WITHIN THE CONSTRUCTION DOCUMENTS ARE INTENDED TO
SHOW THE INTENT OF THE DESIGN. MINOR MODIFICATIONS MAY BE REQUIRED PER FIELD
CONDITIONS. CONTRACTOR TO NOTIFY ARCHITECT OF SUCH REVISIONS.
K) SUBSTITUTIONS: NO SUBSTITUTIONS ARE ALLOWED UNLESS SPECIFICATIONS ARE
SUBMITTED TO AND APPROVED BY THE OWNER AND ARCHITECT.
L)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.
M) COORDINATION WITH CONTRACTORS/CONSULTANTS: THE CONTRACTOR SHALL COORDINATE
THEIR WORK WITH ALL OTHER TRADES, CONSULTANTS, AND SUB-CONTRACTORS WORKING ON THE
PROJECT WHETHER UNDER CONTRACT OF THE CONTRACTOR OR OWNER.
N) DIMENSIONS: ALL DIMENSIONS ARE TO FACE OF STUD (F.O.S.) UNLESS NOTED OTHERWISE.
CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DIMENSIONAL CONFLICTS WITHIN THE CONTRACT
DOCUMENTS.
O) 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.
P) 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 INSPECTION OF PROTECTIVE MEASURE ORTHE CONSTRUCTION PROCEDURES OR FOR GUARANTEEING THE CONTRACTOR'S WORK.
Q) DAMAGES: CONTRACTOR TO PROTECT ALL AREAS ADJACENT TO CONSTRUCTION AREAS
FROM DAMAGE CAUSED BY MOVEMENT OF MATERIALS OR DUST. ALL DAMAGE INCURRED SHALL BE
REPAIRED AT THE CONTRACTOR'S EXPENSE.
R) 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
WHICH BLOCKS EGRESS OF CREATES AN UNSAFE CONDITION.
S) SITE CLEANLINESS: CONTRACTOR SHALL MAINTAIN A CLEAN JOB SITE FREE OF TRASK AND
DEBRIS. WORK AREAS SHALL BE MAINTAINED IN A BROOM CLEAN CONDITIONS AT THE END OF EACH
WORK DAY/SHIFT.
T) 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.
U) ROUGH UTILITIES: CONTRACTOR SHALL FURNISH AND INSTALL ROUGH PLUMBING AND
ELECTRICAL AND FINAL HOOK-UP FOR ALL SPECIFIED FIXTURES, APPLIANCES, AND EQUIPMENT.
V) 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.
W) EQUIPMENT STANDARDS: ALL ELECTRICAL, MECHANICAL AND PLUMPING FIXTURES/
EQUIPMENT SHOULD BE LISTED AND LABELED BY AN APPROVED TESTING AGENCY.
X) SUBMITTALS: THE CONTRACTOR SHALL SUBMIT TO THE ARCHITECT SUBMITTALS FOR REVIEW
DURING CONSTRUCTION PRIOR TO 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.
A) BACK FLOW DEVICES: ALL LANDSCAPE IRRIGATION BACK FLOW DEVICES MUST MEET
CURRENT CITY REQUIREMENTS FOR PROPER INSTALLATION.
B) WASTE REMOVAL: 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/TRASK LANDFILLED AND RECYCLED MUST BE SUBMITTED
TO THE PERMITS DIVISION IN COMPLIANCE OF THE CITY'S CONSTRUCTION AND DEMOLITION
RECYCLING ORDINANCE.
C) SEWER CLEANOUT: A PROPERTY LINE CLEANOUT MUST BE INSTALLED ON A 6 DEGREE
SANITARY SEWER LATERAL. IF THERE IS NO 6 DEGREE LATERAL, THEN A NEW ONE MUST BE
INSTALLED WITHIN THE PROPERTY LINES. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR TYPICALCONSTRUCTION DETAILS.
D) BACKWATER VALVE: 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. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR
TYPICAL CONSTRUCTION DETAILS.
E) EXISTING SEWER LATERAL: IF AN EXISTING SEWER LATERAL IS USED, IT MUST BE TELEVISED
TO VERIFY ITS STRUCTURAL INTEGRITY. THE TAPE MUST BE MADE AVAILABLE FOR REVIEW BY THE
PUBLIC WORKS DEPARTMENT. THE LOCAL PUBLIC WORKS DEPARTMENT WILL REVIEW THE TAPE AND
DETERMINE AT THAT TIME IF THE SANITARY LATERAL NEEDS REPAIRING, REPLACING, OR THAT IT IS
STRUCTURALLY SOUND AND CAN BE USED IN ITS PRESENT CONDITION.
F) UNUSED LATERALS: ANY UNUSED WATER OR SANITARY SEWER LATERALS MUST BE
ABANDONED AT THE CITY MAIN.
G) PROTECTION OF PROPERTY: IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROTECTALL THE STREET SIGNS, STREET LAMPS/LIGHTS, PARKING METERS, 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. THE CONTRACTOR IS ALSO
RESPONSIBLE FOR ANY STREET MARKINGS THAT ARE DAMAGED OR REMOVED BY THE
CONTRACTOR'S OPERATIONS. CONTACT THE PUBLIC WORKS INSPECTOR FOR SIGN SPECIFICATION
AND SUPPLIERS.
H) WATER METERS: 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. 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.
I) PARKWAY TREES: IF ANY PARKWAY TREES ARE REMOVED, THEY MUST BE REPLACED WITH
TREES SELECTED FROM THE CITY'S APPROVED PARKWAY TREE LIST AND PLANTED IN ROOT BARRIER
BOXES.
J) BEST MANAGEMENT PRACTICES: EROSION AND SEDIMENT CONTROL DEVICES BMP'S (BESTMANAGEMENT PRACTICES) MUST BE IMPLEMENTED AROUND THE CONSTRUCTION SITE TO PREVENT
DISCHARGE TO THE STREET AND ADJACENT PROPERTIES. CONTROL MEASURES MUST ALSO BE
TAKEN TO PREVENT STREET SURFACE WATER FROM ENTERING THE SITE.
K) DRAIN LINES: ALL DRAIN LINES INSTALLED WITHIN THE STREET RIGHT-OF-WAY MUST BE
CONSTRUCTED OF DUCTILE IRON PIPE. DRAINS MUST BE SHOWN ON PLANS.
L) RUNOFF DISCHARGE: ALL RUNOFF WATER FROM THE ROOF, SIDE YARDS, AND PATIOS MUST
DISCHARGE ONTO STREET.
A) 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.
B) 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.
C) LIQUID MATERIALS: FUELS, OILS, PAINTS, SOLVENTS, AND OTHER LIQUID MATERIALS MUST
NOT BE WASHED INTO THE STREET.
D) CONCRETE WASTE: WASTE CONCRETE MUST NOT BE WASHED INTO STREET, 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.
E) SOLID WASTE: TRASH AND OTHER CONSTRUCTION SOLID WASTE MUST BE PLACED IN A
COVERED TRASH RECEPTACLE.
F) ERODED SOIL: ERODED SOIL FROM DISTURBED SLOPED MUST BE CONTAINED USING BERMS,
SILT FENCES, SETTING BASINS, OR GOOD EROSION MANAGEMENT PRACTICES SUCH AS RESEEDING.
G) WASH WATER: WASH WATER FROM CLEANING CONSTRUCTION VEHICLES AND EQUIPMENTMUST BE KEPT ON-SITE WITHIN A CONTAINMENT AREA.
H) CONCRETE DRIVEWAY: CONSTRUCT NEW COMMERCIAL CONCRETE DRIVEWAY TYPE WHERE
NOTED ON SITE PLAN. NEW CONCRETE SHALL BE CLASS 520-C-2500.
I) PREFABRICATED BEAMS: SUBMIT CERTIFICATE OF PREFABRICATED BEAMS TO BUILDING
INSPECTOR PRIOR TO INSTALLATION OF SUCH BEAMS.
X)
A) 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.
B) CONSTRUCTION SIGNS: CONTRACTOR SHALL CONFIRM REQUIREMENTS FOR
CONSTRUCTION SITE SIGNAGE WITH LOCAL AGENCY. CONTRACTOR SHALL PROVIDE AND
MAINTAIN REQUIRED SIGNAGE AT PROJECT SITE AT ALL TIMES.
C) CONSTRUCTION FENCE: CONTRACTOR SHALL PROVIDE CONSTRUCTION FENCE PER
CBC 3303 AT PUBLIC RIGHT-OF-WAY FOR PEDESTRIAN PROTECTION IF ANY WORK IS TO BE
PERFORMED ON ANY BUILDING OR STRUCTURE ADJACENT TO PUBLIC RIGHT-OF-WAY.
D) 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.
E) 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 GRADING
PLAN AND SOILS REPORT TO THE BUILDING DEVISION 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.
F) 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 PLANS AND
CALCULATIONS AND SOILS REPORT 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 OWNER'S 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.
G) SANDBLASTING: THE SANDBLASTING MUST BE WET SANDBLASTING AND ALL THE
PRECAUTIONARY MEASURES MUST BE TAKEN BY THE CONTRACTOR TO PROTECT LIFE AND
PROPERTY OF NEIGHBORS, RESIDENTS AND THE PUBLIC. ADJACENT PROPERTY OWNERS
MUST BE NOTIFIED AT LEAST (2) DAYS PRIOR TO SANDBLASTING.
H) SITE DRAINAGE: PROVIDE ROOF GUTTERS AND DOWNSPOUTS OR CONCRETE
PAVEMENT/SWALE ON GROUND TO DIVERT OR CARRY SURFACE WATER AWAY FROM
BUILDING TO CATCH BASIN AND DRAIN PIPES THROUGH CURB TO STREET AND STORM DRAIN
SYSTEM.
I) STAIRWAYS: WIDTH OF STAIRWAYS SHALL BE 36" MIN CLEAR TAKEN FROM FACE OF
FINISH. GUARDRAILS OR HANDRAIL PICKETS SHALL HAVE A MAXIMUM 4" SPACING BETWEEN
PICKETS.
J) GARAGE DOOR: GARAGE DOOR OPENING INCLUDING HARDWARE SHALL BE 7'
MINIMUM AND 18' WIDE. GARAGE DOOR SPRINGS AND OPENERS SHALL BE STATE APPROVEDAND WITH MANUFACTURER'S LABEL. DOOR LEADING FROM GARAGE TO DWELLING UNIT
SHALL BE A 20 MINUTE FIRE RATED, 1-3/8" SOLID WOOD, SELF-CLOSING, AND TIGHT FITTING
DOOR.
K) 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.
L) REBAR WELDING: WELDING OF REBAR SHALL COMPLY WITH CBC, STANDARD 19-1.
CONTRACTOR TO SUBMIT WELDING PROCEDURES AND QUALIFICATION OF DEPUTY/SPECIAL
INSPECTIONS IN ACCORDANCE WITH SPECIAL INSPECTION PROGRAM TO THE BUILDING
DIVISION FOR APPROVAL PRIOR TO ANY WELDING WORK.
M) FUTURE UTILITIES: CONTRACTOR TO PROVIDE UNDERGROUND CONDUIT FOR FUTURE
ELECTRICAL LINES AT THE PRONT PROPERTY LINES. CONTRACTOR TO COORDINATE WITH
INSPECTOR FOR ADDITIONAL COMMENTS.
A) SEPARATE PERMITS: SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS,
SOLAR PANELS, DEMOLITION, AND SEWER CAP OF EXISTING BUILDINGS.
B) 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 LOGAL PLANNING DEPARTMENT
C) ADDRESS NUMBERS: BUILDING ADDRESS NUMBERS SHALL CONTRAST WITH THEIR
BACKGROUND AND BE 4" MINIMUM HIGH WITH A MINIMUM STROKE WIDTH OF 0.5" PER CBC R319.9.
D) ON SITE PARKING: PARKING IS NOT PERMITTED IN REQUIRED YARDS OR OPEN SPACE EXCEPT
FOR A 20' WIDE FRONT YARD DRIVEWAY.
E) 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.
F) 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.
G) MECHANICAL EQUIPMENT SCREENING: PROVIDE VISUAL SCREENING FOR PROPOSED
MECHANICAL EQUIPMENT AND UTILITY METERS. TOP NEED NOT TO BE SCREENED IF LOCATED ON
INTERIOR SIDE OF DWELLING.
H) METER CLEARANCE: GAS AND ELECTRIC METERS MUST CLEAR PROPERTY LINES BY 3'-0".
I) 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. CONTRACTOR TO
VERIFY EXISTENCE OF CESSPOOL WITH LOCAL AUTHORITY HAVING JURISDICTION PRIOR TOPROCEEDING WITH DEMOLITION OR CONSTRUCTION ACTIVITIES.
Page 48 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 14 OF 136
G-201
SITE PHOTOS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
WEST VIEW NORTHEAST VIEW NORTHWEST VIEW
SOUTHEAST VIEW SOUTHWEST VIEW
Page 49 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 15 OF 136
G-202
CURRENT VS PROPOSED SQ
FT
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
4,134 sq ft
3,590 sq ft
906 sq ft
159 sq ft
OPENTO
BELOW
OPEN
TOBELOW
OPEN
TO
BELOW
887 sq ft
4,345 sq ftOPENTO
BELOW
817 sq ft
349 sq ft
60 sq ft
48 sq ft
89 sq ft
226 sq ft123456789101112131415161718UP18 RISERS (6 23/32")
4'-9 1/2"
2,840 sq ft
1,973 sq ft
684 sq ft
RETAIL
104RETAIL105
WINE STORAGE
112
LOADING ZONE
115
OFFICE
110
STORAGE
113
ELEVATOR 01
RSTRM106 RSTRM
103
STAIR 02
114
STAIR 01121
FIRE (ASR) RM
118
RESTRM CORRIDOR
107
ELEVATOR 02
OFFICE111
RETAIL101
HALL
102
ELEV RM121
ELECTRIC RM
120
TRANSFORMER
121
OPENTO
ABOVE
1234567
8
UP
20 RISERS (7")
93 sq ft
RESTRM108
ACC. RSTRM109
TRASH RM
119
499 sq ft
DN
2,268 sq ft
OPEN
TOBELOW
OPEN
TOBELOW
OPEN
TOBELOW
DEACTIVATED SPACE
(NOT ACCESSIBLE)
OPEN
TOABOVE
OPEN
TOBELOW
OFFICE
207
OFFICE206
OFFICE205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02
209
LOBBY203
STORAGE UNITS
210
HALLWAY
208
SPACE NOT USED211
DN
12345 67UP
12 RISERS (6 1/2")123456789101112131415 16UP 16 RISERS (6 25/32")
227 sq ft
OPEN
TO
ABOVE
3,459 sq ft
SK-1
SK-2
SK-3
F DW F 45" CLROPENTO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPENTO
ABOVE
ELEVATOR 01
STAIR 02
324
MECHANICAL PLATFORM
312
OFFICE
305
GARDEN PATIO303
OFFICE
301
OFFICE315
OFFICE
308
OFFICE
310
COURTYARD
318
GARDEN316
CONFERENCE RM314
OFFICE
309
OFFICE
304
RSTRM321
KITCHEN
319
ELEVATOR 02
RSTRM322
OUTDOOR ROOM317
GARDEN
311
GARDEN320
GARDEN
323
VESTIBULE
306
STAIRWELL EXIT
325
RESTROOM CORRIDOR
324
MECH. PLATFORM302
STAIR 01
327
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TOABOVE
DN
DN
195 sq ft
OPEN
TOABOVE
OPEN
TOABOVE
GREEN ROOF307
GROSS SQUARE FOOTAGE
EXISTING SQ FT PROPOSED SQ FT NET PROPOSED
EXPANSION SQ FT
FIRST FLOOR 7724 7179 -545
STORAGE 3,590 2,840 -750
RETAIL 4,134 1,973 -2,161
RETAIL STORAGE 0 817 817
OFFICE 0 684 684
UTILITIES/STAIRS 0 639 639
ADDITIONAL SPACE 0 226 226
SECOND FLOOR 6297 2994 -3303
STORAGE 4,345 2,268 -2,077
RETAIL STORAGE 1,065 0 -1065
OFFICE 887 499 -388
ADDITIONAL SPACE 0 227 227
THIRD FLOOR 0 3654 3654
OFFICE 0 3,459 3459
STAIRS 0 195 195
TOTAL 14021 13827 -194
F.A.R. (8180 SF SITE)1.71 1.69
1
9
9
NOT TO SCALE1EXISTING FIRST FLOOR
NOT TO SCALE2EXISTING SECOND FLOOR
NOT TO SCALE3PROPOSED FIRST FLOOR
NOT TO SCALE4PROPOSED SECOND FLOOR
NOT TO SCALE5PROPOSED THIRD FLOOR
NOT TO SCALE6GROSS SQUARE FOOTAGE
Page 50 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 16 OF 136
G-203
CODE REPORT
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
ZONING SUMMARY
APPLICABLE CODE: HERMOSA BEACH MUNICIPAL CODE (HBMC)
ZONING DESIGNATION: COMMUNITY COMMERCIAL - CC (GENERAL PLAN)
GENERAL COMMERCIAL - C2 (HBMC)
CHARACTER AREA: DOWNTOWN CENTER
NEIGHBORING ZONING: LOT TO NORTH = C2 (GENERAL COMMERCIAL)
LOT TO EAST = C2 (GENERAL COMMERCIAL)
LOT TO SOUTH = R2/C2 (TWO-FAMILY RESIDENTIAL & GENERAL COMMERCIAL)
LOT TO WEST = R2 (TWO-FAMILY RESIDENTIAL)
PARCEL NUMBER: 4187003028
SITE AREA: 8180 SQFT
BUILDING AREA PROPOSED:14,018 SQFT
1ST FLOOR PROPOSED: 7,531 SQFT
2ND FLOOR PROPOSED: 2,833 SQFT
3RD FLOOR PROPOSED: 3,654 SQFT
ZONING ANALYSIS
HBMC 17.26.050 STANDARDS AND LIMITATIONS
FRONT: N/A
PROPOSED: NO CHANGE TO EXISTING
REAR: N/A (EXISTING BUILDING PER 17.26.050.H.3)
PROPOSED: NO CHANGE TO EXISTING
SIDE: N/A (EXISTING BUILDING PER 17.26.050.H.3)
PROPOSED: NO CHANGE TO EXISTING
GENERAL PLAN INTENSITY RANGE (FAR)
MAX FAR: 1.25 FOR COMMUNITY COMMERCIAL
1.25 * 8,180 SF = 10,225 SF
MIN FAR: .5 FOR COMMUNITY COMMERCIAL
.5 * 8,180 SF = 4,090 SFPROPOSED: EXEMPTION: THE PROJECT BUILDING IS EXISTING AND FALLS OUTSIDE FAR MAX; SEE SHEET G201
HBMC 17.26.050 STANDARDS AND LIMITATIONS
THE DESIGN OF ALL SIGNS SHALL BE IN CONFORMANCE WITH THE DESIGN STANDARDS REFERENCED IN HBMC 17.50.130.
HBMC 17.26.050(E) BUILDING HEIGHT
MAX BUILDING HEIGHT: 30'-0"
EXISTING: 16.71' MIN - 23.82' MAX
PROPOSED: 28.81' MIN - 29.97' MAX (SEE ROOF PLAN SHEET FOR CALCS)
HBMC 17.26.050(F,G,H) SETBACKS
FRONT YARD SETBACK: N/A PROPOSED: EXISTING BUILDING FOOTPRINT
ALLEY SETBACK: SHALL CONFORM W/ SECTION 17.44.130 PROPOSED: EXISTING BUILDING FOOTPRINT
REAR YARD SETBACK: 5' SETBACK PROPOSED: EXISTING BUILDING FOOTPRINT
EXISTING: ZERO LOT-LINE CONDITIONS AT NORTH, EAST, & SOUTH; WEST PROP LINE SETBACK OF 2.8'
HBMC 17.46.010 HEIGHT OF ROOF STRUCTURES
A. ELEMENTS LISTED IN 17.46.010.A MAY BE CONSTRUCTED ABOVE THE HEIGHT LIMIT, PROVIDED THEY DO NOT EXCEED
THE HEIGHT LIMIT BY MORE THAN 8 FEET AND COVER NO MORE THAN 5 PERCENT OF THE TOTAL ROOF AREA.
HBMC 17.44.015 OFF-STREET PARKING (APPLICABILITY)
D.1 ADDITIONS LESS THAN 10 PERCENT OR 500 SF. NO ADDITIONAL PARKING IS REQUIRED FOR ALTERATIONS TO EXISTING
BUILDINGS THAT DO NOT CHANGE THE BUILDING SQUARE FOOTAGE ON SITE BY MORE THAN 10 PERCENT OR 500 SF,
WHICHEVER IS GREATER, PROVIDED THE USE IS OTHER THAN A LATE NIGHT ALCOHOL ESTABLISHMENT
PARKING PROPOSED: N/A - EXISTING SITE WILL REMAIN WITH ZERO PARKING SPACES
HBMC 17.46.220 SOLAR ENERGY SYSTEMS-HEIGHT LIMIT EXCEPTION AND STREAMLINED PERMITTING
C1. SOLAR COLLECTORS AND SOLAR ENERGY SYSTEMS MAY EXCEED THE HEIGHT LIMITS MANDATED BY THIS CODE TO THE
MINIMUM EXTENT NECESSARY FOR THEIR SAFE AND EFFICIENT OPERATION IN ACCORDANCE WITH THE
CALIFORNIA BUILDING CODE AND OTHER APPLICABLE PROVISIONS OF STATE LAW.
HBMC 12.36.060 PERMIT REQUIREMENT FOR TREE REMOVAL
E. A PERMIT TO REMOVE A TREE SHALL BE CONDITIONED ON REPLACEMENT OF THE TREE, EITHER ON SITE OR
ELSEWHERE AS DESCRIBED BY THE CITY. ON-SITE REPLACEMENT IS REQUIRED UNLESS ON-SITE REPLACEMENT IS
INFEASIBLE. REMOVED TREES SHALL BE REPLACED AT A MIN 2:1 RATIO WITH A TREE FROM THE CITY'S OFFICIAL LIST OF
APPROVED PARKWAY TREES.
TREES REMOVED: 1 TREE
TREES PROPOSED: 4TREES 123456789101112131415161718
UP18 RISERS (6 23/32")
29'-0"
51'-5"
EXIT 8
RETAIL104RETAIL
105
WINE STORAGE
112
LOADING ZONE
115
OFFICE
110
STORAGE
113
ELEVATOR 01
RSTRM106 RSTRM103
STAIR 02114
STAIR 01
121
FIRE (ASR) RM118
RESTRM CORRIDOR107
ELEVATOR 02
OFFICE111
RETAIL101
HALL
102
ELEV RM
121
ELECTRIC RM
120
TRANSFORMER1211234567
8
UP
20 RISERS (7")
RESTRM
108
ACC. RSTRM109
TRASH RM119
DN
81'-4 "OFFICE207
OFFICE
206
OFFICE
205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02209
LOBBY203
STORAGE UNITS
210
HALLWAY
208
SPACE NOT USED211
DN
123456 7UP
12 RISERS (6 1/2")12345678910111213141516
UP 16 RISERS (6 25/32")
SK-1
SK-2
SK-3
F DW F 45" CLR1
0
3'-
5
"
ELEVATOR 01
STAIR 02
324
MECHANICAL PLATFORM
312
OFFICE
305
GARDEN PATIO303 OFFICE301
OFFICE
315
OFFICE308
OFFICE310
COURTYARD318
GARDEN316
CONFERENCE RM
314
OFFICE
309
OFFICE304
RSTRM
321
KITCHEN
319
ELEVATOR 02
RSTRM
322
OUTDOOR ROOM317
GARDEN311
GARDEN
320
GARDEN323
VESTIBULE306
STAIRWELL EXIT325
RESTROOM CORRIDOR324
MECH. PLATFORM
302
STAIR 01327 DN
DN
GREEN ROOF
307
BUILDING CODE SUMMARY
APPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC)
2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA PLUMBING CODE (CPC)
2022 HERMOSA BEACH MUNICIPAL CODE (HBMC)
OCCUPANCY CLASSIFICATION (302):
BUSINESS: B
MERCANTILE: M
STORAGE: S-1
CONSTRUCTION TYPE FOR EXISTING AND NEW PORTIONS OF PROJECT (601):
TYPE: VB - 0 HOUR
FIRE SPRINKLER REQUIREMENTS (903):
PER 903.2.7 - M OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM
PER 903.2.9 - S1 OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM
REQUIRED: FIRE SPRINKLER NOT REQUIRED
PROPOSED: NFPA 13 SPRINKLER PROVIDED
GENERAL CODE
CHAPTER 5: BUILDING HEIGHT AND AREA
504 - 506 TABLE: ALLOWABLE BUILDING HEIGHTS, STORIES ABOVE GRADE PLAN, AND AREAS:
TYPE VB CONSTRUCTION / SPRINKLERED / B OCCUPANCY: 60' H / 3-STORIES / 27,000 SF
TYPE VB CONSTRUCTION / SPRINKLERED / M OCCUPANCY: 60' H / 2-STORIES / 27,000 SF
TYPE VB CONSTRUCTION / SPRINKLERED / S-1 OCCUPANCY: 60' H / 2-STORIES / 27,000 SF
EXISTING HEIGHT / STORIES / AREA: 23.32' MIN - 24.48' MAX / 2 STORIES / 13,943 SF
PROPOSED HEIGHT / STORIES / AREA: 28.81' MIN - 29.97' MAX / 3 STORIES / 13,885 SF
CHAPTER 6: TYPES OF CONSTRUCTION
601 TABLE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS):
PRIMARY STRUCTURAL FRAME 0 HR
EXTERIOR BEARING WALLS 0 HR
INTERIOR BEARING WALLS 0 HR
INTERIOR NONBEARING WALLS AND PARTITIONS 0 HR
FLOOR CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR
ROOF CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR
CHAPTER 7: FIRE AND SMOKE PROTECTION FEATURES
705.2: PROJECTIONS
PROJECTS SHALL NOT EXTEND ANY CLOSER TO THE LINE USED TO DETERMINE THE FIRE SEPARATION DISTANCE THAN SHOWN IN
TABLE 705.2
705.2.2: TYPE III, IV, OR V CONSTRUCTION
PROJECTIONS FROM WALLS OF TYPE III, IV, OR V CONSTRUCTION SHALL BE OF ANY APPROVED MATERIAL
705.5 FIRE-RESISTANCE RATINGSEXTERIOR WALLS SHALL BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH SECTION 601 AND 602. THE REQUIRED FIRE-
RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF GREATER THAN 10' SHALL BE RATED
FOR EXPOSURE TO FIRE FROM THE INSIDE. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE
SEPARATION DISTANCE OF LESS THAN OR EQUAL TO 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM BOTH SIDES.
TABLE: FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE (HOURS):
GROUP B / TYPE VB
LESS THAN 5'-0" 0 HR
5'-0" TO LESS THAN 10'-0" 0 HR
10'-0" TO LESS THAN 30'-0" 0 HR
GREATER THAN 30'-0" 0 HR
GROUP M & S-1 / TYPE VBLESS THAN 5'-0" 2 HR
5'-0" TO LESS THAN 10'-0" 1 HR
10'-0" TO LESS THAN 30'-0" 0 HR
GREATER THAN 30'-0" 0 HR
EXISTING SEPARATION DISTANCE (SEE SITE PLAN A101)
705.8: OPENINGS
OPENINGS IN EXTERIOR WALLS SHALL COMPLY WITH SECTION 705.8.1 THROUGH 705.8.6
705.8.1: ALLOWABLE AREA OF OPENINGS EXCEPTION 2: BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARY
STRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE-RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITED
UNPROTECTED OPENINGS.
705.8.5: VERTICAL SEPARATION OF OPENINGS
EXCEPTION 2: THIS SECTION SHALL NOT APPLY TO BUILDINGS THAT ARE THREE STORIES OR LESS ABOVE GRADE PLAN
EXCEPTION 3: THIS SECTION SHALL NOT APPLY TO BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEMIN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.1.2
705.11: PARAPETS
PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS
EXCEPTION: A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS ARE MET
- THE WALL IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH TABLE 705.5 BECAUSE OF FIRE
SEPARATION DISTANCE
708.6: OPENINGS (EXTERIOR WALL)
OPENINGS IN A FIRE PARTITIONS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716
708.7: PENETRATIONS (EXTERIOR WALL)
PENETRATIONS IN A FIRE PARTITION SHALL COMPLY WITH SECTION 714
708.9: DUCTS AND AIR TRANSFER OPENINGS (EXTERIOR WALL)
PENETRATIONS IN A FIRE PARTITION BY DUCTS AND AIR TRANSFER OPENINGS SHALL COMPLY WITH SECTION 717
711.2.3: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES)
THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THE
HORIZONTAL ASSEMBLY SUPPORTED
EXCEPTION: IN BUILDINGS OF TYPE IIB, IIIB, OR VB CONSTRUCTION, THE CONSTRUCTION SUPPORTING THE HORIZONTAL
ASSEMBLY IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED AT THE FOLLOWING:
- HORIZONTAL ASSEMBLIES AT THE SEPARATIONS OF INCIDENTAL USES AS SPECIFIED BY TABLE 509.1 PROVIDED THAT THE
REQUIRED FIRE-RESISTANCE RATING DOES NOT EXCEED 1 HOUR.
- HORIZONTAL ASSEMBLIES AT SMOKE BARRIERS CONSTRUCTED IN ACCORDANCE WITH SECTION 709
711.2.4.1: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES)
WHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATING
OF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ONT HE OCCUPANCIES BEING SEPARATED
ALLOWABLE: NO SEPARATION REQUIREMENT REQUIRED
711.3: NONFIRE-RESISTANCE-RATED FLOOR AND ROOF ASSEMBLIES
NONFIRE-RESISTANCE-RATED FOOR, FLOOR/CEILING, ROOF AND ROOF/CEILING ASSEMBLIES SHALL COMPLY WITH SECTIONS
711.3.1 AND 711.3.2
713.4: FIRE-RESISTANCE RATING (SHAFT WALLS)
SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIES
OR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTED
BY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE A
FIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURES
SHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1
713.6: EXTERIOR WALLS (SHAFT WALLS) WHERE EXTERIOR WALLS SERVE AS A PART OF A REQUIRED SHAFT ENCLOSURE, SUCH WALLS SHALL COMPLY WITH THE
REQUIREMENTS OF SECTION 705 FOR EXTERIOR WALLS AND THE FIRE-RESISTANCE-RATED ENCLOSURE REQUIREMENTS SHALL
NOT APPLY.
CHAPTER 9: FIRE PROTECTION SYSTEMS
906.1: PORTABLE FIRE EXTINGUISHERS
EXTINGUISHERS REQUIRED PER SECTION 906.1
906.2: GENERAL REQUIREMENTS
PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF
REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3.
906.3 TABLE: SIZE AND DISTRIBUTIONS
LOW HAZARD OCCUPANCY MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER
MAX FLOOR AREA FOR UNIT 3,000 SF
MAX FLOOR AREA FOR EXTINGUISHER 11,250 SF
MAX DISTANCE OF TRAVEL TO EXTINGUISHER 75'-0"
REQUIRED:
PROVIDED:
906.5: CONSPICUOUS LOCATION
PORTABLE FIRE EXTINGUISHERS SHALL BE LOCATED IN CONSPICUOUS LOCATIONS WHERE THEY WILL HAVE READY ACCESS AND BE
IMMEDIATELY AVAILABLE FOR USE. THESE LOCATIONS SHALL BE ALONG NORMAL PATHS OF TRAVEL, UNLESS THE FIRE CODE OFFICIAL
DETERMINES THAT THE HAZARD POSED INDICATES THE NEED FOR PLACEMENT AWAY FROM NORMAL PATHS OF TRAVEL.
907: FIRE ALARM AND DETECTION SYSTEMS
GROUP B, M, & S: MANUAL FIRE ALARM BOXES ARE NOT REQUIRED WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN
AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT NOTIFICATION
APPLIANCES WILL AUTOMATICALLY ACTIVATE THROUGHOUT THE NOTIFICATION ZONES UPON SPRINKLER WATER FLOW.
911: FIRE COMMAND CENTER
NOT REQUIRED FOR S-1 OCCUPANCY WITH A SIZE LESS THAN 500,000 SF
CHAPTER 10: MEANS OF EGRESS
1003.2: CEILING HEIGHT
THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6" ABOVE THE FINISHED FLOOR
EXCEPTIONS:
- SLOPED CEILINGS IN ACCORDANCE WITH SECTION 1208.2
- ALLOWABLE PROJECTIONS IN ACCORDANCE WITH SECTION 1003.3
- STAIR HEADROOM IN ACCORDANCE WITH SECTION 1011.3 - DOOR HEIGHT IN ACCORDANCE WITH SECTION 1010.1.1
- RAMP HEADROOM IN ACCORDANCE WITH SECTION 1012.5.2
- AREAS ABOVE AND BELOW MEZZANINE FLOORS IN ACCORDANCE WITH SECTION 505.2
1004.4: MULTIPLE OCCUPANCIES
WHERE A BUILDING CONTAINS TWO OR MORE OCCUPANCIES, THE MEANS OF EGRESS REQUIREMENTS SHALL APPLY TO EACH
PORTION OF THE BUILDING BASED ON THE OCCUPANCY OF THAT SPACE. WHERE TWO OR MORE OCCUPANCIES UTILIZE PORTIONS OF
THE SAME MEANS OF EGRESS SYTEMS, THOSE EGRESS COMPONENTS SHALL MEET THE MORE STRINGENT REQUIREMENTS OF ALL
OCCUPANCIES THAT ARE SERVED.
1004.5: AREAS WITHOUT FIXED SEATING
THE NUMBER OF OCCUPANTS SHALL BE COMPUTED AT THE RATE OF ONE OCCUPANT PER UNIT OF AREA AS PRESCRIBED IN TABLE
1004.5 FOR AREAS WITHOUT FIXED SEATING, THE OCCUPANT LOAD SHALL BE NOT LESS THAN THAT NUMBER DETERMINED BY
DIVIDING THE FLOOR AREA UNDER CONSIDERATION BY THE OCCUPANT LOAD FACTOR ASSIGNED TO THE FUNCTION OF THE SPACE
AS SET FORTH IN TABLE 1004.5 WHERE AN INTENDED FUNCTION IS NOT LISTED IN TABLE 1004.5, THE BUILDING OFFICIAL SHALL
ESTABLISH A FUNCTION BASED ON A LISTED FUNCTION THAT MOST NEARLY RESEMBLES THE INTENDED FUNCTION.
PER TABLE 1004.5
OFFICE SPACE, (BUSINESS AREAS) B: 150 GROSS/OCCUPANT
RETAIL, M: 60 GROSS/OCCUPANT
RETAIL STORAGE, M: 300 GROSS/OCCUPANT
SELF-STORAGE, S-1: N/A (USING 500 GROSS FOR CALCULATIONS)
PROPOSED: SEE SHEET PLANS - G203 & G204
1004.9 POSTING OF OCCUPANT LOAD
EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN
OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE,
NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED
SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S
AUTHORIZED AGENT.
1005.3: REQUIRED CAPACITY BASED ON OCCUPANT LOAD
THE REQUIRED CAPACITY, IN INCHES (MM), OF THE MEANS OF EGRESS FOR ANY ROOM, AREA, SPACE OR STORY SHALL BE NOT
LESS THAN THAT DETERMINED IN ACCORDANCE WITH SECTIONS 1005.3.1 AND 1005.3.2.
1005.3.1: STAIRWAYS
THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD
SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.3 INCH (7.6MM) PER OCCUPANT. WHERE STAIRWAYS
SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVIDUALLY SHALL BE USED IN
CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAYS SERVING THAT STORY.
REQ'D STAIR WIDTH: 36" MIN
PROPOSED STAIR WIDTH: 38.5" MIN
1005.3.2: OTHER EGRESS COMPONENTS
THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING
THE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH (5.1MM) PER
OCCUPANT.
PROPOSED: XXX OCCUPANTS / XXX EXITS = XXX XXX*.02= XXX MIN ALLOWED: 44"
PER 1028.4 THE MIN WIDTH OR REQUIRED CAPACITY OF THE EXIT DISCHARGE SHALL BE NOT LESS THAN THE MINIMUM WIDTH ORREQUIRED CAPACITY OF THE EXITS BEING SERVED.
BUILDING CODE SUMMARYAPPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA PLUMBING CODE (CPC) 2022 HERMOSA BEACH MUNICIPAL CODE (HBMC)OCCUPANCY CLASSIFICATION (302): BUSINESS: B MERCANTILE: M STORAGE: S-1CONSTRUCTION TYPE FOR EXISTING AND NEW PORTIONS OF PROJECT (601):TYPE: VB - 0 HOURFIRE SPRINKLER REQUIREMENTS (903):PER 903.2.7 - M OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM PER 903.2.9 - S1 OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM REQUIRED: FIRE SPRINKLER NOT REQUIRED PROPOSED: NFPA 13 SPRINKLER PROVIDEDGENERAL CODECHAPTER 5: BUILDING HEIGHT AND AREA504 - 506 TABLE: ALLOWABLE BUILDING HEIGHTS, STORIES ABOVE GRADE PLAN, AND AREAS: TYPE VB CONSTRUCTION / SPRINKLERED / B OCCUPANCY: 60' H / 3-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / M OCCUPANCY: 60' H / 2-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / S-1 OCCUPANCY: 60' H / 2-STORIES / 27,000 SF EXISTING HEIGHT / STORIES / AREA: 23.32' MIN - 24.48' MAX / 2 STORIES / 13,943 SFPROPOSED HEIGHT / STORIES / AREA: 28.81' MIN - 29.97' MAX / 3 STORIES / 13,885 SFCHAPTER 6: TYPES OF CONSTRUCTION601 TABLE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS):PRIMARY STRUCTURAL FRAME 0 HR EXTERIOR BEARING WALLS 0 HR INTERIOR BEARING WALLS 0 HR INTERIOR NONBEARING WALLS AND PARTITIONS 0 HR FLOOR CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR ROOF CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HRCHAPTER 7: FIRE AND SMOKE PROTECTION FEATURES705.2: PROJECTIONSPROJECTS SHALL NOT EXTEND ANY CLOSER TO THE LINE USED TO DETERMINE THE FIRE SEPARATION DISTANCE THAN SHOWN IN TABLE 705.2705.2.2: TYPE III, IV, OR V CONSTRUCTIONPROJECTIONS FROM WALLS OF TYPE III, IV, OR V CONSTRUCTION SHALL BE OF ANY APPROVED MATERIAL705.5 FIRE-RESISTANCE RATINGSEXTERIOR WALLS SHALL BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH SECTION 601 AND 602. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF GREATER THAN 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM THE INSIDE. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF LESS THAN OR EQUAL TO 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM BOTH SIDES. TABLE: FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE (HOURS): GROUP B / TYPE VBLESS THAN 5'-0" 0 HR 5'-0" TO LESS THAN 10'-0" 0 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HRGROUP M & S-1 / TYPE VBLESS THAN 5'-0" 2 HR 5'-0" TO LESS THAN 10'-0" 1 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HR EXISTING SEPARATION DISTANCE (SEE SITE PLAN A101)705.8: OPENINGSOPENINGS IN EXTERIOR WALLS SHALL COMPLY WITH SECTION 705.8.1 THROUGH 705.8.6705.8.1: ALLOWABLE AREA OF OPENINGS EXCEPTION 2: BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARYSTRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE-RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITEDUNPROTECTED OPENINGS.705.8.5: VERTICAL SEPARATION OF OPENINGS EXCEPTION 2: THIS SECTION SHALL NOT APPLY TO BUILDINGS THAT ARE THREE STORIES OR LESS ABOVE GRADE PLAN EXCEPTION 3: THIS SECTION SHALL NOT APPLY TO BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEMIN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.1.2705.11: PARAPETS PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS EXCEPTION: A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS ARE MET - THE WALL IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH TABLE 705.5 BECAUSE OF FIRE SEPARATION DISTANCE708.6: OPENINGS (EXTERIOR WALL) OPENINGS IN A FIRE PARTITIONS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716708.7: PENETRATIONS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION SHALL COMPLY WITH SECTION 714708.9: DUCTS AND AIR TRANSFER OPENINGS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION BY DUCTS AND AIR TRANSFER OPENINGS SHALL COMPLY WITH SECTION 717711.2.3: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THEHORIZONTAL ASSEMBLY SUPPORTED EXCEPTION: IN BUILDINGS OF TYPE IIB, IIIB, OR VB CONSTRUCTION, THE CONSTRUCTION SUPPORTING THE HORIZONTALASSEMBLY IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED AT THE FOLLOWING: - HORIZONTAL ASSEMBLIES AT THE SEPARATIONS OF INCIDENTAL USES AS SPECIFIED BY TABLE 509.1 PROVIDED THAT THEREQUIRED FIRE-RESISTANCE RATING DOES NOT EXCEED 1 HOUR. - HORIZONTAL ASSEMBLIES AT SMOKE BARRIERS CONSTRUCTED IN ACCORDANCE WITH SECTION 709711.2.4.1: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) WHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATINGOF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ONT HE OCCUPANCIES BEING SEPARATED ALLOWABLE: NO SEPARATION REQUIREMENT REQUIRED711.3: NONFIRE-RESISTANCE-RATED FLOOR AND ROOF ASSEMBLIES NONFIRE-RESISTANCE-RATED FOOR, FLOOR/CEILING, ROOF AND ROOF/CEILING ASSEMBLIES SHALL COMPLY WITH SECTIONS711.3.1 AND 711.3.2 713.4: FIRE-RESISTANCE RATING (SHAFT WALLS) SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIESOR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTEDBY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE AFIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURESSHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1
713.6: EXTERIOR WALLS (SHAFT WALLS)
WHERE EXTERIOR WALLS SERVE AS A PART OF A REQUIRED SHAFT ENCLOSURE, SUCH WALLS SHALL COMPLY WITH THE
REQUIREMENTS OF SECTION 705 FOR EXTERIOR WALLS AND THE FIRE-RESISTANCE-RATED ENCLOSURE REQUIREMENTS SHALL
NOT APPLY.
CHAPTER 9: FIRE PROTECTION SYSTEMS
906.1: PORTABLE FIRE EXTINGUISHERS
EXTINGUISHERS REQUIRED PER SECTION 906.1
906.2: GENERAL REQUIREMENTS
PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF
REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3.
906.3 TABLE: SIZE AND DISTRIBUTIONS
LOW HAZARD OCCUPANCY
MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER
MAX FLOOR AREA FOR UNIT 3,000 SF
MAX FLOOR AREA FOR EXTINGUISHER 11,250 SF
MAX DISTANCE OF TRAVEL TO EXTINGUISHER 75'-0"
REQUIRED:
PROVIDED:
906.5: CONSPICUOUS LOCATION
PORTABLE FIRE EXTINGUISHERS SHALL BE LOCATED IN CONSPICUOUS LOCATIONS WHERE THEY WILL HAVE READY ACCESS AND BE
IMMEDIATELY AVAILABLE FOR USE. THESE LOCATIONS SHALL BE ALONG NORMAL PATHS OF TRAVEL, UNLESS THE FIRE CODE OFFICIAL
DETERMINES THAT THE HAZARD POSED INDICATES THE NEED FOR PLACEMENT AWAY FROM NORMAL PATHS OF TRAVEL.
907: FIRE ALARM AND DETECTION SYSTEMS
GROUP B, M, & S: MANUAL FIRE ALARM BOXES ARE NOT REQUIRED WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN
AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT NOTIFICATION
APPLIANCES WILL AUTOMATICALLY ACTIVATE THROUGHOUT THE NOTIFICATION ZONES UPON SPRINKLER WATER FLOW.
911: FIRE COMMAND CENTER
NOT REQUIRED FOR S-1 OCCUPANCY WITH A SIZE LESS THAN 500,000 SF
CHAPTER 10: MEANS OF EGRESS
1003.2: CEILING HEIGHT
THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6" ABOVE THE FINISHED FLOOR
EXCEPTIONS:
- SLOPED CEILINGS IN ACCORDANCE WITH SECTION 1208.2
- ALLOWABLE PROJECTIONS IN ACCORDANCE WITH SECTION 1003.3
- STAIR HEADROOM IN ACCORDANCE WITH SECTION 1011.3
- DOOR HEIGHT IN ACCORDANCE WITH SECTION 1010.1.1
- RAMP HEADROOM IN ACCORDANCE WITH SECTION 1012.5.2
- AREAS ABOVE AND BELOW MEZZANINE FLOORS IN ACCORDANCE WITH SECTION 505.2
1004.4: MULTIPLE OCCUPANCIES
WHERE A BUILDING CONTAINS TWO OR MORE OCCUPANCIES, THE MEANS OF EGRESS REQUIREMENTS SHALL APPLY TO EACH
PORTION OF THE BUILDING BASED ON THE OCCUPANCY OF THAT SPACE. WHERE TWO OR MORE OCCUPANCIES UTILIZE PORTIONS OF
THE SAME MEANS OF EGRESS SYTEMS, THOSE EGRESS COMPONENTS SHALL MEET THE MORE STRINGENT REQUIREMENTS OF ALL
OCCUPANCIES THAT ARE SERVED.
1004.5: AREAS WITHOUT FIXED SEATING
THE NUMBER OF OCCUPANTS SHALL BE COMPUTED AT THE RATE OF ONE OCCUPANT PER UNIT OF AREA AS PRESCRIBED IN TABLE
1004.5 FOR AREAS WITHOUT FIXED SEATING, THE OCCUPANT LOAD SHALL BE NOT LESS THAN THAT NUMBER DETERMINED BY
DIVIDING THE FLOOR AREA UNDER CONSIDERATION BY THE OCCUPANT LOAD FACTOR ASSIGNED TO THE FUNCTION OF THE SPACE
AS SET FORTH IN TABLE 1004.5 WHERE AN INTENDED FUNCTION IS NOT LISTED IN TABLE 1004.5, THE BUILDING OFFICIAL SHALL
ESTABLISH A FUNCTION BASED ON A LISTED FUNCTION THAT MOST NEARLY RESEMBLES THE INTENDED FUNCTION.
PER TABLE 1004.5
OFFICE SPACE, (BUSINESS AREAS) B: 150 GROSS/OCCUPANT
RETAIL, M: 60 GROSS/OCCUPANT
RETAIL STORAGE, M: 300 GROSS/OCCUPANT SELF-STORAGE, S-1: N/A (USING 500 GROSS FOR CALCULATIONS)
PROPOSED: SEE SHEET PLANS - G203 & G204
1004.9 POSTING OF OCCUPANT LOAD
EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN
OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE,
NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED
SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S
AUTHORIZED AGENT.
1005.3: REQUIRED CAPACITY BASED ON OCCUPANT LOAD
THE REQUIRED CAPACITY, IN INCHES (MM), OF THE MEANS OF EGRESS FOR ANY ROOM, AREA, SPACE OR STORY SHALL BE NOT
LESS THAN THAT DETERMINED IN ACCORDANCE WITH SECTIONS 1005.3.1 AND 1005.3.2.
1005.3.1: STAIRWAYS
THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD
SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.3 INCH (7.6MM) PER OCCUPANT. WHERE STAIRWAYS
SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVIDUALLY SHALL BE USED IN
CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAYS SERVING THAT STORY.
REQ'D STAIR WIDTH: 36" MIN
PROPOSED STAIR WIDTH: 38.5" MIN
1005.3.2: OTHER EGRESS COMPONENTS
THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYINGTHE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH (5.1MM) PER
OCCUPANT.
PROPOSED: XXX OCCUPANTS / XXX EXITS = XXX XXX*.02= XXX MIN ALLOWED: 44"
PER 1028.4 THE MIN WIDTH OR REQUIRED CAPACITY OF THE EXIT DISCHARGE SHALL BE NOT LESS THAN THE MINIMUM WIDTH OR
REQUIRED CAPACITY OF THE EXITS BEING SERVED.
1005.7.1 DOORS
DOORS, WHEN FULLY OPENED, SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN 7 INCHES (178MM). DOORS IN ANY
POSITION SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN ONE-HALF.
1006.1: NUMBER OF EXITS AND EXIT ACCESS DOORWAYS:
MAXIMUM OCCUPANT LOAD OF SPACE: SEE SHEET G204
MAXIMUM COMMON PATH OF EGRESS TRAVEL DISTANCE:
A/M OCCUPANCY : 75' (W/ SPRINKLER SYSTEM)
B OCCUPANCY: 100' (W/ SPRINKLER SYSTEM)
S OCCUPANCY: 100' (W/ SPRINKLER SYSTEM)
1006.3.3: EGRESS BASED ON OCCUPANT LOAD
EACH STORY AND OCCUPIED ROOF SHAL HAVE THE MIN NUMBER OF SEPARATE AND DISTINCT EXITS, OR ACCESS TO EXITS, AS
SPECIFIED IN TABLE 1006.3.3. A SINGLE EXIT OR ACCESS TO A SINGLE EXIT SHALL BE PERMITTED IN ACCORDANCE WITH SECTION
1006.3.4. THE REQUIRED NUMBER OF EXITS, OR EXIT ACCESS STAIRWAYS OR RAMPS PROVIDING ACCESS TO EXITS, FROM ANY
STORY OR OCCUPIED ROOF SHALL BE MAINTAINED UNTIL ARRIVAL AT THE EXIT DISCHARGE OR A PUBLIC WAY.
1-500 OCC LOAD EXIT(S) PER STORY: 2 EXITS REQ'D
PROPOSED: 2 EXITS
1007.1.1: TWO EXITS OR EXIT ACCESS DOORWAYS
WHERE TWO EXITS, EXIT ACCESS DOORWAYS, EXIT ACCESS STAIRWAYS OR RAMPS, OR ANY COMBINATION THEREOF, ARE
REQUIRED FROM ANY PORTION OF THE EXIT ACCESS, THEY SHALL BE PLACED A DISTANCE APART EQUAL TO NOT LESS THAN ONE-
HALF OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE BUILDING OR AREA TO BE SERVED MEASURED IN
A STRAIGHT LINE BETWEEN THEM. INTERLOCKING OR SCISSOR STAIRWAYS SHALL BE COUNTED AS ONE EXIT STAIRWAY.
EXCEPTION 2: WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH
SECTION 903.3.1.1 OR 903.3.1.2, THE SEPARATION DISTANCE SHALL BE NOT LESS THAN ONE-THIRD OF THE LENGTH OF THE
MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED.
SEE SHEET G205 FOR EGRESS DIAGRAMS
1008.2: ILLUMINATION REQUIRED
THE MEANS OF EGRESS SERVING A ROOM OR SPACE SHALL BE ILLUMINATED AT ALL TIMES THAT THE ROOM OR SPACE ISOCCUPIED.
1008.2: ILLUMINATION LEVEL UNDER NORMAL POWER
THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL BE NOT LESS THAN 1 FOOTCANDLE (11 LUX) AT THE WALKING SURFACE.
ALONG EXIT ACCESS STAIRWAYS, EXIT STAIRWAYS, AND AT THEIR REQUIRED LANDINGS, THE ILLUMINATION LEVEL SHALL NOT BE
LESS THAN 10 FOOTCANDLES (108 LUX) AT THE WALKING SURFACE WHEN THE STAIRWAY IS IN USE.
1008.3: EMERGENCY POWER FOR ILLUMINATION
THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL
SUPPLY. EMERGENCY ILLUMINATION TO BE IN ACCORDANCE WITH SECTION 1008.3.1-5
1008.3.3 ROOMS AND SPACES
IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE ALL OF THE
FOLLOWING AREAS:
ELECTRICAL EQUIPMENT ROOMS, FIRE COMMAND CENTERS, FIRE PUMP ROOMS, GENERATOR ROOMS, PUBLIC
RESTROOMS WITH AN AREA GREATER THAN 300 SF
1008.3.4 DURATION THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OF
STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL
BE IN ACCORDANCE WITH SECTION 2702.
9
9
SCALE: 3/32" = 1'-0"1 EXIT SEPARATION - FIRST FLOOR
SCALE: 3/32" = 1'-0"2 EXIT SEPARATION - SECOND FLOOR
SCALE: 3/32" = 1'-0"3 EXIT SEPARATION - THIRD FLOOR
EXIT SEPARATION:
DIAGONAL = 81'-4"
PROPOSED = 39'-7"
ALLOWABLE MINIMUM = 27'-1"
DOOR SEPARATION:
DIAGONAL = 51'-5"
PROPOSED = 29'-0"
ALLOWABLE MINIMUM = 17'-1"
EXIT SEPARATION:
DIAGONAL = 103'-5"
PROPOSED = 67'-9"
ALLOWABLE MINIMUM = 34'-5"
*CBC 2022 1007.1.1 EXCEPTION #2
WHERE A BUILDING IS EQUIPPED
THROUGHOUT WITH AN AUTOMATIC
SPRINKLER SYSTEM IN ACCORDANCE
WITH SECTION 903.3.1.1 OR 903.3.1.2, THE
SEPARATION DISTANCE SHALL BE NOT
LESS THAN ONE-THIRD OF THE LENGTH
OF THE MAXIMUM OVERALL DIAGONAL
DIMENSION OF THE AREA SERVED.
Page 51 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 17 OF 136
G-204
CODE PLANS & SECTIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9123456789101112131415161718UP18 RISERS (6 23/32")
6'-0"6'-0"6'-0"
6'-0"7'-6 1/4"5'-0"5'-0"5'-3"
2'-10 1/4"2'-10 1/4"2'-10 1/4"3'-3 1/4"3'-2 1/4"5G-204
5G-204
TRAVEL DISTANCE = 79'-0"
TRAVEL DISTANCE = 87'-0"
EXIT 1
EXIT 2
EXIT 3
EXIT 4EXIT 5EXIT 6EXIT 7EXIT 9
EXIT 8
TRAVEL DISTANCE = 29'-0"
TRAVEL DISTANCE = 23'-0"
RETAIL
104RETAIL
105
WINE STORAGE112
LOADING ZONE115
OFFICE110
STORAGE113
ELEVATOR 01
RSTRM
106
RSTRM
103
STAIR 02
114
STAIR 01
121
FIRE (ASR) RM
118
RESTRM CORRIDOR
107
ELEVATOR 02
OFFICE
111
RETAIL
101
HALL
102
ELEV RM121
ELECTRIC RM120
TRANSFORMER
121
4G-204 4G-204
1234567
8
UP
20 RISERS (7")
RESTRM
108
ACC. RSTRM
109
TRASH RM
119
DN
5G-204
5G-2045'-0"3'-8"25'-0"5'-0"5'-0"4'-1"3'-8"EXITACCESS
TRAVEL
DISTANCE
= 44'-5"
OPEN TO BELOWOPEN TO BELOW
OPEN TO BELOW EXIT ACCESS TRAVEL DISTANCE = 71'-9"EXIT ACCESS TRAVELDISTANCE = 59'-0"TRAVEL DISTANCE = 33'-6"
OPEN TO BELOW
OFFICE207
OFFICE
206
OFFICE
205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02209
LOBBY203
STORAGE UNITS
210
HALLWAY
208
SPACE NOT USED211
4G-204 4G-204
DN
123456 7UP
12 RISERS (6 1/2")12345678910111213141516
UP 16 RISERS (6 25/32")
SK-1
SK-2
SK-3
F DW F
5G-204
5G-204
5'-0"3'-6"5'-0"3'-0"3'-2 1/2"45" CLR2'-8"4G-204 4G-204
EXIT ACCESS TRAVEL DISTANCE = 79'-0"
ELEVATOR 01
STAIR 02
324
MECHANICAL PLATFORM
312
OFFICE
305
GARDEN PATIO303 OFFICE301
OFFICE
315
OFFICE308
OFFICE310
COURTYARD318
GARDEN316
CONFERENCE RM
314
OFFICE
309
OFFICE304
RSTRM
321
KITCHEN
319
ELEVATOR 02
RSTRM
322
OUTDOOR ROOM317
GARDEN311
GARDEN
320
GARDEN323
VESTIBULE306
STAIRWELL EXIT325
RESTROOM CORRIDOR324
MECH. PLATFORM
302
STAIR 01327 DN
DN
GREEN ROOF
307
LIFE SAFETY LEGEND
EXIT ACCESS TRAVEL DISTANCE
1 HOUR RATED SEPARATION
2 HOUR RATED SEPARATION
3 HOUR RATED SEPARATION
EXIT
EXITS PER OCCUPANT LOAD
EXIT 1:
2 OCCUPANTS
EXIT 2:
2 OCCUPANTS
EXIT 3:
31/2 = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3
6 TOTAL OCCUPANTS FROM BUSINESS LEVEL 2
1 TOTAL OCCUPANTS FROM BUSINESS LEVEL 1
23 TOTAL OCCUPANTS
EXIT 4:
14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105
3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112
8.5 OCCUPANTS = 9 TOTAL OCCUPANTS
EXIT 5:
14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105
3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112
8.5 OCCUPANTS = 9 TOTAL OCCUPANTS
EXIT 6:
9 OCCUPANTS
EXIT 7:
12 OCCUPANTS
EXIT 8:
10/2 EXITS = 5 OCCUPANTS FROM STORAGE LEVEL 2
12 TOTAL OCCUPANTS FROM STORAGE 113
17 TOTAL OCCUPANTS
EXIT 9:31/2 EXITS = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3
10/2 EXITS = 5 TOTAL OCCUPANTS FROM STORAGE LEVEL 2
21 TOTAL OCCUPANTS
EXIT #
GENERAL NOTES
*ALL DOORS TO BE SIZED IN ACCORDANCE TO SECTION 1005.3.2 OF CBC
*DEAD END CORRIDORS NOT TO EXCEED 50' IN ACCORDANCE TO SECTION 1020.5 OF CBC
*TRAVEL DISTANCE SHALL NOT EXCEED 205 FT. FOR BUILDINGS SPRINKLED THROUGHOUT PER CBC SECTION
1004.2.3.2.2
(M) MERCANTILE
OCCUPANT LEGEND
(B) BUSINESS
(S-1) STORAGE
FOUNDATION
-3.13'
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'
-3.13'FOUNDATION -3.13'FOUNDATION
±0.00'1ST FLOOR ±0.00'1ST FLOOR
+9.13'2ND FLOOR - STORAGE +9.13'2ND FLOOR - STORAGE
+11.67'2ND FLOOR - OFFICE +11.67'2ND FLOOR - OFFICE
+18.17'3RD FLOOR +18.17'3RD FLOOR
+23.17'GARDEN ROOF +23.17'GARDEN ROOF
+28.79'ROOF +28.79'ROOF
9
9
SCALE: 3/32" = 1'-0"1 FIRST FLOOR LIFE SAFETY PLAN
SCALE: 3/32" = 1'-0"2 SECOND FLOOR LIFE SAFETY PLAN
SCALE: 3/32" = 1'-0"3 THIRD FLOOR LIFE SAFETY PLAN
SCALE: 1/8" = 1'-0"5 BUILDING SECTION - NORTH/SOUTH
0 4'8'16'
SCALE: 1/8" = 1'-0"4 BUILDING SECTION - EAST/WEST
0 4'8'16'
RETAIL 105 (M)
817 SF
817/60 = 14 OCCUPANTS
RETAIL 104 (M)
528 SF
528/60 = 9 OCCUPANTS
RETAIL 101 (M)
708 SF
708/60 = 12 OCCUPANTS
OFFICE 110 (B)
249SF
249/150 = 2 OCCUPANTS
OFFICE 111 (B)
245 SF
245/150 = 2 OCCUPANTS
LOBBY 107 (B)
122 SF
122/150 = 1 OCCUPANTS
STORAGE 112 (S-1)
769 SF
769/300 = 3 OCCUPANTS
TOTAL TRAVEL DISTANCE: 79'-0"
STORAGE 02 (S-1)
2,685 SF
2,685/300 = 9 OCCUPANTS
TOTAL TRAVEL DISTANCE: 87'-0"
OFFICE 207 (B)
161 SF
161/150 = 2 OCCUUPANTS
OFFICE 206 (B)
156 SF
156/150 = 2 OCCUUPANTS
OFFICE 205 (B)
154 SF
154/150 = 2 OCCUUPANTS
STORAGE 210 (S-1)
2,687 SF
2,687/300 = 9 OCCUUPANTS
TOTAL TRAVEL DISTANCE: 86'-0"
OFFICE (B)
4,611 SF
4,611/150 = 31 OCCUUPANTS
TOTAL TRAVEL DISTANCE: 79'-0"
*ALL DOORS TO BE SIZED IN
ACCORDANCE TO SECTION
1005.3.2
Page 52 of 356
ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN
CONSENT OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY
LIABILITY OR DAMAGE RESULTING FROM SUCH CHANGES OR
MODIFICATIONS, INCLUDING ANY ATTORNEYS FEES OR COSTS INCURRED IN
ANY PROCEEDING THAT DENN ENGINEERS MAY BE JOINED.
CONCRETE
BRICK
106.76 EXISTING ELEVATION
BLOCK WALL
LEGEND
100 EXISTING CONTOUR
X EXISTING FENCE
EXISTING
BUILDING
WOOD
DECK
THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR
UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS
OF PROFESSIONAL LAND SURVEYORS' ACT
R.C.E. 30826GARY J. ROEHL
3914 DEL AMO BLVD, SUITE 921
TORRANCE, CA 90503 (310) 542-9433
E N G IN E E R S
JOB ADDRESS
LEGAL DESCRIPTION
FOR
DRAWN BY CHECK BY
SHEET 1 OF 1
DRAWN ON
REVISIONS
COPYRIGHT
JOB NO.
BCR BEGINNING OF CURB RETURN
CATV CABLE TV PULL BOX
CONC.CONCRETE
CHMNY CHIMNEY
CEFB CITY ENGINEERS FIELD BOOK
C/L CENTERLINE
C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE
E'LY EASTERLY
EG EDGE OF GUTTER
EM ELECTRIC METER
FF FINISH FLOOR
FH FIRE HYDRANT
FL FLOW LINE
GFF GARAGE FINISH FLOOR
GM GAS METER
GUY / GW GUY WIRE
I.P. IRON PIPE MONUMENT
L&T LEAD AND TACK / TAG MONUMENT
MH MANHOLE ( SANITARY SEWER / STORM DRAIN)
N'LY NORTHERLY
N&T NAIL AND TAG MONUMENT
PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT
PB (CONT)TELEPHONE / CABLE TV)
PC PROPERTY CORNER / PROP. CORNER
PL PROPERTY LINE / PROP. LINE
PP / UP POWER POLE / UTILITY POLE
PPT PARAPET
PWFB PUBLIC WORKS FIELD BOOK
R.R.RAIL ROAD
RDFB ROAD DEPARTMENT FIELD BOOK
R.S.RECORD OF SURVEY
SPK / S&W SPIKE / SPIKE AND WASHER MONUMENT
S'LY SOUTHERLY
SSCO SANITARY SEWER CLEANOUT
STK / STK&T STAKE / STAKE AND TAG MONUMENT
STLT / LT STREET LIGHT POLE / LIGHT POLE
TC TOP OF CURB
TX / BX TOP OF APRON / BOTTOM OF APRON
W'LY WESTERLY
WM WATER METER
BOUNDARY MONUMENTS ARE NOT NECESSARILY
SET ON PROPERTY CORNERS. PLEASE REFER TO
THE NOTATION ON THIS SURVEY PLAT FOR OFFSET
DIMENSIONS. IF THERE ARE ANY QUESTIONS,
PLEASE DO NOT HESITATE TO CONTACT DENN
ENGINEERS FOR CLARIFICATION BY PHONE AT:
(310) 542-9433, M-F 8:00 AM TO 5:00 PM.
NOTE: ALL SETBACK DIMENSIONS SHOWN
ARE MEASURED TO EXTERIOR SURFACE OF
BUILDINGS UNLESS OTHERWISE NOTED.
901 HERMOSA AVENUE
HERMOSA BEACH, CA 90254
LOT 25,26 AND 27, BLOCK 10
HERMOSA BEACH
M.B. 1-25-26
APN 4187-003-028
SURVEY AND
TOPOGRAHY
FM GR
SCALE 1" = 8'
FEBRUARY 10, 2022
REVISIONS
NORTH22-006
CARDINAL INVESTMENTS
2301 ROSECRANS AVENUE, SUITE 4130
EL SEGUNDO, CA, 90254
PHONE
N 77°25'58"E 86.17'N 12°10'00"W95.11'N 77°26'20"E 86.16'N 12°10'00"W95.10'N 77°25'58"E 334.16'N 12°10'00"W135.11'N 77°26'20"E 323.80'
10TH COURT
9TH STREET HERMOSA AVENUE10.00'30.00'30.00'KYLE RANSFORD
SET L&T RCE 30826
3.00' E'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=16.40'
SET L&T RCE 30826
3.00' E'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=16.00'
FOUND N&T RCE 30826
0.95' N'LY & 0.11' W'LY
OF PROP. CORNER
TAG ELEV.=15.24'
FOUND L&T RCE 30826
23.00' S'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=15.19'
217.63'
20.00'
20.00'
227.99'16.2616.4915.2915.1115.78 TC15.20 FLCATV 15.30ED BOX 16.22 TC15.59 FLCATV15.8116.54 TC16.06 FL
16.2016.21 TX
15.88 FL
15.98 EG
SIGN
PARKING METER
15.892"GUARD POST 16.172"GUARD POST 16.122"GUARD POST 16.092"GUARD POST16.082"GUARD POST 16.142"GUARD POST 16.088"POST
16
.
9
9
16.0716.1216.0416.0416.35 TX
16.01 FL16.13 EG
PARKING METER
16.2916.0916.0616.56 FF16.0516.0515.92 FF8"TREE 15.6215.7515.2215.3115.4117.54 TW 15.44 PC15.9015.9239
.
2
6
P
A
R
A
P
E
T
36.61 PARAPET32.46 PARAPET16.57 FF16.40 TC
16.10 FL
PARKING METER
16.4215.2415.2116.56 PC16.44
SIGN 16.3716.2516.36 FL
16.44 TC
16.13 FL16.26 EG
WV16.35WV
16.41FH 16.47SSMH16.2915.93 FF15.53TEL BOX 15.34WM15.2115.2415.4415.52EBOX 3*4
15.3215.4016.3615.6515.8315.8115.91
17.03
17.03
16.02 22.87 TW15.5416.9917.0416.5015.70N 16°33'18"W135.40'BEACH DRIVECONC. GUTTERCONC. SIDEWALK100'
20'80'
FOUND PK NAIL PER R.S. 134-78
STA. 0+00.00STA. 0+38.192.8'20'10'10'60'30'30'20'
10'10'
FOUNT 4 PM's IN MANHOLE RIM
PER PWFB 0616-1732,1733
STA. 3+34.16
FOUND L&T 5909 ACCEPTED AS
C/L INT. PER PWFB 0616-1732,1733 FOUND NAIL PER R.S. 134-78
CONC. CURB
BUILDING IS 0.05' S'LY OF PROP. LINE.
BUILDING IS 0.29' N'LY OF PROP. LINE BUILDING IS 0.27' N'LY OF PROP. LINE
BUILDING IS 0.14' E'LY OF PROP. LINE
BUILDING IS 0.09' E'LY OF PROP. LINE
EXISTING RESIDENCE
EXISTING RESIDENCE
58 10TH COURT
APN 4187-003-027
LOT 24 LOT 25 LOT 26 LOT 27
30.00'95.11'10.00'106.17'
106.17'
NOTE:
A TITLE POLICY WAS NOT PROVIDED TO DENN ENGINEERS AT THE TIME OF THIS SURVEY. THEREFORE, DENN ENGINEERS DOES
NOT GUARANTEE THE LEGAL DESCRIPTION OF THIS PROPERTY SURVEYED NOR DOES IT REFLECT OR DELINEATE ANY
EASEMENTS THAT MAY BE ON SAID PROPERTY.
Page 53 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 22 OF 136
AD-101
DEMOLITION SITE PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
PL
PL
05
06
12
02
07
01
HERMOSA AVENUE 10TH COURT9TH STREET(E) NEIGHBORING BUILDING
(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDINGABV
PLPL
PL PL
PL
PL
08
901 HERMOSA AVE
(E) BUILDING FOOTPRINT
7,756 SQ FT
01
02
03
04
05
06
07
08
09
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED
EXISTING CONCRETE CURB TO BE
REMOVED
EXISTING COLUMN TO BE REMOVED
EXISTING PLANTER BOX TO BE REMOVED
EXISTING HARDSCAPE TO BE REMOVED
EXISTING UTILITY BOX TO BE REMOVED.
UTILITIES TO BE RELOCATED.
EXISTING TREE TO BE REMOVED
EXISTING BOLLARDS TO BE REMOVED
SCALE: 3/16" = 1'-0"1 DEMO SITE PLAN
0 4'8'12'
Page 54 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 23 OF 136
AD-111
DEMOLITION 1st FLOOR PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING94'-2"7"10'-5"4'-7 1/2"8'-2"2'-0"8'-2"1'-9"4'-2 1/4"9'-2 1/2"3'-5 1/4"26'-9 1/2"2
1'-0"
VIF 13'-2"
#DrgID
#LayID
1
PERM
1
A-201
2
A-201
01 14
02
04
03
03
03
03
030303
07
07
04
04
04
04
04
07
07
04
04
04
16
19
19
19
19
13
13
0101
070707
16
16161616
1616
1616
15
19
07VIF VIFPL
PL
SB
PL
PL
PL
PL
01
02
03
04
05
06
07
08
09
11
10
12
13
14
15
16
17
18
19
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
NOT USED
NOT USED
NOT USED
NOT USED
NOT USED
EXISTING WALL CORNER TO BE
REMOVED. REPAIR TO MATCH ADJACENT.
EXISTING ROLLUP DOOR SYSTEM TO BE
REMOVED / REPLACED
EXISTING UTILITIES TO BE RELOCATED.
OPEN TO ABOVE
NOT USED
NOT USED
EXISTING EXTERIOR STUCCO WALL FINISH AND
WRB TO BE REMOVED AND REPLACED PER
WALL ASSEMBLIES; TYP
WALLS TO REMAIN
WALLS TO BE DEMO'D
NEW WALLS
SCALE: 1/4" = 1'-0"1 1st FLOOR DEMOLITION PLAN
0 2'4'8'
Page 55 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 24 OF 136
AD-112
DEMOLITION 2nd FLOOR
PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
#DrgID
#LayID
1
PERM
1
A-201
2
A-201
04
01
04
030303040413
03
04
03
03
07
07
03
010101
0101
01
19
19
19
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
01
02
03
04
05
06
07
08
09
11
10
12
13
14
15
16
17
18
19
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
NOT USED
NOT USED
NOT USED
NOT USED
NOT USED
EXISTING WALL CORNER TO BE
REMOVED. REPAIR TO MATCH ADJACENT.
EXISTING ROLLUP DOOR SYSTEM TO BE
REMOVED / REPLACED
EXISTING UTILITIES TO BE RELOCATED.
OPEN TO ABOVE
NOT USED
NOT USED
EXISTING EXTERIOR STUCCO WALL FINISH AND
WRB TO BE REMOVED AND REPLACED PER
WALL ASSEMBLIES; TYP
WALLS TO REMAIN
WALLS TO BE DEMO'D
NEW WALLS
SCALE: 1/4" = 1'-0"1 2nd FLOOR DEMOLITION PLAN
0 2'4'8'
Page 56 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 25 OF 136
AD-113
DEMOLITION ROOF PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
PL
PL
PL
PL
PL
PL
1
A-201
2
A-201
1
PERM
#DrgID
#LayID
04
05
06
05
05
PL
PL
01
02
03
04
05
06
07
08
09
11
10
12
13
14
15
16
17
18
19
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
NOT USED
NOT USED
NOT USED
NOT USED
NOT USED
EXISTING WALL CORNER TO BE
REMOVED. REPAIR TO MATCH ADJACENT.
EXISTING ROLLUP DOOR SYSTEM TO BE
REMOVED / REPLACED
EXISTING UTILITIES TO BE RELOCATED.
OPEN TO ABOVE
NOT USED
NOT USED
EXISTING EXTERIOR STUCCO WALL FINISH AND
WRB TO BE REMOVED AND REPLACED PER
WALL ASSEMBLIES; TYP
WALLS TO REMAIN
WALLS TO BE DEMO'D
NEW WALLS
SCALE: 1/4" = 1'-0"1 DEMOLITION ROOF PLAN
Page 57 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 26 OF 136
C-000
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtTITLE SHEET
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-000
TITLE SHEET
N
N
“”
“”
“”
“”
” ”
“
”
“
”
Page 58 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 27 OF 136
C-100
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtEROSION CONTROL PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9N 77°25'58"E86.17'N 12°10'00"W95.11'N 77°26'20"E86.16'N 12°10'00"W95.10'N 77°25'58"E334.16'N 12°10'00"W135.11'N 77°26'20"E323.80'10.00'
30.00'
30.00'20.00'20.00'16.
2
6
16
.
4
915.2915
.
1
1
15.78 TC
15.20 FLCATV
15
.
3
0
ED BOX16.22 TC
15.59 FL
CATV15
.
8
1
16.54 TC
16.06 FL16
.
2
0
16.21 TX15.88 FL15.98 EGSIGNPARKING METER15
.
8
9 2"GUARD POST16
.
1
72"GUARD POST16.
1
22"GUARD POST16
.
0
92"GUARD POST16
.
0
82"GUARD POST16.
1
42"GUARD POST16
.
0
8
8"POST16.9916.0716
.
1
2
16.
0
4
16
.
0
4
16.35 TX16.01 FL16.13 EGPARKING METER16
.
2
9
16.
0
9
16
.
0
616.56 FF16.0516.0515
.
9
2
F
F8"TREE15.
6
2
15.
7
5
15
.
2
2
15
.
3
1
15
.
4
117.54 TW 15
.
4
4
P
C
15
.
9
0
15
.
9
2
39.26 PARAPET36.61 PARAPET32
.
4
6
P
A
R
A
P
E
T
16
.
5
7
F
F
16.40 TC16.10 FLPARKING METER16.
4
2 15.2415
.
2
1
16.56 PC 16.44SIGN16
.
3
7
16.
2
516.36 FL16.44 TC16.13 FL16.26 EGWV16
.
3
5 WV16
.
4
1
FH16
.
4
7SSMH16.
2
9
15
.
9
3
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F
15.
5
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.
3
4WM15
.
2
1
15
.
2
4
15
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4
4
15
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5
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4
016.36
15
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6
5
15.
8
3
15.
8
115.9117.0317.0316.0222.
8
7
T
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15
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5
4
16
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9
9
17
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0
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16
.
5
0
15
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7
0
100'20'80'2.8'20'10'10'60'30'30'30.00'95.11'10.00'106.17'106.17'5008LT NT16.22
5008 LT NT16.22
501
0 LT NT16.24
5028
16.2
2 503216.6
1
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-100
EROSION CONTROL PLAN
Page 59 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 28 OF 136
C-210
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtGRADING AND DRAINAGE
PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
30.00'1
6
.
2
6 15.291
5
.
1
1
15.78 TC
15.20 FLCATV
15
.
3
0
ED BOX16.22 TC
15.59 FL
CATV15
.
8
1
16.54 TC
16.06 FL16
.
2
0
16.21 TX15.88 FL15.98 EGSIGNPARKING METER15
.
8
9 2"GUARD POST16
.
1
72"GUARD POST16
.
1
22"GUARD POST1
6
.
0
92"GUARD POST16
.
0
82"GUARD POST1
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1
42"GUARD POST16
.
0
8
8"POST16.9916.0716
.
1
2
16
.
0
4
16
.
0
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16.35 TX16.01 FL16.13 EGPARKING METER16
.
2
9
1
6
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0
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6
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616.56 FF16.0516.0515
.
9
2
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5
.
6
2
1
5
.
7
5
1
5
.
2
2
15
.
3
1
15
.
4
117.54 TW 15
.
4
4
P
C
1
5
.
9
0
15
.
9
2
39.26 PARAPET36.61 PARAPET32
.
4
6
P
A
R
A
P
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T
1
6
.
5
7
F
F
16.40 TC16.10 FLPARKING METER16
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4
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.
2
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16.56 PC 16.44SIGN16
.
3
7
1
6
.
2
516.36 FL16.44 TC16.13 FL16.26 EGWV1
6
.
3
5 WV1
6
.
4
1SSMH1
6
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2
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15
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9
3
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2
1
1
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5
.
4
0
16.36
1
5
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6
5
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.
8
3
1
5
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8
115.9117.0317.0316.022
2
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8
7
T
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15
.
5
4
16
.
9
9
17
.
0
4
16
.
5
0
15
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7
0
2.8'5008LT NT16.
2
2
50
0
8 LT NT16.
2
2
50
1
0 LT NT16.
2
4
50
2
8
16.
2
2
50
3
2
16.
6
1
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-210
GRADING AND DRAINAGE
PLAN
Page 60 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 29 OF 136
C-300
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtLOW IMPACT DEVELOPMENT
PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
30.00'16.
2
6
16
.
4
915.2915
.
1
1
15.78 TC
15.20 FLCATV
15
.
3
0
ED BOX16.22 TC
15.59 FL
CATV15
.
8
1
16.54 TC
16.06 FL16
.
2
0
16.21 TX15.88 FL15.98 EGSIGNPARKING METER15
.
8
9 2"GUARD POST16
.
1
72"GUARD POST16.
1
22"GUARD POST16
.
0
92"GUARD POST16
.
0
82"GUARD POST16.
1
42"GUARD POST16
.
0
8
8"POST16.9916.0716
.
1
2
16.
0
4
16
.
0
4
16.35 TX16.01 FL16.13 EGPARKING METER16
.
2
9
16.
0
9
16
.
0
616.56 FF16.0516.0515
.
9
2
F
F8"TREE15.
6
2
15.
7
5
15
.
2
2
15
.
3
1
15
.
4
117.54 TW 15
.
4
4
P
C
15
.
9
0
15
.
9
2
39.26 PARAPET36.61 PARAPET32
.
4
6
P
A
R
A
P
E
T
16
.
5
7
F
F
16.40 TC16.10 FLPARKING METER16.
4
2 15.2415
.
2
1
16.56 PC 16.44SIGN16
.
3
7
16.
2
516.36 FL16.44 TC16.13 FL16.26 EGWV16
.
3
5 WV16
.
4
1
FH16
.
4
7SSMH16.
2
9
15
.
9
3
F
F
15.
5
3TEL BOX15
.
3
4WM15
.
2
1
15
.
2
4
15
.
4
4
15
.
5
2EBOX 3*415.3215.
4
016.36
15
.
6
5
15.
8
3
15.
8
115.9117.0317.0316.0222.
8
7
T
W
15
.
5
4
16
.
9
9
17
.
0
4
16
.
5
0
15
.
7
0
2.8'5008LT NT16.22
5008 LT NT16.22
501
0 LT NT16.24
5028
16.2
2 503216.6
1
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-300
LOW IMPACT
DEVELOPMENT PLAN
Page 61 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 30 OF 136
C-400
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtUTILITY PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
30.00'16.
2
6
16
.
4
915.2915
.
1
1
15.78 TC
15.20 FLCATV
15
.
3
0
ED BOX16.22 TC
15.59 FL
CATV15
.
8
1
16.54 TC
16.06 FL16
.
2
0
16.21 TX15.88 FL15.98 EGSIGNPARKING METER15
.
8
9 2"GUARD POST16
.
1
72"GUARD POST16.
1
22"GUARD POST16
.
0
92"GUARD POST16
.
0
82"GUARD POST16.
1
42"GUARD POST16
.
0
8
8"POST16.9916.0716
.
1
2
16.
0
4
16
.
0
4
16.35 TX16.01 FL16.13 EGPARKING METER16
.
2
9
16.
0
9
16
.
0
616.56 FF16.0516.0515
.
9
2
F
F8"TREE15.
6
2
15.
7
5
15
.
2
2
15
.
3
1
15
.
4
117.54 TW 15
.
4
4
P
C
15
.
9
0
15
.
9
2
39.26 PARAPET36.61 PARAPET32
.
4
6
P
A
R
A
P
E
T
16
.
5
7
F
F
16.40 TC16.10 FLPARKING METER16.
4
2 15.2415
.
2
1
16.56 PC 16.44SIGN16
.
3
7
16.
2
516.36 FL16.44 TC16.13 FL16.26 EGWV16
.
3
5 WV16
.
4
1
FH16
.
4
7SSMH16.
2
9
15
.
9
3
F
F
15.
5
3TEL BOX15
.
3
4WM15
.
2
1
15
.
2
4
15
.
4
4
15
.
5
2EBOX 3*415.3215.
4
016.36
15
.
6
5
15.
8
3
15.
8
115.9117.0317.0316.0222.
8
7
T
W
15
.
5
4
16
.
9
9
17
.
0
4
16
.
5
0
15
.
7
0
2.8'5008LT NT16.22
5008 LT NT16.22
501
0 LT NT16.24
5028
16.2
2 503216.6
1
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-400
UTILITY PLAN
Page 62 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 60 OF 136
A-101
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtSITE PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
01
02
03
04
05
06
07
08
09
10
11
12
13
14
(E) SEWER
(E) FIRE HYDRANT
(E) CURB CUT PER SURVEY
(E) EDISON BOX
(N) TRASH ENCLOSURE
(E) WATER METER
SLOPE NOT TO EXCEED 6.67%
(N) FIRE ROOM ENCLOSURE
PROPOSED CONCRETE PLANTER NOT TO
EXCEED 42"
(E) CATV BOX
(E) ELECTRICAL BOX
(E) TELEPHONE BOX
PROPOSED CONCRETE BENCH NOT TO EXCEED
20"
(N) TRANSFORMER ENCLOSURE
CLCL
11"83'-4"95'-1 1/4"
8'-1" WALKSTREET 21'-10 1/2" ENCROACHMENT
86'-2"PC 15.44'PC 15.24'
PC 15.98'
16.35 TX
EG 15.59
06
07
01
02
04
10
16.01 FL
5X5
10TH COURT5X5
5X5
5X5
5X5
5X10
5X5
5X5
5X10 5X10
5X5 5X5 5X5 5X5
5X10 5X10 5X10 5X10 5X10 5X10 5X10
5X10
5X10
5X10
5X5
5X5
5X5
5X10 5X10
5X10 5X10
5X105X10
5X5
5X5
5X15
2% SLOPE
MAX
ENTRY ENTRY ENTRY
E
N
T
R
YENTRYENTRYENTRY ENTRYOPEN
TO
ABOVE
SIM
HERMOSA AVE
5X5
9TH STREETPLPL
PL PL
WS
WS
SBSB
PL
PL
PL
PL
10'-0"2'-11"20'-1/2"29'-11 1/2"5'-10"24'-3 1/4"PC 16.56'
39.26' TO PARAPET
39.26' TO PARAPET
FF 16.56'
FF 16.57'
FF 15.93'
32.46'
FF 16.56'
16.09'
16.06'
FF 16.56'
32.46' TO PARAPET
FF 16.56'
FF 16.56'
03
THIRD STORY
SETBACK
ABOVE
05
12
11
08
14
SECOND STORY
SETBACK
ABOVE
901 HERMOSA AVE
(E) BUILDING FOOTPRINT
7,756 SQ FT
(E) NEIGHBORING BUILDING
(E) CONCRETE SIDEWALK (E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING9
9
SCALE: 3/16" = 1'-0"1 SITE PLAN
0 4'8'12'
Page 63 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 61 OF 136
A-111
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtFOUNDATION PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
5 5
9 1/4"
2'-2 3/4"2'-1/2"HSS
F5
F6 F6 F5 F5
F5 F5
F5 F5F5F4
F4
W12B
W10B
W8A
W10B
W10B
W10B
W10A
TYP.
ELEV.
PIT
ELEV.
PIT2'-4 1/2"2'-7 1/2"3'-0"3'-0"2'-0"3'-3/4"1'-1 3/4"2'-4 1/4"1'-3/4"2'-5 1/4"5'-5"5'-5"6'-9 1/4"6'-8 3/4"1'-3/4"2'-5 1/4"6'-9"6'-9"1'-1/2"2'-5 1/2"7'-11 3/4"
1'-1/4"11 3/4"7'-11 3/4"8 1/4"2'-11 1/2"3'-2"2'-10"3'-3/4"6'-0"1'-10 1/2"2'-0"2'-0"
PL
PL
PL
PL
SB
SB
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
GRADE BEAM, SEE STRUCTUAL SET
CONCRETE WALL, SEE STRUCTURAL SET
TURN DOWN SLAB EDGE, SEE STRUCTURAL SET
TYPICAL CONCRETE FOOTING, SEE
STRUCTURAL SET
EXISTING FOUNDATION
STRUCTURAL WALL & COLUMN TAG,
SEE STRUCTURAL SET
INDICATES CHANGE IN FLOOR
ELEVATION, SEE STRUCTURAL SET
xx
SCALE: 1/4" = 1'-0"1 FOUNDATION PLAN
0 2'4'8'
Page 64 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 62 OF 136
A-112
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - Powerscourt1st FLOOR PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9115.2119.1118.1101.B104.A105.A
105.B107.1102.1102.2106.1121.1109.1108.1
103.1
120.1 115.1110.A
111.A111.1111.2110.2110.1101.1104.1
10
5.2 114.1115.3101.A 119.1123456789101112131415161718UP18 RISERS (6 23/32")
5 5CL121.1105.1
1
A-403
8
A-908
9 1/2"81'-11"3'-5 1/2"7 1/2"
94'-2"
7"2'-10 3/4"7'-9 1/2"CLR5'-0"5'-0"
5'-0"5'-0"5'-5 1/2"6'-6 1/4"2'-8 3/4"
RO
10"3'-8"CLR14'-1/4"2'-0"3'-1 1/2"R.O.6'-8 3/4"3'-9"5'-1 1/2"
6'-11 1/2"12'-1/4"55'-0"9'-3 1/4"10'-11"
VIF
7'-2"9'-2 1/2"RO1'-7"8'-6 3/4"5'-5"14'-11"14'-11"1'-1/4"
3'-4 1/4"19'-9"3'-3 1/2"
R.O.
10'-9"7'-1/2"20'-2"4'-8 1/2"3'-1 1/2"
R.O.
1'-3/4"
9'-1/4"8'-2" R.O.2'-0"8'-2" R.O.6'-1 1/4"10'-5"R.O.4'-7 1/2"4'-2 1/2"9 1/2"10'-7 1/2"RO2'-8"10"2'-1/2"10'-7 1/2"RO1'-4"2
1'-0" R
O
VIF
3'-3"21'-1/2" RO
VIF
1'-11"3'-8" CLEAR3'-2 1/2"R.O.8 1/2"11'-3/4"3'-2 1/4"R.O.14'-6 3/4"6 3/4"4'-7"RO2'-10 1/4"5'-1 1/4"26'-8 1/2"11'-5"28'-1/2"15'-9"2'-10 3/4"RO5'-8"0 3/4"3'-2 1/4" R.O.7'-10 3/4"4'-2"R.O.4"8'-4 3/4"5'-11 1/2"
8'-4"CLR
3"3'-0"CLEAR3'-0"CLEAR4'-6 1/2"
CLEAR
PC 15.98'
PC 15.56'
PC 15.24'
PC 15.44'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. -1.00' = 15.50'
F.F. -0.97' = 15.53'
F.F. 0.00' = 16.56'
EG 15.75
EG 15.53
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.50'
2
A-204
1
A-204
1
A-203WT02-CWT07-B
WT07-B
WT07-BWT08-B
WT05WT09-CWT10-A
WT07-B WT07-BWT12
WT06
WT07-B
WT07-BWT07-A
WT07-BWT10-A
WT02-
A WT02-A
WT11WT07-BWT07-AALIGNALIGNALIGNALIGN
WT07-BWT07-BWT06WT11WT11 WT06WT06WT06WT02-C WT02-CWT10-BWT09-BALIGNALIGN
WT03-AWT02-BALIGNALIGNWT02-CWT09-C
WT03-B
WT02-AWT02-AWT06WT02-CWT02-CWT06WT13 WT13WT06WT06 WT06
WT06
5X5 10TH COURT5X5
5X5
5X5
5X5
5X10
5X5
5X5
5X10 5X10
5X5 5X5 5X5 5X5
5X10 5X10 5X10 5X10 5X10 5X10 5X10
5X10
5X10
5X10
5X5
5X5
5X5
5X10 5X10
5X10 5X10
5X105X10
5X5
5X5
METER/
DIST.
METER/
DIST.
PULL/
MAIN
5X15
EP2% SLOPE
MAX
OPEN
TO
ABOVE
WIRE
WAY
METER/
DIST.
SIM CONTROLLER5X5
6'x8'
RETAIL
104
RETAIL
105
WINE STORAGE
112
LOADING ZONE
115
OFFICE
110
STORAGE
113
ELEVATOR 01
RSTRM
106
RSTRM
103
STAIR 02
114
STAIR 01
121
FIRE (ASR) RM
118
RESTRM CORRIDOR
107
ELEVATOR 02
OFFICE
111
RETAIL
101
HALL
102
ELEV RM
121
ELECTRIC RM
120
TRANSFORMER
121
3
A-203
#DrgID
#LayID
105.3
112.11234567
8
UP
20 RISERS (7")
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
1
A-401
1
A-402
2
A-404
3
A-404
1
A-404
5
A-908
12A-908
13
A-908
3'-6 3/4"15'-8" ROVIF2'-4 3/4"8'-2"R.O.18'-1 1/2"4'-1 3/4"3'-1 1/2"R.O.6"24'-1"23'-9 3/4"
1'-1"
2
A-203
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
03
03
03
WT11
03
0204
WT17
WT03-B13
13
13
13
RESTRM
108
ACC. RSTRM
109
TRASH RM
119
01
02
03
04
05
06
07
08
09
10
11
12
13
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSEDBEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
SCALE: 1/4" = 1'-0"1 1st FLOOR PLAN
0 2'4'8'
Page 65 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 63 OF 136
A-113
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - Powerscourt2nd FLOOR PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
101.B104.A105.A
105.B
101.A
DN
5 5
2
A-401
2
A-402
5
A-403
2
A-204
1
A-204
1
A-203
2
9'-2 1/4"3'-8 3/4"VIF15'-8"VIF12'-11 3/4"40'-1"5'-2 1/4"4'-5 1/4"7 1/2"6'-3"VIF11'-8 1/2"5'-1 1/4"12'-2 1/2"12'-4"14'-1 1/2"3'-8"CLR82'-6 3/4"2'-10"7 1/2"
94'-2"
3 1/2"
6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"
VIF
10 1/2"3'-2 1/4"
R.O.
15'-11 1/2"4'-3 1/4"4'-9"5 1/2"26'-8 3/4"11'-5"28'-1/2"15'-9"4'-5"
F.F. 11.67'
= 28.17'
F.F. 9.17' = 25.67'
F.F. 11.67' = 28.17'
F.F. 11.67' = 28.17'
F.F. 11.67' = 28.17'
F.F. 9.17' = 25.67'
3
A-203
WT10-BWT07-B
WT07-B
WT11
WT10-A
WT07-B
WT07-BWT07-BWT03-BWT02-A
WT06WT12
WT06
WT05
WT11
42" GUARDRAIL WT09-BWT07-BWT10-BWT09-CWT09-C
WT07-A
WT07-A
WT07-B
WT02-BW
T02-C
WT08-BWT04-B
WT06WT01WT14-B
OPEN
TO
BELOW
5X5
5X10
5X10
5X10
5X5 5X5
5X10 5X10 5X10 5X10
5X10 5X10 5X10 5X10 5X10
5X5 5X5
5X105X105X105X105X10
5X5
5X5
5X5
5X5
5X5
5X5
5X5
5X10
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
ABOVE
5X5
5X5
5X5 5X5 5X5 5X15
5X5
5X5
OPEN TO
TRANSFORMER
BELOW
5X6
DECOMISISONED AREA
1340 SF
OFFICE
207
OFFICE
206
OFFICE
205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02
209
LOBBY
203
STORAGE UNITS
210
HALLWAY
208
SPACE NOT USED
211
#DrgID
#LayID
DN
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2
A-203
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
209.1
1234567UP
12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32")
5
A-908
6
A-903
0905
03
03
WT06
WT17
01
02
03
04
05
06
07
08
09
10
11
12
13
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSEDBEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
9
9
SCALE: 1/4" = 1'-0"1 2ND FLOOR PLAN
0 2'4'8'
Page 66 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 64 OF 136
A-114
3rd FLOOR PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
316.A
316.1
316.B
316.C
320.A
320.1
310.B
308.A
309.A
310.A
308.1310.1309.1318.A
303.A 303.C
312.1
318.B
306.A
306.1305.A 305.1323.A
316.1325.1320.B
321.1
322.1 325.2311.B
304.A 303.B 301.A
303.1 301.1304.1
311.A
311.C
317.A
317.B 317.1
317.C
314.A
315.A314.1314.2
SK-1
SK-2
SK-3
5 5
F DW F
4
A-404
1
A-405
2
A-405
3
A-908
5
A-908
9
A-908
9
A-908
2
A-204
1
A-204
1
A-203
3
A-203
19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2"
13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4"
6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9"
6 1/2"
2'-8 1/2"
RO
15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2"
RO
2'-1 1/2"
28'-1"5'-0"
27'-5"20'-9"5'-6 1/2"
VIF 26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0"
RO
PC 15.24'PC 15.44'
F.F. = 18.17'
= 34.67'
FF =18.25'
= 34.75'
FF = 18.17'
= 34.67'
#DrgID
#LayID
WT07-B
WT07-B
WT04-A
WT07-A
WT11
WT07-BWT07-BWT11WT11
WT12
WT12
WT04-A WT07-B
WT06ALIGNALIGN
WT14-B
W
T
14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A
WT14-AWT14-AWT07-B WT07-AWT04-A
WT07-BWT07-BWT07-BWT04-AWT16 WT16
W
T
16WT16WT16
WT14-B
WT14-B
WT16WT16WT16WT14-A
WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A
WT14-AOPEN TO
ABOVE
OPEN TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPENTO
BELOW
OPEN
TO
BELOW
OPEN
TO
ABOVE
OPEN
TO
ABOVE
ELEVATOR 01
STAIR 02
324
MECHANICAL PLATFORM
312
OFFICE
305
GARDEN PATIO
303
OFFICE
301
OFFICE
315
OFFICE
308
OFFICE
310
COURTYARD
318
GARDEN
316
CONFERENCE RM
314
OFFICE
309
OFFICE
304
RSTRM
321
KITCHEN
319
ELEVATOR 02
RSTRM
322
OUTDOOR ROOM
317
GARDEN
311
GARDEN
320
GARDEN
323
VESTIBULE
306
STAIRWELL EXIT
325
RESTROOM CORRIDOR
324
MECH. PLATFORM
302
STAIR 01
327
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2
A-203
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
DN
DN
#DrgID
#LayID
3
A-402
3
A-403
3
A-907
7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56'
319.1
308.B
309.B
09
09
09
09
09
0505
06
06
06
06
07
07
07
WT04-A
WT14-BWT15-BWT09-COPENTO
ABOVE
465 SQ FT
LID PLANTER
GREEN ROOF
307
01
02
03
04
05
06
07
08
09
10
11
12
13
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSEDBEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
SCALE: 1/4" = 1'-0"1 3RD FLOOR PLAN
0 2'4'8'
Page 67 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 65 OF 136
A-115
ROOF PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
01
02
03
04
05
06
07
08
09
10
11
12
13
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSED
BEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
5 5
2
A-204
1
A-204
1
A-203
3
A-203
#DrgID
#LayID 23'-5 1/4"29'-11 1/2"21'-11 1/2"68'-9"3'-1/4"17'-4 1/4"17'-9 1/4"6 1/4"42'-4 1/4"27'-4 1/2"3'-2 1/4"TO PL81'-11"7 1/2"
94'-2"
3 1/2"
3'-7 3/4"43'-6 1/4"21'-2 1/4"21'-9 1/4"4'-3/4"
6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"26'-8 3/4"11'-5"28'-1/2"15'-9"PC 16.07'
PC 16.56'
PC 15.24'
PC 15.44'
CP F
PROPOSED: 45.93'
ALLOWED: 53.78'
LOWEST POINT ON SITE
OPEN
TO
BELOW
SLOPE 1/4":12"
MIN.SLOPE 1/4":12"
MIN.
SLOPE 1/4":12"
MIN.
SLOPE 1/4":12"
MIN.
SLOPE 1/4":12"
MIN.
520 SQ FT
SOLAR ZONE AREA
OPEN
TO
BELOW
OPEN
TOBELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPENTO
BELOW
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2
A-203
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
CP A PROPOSED: 45.29'
ALLOWED: 45.32'
CP B PROPOSED: 45.29'
ALLOWED: 45.47'
CP C PROPOSED: 45.29'
ALLOWED: 46.48'CP D1 PROPOSED: 45.29'
ALLOWED: 46.15'
CP D2 PROPOSED: 45.29'
ALLOWED: 45.93'
CP E1
PROPOSED: 48.60'ALLOWED: 53.78'
CP E2 PROPOSED: 48.60'
ALLOWED: 53.53'
01
01
01 01
06
06
06
01
07
06
06
ELEVATOR
OVERRUN
ELEVATOR
OVERRUN
SLOPE 1/4":12"
MIN.
SCALE: 1/4" = 1'-0"1 ROOF PLAN
0 2'4'8'
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'4.35 Distance from A to Critical Point along Line AB
Elev. AB':15.25
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'4.35 Distance from C to Critical Point along Line CD
Elev.CD':16.54
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 5 Distance from Line AB to Critical Point (width)
Elev. CP1:15.32
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP A:45.32
Prop. Ht. @ CP A:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'4.35 Distance from A to Critical Point along Line AB
Elev. AB':15.25
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'4.35 Distance from C to Critical Point along Line CD
Elev.CD':16.54
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 5 Distance from Line AB to Critical Point (width)
Elev. CP1:15.32
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP A:45.32
Prop. Ht. @ CP A:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'90.83 Distance from A to Critical Point along Line AB
Elev. AB':15.43
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'90.83 Distance from C to Critical Point along Line CD
Elev.CD':16.09
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 5 Distance from Line AB to Critical Point (width)
Elev. CP1:15.47
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP B:45.47
Prop. Ht. @ CP B:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'4.35 Distance from A to Critical Point along Line AB
Elev. AB':15.25
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'4.35 Distance from C to Critical Point along Line CD
Elev.CD':16.54
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width)
Elev. CP1:16.48
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP C:46.48
Prop. Ht. @ CP C:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'73.13 Distance from A to Critical Point along Line AB
Elev. AB':15.39
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'73.13 Distance from C to Critical Point along Line CD
Elev.CD':16.18
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width)
Elev. CP1:16.15
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP D1:46.15
Prop. Ht. @ CP D1:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'90.83 Distance from A to Critical Point along Line AB
Elev. AB':15.43
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'90.83 Distance from C to Critical Point along Line CD
Elev.CD':16.09
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 65.52 Distance from Line AB to Critical Point (width)
Elev. CP1:15.93
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP D2:45.93
Prop. Ht. @ CP D2:45.29
Page 68 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 72 OF 136
A-201
EXISTING ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING97"16.09'
15.54'
05
02
06
03
0404
02
06
02
0303
0404
07
07
07
PL
PL
1ST FLOOR+16.50'
2ND FLOOR+24.50'
ROOF+34.00'
T.O. PARAPET+39.80"
39.26'
36.61'
EXISTING GRADE
EXISTING SLAB
ON GRADE
EXISTING STEP INTO PROPERTY
01
02
03
04
05
06
07
08
09
11
10
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
NOT USED
NOT USED
NOT USED
NOT USED
0505
0404
EXISTING GRADE
EXISTING SLAB
PLPL
1ST FLOOR+16.50
2ND FLOOR+24.50
ROOF+34.00'
T.O. PARAPET+39.80'
15.46'15.50'
SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION - EXISTING
0 2'4'8'
SCALE: 1/4" = 1'-0"2 WEST ELEVATION - EXISTING
0 2'4'8'
Page 69 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 73 OF 136
A-202
EXISTING ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9030303
06
03
04
04
04
04
0404
(E) STEP INTO ENTRY
03
07
PLPL
1ST FLOOR+16.50'
2ND FLOOR+24.50'
ROOF+34.00'
T.O. PARAPET+39.80'
16.05'
16.09'16.56'
39.26'
36.61'1'-0"15.44'
05
04
02
02
03
0404
07 07 070707
07
PLPL
1ST FLOOR+16.50'"
2ND FLOOR+24.50'
ROOF+34.00'
T.O. PARAPET+39.80'
16.50'
(E) BUILDING SLAB(E) ALLEY
(E) DOOR
1' ABOVE GRADE
01
02
03
04
05
06
07
08
09
11
10
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
NOT USED
NOT USED
NOT USED
NOT USED
SCALE: 1/4" = 1'-0"2 EAST ELEVATION - EXISTING
0 2'4'8'
SCALE: 1/4" = 1'-0"1 NORTH ELEVATION - EXISTING
0 2'4'8'
Page 70 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 74 OF 136
A-203
PROPOSED ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
1 2 3 4 5
9'-1 1/2"9'-1/2"10'-7 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"CP B 45.29'CP D1 45.29'CP D2 45.29'10'-0"19.17'
CP E1 48.50'4'-7"10'-2 1/2" RO8'-0"MAX ELEV HT6A-908
8
A-908
10A-908
13A-908 12A-908
09
04
107.1
MAXIMUM ROOF
HEIGHT SLOPE
111.2 110.2 110.1111.1
111.A 110.A
CW-A CW-B
STC-1
MTL-5
MTL-4
GL-1
GL-4
MTL-4
GL-4
CW-C
PL PL
PC15.44'
PC16.07'
PC46.07'
45.44'
7A-908 11A-908
CO-4
CO-4
CO-2
01
02
03
04
05
06
07
08
09
10
11
12
13
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSED
BEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
PLPLCABDEF
FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'
GARDEN ROOF
+39.67'
ROOF
+45.29'4'-7"3'-11"28'-9 1/2"CP B 45.29'CP A 45.29'
CP E2 48.50'CP E1 48.50'
09
STC-1
MT-3
(E) SLAB
(N) GRADE
MAXIMUM ROOF
HEIGHT
(E) GRADE
CW-K CW-L
STC-1
MTL-3MTL-3
MTL-5
GL-1
MTL-5
GL-1
MTL-3MTL-3
312.1
MTL-5
PC15.24'PC15.44'
45.35'45.44'1'-0"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'
GARDEN ROOF
+39.67'
ROOF
+45.29'9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"CP D2 45.29'CP D1 45.29'6 1/4"1'-6"12'-10"VIF105.B105.2
SLOPE
PER CIVIL
CW-D
STC-1
MTL-5
MTL-4
GL-1
GL-4
28'-9 1/2"SCALE: 1/4" = 1'-0"2 SOUTH ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"3 WEST ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"1 SOUTHWEST ELEVATION
0 2'4'8'
Page 71 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 75 OF 136
A-204
PROPOSED ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
PL PLDFECBA
FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'
GARDEN ROOF
+39.67'
ROOF
+45.29'1'-6"VIF9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"28'-9 1/2"CP D2 45.29'CP C 45.29'CP D1 45.29'12'-11 1/2"VIFCP E2 48.50'CP E1 48.50'
CP F 45.93'
1
A-904
2A-904
9A-904
11A-904 7A-904
5A-904
4A-904 3A-904
04
09
105.1 104.A 101.B105.A
MAXIMUM ROOF
HEIGHT
104.1 101.1
CW-D CW-F
STC-1
MTL-5
MTL-4
GL-1
GL-4
MTL-3MTL-3
CW-E
PC16.05'
PC16.56
5 4 3 2 1
FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'
GARDEN ROOF
+39.67'
ROOF
+45.29'1'-3"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"28'-9 1/2"CP C 45.29'
CP A 45.29'
24.13'
CP F 45.93'
CP E2 48.50'8'-0"MAX ELEV HT8'-10 1/2"R.O.
+24.13'
09
04
115.2
MAXIMUM ROOF
HEIGHT
119.1
114.1
CW-G CW-H CW-I
STC-1
MTL-5
MTL-4
GL-1
GL-4
MTL-3
10
CW-JCW-F
MTL-5
121.1 118.1115.3
PLPL
PC15.24'
PC16.56'
45.24'
46.56'7'-8" RO7'-8" RO7'-8" RO7'-8" RO(E) ALLEY
(E) BUILDING SLAB
HEAD HEIGHT TO MATCH
7'-0" AFF
01
02
03
04
05
06
07
08
09
10
11
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
SCALE: 1/4" = 1'-0"2 EAST ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"1 NORTH ELEVATION
0 2'4'8'
Page 72 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 77 OF 136
A-301
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtBUILDING SECTIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
01
02
03
04
05
06
07
08
09
10
11
12
TRASH ENCLOSURE
OPEN TO BELOW
BENCH
CONCRETE PLANTER
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
DG GROUT
SLOPE NOT TO EXCEED 6.67%
CONCRETE PAVER
TELEPHONE BACKBOARD
OPEN TO BELOW
CONCRETE SLAB
AT GRADE PLANTER
PAD-MOUNTED TRANSFORMER PER SCE
(E) BOLLARDS TO BE REPLACED WITH
REMOVABLE BOLLARDS
1
A-905
3
A-905
3
A-904
8
A-904
1
A-904
1
A-902
1
A-902
4
A-902
2
A-902
2
A-902
4
A-902 4
A-906
FOUNDATION
-3.13'
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"5A-904
6
A-904
7A-904
4A-904
FT04 FT04 FT04 FT04
RT02
FT02FT02
RT01 RT01 RT01
RT05
SIM
SIM
SIM
SIM
SIM
OFFICE
301
STAIR 02
114
LOADING ZONE
115
ELEVATOR 02
STORAGE UNITS
113
RETAIL
101
STAIR 02
209
STORAGE UNITS
210
STORAGE UNITS
210
GARDEN
316
OFFICE
315
CONFERENCE RM
314
STAIR
EXIT
325STAIR 02
324
TRANSFORMER
121
9
A-904
4
A-906
FT01FT01FT01FT01
RT02
2
A-904
1
A-904
1
A-902
1
A-902
1
A-902
1
A-906
1
A-906
3
A-902
4
A-902
3
A-905
5
A-902
1
A-906
FOUNDATION
-3.13'
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"4'-0"5A-904
FT04 FT07 RT02FT07FT04
FT02
FT01 FT01
FT04
RT01RT01 RT01
LID PLANTER
BEYOND
LID PLANTER
BEYOND
FT02
PERGOLA
SIM
SIM SIM
SIM SIM
GARDEN
323
COURTYARD
318
RECEPTION
317
GARDEN PATIO
303
RSTRM
CORRIDOR324
STAIR 02
209
STORAGE UNITS
210
RETAIL
104
STORAGE UNITS
113
SIM
SCALE: 1/4" = 1'-0"1 BUILDING SECTION - E/W
0 2'4'8'
SCALE: 1/4" = 1'-0"2 BUILDING SECTION - COURTYARDS E/W
0 2'4'8'
Page 73 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 78 OF 136
A-302
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtBUILDING SECTION
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
1
A-902
1
A-902
1
A-905
4
A-902
1
A-906 1
A-906
2
A-906
2
A-907
1
A-902
3
A-902
4
A-908
FOUNDATION
-3.13'
FOUNDATION
-3.13'
1ST FLOOR
±0.00'
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'
ROOF
+28.79'28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"4'-6 1/2"FT06FT03
FT07
FT02
FT01
FT04FT04
RT02
FT01
FT02
FT01
FT02
FT01 FT01
RT01RT01
RT03
SIM
SIM
COURTYARD
318
OFFICE
308
OFFICE
205
SPACE NOT USEDSTORAGE UNITS
210
LOBBY
107
RESTROOM
109
WINE STORAGE
112
STORAGE UNITS
113
LOADING ZONE
115
CONFERENCE RM
314
SIM
SIM SIM
SIM
3
A-906
SCALE: 1/4" = 1'-0"1 BUILDING SECTION N/S
0 2'4'8'
Page 74 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 79 OF 136
A-303
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtWALL SECTIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING92.8960.9141.8541.3461.829HSS COLUMN BEYOND
FIRE STOPPING
WALL TBD PER T24
ROOF DRAIN
2ND FLOOR - STORAGE
+12'-1.5"
3RD FLOOR - OFFICE
+19.58'
ROOF GARDEN
+24.00'
2ND FLOOR - STORAGE
+9'-2"
1ST FLOOR
+0.00'
ROOF
+30.00'
3
A-904
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'
FT06FT03
FT02
FT01FT01
SCALE: 1/2" = 1'-0"1 WALL SECTION C
0 1'2'4'
SCALE: 1/2" = 1'-0"2 WALL SECTION A - COORDINATION
0 1'2'4'
Page 75 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 80 OF 136
A-401
STAIR 01 PLAN & SECTION
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING97'-4"CLR44" CLR6'-7 1/2"
CLR
4'-7"RO MIN.4A-401
8A-401
9A-401
OPEN
TO
ABOVE
ELEVATOR 01 STAIR 01
121
RESTRM CORRIDOR
107
1234567
8
UP
20 RISERS (7")4
4"
1
A-302
7A-401
6A-401
5
A-401
10A-401
ACC. RSTRM
109
4A-401
8A-401
9A-40144"44" CLR44" CLR44"
CLR
ELEVATOR 01
STAIR 01
204
LOBBY
203
DN
7A-401
6A-401
5
A-401
10A-401
1234567UP
12 RISERS (6 1/2")
4A-401
8A-401
9A-401 44" CLROPEN
TO
BELOW
OPEN
TO
BELOW
ELEVATOR 01
GARDEN
311
VESTIBULE
306
STAIR 01
327
7A-401
6
A-401
5A-401
10
A-401
DN
34
5
A-903
16
A-903
8
A-903
34" - 38"42" MINGUARDAIL42" MINGUARDAILFT05
FT01
FT03
SIM
E DF
4
A-903
7
A-903
34" - 38"12"
FT01
FT06 FT03
SIM
E DF
3
A-903
1
A-903
4
A-903
+13.38'FOUNDATION
+16.50'
1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'
2ND FLOOR - OFFICE
+34.67'
3RD FLOOR
+39.67'
GARDEN ROOF
+45.29'
ROOF
34" - 38"12"
11"42"GUARDRAILFT06 FT03
FT05
FT01FT012
A-90334" - 38"E DPLF
8
A-903
+4.077
FOUNDATION
+5.029
1ST FLOOR
+7.8112ND FLOOR - STORAGE
+8.585
2ND FLOOR - OFFICE
+10.566
3RD FLOOR
+12.090
GARDEN ROOF
+13.805ROOF
FT03FT06
FT01
RT05
RT01RT01
FT05
D E F
+160 1/2"FOUNDATION
+198"
1ST FLOOR
+307 1/2"
2ND FLOOR - STORAGE
+338"
2ND FLOOR - OFFICE
+416"
3RD FLOOR
+476"
GARDEN ROOF
+543 1/2"
ROOF
FT06FT03
FT05
D E F
FT01
FT03 FT06
FT05
FT01
3 4
+160 1/2"
FOUNDATION
+198"
1ST FLOOR
+307 1/2"
2ND FLOOR - STORAGE
+338"
2ND FLOOR - OFFICE
+416"
3RD FLOOR
+476"
GARDEN ROOF
+543 1/2"
ROOF
FT05
FT01
SCALE: 1/4" = 1'-0"1 1ST FLOOR STAIR / ELEVATOR 01 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"2 2ND FLOOR STAIR / ELEVATOR 01 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"3 3RD FLOOR STAIR / ELEVATOR 01 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"7 STAIR 01 SECTION SOUTH
0 2'4'8'SCALE: 1/4" = 1'-0"6 STAIR 01 SECTION WEST
0 2'4'8'
SCALE: 1/4" = 1'-0"5 STAIR 01 SECTION WEST
0 2'4'8'SCALE: 1/4" = 1'-0"10 ELEVATOR SECTION
0 2'4'8'
SCALE: 1/4" = 1'-0"4 STAIR 01 SECTION EAST
SCALE: 1/4" = 1'-0"8 STAIR 01 SECTION EAST
SCALE: 1/4" = 1'-0"9 STAIR 01 SECTION NORTH
0 2'4'8'
Page 76 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 81 OF 136
A-402
STAIR 02 PLAN & SECTION
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9123456789101112131415161718UP18 RISERS (6 23/32")45"CLR12"
4
A-402
5A-402
5X10
5X5 5X5 5X5 5X55X5
STAIR 02
114
PL
SB
C B A
1
1
A-301
2
A-301
6A-402
13
DN
4A-402
5
A-402
12"45"CLEAR45"CLEARR 45"
5X10
STAIR 02
209
PL
SB
C B A
1
1
A-301
2
A-301
6
A-402
12345678910111213141516UP 16 RISERS (6 25/32")
4A-402
5
A-402
4
A-403 45" CLR15"-16"
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
STAIR 02
324
GARDEN
STAIRWELL EXIT
325
PL
SB
C B
2
A
1
1
A-301
2
A-301
6
A-402
DN
PLA B C
9
A-903
12
A-903
11
A-903
+16.50'1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'2ND FLOOR - OFFICE
+34.67'3RD FLOOR
+39.67'GARDEN ROOF
+45.29'
ROOF
7'-1/4"3'-0"PLA B C
12
A-903
11
A-903
9
A-903
+16.50'1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'2ND FLOOR - OFFICE
+34.67'3RD FLOOR
+39.67'GARDEN ROOF
+45.29'
ROOF
7'-7"3'-0"SIM
SIM
SIM
10
A-903
+16.50'1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'2ND FLOOR - OFFICE
+34.67'3RD FLOOR
+39.67'GARDEN ROOF
+45.29'
ROOF
SCALE: 1/4" = 1'-0"1 1ST FLOOR STAIR PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"2 2ND FLOOR STAIR PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"3 3RD FLOOR STAIR PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"4 STAIR 02 SECTION
0 2'4'8'
SCALE: 1/4" = 1'-0"5 STAIR 02 SECTION
0 2'4'8'
SCALE: 1/4" = 1'-0"6 STAIR 02 SECTION
0 2'4'8'
Page 77 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 82 OF 136
A-403
STAIR 03 & ELEVATOR 02
PLAN & SECTION
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING97'-9 1/2"CLR8'-4"CLR
4'-2"
RO MIN.
4
A-403
5X10
5X5 CONTROLLERFIRE (ASR) RM
118
ELEVATOR 02
ELEV RM
121
TRASH RM
119
4
A-403
4'-2"
RO MIN.7'-9 1/2"CLR8'-4"
CLR
5X105X10
5X5 5X5
5X5
5X5
5X6
ELEVATOR 02
STORAGE UNITS
210
4
A-403
7'-9 1/2"CLR36"
DBL DOOR
TALL CABINET
30"
DBL DOOR
BASE CABINET
36"30"36"
170 7/8"
OVERALL 1 1/2"24"8'-4"
CLR
OPEN
TO
ABOVE
ELEVATOR 02
STAIRWELL EXIT
325
MECH. PLATFORM
302
2
+13.38'
FOUNDATION
+16.50'1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'2ND FLOOR - OFFICE
+34.67'3RD FLOOR
+39.67'GARDEN ROOF
+45.29'
ROOF
SCALE: 1/4" = 1'-0"1 1ST FLOOR ELEVATOR 02 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"5 2ND FLOOR ELEVATOR 02 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"3 3RD FLOOR ELEVATOR 02 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"4 ELEVATOR 2 SECTION
0 2'4'8'
Page 78 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 83 OF 136
A-404
ENLARGED BATHROOM
PLANS & ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
CL
CL
17"-18"
12"
MIN
24" MIN
36" MIN
33"-36"17"-19"36"
PT-1
SURFACE MOUNTED
TOILET PAPER
DISPENSER; MOUNT
UNDER GRAB BAR
(MIN CLR 1-1/2")
TL-1
MIRROR
40" MAX48"29" MIN11"
MIN
8"
MIN
9"MINTL-1
ACCESSIBLE SINK &
FAUCET W/ INSUL
DRAIN PIPE BELOW
PT-1
48" MAX18"RECESSED PAPER
TOWEL DISPENSER
AND RECEPTACLE
PT-1
TL-1
TO LOBBY CL
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
12"
MAX
54" MIN
24" MIN19" MIN1 1/2" MAX7"-9"
PT-1
TL-1
109.1108.1
CL CL CL
CLCL
18"18"22"22"18"18"
1A
1B
1C
1D A-404
1E
1F
1G
1H A-404
106.1CLCL18"18"22"
2A
2B
2C
2D A-404
103.1
CL CL
12"48"12"
2B
2A
2D
2C A-404SIM
320.A
320.1
323.A
316.1320.B
321.1
322.1
2 1/2"
MAX
3" MAX1 1/2" MAX15"-16"
3A
3B
3D
3C A-404
3H
3E
3F
3G A-404
OPEN
TO
ABOVE
OPEN
TO
ABOVE
48" MAX28"
PT01
TL01
MIRROR
CL
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTINGCEILING HT.40" MAX.17"-18"17"-19"RECESSED TOILET
PAPER DISPENSER;
MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
RECESSED PAPER
TOWEL DISPENSER
AND RECEPTACLE
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTINGCEILING HT.33"-36"PT01
TL01
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTINGCEILING HT.34" MAX.29" MIN.9"MIN.11"
MIN.
8"
MIN.
PT01
TL01
ACCESSIBLE SINK &
FAUCET W/ INSUL
DRAIN PIPE BELOW
TO RESTROOM
CORRIDOR
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTINGCEILING HT.33"-36"12"
MAX.
42"MIN.19"MIN.54"MIN.
7"-9"1 1/2"MAX.24" MIN.
PT01
ACCESSIBLE TOILET
W/ FLUSH CTRL @
OPEN SIDE OF TOILET
TL01
8"
MIN
48" MAX18"
TL-1
TO LOBBY
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
PT-1
29" MIN11"MIN 9"MINACCESSIBLE SINK &
FAUCET W/ INSUL
DRAIN PIPE BELOW
RECESSED PAPERTOWEL DISPENSER
AND RECEPTACLE
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
TL-1
PT-1
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.33"-36"36"MIN.
24" MIN 12"
MIN
17"-18"17"-19"18" MIN 40" MAX48"31"
PT01
RECESSED TOILET
PAPER DISPENSER;
MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
TL-1
MIRROR
CL
CL
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
1"
11"
54" MIN.
PT01
27"MIN. (KNEE)9MIN. (TOE)8"MIN. (KNEE)6"MAX. (TOE)
17"MIN.
+0'-0" A.F.F.
PT01
CL
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
17"-18"
12"
MIN
24" MIN
36" MIN
33"-36"17"-19"32"
PT-1
RECESSED TOILET
PAPER DISPENSER;
MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
TL-1
MIRROR
40" MAX48"+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.29"2 1/2"
8 1/2"MAX.2 1/2"
PT01
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
PT01
TL01
TO RETAIL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING CEILING HT.
36"48" MAX33" MIN16" MIN
27" MAX
PT01
MIRROR
6" MAX
SHOWER CONTROL
BOUNDARY LOCATION
40" MAX48"15"6'8"-7'-0" TYP.SHOWER HEAD HT.+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING CEILING HT.
PT01
TL01
CL
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING CEILING HT.34" MAX12"
MIN
24" MIN
36" MIN
33"-36"17"-18"29" MIN11"
MIN
8"
MIN
9"MIN17"-19"48" MAXPT-1
RECESSED TOILET
PAPER DISPENSER;
MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
ACCESSIBLE SINK &FAUCET W/ INSUL
DRAIN PIPE BELOW
RECESSED PAPERTOWEL DISPENSER
AND RECEPTACLE
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING CEILING HT.24"42" MIN 12"
MAX
54" MIN
24" MIN33"-36"19" MIN1 1/2" MAX7"-9"
PT-1
WALL BEHIND
PT-1
ACCESSIBLE TOILET
W/ FLUSH CTRL @
OPEN SIDE OF TOILET
TL-1
SCALE: 3/8" = 1'-0"1A RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1B RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1C RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1D RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1 LOBBY RESTROOM
SCALE: 3/8" = 1'-0"2 RETAIL RESTROOM 106
SCALE: 3/8" = 1'-0"3 RETAIL RESTROOM 103
SCALE: 3/8" = 1'-0"4 OFFICE RESTROOM
3E OFFICE RESTROOM 3G OFFICE RESTROOM 3H OFFICE RESTROOM3FOFFICE RESTROOM
SCALE: 3/8" = 1'-0"1H RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1G RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1E RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1F RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"2A RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"2B RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"2C RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"2D RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"3A RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"3B RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"3C RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"3D RESTROOM ELEVATION
Page 79 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 84 OF 136
A-405
ENLARGED KITCHEN PLANS
& ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING
CEILING HT.
169 3/8"OVERALL
2 1/4"
84"84"5/8"36"69 1/2"105 1/2"CL 76"29 1/2"329 3/4"
OVERALL 105 1/2"OVERALL17"10"10"36"40"29 1/2"7 1/2"7 1/2"7 1/2"7 1/2"7 1/2"161"161"
1/4"
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING
CEILING HT.
DW
CL
F DW F
59"36"24"
DRAWER
24"
DRAWER
36"
SINK
24"24"
DRAWER
36"59"
322 1/2"
OVERALL 1 9/16"24"1A
F F
319.1
36"
DBL DOOR
TALL CABINET
30"
DBL DOOR
BASE CABINET
36"30"36"
170 7/8"
OVERALL 1 1/2"24"2A
SCALE: 1/2" = 1'-0"2A BAR ELEVATION
SCALE: 1/2" = 1'-0"1A KITCHEN ELEVATION
SCALE: 1/2" = 1'-0"1 ENLARGED PLAN - KITCHEN
SCALE: 1/2" = 1'-0"2 ENLARGED PLAN - BAR
Page 80 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 85 OF 136
A-501
DETAILS - WALL ASSEMBLIES
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
WT02WT07
WT13 WT03
WT09
WT11
WT04
WT10
WT01
WT05
WT06
WT08
WT12
WT14
WT15
WT16
WT17 TYP FURR'G WALL
@ EXIST PERIMTYP INT WALL
TYP SHAFT WALL CONC FURR'G WALL
@ EXIST PERIM
CONC INT WALL
ELEV 01 EXT/INT WALL
TYP EXT MTL
STUD WALL
TYP INT DOUBLE
STUD WALL
EXT/EXT STUD
WALL @ ROOF
TYP UNCONDITIONED
STUD WALL
TYP UNCONDITIONED /
INT STUD WALL
CONC EXT/INT WALL
ELEVATOR 02 WALL
CONC LID PLANTER
WALL @ 3RD FLOOR
EXT STUD WALL @ 3RD
FLOOR CLERESTORY
CONC FURR'G WALL
@ 3RD FLOOR LID
PLANTER @ EXIST
PERIM
CONC EXT WALL
TYP EXT BUILD UP
TYP EXT BUILD UP
TYP EXT BUILD UP
TYP EXT BUILD UP
SECTION
FIRE RATING:
STC RATING:
2 HOUR (GA FILE NO. WP 8191)
N/A
A: 6" STL STUD
B: 10" STL STUDC: 12" STL STUD
TYPE:SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 2X4 STUD
B: 2X6 STUDC: 2X10 STUD
TYPE:
SECTION
FIRE RATING:
STC RATING:
1 HOUR (GA FILE NO. WP 6852)
N/A
A: N/A
B: N/A
C: N/A
TYPE:SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 8" THICK
B: 10" THICK
C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 8"B: 10"
C: 12"
TYPE:
SECTION
FIRE RATING:
STC RATING:
1 HOUR (GA FILE NO. WP 1072)
N/A
A: N/A
B:
C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 6" STL STUDB: 10" STL STUD
C: N/A
TYPE:
(N) 3-PART STUCCO SYSTEM;
FINISH COLOR PER SCHED
(N) WRB
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED
BOARDS TO BE REPLACED AS REQ'D W/
APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) R-19 MINERAL WOOL INSUL
(N) 5/8" GWB
(N) FINISH PER SCHED
5/8" GWB; BACKERBOARD AS REQ'D
FOR TILE
FINISH PER SCHED
5/8" GWB; BACKERBOARD AS REQ'D
FOR TILE
FINISH PER SCHED
MINERAL WOOL INSUL; FOR SOUND
ATTENUATION; FILL CAVITY
PLYWD SHEATH'G AS REQ'D; PER STRUCT
(3) 5/8" GWB
FINISH PER SCHED
INTERIORINTERIOR
SHAFT
INTERIORINTERIOR
INTERIOREXTERIOR
2X STUD WALL; PER PLAN
2-1/2" LT GA STL STUD
ELEV SHAFTEXTERIOR
5/8" GWB TYP X
FINISH PER SCHEDULE
(N) 3/8" DRAINAGE LAYER
(N) WRB
INTERIOREXTERIOR
(N) METAL SIDING
(N) SHEATH'G PER STRUCT
(N) 2X STUD WALL
(N) MINERAL WOOL INSUL; R-19
(N) 5/8" GWB
(N) FINISH PER SCHEDULE
FINISH PER SCHED
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) 3/8" STUCCO DRAIN MAT
(N) LT GA STL STUD WALL; PER TYPE
(N) 3-PART STUCCO FINISH;
FINISH COLOR PER SCHED
(N) WRB
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS
TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) R-15 MINERAL WOOL INSUL
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB
INTERIOR
(N) 3/8" STUCCO DRAIN MAT
(N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR
BARRIER; TO BE BURRIED IN WALL; REMOVE (E)
1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT
WALL FACE
REMOVE (E) 1X6 ANGLED BOARD SHEATH'G AS
REQ'D @ INT WALL FACE
(N) FINISH PER SCHED
EXTERIOR
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB
INTERIOR
(N) FINISH PER SCHED
INTERIOR
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 1/2" AIR GAP
B: 3" AIR GAP
C:
TYPE:
INTERIORINTERIOR
(2) 4" LT GA STL STUD WALL
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
5/8" GWB
FINISH PER SCHEDULE
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) 3/8" STUCCO DRAINAGE MAT
(N) WRB
EXTERIOREXTERIOR
(N) 3-COAT STUCCO SYSTEM; FINISH
COLOR PER SCHEDULE
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGEDBOARDS TO BE REPLACED AS REQ'D W/
APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) PLYWD SHEATH'G PER STRUCT
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) WRB
UNCONDITIONED
(N) 5/8 GWB; EXT RATED
(N) 2X STUD WALL
UNCONDITIONED
(N) FINISH PER SCHEDULE
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) WRB
(N) 5/8 GWB; EXT RATED
(N) FINISH PER SCHEDULE
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) WRB
INTERIOR
(N) 5/8 GWB; EXT RATED
(N) 2X STUD WALL
UNCONDITIONED
(N) FINISH PER SCHEDULE
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) 5/8 GWB
(N) FINISH PER SCHEDULE
(N) R-15 MINERAL WOOL INSUL
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 8" THICK
B: 10" THICK
C:
TYPE:
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB
INTERIOR
(N) FINISH PER SCHED
EXTERIOR
(N) MTL FINISH PER SCHED
(N) WRB
(N) 3/8" STUCCO DRAIN MAT
AIR GAP
5/8" GWB; EXT RATED TYP X
FIRE RATING:
STC RATING:
1 HOUR (GA FILE NO. WP 1072)
N/A
A: N/A
B:C:
TYPE:
ELEV SHAFTINTERIOR
5/8" GWB TYP X
FINISH PER SCHEDULE
FINISH PER SCHED
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
5/8" GWB TYP X
2X FRAM'G PER STRUCT
2X FRAM'G PER STRUCT
NOTE:- THIS CONDITION WILL OCCUR AT ALL
EXISTING EXPOSED PARAPET WALLS.
- PER DEMO SHEETS; ALL EXISTING EXTERIOR
SIDING AND WRB TO BE REMOVED AND
REPLACED PER TYP EXTERIOR BUILD UP
NOTE:
- PER DEMO SHEETS; ALL EXISTING EXTERIOR
SIDING AND WRB TO BE REMOVED AND
REPLACED PER TYP EXTERIOR BUILD UP
NOTE:
- PER DEMO SHEETS; ALL EXISTING EXTERIOR
SIDING AND WRB TO BE REMOVED AND
REPLACED PER TYP EXTERIOR BUILD UP
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 6" THICKB: 8" THICK
C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) WRB
INTERIOREXTERIOR
PLANTER
(N) EXT SHEATH'G PER STRUCT
(N) 2X STUD WALL
(N) AIR GAP PER TYPE
(N) FINISH PER SCHEDULE
(N) 5/8" GWB
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB
PLANTER
(N) FINISH PER SCHED
(N) WRB
(N) 1" RIGID INSULATION
INTERIOR
(N) 1/2" FURR'G CHANNEL
(N) MINERAL WOOL INSUL; R19
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A:
B:
C:
TYPE:
(N) 3-PART STUCCO FINISH;
FINISH COLOR PER SCHED
(N) WRB
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS
TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) R-15 MINERAL WOOL INSUL
(N) CONC WALL; PER STRUCT
PLANTER
(N) 3/8" STUCCO DRAIN MAT
(N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR
BARRIER; TO BE BURRIED IN WALL; REMOVE (E)
1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT
WALL FACE
(N) WRB
EXTERIOR
NOTE:
- PER DEMO SHEETS; ALL EXISTING EXTERIOR
SIDING AND WRB TO BE REMOVED AND
REPLACED PER TYP EXTERIOR BUILD UP
WRB
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:C:
TYPE:
(N) 10" CONC WALL; PER STRUCT
EXTERIOREXTERIOR
Page 81 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 86 OF 136
A-502
DETAILS - FLOOR / ROOF /
CEILING ASSEMBLIES
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
FT02
FT03
FT01
FT04
RT01
RT02
RT03
FT06
FT07
FT05
RT04
RT05
CONC O/ MTL DECK
@ STORAGE
CONC O/ MTL DECK
@ 2ND FLR OFFICE
TYP SOG INFILL
CONC O/ MTL DECK
@ 3RD FLR OFFICE
TYP ROOF
TYP ROOF @
LID PLANTER
GREEN ROOF
EXT. WALKWAY
@ 2ND FLOOR
EXT COURTYARD
@ 3RD FLOOR
CONC O/ MTL DECK
@ 3RD FLR LANDING/
ENTRY
ROOF @ 3RD FLOOR
MECH. DECK
ELEVATOR ROOF PER STRUCT1 1/2"VARIESNTSVARIESPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTVARIESPER STRUCTVARIESPER STRUCTF.F.E.
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
SECTION
FIRE RATING:
STC RATING:
A: N/AB:
C:
TYPE:
N/A
N/A
A: N/A
B:
C:
TYPE:
A: N/A
B:
C:
TYPE:
A: N/A
B:C:
TYPE:
SLOPE INSUL TO DRAIN
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:
C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:
C:
TYPE:
FULLY- ADHERED 60 MIL MEMB ROOF
1/2" COVERBOARD
1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
PLYWD SHEATH'G
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
SECONDARY FULLY- ADHERED MEMB ROOF'G
1/2" COVERBOARD
1/2" DRAINAGE MAT
PRIMARY; FULLY-ADHERED 60 MIL MEMB ROOF'G
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
MTL DECK'G PER STRUCT
DRAINAGE LAYER; PER GREEN ROOF MFR
PEDESTAL SYSTEM; PER MFR
EXTENSIVE TRAY GREEN ROOF SYSTEM; INSTALLED
BY OTHERS
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION (NOINSUL @ STORAGE CEILING; TYP)
1/2" RESILIENT CHANNEL
5/8" GWB (NO GWB @ STORAGE CEILING; TYP)
FINISH PER SCHED
MTL DECK'G PER STRUCT
FINISH PER SCHED
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
MTL DECK'G PER STRUCT
1-1/2" CONC TOPP'G SLAB
REINFORCED CONC SLAB; PER STRUCT; TIE
INTO (E) FOUNDATION AS SPEC'D BY STRUCT
1-1/2" TOPP'G SLAB; TO FLUSH OUT W/
(E) SLAB AS REQ'D
FINISH PER SCHED
10 MIL VAPOR RETARDER; 12" MIN
OVERLAP @ SEAMS; TAPED
2" MIN RIGID INSUL (R10); AS REQ'D
6" FREE-DRAINING CLEAN GRAVEL
(1/4" MIN - 2" MAX DIA AGGREGATE)
COMPACT SUBGRADE; STRUCT
FILL WHERE REQ'D
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
1/2" RESILIENT CHANNEL
5/8" GWB (NO GWB @ STORAGE CEILING; TYP)
FINISH PER SCHED
MTL DECK'G PER STRUCT
1-1/2" CONC TOPP'G SLAB
1/4" ACOUSTIC UNDERLAYMENT
FINISH FLOOR AS SCHEDULED
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:
C:
TYPE:
SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
FINISH PER SCHED
PEDESTAL SYSTEM; PER MFR
PAVER O/ PEDESTAL SYSTEM PER SCHED;
INSTALLED PER MFR
1/2" RESILIENT CHANNEL
5/8" GWB
1" RIGID INSUL
WICKING GEO-TEXTILE; PER MFR
PERMAVOID STRUCTURAL CELLS
PLANTING MEDIUM PER LANDSCAPE PLANS
WICKING GEO-TEXTILE; PER MFR
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:C:
TYPE:
SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
FINISH PER SCHED
PEDESTAL SYSTEM; PER MFR
PAVER O/ PEDESTAL SYSTEM PER SCHED
1/2" RESILIENT CHANNEL
5/8" GWB
EXTERIOR
INTERIOR
EXTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
SECTION
FIRE RATING:
STC RATING:
A: N/A
B:
C:
TYPE:
N/A
N/A
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
1/2" RESILIENT CHANNEL
5/8" GWB; EXT RATED AS REQ'D
FINISH PER SCHED
MTL DECK'G PER STRUCT
RIGID INSUL; FILL AS REQ'D TO FLUSH
OUT TOPP'G SLAB
1-1/2" CONC TOPP'G SLAB; FLUSH OUT W/INT OFFICE FLR
EXTERIOR
INTERIOR
STRUCT CONC O/ MTL DECK; PER STRUCT
MTL DECK'G PER STRUCT
SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF
1/2" COVERBOARD
1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
PLYWD SHEATH'G
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
MTL DECK'G PER STRUCT
SECTION
FIRE RATING:N/A
N/A
A: N/AB:
C:
TYPE:
SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF
1/2" COVERBOARD
1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
PLYWD SHEATH'G
HOIST BEAM, PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
2X STL STUDS
SECTION
FIRE RATING:N/A
N/A
A: N/A
B:
C:
TYPE:
STRUCT CONC O/ MTL DECK; PER STRUCT
MTL DECK'G PER STRUCT
MTL DECK'G PER STRUCT
AIR/VAPOR BARRIER
STRUCT CONC O/ MTL DECK; PER STRUCT
Page 82 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 87 OF 136
A-601
FINISH SCHEDULE &
MATERIAL LEGEND
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
303
304
305
306
307
308
309
310
311
312
314
315
316
317
318
319
320
321
322
323
324
324
325
327
GARDEN PATIO
OFFICE
OFFICE
VESTIBULE
GREEN ROOF
OFFICE
OFFICE
OFFICE
GARDEN
MECHANICAL
PLATFORM
CONFERENCE
RM
OFFICE
GARDEN
OUTDOOR
ROOM
COURTYARD
KITCHEN
GARDEN
RSTRM
RSTRM
GARDEN
RESTROOM
CORRIDOR
STAIR 02
STAIRWELL
EXIT
STAIR 01
GL-2
GL-2
PL-1 / GL-2
GL-2
GL-2
GL-2
PL-1 / GL-2
PT-1
STC-1
PL-1 / GL-1
PL-1 / GL-1
GL-1
GL-2
MT-1 / GL-2
WD-3
MT-3
PL-1
TL-1 / GL-2
MT-3
PL-1
PT-1
PT-1
N/A
PL-1 / GL-1
PL-1 / GL-1
PL-1 / GL-1
MT-1 / GL-3
PL-1 / GL-2
PL-1
PL-1
PT-1
STC-1
PL-1
PL-1 / GL-2
PL-1 / GL-2
GL-2
MT-1 / GL-2
GL-2
MT-3
PL-1
PL-1
MT-3
PL-1
PT-1
PT-1
MT-1
GL-2
PL-1
PL-1 / GL-1
MT-1
PL-1
PL-1
PL-1
PT-1
STC-1
GL-2
GL-2
PL-1 / GL-2
GL-2
MT-1 / GL-2
WD-3
PL-1 / GL-2
PL-1
PL-1
PL-1 / GL-2
PL-1
PT-1
PT-1
N/A
GL-2
GL-2
PL-2
MT-1 / GL-3
PL-1
PL-1
PL-1 / GL-1
PT-1
N/A
PL-1 / WD-3
PL-1
PL-1 / GL-2
GL-2
MT-1 / GL-2
PL-1 / WD-3
PL-1 / GL-2
PL-1
PL-1
MT-3
PL-1
PT-1
PT-1
MT-1 / GL-3
N/A
N/A
TM-2
TM-1
N/A
TM-2
TM-2
TM-5
N/A
TM-2
TM-2
N/A
N/A
N/A
TM-1
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
N/A
N/A
TM-2
TM-2
TM-1
TM-2
TM-2
TM-2
TM-5
N/A
TM-2
TM-2
N/A
N/A
N/A
N/A
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
TM-1
N/A
TM-2
TM-2
TM-1
TM-2
TM-2
TM-2
TM-5
N/A
N/A
N/A
N/A
TM-2
N/A
TM-1
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
N/A
N/A
N/A
TM-2
TM-1
TM-2
TM-2
TM-2
TM-5
N/A
TM-2
TM-2
N/A
N/A
N/A
TM-1
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
TM-1 / GL-3
WD-1
WD-1
WD-1
CO-2
WD-1
WD-1
WD-1
WD-1
N/A
WD-1
WD-1
N/A
WD-1
WD-1
TL-1
TL-1
WD-1
CO-1
CO-1
CO-2
OTS
PL-1
PL-1
MT-1
OTS
PL-1
PL-1
PL-1
PT-1
PT-1
PL-1
PL-1
OTS
PL-1
OTS
PL-1
OTS
PL-1
PL-1
OTS
PL-1
PT-1
PT-1
MT-1
ST-1
ST-1
SEE LANDSCAPE PLANS
SEE LANDSCAPE PLANS
SEE LANDSCAPE PLANS, SEE ELEVATIONS
SEE INTERIOR ELEVATION
SEE LANDSCAPE PLANS
SEE LANDSCAPE PLANS
SEE INTERIOR ELEVATION
SEE LANDSCAPE PLANS
SEE LANDSCAPE PLANS
FINISH SCHEDULE
ROOM
NUMBER
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
118
119
120
121
121
121
203
204
205
206
207
208
209
210
211
301
302
303
NAME
ELEVATOR 01
ELEVATOR 02
RETAIL
HALL
RSTRM
RETAIL
RETAIL
RSTRM
RESTRM
CORRIDOR
RESTRM
ACC. RSTRM
OFFICE
OFFICE
WINE STORAGE
STORAGE
STAIR 02
LOADING ZONE
FIRE (ASR) RM
TRASH RM
ELECTRIC RM
ELEV RM
STAIR 01
TRANSFORMER
LOBBY
STAIR 01
OFFICE
OFFICE
OFFICE
HALLWAY
STAIR 02
STORAGE
UNITS
SPACE NOT
USED
OFFICE
MECH.
PLATFORM
GARDEN PATIO
WALL
NORTH
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
MT-1
MT-1
PL-1
PL-1
PL-1
N/A
PT-1
PT-1
PT-1
PL-1 / GL-1
PT-1
GL-2
EAST
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
MT-1
MT-1
PL-1
PL-1
PL-1
STC-1
PT-1
PT-1
PT-1
PL-1 / GL-1
PT-1
PL-1 / GL-1
SOUTH
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
STC-1
MT-1
PL-1
PL-1
PL-1
STC-1
PT-1
PT-1
PT-1
GL-2
PT-1
GL-2
WEST
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
MT-1
MT-1
PL-1
PL-1
PL-1
N/A
PT-1
PT-1
PT-1
GL-2
PT-1
GL-2
BASE
NORTH
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
TM-5
TM-2
TM-5
N/A
EAST
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
TM-5
TM-2
TM-5
N/A
SOUTH
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
TM-5
N/A
TM-5
N/A
WEST
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
N/A
TM-5
N/A
FLOOR
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-2
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-2
CO-2
CO-2
CO-1
CO-1
CO-1
CO-3
CO-1
CO-1
CO-1
WD-1
CO-1
WD-1
CEILING
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
OTS
PT-1
OTS
OTS
OTS
OTS
OTS
MT-1
MT-1
MT-1
PL-1
PL-1
OTS
PT-1
OTS
PTS
PL-1
PT-1
OTS
COUNTERTOP &
BACKSPLASH REMARKS
BASE TRIM TO BE 6" MIN
BASE TRIM TO BE 6" MIN
BASE TRIM TO BE 6" MIN
BASE TRIM TO BE 6" MIN
SEE STORAGE UNIT SPECS FOR WALL FINISH
SEE STORAGE UNIT SPECS FOR WALL FINISH
SEE LANDSCAPE PLANS
FINISH SCHEDULE
ROOM
NUMBER NAME
WALL
NORTH EAST SOUTH WEST
BASE
NORTH EAST SOUTH WEST FLOOR CEILING COUNTERTOP &
BACKSPLASH REMARKS
FINISH LEGEND
TAG DESCRIPTION VENDOR/MANUFACTURER MODEL FINISH/COLOR SIZE LOCATION NOTES
CO-1 CONCRETE FLOOR TBD TBD TBD TBD 101 - 106, 108 - 120, 201, 202, 205 - 207, 209 - 211 TOPPING SLAB
CO-2 CONCRETE FLOOR - BUSH HAMMERED 107, 121, 319 TOPPING SLAB BUSH HAMMERED
CO-3 CONCRETE PEDESTAL SYSTEM 208 PAVERS TO MATCH CO-2
CO-4 TEXTURED CONCRETE EXTERIOR PLANTERS
GL-1 GLASS CURTAIN WALL ARCADIA TBD TBD TBD SEE ELEVATIONS
GL-2 GLASS PARTITION WALL ARCADIA TBD TBD TBD SEE PLANS
GL-3 GLASS RAILING ARCADIA TBD TBD TBD 306
GL-4 GLASS STOREFRONT ARCADIA TBD TBD TBD SEE ELEVATIONS
MT-1 METAL PANELING - DECORATIVE TBD TBD TBD TBD 107, 121, 203, 204, 306, 327
MT-2 METAL PANELING - PROTECTION TBD TBD TBD TBD 119 TRASH ROOM
MT-3 METAL PANELING - EXTERIOR 312, 320, 323 EXTERIOR GRADE
MT-4 ALUMINUM STOREFRONT LIGHT CHAMPAGNE 101, 104, 105 STOREFRONT / 110, 111 IN 1ST FLOOR OFFICE
MT-5 ALUMINUM CURTAIN WALL MEDIUM BRONZE 2ND FLOOR AND 3RD FLOOR
OTS OPEN TO STRUCTURE
PL-1 PLASTER - LEVEL 5 FINISH TBD TBD TBD TBD 110, 111, 205, 206, 207
PT-1 PAINT 101 - 106, 108, 109, 112, 114, 116 - 118, 120, 201, 202, 209, 211, 311, 324 - 326
ST-1 GRANITE COUNTER TOP TBD TBD TBD TBD 314, 319
STC-1 3 PART STUCCO - EXTERIOR COAT TBD TBD TBD TBD SEE ELEVATIONS
TL-1 TILE TBD TBD TBD TBD 321, 322
WD-1 WOOD FLOOR TBD TBD TBD TBD 301, 302, 304, 305, 308 - 311, 314, 315, 317, 324
WD-2 WOOD WALL TBD TBD TBD TBD
WD-3 WOOD MILLWORK TBD TBD TBD TBD 314, 319
TM-1 BASE TRIM - METAL TBD TBD TBD TBD 107, 119, 121, 203, 204, 306, 327
TM-2 BASE TRIM - 3/8" REVEAL TBD TBD TBD TBD 110, 111, 205, 206, 207, 301, 304, 305, 308, 309, 310, 314, 315, 317, 324
TM-3 BASE TRIM - TILE 6"TBD TBD TBD TBD 108, 109, 321, 322
TM-4 BASE TRIM - WOOD TBD TBD TBD TBD 101, 102, 104, 105, 112,
TM-5 BASE TRIM - RUBBER TBD TBD TBD TBD 103, 106, 112 - 118, 120, 201, 202, 209, 210, 211, 311, 324, 325, 326
SCALE: 1' = 1'-0"2 FINISH SCHEDULE CONTINUED
SCALE: 1' = 1'-0"1 FINISH SCHEDULE
SCALE: 1' = 1'-0"3 FINISH LEGEND
Page 83 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 88 OF 136
A-602
DOOR + WINDOW
SCHEDULES
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
INTERIOR DOOR SCHEDULE
ID
102.1
102.2
103.1
105.3
106.1
108.1
109.1
112.1
209.1
301.1
304.1
305.1
308.1
309.1
310.1
314.1
314.2
321.1
322.1
325.1
325.2
ROOM NAME
RETAIL
RETAIL
HALL
RESTRM CORRIDOR
RSTRM
RESTRM CORRIDOR
ACC. RSTRM
WINE STORAGE
STAIR 02
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
CONFERENCE RM
OFFICE
RSTRM
RESTROOM CORRIDOR
STAIRWELL EXIT
STAIRWELL EXIT
TYPE
D
D
D
D
D
D
D
D
M
B
B
B
B
B
B
B
B
C
C
C
I
OPERATION
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
INT. SWING
NET FRAME
WIDTH
3'-1/2"
3'-1/2"
3'-1/2"
3'-2 1/2"
3'-1/2"
2'-10 1/2"
3'-1/2"
3'-2 1/2"
3'-4"
3'-2"
3'-0"
3'-0"
3'-0"
3'-0"
3'-0"
3'-0"
3'-3 1/4"
2'-8"
2'-9 1/2"
3'-2"
3'-0"
NET FRAME
HEIGHT
8'-1 1/4"
8'-1 1/4"
6'-9 1/4"
7'-1 1/4"
8'-1 1/4"
6'-9 1/4"
6'-9 1/4"
7'-1 1/4"
6'-10"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
6'-10"
MATL
HM
HM
HM
HM
HM
HM
HM
HM
HM
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
SC WOOD
SC WOOD
HM
HM
FRAME
MATL
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
WD
WD
HM
HM
DETAIL
HEAD
4/908
4/908
4/908
4/908
4/908
4/908
4/908
4/908
4/908
JAMB
5/908
5/908
5/908
5/908
5/908
5/908
5/908
5/908
5/908
HDWR.
SET
2
2
3
3
3
3
3
3
6
2
2
2
2
2
2
2
2
3
3
2
3
ACCESORIES
RATINGS
FIRE
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
1.5 hours
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
45 minutes
Unrated
STC Manufacturer
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
REMARKS
EXTERIOR DOOR SCHEDULE
ID
101.1
104.1
105.1
105.2
107.1
110.1
110.2
111.1
111.2
114.1
115.1
115.2
115.3
119.1
120.1
121.1
303.1
306.1
312.1
316.1
316.1
317.1
319.1
320.1
ROOM NAME
RETAIL
RETAIL
RETAIL
RETAIL
RESTRM CORRIDOR
OFFICE
OFFICE
OFFICE
OFFICE
STAIR 02
LOADING ZONE
LOADING ZONE
LOADING ZONE
LOADING ZONE
STORAGE
GARDEN PATIO
VESTIBULE
GARDEN
GARDEN
OUTDOOR ROOM
COURTYARD
GARDEN
TYPE
H
H
H
H
K
L
H
L
H
E
E
F
E
F
F
E
B
A
C
B
B
J
J
B
OPERATION
EXT. DOUBLE SWING
EXT. DOUBLE SWING
EXT. DOUBLE SWING
EXT. DOUBLE SWING
EXT. PIVOT
EXT. SWING
EXT. BI-FOLD
EXT. SWING
EXT. BI-FOLD
EXT. SWING
EXT. SWING
EXT. ROLL-UP
EXT. SWING
EXT. ROLL-UP
EXT. ROLL-UP
EXT. SWING
SWING
PIVOT
SWING
SWING
SWING
EXT. SLIDING
EXT. SLIDING
SWING
NET FRAME
WIDTH
5'-9 1/2"
5'-9 1/2"
5'-9 1/2"
5'-9 1/2"
9'-1 1/2"
3'-6"
7'
3'-6"
6'-11 1/2"
3'-4"
3'
10'-4"
3'
8'-2"
14'-2 1/4"
3'
3'
6'-1 1/2"
3'
2'
2'
14'
26'-5"
2'-1/8"
NET FRAME
HEIGHT
9'-10"
9'-10"
9'-10"
9'-10"
10'
10'
7'-4"
10'
7'-4"
6'-10"
7'
7'-8 1/4"
7'
7'-8"
7'
7'
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
6'-9 1/4"
6'-9 1/4"
8'-10"
8'-10"
6'-9 1/4"
MATL
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
SC WOOD
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
HM
HM
HM
HM
HM
HM
HM
ALUM / GLASS
ALUM / GLASS
HM
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
FRAME
MATL
HM
HM
HM
HM
WD
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
DETAIL
HEAD
8/904
8/904
8/904
8/904
10/908
6/908
6/908
6/908
6/908
4/908
4/908
4/908
4/908
---
4/908
1/902
1/908
4/908
1/902
1/902
1/908
1/908
1/902
JAMB
11/904
11/904
11/904
11/904
12/908
7/908
8/908
8/908
8/908
5/908
5/908
5/908
5/908
---
5/908
3/908
3/908
5/908
3/908
3/908
9/908
9/908
3/908
HDWR.
SET
1
1
1
1
1
1
3
1
3
6
6
5
6
5
5
6
2
1
3
2
2
2
2
3
ACCESORIES
RATINGS
FIRE
Unrated
Unrated
Unrated
Unrated
1 hour
1 hour
1 hour
1 hour
1 hour
1.5 hours
45 minutes
1 hour
20 minutes
1 hour
1 hour
20 minutes
Unrated
Unrated
30 minutes
Unrated
Unrated
Unrated
Unrated
Unrated
STC
---
Manufacturer
ARCADIA
ARCADIA
ARCADIA
ARCADIA
CUSTOM
ARCADIA
ARCADIA
ARCADIA
ARCADIA
JANUS
JANUS
JANUS
ARCADIA
ARCADIA
ARCADIA
ARCADIA
REMARKS
10" BOTTOM RAILS W/ ADA THRESHOLD
10" BOTTOM RAILS W/ ADA THRESHOLD
10" BOTTOM RAILS W/ ADA THRESHOLD
10" BOTTOM RAILS W/ ADA THRESHOLD
8" LEAF / STEEL W/ CLADDING (PLASTER)
10" BOTTOM RAIL W/ ADA THRESHOLD
10" BOTTOM RAIL W/ ADA THRESHOLD
GARAGE DOOR
GARAGE DOOR
GARAGE DOOR
1 FIXED, 2 SLIDING PER SIDE
1 FIXED, 2 SLIDING PER SIDE
GARDEN DOOR TO SWING INTO HALLWAY
TYPE A TYPE B TYPE C TYPE D TYPE E TYPE F
VIEW
OPERATION PIVOT SWING SWING INT. SWING EXT. SWING EXT. ROLL-UP
DOOR
TYPE G TYPE H TYPE I TYPE J TYPE K TYPE L TYPE M
EXT. SWING EXT. DOUBLE SWING INT. SWING EXT. SLIDING EXT. PIVOT EXT. SWING INT. SWING
DOOR
1
HARDWARE SCHEDULE
HARDWARE
GROUP FUNCTION MANUFACTURER MODEL FINISH NOTES
2
3
4
5
ENTRY
PASSAGE
PRIVACY
COVER PANEL
GARAGE
TBD TBD TBD
TBD TBD TBD
TBD TBD TBD
TBD TBD TBD
TBD TBD TBD
TYPE A B C D
VIEW
OPERATION FIX FIX FIX FIX
WINDOW LEGEND WINDOW SCHEDULE
STORY
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
LOCATION
OFFICE
OFFICE
RETAIL
RETAIL
RETAIL
RETAIL
RETAIL
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
TYPE
C
C
A
D
D
D
D
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
ID
110.A
111.A
101.A
101.B
104.A
105.A
105.B
301.A
303.A
303.B
303.C
304.A
305.A
306.A
308.A
309.A
309.B
310.A
314.A
315.A
317.A
317.B
317.C
318.A
318.B
308.B
310.B
311.A
311.B
311.C
316.A
316.B
316.C
320.A
320.B
323.A
UNIT SIZE
7'-0"×2'-8"
6'-11 3/4"×2'-8"
15'-8"×13'-3"
21'-0"×15'-2 1/2"
21'-0"×15'-2 1/2"
21'-0"×15'-2 1/2"
21'-0"×15'-2 1/2"
5'-4 3/4"×8'-9 1/2"
14'-11 3/4"×9'-0"
24'-4"×8'-9 1/2"
14'-11 3/4"×8'-9 1/2"
12'-0"×8'-9 1/2"
3'-3 1/2"×8'-9 1/2"
4'-3 1/2"×8'-9 1/4"
7'-8 1/4"×8'-9 1/4"
9'-1/2"×8'-9 1/2"
12'-3 1/2"×3'-9 1/4"
1'-4 1/4"×8'-9 1/2"
12'-7 3/4"×8'-9 1/2"
10'-9 1/2"×8'-9 1/2"
10'-5 1/4"×8'-9 1/2"
11'-11 1/2"×8'-9 1/2"
10'-5 1/4"×8'-9 1/2"
15'-8"×8'-9 1/2"
15'-8"×8'-9 1/4"
10'-9 3/4"×3'-9 1/4"
12'-2"×3'-9 1/4"
5'-3"×6'-9 1/4"
16'-4 1/2"×6'-9 1/2"
16'-3 3/4"×6'-9 1/2"
9'-1 1/4"×6'-9 1/4"
7'-1/4"×6'-9 1/4"
11'-4 1/2"×6'-9 1/4"
3'-0"×6'-9 1/4"
7'-1"×6'-9 1/4"
4'-9 1/2"×6'-10"
Nominal Surface Area
18.67
18.63
207.64
319.55
319.55
319.55
319.55
47.43
134.82
213.93
131.70
105.41
28.96
37.69
67.35
79.51
46.32
11.95
111.23
94.88
91.72
105.13
91.72
137.73
137.40
40.75
45.84
35.60
111.20
110.85
61.64
47.52
77.08
20.29
48.00
32.70
MODEL
<Undefined>
N/A
N/A
N/A
N/A
N/A
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
UNDEFINED
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
MANUFACTURER
ARCADIA
ARCADIA
CUSTOM
CUSTOM
CUSTOM
CUSTOM
CUSTOM
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
<Undefined>
ARCADIA
ARCADIA
<Undefined>
<Undefined>
<Undefined>
<Undefined>
ARCADIA
ARCADIA
FRAME MAT.
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
FRAME FINISH OPERATION
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
HW SET REMARKS
SCALE: 1' = 1'-0"2 DOOR SCHEDULE
SCALE: 1' = 1'-0"1 HARDWARE SCHEDULE
SCALE: 1' = 1'-0"3 WINDOW SCHEDULE
TRASH ROOM
RESTROOM CORRIDOR
Page 84 of 356
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 89 OF 136
A-603
CURTAIN WALL SCHEDULE
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
CURTAIN WALL SCHEDULE
Element ID
CW-A
CW-B
CW-D
CW-E
CW-F
CW-G
CW-H
CW-I
CW-J
CW-K
CW-L
Number of Panels
26
6
14
8
10
2
3
5
9
5
6
MODEL
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
MFG
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
MATERIAL
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
FINISH
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
SURFACE AREA
581.59
132.45
386.49
221.57
284.70
58.54
89.71
125.76
226.99
147.24
176.10
REMARKS
D E
34.67'
45.29'2'-0"8'-7 1/2"5'-6"2"8'-5 1/2"14'-1"
ZONE L
36.67'
31.17'
CW-K CW-L
2 3 4
45.29'8'-7 1/2"8'-6"2"8'-5 1/2"37'-7"
ZONE A
16'-8"
ZONE B
3'-0"
ZONE C
17'-1 1/2"CW-A CW-B
207.1 206.1 205.1
34.67'
45.29'2'-0"8'-7 1/2"24'-2"
ZONE D.1
36.67'
CW-D.1
C B
34.67'
45.29'10'-7 1/2"19'-1"
ZONE D.2
27'-11"
ZONE E
20'-6 1/2"
ZONE F.1
36.67'2'-0"8'-7 1/2"CW-D CW-FCW-E
3 24
34.67'
45.29'2'-0"16'-2"
ZONE F.2
7'-5"
ZONE G
11'-4"
ZONE H
16'-0"
ZONE I
23'-7"
ZONE J.1
36.67'
CW-F CW-G CW-H CW-I CW-J
B C
34.67'
45.29'2'-0"6'-10"
ZONE J.2
36.67'
316.A
316.1
316.B
316.C
320.A
320.1
310.B
308.A
309.A
310.A
308.1310.1309.1318.A
303.A 303.C
312.1
318.B
306.A
306.1305.A305.1323.A
316.1325.1320.B
321.1
322.1 325.2311.B
304.A 303.B 301.A303.1 301.1304.1
311.A
311.C
317.A
317.B 317.1
317.C
314.A
315.A314.1314.2
SK-1
SK-2
SK-3
F DW F
4A-404
1A-405
3A-908
9A-908
9A-908
1A-203 4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9"
6 1/2"
2'-8 1/2"RO
15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2"
28'-1"5'-0"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0"RO
F.F. = 18.17'= 34.67'
FF =18.25' = 34.75'
FF = 18.17'= 34.67'
WT07-B
WT07-B
WT04-A
WT07-A
WT11
WT07-BWT07-BWT11WT11
WT12
WT12
WT04-A WT07-B
WT06ALIGNALIGN
WT14-B
WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A
WT14-AWT14-AWT07-B WT07-AWT04-A
WT07-BWT07-BWT07-BWT04-AWT16 WT16
W
T16WT16WT16
WT14-B
WT14-B
WT16WT16WT16WT14-A
WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A
WT14-AOPEN TOABOVE
OPEN TOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOBELOW
OPENTOBELOW
OPENTOABOVE
OPENTOABOVE
ELEVATOR 01
STAIR 02324
MECHANICAL PLATFORM312
OFFICE305
GARDEN PATIO
303
OFFICE301
OFFICE
315
OFFICE308
OFFICE310
COURTYARD318
GARDEN
316
CONFERENCE RM
314
OFFICE309
OFFICE304
RSTRM
321
KITCHEN319
ELEVATOR 02
RSTRM322
OUTDOOR ROOM
317
GARDEN
311
GARDEN
320
GARDEN323
VESTIBULE306
STAIRWELL EXIT325
RESTROOM CORRIDOR324
MECH. PLATFORM
302
STAIR 01327 DN
DN
3A-907
7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIF319.1
308.B
309.B
09
09
09
09
09
0505
06
07
07
07
WT04-A
WT14-BWT15-BWT09-COPENTOABOVE
465 SQ FTLID PLANTER
GREEN ROOF
307
SCALE: 1' = 1'-0"8 CURTAIN WALL SCHEDULE
SCALE: 1/4" = 1'-0"2 CURTAIN WALL ELEVATION - ZONE K & L
0 2'4'8'
SCALE: 1/4" = 1'-0"5 CURTAIN WALL ELEVATION - ZONE A, B & C
0 2'4'8'
SCALE: 1/4" = 1'-0"4 CURTAIN WALL ELEVATION - ZONE D.1
0 2'4'8'
SCALE: 1/4" = 1'-0"6 CURTAIN WALL ELEVATION - ZONE D.2, E, & F.1
0 2'4'8'
SCALE: 1/4" = 1'-0"7 CURTAIN WALL ELEVATION - ZONE F.2, G, H, I, & J.1
0 2'4'8'
SCALE: 1/4" = 1'-0"1 CURTAIN WALL ELEVATION - ZONE J.2
0 2'4'8'
SCALE: 3/32" = 1'-0"3 CURTAIN WALL KEY
Page 85 of 356
EXHIBIT “A1”
EXISTING LEGAL DESCRIPTION: (APN 4187-003-028)
LOTS 25, 26, AND 27, BLOCK 10, HERMOSA BEACH TRACT, IN THE CITY OF HERMOSA
BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 1, PAGES 25 AND 26 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY.
Page 86 of 356
NOT TO SCALENORTH
86.2'95'86.2'95'10TH COURT
9TH STREET HERMOSA AVENUEBEACH DRIVE58 10TH COURT
APN 4187-003-027
LOT 24
LOT 25 LOT 26 LOT 27
EXHIBIT "A2"
EXISTING
30'26.2'30'
30'26.2'30'
NOT - A - PART
NOT - A - PART
PARCEL A
901 HERMOSA AVENUE
APN: 4187-003-028
(EXISTING & PROPOSED)
50'
50'10'10'10'2 0'10'2 0'30'30'6 0'30'30'6 0'AREA = 8,189 SF
Prepared By: Denn Engineers - Gary J. Roehl
R.C.E. No. 30826, Expires: March 31, 2025
Owner: Cardinal Investments, Kyle Ransford
Address: 901 Hermosa Avenue, Hermosa Beach
Legal Description: Lot 25, 26 & 27, Block 10
Map of Hermosa Beach
M.B. 1-25-26
APN: 4187-003-028
Page 87 of 356
EXHIBIT “B1”
PROPOSED LEGAL DESCRIPTION:
LOTS 25, 26, AND 27, BLOCK 10, HERMOSA BEACH TRACT, IN THE CITY OF HERMOSA
BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 1, PAGES 25 AND 26 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY.
Page 88 of 356
NOT TO SCALENORTH
86.2'95'86.2'95'10TH COURT
9TH STREET HERMOSA AVENUEBEACH DRIVE58 10TH COURT
APN 4187-003-027
LOT 24
LOT 25 LOT 26 LOT 27
EXHIBIT "B2"
PROPOSED
30'26.2'30'
30'26.2'30'
NOT - A - PART
NOT - A - PART
PARCEL A
901 HERMOSA AVENUE
APN: 4187-003-028
(EXISTING & PROPOSED)
50'
50'10'10'10'2 0'10'2 0'30'30'6 0'30'30'6 0'AREA = 8,189 SF
Prepared By: Denn Engineers - Gary J. Roehl
R.C.E. No. 30826, Expires: March 31, 2025
Owner: Cardinal Investments, Kyle Ransford
Address: 901 Hermosa Avenue, Hermosa Beach
Legal Description: Lot 25, 26 & 27, Block 10
Map of Hermosa Beach
M.B. 1-25-26
APN: 4187-003-028
Page 89 of 356
901 HERMOSA AVENUE
HISTORIC RESOURCES ASSESSMENT
HERMOSA BEACH, CALIFORNIA
[24017]
PREPARED FOR
901 HERMOSA PARTNERS LLC
April 17, 2024
Page 90 of 356
Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL i April 17, 2024
TABLE OF CONTENTS
I. INTRODUCTION ................................................................................................................................. 1
Methodology ................................................................................................................................................... 2
Summary of Findings ..................................................................................................................................... 3
II. EXISTING HISTORIC STATUS ............................................................................................................. 4
National Register of Historic Places ............................................................................................................. 4
California Register of Historical Resources ................................................................................................. 4
California Historical Resource Status Codes ............................................................................................... 4
Hermosa Beach Landmarks .......................................................................................................................... 5
2017 City of Hermosa Beach General Plan Update ................................................................................... 6
III. PROPERTY DESCRIPTION ................................................................................................................ 8
Building Description ....................................................................................................................................... 9
Site Features .................................................................................................................................................. 15
Surrounding Neighborhood ........................................................................................................................ 15
IV. HISTORIC CONTEXT ....................................................................................................................... 17
Hermosa Beach History ............................................................................................................................... 17
Automotive Retailing and Repair (1915 – 1930) ....................................................................................... 21
V. SITE HISTORY .................................................................................................................................. 24
Site Development ......................................................................................................................................... 24
Construction Chronology......................................................................................................................... 27
Ownership and Occupant History .............................................................................................................. 28
Select Owner and Occupant Biographies .............................................................................................. 29
VI. EVALUATION .................................................................................................................................. 31
National Register of Historic Places ........................................................................................................... 31
California Register of Historical Resources ............................................................................................... 32
Hermosa Beach Landmarks ........................................................................................................................ 34
Integrity ...................................................................................................................................................... 36
California Environmental Quality Act (CEQA) ............................................................................................ 39
Status as a Historical Resource under CEQA ........................................................................................ 39
VII. CONCLUSION ................................................................................................................................ 41
VIII. REFERENCES ................................................................................................................................. 42
IX. APPENDICES ................................................................................................................................... 44
Appendix A – Preparer Qualifications ........................................................................................................ 44
Appendix B – 2014 DPR Form for 901 Hermosa Avenue ........................................................................ 45
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Historic Resources Assessment (HRA) 901 Hermosa Avenue
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PAGE & TURNBULL 1 April 17, 2024
I. INTRODUCTION
This Historic Resource Assessment (HRA) has been prepared at the request of the City of Hermosa
Beach for property owners 901 Hermosa Partners LLC to evaluate the potential historic significance
of the property at 901 Hermosa Avenue (APN# 4187-003-028) in Hermosa Beach, California (Figure
1). The building sits on the west side of Hermosa Avenue, the city’s main commercial corridor, and is
bordered by 10th Court to the north and 9th Street to the south. (Figure 2). 10th Court is a driving
street while 9th Street is a pedestrian only walking street. The property has a high-bay, one-story,
7,780-square-foot commercial building with a rectangular footprint. Designed in a commercial
vernacular style with modest references to the Mission Revival style, it was erected in 1922 as an
automobile showroom and repair facility for Lincoln, Ford, and Fordson vehicles by business owner
George L. Stiles. The former showroom area, facing Hermosa Avenue, has since been subdivided to
accommodate smaller retail businesses. The former repair area, comprising the west side of the
building behind the showroom, has been subdivided with a mezzanine to serve as a storage facility.
Figure 1: The location of the subject property is shaded red. Source: Los Angeles County office of the
Assessor.
Edited by Page & Turnbull.
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Historic Resources Assessment (HRA) 901 Hermosa Avenue
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PAGE & TURNBULL 2 April 17, 2024
Figure 2: Aerial view of 901 Hermosa Avenue, the subject property outlined in red. Source: Google Earth 2024.
Edited by Page & Turnbull.
This report provides an examination of the current historic status for 901 Hermosa Avenue, as well
as a property description; historic contexts for Hermosa Beach and early twentieth century
automobile retailing; a site history; and a biography for the developer and first owner for the subject
property. The report also includes an evaluation of the building’s eligibility for individual listing in the
National Register of Historic Places (National Register), the California Register of Historical Resources
(California Register), and as a Hermosa Beach Landmark. The 2017 Hermosa Beach General Plan
Update identified 901 Hermosa Avenue as a potential local historic resource with a California
Historical Resource Status Code of 5S3 (appears to be individually eligible for local listing or
designation through survey evaluation) and as a representative example of a 1920s commercial
building.1 It appears that the property has not previously been evaluated for eligibility for listing in
the National Register or the California Register as an individual property or as a contributor to an
eligible district.
Methodology
Page & Turnbull staff prepared this report using research collected at various local repositories
including the Los Angeles County Hermosa Beach Library and the Hermosa Beach Historical Society.
Online resources included the Los Angeles County Office of the Assessor Property Assessment
Information System for property information, the Los Angeles County Public Works Land Records
1 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August
2017, 7-20, 7-21, 7-29.
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PAGE & TURNBULL 3 April 17, 2024
Information portal for historic tract maps, the Los Angeles Public Library Collection for digital
Sanborn maps, HistoricAerials.com, Newspapers.com, and Ancestry.com. Page & Turnbull staff
submitted a public record request to the City of Hermosa Beach for building permits and to the Los
Angeles County Assessor for property records; these provided information on construction and
alterations to the property and on past ownership from approximately 1946 through 2023.
Historical narratives chronicling the development of Hermosa Beach reference the historic context
in the 2017 Hermosa Beach General Plan.2 The current building owner, 901 Hermosa Partners LLC,
provided Page & Turnbull staff with a Phase 1 Environmental Site Assessment Report prepared by
Partner Engineering and Science, Inc. for the subject property in July 2022.3 This document provided
historic owner and occupant information that supplemented Page & Turnbull staff research.
Page & Turnbull staff conducted a site visit 901 Hermosa Avenue January 31, 2024. All photographs
within this report were taken at that time, unless otherwise noted.
Summary of Findings
901 Hermosa Avenue is not currently listed on any local, state, or federal register of historic
resources. The property was previously identified as potentially eligible for local landmark
designation in a 2014 windshield survey, and it is Page & Turnbull’s professional opinion that the
property does appear to be eligible for local listing as a Hermosa Beach Landmark under Hermosa
Beach Criterion C (Architecture) as a local example of a 1920s automobile showroom that is also one
of the few remaining early commercial buildings in Hermosa Beach. This Historic Resource
Assessment finds that the property does not appear to be individually eligible for listing in the
National Register or California Register.
Per California Environmental Quality Act (CEQA) Guidelines (14 CCR § 15064.5(a)), as 901 Hermosa
Avenue is not currently listed in a local register of historic resources or in the California Register, and
is not eligible for listing in the California Register, the property is not a historic resource for the
purposes of the CEQA.4
2 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August
2017, 7-3 to 7-16.
3 Partner Engineering and Science, Inc., Phase 1 Environmental Site Assessment Report, 901 Hermosa Avenue, Prepared for
Powerscourt Partners LLC, July 22, 2022.
4 Guidelines for Implementation of the California Environmental Quality Act (CEQA Guidelines), California Code of Regulations
(CCR), Title 14 § 15000 et seq.
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PAGE & TURNBULL 4 April 17, 2024
II. EXISTING HISTORIC STATUS
The following section examines the national, state, and local historic status currently assigned to the
commercial building at 901 Hermosa Avenue.
National Register of Historic Places
The National Register of Historic Places (National Register) is the nation’s most comprehensive
inventory of historic resources. The National Register is administered by the National Park Service
and includes buildings, structures, sites, objects, and districts that possess historic, architectural,
engineering, archaeological, or cultural significance at the national, state, or local level.
The subject property is not listed in the National Register of Historic Places individually, or as part of
a registered historic district.
California Register of Historical Resources
The California Register of Historical Resources (California Register) is an inventory of significant
architectural, archaeological, and historical resources in the State of California. Resources can be
listed in the California Register through a number of methods. State Historical Landmarks and
National Register-listed properties are automatically listed in the California Register. Properties can
also be nominated to the California Register by local governments, private organizations, or citizens.
The evaluative criteria used by the California Register for determining eligibility are closely based on
those developed by the National Park Service for the National Register of Historic Places.
The subject property is not listed in the California Register of Historical Resources individually, or as
part of a registered historic district.
California Historical Resource Status Codes
Properties listed or under review by the State of California Office of Historic Preservation are listed
within the Built Environment Resource Directory (BERD) and are assigned a California Historical
Resource Status Code (Status Code) of “1” to “7” to establish their historical significance in relation to
the National Register of Historic Places (National Register) or California Register of Historical
Resources (California Register).5 Properties with a Status Code of “1” or “2” are either eligible for
listing in the California Register or the National Register, or are already listed in one or both of the
registers. Properties assigned Status Codes of “3” or “4” appear to be eligible for listing in either
5 California State Office of Historic Preservation, Built Environment Resource Directory (BERD), Los Angeles County, updated
September 2022.
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register, but normally require more research to support this rating. Properties assigned a Status
Code of “5” have typically been determined to be locally significant or to have contextual
importance. Properties with a Status Code of “6” are not eligible for listing in either register. Finally, a
Status Code of “7” means that the resource has not been evaluated for the National Register or the
California Register or needs reevaluation.
901 Hermosa Avenue is not currently listed in the BERD database for Los Angeles County with a
status code. This means the property has not been formally evaluated using California Historical
Resource Status Codes and submitted to the California Office of Historic Preservation. The most
recent update to the BERD database was in September 2022. 6
Hermosa Beach Landmarks
The City of Hermosa Beach adopted a Historical Resources Preservation Ordinance in 1998
(Municipal Code Chapter 17.53). The ordinance is intended to identify and ensure the long-term
protection and use of historic resources that reflect special elements of the City’s architectural,
artistic, cultural, historical, political, and social heritage. A historic resource must be at least 50 years
old, or at least 30 years old if the City Council determines it is exceptional or threatened by
demolition, removal, relocation, or inappropriate alteration. Nomination of a historic resource as a
landmark is made by the City or by application of the property owners.
The ordinance has a Certificate of Appropriateness process for alterations, restorations, demolitions,
removal, or relocation of any interior or exterior features for landmark or potential landmark
properties. Potential landmark properties are those on a list of historic resources established by City
Council being considered for landmark status. Designated landmarks can benefit from certain
incentives, such as the Mills Act program, and the State Historic Building Code.
As of February 2024, four buildings have been designated or identified for protection under the
City’s Historic Resources Preservation Ordinance:
• The Bijou Theater, a 1923 theater at 1229-1235 Hermosa Avenue, as a local landmark;
• The Hermosa Beach Community Center, a 1939 Art Deco complex at 710 Pier Avenue
originally built as a school, as a local landmark;
• Bank of America building at 90 Pier Avenue as a potential landmark warranting further
study; and
6 California Office of Historic Preservation. Technical Assistance Bulletin No. 8: User’s Guide to the California Historical Resource
Status Codes & Historic Resources Inventory Directory (Sacramento: California Office of State Publishing. November 2004).
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• Hermosa Hotel at 710 Pier Avenue as a potential landmark warranting further study.7
901 Hermosa Avenue is not currently listed as a Hermosa Beach Landmark.
2017 City of Hermosa Beach General Plan Update
The 2017 Hermosa Beach General Plan Update incorporates the results of a 2014 windshield survey
of approximately 3,600 Hermosa Beach properties that were over 45 years old at that time (2014
survey). Based solely on their architecture, the survey identified about 220 potential historic and
cultural resources, including residential and commercial buildings, public facilities, and landscape
features such as parks and walk streets closed to vehicular traffic. Among the resources were 14
one- to three-story commercial buildings dispersed throughout the city, including several in the area
around Pier Plaza and south to 9th Street. These vary in style from brick utilitarian to beach cottage,
Mission Revival, Renaissance Revival, Midcentury Modern, New Formalist, and roadside vernacular.
They do not comprise a coherent district by location or type. Each potentially eligible resource was
documented with a Department of Parks and Recreation (DPR) 523A (Primary Record) form. Each of
these resources that was found to be potentially eligible for individual local listing or designation
through survey evaluation was given status codes of “5S3.”
However, the 2014 windshield survey did not conduct property-specific historic research on the
identified properties, and no DPR 532B (Building, Structure, Object) evaluation forms were prepared.
As such, the surveyed properties were expected to require additional research and evaluation as
historic resources for the purposes of CEQA review. The 2014 windshield survey was not submitted
to the California Office of Historic Preservation (OHP) or State Historic Resources Inventory and DPR
523B evaluation forms were not prepared; as such, the survey does not meet the requirements of
Public Resources Code (PRC) Section 5024.1(g) as it relates to the thresholds for historical resources
for the purposes of CEQA.8
Based on this 2014 windshield survey, the 2017 Hermosa Beach General Plan Update identified 901
Hermosa Avenue as a potential local historic resource with a California Historical Resource Status
Code of 5S3 (appears to be individually eligible for local listing or designation through survey
evaluation) as a representative example of a 1920s commercial building (Appendix B).9
7 “Historic Resources,” City of Hermosa Beach, accessed February 15, 2024, https://www.hermosabeach.gov/our-
government/city-departments/community-development/historic-resources.
8 CEQA Guidelines, 14 CCR § 15064.5.
9 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August
2017, 7-20, 7-21, 7-29.
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Historic Resources Assessment (HRA) 901 Hermosa Avenue
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III. PROPERTY DESCRIPTION
The property at 901 Hermosa Avenue is a rectangular parcel that contains a high-bay one-story,
7,780-square-foot commercial building built in 1922 (Figure 3). The building occupies the majority of
its flat site which measures approximately 115 feet in width and 86 feet in depth. The east side of
the building faces, and is set back from, Hermosa Avenue behind a pedestrian sidewalk; its north
side is built out to the site perimeter at 10th Court; its west side faces a narrow, concrete-paved
pedestrian alley and a two-story apartment building at 58 10th Court; its south side is set back
approximately twenty feet from 9th Street and faces onto a concrete-paved strip that historically
served as a driveway. The property boundary on the south side is defined by a low curb that
separates the driveway from the street.
Figure 3: Aerial view of 901 Hermosa Avenue, outlined in red. Source Google Earth 2024. Edited by Page &
Turnbull.
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PAGE & TURNBULL 9 April 17, 2024
Building Description
901 Hermosa Avenue is occupied by a high-bay, one-story wood-frame building with box-like
massing and a rectangular footprint except at its southeast corner where the façade is angled at
forty-five-degrees (Figure 4). The design of the building is typical of one-part vernacular commercial
construction that provides a sizable wall area between windows and cornice for signage, a feature
that also makes the façade appear larger.10 The subject property’s stucco finish and arched window
openings modestly reference the Mission Revival style popular in 1920s Southern California.
Figure 4: Primary (east) façade of 901 Hermosa Avenue, view northwest.
The subject property has a combination of flat and projecting truss roof forms, covered with asphalt-
coated rolled roofing, which are hidden behind a combination stepped and flat parapet. The
stepped section of the parapet wraps the building’s primary (east) façade and continues onto the
east ends of the north and south façades. The building’s undecorated stucco walls are painted.
Fenestration includes punched arched openings with recessed, wood-framed, multi-light display
windows, and rectangular steel-framed garage door openings. Each three-part display window is
framed with tall lower panes surmounted by an arched upper transom. The lower panes and their
wood frames and thin mullions are non-original in each opening. The transoms are generally
original, featuring a centered row of narrow vertical panes flanked by arched corner fanlights; some
10 Richard Longstreth, The Buildings of Main Street (Washington DC: Preservation Press, 1987), 54-65.
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Historic Resources Assessment (HRA) 901 Hermosa Avenue
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PAGE & TURNBULL 10 April 17, 2024
of the central sashes have been replaced. The rectangular garage openings at the side facades have
metal roll-up doors.
The overall building massing is organized as three bays. A narrow rectangular bay with a flat roof
along the east front of the building is oriented north-south and contains the former showroom,
which is currently used as retail spaces. Behind the front bay, to the west, are two adjacent
rectangular bays; these contain the former auto repair area, which has been retrofitted to serve as
storage space. These rear bays have projecting wood truss roofs. The north side of the south bay’s
roof is straight rather than sloped; though currently covered, it is likely this face served as a glazed
clerestory for natural daylighting.
Primary (East) Façade
The primary (east) facade consists of two parts: the main storefront parallel to Hermosa Avenue and
an angled southeast façade at the corner. The southeast and east-facing façades have stepped
parapets (Figure 5).
Figure 5: Primary façade (right) and southeast angled corner façade (left), view northwest.
The angled southeast corner wall features a triangular wood-framed canopy over a single-panel
entry door flanked by square, fixed wood-frame windows (Figure 6 and Figure 7). The long edge of
the canopy is attached to the angled wall and its southeast corner is supported by a wood-encased
round metal column seated on a round concrete base. The fenestration is situated on the north
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Historic Resources Assessment (HRA) 901 Hermosa Avenue
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PAGE & TURNBULL 11 April 17, 2024
(right) half of the wall, where its perimeter is surrounded with horizontally-layered tree branch
segments that form a rustic frame.
Figure 6: Southwest corner, view west. Figure 7: Southwest corner, view north.
Figure 8: East façade, view northwest
Figure 9: East façade, view southwest
The storefront portion of the primary façade has three window bays, each with an arched opening
and multi-light display window (Figure 8 and Figure 9). The middle section of the south (left)
transom has been subdivided to accommodate a new center mullion flanked by metal-frame single-
light sliding windows. The center window retains its original configuration except for new paired
metal-frame entry doors. The north (right) window retains its original configuration. A small number
of transom lites have been replaced with new glass. Sign boards are attached to the wall above the
center of each window opening.
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PAGE & TURNBULL 12 April 17, 2024
North Façade
The north façade is organized in three sections, the east and center of which are located beneath
the stepped parapet (Figure 10 and Figure 11). The east (left) section features a typical arched
display window; the center section of its transom has been covered with an opaque panel. The
middle section of the façade is penetrated by a rectangular garage door opening with concrete
wheel guards at its base. The long, west (right) section has an infilled rectangular opening at its
center; its proportions suggest that it was formerly a second garage door. A single metal panel door
is located at the far west end.
Figure 10: North façade, view southwest.
Figure 11: North façade, view southeast.
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PAGE & TURNBULL 13 April 17, 2024
Rear (West) Façade
The west façade currently has no openings. Five recessed stucco panels, evenly arranged across the
center of the wall plane, are infilled former window openings (Figure 12).
Figure 12: Rear (west) elevation, view south.
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PAGE & TURNBULL 14 April 17, 2024
South Façade
The south façade is organized in two sections, which are located to the west of the angled southwest
corner wall (Figure 13 and Figure 14). The west (left) section of the façade has a large rectangular
plaster patch covering an infilled window opening. The center of the wall currently features a metal-
framed three-part fixed and sliding window with an interior security grille. The window is framed
with a simple painted wood surround (Figure 13). The east section has stepped parapet and is
penetrated by a wide garage door opening with concrete wheel guards at its base and a cloth
awning above. The opening has been subdivided to accommodate a single panel entry door with a
glass-block transom on its west side and a smaller rolling security door on its east side (Figure 14).
Figure 13: South façade, view northwest.
Figure 14: South façade, east end, view north.
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Site Features
The curb between the public sidewalk and Hermosa Avenue at the southwest front of the property
features a long curb cut, which formerly allowed vehicle access. The open area along the south
property boundary is paved with scored concrete and separated from the adjacent walking street by
a raised curb. Both site features indicate that this area was formerly used as a driveway to access
the zone under the canopy and the garage door (Figure 15). The area is now used as a seating area
with outdoor furniture and potted plants.
Figure 15: Streetside curb cut, curb, and driveway, view west.
Surrounding Neighborhood
The neighborhood surrounding 901 Hermosa Avenue is a mix of property types and uses. Hermosa
Avenue to the north and south of the subject property is a Main Street-type commercial
thoroughfare that was once a streetcar route (Figure 16 and Figure 17). Properties along Hermosa
Avenue are primarily one- and two-story commercial buildings, most of which are from the mid- to
early twenty-first century. Two- and three-story commercial buildings are located directly across
Hermosa Avenue from the subject property. Several 1920s-era commercial buildings remain on the
street, including a former automobile repair building one-half block south of the subject property at
832 Hermosa Avenue, identified as potentially historic in the 2017 General Plan.11 Also nearby,
11 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August
2017, 7-21.
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around Pier Avenue and Hermosa Avenue, are three of the four buildings receiving protection under
the City’s Historic Resources Preservation Ordinance: the former Bijou Theatre that is now a Chase
bank and retail store, the Bank of America Building, and the Hermosa Hotel.
Figure 16: Typical commercial buildings along
Hermosa Avenue, view north.
Figure 17: Typical commercial buildings along
Hermosa Avenue, view south.
The blocks along 9th Street and 10th Court between Hermosa Avenue and Beach Drive are primarily
residential with early one-story beach bungalows, mid- and late-twentieth century single-family
residences and two-story apartment buildings (Figure 18 and Figure 19).
Figure 18: Typical residential buildings along 9th
Street, view west.
Figure 19: Typical residential buildings along 10th Court,
view west.
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IV. HISTORIC CONTEXT
Hermosa Beach History
Hermosa Beach is one of a string of beach cities in the southwest corner of Los Angeles County. 12
Prior to the founding of Hermosa Beach, the area was part of Rancho Sausal Redondo. Granted to
Antonio Ignacio Avila in 1822 during the Mexican era, Rancho Sausal Redondo encompassed over
22,000 acres. It extended along the coast from present-day Marina del Rey south to Redondo Beach
and east to Inglewood and Lawndale. Avila’s ownership of the land was upheld in the transition to
United States rule after the Mexican-American War ended in 1848, but his heirs sold the rancho
lands after Avila’s death in 1858. A Scottish baron, Robert Burnett, purchased Rancho Sausal
Redondo and the adjacent Rancho Aguaje de la Centinela in the 1860s.13 In the 1870s, Canadian
Daniel Freeman and his wife, Catherine, leased both ranchos where they grew barley and grazed
sheep; the Freemans purchased the land in 1885.14 Freeman started to sell parts of the rancho and,
in 1900, the Hermosa Land and Water Company purchased 1,500 acres of the former rancho.
Railway barons Moses Sherman and Eli Clark started the Hermosa Land and Water Company in
anticipation of a resort settlement at the coast and growth from the City of Los Angeles. The land
was surveyed in 1901 starting with Santa Fe Avenue (now Pier Avenue) running from the Santa Fe
Railroad (at today’s Valley Drive) to the beach. The survey also laid out a boardwalk along the beach
(now The Strand), while Hermosa Avenue, the second thoroughfare, ran parallel to the beach. In
1901, the original Hermosa Beach tract was subdivided between the boardwalk and Hermosa
Avenue. Numbered streets started with 1st Street at the south and extended north; Santa Fe Avenue
corresponded to 12th Street. The “First Addition to Hermosa Beach” was surveyed later in 1901,
extending north to 26th Street and east to Loma Drive. The “Second Addition” was surveyed in 1902
and extended east from Loma Drive to the eastern border just beyond present day Prospect
Avenue.
The rapid pace of surveying and subdividing meant that residential development was sporadic in the
first few decades. As a beach resort, Hermosa Beach was initially a seasonal community with a small
permanent population that attracted many visitors on the weekends and in the summer.15 In 1904,
the first Hermosa Beach Pier was constructed of wood. By 1906, Hermosa Beach had a population
of around 300 people and only a few public buildings existed: a post office, schoolhouse, grocery,
12 Unless otherwise cited, this section is summarized from the PCR Services, “7.0 Historic Resources.” Hermosa Beach General
Plan Updated, 2014; and Chris Miller, Jerry Roberts, and Hermosa Beach Historical Society, Images of America: Hermosa Beach
(Charleston, SC: Arcadia Publishing, 2005).
13 Lorietta Louise Scheerer, “The History of the Sausal Redondo Rancho” (MA Thesis, University of Southern California, 1938),
20.
14 Scheerer, “The History of the Sausal Redondo Rancho,” 22-3.
15 Patricia A. Gazin, Footnotes on the Sand (Hermosa Beach: Myron Gazin, 1991), 10.
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general store, and a few boarding houses.16 In January 1907, Hermosa Beach incorporated as the
nineteenth city in Los Angeles County.
Figure 20: Late 1910s photograph of the corner of Santa Fe (now Pier) Avenue and Hermosa Avenue,
looking northwest. Source: Roger Creighton in Images of America: Hermosa Beach.
Greater growth would come with the arrival of the Pacific Electric rail line (Figure 20). By 1910,
Hermosa Beach was a stop on the Pacific Electric’s “Balloon Route Excursion” that ran along
Hermosa Avenue. The train brought more tourists and potential new residents to the beach
community. The Berth family built the first hotel at 10th Street and the Strand in 1907. The new city
spent thousands of dollars on street and lighting improvements to attract new residents. Many of
the early residences were summer homes for those in Los Angeles and Pasadena.17 Most of the
housing stock was the vernacular beach cottages or bungalows that could be built for a modest
amount. Development was denser near the coast and toward the southern end of the city, though
even in the 1920s, many blocks had several undeveloped lots. In the hills inland, Greek and Japanese
farmers grew carnations, chrysanthemums, and other flowers (Figure 21).18
16 Scheerer, “The History of the Sausal Redondo Rancho,” 28.
17 Gazin, Footnotes on the Sand, 17, 26.
18 Gazin, Footnotes on the Sand, 16-17.
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Figure 21: Map of Hermosa Beach in 1915 with concentrated development near the coast and
scattered elsewhere. The approximate location of 901 Hermosa Avenue is marked with a red dot.
Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach.
In 1913, the city approved plans to replace its wood boardwalk with a concrete “Strand.” That same
year the extant wooden pier was replaced with a concrete pier. At the entrance of the new pier was
a Mission Revival-style building (since demolished) with an archway that had an upper-level viewing
deck (Figure 22).19 In 1917, the Hermosa Beach Bathhouse Company announced plans for a
bathhouse at The Strand, just south of the pier. The Spanish Colonial Revival-style building provided
a private place for beach visitors to change and store their belongings.
Figure 22: Mission Revival-style building at entrance to the Hermosa Beach Pier, circa 1940,
demolished 1960s. Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach.
19 “Handsome Archway: Hermosa Beach Is Adding Decorative Additions to Its Pleasure Pier, Rest Rooms Provided,” Los Angeles
Times, January 4, 1914.
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With the economic boom of the 1920s, Hermosa Beach saw greater residential and commercial
development, much of the expansion serving tourists (Figure 23). In 1923, the Surf and Sand Club
announced plans for a clubhouse on The Strand located north of the pier, between 14th and 15th
streets. Designed by prominent Southern California architect, Myron Hunt, the four-story building
had a ballroom, indoor swimming pool, and 124 rooms with private bathrooms. The building
became the Hermosa Biltmore Hotel (since demolished) in the 1930s. Also constructed in the 1920s
was the Metropolitan (later Bijou) Theatre (extant, Hermosa Beach Landmark).
Figure 23: View of storefronts along Pier Plaza, circa 1925. Source: Hermosa Beach Historical Society in Images
of America: Hermosa Beach.
Development in Hermos aBeach was modest during the Great Depression and World War II. Like
much of Southern California, Hermosa Beach boomed in the post-World War II years. The lots near
the ocean that had not yet been developed were finally infilled, while previously industrial and
argicultural lands further inland were subdivided for new housing. A new civic center with a
Modernist style city hall, police station, fire station, and library opened in 1962. Many of Hermosa
Beach’s earliest notable buildings and features were demolished in the 1960s, including the arch
and pavililon buildings at the pier entrance, the former Surf and Sand Club (Hermosa Biltmore
Hotel), and the Pacific Eletric rail line.
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Automotive Retailing and Repair (1915 – 1930)
California’s early and rapid embrace of the automobile made it a pioneer in automobile ownership
and retailing.20 The earliest automobile sales were conducted through livery stable, carriage dealer,
or bicycle shops. Purpose-built auto dealerships emerged just before World War I, typically fitting
into central retail districts with conventional storefronts, except for large entry doors and windows.
By the late 1910s, sales facilities became more elaborate, and dealers frequently constructed
impressive buildings in traditional styles with opulent sales salons to convey a reputable experience.
Since most potential customers did not yet own automobiles, dealerships were located close to
streetcar lines. Auto manufacturers were often corporate sponsors of the initial buildings; these
sales rooms served as examples of the new form and distinctive quality manufacturers encouraged
locally owned and built dealerships to emulate.21
In the early 1920s, urban dealerships began to combine auto servicing and repair with sales (Figure
24). This required the construction of larger, often multi-story, facilities with ramps and the volume
to accommodate multiple vehicles. Façades continued to feature historicist detailing with the only
feature identifying the buildings as auto service facilities being factory sash windows and vehicle-
sized openings.22
Figure 24: 1050 Hope Street (Los Angeles) was built as a showroom and service center for the Willys-Overland
Company in 1916 and served as such through 1932, photo circa 2015. Source: Survey-LA.
20 This section is adapted using relevant information from the Daniel Prosser and Daniel Herrick, “Commercial Development,
1850-1980: Commercial Development and the Automobile, 1910-1970” in Survey-LA Los Angeles Historic Resources Survey, Los
Angeles Citywide Historic Context Statement, prepared for the City of Los Angeles Department of City Planning, August 2016.
21 Prosser and Herrick, “Commercial Development, “ 35-36.
22 Prosser and Herrick, “Commercial Development, “ 35-36.
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Outlying business districts continued to build small single-story outlets on local main streets (Figure
25). The suburban showrooms adopted a common three-bay façade composition consisting of an
elaborate center entrance with symmetrically flanking show windows placed directly on the street
without setback. These were essentially single-story versions of the more elaborate central business
district dealerships, and they maintained a footprint similar to that of an early livery stable. The
suburban buildings typically adopted the period revival styles popular at the time.23
Figure 25: Former showroom and repair facility (Hollywood) built in 1925, photo circa 2015. Source: Survey-LA.
By the 1930s, as many potential customers owned cars, there was no longer a need to be located
close to streetcar lines. Instead, ease of access and adequate parking meant that the few new
showrooms constructed during the Great Depression moved to outer arterial roads. The new
facilities at these locations were typically designed with a showroom in the front, still positioned
directly on the sidewalk without a setback, and service bays to the rear with generous perimeter
parking and driveways. These buildings frequently adopted the new Streamline Moderne and Art
Deco styles of the decade.
After World War II, the showroom typology shrank in size in favor of larger parts and service
departments. By the 1960s, automobile retailing shifted again to facilities in the far suburbs with on-
site showrooms at the back of the lot used as offices and for display of select models, the buying
experience focused instead on vast outdoor sales lots.24 These shifts meant that early automobile
23 Prosser and Herrick, “Commercial Development, “ 36.
24 Prosser and Herrick, “Commercial Development, “ 36-39.
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retail buildings were quickly outdated. Some were repurposed for other uses. Some continued as
brand-specific repair facilities, as satellite space for relocated dealerships, or as independent
businesses providing a specialized automobile-related service. Many were demolished and early
examples are increasingly rare.
The Sanborn Map Company fire insurance map of Hermosa Beach (Sheet 15, January 1927 –
September 1946) showed four automobile sales and repair businesses on Hermosa Avenue
between Pier Avenue and Second Street in this period. Three were located opposite 901 Hermosa
Avenue on the east side of the street. These included an auto sales and repair facility at 900-910
Hermosa Avenue (demolished), an auto repair facility at 832-842 Hermosa Avenue (extant and
converted to co-working space), and an auto service business between them (demolished). These
businesses were likely accessed from the rear alley, Palm Drive, or through the auto service
business. The remaining building at 832-842 Hermosa Avenue was built in 1913 and represents the
previous decade in automotive history when buildings for both retail and repair were industrial in
character without the accommodation for auto circulation and display evident at 901 Hermosa
Avenue built in 1922 (Figure 26).
Figure 26: 832-842 Hermosa Avenue, built in 1913, circa 2022. Source: Google Street View.
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V. SITE HISTORY
Site Development
The property at 901 Hermosa Avenue is located within the original Hermosa Beach tract that was
surveyed and subdivided in 1901. The tract map for that year shows that lots 25, 26, and 27, which
comprise the subject property, at the northwest corner of Ninth Street and Hermosa Avenue were
part of the city’s original plan (Figure 27).
Figure 27: 1901 Tract Map of Hermosa Beach. Source: Los Angeles County Public Works Land Records
Information. Edited by Page & Turnbull.
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According to historic Los Angeles County Assessor map books, the first improvement on 901
Hermosa Avenue occurred around 1922. No original building permit for the subject property is on
file at the City of Hermosa Beach, and research has not identified the architect or builder. By late
1922, the parcel was owned by George L. Stiles. A newspaper article announced his construction of a
$25,000 Lincoln–Ford–Fordson dealership and repair facility at the corner of Hermosa Avenue and
9th Street, stating it would be built of “brown stucco of the Mission type of architecture so
appropriate for western landscapes.” 25 The article further noted that it would provide a larger floor
space for Lincoln-Ford-Fordson products and repair than at other nearby dealers, and be open by
November 1922. The accompanying rendering portrayed a building that is largely consistent with
the appearance of 901 Hermosa Avenue in 2024, with overall massing fenestration, roof form,
windows, and parapet intact (Figure 28).
Figure 28: Proposed design of 901 Hermosa Avenue, October 1922. Source: “New $25,000 Lincoln – Ford –
Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6.
A 1927 Sanborn Map Company fire insurance map showed the footprint of the auto sales and repair
building, including the angled façade and canopy. The map indicated that the building had a wood
truss roof and concrete floor, and also showed the residential buildings to the west and commercial
buildings along Hermosa Avenue (Figure 29).
25 “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6.
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Figure 29: Sanborn Map Company fire insurance map of Hermosa Beach, Sheet 15, January 1927 –
September 1946. The location of the subject property is outlined in red. Source: Los Angeles Public Library.
Edited by Page & Turnbull.
Building permits indicated that, in 1946, the subject property was reroofed and that windows on the
north and south of the building were plastered over in 1975. In 1986, the exterior was water blasted
(likely meaning pressure washed) and the building was reroofed again in 1991 and in 2010. An
interior stair and emergency fire exit were constructed in 1998; this was likely the exit door at the
west end of the north façade. Assessor notes dated September 17, 1956 (added to a September 3,
1947 Los Angeles County Assessor Building Description Blank Form) indicate that the rear west wall
had been converted to a firewall by that time. It is likely that the windows on the rear wall were
infilled as part of this change.
A comparison of the building rendering from 1922 with staff observations made during the Page &
Turnbull site visit on January 31, 2024, reveals other visible alterations that are not recorded in
building permits or assessor documentation. These changes include: replacement glazing in the
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lower sections of the east façade windows and in the southeast façade windows; removal and
enclosure of a door on the south half of the southeast façade; substitution of original wood panel
doors on the south and north façades with metal rolling doors; and infill of a ribbon of windows at
the west end of the south façade.
Building permits and assessor records suggest that the building continued to serve automotive uses
through the late 1960s before being converted to warehouse and general retail use.
CONSTRUCTION CHRONOLOGY
The following table provides the building permit information for construction activity at 901
Hermosa Avenue based on applications on file with the City of Hermosa Beach Planning Division.
Cancelled and expired permits are not included.
TABLE 1. PERMIT HISTORY FOR 901 HERMOSA AVENUE
Date Filed Permit
App. #
Owner Contractor Work
1946 3963 Not listed Not listed Reroofing
1975 16370 John Haworth Not listed Plaster up existing windows on north and
south of building
1976 16550 John Haworth Not listed Construct non-bearing partition wall 61’ x
12’ high with 3’ door dividing rear area
1977 Not listed John K. Haworth Not listed Interior partition walls
1980 Not listed Greg Dahle Not listed Remodel existing storage use
1986 20209 Greg Dahle Not listed Water blast building exterior
1987 20913 Greg Dahle Not listed Install awnings
1991 22214 Greg Dahle A-1 All American
Roofing Remove roof and install three-ply cap roof
1997 Not listed Not listed Not listed Hermosa Fire Department letter noting no
record of any permit for two level storage
1998 Not listed Gregg and Kay J.
Dahle Not listed Add stairs and emergency fire exit
2010 Not listed Gregg and Kay J.
Dahle
Shoreline Roof
Co.
Apply four-layer built-up roof system over
existing one-layer flat roof
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Ownership and Occupant History
The following tables provide a summary of the ownership and occupancy history of 901 Hermosa
Avenue beginning with the year of construction, compiled from historic newspaper articles, building
permits, and data in the Phase 1 Environmental Site Assessment Report (2022) prepared by Partner
Engineering and Science, Inc..26
TABLE 2. OWNERSHIP HISTORY FOR 901 HERMOSA AVENUE
Date(s) Owner(s) Occupation
1922- 1923 George L. Stiles Owner, Lincoln-Ford-Fordson Dealership and Garage
1923-1943 Unknown Unknown
1943–1980 John Haworth Owner, Haworth Chevrolet Company, auto parts warehouse and
auto glass replacement service, other retail
1980-2022 Melvin Greg Dahle
TABLE 3. OCCUPANT HISTORY FOR 901 HERMOSA AVENUE
Date(s) Occupant(s)
1923 Hufford & Haggett Lincoln and Ford
1927 Haggett Lincoln Autos
1931-1936 Nelson & Stickney Autos
1939 Haworth Jones Chevrolet
1941-1954 Haworth Chevrolet Company Autos
1954 Butler Buick
1960 John Haworth
1968 John Haworth (auto parts warehouse and auto glass replacement service, other retail)
1971 Gene’s Restaurant Equipment, Sedillo Sheet Metal
1978 Cadene Ozzie, The First Time, The Grab Bag, TK & Company
1981 Dar Es Salam, Dial A Sign Inc, The Gazelle, Greenpeace Southern California, Iris Creation,
Jamal Farida
1981-1985 Maya
1981-2024 Bay Self Storage
1985
Executive Communique, Intimate Impression, Maya, Murphy’s Graphics,
SJ & Company, Studio 9, Tattiahas Original, Things Oriental, West Coast Plants, Word Magic,
Write Now Computer
1985-1995 Bradford GM & Associates
1990 Champ Awards, Jim Searcy Glass Etching, South Bay Hng GA FU, Sun International, Treasure
House, Universal Cash Register
1995 Inta Sport, Keppler Entertainment, Woods of Holly Glory
26 Partner Engineering and Science, Inc., Phase 1 Environmental Site Assessment Report, 901 Hermosa Avenue, prepared for
Powerscourt Partners LLC, July 22, 2022, 8-9, 14.
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Date(s) Occupant(s)
1995-2003 Antique Eddy’s
1995-2020 Grizzly Clothing
2003 Bearsmouth Entertainment, Meg Co
2003-2008 Let There Be Light
2003-2020 Meg Company
2008 Hermosa Hair Studio, Lucinda Messer Lecovin MD, Sol Baby
2008-2016 David Frederickson Law Office
2008-2024 Glow Hair & Skin Therapy, Ogden Photography
2012 Sole Searching
2012-2020 By Hand
2016 Hermosa Beadworks
2020 Lily Pad, Meg Co
2021-2024 Trick E-bikes
SELECT OWNER AND OCCUPANT BIOGRAPHIES
George Leslie Stiles (1880 – 1935)
George Leslie Stiles was born in Buffalo, New York in 1880 and died in Los Angeles in 1935.27
By 1900, his family had relocated to Oklahoma City, Oklahoma, where George and his brother,
Charles, worked at the family-run Stiles Floral Company, a wholesale florist and grower business
established in 1899.28 George married Katherine Gran Jervey in Oklahoma City in 1912 and
continued working at the floral company through early 1922.29 The business filed for bankruptcy in
March of that year and, in June, George and Katherine moved to Los Angeles, likely to the
community of Redondo Beach where directories placed them in 1925.30 Within months, George
became an active member of the Hermosa Beach area Chamber of Commerce, chairing their
membership committee and networking to bring new businesses to the city.31
In October 1922, the local newspaper announced Stiles’ construction of a $25,000 Lincoln-Ford-
Fordson vehicle dealership and garage in Hermosa Beach, noting that sales were already underway
and that the building would be ready for occupancy by mid-November 1922.32 His association with
the new business was brief as, in July 1923, Stiles sold the dealership to the Hufford & Haggett
27 California United States Death Index 1880-1935, via Ancestry.com.
28 1900 United States Census, Oklahoma County, Oklahoma, digital image s.v. “George L. Stiles,” via Ancestry.com; and
“Oklahoma City Pays $300,000 Annually To Say It With Flowers,” The Daily Oklahoman (Oklahoma City, OK), November 6, 1921,
9.
29 Oklahoma County Marriage Records 1889-1951 Book 19, 460, s.v. “George Leslie Stiles,” via Ancestry.com.
30 “Notice of First Meeting of Creditors,” The Daily Law Journal-Record (Oklahoma City, OK), March 9, 1922, 3; and Sadie
Anderson, “Society,” Oklahoma City Times, June 16, 1922, 7.
31 “Agitate for Hotel,” Redondo Reflex, October 20, 1922, 11.
32 “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6.
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Lincoln and Ford company.33 By 1925, George and Charles Stiles, with partner John Zeller, took over
an existing Hudson-Essex sales and repair business in Redondo Beach, forming Zeller-Stiles
Motors.34 In 1927, Stiles moved to Pasadena and refocused his business interests on real estate. He
worked for architect and developer Frank Meline as the manager for his Miramar Sales
Corporation’s Miramar Estates in Santa Monica (now Castellammare in Pacific Palisades) and
subsequently as a sales representative for a Chandler Improvement Company project to develop a
winter resort in Arizona to be designed by architect John Byers.35
33 “Hermosa News,” Redondo Reflex, July 20, 1923, 5.
34 “Locates in Redondo,” Redondo Reflex, Jun12, 1925, 8.
35 “Completion of New Boulevard Lends Impetus,” Los Angeles Times, July 31, 1927,78; and “Winter Resort in Desert Will Be
Cooperative,” Los Angeles Times, February 23, 1920, 62.
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VI. EVALUATION
National Register of Historic Places
The National Register of Historic Places (National Register) is the nation’s most comprehensive
inventory of historic resources. The National Register is administered by the National Park
Service and includes districts, sites, buildings, structures, and objects significant in American history,
architecture, archeology, engineering, and culture. These resources contribute to an understanding
of the historical and cultural foundations of the Nation at the national, state, or local level. Typically,
properties over fifty years of age may be eligible for listing in the National Register if they meet any
one of the four significance criteria and if they retain sufficient historic integrity to convey that
significance. However, properties under fifty years of age may be determined eligible if it can be
demonstrated that they are of “exceptional importance.” Other criteria considerations apply to
cemeteries, birthplaces, graves of historical figures, properties owned by religious institutions or
used for religious purposes, structures that have been moved from their original locations,
reconstructed buildings, and properties primarily commemorative in nature. National Register
criteria are defined in depth in National Register Bulletin Number 15: How to Apply the National Register
Criteria for Evaluation.
The National Register has four basic criteria under which a property may be considered eligible for
listing. It can be found significant under one or more of the following criteria.
• Criterion A (Events): Properties associated with events that have made a significant
contribution to the broad patterns of our history.
• Criterion B (Person): Properties associated with the lives of persons significant in our past.
• Criterion C (Architecture): Properties that embody the distinctive characteristics of a type,
period, or method of construction, or that represent the work of a master, or that possess
high artistic values, or that represent a significant distinguishable entity whose components
lack individual distinction.
• Criterion D (Information Potential): Properties that have yielded, or may be likely to yield,
information important in prehistory or history.
A property may be considered significant on a national, state, or local level to American history,
architecture, archaeology, engineering, and culture.
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California Register of Historical Resources
The California Register of Historical Resources (California Register) is an inventory of significant
architectural, archaeological, and historical resources in the State of California. Resources can be
listed in the California Register through a number of methods. State Historical Landmarks and
National Register-listed properties are automatically listed in the California Register. Properties can
also be nominated to the California Register by local governments, private organizations, or citizens.
The evaluative criteria used by the California Register for determining eligibility are closely based on
those developed by the National Park Service for the National Register of Historic Places.
In order for a property to be eligible for listing in the California Register, it must be found significant
under one or more of the following criteria.
• Criterion 1 (Events): Resources that are associated with events that have made a significant
contribution to the broad patterns of local or regional history, or the cultural heritage of
California or the United States.
• Criterion 2 (Persons): Resources that are associated with the lives of persons important to
local, California, or national history.
• Criterion 3 (Architecture): Resources that embody the distinctive characteristics of a type,
period, region, or method of construction, or represent the work of a master, or possess
high artistic values.
• Criterion 4 (Information Potential): Resources or sites that have yielded or have the
potential to yield information important to the prehistory or history of the local area,
California, or the nation.36
The following section examines the eligibility of 901 Hermosa Avenue for individual listing in the
National Register and the California Register.
CRITERION A/1 (EVENTS)
901 Hermosa Avenue does not appear eligible for listing in the National Register or California
Register under Criterion A/1.
36 California Office of Historic Preservation, Technical Assistance Bulletin No. 7: How to Nominate a Resource to the California
Register of Historical Resources (Sacramento: California Office of State Publishing, September 4, 2001), 11.
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Research did not associate 901 Hermosa Avenue with any events that have made a significant
impact in history. The building was built in 1922 and was among the group of early commercial
buildings along Hermosa Avenue that arrived with the introduction of the Pacific Electric streetcar
line in 1910 and the rise in automobile ownership. Although the streetcar increased access to
Hermosa Beach, it was never a streetcar suburb of Los Angeles and remained a seasonal beach
destination until after World War II. 901 Hermosa Beach does not appear to have played a unique or
significant role in development of the Hermosa Avenue commercial corridor.
CRITERION B/2 (PERSONS)
901 Hermosa Avenue does not appear eligible for listing in the National Register or California
Register under Criterion B/2.
The subject property was commissioned by George Stiles who owned the building for less than one
year before selling. He appears to have been a serial entrepreneur whose next investment in a
Redondo Beach automobile dealership was equally brief before he shifted his attention to real
estate sales outside the beach cities area. Stiles lived in Hermosa Beach for only five years before
moving to Pasadena. Research on his contributions to the city indicate that they did not rise above
participation in various Chamber of Commerce activities. Stiles has no history as a leader or
innovator in the automotive industry, the construction industry, or as an individual of note in
shaping the new Hermosa Beach community.
CRITERION C/3 (ARCHITECTURE)
901 Hermosa Avenue does not appear to be eligible for listing in the National Register or California
Register under Criterion C/3.
901 Hermosa Avenue is a modest example of an early automobile showroom and repair facility,
typical of those located on suburban main streets adjacent to streetcar lines in the 1920s. The
subject property illustrates the simplest version of the building typology prevalent in outlying areas
in the decade before California’s exploding car culture led to larger showrooms further from
downtown areas. It features a characteristic single-story three-bay glazed façade composition. The
subject property’s massing, with a stylized streetside showroom fronting a functional rear repair
area, illustrates how this early typology complemented and functioned within a typical early
twentieth century streetscape. Its siting, which accommodates a driveway, angled corner, and
passage through the building for cars, reveals how this early architectural form was manipulated to
accommodate automobile circulation. Like other automobile sales and service buildings of the
period, its design references a popular local style of the era, Mission Revival; here, it is executed with
less elaboration and ornamentation than on more high-style examples. Further, original features
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such as side windows and doors have been replaced or infilled. No builder or architect was
identified in the course of research, and the property does not possess high artistic value. The
modest design of 901 Hermosa Avenue does not rise to the level of architectural distinction required
for state or national eligibility under Criterion C/3.
CRITERION D/4 (INFORMATION POTENTIAL)
901 Hermosa Beach does not appear to be eligible under Criterion 4 as a principal source of
important construction-related information.
The “potential to yield information important to the prehistory or history of California” typically
relates to archeological resources, rather than built resources. When California Register Criterion 4
(Information Potential) does relate to built resources, it is relevant for cases when the building itself
is the principal source of important construction-related information. Page & Turnbull’s evaluation
of this property was limited to age-eligible resources above ground and did not involve survey or
evaluation of the subject property for the purposes of archaeological information.
Hermosa Beach Landmarks
To be listed as a Hermosa Beach Landmark, a property must be at least 50 years old and meet one
or more of the following criteria:
A. It exemplifies or reflects special elements of the City’s cultural, social, economic, political,
aesthetic, engineering, or architectural history; or
B. It is identified with persons or events significant in local, state, or national history; or
C. It embodies distinctive characteristics of a style, type, period, or method of construction, or
is a valuable example of the use of indigenous materials or craftsmanship; or
D. It is representative of the notable work of a builder, designer, or architect; or
E. Its unique location or singular physical characteristic(s) represents an established and
familiar visual feature or landmark of a neighborhood, community, or the City.
A property that is at least 30 years old may become a Landmark if the City Council determines it is
exceptional or threatened by demolition, removal, relocation, or inappropriate alteration.
The following section examines the eligibility of 901 Hermosa Avenue for individual listing as a
Hermosa Beach Landmark.
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HERMOSA BEACH CRITERION A (SPECIAL ELEMENTS OF THE CITY’S HISTORY)
901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion A.
Research did not show that the building played a role in Hermosa Beach’s cultural, social, political, or
engineering history. It was one among many commercial establishments along Hermosa Avenue,
including three auto sales and service businesses located directly across the avenue, that served the
local community without making automotive services a significant economic generator for the city.
The subject property is not an exceptional example of the Mission Revival aesthetic and does not
contribute to the overall architectural history of Hermosa Beach.
HERMOSA BEACH CRITERION B (PERSONS OR EVENTS)
901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion B.
The original owner, George L. Stiles, appears to be a serial entrepreneur whose association with the
subject property and Hermosa Beach was brief and uneventful. General research on subsequent
owners did not reveal that any made contributions significant to local, state, or national history.
Research did not connect the building to events of significance to local, state, or national history.
HERMOSA BEACH CRITERION C (ARCHITECTURE)
901 Hermosa Avenue appears to be eligible under Hermosa Beach Criterion C.
901 Hermosa Avenue is one of the few remaining commercial properties that date to the early
period of Hermosa Beach development and to the 1920s era of automobile retailing. It is an
example of an increasingly rare early main street showroom and repair facility in an outlying town.
Further, it exhibits site and architectural characteristics of a modest vernacular automotive building
form specific to the 1920s, the transitional decade in which auto retailing discarded its previously
industrial aesthetic and before it shifted to larger and more suburban facilities. It is distinct from the
other remaining automotive building at 832 Hermosa Avenue that represents the industrial
appearance associated with automobile service in the nineteen-teens. 901 Hermosa Avenue
illustrates how automotive buildings fit into an early twentieth century commercial and streetcar
setting, adjusted their form to meet the needs of automobile circulation, developed a distinctive
appearance—single-story three-bay façade composition with an extensively glazed display in the
front and service at the rear—to convey their business function, and asserted their status by
adopting a current architectural style, here a minimal version of Mission Revival. The building
continues to convey its original function, form, and aesthetic to illustrate the history of automobile
and main street commercial retailing. While the property does not appear to rise to the level of
significance for listing in the National Register or California Register, the property is a rare and
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distinctive example of a former 1920s automobile showroom and repair facility in Hermosa Beach
where very few early twentieth century commercial properties remain extant.
HERMOSA BEACH CRITERION D (BUILDER OR ARCHITECT)
901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion D.
Research did not uncover any information about a particular architect or builder associated with the
building.
HERMOSA BEACH CRITERION E (UNIQUE LOCATION OR SINGULAR PHYSICAL
CHARACTERISTIC)
901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion E.
While part of the City’s downtown commercial streetscape near the ocean and pier, the building has
a modest scale. Its angled southeast façade, while a unique response to the need for automotive
circulation and service, is not a singular physical characteristic that has made the building an
established or familiar visual landmark in the neighborhood or city.
INTEGRITY
In order to qualify for listing in any local, state, or national historic register, a property or landscape
must possess significance under at least one evaluative criterion as described above and retain
integrity. Integrity is defined by the California Office of Historic Preservation as “the authenticity of
an historical resource’s physical identity evidenced by the survival of characteristics that existed
during the resource’s period of significance,” or more simply defined by the National Park Service as
“the ability of a property to convey its significance.”37
In order to evaluate whether the subject property retains sufficient integrity to convey its historic
significance, Page & Turnbull used established integrity standards outlined by the National Register
Bulletin 15: How to Apply the National Register Criteria for Evaluation. Seven variables, or aspects, that
define integrity are used to evaluate a resource’s integrity—location, setting, design, materials,
workmanship, feeling, and association. A property must possess most, or all, of these aspects in
37 California Office of Historic Preservation, Technical Assistance Series No. 7: How to Nominate a Resource to the California
Register of Historical Resources (Sacramento: California Office of State Publishing, September 4, 2001), 11; and National Park
Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation (Washington, D.C.: U.S.
Department of the Interior, National Park Service, 1995), 44.
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order to retain overall integrity. If a property does not retain integrity, it can no longer convey its
significance and is therefore not eligible for listing in local, state, or national registers.
The seven aspects that define integrity are defined as follows:
Location is the place where the historic property was constructed or the place where the
historic event occurred;
Setting addresses the physical environment of the historic property inclusive of the
landscape and spatial relationships of the building(s);
Design is the combination of elements that create the form, plan, space, structure, and style
of the property;
Materials refer to the physical elements that were combined or deposited during a particular
period of time and in a particular pattern or configuration to form the historic property;
Workmanship is the physical evidence of the crafts of a particular culture or people during
any given period in history or prehistory;
Feeling is the property’s expression of the aesthetic or historic sense of a particular period of
time; and
Association is the direct link between an important historic event or person and the historic
property.
LOCATION
901 Hermosa Avenue retains integrity of location. The subject property has not been moved from its
original site.
SETTING
901 Hermosa Avenue retains integrity of setting. Hermosa Avenue remains a commercial strip and
both 9th Street and 10th Court continue to be residential. Although the scale and design of the
surrounding properties has changed and the Pacific Electric streetcar line has been removed, these
alterations, which are typical of commercial corridor development, have not dramatically altered the
spatial relationship of 901 Hermosa Avenue to its setting. The building retains its spatial relationship
with Hermosa Avenue, which was key to its original use for automobile service.
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DESIGN
901 Hermosa Avenue retains integrity of design. The building continues to exhibit the original
footprint, massing, roof form, fenestration, and parapet profile illustrated in the 1922 news article
announcing its completion. It retains its position on the sidewalk without a setback, division into
front and rear sections, three-bay façade composition, arched window openings, unique glazing
pattern, and features reflecting automobile circulation such as service doors, driveway, canopy, and
curb cut. Some alterations to the subject property were observed at the time of the site visit
including the infill of side and rear windows. These changes are reversible and do not diminish the
building’s essential qualities as a showroom and repair facility.
MATERIALS
901 Hermosa Avenue retains integrity of materials. The original architectural palette of stucco
cladding and glazing within arched openings is intact. Some alterations to the subject property were
observed at the time of the site visit including the updating of some glazing, window frames, and
doors, within original openings. New wood window framing for the lower units replicates the layout
of the original; replaced glazing within the new frames replicates the original window pattern. Door
replacement has occurred within original frames and does not detract from the original openings.
These changes are reversible and do not diminish the building’s essential qualities as a showroom
and repair facility.
WORKMANSHIP
The majority of the building’s original materials and method of assembly are still visible to illustrate
construction of a modest retail building in the early twentieth century. The building has a reasonable
level of original workmanship, and early twentieth century details such as the arched fanlight
transoms remain extant.
FEELING
901 Hermosa Avenue retains integrity of feeling. With auto circulation accommodated by an angled
corner and extant driveway and an intact front showroom façade, it continues to express the
aesthetics and form of an early automobile retail and repair facility in a main street retail district.
ASSOCIATION
901 Hermosa Avenue retains integrity of association. It maintains its relationship to the street with
its distinctive three-part façade and angled corner continues to convey its original use as an
automobile-related business.
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Overall, 901 Hermosa Avenue retains all seven aspects of integrity for local listing.
California Environmental Quality Act (CEQA)
The California Environmental Quality Act (CEQA) is state legislation (Pub. Res. Code §21000 et seq.)
that provides for the development and maintenance of a high-quality environment for the present-
day and future through the identification of significant environmental effects.38 CEQA applies to
“projects” proposed to be undertaken or requiring approval from state or local government
agencies.39 “Projects” are defined as “activities which have the potential to have a physical impact on
the environment and may include the enactment of zoning ordinances, the issuance of conditional
use permits and the approval of tentative subdivision maps.”40 Historic and cultural resources are
considered to be part of the environment. In general, the lead agency must complete the
environmental review process as required by CEQA. In the case of a proposed project at 901
Hermosa Avenue, the City of Hermosa Beach will act as the lead agency.
STATUS AS A HISTORICAL RESOURCE UNDER CEQA
In completing an analysis of a project under CEQA, it must first be determined if the project site
possesses a historical resource. A site may qualify as a historical resource if it falls within at least one
of four categories listed in California Code of Regulations (CCR), Title 14, Section 15064.5(a). The four
categories are:
1. A resource listed in, or determined to be eligible by the State Historical Resources
Commission, for listing in the California Register of Historical Resources (Pub. Res. Code
SS5024.1, Title 14 CCR, Section 4850 et seq.).
2. A resource included in a local register of historical resources, as defined in Section 5020.1(k)
of the Public Resources Code or identified as significant in an historical resource survey
meeting the requirements of section 5024.1 (g) of the Public Resources Code, shall be
presumed to be historically or culturally significant. Public agencies must treat any such
resource as significant unless the preponderance of evidence demonstrates that it is not
historically or culturally significant.
3. Any object, building, structure, site, area, place, record, or manuscript which a lead agency
determines to be historically significant or significant in the architectural, engineering,
38 Public Resources Code (PRC), Section 21000 et seq.
39 Guidelines for Implementation of the California Environmental Quality Act (CEQA Guidelines), California Code of
Regulations (CCR), Title 14, Section 15000 et seq.
40 14 CCR § 15378: Project.
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scientific, economic, agricultural, educational, social, political, military, or cultural annals of
California may be considered to be an historical resource, provided the lead agency’s
determination is supported by substantial evidence in light of the whole record. Generally, a
resource shall be considered by the lead agency to be “historically significant” if the resource
meets the criteria for listing on the California Register of Historical Resources (Pub. Res.
Code SS5024.1, Title 14 CCR, Section 4852).
4. The fact that a resource is not listed in, or determined to be eligible for listing in the
California Register of Historical Resources, not included in a local register of historical
resources (pursuant to section 5020.1(k) of the Pub. Resources Code), or identified in an
historical resources survey (meeting the criteria in section 5024.1(g) of the Pub. Resources
Code) does not preclude a lead agency from determining that the resource may be an
historical resource as defined in Pub. Resources Code sections 5020.1(j) or 5024.1.
In general, a resource that meets any of the four criteria listed in CEQA Guidelines Section 15064.5(a)
is considered to be a historical resource unless “the preponderance of evidence demonstrates” that
the resource “is not historically or culturally significant.”41
The subject property at 901 Hermosa Avenue is not currently listed in the California Register and this
HRA finds that the property is not eligible for listing in the California Register. The property is not
included in a local register of historic resources, nor has it been included in a survey meeting the
requirements of PRC § 5024.1(g).42 Therefore, 901 Hermosa Avenue does not appear to meet the
thresholds for status as a historical resource under CEQA.
41 14 CCR § 15064.5(a)(2).
42 Refer also to Section II. Existing Historic Status of this report relative to 14 CCR § 15064.5(a)(2) and PRC § 5024.1(g).
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VII. CONCLUSION
Constructed in 1922 as a vernacular commercial automobile showroom and repair facility with
Mission Revival style features, 901 Hermosa Avenue was previously identified as potentially eligible
for local landmark designation in a 2014 windshield survey. This HRA finds that the property
remains eligible for local listing. However, the property does not rise to the level of significance
require to meet the eligibility criteria for individual listing in the National Register or the California
Register.
Per California Environmental Quality Act (CEQA) Guidelines (14 CCR § 15064.5(a)), as 901 Hermosa
Avenue is not currently listed in a local register of historic resources or in the California Register, and
is not eligible for listing in the California Register, the property is not a historic resource for the
purposes of the CEQA.43
43 14 CCR § 15064.5(a).
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VIII. REFERENCES
Published Works & Reports
California Office of Historic Preservation. Technical Assistance Bulletin No. 7: How to Nominate a
Resource to the California Register of Historical Resources. Sacramento: California Office of
State Publishing, September 4, 2001.
California Office of Historic Preservation. Technical Assistance Bulletin No. 8: User’s Guide to the
California Historical Resource Status Codes & Historic Resources Inventory Directory. Sacramento:
California Office of State Publishing. November 2004.
Gazin, Patricia A. Footnotes on the Sand. Hermosa Beach: Myron Gazin, 1991.
Longstreth, Richard. The Buildings of Main Street. Washington DC: Preservation Press, 1987.
Miller, Chris Ann and Jerry Roberts. Images of America: Hermosa Beach. Charleston, SC: Arcadia
Publishing, 2005.
National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for
Evaluation. Washington, D.C.: U.S. Department of the Interior, National Park Service, 1995.
Partner Engineering and Science, Inc. Phase 1 Environmental Site Assessment Report, 901 Hermosa
Avenue. Prepared for Powerscourt Partners LLC, July 2022.
PCR Services. “7.0 Cultural Resources, Technical Background Report.” In 2017 City of Hermosa Beach
PLAN Hermosa. Prepared for the City of Hermosa Beach, August 2017.
Prosser, Daniel, and Daniel Herrick. “Commercial Development, 1850-1980: Commercial
Development and the Automobile, 1910-1970.” In Survey LA Los Angeles Historic Resources
Survey, Los Angeles Citywide Historic Context Statement, prepared for the City of Los Angeles
Department of City Planning, August 2016.
Scheerer, Lorietta Louise. “The History of the Sausal Redondo Rancho.” MA thesis, University of
Southern California, 1938.
Newspapers & Periodicals
Anderson, Sadie. “Society,” Oklahoma City Times. June 16, 1922.
Daily Law Journal-Record (Oklahoma City, OK). “Notice of First Meeting of Creditors.” March 9, 1922.
Daily Oklahoman (Oklahoma City, Oklahoma). “Oklahoma City Pays $300,000 Annually To Say It With
Flowers.” November 6, 1921.
Los Angeles Times. “Handsome Archway: Hermosa Beach Is Adding Decorative Additions to Its
Pleasure Pier, Rest Rooms Provided.” January 4, 1914.
_________. “Completion of New Boulevard Lends Impetus.” July 31, 1927.
_________. “Winter Resort in Desert Will Be Cooperative” February 23, 1930.
Page 133 of 356
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Redondo Reflex (Redondo, California). “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa
Beach.” October 13, 1922.
_________. “Agitate for Hotel.” October 20, 1922.
_________. “Hermosa News.” July 20, 1923.
_________. “Locates in Redondo.” Jun12, 1925.
Public Records
California Code of Regulations (CCR). Accessed online April 17, 2024,
https://casetext.com/regulation/california-code-of-regulations.
Public Resources Code (PRC). Accessed online April 17, 2024,
https://leginfo.legislature.ca.gov/faces/codesTOCSelected.xhtml?tocCode=PRC&tocTitle=+Pu
blic+Resources+Code+-+PRC.
California State Office of Historic Preservation. Built Environment Resource Directory (BERD), Los
Angeles County. September 2022.
Archival Records
California United States Death Index, 1880-1995. Accessed through Ancestry.com.
Oklahoma County Marriage Records, 1889-1951. Accessed through Ancestry.com.
Parcel Maps. Accessed through the Los Angeles County Assessor.
Tract Maps. Accessed through the Los Angeles County Public Works.
1900 United States Federal Census. Accessed through Ancestry.com.
Internet Sources
City of Hermosa Beach. “Historic Resources.” Accessed February 15, 2024.
https://www.hermosabeach.gov/our-government/city-departments/community-
development/historic-resources.
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IX. APPENDICES
Appendix A – Preparer Qualifications
This Historic Resource Evaluation was prepared by Page & Turnbull of Los Angeles, California. Page
& Turnbull staff responsible for this report include Christina Dikas, Principal-in-charge; Hannah
Simonson, Senior Associate, Cultural Resources Planner, project manager; and Stephanie Hodal,
Cultural Resources Planner, primary author, all of whom meet the Secretary of the Interior’s
Professional Qualification Standards for Architectural History.
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Appendix B – 2014 DPR Form for 901 Hermosa Avenue
Page 136 of 356
Primary #State of California – The Resources Agency
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
NRHP Status Code 5S3Other Listings
Review Code __________ Date _______________Reviewer ____________________________
PRIMARY RECORD
c. Address:901 Hermosa Ave City Hermosa Beach Zip 90254
a. County Los Angeles
P1. Other Identifier:
Not for Publication Unrestricted
b. USGS 7.5' Quad Date T R 1/4 of 1/4 of Sec B.M.
Zone mE/mN
Parcel No.4187-003-028
P3b. Resource Attributes:HP 6. 1-3 story commercial building
Building Structure Object Site District Element of District Other (Isolates, etc.)
Prehistoric Historic Both
1928
PCR Services
201 Santa Monica Blvd, Ste 500
Santa Monica, CA 90401
P9. Date Recorded:1/1/2014
Windshield Reconnaissance
Hermosa Beach General Plan Update, 2014
NONE
Location Map
Sketch Map
Continuation Sheet
Building, Structure, and Object Record
Archaeological Record
District Record
Linear Feature Record
Milling Station Record
Rock Art Record
Artifact Record
Photograph Record
P2. Location:
and (P2b and P2c or P2d. Attach a Location Map as necessary.)
Attachments:
Other: (List)
P4. Resources Present:
P11. Report Citation:(Cite survey report and other sources, or enter "none.")
d. UTM: (Give more than one for large and/or linear resources)
P5b Description of Photo:
P6. Date Constructed/Age and Sources:
e. Other Locational Data (e.g. Parcel #, directions to resource, elevation, etc., as appropriate)
(Assigned by recorder)
P10. Survey Type:(Describe)
P8. Recorded by:
(Name, affiliation, and address)
P7. Owner Address:
;;
;
(Describe resources and its major elements. Include design, materials, condition, alterations, size, and boundaries)
(List attributes and codes)
(View, date, accession #)
;
North West, 12/12/13
P3 Description:
This one-story commercial building maintains its integrity and is potentially eligible as a good example of the Art Deco/Moderne
style.
Page of Resource Name or #:
DPR 523B (1/95) PCR Services Corporation Page 137 of 356
Imagining change in historic environments through
design, research, and technology
170 MAIDEN LANE, 5TH FLOOR SAN FRANCISCO, CALIFORNIA 94108 TEL 415-362-5154
523 WEST 6TH STREET, SUITE 1013 LOS ANGELES, CALIFORNIA 90014 TEL 213-221-1200
1007 7TH STREET, #404 SACRAMENTO, CALIFORNIA 95814 TEL 916-930-9903
75 EAST SANTA CLARA STREET, SUITE 900 SAN JOSE, CALIFORNIA 95113 TEL 408-320-7911
Page 138 of 356
Public Notification Package- 901 Hermosa Avenue
Page 139 of 356
Page 140 of 356
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Community Development Department
Planning Division
City of Hermosa Beach
1315 Valley Drive
Hermosa Beach, CA 90254
IMPORTANT PUBLIC NOTICE
901 Hermosa Avenue, Hermosa Beach, CA 90254
Assessor Parcel Number 4187-003-028
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.
A PRECISE DEVELOPMENT PLAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA 23-03) TO REMODEL AND ADD TO
AN EXISTING TWO-STORY COMMERCIAL BUILDING THAT MEASURES 14,021 SQUARE FEET. THE PROJECT ADDS A
THIRD STORY WITH A HEIGHT OF 28 FEET 9.6 INCHES AND RECONFIGURES THE EXISTING BUILDING LAYOUT,
RESULTING IN A DECREASE OF 194 SQUARE FEET OF USABLE FLOOR AREA FOR A REMODELED MULTI-TENANT
COMMERCIAL BUILDING AT 901 HERMOSA AVENUE IN THE GENERAL COMMERCIAL (C-2) ZONE. THE LOT LINE
ADJUSTMENT CONSOLIDATES THREE EXISTING PARCELS INTO A SINGLE LOT. CEQA: THE PROJECT QUALIFIES FOR
A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 AND CLASS 5 CATEGORICAL EXEMPTION PER SECTION
15305 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES.
AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive
Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate
in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at
cityclerk@hermosabeach.gov at least 48 hours before the meeting.
PARTICIPATION AND VIEWING OPTIONS - Hermosa Beach Planning Commission meetings are open to the public and
are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254.
Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by
submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on
action items listed on the agenda via the following:
Zoom - https://us02web.zoom.us/j/82539742028?pwd=ountrdnvd2l6tzbptdljc2x6bgfwdz09
Meeting ID: 825 3974 2028 Password: 207860
Phone - Toll Free: (833) 548-0276 Meeting ID: 825 3974 2028, then #; Passcode: 207860
eComment - Submit an eComment by 3:00 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 3:00 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
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Alison Becker
Community Development Director Page 143 of 356
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City of Hermosa Beach | Page 1 of 10
Meeting Date: October 21, 2025
Staff Report No. 25-CDD-137
Honorable Chairperson and Members of the Hermosa Beach Planning Commission
ADOPT A RESOLUTION TO MODIFY THE CONDITIONS OF APPROVAL FOR
ROBERT'S LIQUOR CONDITIONAL USE PERMIT LOCATED AT 74 PIER AVENUE
IN THE DOWNTOWN COMMERCIAL ZONE
CEQA: Determine the project is categorically exempt from the California Environmental
Quality Act.
(Code Enforcement Officer Suzanne Calderon/Assistant Planner Johnny Case)
Recommended Action:
Staff recommends the Planning Commission:
1. Determine the project is categorically exempt from the California Environmental
Quality Act (CEQA) Section 15301 of the State CEQA Guidelines; and
2. Adopt a resolution to modify the conditions of a Conditional Use Permit (CUP25-
13/APE25-004) at the existing liquor store (Robert’s Liquor) located at 74 Pier
Avenue in the Downtown Commercial (C-2) Zone (Attachment 1)
Executive Summary:
Following three alcohol-related violations involving the sale of alcoholic beverages to
underage individuals between February 2024 and September 2025 at 74 Pier Avenue,
the City initiated a Planning Commission review of the establishment’s Conditional Use
Permit (CUP) in accordance with Hermosa Beach Municipal Code Chapter (HBMC)
§17.70. Staff recommend that the Planning Commission hold a public hearing, consider
public testimony, and modify the conditions of approval for the CUP.
Background:
At its October 13, 2025, special meeting, the Planning Commission continued the city-
initiated CUP amendment to October 21, 2025. The continuation was recommended by
staff to accommodate a request for additional time. The business, registered as Robert’s
Liquor, is located at 74 Pier Avenue in the C-2 Zone (Attachments 2 and 3). According
to city records the current owner began operating in October 1996. The liquor store is
approved for operation from 8:00 a.m. to 2:00 a.m. daily.
In the C-2 zone, an establishment selling alcohol off-sale that closes at 11:00 p.m. or
earlier is permitted by right. An establishment selling alcohol off-sale that is open between
the hours of 11:01 p.m. and 2:00 a.m. requires a CUP. At its January 3, 1990, meeting,
the Planning Commission adopted Resolution No. 90-2 which approved a CUP for off-
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sale alcohol sales at 74 Pier Avenue. The City Council held a public hearing on April 24,
1990, to consider the applicant’s appeal of Resolution No. 90-2. At its December 11, 1990,
meeting, the City Council adopted Resolution No. 90-5357 which approved a CUP for off-
sale alcohol sales at 74 Pier Avenue (Attachment 4). The conditions of approval of
Resolution No. 90-5357 include, in relevant part:
• Condition of Approval 2. The establishment shall not adversely affect the
welfare of residents, and/or commercial establishments nearby.
• Condition of Approval 3. The business shall provide adequate management
and supervisory techniques to prevent loitering, unruliness, and boisterous
activities of the patrons outside the business or in the immediate area.
• Condition of Approval 14. Any violation of the conditions and/or violation of the
Hermosa Beach Municipal Code shall be grounds for an immediate revocation
hearing and/or citation.
• Condition of Approval 15. The police chief may determine that a continuing
police problem exists and may authorize the presence of a police approved
doorman and/or security personnel to eliminate the problem paid by the
business.
• Condition of Approval 20. The Planning Commission may review this
conditional use permit and may amend the subject conditions or impose any
new conditions if deemed necessary to mitigate detrimental effects on the
neighborhood resulting from the subject use.
Past Commission and Council Actions
Meeting Date Description
Planning
Commission:
January 3, 1990
Planning Commission adopted Planning Commission
Resolution 90-2 approving a CUP to allow off-sale general
alcoholic beverage sales at this location.
City Council:
April 24, 1990
City Council held a public hearing to consider an appeal of
Resolution 90-2.
City Council:
December 11, 1990
City Council adopted City Council Resolution 90-5357 granting
a CUP on appeal for this location.
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History of Police Activity at Robert’s Liquor.
Hermosa Beach Police Department (HBPD) has documented multiple calls for service,
violations of State law and the Municipal Code, and violations of the CUP at the
establishment from approximately August 2023 through August 2025. The incidents are
summarized as follows:
• August 2023- Present - The Hermosa Beach Police Department conducted
multiple undercover operations targeting alcohol related crimes in the downtown
district. The overwhelming majority of contacts and violations were from subjects
who previously purchased alcohol at Robert’s Liquor (by observation or statement)
prior to committing the violations. This is further supported by the business’ location
in the downtown area, near parking lots and nightlife; coupled with this
establishment being the only alcohol retail store open past midnight and until bar
closing hours.
• April 5, 2024 - California Department of Alcohol and Beverage Control conducted
an undercover investigation resulting in the off-sale of alcohol to a minor, a violation
of State law.
• February 17, 2024 - Officers working an undercover operation observed a group
of three juveniles exiting Robert’s Liquor with open containers of alcohol. Upon
being contacted by Officers, the juveniles advised they were 17 years of age and
were all in possession of fraudulent California Driver’s licenses, a violation of State
law. Officers were able to immediately identify the identification cards as
fraudulent; however, employees at Roberts Liquor appeared to be unable to
distinguish the difference.
• March 2024 – The Hermosa Beach Police Department received a tip (via email)
from a concerned resident about Robert’s liquor and their “Continual sales of
alcohol to minors.”
• August 2024 - Hermosa Beach Police Department observed multiple patrons, four
young adults and three minors enter Robert’s Liquor and one of the adults
purchased alcohol. The group later walked to their vehicle in a nearby parking lot.
The four adults later patronized other establishments in the Pier Plaza area while
the minors stayed in and near the vehicle with the alcohol.
• August 8-9, 2025 - California Department of Alcohol and Beverage Control (ABC)
conducted an undercover investigation resulting in the off-sale of alcohol to a
minor, a violation of State law. Hermosa Beach Police Department, while assisting
ABC, issued several citations for possession of alcohol in public.
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On September 11, 2024, the Chief of Police and the Community Development Director
met with the business owner of Robert’s Liquor, Dung Tran, to discuss the establishment’s
operations, recent alcohol-related violations, the Conditional Use Permit conditions of
approval and the Planning Commission’s review authority and ability to modify or revoke
the approval. Additionally, a letter detailing the alcohol-related violations at Robert’s
Liquor was provided to the business owner, alerting the business owner of the City’s
concerns, and reminding the business owner of the Planning Commission’s review
authority (Attachment 5).
On August 8, 2025, and August 9, 2025, California Department of Alcohol and Beverage
Control (ABC) conducted an undercover investigation resulting in the off-sale of alcohol
to a minor, a violation of State law. Hermosa Beach Police Department, while assisting
ABC, issued several citations for possession of alcohol in public.
On September 11, 2025, in light of violations of the CUP, State law, and the HBMC at the
establishment despite the City’s previous intervention with the business owner, the Chief
of Police transmitted a memorandum to the Community Development Department
requesting a review of the CUP by the Planning Commission (Attachment 6) due to the
recurrence of alcohol-related violations.
The CUP conditions of approval and Hermosa Beach Municipal Code §17.70.010
establish the Planning Commission’s authority to review, revoke or modify an approved
CUP.
Discussion:
At this time, HBPD has determined that a continuing policing problem exists at the
establishment. The most recent violation occurred on August 8, 2025, when the
Department of Alcoholic Beverage Control (ABC) agents requested HBPD assistance at
the liquor store. ABC and HBPD issued citations for various violations including: selling
alcohol to a minor, minor in possession of alcohol, and alcoholic beverage in public
(Attachments 7 and 8).
In response to the Planning Commission's previous request to include a history of calls
for service for Conditional Use Permit (CUP) applications, the Hermosa Beach Police
Department has provided a detailed summary of calls for service at 74 Pier Avenue from
2022 to October 2, 2025 (Attachment 9) for the Planning Commission’s reference. It is
important to note that the calls for service are associated with that address; it is unknown
if the call was directly related to Robert’s Liquor and may have been the address or
business location referenced in the call. The data shows that the calls related to that
address ranged from 18 to 38 annually. These figures include subject stops initiated by
members of the Police Department.
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In accordance with the Chief of Police’s memo dated September 11, 2025, staff
recommends modifying the CUP to incorporate conditions of approval that:
Modify the hours of operation requiring the establishment to close by 12:00 am
(midnight) daily (Draft Resolution Condition of Approval 3).
Prohibit the sale of “single-serve” containers and bottles (Draft Resolution
Condition of Approval 16).
Require the use of electronic ID verification (Draft Resolution Condition of
Approval 5).
In addition, staff recommend additional standard conditions of approval that would require
employees and management to complete additional training, video surveillance of the
establishment, and the installation of informational signage.
Findings Under Municipal Code:
Pursuant to Section 17.70.010 of the Municipal Code, the Planning Commission may,
(after a public hearing held in the manner prescribed in Chapter 17.68 of the HBMC
governing conditional use permits), revoke or modify any permit if any one of the following
seven listed findings can be made:
A. That the approval was obtained by fraud;
B. That the use or activity for which such approval was granted has permanently
ceased to exist as evidenced by demolition, alteration, subsequent use of the
space, or similar conditions;
C. That the use or activity for which such approval was granted has been suspended
or dormant for longer than twelve (12) consecutive months, excluding time during
which the property owner can demonstrate:
a. The city had pending before it an application for a permit or land use
entitlement directly related to, or for the purpose of, conducting said use; or
b. A valid building permit directly related to said use or activity was in effect
and was being diligently pursued; or
c. The property owner has been actively negotiating to sell the property, as
evidenced by a purchase and sale agreement, proof of escrow, or other
similar binding agreements, or the property is subject to a binding lease with
a tenant who is diligently pursuing a business to re-establish the use on the
site.
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D. That the permit or variance granted is being, or recently has been, exercised
contrary to the terms or conditions of such approval, or in violation of any statute,
ordinance, law or regulation;
E. That the use for which the approval was granted was or is so exercised as to be
detrimental to the public health or safety, or so as to constitute a nuisance;
F. That the circumstances under which the permit was granted have been changed
by the owner or operator to such a degree that one or more of the findings
contained in the permit is no longer valid and the public health, safety, and welfare
merit revocation of the permit; or
G. That the conditions of approval are found to be inadequate to mitigate the impacts
of the use allowed by the permit, and the public health, safety and welfare merit
modification of the permit.
Staff finds that three of the seven findings can be made in support of the modification of
the CUP as detailed below:
D. That the permit or variance granted is being, or recently has been, exercised
contrary to the terms or conditions of such approval, or in violation of any
statute, ordinance, law or regulation;
The CUP, which allows for the off-sale service of alcohol, has been exercised
contrary to state law and local regulations; the documented violations have
included the sale of alcohol to underage individuals three times between February
2024 and August 2025. The applicant has not complied with multiple conditions of
the CUP as documented in the Police Incident reports dated August 9, 2025,
including the following:
• Condition of Approval 2. The establishment shall not adversely affect the
welfare of residents, and/or commercial establishments nearby.
• Condition of Approval 3. The business shall provide adequate management
and supervisory techniques to prevent loitering, unruliness, and boisterous
activities of the patrons outside the business or in the immediate area.
The CUP violations pertain to the following:
February 17, 2024 – Officers working an undercover operation observed a
group of three juveniles exiting Robert’s Liquor with open containers of
alcohol. Upon being contacted by Officers, the juveniles advised they were
17 years of age and were all in possession of fraudulent California Driver’s
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City of Hermosa Beach | Page 7 of 10
licenses, a violation of State law. Officers were able to immediately identify
the identification cards as fraudulent; however, employees at Roberts
Liquor appeared to be unable to distinguish the difference.
April 5, 2024 – California Department of Alcohol and Beverage Control
conducted an undercover investigation resulting in the off-sale of alcohol to
a minor, a violation of State law.
August 8-9, 2025 – California Department of Alcohol and Beverage Control
conducted an undercover investigation resulting in the off-sale of alcohol to
a minor, a violation of State law. Hermosa Beach Police Department while
assisting ABC, issued several citations for possession of alcohol in public.
E. That the use for which the approval was granted was or is so exercised as
to be detrimental to the public health or safety, or so as to constitute a
nuisance;
The CUP allows for the sale of alcoholic beverages at an existing liquor store. The
CUP has operated in a manner detrimental to public health and safety. There are
three documented alcohol-related CUP violations involving the sale of alcohol to
underage individuals between February 2024 and August 2025. The business
operations give rise to a public nuisance involving the sale of alcohol to underage
individuals, which is detrimental to public health and safety.
G. That the conditions of approval are found to be inadequate to mitigate the
impacts of the use allowed by the permit, and the public health, safety, and
welfare merit modification of the permit.
As a result of the establishment’s alcohol sales infractions that included serving
alcoholic beverages to underage individuals in 2024, ABC administratively issued
fines to the licensee. In addition, the business owner was provided with a letter
outlining the HBPD and ABC violations from the Community Development Director
on September 11, 2024. The letter referenced conditions of the governing CUP,
City Council Resolution 90-5357 that must be adhered to in order to maintain their
CUP including the following conditions:
• Condition of Approval 2. The establishment shall not adversely affect the
welfare of residents, and/or commercial establishments nearby.
• Condition of Approval 3. The business shall provide adequate management
and supervisory techniques to prevent loitering, unruliness, and boisterous
activities of the patrons outside the business or in the immediate area.
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• Condition of Approval 15. The police chief may determine that a continuing
police problem exists and may authorize the presence of a police approved
doorman and/or security personnel to eliminate the problem paid by the
business.
Despite the City’s attempts to intervene without initiating formal review of the CUP
and reminding the business owner of the business’s obligations under the CUP
conditions of approval and the City’s ability to review, revoke, and/or modify the
CUP, the current conditions of approval have been inadequate to mitigate the
impacts of use and modification of use. To prevent a recurrence of these violations,
modification of the CUP conditions of approval is necessary. This includes
incorporating conditions of approval that require staff training in the selling of
alcoholic beverages, the use of technology to verify identification, restrictions on
single-serve containers, and reduced hours.
Findings Under Conditional Use Permit.
Additionally, Resolution No. 90-5357 provides that action may be taken on the CUP if
provisions of the CUP, State law, and the HBMC are violated. In particular, the Resolution
provides:
Condition of Approval 14. Any violation of the conditions and/or violation of the
Hermosa Beach Municipal Code shall be grounds for an immediate revocation
hearing and/or citation.
Condition of Approval 20. The Planning Commission may review this conditional
use permit and may amend the subject conditions or impose any new conditions if
deemed necessary to mitigate detrimental effects on the neighborhood resulting
from the subject use.
HBPD has documented multiple violations of the CUP since approximately April 2023.
The City made an effort to obtain compliance from the business owner in September 2024
without initiating formal review of the CUP, by both meeting with the business owner and
providing a written letter notifying the owner of the violations of the CUP and the City’s
ability to call the CUP for review. Despite the City’s efforts, violations at the business have
persisted. Under Condition of Approval 14 and Condition of Approval 20, the Planning
Commission is entitled to review the CUP and revoke or amend the CUP to impose new
conditions necessary to mitigate detrimental effects on the neighborhood.
Environmental Analysis:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
qualifies for a Class 1 categorical exemption, Existing Facilities as defined in section
15301 of the CEQA Guidelines, as it consists of the operation, repair, maintenance,
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permitting, leasing, licensing, or minor alteration of existing public or private structures,
facilities, mechanical equipment, or topographical features, involving negligible or no
expansion of existing or former use. Moreover, none of the exceptions to the categorical
exemption(s) apply, nor would the project result in a significant cumulative impact of
successive projects of the same type in the same place over time or have a significant
effect on the environment due to unusual circumstances or damage a scenic highway or
scenic resources within a state scenic highway.
Public Notification:
For the October 13, 2025, Planning Commission hearing date a legal ad was published,
in the Easy Reader, a newspaper of general circulation. The item was agendized and
continued to October 21, 2025, regular meeting of the Planning Commission. For the
October 21, 2025, Planning Commission hearing, a total of 690 public hearing notices
were mailed to the applicant, and occupants and property owners of properties within a
500-foot radius on September 30, 2025. On October 1, 2025, a notice was posted on-site
in accordance with HBMC §17.68.050. Public notification materials are included as
Attachment 10. Additionally, a letter providing notice of the recent violation and public
hearing was hand-delivered to the business owner on September 17, 2025 (Attachment
11). On September 18, 2025, additional copies of the notice were sent by certified mail to
the business and property owner. As of the writing of the report, staff have received no
public comments.
Next Steps:
In accordance with HBMC §17.56.100, the Planning Commission’s decision may be
appealed to the City Council. The appeal period commences 10 days following the City
Council receiving the meeting minutes of the October 21st meeting of the Planning
Commission. Any project that is appealed would be duly noticed in accordance with the
HBMC.
Attachments:
1. Draft Resolution 25-16
2. Zoning Map
3. Floor Plan
4. City Council Resolution 90-5357
5. Community Development Director Letter - September 11, 2024
6. Memorandum from Police Department - September 11, 2025
7. Hermosa Beach Police Department Report DR#25-001909- August 9, 2025
8. Department of Alcoholic Beverage Control Report 25-03-047
9. Calls for Service 2022 to October 2, 2025
10. Public Notification Materials
11. Community Development Director Letter – September 17, 2025
Respectfully Submitted by: Suzanne Calderon, Code Enforcement Officer
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Concur: Johnny Case, Assistant Planner
Legal Review: Sarah Locklin, Interim Assistant City Attorney
Approved: Alison Becker, AICP, Community Development Director
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Page 1 of 13 RES NO. 25-16
CITY OF HERMOSA BEACH
RESOLUTION NO. 25-16
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, MODIFYING A CONDITIONAL USE
PERMIT (CUP 25-13, APE25-004) FOR OFF-SALE ALCOHOL AT AN
EXISTING LIQUOR STORE (ROBERT’S LIQUOR) LOCATED AT 74 PIER
AVENUE IN THE DOWNTOWN COMMERCIAL (C-2) ZONE, AND
DETERMINE THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
The Planning Commission of the City of Hermosa Beach does hereby resolve, and order
as follows:
WHEREAS, on December 11, 1990, the City Council adopted Resolution No. 90-
5357, approving off-sale alcohol (beer, wine and distilled spirits) at 74 Pier Avenue,
commonly known as Robert’s Liquor; and
WHEREAS, on February 17, 2024, Hermosa Beach Police Department (HBPD)
officers working an undercover operation observed a group of three juveniles exiting
Robert’s Liquor with open containers of alcohol. Upon being contacted by Officers, the
juveniles advised they were 17 years of age and were all in possession of fraudulent
California Driver’s licenses, a violation of State law; and
WHEREAS, on April 5, 2024, the California Department of Alcoholic Beverage
Control (ABC) conducted an undercover investigation at Robert’s Liquor, resulting in the
off-sale of alcohol to a minor; and
WHEREAS, on September 11, 2024, the business owner Mr. Dung Tran was notified
via a letter of the sale of alcohol to underage individuals, and was reminded that staff may
report the violations to the Planning Commission at their October 15, 2024, meeting; and
WHEREAS, on September 11, 2024, in an attempt to prevent further violations at
the business, the City’s Chief of Police and Community Development Director met with
the business owner to discuss the establishment’s operations, recent alcohol-related
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Page 2 of 13 RES NO. 25-16
violations, the Conditional Use Permit conditions of approval and the Planning
Commission’s review authority and ability to modify or revoke the approval; and
WHEREAS, on August 8, 2025, ABC and HBPD conducted compliance checks in
the City, resulting in several violations associated with the business at 74 Pier Avenue
including sale of alcohol to a minor; and
WHEREAS, on September 11, 2025, the Police Chief transmitted a request for
modification of the Conditional Use Permit, based on a continued policing problem; and
WHEREAS, on September 17, 2025, the business owner was notified via a hand-
delivered letter of the sale of alcohol to underage individuals, and made aware that the
City was preparing the matter to be heard at the October 13, 2025, Planning Commission
meeting; and
WHEREAS, on October 13, 2025, the Planning Commission continued the matter
to its regular meeting of October 21, 2025, to provide the applicant additional time to
prepare for the Planning Commission meeting; and
WHEREAS, pursuant to Hermosa Beach Municipal Code (HBMC) section 17.70.010,
the Planning Commission held a public hearing to consider the revocation or modification
of the CUP approving off-sale alcohol (beer, wine and distilled spirits) at 74 Pier Avenue,
and received oral and written testimony regarding the item; and
WHEREAS, the proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in Section 15301 of the CEQA guidelines for Existing
Facilities as the project consists of the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of existing or
former use. Moreover, none of the exceptions to the categorical exemption(s) apply, nor
would the project result in a significant cumulative impact of successive projects of the
same type in the same place over time or have a significant effect on the environment
due to unusual circumstances or damage a scenic highway or scenic resources within a
state scenic highway.
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Page 3 of 13 RES NO. 25-16
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Based on the testimony and evidence received, the Planning Commission
hereby further finds, determines and declares the following pertaining to the modification
of a Conditional Use Permit, pursuant to HBMC Section 17.70.010:
D. That the permit or variance granted is being, or recently has been, exercised
contrary to the terms or conditions of such approval, or in violation of any
statute, ordinance, law or regulation;
The CUP, which allows for the off-sale service of alcohol at an establishment, has
been exercised contrary to state law and local regulations; the documented
violations have included the sale of alcohol to underage individuals three times
between February 2024 and August 2025. The applicant has not complied with
multiple conditions of the CUP as documented in the Police Incident reports dated
August 9, 2025, including the following:
Condition of Approval 2. The establishment shall not adversely affect the
welfare of residents, and/or commercial establishments nearby.
Condition of Approval 3. The business shall provide adequate management
and supervisory techniques to prevent loitering, unruliness, and boisterous
activities of the patrons outside the business or in the immediate area.
The CUP violations pertain to the following:
February 17, 2024 – Officers working an undercover operation observed a
group of three juveniles exiting Robert’s Liquor with open containers of
alcohol. Upon being contacted by Officers, the juveniles advised they were
17 years of age and were all in possession of fraudulent California Driver’s
licenses, a violation of State law. Officers were able to immediately identify
the identification cards as fraudulent; however, employees at Roberts Liquor
appeared to be unable to distinguish the difference.
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Page 4 of 13 RES NO. 25-16
April 5, 2024 – California Department of Alcohol and Beverage Control
conducted an undercover investigation resulting in the off-sale of alcohol
to a minor, a violation of State law.
August 8-9, 2025 – California Department of Alcohol and Beverage Control
conducted an undercover investigation resulting in the off-sale of alcohol
to a minor, a violation of State law. Hermosa Beach Police Department while
assisting ABC, issued several citations for possession.
E. That the use for which the approval was granted was or is so exercised as to
be detrimental to the public health or safety, or so as to constitute a nuisance;
The CUP allows for the sale of alcoholic beverages at an existing liquor store. The
CUP has operated in a manner detrimental to public health and safety. There are
three documented alcohol-related CUP violations involving the sale of alcohol to
underage individuals between February 2024 and August 2025. The business
operations contribute to a public nuisance involving the sale of alcohol to underage
individuals which is detrimental to the public health, and safety.
G. That the conditions of approval are found to be inadequate to mitigate the
impacts of the use allowed by the permit, and the public health, safety, and welfare
merit modification of the permit.
As a result of the establishment’s alcohol sales infractions that included serving
alcoholic beverages to underage individuals in 2024, ABC administratively issued
fines to the licensee. In addition, the business owner was provided with a letter
outlining the HBPD and ABC violations from the Community Development Director
on September 11, 2024. The letter referenced conditions of the governing CUP,
City Council Resolution 90-5357 that must be adhered to in order to maintain their
CUP including the following conditions:
• Condition of Approval 2. The establishment shall not adversely affect the
welfare of residents, and/or commercial establishments nearby.
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Page 5 of 13 RES NO. 25-16
• Condition of Approval 3. The business shall provide adequate
management and supervisory techniques to prevent loitering,
unruliness, and boisterous activities of the patrons outside the business
or in the immediate area.
• Condition of Approval 15. The police chief may determine that a
continuing police problem exists and may authorize the presence of a
police approved doorman and/or security personnel to eliminate the
problem paid by the business.
Despite the City’s attempts to intervene without initiating formal review of the CUP
by reminding the business owner of the business’s obligations under the CUP
conditions of approval and the City’s ability to review, revoke, and/or modify the
CUP, the current conditions of approval have been inadequate to mitigate the
impacts of use. To prevent the recurrence of these violations, modification of the
CUP conditions of approval is necessary. This includes incorporating conditions of
approval, requiring staff training in the sales of alcoholic beverages, requiring the
use of technology in verifying identification, restricting single-use containers, and a
reduction of hours.
SECTION 2. Based on the testimony and evidence received, the Planning Commission
hereby further finds, determines and declares the following pertaining to the modification
of a Conditional Use Permit, pursuant to City Council Resolution 90-5357:
Condition of Approval 14. Any violation of the conditions and/or violation of
the Hermosa Beach Municipal Code shall be grounds for an immediate
revocation hearing and/or citation.
As described in Section 1 of this Resolution, HBPD and ABC have documented
multiple instances of the sale of alcohol to underage individuals, a violation of
State law. These activities also rise to violations of the CUP conditions, including
adversely affecting the welfare of residents, and commercial establishments
nearby and failing to provide adequate management and supervision of the
business. Therefore, the Planning Commission is within its rights and abilities
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Page 6 of 13 RES NO. 25-16
under Condition of Approval 14 to hold a hearing for the potential revocation
of the CUP.
Condition of Approval 20. The Planning Commission may review this
conditional use permit and may amend the subject conditions or impose any
new conditions if deemed necessary to mitigate detrimental effects on the
neighborhood resulting from the subject use.
As described in Section 1 of this Resolution, HBPD and ABC have documented
multiple instances of the sale of alcohol to underage individuals, a violation of
State law, which also rise to violations of the CUP conditions. Despite the City’s
attempts prevent further violations without initiating formal review of the CUP,
violations at the business have persisted, and the current conditions of approval
have been inadequate to mitigate the impacts of use. As such, modification of
the CUP conditions of approval is necessary to mitigate detrimental effects on
the neighborhood resulting from the subject use.
SECTION 3. Based on the evidence received at the public meeting, the Planning
Commission hereby finds, determines, and declares that the use has operated in a manner
inconsistent with the approved Conditional Use Permit Amendment and contrary to the
General Plan - Public Safety Element.
General Plan Consistency:
This report and associated recommendations have been evaluated for their consistency
with the City’s General Plan. Relevant Policies are listed below:
Public Safety Element
Goal 5. High quality police and fire protection services provided to residents and
visitors.
Policy: 5.8 Nuisance Abatement. Encourage Police Department review of uses which may
be characterized historically by high levels of nuisance (noise, nighttime patronage,
and/or rates of criminal activity) providing for conditions of control of use to prevent
adverse impacts on adjacent residences, schools, religious facilities, and similar “sensitive”
uses.
Page 166 of 356
Page 7 of 13 RES NO. 25-16
The business failed to adhere to the conditions of approval, resulting in the serving of
alcohol to underage individuals on three occasions. Additionally, during investigations by
ABC and HBPD in August 2025, ABC and HBPD issued several citations for possession of
an open alcohol container in public to individuals that purchased from Robert’s Liquor.
The conditions of approval have been inadequate to mitigate the impacts of use and
modification of the CUP is necessary.
SECTION 4. Based on the foregoing, the Planning Commission hereby approves
the Conditional Use Permit Amendment Case No. APE25-004 subject to the following
conditions, which shall supersede and replace in their entirety the Conditions of Approval
in City Council Resolution 90-5357:
1. The business shall be maintained and operated in full compliance with the
conditions of this CUP and any law, statue, ordinance, or other regulation
hereafter adopted that is applicable to any development or activity on the
property. Failure of the permittee to cease any development or activity not in
full compliance shall be a violation of these conditions.
2. The business shall not adversely affect the welfare of the residents, and/or
commercial establishments nearby.
3. The hours of operation for all operations of the establishment shall be limited
to between 8:00 A.M. and 12:00 A.M. daily.
4. Alcoholic beverages shall only be sold to individuals over the age of 21 years
old.
5. Within two weeks of final approval, the business owner shall install, utilize and
maintain technology recommended by the California Department of Alcoholic
Beverage Control to assist in identifying fraudulent identification cards. This
device shall be maintained in operational condition and all employees shall be
instructed in its use.
Page 167 of 356
Page 8 of 13 RES NO. 25-16
6. Noise emanating from the property shall be within the limitations prescribed
by the City’s Noise Ordinance (Hermosa Beach Municipal Code Chapter 8.24)
and shall not create a nuisance to surrounding residential neighborhoods
and/or commercial establishments.
7. The business shall employ adequate staffing and management/supervision to
prevent serving underage persons, persons who are or appear to be
intoxicated, and loitering, unruliness, and boisterous behavior by patrons both
inside and outside on the business premises during business hours.
8. A copy of the Conditional Use Permit shall be maintained on the premise in a
location where employees can easily read the conditions.
9. The exterior of the premises shall be maintained in a neat and clean manner
and free of graffiti at all times.
10. The following signs shall be posted in a conspicuous location in a readily visible
manner, warning patrons of the illegality of selling alcoholic beverages to
persons under twenty-one years of age, loitering and drinking within the public
realm, and removing alcoholic beverages from the premises and carrying:
a. “California State Law prohibits the sale of alcoholic beverages to persons
under twenty-one years of age”
b. “No Loitering or Public Drinking”
c. “It is illegal to possess an open container of alcohol in the vicinity of this
establishment”
11. In addition to any other remedy provided by law, if the business operating
pursuant to this CUP violates any condition of this CUP, the Police Chief or
designee may meet and confer with the business to clarify the reason for the
violation and to formulate a course of action to mitigate the risk for any future
violation. If the business operating pursuant to this CUP continues to violate
this CUP (i.e., either a repeat violation or another violation) within any six (6)
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Page 9 of 13 RES NO. 25-16
month period following a meet and confer with the Police Chief, then, at the
sole discretion of the Police Chief, modified or additional operational
requirements may be imposed by the Police Chief to curtail the violations until
the time that the matter is brought before the Planning Commission. These
modified or additional operational requirements include, but are not limited to,
a reduction in operating hours, required number of staff members during
operating hours, additional training for staff, and/or any other measures
deemed appropriate by the Police Chief. The Planning Commission shall
consider any modification or additional requirement(s) imposed by the Police
Chief during its discussion on the matter. The Police Chief’s determination will
remain in effect until considered by the Planning Commission.
12. Management and all employees shall successfully complete ABC Licensee
Education on Alcohol and Drugs (LEAD) training or equivalent as determined
by Chief of Police. Training shall be completed within 30 days of final approval
of the CUP and within 30 days of the employee's start of employment. The
business shall maintain records that management and employees have
participated in the required training. Records shall be maintained for all current
employees. Records for any former employee shall be maintained for a period
of not less than two years after departure. Records shall be made available
upon request for review by the Community Development Director, Chief of
Police, or designee.
13. Any changes to the interior and/or exterior floorplan shall be subject to review
and approval of the Planning Commission.
14. Adult magazines and all printed matter coming within the definition of Section
313 of the California Penal Code shall be located for sale only behind the
counter and shall be stored in racks covered by modest panels.
15. No alcoholic beverages shall be sold from any temporary location on the
premises such as ice tubs, barrels, or any other containers.
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16. Single-serve containers of alcohol (beer, wine and distilled spirits) shall be
prohibited. “Single-serve” alcohol sales refers to individual cans, bottles, and
containers this prohibition includes but is not limited to:
a. Any single sales of beer or malt beverage products including the sales of
beer or malt beverages in quantities of quarts 22 oz. 32 oz., or 40 oz., or
similar size container are prohibited;
b. Wine shall not be sold in bottle or containers smaller than 750 ml. Bottles
of wine coolers shall not be sold in quantities of less than four per sale; and
c. Any single sale distilled spirits in 1.7 oz (50 ml bottles).
17. The business shall install and maintain a video surveillance system that monitors
within the interior of the business and the immediate area. The video system
must be capable of delineating on playback the activity and physical features
of persons and areas within the premises and immediate area. Recording shall
be retained for a minimum of sixty (60) days and video will be available to Police
Department upon request. At the discretion of the Chief of Police, Licensee may
be required to add additional video cameras.
18. The provisions of this Conditional Use Permit shall take effect immediately upon
adoption by the Planning Commission and upon completion of the applicable
appeal period, should no appeal be filed.
i. Within two weeks of the City’s final action the business owner and
property owner shall file for permit approval, waiver, or exemption
with the California Coastal Commission (CCC). Documentation
showing confirmation of the submittal to the CCC shall be submitted
to planning@hermosabeach.gov.
ii. Within 45-days of the City’s final action on the CUP amendment, the
property owner and business shall sign a notice of acknowledgment
form available from the Community Development Department,
record a signed and notarized copy of the property owner’s
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acknowledgment with the Los Angeles County Recorder’s office and
provide proof of recordation to planning@hermosabeach.gov.
19. The operation of the business shall comply with all Ordinances, regulations and
laws applicable to a business of this kind in effect at of the date hereof or
hereafter adopted. In addition to any other remedy available at law, in equity
or as provided in the Municipal Code, i) any significant material violation, or (ii)
any repeated, continuous or sustained violation of any condition of approval of
this Conditional Use Permit shall be required to reimburse the City fully for its
coast and expenses including by not limited to attorney’s fees, in undertaking
any such corrective action, Reimbursement of enforcement cost shall constitute
a civil debt and may be collected by any means permitted by law. In the event
that violations of this Permit occur, the City shall refrain from issuing further
permits, licenses, or other approvals until such violation has been fully
remedied.
20. To reduce marine debris associated with take-out containers, the establishment
shall not use take-out containers with a “No. 6” recycle code or use certain
polystyrene products, single-use plastic products, and single-use products in
compliance with HBMC Chapter 8.64.
21. 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.
22. 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.
Page 171 of 356
Page 12 of 13 RES NO. 25-16
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 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 exhaustion of any available
administrative remedies, must be made within 90 days after the final decision by the City
Council. The Hermosa Beach City Council may, on its own initiative, review all actions of
the Planning Commission. If the City Council does not initiate review of this decision as
set forth in Hermosa Beach Municipal Code Section 2.52.040, this decision will become
final.
PASSED, APPROVED, and ADOPTED on this 21st day of October, 2025.
______________________________________________________________________________
VOTE: AYES:
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 21, 2025.
________________________________ ________________________________
Kate Hirsh, Chairperson Alison Becker, Secretary
Page 172 of 356
Page 13 of 13 RES NO. 25-16
__________________
Date:
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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
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City of Hermosa Beach
Civic Center, 1315 Valley Drive, Hermosa Beach, CA 90254-3885
Page 1 of 3
September 11, 2024
Dung Tran
Robert’s Liquor
74 Pier Avenue
Hermosa Beach, CA 90254
Subject: Report of Alcohol Violations to Planning Commission – 2023 to 2024
Dear Dung,
The Community Development Department has received communication from the Police
Department indicating that alcohol-related violations at your business, Robert’s Liquor, 74 Pier Avenue, constitute a continuing policing problem. Specifically, there have been several
alcohol-related violations in the past eighteen months, including but not limited to:
• April 5, 2024 – California Department of Alcohol and Beverage Control conducted an undercover investigation resulting in the off-sale of alcohol to a minor, a violation of
State law.
• August 2023 to Present – The Hermosa Beach Police Department conducted multiple
undercover operations targeting alcohol related crimes in the downtown district. The overwhelming majority of contacts and violations were from subjects who previously
purchased alcohol at Robert’s Liquor (by observation or statements) prior to
committing the violations. This is further supported by the business’s close proximity to
the downtown area, parking lots and nightlife; coupled with this location being the
only alcohol retail store open past midnight and into bar closing hours.
• February 17, 2024 – Officers working an undercover operation observed a group of
three juveniles exiting Robert’s Liquor with open containers of alcohol. Upon being
contacted by Officers, the juveniles advised they were 17 years of age and were all
in possession of fraudulent California Driver’s licenses, a violation of State law. Officers
were able to immediately identify the identification cards as fraudulent; however,
employees at Roberts Liquor appeared to be unable to distinguish the difference.
• March 2024 – The Hermosa Beach Police Department received a tip (via email) from
a concerned resident about Robert’s liquor and their “Continual selling of alcohol to
minors.”
• August 2024 – Hermosa Beach Police Department observed multiple patrons, four young adults and three minors enter Robert’s Liquor and one of the adults purchased
alcohol. The group later walked to their vehicle in a nearby parking lot. The four adults later patronized other establishments in the Pier Plaza area while the minors stayed in
and near the vehicle with the alcohol.
Page 179 of 356
City of Hermosa Beach
Page 2 of 3
Your business operates under Conditional Use Permit (CUP) detailed in Resolution #90-5357. The
CUP includes conditions of approval which must be adhered to in order to maintain your CUP. Among these conditions:
• Condition of Approval 2. The establishment shall not adversely affect the welfare of
residents, and/or commercial establishments nearby.
• Condition of Approval 3. The business shall provide adequate management and
supervisory techniques to prevent loitering, unruliness, and boisterous activities of the
patrons outside the business or in the immediate area.
• Condition of Approval 14. Any violation of the conditions and/or violation of the
Hermosa Beach Municipal Code shall be grounds for an immediate revocation
hearing and/or citation.
• Condition of Approval 15. The police chief may determine that a continuing police
problem exists, and may authorize the presence of a police approved doorman
and/or security personnel to eliminate the problem paid by the business.
• Condition of Approval 20. The Planning Commission may review this conditional use
permit and may amend the subject conditions or impose any new conditions if
deemed necessary to mitigate detrimental effects on the neighborhood resulting
from the subject use.
At this time, the Police Department has determined a continuing policing problem exists. We are
requesting that Robert’s Liquor work with the City on an interim solution to minimize and deter any
more alcohol-related incidents in Hermosa Beach.
Furthermore, staff may report the violations to the Planning Commission at their regularly
scheduled meeting on October 15, 2024. As indicated in Section 17.70.010 of the Municipal Code, the Planning Commission may also request a public hearing to revoke all or portions of the CUP.
If the CUP is revoked, the business may no longer be permitted to serve alcohol.
For ·your reference, we have attached the CUP for your business, and the referenced section of the Municipal Code.
Should you have any questions regarding this matter, please contact me at (310) 318-0231. Thank
you.
Sincerely,
Carrie Tai, AICP
Community Development Director
City of Hermosa Beach
Page 180 of 356
City of Hermosa Beach
Page 3 of 3
Cc: Paul LeBaron, Police Chief
Pat Donegan, City Attorney Landon Phillips, Police Captain
Mick Gaglia, Police Lieutenant Guy Dove, Police Sargent
Alexis Oropeza, Planning Manager
Guillermo Hobelman, Building and Code Enforcement Official
File: 74 Pier Avenue
Attachments:
Conditional Use Permit (Resolution # 90-5357)
Municipal Code Section 17.70.010
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Call_No Rec'd Date Rec'd Time Orig Call Call Type Report_No Location Disposition
222740031 10/01/22 004521 CKWEL CKWEL 74 PIER PZ ADAST
222740062 10/01/22 014350 SS SS 74 PIER PZ CMC
222800607 10/07/22 150344 SS SS 74 PIER PZ ADAST
222810751 10/08/22 202015 647F 647F 74 PIER PZ ADAST
222850484 10/12/22 134052 SS SS 74 PIER PZ CMC
222890062 10/16/22 015003 SS SS 74 PIER PZ ADAST
223020703 10/29/22 213941 SS SS 74 PIER PZ CMC
223030012 10/30/22 001239 SS SS 74 PIER PZ VEHMC
223030025 10/30/22 002205 SS SS 74 PIER PZ VEHMC
223030107 10/30/22 014229 SS 220002500SS 74 PIER PZ REPT
223090280 11/05/22 114603 SS SS 74 PIER PZ ADAST
223120161 11/08/22 070643 CKWEL CKWEL 74 PIER PZ ADAST
223120251 11/08/22 085941 CKWEL CKWEL 74 PIER PZ ADAST
223280025 11/24/22 010420 SS SS 74 PIER PZ ADAST
223290356 11/25/22 133028 SS SS 74 PIER PZ CMC
223300334 11/26/22 115301 SS SS 74 PIER PZ ADAST
223300338 11/26/22 115617 SS SS 74 PIER PZ ADAST
223570030 12/23/22 012007 FLAG FLAG 74 PIER PZ CMC
230210036 01/21/23 010920 SS 230000155SS 74 PIER PZ BKG
230220052 01/22/23 013517 242VIC 242VIC 74 PIER PZ ADAST
230350014 02/04/23 002125 SS SS 74 PIER PZ CMC
230350059 02/04/23 013644 928 230000288928 74 PIER PZ REPT
230390263 02/08/23 090415 5150 2300003245150 74 PIER PZ REPT
230710051 03/12/23 010501 FLAG FLAG 74 PIER PZ ADAST
230710379 03/12/23 125511 415 415 74 PIER PZ ADAST
230970057 04/07/23 021829 UNTRB UNTRB 74 PIER PZ ADAST
231400002 05/20/23 000100 SS SS 74 PIER PZ ADAST
231460767 05/26/23 185133 PPBAST PPBAST 74 PIER PZ CANC
231560004 06/05/23 001335 SS SS 74 PIER PZ ADAST
231570047 06/06/23 021506 415M 415M 74 PIER PZ ADAST
231740920 06/23/23 213446 CODE-6 230001546CODE-6 74 PIER PZ CMC
231820929 07/01/23 222948 SS SS 74 PIER PZ CMC
231830084 07/02/23 015758 SS SS 74 PIER PZ ADAST
232050801 07/24/23 212921 415 415 74 PIER PZ ADAST
232100204 07/29/23 083338 SS SS 74 PIER PZ ADAST
232260316 08/14/23 105806 SS SS 74 PIER PZ CMC
232470681 09/04/23 231217 SS 230002233SS 74 PIER PZ BKG
232530080 09/10/23 015530 242 230002270242 74 PIER PZ CMC
232560029 09/13/23 015549 415R 230002306487R 74 PIER PZ REPT
232660712 09/23/23 223824 242 242 74 PIER PZ GOAUTL
232740298 10/01/23 143505 SS SS 74 PIER PZ ADAST
232880214 10/15/23 103547 415 415 74 PIER PZ ADAST
232930015 10/20/23 002714 PRES PRES 74 PIER PZ ADAST
233110572 11/07/23 150457 484 230002755484 74 PIER PZ BKG
233340790 11/30/23 211337 242 242 74 PIER PZ GOAUTL
233370029 12/03/23 005444 FLAG 230002928242 74 PIER PZ BKG
233370695 12/03/23 230756 SS SS 74 PIER PZ ADAST
233580294 12/24/23 134957 415 415 74 PIER PZ CANC
233650040 12/31/23 023310 902T 902T 74 PIER PZ ADAST
240010148 01/01/24 052208 928 240000003928 74 PIER PZ
240020794 01/02/24 233541 911C 911C 74 PIER PZ ADAST
240060354 01/06/24 115109 PRES PRES 74 PIER PZ CANC
240470001 02/16/24 000127 SS SS 74 PIER PZ CMC
240470803 02/16/24 221125 SS SS 74 PIER PZ CMC
240480001 02/17/24 000011 SS 240000382SS 74 PIER PZ REPT
240490367 02/18/24 140202 647F 240000395647F 74 PIER PZ BKG
240690481 03/09/24 134214 OTHER 240000553OTHER 74 PIER PZ CMC
Page 1 of 310/2/2025 P:\Crystal Reports\CFS by Location and Call Type.rptPage 215 of 356
Call_No Rec'd Date Rec'd Time Orig Call Call Type Report_No Location Disposition
240690567 03/09/24 151119 OTHER OTHER 74 PIER PZ OTHER
240940708 04/03/24 155126 NARC NARC 74 PIER PZ GOAUTL
240960718 04/05/24 210837 OTHER OTHER 74 PIER PZ ADAST
241180781 04/27/24 222529 SS SS 74 PIER PZ CMC
241240854 05/03/24 224704 SS SS 74 PIER PZ ADAST
241680275 06/16/24 113322 PRES PRES 74 PIER PZ DUP
241700655 06/18/24 162437 FLAG 240001402FLAG 74 PIER PZ REPT
241710371 06/19/24 104128 487R 240001402487R 74 PIER PZ GOAUTL
241790792 06/27/24 192603 CODE-6 CODE-6 74 PIER PZ ADAST
241860951 07/04/24 213751 242 242 74 PIER PZ ADAST
242020673 07/20/24 212124 415 415 74 PIER PZ ADAST
242280611 08/15/24 143537 PRES PRES 74 PIER PZ CANC
242580072 09/14/24 020305 SS SS 74 PIER PZ CMC
242970792 10/23/24 182220 415 415 74 PIER PZ GOAUTL
242980952 10/24/24 221110 SS SS 74 PIER PZ ADAST
242980954 10/24/24 221215 SS SS 74 PIER PZ ADAST
243010756 10/27/24 235625 SS SS 74 PIER PZ ADAST
243040027 10/30/24 013133 FLAG FLAG 74 PIER PZ DUP
243090832 11/04/24 220232 SS SS 74 PIER PZ ADAST
243100891 11/05/24 214007 UNTRB UNTRB 74 PIER PZ ADAST
243150029 11/10/24 010118 242 242 74 PIER PZ NRD
243300577 11/25/24 151106 415 415 74 PIER PZ ADAST
243340737 11/29/24 220604 SS SS 74 PIER PZ ADAST
243350058 11/30/24 021903 928 240002835928 74 PIER PZ REPT
243350643 11/30/24 195358 647F 240002842647F 74 PIER PZ REPT
243370698 12/02/24 194153 415 415 74 PIER PZ CMC
243370721 12/02/24 201109 415 240002862415 74 PIER PZ REPT
243500536 12/15/24 164301 NARC NARC 74 PIER PZ UNFOUN
243510044 12/16/24 020329 SS 240002969SS 74 PIER PZ REPT
243620779 12/27/24 200635 SS SS 74 PIER PZ ADAST
250550053 02/24/25 024752 SS 250000439SS 74 PIER PZ BKG
250730058 03/14/25 020705 SS 250000605SS 74 PIER PZ REPT
250760045 03/17/25 021414 SS 250000633SS 74 PIER PZ REPT
250960280 04/06/25 105226 SS SS 74 PIER PZ CMC
251250874 05/05/25 230208 SS SS 74 PIER PZ CMC
251460304 05/26/25 102725 314 314 74 PIER PZ GOAUTL
251470650 05/27/25 121219 SS SS 74 PIER PZ ADAST
251470756 05/27/25 133645 SS SS 74 PIER PZ CMC
251730579 06/22/25 192536 CKWEL CKWEL 74 PIER PZ ADAST
251790068 06/28/25 015539 SS SS 74 PIER PZ CMC
251850999 07/04/25 221843 SS SS 74 PIER PZ CMC
251851036 07/04/25 223800 SS SS 74 PIER PZ CMC
251960244 07/15/25 090713 SS SS 74 PIER PZ ADAST
251981065 07/17/25 234700 SS SS 74 PIER PZ ADAST
252020713 07/21/25 191246 415 415 74 PIER PZ GOAUTL
252060252 07/25/25 093600 415 250001769415 74 PIER PZ REPT
252070095 07/26/25 020620 SS 250001776SS 74 PIER PZ CMC
252130045 08/01/25 020647 415 415 74 PIER PZ ADAST
252140057 08/02/25 021427 484 250007668484 74 PIER PZ REPT
252200818 08/08/25 214849 SS SS 74 PIER PZ CMC
252200829 08/08/25 220534 SS SS 74 PIER PZ CMC
252200836 08/08/25 221900 SS SS 74 PIER PZ CMC
252200839 08/08/25 222344 SS SS 74 PIER PZ CMC
252200841 08/08/25 222629 SS SS 74 PIER PZ CMC
252200892 08/08/25 233457 SS SS 74 PIER PZ CMC
252200902 08/08/25 234140 SS SS 74 PIER PZ CMC
252200907 08/08/25 234909 SS SS 74 PIER PZ CMC
252200912 08/08/25 235412 SS SS 74 PIER PZ CMC
252200918 08/08/25 235812 SS SS 74 PIER PZ CMC
Page 2 of 310/2/2025 P:\Crystal Reports\CFS by Location and Call Type.rptPage 216 of 356
Call_No Rec'd Date Rec'd Time Orig Call Call Type Report_No Location Disposition
252210006 08/09/25 000421 SS SS 74 PIER PZ CMC
252210009 08/09/25 001359 SS SS 74 PIER PZ CMC
252210011 08/09/25 001629 CODE-6 250001909CODE-6 74 PIER PZ REPT
252220083 08/10/25 014722 415 250001922415 74 PIER PZ REPT
252340962 08/22/25 230426 SS SS 74 PIER PZ ADAST
252410812 08/29/25 215219 SS SS 74 PIER PZ CMC
252570034 09/14/25 012044 242 242 74 PIER PZ ADAST
252570041 09/14/25 013346 FLAG FLAG 74 PIER PZ ADAST
252710557 09/28/25 171007 SS SS 74 PIER PZ ADAST
# Calls For Service 125
# Reports 27
Page 3 of 310/2/2025 P:\Crystal Reports\CFS by Location and Call Type.rptPage 217 of 356
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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
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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
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ADDRESS: 74 Pier Ave, Hermosa Beach, CA 90254 r
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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
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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
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City of Hermosa Beach | Page 1 of 5
Meeting Date: October 21, 2025
Staff Report No. 25-CDD-143
Honorable Chair and Members of the Hermosa Beach Planning Commission
ADOPT A RESOLUTION TO APPROVE LOT LINE ADJUSTMENT AND VARIANCE
TO ELIMINATE A RESIDENTIAL ENCROACHMENT OVER AN EXISTING
PROPERTY LINE AT 1102 AND 1110 21ST STREET IN THE SINGLE-FAMILY (R-1)
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 15305 of the State CEQA
Guidelines; and
2. Adopt a Resolution (Attachment 1) approving Lot Line Adjustment 25-01 and
Variance 25-01 subject to conditions of approval
Executive Summary:
The following report details the request for a Lot Line Adjustment and a Variance to correct
an existing condition in which the house at 1102 21st Street (APN 4184-005-010)
encroaches into the neighboring property to the east at 1110 21st Street (APN 4184-005-
038). The proposal consists of a net transfer of 477 square feet of land from 1110 21st
Street to 1102 21st Street and would result in each home sitting within its respective lot.
Background:
The subject parcels are located at the northeastern end of the City at the intersection of
Prospect Avenue and 21st Street. Both parcels are zoned Single-Family Residential (R-
1) and have a General Plan Designation of Low Density Residential (LD). Both parcels
are located outside of the Coastal Zone. The applicants are requesting the approval of a
Lot Line Adjustment and a Variance to correct an existing condition in which the house at
1102 21st Street (APN 4184-005-010) encroaches into the neighboring property to the
east at 1110 21st Street (APN 4184-005-038). The building which encroaches was legally
permitted under building permit number 7306 issued in 1953 and building permit number
12195 issued in 1963; it was found to cross the property line by as much as 11.5’. The
proposed application stems from a legal settlement between the two private property
owners, in which 481 square feet would be transferred from 1110 21st Street to 1102 21st
Street, and four (4) square feet would be transferred from 1102 21st Street to 1110 21st
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City of Hermosa Beach | Page 2 of 5
Street. The net outcome is a transfer of 477 square feet from 1110 21st Street to 1102
21st Street and would result in each home sitting within its respective lot. The Lot Line
Adjustment and Variance, if approved by the Planning Commission, would formalize this
legal settlement between the property owners. However, the Planning Commission is not
obligated to approve the request and retains its decision-making authority.
Past Board, Commission, and Council Actions
Meeting Date Description
Planning
Commission:
January 13, 1964
Planning Commission approves a zone variance to permit an
open porch to be located on the side property line at 1102 21st
Street
Board of Zoning
Adjustments:
September 3, 1975
Board of Zoning Adjustments approves a variance to allow an
over height fence within the required front yard setback and
within the corner vision clearance triangle at 1102 21st Street
Planning
Commission:
June 20, 1983
Board of Zoning Adjustments approves a variance to allow an
expansion to an existing single-family residence within a
required easterly side yard setback at 1110 21st Street
Planning
Commission:
February 19, 2008
Planning Commission approves a lot line adjustment via
minute order to transfer 335 square feet from 1120 21st Street
to 1110 21st Street to correct a residential encroachment over a
lot line.
Site Information Table:
The following table describes the site characteristics for both properties.
Site Information
General Plan (Both) Low-Density Residential (LD)
Zoning (Both) Single-Family Residential (R-1)
Existing Lot Size
1102 21st 3,353 square feet
1110 21st 3,692 square feet
Surrounding Zoning (Both)
North: Single-Family Residential (R-1)
East: Single-Family Residential (R-1)
South: Single-Family Residential (R-1)
West: Single-Family Residential (R-1)
Surrounding Uses (Both)
North: Residential
East: Residential
South: Residential
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City of Hermosa Beach | Page 3 of 5
Site Information
West: Residential
Project Description
As discussed in the background section above, the applicants are requesting a Lot Line
Adjustment and Variance to correct an existing condition in which the house at 1102 21st
Street (APN 4184-005-010) encroaches into the neighboring property to the east at 1110
21st Street (APN 4184-005-038). If approved, 481 square feet would be transferred from
1110 21st Street to 1102 21st Street and four (4) square feet would be transferred from
1102 21st Street to 1110 21st Street. The net result is a transfer of 477 square feet from
1110 21st Street to 1102 21st Street. Please refer to the exchange exhibits attached.
(Attachment 3). A variance is needed for the reduced lot size of 1110 21st Street and to
allow a reduced side yard setback at 1102 21st Street.
Discussion:
A Lot Line Adjustment is the process under the State Subdivision Map Act that is used to
change property lines between existing parcels. The process can be used to do a number
of things, such as: combine up to four (4) adjacent parcels into one (1) parcel, alter the
boundary between up to four (4) parcels, or reconfigure the shapes of up to four (4)
parcels. A Variance is required for this Lot Line Adjustment request due to the existing
size of the lots. Per Hermosa Beach Municipal Code (HBMC) Section 17.08.030 (I), the
minimum lot size for newly created lots shall be 4,000 square feet. Both properties are
currently substandard to this requirement and if the project is approved, both would
remain substandard. One property would move closer to conformity with the minimum lot
size requirement, and the other would become more non-conforming, resulting in no net
difference between the two.
Lot Existing Lot Size Adjusted Lot size
1102 21st Street 3,353 square feet 3,830 square feet
1110 21st Street 3,692 square feet 3,215 square feet
The existing building at 1102 21st Street was constructed across the easterly property
line, extending as much as 11.5 feet into the adjacent lot. The lot line adjustment would
reconfigure the lot so that the side property line maintains a setback of 1.16’ from the
building. The proposed adjustment resolves the building crossing the property line, but it
would not conform with the side yard setback requirement of the zone, which requires a
setback of 10 percent, provided such side yard shall not be less than three (3) feet in
width and need not exceed five (5) feet in width. A 104-square-foot maintenance
easement 1.74’ in width would also be established at the westerly portion of 1110 21st
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City of Hermosa Beach | Page 4 of 5
Street along the property line. The building setback combined with the 1.74-foot
easement, provides 2.90 feet side yard.
Findings:
Pursuant to Hermosa Beach Municipal Code (HBMC) §17.54.020 four required Variance
findings must be made to approve, or conditionally approve, a Variance application. The
inability to make one or more of the following findings is grounds for denial of an
application.
1. Exceptional circumstances are applicable to the property involved;
The site condition where an existing house was mistakenly built over an existing
property line represents an exceptional circumstance that warrants a Variance to
abate the problem.
2. That the variance is necessary for the preservation of a substantial property
right possessed by other properties in the vicinity of the subject property;
A Variance is necessary in this case in order to preserve a substantial property
right possessed by other properties in the vicinity, which is the right to maintain a
home fully on the subject parcel that it occupies without intrusion from other
adjacent properties.
3. That the variance will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zone in which
the property is located;
The Variance would result in no net change in the non-conformity of the parcels,
as one parcel would become more conforming to the zoning ordinance and one
would become less conforming. Additionally, the variance would improve a
condition that is currently contrary to preserving the public welfare as a building
crossing a property line is inconsistent with the building code.
4. That the granting of the variance will not conflict with the provisions of, or
be detrimental to, the general plan.
The granting of the Variance would not be detrimental to or conflict with the
provisions of the general plan. Consistency with relevant policies from the general
plan is provided below for reference purposes.
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 abating the
intrusion of a disruptive non-conforming
Policy 2.5 Neighborhood preservation-
Preserve and enhance the quality of
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City of Hermosa Beach | Page 5 of 5
residential neighborhoods by avoiding or
abating the intrusion of disruptive non-
conforming buildings or uses
condition in which a house encroaches
into a neighboring property.
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
qualifies for a Class 5 categorical exemption, Minor Alterations in Land Use Limitations,
as defined in section 15305 of the State CEQA Guidelines, as the project consists of a
Variance and minor Lot Line Adjustment not resulting in the creation of any new parcel,
in an area with an average slope of less than 20 percent, and does not result in any
changes to land use or density. 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 is not located in a particularly sensitive environment such that the
project may impact an environmental resource of hazardous or critical concern. The
project would not result in a significant cumulative impact of successive projects of the
same type in the same place over time; the project would not have a significant effect on
the environment due to unusual circumstances; the project would not damage a scenic
highway or scenic resources within a state scenic highway; the project is not located on
a hazardous waste site; and the project would not cause a substantial adverse change in
the significance of a historical resource.
Public Notification:
For the October 21, 2025, Planning Commission hearing, a total of 202 public hearing
notices were mailed to the applicant, occupants and property owners of properties within
a 300-foot radius on October 9, 2025. A legal ad was published on October 11, 2025, in
the Daily Breeze, a newspaper of general circulation. Additionally, the applicant received
a notice poster to post on-site and provided proof of posting a minimum of ten days in
advance of the public hearing, in accordance with HBMC 17.68.050. Public notification
materials are included as Attachment 4. As of the writing of the report, staff have received
no public comments.
Attachments:
1. Draft Resolution
2. Zoning Map
3. LLA Legal Descriptions and Exhibits
4. Public Notification Package
Respectfully Submitted by: Jake Whitney, Associate Planner
Concur: Alexis Oropeza, Planning Manager
Legal Review: Sarah Locklin, Interim Assistant City Attorney
Approved: Alison Becker, Community Development Director
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CITY OF HERMOSA BEACH
RESOLUTION NO. RES-25-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A LOT LINE ADJUSTMENT
(LLA 25-01) AND A VARIANCE (VAR 25-01), TO ELIMINATE A
RESIDENTIAL ENCROACHMENT OVER AN EXISTING PROPERTY LINE
AT 1102 AND 1110 21ST STREET IN THE SINGLE-FAMILY RESIDENTIAL
(R-1) ZONE AND DETERMINING THAT THE PROJECT IS
CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA).
WHEREAS, an application was filed on July 10, 2025, by the applicants Richard A
Binder and Taryn A Binder, Trustee(s) of the Richard & Taryn Binder Family Trust, along
with Sharon Ann Arduini, seeking approval of a Lot Line Adjustment and a Variance to
correct an existing condition in which the house at 1102 21st street (APN 4184-005-010)
encroaches into the neighboring property to the east at 1110 21st Street (APN 4184-005-
038) (the Project); and
WHEREAS, the Richard & Taryn Binder Family Trust is the property owner of
1102 21st Street, and Sharon Ann Arduini is the property owner of 1110 21st Street; and
WHEREAS, a Lot Line Adjustment is the process under the State Subdivision Map
Act that is used to change property lines between up to four existing parcels. Lot Line
Adjustments are typically subject to administrative review and approval; and
WHEREAS, if approved, the proposed Lot Line Adjustment would transfer 481
square feet from 1110 21st Street to 1102 21st Street and 4 square feet from 1102 21st
Street to 1110 21st Street, resulting in a net transfer of 477 square feet from 1110 21st
Street to 1102 21st Street; and
WHEREAS, a Variance is required for this Lot Line Adjustment due to the
proposed sizes of the lots being substandard to the minimum lot size for newly created
lots of 4,000 square feet per Hermosa Beach Municipal Code (HBMC) Section 17.08.030
(I); and
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WHEREAS, in considering the granting of a Variance, the City must make four
required Variance findings pursuant to Hermosa Beach Municipal Code (HBMC) Section
17.54.020 to approve, or conditionally approve, a Variance application; and
WHEREAS, the Planning Commission at its public meeting of October 21, 2025,
considered all testimony and evidence regarding the application, both oral and written,
that was presented to the Planning Commission.
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 21, 2025
Planning Commission meeting, the Planning Commission finds, determines and declares
the following pertaining to the application for a Variance (VAR 25-01) under Hermosa
Beach Municipal Code Section 17.54.020:
Findings:
1. Exceptional circumstances are applicable to the property involved;
The site condition where an existing house was mistakenly built over an existing
property line represents an exceptional circumstance that warrants a Variance to
abate the problem.
2. That the variance is necessary for the preservation of a substantial property
right possessed by other properties in the vicinity of the subject property;
A Variance is necessary in this case in order to preserve a substantial property right
possessed by other properties in the vicinity, which is the right to maintain a home
fully on the subject parcel that it occupies without intrusion from other adjacent
properties.
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3. That the variance will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zone in which
the property is located;
The Variance would result in no net change in the non-conformity of the parcels,
as one parcel would become more conforming to the zoning ordinance and one
would become less conforming. Additionally, the variance would improve a
condition that is currently contrary to preserving the public welfare as a building
crossing a property line is inconsistent with the building code.
4. That the granting of the variance will not conflict with the provisions of, or
be detrimental to, the general plan.
The granting of the Variance would not be detrimental to or conflict with the
provisions of the general plan. Consistency with relevant policies from the general
plan is provided below for reference purposes.
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 abating the
intrusion of a disruptive non-conforming
condition in which a house encroaches
into a neighboring property.
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
SECTION 3. Based on the foregoing, the Planning Commission hereby approves the
subject Lot Line Adjustment (LLA 25-01) and Variance (VAR 25-01) to correct an existing
condition in which the house at 1102 21st Street (APN 4184-005-010) encroaches into the
neighboring property to the east at 1110 21st Street (APN 4184-005-038) in the Single-
Family Residential (R-1) zone. The approved Lot Line Adjustment and Variance shall be
subject to the following Conditions of Approval:
Page 253 of 356
1. The approved Lot Line Adjustment shall be executed as described in the proposed
legal descriptions and as shown in Exhibits A, B, 1, and 2 attached to this Resolution,
which are incorporated herein by reference.
2. A Certificate of Compliance and legal descriptions in a form approved by the City and
compliant with the Subdivision Map Act shall be submitted consistent with the exhibits
approved by the Planning Commission, approved by the Community Development
Director and City Attorney, within one (1) year of this approval.
3. 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 Lot Line Adjustment and
Variance shall be recorded, and proof of recordation shall be submitted to the
Community Development Department.
4. Prepayment of all taxes as required California Government Code Section 66412 and
any fees required by the City shall be evidenced prior to recordation of the Certificate
of Compliance.
5. 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.
6. 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
Page 254 of 356
attorney's fees which the City may be required to pay as a result of any claim or action
brought against the City because of this permit. Although the permittee is the real
party in interest in an action, the City may, at its sole discretion, participate at its own
expense in the defense of the action, but such participation shall not relieve the
permittee of any obligation under this condition.
SECTION 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 the other conditions
shall remain valid and enforceable.
SECTION 5. The Planning Commission finds that the project is Categorically Exempt from
the California Environmental Quality Act pursuant to a Class 5 Section 15305 Categorical
Exemption for Minor Alterations in Land Use Limitations, as the project consists of a
Variance and minor Lot Line Adjustment not resulting in the creation of any new parcel,
in an area with an average slope of less than 20 percent, and does not result in any
changes to land use or density. Moreover, none of the exceptions to the Categorical
Exemptions apply. The project is not located in a particularly sensitive environment such
that the project may impact an environmental resource of hazardous or critical concern,
nor will the project result in a significant cumulative impact of successive projects of the
same type in the same place over time, or have a significant effect on the environment
due to unusual circumstances, or damage a scenic highway or scenic resources within a
state scenic highway. The site is not located on a hazardous waste site and will not cause
a substantial adverse change in the significance of a historical resource.
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.
PASSED, APPROVED, and ADOPTED on this 21st day of October, 2025.
______________________________________________________________________________
VOTE: AYES:
NOES:
Page 255 of 356
ABSTAIN:
ABSENT:
CERTIFICATION
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 21, 2025.
Kate Hirsh, Chairperson Alison Becker, Secretary
____________________
Date
Page 256 of 356
Harpe
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ill
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19th StAva Ave
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24th St
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2 0 t h S t19th StHillcrestDrArtesia Blvd
Project Zoning MapPlanning Commission
October 21, 2025
1102 & 1110 21st St
APN: 4184-005-010 & 4184-005-038
Zone: R-1 Single Family Residential
Lot Line Adjustment
Description
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
-HE Housing Element Overlay
300' Notification Radius
Page 257 of 356
LLA Exhibits
6/26/25 Page 24 of 41Page 258 of 356
6/26/25 Page 25 of 41Page 259 of 356
6/26/25 of 41Page 26 Page 260 of 356
6/26/25 Page 27 of 41Page 261 of 356
Exchange Exhibits
6/26/25 Page 28 of 41Page 262 of 356
6/26/25 Page 29 of 41Page 263 of 356
6/26/25 Page 30 of 41Page 264 of 356
6/26/25 Page 31 of 41Page 265 of 356
6/26/25 Page 32 of 41Page 266 of 356
Easement Exhibits
6/26/25 Page 33 of 41Page 267 of 356
6/26/25 of 41Page 34 Page 268 of 356
6/26/25 Page 35 of 41Page 269 of 356
Topographical Survey
6/26/25 Page 36 of 41Page 270 of 356
6/26/25 Page 37 of 41Elevation Data and Square FeetPage 271 of 356
6/26/25 Page 38 of 41
Square Feet Before and After LLA
Parcel 1952 Original Lots
Before 2013 LLA for
1110/1120*
SQ FT Before
Proposed LLA
SQ FT After
Proposed LLA
Change from
Current with
Proposed LLA
Change from
Before 2013
LLA
1102, Binder A’+D=3,370 A+D=3,353 A+B=3,830 +477 +460
1110, Arduini E=3,360*B+C=3,692 C+D=3,215 -477 -145
Totals, Both
Parcels:
6,730 7,045 7,045 0 +315
A, B, C, D from preceding survey map.
* E and A’ from 1952 Preliminary Title Report Survey Map
2013
LLA
Currently
Proposed
LLA
Page 272 of 356
LLA
Additional Information
6/26/25 Page 39 of 41Page 273 of 356
RICK (FREDERICK) JONES JR.
DATE
PLANS PREPARED BY:
PLS 54583-31-23
4.4' ROOF
OVERHANG
2.0' ROOF
OVERHANG
103.7
5-15-23
6/26/25 Page 40 of 41Page 274 of 356
Public Notification Package 1102 & 1110 21St Street
Page 275 of 356
Public Notification Package 1102 & 1110 21St Street
Page 276 of 356
Public Notification Package 1102 & 1110 21St Street
Page 277 of 356
Public Notification Package 1102 & 1110 21St Street
Page 278 of 356
PC Legal Notice for October 21, 2025_CDD - Page 2 of 2
Page 279 of 356
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300' RADIUS MAP
ADDRESS: 1102 & 1110 21st St., Hermosa Beach, CA 90254 r
Page 280 of 356
Community Development Department
Planning Division
City of Hermosa Beach 1315 Valley Drive
Hermosa Beach, CA 90254
IMPORTANT PUBLIC NOTICE 1102 & 1110 21st Street, Hermosa Beach, CA 90254
Assessor Parcel Number 4184-005-010; 4184-005-038
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.
A LOT LINE ADJUSTMENT (LLA 25-01) AND VARIANCE (VAR 25-01) REQUEST TO ELIMINATE A RESIDENTIAL
ENCROACHMENT OVER AN EXISTING PROPERTY LINE AT 1102 AND 1110 21ST STREET IN THE SINGLE-FAMILY (R-1) ZONE.
CEQA: THE PROJECT QUALIFIES FOR A CLASS 5 CATEGORICAL EXEMPTION PER SECTION 15305 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES. AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive
Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at
cityclerk@hermosabeach.gov at least 48 hours before the meeting.
PARTICIPATION AND VIEWING OPTIONS - Hermosa Beach Planning Commission meetings are open to the public and are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254.
Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by
submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on
action items listed on the agenda via the following:
Zoom - https://us02web.zoom.us/j/82539742028?pwd=ountrdnvd2l6tzbptdljc2x6bgfwdz09
Meeting ID: 825 3974 2028 Password: 207860
Phone - Toll Free: (833) 548-0276 Meeting ID: 825 3974 2028, then #; Passcode: 207860
eComment - Submit an eComment by 3:00 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 3:00 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 281 of 356
Page 282 of 356
City of Hermosa Beach | Page 1 of 13
Meeting Date: October 21, 2025
Staff Report No. 25-CDD-146
Honorable Chairperson and Members of the Hermosa Beach Planning Commission
ADOPT A RESOLUTION TO APPROVE A CONDITIONAL USE PERMIT, PRECISE
DEVELOPMENT PLAN, AND VESTING TENTATIVE PARCEL MAP NO. 84716 FOR
NEW TWO-UNIT RESIDENTIAL CONDOMINIUMS AT 620 11TH STREET, IN THE
TWO-FAMILY RESIDENTIAL (R-2) ZONE
CEQA: Determine that the project is categorically exempt from the California
Environmental Quality Act pursuant to a Class 3 categorical exemption, as defined in
section 15303 of the CEQA Guidelines for new construction.
(Associate Planner Jake Whitney)
Recommended Action:
Staff recommends that the Planning Commission:
1. Determine the project is categorically exempt from the California Environmental
Quality Act (CEQA); and
2. Adopt a Resolution (Attachment 1) approving Conditional Use Permit (CUP 25-
08), Precise Development Plan (25-06), and Vesting Tentative Parcel Map No.
84716 allowing two new residential condominium buildings in the Two-Family
Residential Zone (R-2) subject to conditions.
Executive Summary:
The following is a request for approval of a Conditional Use Permit (CUP), Precise
Development Plan (PDP), and a Vesting Tentative Parcel Map (VTPM) that would permit
the construction of two detached residential condominium units at 620 11th Street. Staff
recommend that the Planning Commission approve the requested CUP, PDP, and VTPM
with conditions of approval and determine that the project is categorically exempt from
the California Environmental Quality Act (Attachment 1).
Background:
The project site consists of an interior lot with vehicle access on 11th Street in the Two-
Family Residential Zone (R-2) (Attachment 2). The City’s General Plan (PLAN Hermosa)
designates the property as Medium Density Residential with an allowable density range
of 13.1-25 dwelling units per acre. The site is located on the south side of 11th Street, east
of the Greenbelt and Ardmore Avenue. The subject parcel is developed with one single-
family residence built in 1939 which is proposed to be demolished. The proposed project,
if approved, would increase the number of residences by one.
Page 283 of 356
City of Hermosa Beach | Page 2 of 13
This project was previously entitled through a CUP, PDP, and VTPM on November 16,
2021. The Planning Commission Resolution (P.C. Resolution 21-16) conditioned the
project through condition number twenty-four that, “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.” The applicant did not commence construction within two years of
approval. A request for a time extension was submitted on November 9, 2023, with less
than 60 days before the expiration date. Staff notified the applicant of the additional
information needed to process the request. The applicant did not provide the information
and the project approval subsequently expired. The current application filed a new
application on July 16, 2025 seeking approval of a CUP, PDP, and VTPM for two
detached residential condominiums.
Site Information Table:
The following table describes the existing site characteristics.
Site Information
General Plan Medium Density Residential (MD)
Zoning Two-Family Residential (R-2)
Lot Size 4,258 square feet
Surrounding Zoning
North: R-2
East: R-2
South: R-2
West: R-2
Surrounding Uses
North: Residential
East: Residential
South: Residential
West: Residential
Project Description
The project consists of the construction of two detached condominium units within two
buildings on an existing ground lot and the demolition of one existing residence
(Attachment 3). Unit 1 is at the front of the lot (closest to 11th Street) and would result in
2,830 square feet of living area. The rear residence (Unit 2) would result in 2,862 square
feet of living area. Vehicular access to the site would be provided from 11th Street via a
Page 284 of 356
City of Hermosa Beach | Page 3 of 13
9.54 foot-wide driveway, which would lead to two-car garages for each unit, as well as a
guest parking space adjacent to the garage of Unit 2. Also on this level (the first floor) of
both units there is the entryway, a bedroom with attached bathroom and a stairway
leading to the second floor. The second floor of each unit are mirror layouts of each other
providing for the primary bedroom suite and another bedroom with attached bathroom as
well as the laundry room and a stairway leading to the third floor. On the third floor of
both units lie the kitchen, great room, a powder room, pantry, wine room, partially covered
deck, and stairway leading to the roof top deck.
The project requires the Planning Commission’s review and approval of a Conditional Use
Permit, a Precise Development Plan, and a Vesting Tentative Parcel Map. The CUP and
PDP review aims to promote compatibility, architectural unity, enhance design, and
ensure neighborhood compatibility. A Vesting Tentative Parcel Map for condominium
purposes is requested so that the units may be sold separately (Attachment 4).
Discussion:
Development Standards
Two-Family Residential (R-2) Development Standards
Criteria Required Provided
LOT STANDARDS
Minimum Lot Area 1,750 square feet per
unit 2,129 square feet per unit
Lot Coverage Maximum 65% 63.05%
HEIGHT: 30 ft 30 ft
YARDS:
Front 5 ft 5.14 ft
Side 3.8 ft 3.92 ft
Rear 5 ft/ 3 ft (above first floor) 5.21 ft/ 3.08 ft (above first
floor)
PARKING AND DRIVEWAYS:
Total Parking Spaces Minimum 5 5
Garage Spaces Minimum 4 4
Guest Space Minimum 1 1
OPEN SPACE:
Private Open Space: 600 square feet 604 square feet
DESIGN ELEMENTS:
Page 285 of 356
City of Hermosa Beach | Page 4 of 13
The following summarizes the requirements of condominium construction and
maintenance, and the development’s compliance with residential minimum design
standards.
Project Findings:
A Conditional Use Permit may only be approved or conditionally approved when positive
findings can be made for all of the findings pursuant to Hermosa Beach Municipal (HBMC)
Code § 17.56.050:
1. The proposed use is allowed within the applicable zone and complies with all
other applicable provisions of this Title and all other titles of the Hermosa
Beach Municipal Code;
The project site is located within the Two-Family Residential (R-2) Zone. The two
proposed residential condominium units are allowed within the R-2 Zone and are
compliant with the City’s Zoning Ordinance and all other provisions in the Municipal
Code. The project would be developed with two units within 4,258 square feet, which
is compliant with the maximum requirement of one unit per 1,750 square feet in the
R-2 Zone. The project demonstrates consistency with applicable criteria of HBMC
Section 17.56.040 Criteria for Review of Conditional Use Permits, specifically that the
site provides a total of five parking spaces, meeting the development standard for
parking in the R-2 Zone as required in Section 17.44.020. Also, the proposed location
Solid Waste Area (Per Unit) (3) 2.5 ft X 2.5 ft bins (3) 2.5 ft X 2.5 ft bins
Criteria Required Provided
LOT STANDARDS
Minimum Lot Width 29’ 38 feet
DESIGN ELEMENTS:
Unit Size 1,600 sf per unit (based
on 4 bedrooms)
2,830 sf Unit 1
2,862 sf Unit 2
Private Storage Space 200 cubic feet per unit 205 cubic feet each unit
Height
25 ft max along walk
streets. Otherwise, base
zone standard applies.
30 ft. No walk street
YARDS:
Front 5 ft 5.14 ft
Page 286 of 356
City of Hermosa Beach | Page 5 of 13
of the parking and size of the spaces complies with Sections 17.44.090 and 17.44.100
in that the parking spaces are located entirely onsite within two garages with
dimensions of 21 feet 8 inches by 20 feet and 1 inch with an open guest space which
is adjacent to the garage of Unit 2 with a dimension of 8 feet 6 inches by 18 feet.
Additionally, the scope of the project is within the anticipated development of the City
and the impact to the City’s infrastructure and services will be mitigated through
compliance with Building and Safety standards, public right-of-way improvements and
assessed initial and ongoing fees to service providers.
2. The proposed use is consistent with the General Plan and any applicable
specific plan;
The project site has a Medium-Density Residential land use designation in the City’s
General Plan (PLAN Hermosa). The proposed use is consistent with the Medium-
Density Residential designation and is not a part of any specific plan area. The
Medium Density Residential designation intends to allow for mixed-scale residential
neighborhoods with single-family residential and small-scale multifamily residential
(duplex, triplex, condominium). The project site is also located within the Greenbelt
Neighborhood Character Area of the General Plan. The purpose of the General Plan
character areas is to provide guidance on how buildings should interact with the
public realm to encourage a coordinated urban realm. The Greenbelt Neighborhood
Character Area establishes that the area includes low- and medium-density
residential uses. Building design includes two to four unit complexes resembling
single-family homes with articulation and separate entrances. The proposed project
would comply with or exceed the minimum front, side, and rear yard areas for the R-
2 Zone. The identified density range for the land use designation is 13.1-25 dwelling
units per acre pursuant to PLAN Hermosa. The proposed two-unit condominium
would have a density of 20.46 dwelling units per acre, which falls within the
designated density range. Additionally, the project has been reviewed for consistency
with the General Plan policies and goals. A summary of the most relevant goals and
policies is detailed in the table below.
General Plan Consistency
Goals & Policies Findings
Land Use Element
Page 287 of 356
City of Hermosa Beach | Page 6 of 13
General Plan Consistency
Goals & Policies Findings
Goal 1: Create a sustainable urban
form and land use patterns that
support a robust economy and high
quality of life for residents.
Policy 1.6 Scale and context.
Consider the compatibility of new
development within its urban context
to avoid abrupt changes in scale and
massing.
The scale of the development is in line
with that of the neighborhood and similar
development surrounds the subject
property. The proposed project is a two-
unit condominium development
consisting of three levels which is
common of new multi-family development
in this community. The development fits
in seamlessly with the urban context
which is made up of two- and three-story
buildings and does not contain abrupt
changes in scale and massing.
Goal 2: Neighborhoods provide for
diverse needs of residents of all ages
and abilities and are organized to
support healthy and active lifestyles.
Policy 2.3 Balanced neighborhoods.
Promote a diverse range of housing
unit types and sizes, within allowed
density.
The project is located within walking
distance to local schools, parks and the
beach. Such proximity allows for a
diverse choice of recreational activities
and hobbies.
The proposed project is a two-unit
condominium and would contribute to a
diverse neighborhood with various
housing types and unit sizes for
residents of different income levels.
Page 288 of 356
City of Hermosa Beach | Page 7 of 13
General Plan Consistency
Goals & Policies Findings
Goal 5. Quality and authenticity in
architecture and site design in all
construction and renovation of
buildings.
Policy 5.6 Eclectic and diverse
architecture. Seek to maintain and
enhance neighborhood character
through eclectic and diverse
architectural styles.
Goal 6. A pedestrian-focused urban
form that creates visual interest and a
comfortable outdoor environment.
Policy 6.7 Pedestrian oriented design.
Eliminate urban form conditions that
reduce walkability by discouraging
surface parking and parking
structures along walkways, long blank
walls along walkways, and garage
dominated
building facades.
The proposed project would contribute to
the diversity of architectural styles in the
community through effective site design.
The building design incorporates
windows, balconies, and a pedestrian
accessible entrance along the eastern
elevation, facing the street. The design
features contribute to a pedestrian-
focused urban form which creates visual
interest. The proposed project provides
setbacks along the front, rear and side of
the property to give relief to the site’s
relationship to the parkway and allow for
a friendly relationship between the
development and pedestrians traversing
the public right-of-way.
Policy 5.7 Light pollution. Preserve
skyward nighttime views and lessen
glare by minimizing lighting levels
along the shoreline.
Nighttime views would be protected by a
condition of approval requiring all
exterior lighting to be downcast to
minimize light pollution. In addition, the
project is sufficiently distanced from the
shoreline such that the lighting levels
will not affect glare.
Housing Element
Issue Area 2: Affordable Housing
Development
Policy 2.2 The City will continue to
encourage the development of safe,
sound, and decent housing to meet
the need of varying income groups
The project will support the development
of safe, sound, and decent housing. The
condominium units built from this project
would be made to comply with current
building codes which are more robust
than the codes used for the existing on-
site residence. Furthermore, the project
will enhance the public right-of-way and
underground utilities to provide safe,
sound, and decent housing.
Page 289 of 356
City of Hermosa Beach | Page 8 of 13
General Plan Consistency
Goals & Policies Findings
Policy 2.4 The City will continue to
support and promote homeownership
in the community.
The proposed project contains two
condominiums which present the
opportunity for home ownership in the
community.
3. The proposed use will not be averse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or
improvements;
The proposed condominium development would be similar to other multifamily
developments in the vicinity and would not be averse to the public health, safety,
or general welfare of the community or detrimental to surrounding properties or
improvements. The project meets all requirements for the R-2 Zone and is
consistent with the Medium-Density Residential land use designation and the
Greenbelt Neighborhood Character area in PLAN Hermosa. Further, the project
will comply with all current building and safety standards to ensure safety and
reliability in construction. The site provides residential vehicular access with its
provision of compliant driveway width, garage parking and guest parking. The
project will not exceed 30 feet in height, the maximum height and such height will
be verified at the time of construction per HBMC Section 17.46.015. The project
will also maintain all required setbacks per HBMC Section 17.12.020, 5.14 feet in
the front yard, 3.92 feet in the side yard, 5.21 feet in the rear yard on the ground
floor, and 3.08 above the 1st floor in the rear.
4. The design, location, size, and operating characteristics of the proposed
activity are compatible with the existing and reasonably foreseeable future
land uses and circulation in the vicinity; and
The design, location, size, and operating characteristics of the proposed
condominium development are compatible with the existing and reasonably
foreseeable future land uses and circulation in the vicinity. The project site is
developed with one existing single-family residence. The proposed project design
is characteristic of similar multifamily residences in the area and is in a residential
zone. The project is also consistent with the Medium Density Residential land use
designation and the Greenbelt Neighborhood Character area in PLAN Hermosa.
The project’s two detached residences on a single lot are consistent with the
surroundings and reasonably foreseeable future land use.
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City of Hermosa Beach | Page 9 of 13
5. The site is physically suitable for the type of use being proposed, including
access, utilities, and the absence of physical constraints.
The project site is physically suitable for the type of use being proposed. The project
site is developed with one existing single-family residence. The project site is located
on a 4,258- square-foot lot with existing access to a public street, utilities, and other
essential services. The existing lot fronts 11th Street and has a lot width of 38 feet. This
exceeds the minimum lot width for new condominium developments of 29 feet. There
are no physical constraints which would prohibit this type of development.
Additionally, a Precise Development Plan may only be approved or conditionally approved
when positive findings can be made for all findings pursuant to Hermosa Beach Municipal
(HBMC) Code § 17.58.040:
1. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title [Title 17, Zoning] and all other titles
of the Hermosa Beach Municipal Code;
The project site is located within the Two-Family Residential Zone (R-2 Zone). The
design, layout, and physical features of the proposed development comply with the
City’s Zoning Ordinance and all relevant sections of the Hermosa Beach Municipal
Code including the development standard for height, front and side yards as contained
within HBMC Section 17.12.020. Additionally, HBMC Section 17.12.050 requires that
the minimum lot area per dwelling unit be not less than 1,750 square feet, where the
site provides 2,129 square feet per unit. The project complies with the maximum lot
coverage, which cannot exceed 65 percent of the lot per HBMC Section 17.12.060
and the project provides for 63.05 percent. Off street parking as required in Section
17.12.030 is accommodated entirely onsite. The development includes four enclosed
parking spaces and a guest parking space. Vehicle access and parking will be
accommodated through a shared 9.54 foot-wide driveway, with adequate space for
vehicle maneuvering of 25 feet. Additionally, the site will feature an Eco rain tank and
sump pump to ensure compliance with low-impact development standards. The
project provides slightly more than the required open space of 300 square feet per
unit (HBMC Section 17.12.080) provided for at a second level decks and roof deck at
both units, each exceeding the minimum dimensions of seven feet by seven feet. The
project also complies with condominium standards including providing for compliant
declaration of covenants, conditions and restrictions as found in the conditions of
approval and required by Section 17.22.050. The lot is 38 feet wide, exceeding the
minimum lot width for new condominium developments of 29 feet and provides for
greater than 1,600 square feet units per Section 17.22.060.
2. The design, layout, and other physical features of the project are consistent
with the General Plan, and any applicable specific plan or design guidelines;
and
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City of Hermosa Beach | Page 10 of 13
The project site has a Medium Density Residential land use designation in the City’s
General Plan (PLAN Hermosa) and is not part of any specific plan area. The design,
layout, and other physical features of the project are consistent with the General Plan.
The intent of the Medium Density Residential designation is to allow for a range of
residential housing types to serve the varying living accommodation needs or desires
of the community. The identified density range for the land use designation is 13.1-25
dwelling units per acre pursuant to PLAN Hermosa. The proposed two-unit
condominium project complies with these standards and is within the allowable density
range at 20.46 dwelling units per acre. There are no other specific plans or design
guidelines required for the project site.
3. The design, layout, and other physical features of the project comply with any
design or development standards applicable to the zone, unless waived or
modified pursuant to the provisions of this Title. The design, layout, and other
physical features of the project comply with the design and development standards
applicable to the zone and no waivers from these standards are being requested.
Finally, approval of a tentative parcel map is required for the creation of two residential
condominiums. A subdivision for a tentative parcel map may only be approved or
conditionally approved when positive findings can be made pursuant to §16.08.060 of the
HBMC.
1. The proposed subdivision would not create lots smaller than a forty (40) foot
width and having less than four thousand (4,000) square feet;
The proposed subdivision would not alter the sizes of the existing lot but would rather
subdivide airspace within the lot for condominium purposes. The existing lot is 38 feet
with a total lot area of 4,258 square feet.
2. The proposed lots, after being divided, front on public streets and do not front
on any alleys;
The existing 4,258-square-foot lot fronts on 11th Street. The proposed subdivision of
airspace for condominium purposes would not alter this arrangement.
3. The proposed subdivision will in no way be inconsistent with the prevailing lot
pattern or reduce property values in the surrounding neighborhood area;
The proposed subdivision of airspace is consistent with the existing lot patterns along
11th Street and the surrounding area and there are no unique characteristics about
this subdivision which would indicate that surrounding property values would be
negatively affected as a result of this subdivision.
4. The size of the proposed lots is not smaller than the prevailing lot size and lot
frontage within the same zone and general plan designation within a three
hundred (300) foot radius; provided, however, that all such lots used in the
comparison shall be in the same neighborhood area;
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City of Hermosa Beach | Page 11 of 13
The size of the lot would not be altered by the proposed subdivision as it pertains to
airspace divisions for condominium purposes. There shall be no impact to this lot
size standard. The existing lot is 38 feet wide and has a total area of 4,258 square
feet.
5. The granting of the subdivision would result in the creation of lots that would be
of a size and configuration which would be in keeping with the standards of
development specified by the zoning ordinance for the land use zone in which
it is located;
The size of the lots would not be altered by the proposed subdivision as it pertains to
airspace divisions for condominium purposes. There shall be no impact to this lot size
or configuration standard.
6. The creation of the proposed lots would be in conformity with the intent and
purpose of the comprehensive general plan for the city;
PLAN Hermosa, the City’s General Plan allows for the creation of new condominium
developments within the R-2 Zone. Additionally, the proposed subdivision would not
alter the size of the existing lot. The subdivision as proposed is compliant with the
intent and purpose of the comprehensive general plan for the City. The following table
provides a summary of the relevant General Plan goals and policies with which the
proposed subdivision conforms.
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City of Hermosa Beach | Page 12 of 13
General Plan Consistency
Goals & Policies Findings
Land Use Element8
Goal 1: Create a sustainable urban
form and land use patterns that
support a robust economy and high
quality of life for residents.
Policy 1.6 Scale and context.
Consider the compatibility of new
development within its urban context
to avoid abrupt changes in scale and
massing.
The scale of the development is in line
with that of the neighborhood and similar
development surrounds the subject
property. The proposed project is a two-
unit condominium development consists
of three levels which is common of new
multi-family development in this
community. The development fits in
seamlessly with the urban context which
is made up of two- and three-story
buildings and does not contain abrupt
changes in scale and massing.
Housing Element
Issue Area 2: Affordable Housing
Development
Policy 2.2 The City will continue to
encourage the development of safe,
sound, and decent housing to meet
the need of varying income groups
Policy 2.4 The City will continue to
support and promote homeownership
in the community.
The project would support the
development of safe, sound, and decent
housing. The condominium units built
from this project would be made to
comply with current building codes which
are more robust than the codes used for
the existing on- site residences.
Furthermore, the condominiums present
the opportunity for home ownership in the
community.
7. The tentative subdivision map complies with the requirements for
approval set forth in the Subdivision Map Act of the state of California.
The vesting tentative subdivision map shall be reviewed by the City Engineer
for conformance with all requirements set forth in the Subdivision Map Act of
California. No final map shall be approved by the jurisdiction until such time that
the proposed subdivision map has been cleared for compliance.
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
qualifies for a Class 3 categorical exemption, as defined in §15303 of the CEQA
Guidelines, for New Construction as it consists of a multifamily residential structure
consisting of no more than six units in an urbanized area. Moreover, none of the
exceptions to the categorical exemption(s) apply to the project, as defined in
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City of Hermosa Beach | Page 13 of 13
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 21, 2025 Planning Commission hearing, a total of 200 public
hearing notices were mailed to the applicant, occupants, and property owners of
properties within a 300- foot radius on October 9, 2025. A legal ad was published
on October 11, 2025 in the Daily Breeze, a newspaper of general circulation.
Additionally, the applicant received a notice poster to post on-site and provided
proof of posting a minimum of ten days in advance of the public hearing, in
accordance with HBMC §17.68.050. Public notification materials are included as
Attachment 5. As of the writing of the report, the staff have received no public
comments.
Attachments:
1. Draft PC Resolution 25-XX
2. Zoning Map
3. Project Plans
4. Vesting Tentative Parcel Map No. 84716
5. Public Notification Package
Respectfully Submitted by: Jake Whitney, Associate Planner
Concur: Alexis Oropeza, Planning Manager
Legal Review: Sarah Locklin, Interim Assistant City Attorney
Approved: Alison Becker, AICP, Community Development Director
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1
PC Resolution 25-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT (CUP 25-08), PRECISE DEVELOPMENT PLAN (PDP 25-06), AND
VESTING TENTATIVE PARCEL MAP (VTPM NO. 84716) FOR TWO NEW
30-FOOT-TALL RESIDENTIAL CONDOMINIUM BUILDINGS AT 620 11th
Street IN THE TWO-FAMILY RESIDENTIAL (R-2) ZONE, AND
DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
The Planning Commission of the City of Hermosa Beach does hereby resolve, and order
as follows:
WHEREAS, on June 30, 2025, applicant George and Sabine Branch (“applicant”), filed
a development application seeking approval of Conditional Use Permit 25-08, Precise
Development Plan 25-06, and Vesting Tentative Parcel Map VTPM No. 84716 (the
“project”) for the construction of a two-unit detached condominium project at 620 11th
Street in Hermosa Beach (“project site”); and
WHEREAS, the Planning Commission conducted a duly noticed public hearing to
consider the subject application on October 21, 2025, at which time testimony and
evidence, both written and oral, was presented to and considered by the Planning
Commission; and
WHEREAS, the proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in Section 15303(b), Class 3 Exemption, New
Construction or Conversion of Small Structures, because the proposal pertains to
construction of limited numbers (two) new, small structures. More specifically, the project
is comprised of the construction of two condominium units in an urbanized area, totaling
no more than six dwelling units. Section 15300.2 of the CEQA Guidelines list the
exceptions to the exemption and these exceptions to the exemptions define
circumstances that override or negate the City’s ability to use a categorical exemption.
Specifically, these exceptions to the exemptions are:
The project is located in a sensitive environment such that the project may impact an
officially mapped and designated environmental resource of hazardous or critical concern;
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2
The cumulative effect of successive projects of the same type in the same place, over time,
is significant;
The project may have a significant environmental impact due to unusual circumstances;
The project may damage scenic resources (i.e. trees, historic buildings, or rock
outcroppings) within an official state scenic highway;
The project is located on a listed hazardous waste site;
None of the exceptions to the Categorical Exemptions apply. The project is not located in
particularly sensitive environment, nor will the location of the project impact an environmental
resource of hazardous or critical concern. The project will not result in a significant cumulative
impact of successive projects of the same type in the same place over time or have a significant
effect on the environment due to unusual circumstances or damage a scenic highway or scenic
resources within a state scenic highway. The site is not located on a hazardous waste site and will
not cause a substantial adverse change in the significance of a historical resource. The existing home
is not a significant landmark in the City nor is it considered a potential historic resource.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. Based on the testimony and evidence received, the Planning
Commission hereby finds, determines, and declares the following pertaining to the
application for Conditional Use Permit 25-08, pursuant to the review criteria for
Conditional Use Permits in Section 17.56.040 of the Hermosa Beach Municipal Code and
required findings for Conditional Use Permits in Section 17.56.050 of the Hermosa Beach
Municipal Code (HBMC):
1. The proposed use is allowed within the applicable zone and complies with all
other applicable provisions of this Title [Title 17, Zoning] and all other titles
of the Hermosa Beach Municipal Code;
The project site is located within the Two-Family Residential (R-2) Zone. The
proposed use for two detached residential units is allowed within the R-2 zone and
is compliant with the City’s Zoning Ordinance and all other provisions in the
Municipal Code. The project would be developed with two units within 4,258
square feet, which is compliant with the maximum requirement of one unit per
1,750 square feet in the R-2 Zone. The project demonstrates consistency with
applicable criteria of HBMC Section 17.56.040 Criteria for Review of Conditional
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3
Use Permits, specifically that the site provides a total of five parking spaces,
meeting the development standard for parking in the R-2 zone as required in
Section 17.44.020. Also, the proposed location of the parking and size of the
spaces complies with Sections 17.44.090 and 17.44.100 in that the parking spaces
are located entirely onsite within two garages with dimensions of 21 feet 8 inches
by 20 feet and 1 inch with an open guest space which is adjacent to the garage of
Unit 2 with a dimension of 8 feet 6 inches by 18 feet. Additionally, the scope of the
project is within the anticipated development of the City and the impact to the
City’s infrastructure and services will be mitigated through compliance with
Building and Safety standards, public right-of-way improvements and assessed
initial and ongoing fees to service providers.
2. The proposed use is consistent with the General Plan and any applicable
specific plan;
The project site has a Medium-Density Residential land use designation in the
City’s General Plan (PLAN Hermosa). The proposed use is consistent with the
Medium-Density Residential designation and is not a part of any specific plan area.
The Medium Density Residential designation intends to allow for mixed-scale
residential neighborhoods with single-family residential and small-scale
multifamily residential (duplex, triplex, condominium). The project site is also
located within the Greenbelt Neighborhood Character Area of the General Plan.
The purpose of the General Plan character areas is to provide guidance on how
buildings should interact with the public realm to encourage a coordinated urban
realm. The Greenbelt Neighborhood Character Area establishes that the area
includes low- and medium-density residential uses. Building design includes two
to four unit complexes resembling single-family homes with articulation and
separate entrances. The proposed project would comply with or exceed the
minimum front, side, and rear yard areas for the R-2 Zone. The identified density
range for the land use designation is 13.1-25 dwelling units per acre pursuant to
PLAN Hermosa. The proposed two-unit condominium would have a density of 20
dwelling units per acre, which falls within the designated density range.
Additionally, the project has been reviewed for consistency with the General Plan
policies and goals. A summary of the most relevant goals and policies is detailed
in the table below.
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4
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban
form and land use patterns that
support a robust economy and high
quality of life for residents.
Policy 1.6 Scale and context. Consider
the compatibility of new development
within its urban context to avoid
abrupt changes in scale and massing.
The scale of the development is in line
with that of the neighborhood and similar
development surrounds the subject
property. The proposed project is a two-
unit condominium development
consisting of three levels which is
common of new multi-family
development in this community. The
development fits in seamlessly with the
urban context which is made up of two-
and three-story buildings and does not
contain abrupt changes in scale and
massing.
Goal 2: Neighborhoods provide for
diverse needs of residents of all ages
and abilities and are organized to
support healthy and active lifestyles.
Policy 2.3 Balanced neighborhoods.
Promote a diverse range of housing
unit types and sizes, within allowed
density.
The project is located within walking
distance to local schools, parks and the
beach. Such proximity allows for a
diverse choice of recreational activities
and hobbies.
The proposed project is a two-unit
condominium and would contribute to a
diverse neighborhood with various
housing types and unit sizes for
residents of different income levels.
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5
General Plan Consistency
Goals & Policies Findings
Goal 5. Quality and authenticity in
architecture and site design in all
construction and renovation of
buildings.
Policy 5.6 Eclectic and diverse
architecture. Seek to maintain and
enhance neighborhood character
through eclectic and diverse
architectural styles.
Goal 6. A pedestrian-focused urban
form that creates visual interest and a
comfortable outdoor environment.
Policy 6.7 Pedestrian oriented design.
Eliminate urban form conditions that
reduce walkability by discouraging
surface parking and parking structures
along walkways, long blank walls
along walkways, and garage
dominated
building facades.
The proposed project would contribute to
the diversity of architectural styles in the
community through effective site design.
The building design incorporates
windows, balconies, and a pedestrian
accessible entrance along the eastern
elevation, facing the street. The design
features contribute to a pedestrian-
focused urban form which creates visual
interest. .The proposed project provides
setbacks along the front, rear and side of
the property to give relief to the site’s
relationship to the parkway and allow for
a friendly relationship between the
development and pedestrians traversing
the public right-of-way.
Parks & Open Space Element
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6
General Plan Consistency
Goals & Policies Findings
Policy 5.7 Light pollution. Preserve
skyward nighttime views and lessen
glare by minimizing lighting levels
along the shoreline.
Nighttime views would be protected by
a condition of approval requiring all
exterior lighting to be downcast to
minimize light pollution. In addition, the
project is sufficiently distanced from the
shoreline such that the lighting levels
will not affect glare.
Housing Element
Issue Area 2: Affordable Housing
Development
Policy 2.2 The City will continue to
encourage the development of safe,
sound, and decent housing to meet the
need of varying income groups
Policy 2.4 The City will continue to
support and promote homeownership
in the community.
The project will support the development
of safe, sound, and decent housing. The
condominium units built from this project
would be made to comply with current
building codes which are more robust
than the codes used for the existing on-
site residences. Furthermore, the project
will enhance the public right of way and
underground utilities to provide safe,
sound, and decent housing.
The proposed project contains two
condominiums which present the
opportunity for home ownership in the
community.
3. The proposed use will not be averse to the public health, safety, or general
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7
welfare of the community, nor detrimental to surrounding properties or
improvements;
The proposed condominium development would be similar to other multifamily
developments in the vicinity and would not be averse to the public health, safety,
or general welfare of the community or detrimental to surrounding properties or
improvements. The project meets all requirements for the R-2 zone and is
consistent with the Medium-Density Residential land use designation and the
Greenbelt Neighborhood Character area in PLAN Hermosa. Further, the project
will comply with all current building and safety standards to ensure safety and
reliability in construction. The site provides residential vehicular access with its
provision of compliant driveway width, garage parking and guest parking. The
project will not exceed 30 feet in height, the maximum height and such height will
be verified at the time of construction per HBMC Section 17.46.015. The project
will also maintain all required setbacks per HBMC Section 17.12.020, 5.14 feet in
the front yard, 3.92 feet in the side yard, and 5.21 feet in the rear yard on the
ground floor, and 3.08 above the 1st floor in the rear.
4. The design, location, size, and operating characteristics of the proposed
activity are compatible with the existing and reasonably foreseeable future
land uses and circulation in the vicinity; and
The design, location, size, and operating characteristics of the proposed
condominium development are compatible with the existing and reasonably
foreseeable future land uses and circulation in the vicinity. The project site is
developed with one existing single-family residence. The proposed project design
is characteristic of similar multifamily residences in the area and is in a residential
zone. The project is also consistent with the Medium Density Residential land use
designation and the Greenbelt Neighborhood Character area in PLAN Hermosa.
The project’s use as two detached residences on a single lot is consistent with the
surroundings and reasonably foreseeable future land use.
5. The site is physically suitable for the type of use being proposed, including
access, utilities, and the absence of physical constraints.
The project site is physically suitable for the type of use being proposed. The
project site is developed with one existing single-family residence. The project site
is located on a 4,258-square-foot lot with existing access to a public street, utilities,
and other essential services. The existing lot fronts 11th Street and has a lot width
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8
of 38 feet. This exceeds the minimum lot width for new condominium
developments of 29 feet. There are no physical constraints which would prohibit
this type of development.
Section 2. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares the following pertaining to
the application for Precise Development Plan 25-06 pursuant to Section 17.58.040 of the
Hermosa Beach Municipal Code.
1. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title [Title 17, Zoning] and all other titles
of the Hermosa Beach Municipal Code;
The project site is located within the Two-Family Residential Zone (R-2 Zone). The
design, layout, and physical features of the proposed development comply with
the City’s Zoning Ordinance and all relevant sections of the Hermosa Beach
Municipal Code including the development standard for height, front and side
yards as contained within HBMC Section 17.12.020. Additionally, HBMC Section
17.12.050 requires that the minimum lot area per dwelling unit be not less than
1,750 square feet, where the site provides 2,129 square feet per unit. The project
complies with the maximum lot coverage, which cannot exceed 65 percent of the
lot per HBMC Section 17.12.060 and the project provides for 63.05 percent. Off
street parking as required in Section 17.12.030 is accommodated entirely onsite.
The development includes four enclosed parking spaces and a guest parking space.
Vehicle access and parking will be accommodated through a shared 9.54 foot-wide
driveway, with adequate space for vehicle maneuvering of 25 feet. Additionally, the
site will feature a Eco rain tank and sump pump to ensure compliance with low-
impact development standards. The project provides slightly more than the
required open space of 300 square feet per unit (HBMC Section 17.12.080)
provided for at a second level decks and roof deck at both units, each exceeding
the minimum dimensions of seven feet by seven feet. The project also complies
with condominium standards including providing for compliant declaration of
covenants, conditions and restrictions as found in the conditions of approval and
required by Section 17.22.050. The lot is 38 feet wide, exceeding the minimum lot
width for new condominium developments of 29 feet and provides for greater than
1,600 square feet units per Section 17.22.060.
2. The design, layout, and other physical features of the project are consistent
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9
with the General Plan, and any applicable specific plan or design guidelines;
and
The project site has a Medium Density Residential land use designation in the City’s
General Plan (PLAN Hermosa) and is not part of any specific plan area. The design,
layout, and other physical features of the project are consistent with the General
Plan. The intent of the Medium Density Residential designation is to allow for a
range of residential housing types to serve the varying living accommodation
needs or desires of the community. The identified density range for the land use
designation is 13.1-25 dwelling units per acre pursuant to PLAN Hermosa. The
proposed two-unit condominium project complies with these standards and is
within the allowable density range at 20.46 dwelling units per acre. There are no
other specific plans or design guidelines required for the project site.
3. The design, layout, and other physical features of the project comply with any
design or development standards applicable to the zone, unless waived or
modified pursuant to the provisions of this Title.
The design, layout, and other physical features of the project comply with the
design and development standards applicable to the zone and no waivers from
these standards are being requested
Section 3. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares the following pertaining to
the application for a Vesting Tentative Parcel Map No. 84716 pursuant to Section
16.08.060 of the Municipal Code.
1. The proposed subdivision would not create lots smaller than a forty (40) foot
width and having less than four thousand (4,000) square feet;
The proposed subdivision would not alter the sizes of the existing lot but would
rather subdivide airspace within the lot for condominium purposes. The existing
lot is 38 feet in width with a lot size of 4,258 square feet.
2. The proposed lots, after being divided, front on public streets and do not
front on any alleys;
The existing 4,258-square-foot lot fronts on 11th Street. The proposed subdivision
of airspace for condominium purposes would not alter this arrangement.
3. The proposed subdivision will in no way be inconsistent with the prevailing
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10
lot pattern or reduce property values in the surrounding neighborhood area;
The proposed subdivision of airspace is consistent with the existing lot patterns
along 11th Street and the surrounding area and there are no unique characteristics
about this subdivision which would indicate that surrounding property values
would be negatively affected as a result of this subdivision.
4. The size of the proposed lots is not smaller than the prevailing lot size and lot
frontage within the same zone and general plan designation within a three
hundred (300) foot radius; provided, however, that all such lots used in the
comparison shall be in the same neighborhood area;
The size of the lot would not be altered by the proposed subdivision as it pertains
to airspace divisions for condominium purposes. There shall be no impact to this
lot size standard. The existing lot is 38 feet wide and has a total area of 4,258 square
feet.
5. The granting of the subdivision would result in the creation of lots that would
be of a size and configuration which would be in keeping with the standards
of development specified by the zoning ordinance for the land use zone in
which it is located;
The size of the lots would not be altered by the proposed subdivision as it pertains
to airspace divisions for condominium purposes. There shall be no impact to this
lot size or configuration standard.
6. The creation of the proposed lots would be in conformity with the intent and
purpose of the comprehensive general plan for the city;
PLAN Hermosa, the City’s General Plan allows for the creation of new condominium
developments within the R-2 zone. Additionally, the proposed subdivision would
not alter the size of the existing lot. The subdivision as proposed is compliant with
the intent and purpose of the comprehensive general plan for the City. The
following table provides a summary of the relevant General Plan goals and policies
with which the proposed subdivision conforms.
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11
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban
form and land use patterns that
support a robust economy and high
quality of life for residents.
Policy 1.6 Scale and context. Consider
the compatibility of new
development within its urban context
to avoid abrupt changes in scale and
massing.
The scale of the development is in line
with that of the neighborhood and
similar development surrounds the
subject property. The proposed project is
a two- unit condominium development
consists of three levels which is common
of new multi-family development in this
community. The development fits in
seamlessly with the urban context which
is made up of two- and three-story
buildings and does not contain abrupt
changes in scale and massing.
Housing Element
Issue Area 2: Affordable Housing
Development
Policy 2.2 The City will continue to
encourage the development of safe,
sound, and decent housing to meet the
need of varying income groups
Policy 2.4 The City will continue to
support and promote homeownership
in the community.
The project would support the
development of safe, sound, and decent
housing. The condominium units built
from this project would be made to
comply with current building codes which
are more robust than the codes used for
the existing on- site residences.
Furthermore, the condominiums present
the opportunity for home ownership in
the community.
7. The tentative subdivision map complies with the requirements for approval
set forth in the Subdivision Map Act of the state of California.
The vesting tentative subdivision map shall be reviewed by the City Engineer for
conformance with all requirements set forth in the Subdivision Map Act of
Page 306 of 356
12
California. No final map shall be approved by the jurisdiction until such time that
the proposed subdivision map has been cleared for compliance.
Section 4. Based on the foregoing, the Planning Commission hereby approves
the subject Conditional Use Permit 25-08, Precise Development Plans 25-06, and Vesting
Tentative Parcel Map No. 84716 for the construction of a two-unit detached condominium
project at 620 11th Street as set forth in Planning Commission Resolution 25-XX, 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 21, 2025, revised in accordance with the conditions below. The Community
Development Director may approve minor modifications that do not otherwise conflict
with the HBMC or requirements of this approval.
2. The project shall fully comply with all requirements of the R-2 Zone as applicable and
the Condominium Ordinance in Chapter 17.22 of the Hermosa Beach Municipal Code
(HBMC), including but not limited to:
a) Height including required roof deck railings shall fully comply with the 30-foot
height limit. Precise building height compliance shall be reviewed at the time
of Plan Check, to the satisfaction of the Community Development Director.
b) Design and construction shall comply with HBMC Section 17.22.060 except as
specifically stated in this Resolution.
c) Conduit to accommodate roof mounted alternative energy equipment for solar
energy and solar thermal shall also be supplied per HBMC Section 15.32.140.
d) The requirements of HBMC Section 17.22.060(F) and (G) shall be shown on
structural plans and reviewed at the time of Building Division Plan Check.
e) A minimum of 200 cubic feet of storage area shall be provided for each unit in
accordance with HBMC Section 17.22.060(E).
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f) Designated, screened solid waste storage areas, a minimum of 2.5’ x 2.5’ (length
times width) each, for three solid waste storage bins shall be shown on the site
plan compliance with HBMC Chapter 8.12.
g) All parking dimensions shall comply with HBMC Chapter 17.44. Roll-up
automatic garage doors shall be installed on all garage door openings and
clearly indicated on floor plans.
h) Driveway transitions shall comply with HBMC Section 17.44.120(D).
i) All exterior lighting shall be downcast, fully shielded and illumination shall be
contained within the property boundaries. Lighting shall be energy conserving and
motion detector lighting shall be used for all lighting except low-level (3 feet or
less in height) security lighting and porch lights. Lamp bulbs and images shall not
be visible from within any onsite or offsite residential unit. Exterior lighting shall
not be deemed finally approved until 30 days after installation, during which period
the building official may order the dimming or modification of any illumination
found to be excessively brilliant or impacting to nearby properties.
j) Any satellite dish antennas and/or similar equipment shall comply with HBMC
Section 17.46.240.
k) Architectural treatments shall be as shown on building elevations, site and floor
plans.
3. The submitted Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed and
approved by the Community Development Director and City Attorney in conformance
with HBMC Section 17.22.050 and conditions of this approval prior to Final Map
approval.
a) Proof of recordation of approved CC&Rs shall be submitted to the Community
Development Director, prior to issuance of Certificate of Occupancy.
b) Four enclosed (4) garage parking spaces shall be maintained on-site. All parking
spaces shall remain available for parking and shall not be used for storage or
other purposes. Storage of boats, trailers, and recreational vehicles shall not be
Page 308 of 356
14
allowed.
c) The shared off-street guest parking space shall be compliant with the required
turning radius, shall remain open and accessible to each unit, rather than being
used for storage or any other purposes, and the CC&Rs shall reflect this
condition.
4. The project shall comply with all requirements of the Building Division, Public Works
Department, Fire Department, and HBMC.
5. The applicant shall comply with all applicable mitigation measures of the General
Plan Program EIR (SCH No. 201581009) as adopted by the City Council including:
a) Construction projects within the city shall demonstrate compliance with all
applicable standards of the Southern California Air Quality Management District,
including the following provisions of District Rule 403:
i. All unpaved demolition and construction areas shall be wetted at least
twice daily during excavation and construction, and temporary dust
covers shall be used to reduce dust emissions and meet SCAQMD
Rule 403. Wetting could reduce fugitive dust by as much as 50
percent.
ii. The construction area shall be kept sufficiently dampened to control
dust caused by grading and hauling, and at all times provide
reasonable control of dust caused by wind.
iii. All clearing, earth moving, or excavation activities shall be
discontinued during periods of high winds (i.e., greater than 15 mph),
so as to prevent excessive amounts of dust.
iv. All dirt/soil loads shall be secured by trimming, watering, or other
appropriate means to prevent spillage and dust.
v. All dirt/soil materials transported off-site shall be required to cover
their loads as required by California Vehicle Code Section 23114 to
prevent excessive amount of dust.
vi. General contractors shall maintain and operate construction
equipment so as to minimize exhaust emissions.
Page 309 of 356
15
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
levels would not exceed acceptable levels where damage to structures
using vibration levels in Draft EIR Table 4.11-4 as standards.
Page 310 of 356
16
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
Caisson drilling 0.022 43 feet
Loaded trucks 0.020 40 feet
Jackhammer 0.009 24 feet
Page 311 of 356
17
Small bulldozer 0.001 5 feet
Building Plans:
6. Two copies of a Final Landscape Plan, consistent with landscape plans approved by
the Planning Commission, indicating size, type, quantity, and characteristics of
landscape materials shall be submitted to the Community Development Department
for review and approval prior to the issuance of Building Permits. The Final Plan shall
also include the following:
a) The applicant shall provide a landscape plan to comply with HBMC Sections
17.22.060(H), 8.60.060, and 8.60.070 to the satisfaction of the Community
Development Director and Public Works Director.
b) An automatic landscape sprinkler system consistent with HBMC Section
17.22.060(H) shall be provided and shall be shown on plans (Building Permits
are required).
7. The plans shall comply with HBMC Section 8.44.095 and install permeable surfaces in
the driveway, guest parking space and other non-landscaped areas to the maximum
extent feasible. If providing water-permeable surfaces on at least 50% of exterior
surface area is not feasible and incorporating measures in 8.44.095 to the extent
practicable to infiltrate the volume of runoff produced by an 0.80-inch twenty-four
(24) hour rain event, then the applicant shall infiltrate runoff on-site. In the event that
subsurface infiltration is required, plans shall designate the exact location of the
subsurface infiltration system, the applicant shall enter into a maintenance agreement
with the City (prior to Final map approval) for the ongoing infiltration and provide a
surety bond to the City to guarantee that on-site, subsurface infiltration is achieved.
The amount of the bond shall be determined by the Building Division. All other
drainage shall be routed to an off-site facility or on-site permeable area approved by
the City. 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
Page 312 of 356
18
the risk associated with use and operation of said sump pump, release the City from
any liability, and indemnify the City regarding receipt of surface waters from the
property. The recorded agreement must be filed with the City prior to issuance of the
Certificate of Occupancy.
8. The plans and construction shall comply with all requirements of the Building Code in
Title 15 and Green Building Standards in HBMC Chapter 15.48. Water conservation
practices set forth in HBMC Section 8.56.070 shall be complied with and noted on
construction plans.
9. Two copies of final construction plans, including site, elevation, and floor plans, which
are consistent with the conditions of approval of this conditional use permit, shall be
reviewed and approved by the Planning Division for consistency with Planning
Commission approved plans and this Resolution prior to the submittal to the Building
Division for Plan Check.
10. The applicant shall submit all required plans and reports to comply with the City’s
construction debris recycling program including manifests from both the recycler and
County landfill at least 65% of demolition debris associated with demolition of the
existing improvements and new construction shall be recycled.
11. The address of each condominium unit shall be conspicuously displayed on the street
side of the buildings with externally or internally lit numbers and the method for
illumination shall be shown on plans. Address numbering and display shall be subject
to approval by the Community Development Department.
12. The applicant shall pay all Parks and Recreation Facilities Area Dedication fees at the
time of building permit issuance.
Public Works
13. No new walls or foundation footing will be allowed to be constructed on or over the
public right-of-way.
14. A Residential Encroachment Permit is required for any non-conforming structures
located over or within the public right-of-way.
Page 313 of 356
19
15. Prior to issuance of a Building Permit, an approved civil engineering plans prepared
by a licensed civil engineer, and approved by Public Works, addressing grading,
undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements,
on-site and off-site drainage (no sheet flow permitted), installation of utility laterals,
and all other improvements necessary to comply with the Municipal Code and Public
Works specifications, shall be filed with the Community Development Department.
16. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and
storm drain main lines on street.
17. Project construction shall protect private and public property in compliance with
HBMC Sections 15.04.070 and 15.04.140. No work in the public right of way shall
commence unless and until all necessary permits are attained from the Public Works
Department including if required, an approved Residential or Commercial
Encroachment Permit.
18. Sewer flow rate for upstream and downstream manhole along with manhole rim/lid
elevations must be submitted prior to grading and plan check. Sewer lateral video
must be submitted with plan check submittal if the developer plans to use the existing
sewer lateral. Sewer lateral work may be required after review of the sewer lateral
video.
19. Sewer manhole/lid elevations must be submitted prior to grading and plan check.
20. Sewer lateral video must be submitted with plan check submittal if the developer plans
to use the existing sewer lateral. Sewer lateral work may be required after review of
the sewer lateral video.
21. Sewer main work may be required after review of sewer lateral video.
22. The project must comply with Storm Water and Urban Runoff Pollution Control
Regulations (HBMC Ch. 8.44) and must implement Low Impact Development
Standards and submit at time of grading and plan check along with an erosion control
plan.
Construction
Page 314 of 356
20
23. Prior to issuance of a Building Permit, abutting property owners and residents within
100 feet of the project site shall be notified of the anticipated date for commencement
of construction.
a) The procedures for notification shall be provided by the Building and Safety
Division of the Community Development Department.
b) Building permits will not be issued until the applicant provides an affidavit
certifying mailing of the notice.
24. Project construction shall conform to the Noise Control Ordinance requirements in
HBMC Section 8.24.050. Allowed hours of construction shall be printed on the building
plans and posted at construction site.
25. Traffic control measures, including flagmen, shall be utilized to preserve public health,
safety, and welfare.
26. A construction sign shall be posted conspicuously during the course of construction
at the project site.
Fire:
27. The project shall provide a public fire flow with 300 GPM at 20 PSI for three hours fire
sprinklers.
Other:
28. This approval shall not be effective for any purposes until the permittee and the
owners of the property involved have filed at the office of the Planning Division of the
Community Development Department their affidavits stating that they are aware of,
and agree to accept, all of the conditions of this grant. The Conditional Use Permits,
Precise Development Plans and Parcel Map shall be recorded, and proof of recordation
shall be submitted to the Community Development Department prior to the issuance
of a building permit.
Page 315 of 356
21
29. A verbatim copy of the conditions of approval, along with the applicant and property
owners' signatures of acceptance, shall be incorporated into the construction
documents before building permit issuance.
30. Approval of these permits shall expire twenty-four (24) months from the date of
approval unless significant construction or improvements or the use authorized hereby
has commenced. One or more extensions of time may be requested. No extension
shall be considered unless requested, in writing to the Community Development
Director including the reason therefore, at least 60 days prior to the expiration date.
No additional notice of expiration will be provided.
31. The Planning Commission may review these Conditional Use Permits and Precise
Development Plans and may amend the subject conditions or impose any new
conditions if deemed necessary to mitigate detrimental effects on the neighborhood
resulting from the subject use.
32. The subject property shall be developed, maintained, and operated in full compliance
with the conditions of this grant and any law, statute, ordinance, or other regulation
applicable to any development or activity on the subject property. Failure of the
permittee to cease any development or activity not in full compliance shall be a
violation of these conditions.
33. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless
the City of Hermosa Beach, its City Council, its officers, employees and agents (the
“indemnified parties”) from and against any claim, action, or proceeding brought by a
third party against the indemnified parties and the applicant to attack, set aside, or
void any permit or approval for this project authorized by the City, including (without
limitation) reimbursing the City its actual attorney’s fees and costs in defense of the
litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice. The permittee shall reimburse the City for any court and
attorney's fees which the City may be required to pay as a result of any claim or action
brought against the City because of this permit. Although the permittee is the real
party in interest in an action, the City may, at its sole discretion, participate at its own
expense in the defense of the action, but such participation shall not relieve the
permittee of any obligation under this condition.
Page 316 of 356
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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.
PASSED, APPROVED, and ADOPTED on the 21st of October, 2025
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
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 21, 2025.
Kate Hirsh, Chairperson Alison Becker, Secretary
Date
Page 317 of 356
BardStPacif
ic
Coast
Hwy
Pi e r Ave
Bayview Dr
11th St
1 0 th S tMonterey Blvd Sunset Dr
11th Pl
Ardmore AveBardSt
Oak St
9th St
11th St 10th St
11th Pl
Aviation B lv dValley
DrLoma Dr13th St
14th St
Oak St
Loma Dr10th St
11th St
8th PlCypress Ave
Project Zoning MapPlanning Commission
October 21, 2025
620 11th St
APN: 4187-026-010
Zone: R-2 Two Family Residential
2-Unit Condominium
Description
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
-HE Housing Element Overlay
300' Notification Radius
Page 318 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEGeneral Project InformationOpen Space / Height Calc.Site PlanFirst Floor PlanSecond Floor PlanThird Floor PlanRoom Finish ScheduleDoor & Window ScheduleExterior ElevationsExterior ElevationsBuilding SectionsBuilding SectionsRoof Plan and DetailsDetailsDetailsDetailsDetailsDetailsStructural NotesFoundation PlanSecond Floor Framing PlanThird Floor Framing PlanRoof Framing PlanStructural DetailsStructural DetailsStructural DetailsStructural DetailsStructural DetailsCS1:CS2:A1:A2:A3:A4:A5:A6:A7:A8:A9:A10:A11:A12:A13:A14:A15:S1:S2:S3:S4:S5:S6:S7:S8:S9:S10:SHEET INDEXPortion of Lot 3 Block: 78Second Addition to Hermosa Beach M.B. 1230-90-91APN: 4187-026-010LEGAL DESCRIPTIONCodes:Zoning:Setbacks: Prev. Front Setback: Front Setback: Rear Setback: Side SetbacksHeight Limit:Parking:Type of Construction:Occupancies:Number of Stories:Sprinkler System:CODE RESEARCH2022 CBC/CRC/CEC/CMC/CPCR25'5' Required5' Required at First Floor3' Required at Second / Third Floor3.8' Required30'-0" Maximum - See Roof Plan2 Enclosed: Provided at GarageEach Unit - One Shared Guest SpotV-BR3 at Living; U at Garage3Provide Throughout EntireResidence and GarageJOSEPH FOURNIER DESIGNJoseph Fournier2615 P.C.H. Suite #206Hermosa Beach, CA 90254Phone: (310) 617-4856ARCHITECT:ARCHITECT & CONSULTANTSPARSA & ASSOCIATESAbdy Parsa118 S. Catalina Ave.Redondo Beach, CA 90277Phone: (310) 318-6769Fax: (310) 318-6336STRUCTURAL ENGINEER:MELISSA ALVESMelissa Alves512 Ave. G #321Redondo Beach, CA 90277Phone: (310) 341-8658TITLE 24 CALCULATIONS:DENN ENGINEERS3914 Del Amo Blvd., Ste. 921Torrance, CA 90503Phone: (310) 542-9433Fax: (310) 542-9491SURVEYOR:PROJECT GENERAL NOTESStructural DetailsSoils RecommendationsFirst Floor Electrical PlanSecond Floor Electrical PlanThird Floor Electrical PlanGeneral NotesGeneral Notes / Title 24 CalcsTitle 24 CalcsGreen Building StandardsGreen Building StandardsGreen Building StandardsEnergy StandardsTopographic SurveyLandscape PlanIrrigation PlanLandscape NotesLandscape NotesTitle SheetAbbreviations and LegendGeneral NotesGrading PlanErosion Control PlanStorm Water PlanCivil DetailsCivil DetailsS11:S12:E1:E2:E3:GN1:GN2:GN3:GBS-1:GBS-2:GBS-3:GBS-4:TS:L1:L2:L3:L3.1:C1:C2:C3:C4:C5:C6:C7:C8:CS1Location of service shall be approved by Southern California Edison Company.All interior doors shall be Douglas fir paneled doors with 1-3/4" thickness solid coreapproved by owner.Doors that swing over a landing or porch require a landing equal to the width of the floor inlength and not more than 1/2" below threshold. Doors that do not swing over a top step orlanding may open on a landing or top step that is not more than 8" below floor level.Provide a water saving low flush water closet. Max. 1.6 gallons per flush. Shower heads(1.5 Gallons Per Minute), & faucets (2.0 GPM).Materials other than structural elements shall be moisture resistant. Wall coverings shallbe cement plaster or tile, 70" high above drain of shower or tub with shower. Thin set tileon 5/8" water resistant Gypsum Board at walls. Set tile over min. ¾" mortar bed overapproved shower pan at floors.Glass doors and walls panels of bathtubs and shower enclosures shall be laminated, fullytempered or wire glass.Glass, which is less than 60" from a floor and within a 24" arc of a doorway's vertical edge,must be tempered glass.Drip pans or other devices for laundry room, waters and dishwashers must be approved.Provide a one horsepower waste disposal.Building address shall be provided on the building in such a position as to be plainly visibleand legible from the street per CRC Section R319.1.All plumbing walls shall be 2 x 6 studs.Provide tile or granite countertops at bathrooms per owner. All bathroom countertopsheights to be 36" high.Provide granite countertops at kitchen per owner.See Elevations for all exterior finishes.Provide R-13 insulation at interior walls of all bathrooms and bedrooms. Provide R-30insulation between floors.Provide a sectional roll-up garage door with automatic opener, and detail as shown onelevation.French doors shall be recessed as shown on plans.Provide Heavy Asphalt Shingle Roofing.Handrail or guardrail on open side shall not allow that a 4" diameter sphere pass through;and the open space at riser, tread and bottom element of guardrail shall not allow a 6"diameter sphere pass through.All hose bibs shall be protected by back flow prevention device.Important Note: HVAC installer shall confer with designer for necessary furr downlocations. Consult with owner for possible FAU with Air Conditioning capability. Providezoned heating.All heating systems shall have automatic thermostats with a clock mechanism which thebuilding occupant can manually set back; and thermostat set point at least 2 periods within24 hours, per Section 150 (F) of CEC.F.A.U. in atticA. Provide plywood sheathing at entire attic space.B. Double joists supporting FAU unit and provide seismic sway braces.C. Provide electrical outlet, light and switch @ accessD. Condensation drain to approved plumbing fixture required, if any.E. Provide a 30" x 30" working space in front of the FAU, with 30" headroomProvide circulation intake air supply duct of 2 square inches per 1000 BTU for F.A.U.Clothes dryer moisture exhaust ducts are limited to 14' with two elbows. Reduce thislength by 2' for each elbow in excess of two. Duct shall be minimum 4" diameter smoothmetal.Provide "FMI" Fireplace ESR-2542 or approved equal at fireplaces. (NON-WOOD BURNING)Provide 1-1/8" plwd. floor sheathing typical. Provide 5/8" plywood roof sheathing typical.All windows and French doors shall have wood finish.Building address shall be provided on the building in such a position as to be plainly visiblefrom the street, CBC section 502. Internally illuminated address sign shall not contain ascrew-base socket and consume no more than 5 watts of power as determined according toSection 130(d) - per Section 150 (K) 14.Provide a 12" minimum access panel to bathtub trap slip joint connection or use rigid typeconnections.Control valve for shower and tub shall be of the pressure balance or thermostatic mixingvalve type, section 410.7 CPC.Laundry room door shall have 200 square inch minimum for dryer make up air (CMC section908.2).Provide baseboard and window and door casing and crown moulding as selected by generalcontractor and approved by owners.Provide straight edge at interior walls, typical.Provide smooth texture at all walls and ceilings.Provide tankless water heater.Provide water heater vent to outside.Slope grade or paving away from building, minimum 2% slope.Provide stone over membrane over exterior garage (CCX) plwd. for exterior deck.Provide the following at all stairways/steps:Minimum 36" wide stairway and landings.Maximum 7.75" rise; minimum 10" run for private stairways (7" rise, 11" run for commonareas serving R1).The largest rise or run in a flight of stairs may not exceed the smallest by more that 3/8".Headroom over stairs to be 6'-8" minimum from nosing of tread.Guardrail on open side of stairs over 30" above floor or adjacent grade. May serve ashandrail also. Guardrail may be 34" to 38" high only at open side of stairs.Handrail (required for 4 or more risers) 34" to 38" above tread nosing,1 ½" clearance to wall, 1 ½" to 2" in cross section, with ends returned to wall or terminateat newel or safety post. Show handrail continuous for the length of the stairs.Enclosed usable space under stairs to be protected by 1-hour fire resistive materials.Exterior doors, doors between house and garage, and their hardware shall conform to thefollowing security provisions:Doors shall be equipped with dead locking latch and dead bolt with hardened insert with 1"minimum throw and 5/8" minimum embedment into jamb. Both are to be key operated fromthe outside.Windows and door lights within 40" of the locking device shall be fully tempered/burglaryresistant/or protected by bars.Overhead and sliding garage doors shall be capable of being securely locked when nototherwise locked by power operation.Sliding glass doors and sliding windows shall be capable of withstanding forced entryattempts as outlined in [6706.7].1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.22.23.24.25.26.27.28.29.30.31.32.33.34.35.36.37.38.39.40.a.b.c.d.e.f.g.41.a.b.c.d.Parking Note:Required parking area is to be one 17' x 20' clear of any obstruction not less than (7) feetabove the finished floor to any ceiling, beam, pipe, vent, mechanical equipment or similarconstruction.Non-structural storage improvement, including wall mounted shelves, storage surfaceracks, or cabinets may encroach into the vertical clearance, provided a minimum of 4.5 feetvertical clearance is maintained above the finished floor of the garage within the front (3)feet of the parking space.The minimum height of access opening at garage door shall be 6'-8" high and 8'-0" wide.See Detail for typical cutting, boring and notching through wood framing.See Detail for typical one-hour wall and ceiling details.See Detail for typical door and window opening frame details.All utilities serving the site shall be installed per City of Hermosa Beach "StandardUnderground Connection" subject to field inspection and verification.Obtain Sanitation District approval for any new sewer construction.An approved backwater valve is required for drainage piping serving fixtures located belowthe elevation of the next upstream manhole cover. Fixtures above such elevation shall notdischarge through the backwater valve (UPC 710.1).Check city records to determmine existence of cesspool on property. Any existing cesspoolshall be located and inspected by city personnel before demolition or building permits canbe issued.Section 9.01.100 Sustainable Building Requirements for R-2 and R-3 Occupancies:Section 419.7 is hereby added per the above climatic findings as follows:- Sustainable building. All new R-2 and R-3 occupancies are required to incorporate all the following sustainable building practices in addition to the requirements of the CEC, Title 24, Part 6 unless waived by the building official.1. Insulate all hot water piping2. Install low emitting insulation in required areas of walls, floors, ceilings,and roof.3. Use low volatile organic compund (VOC) caulking.4. Pre-plumbing piping and sensor wiring from wate heater to attic for futuresolar water heating.5. Use duct mastic on all duct joints.6. Install "Energy Star" or equivalent bathroom fan vented to the outside.The fire resistance rating of exterior walls shall comply with the provisions of CBC 704.5,section 704, table 704.8, and table 602. Fire resistance-rated exterior wall constructionshall be maintained through crawl spaces, floor framing, and attic spaces in accordancewith CBC 705.6. Further, projections located where openings are required to be protectedshall be non-combustible, heavy timber, or one hour construction. All exterior walls with afire separation distance of 5' or less shall be 1 hour fire-resistance rating for exposure tofire from both sides.Smoke alarms (i.e. smoke detectors) shall be installed and maintained at all of thefollowing locations:a) In each room used for sleeping purposes.b) On the ceiling or wall outside immediate vicinity of sleeping room.c) In each story, basement or split level within a dwelling unit.d) In enclosed common stairwells of two or more dwelling units.Where more than one smoke alarm is required to be installed, it shall be interconnected insuch a manner so that the activation of one alarm will activate all of the alarms.In new construction, smoke alarms shall receive their primary power source from thebuilding wiring and shall be equipped with battery back-up and low battery signal.Means of egress doors shall be detailed as follows:a) Min. 32" (max 48") clear opening width of exit doorway. For swinging door, clear width is measured between the face of the door and the stop, with the door open 90degrees. For non-swinging door, the clear width is to be measured from the face of thedoor jamb.b) Min. height of 80" for exterior exit doorway, 78" for interior doorway, and 76" for allother exterior doorway. (CBC 1008.1.1)c) Exterior egress door shall be side-hinged swinging (CBC 1008.1.2)d) Max. 0.75" threshold height at sliding doors and max. 0.5" for other doors.e) Min. width of landing at door shall not be less than width of stairway or door.f) Min. 36" length of landing at door measured in the direction of travel.g) Max. 7.75" below the top threshold height of an exterior doorway not part of required means of egress provided the door, other than storm or screen doors, doesnot swing over the landing. Door handles, pulls, latches, locks, and other operating devices shall be a minimum 34" to max 48" height above the floor. Manually operatedflush bolts or surface bolts are not permitted on doors required for egress.Straight run stairways shall be detailed as follows:a) Max. 7.75" and min. 4" rise height.b) Min. 10" tread depth.c) Min. 36" clear width.d) Min. 6'-8" vertical headroom measured vertically from a line connecting the edge of the nosing.Stair treads and risers shall be detailed as follows:a) The tolerance between the largest and smallest riser height or tread depth shall notexceed 0.375" in any flight of stair.b) The radius of curvature at the leading edge of the tread or beveling of nosing shallnot exceed 0.5" (CBC 1009.3.3)c) Risers shall be vertical or sloped a max. 30 degrees from the vertical. (CBC 1009.3.3)d) Leading edge of tread shall not project more than 1.25" beyond tread below.e) Opening between treads shall not permit the passage of a 4" diameter sphere.Walls and soffits within enclosed useable space under stairways shall be protected asfollows: Interior stairs require 0.5" gypsum board on the enclosed side.The walking surface of treads and landings shall not be sloped steeper than 2% (1:48) inany direction.Provide emergency escape and rescue from sleeping rooms. Min. net clear openingdimensions of 24" height, 20" clear width, 5.7 sq. ft. area (5.0 sq. ft. at grade floor) and 44"max to bottom of clear opening is required.Rooms containing bathtubs, showers, spas, and similar bathing fixtures shall bemechanically ventilated. Provide an exhaust fan with a min. capacity of 50 CFM. Ductlessfans are unacceptable.Garage door extensions springs shall be fabricated from either hard drawn-spring wire or oiltempered wire and installed in accordance with the manufacturer's instruction. Garagedoor springs shall comply with requirements of CBC Sect. 1211.Attached garage or carport to dwelling shall be separated as follows:a) Min. 12" gypsum board required on the garage side separating dwelling and attic area from garage.b) Min.58" gypsum board required between garage or carport and all habitable roomslocated above garage or carport (including structural members supporting the upperfloor, ceiling, post and beam).c) Min. 138" thick solid wood doors or solid or honeycomb core steel door, or min. 20minute rated fire door assembly.d) Doors to be self-closing and self-latching.e) Garage shall not open directly into a room used for sleeping purposes.f) Min. 0.019" sheet steel with no opening for ducts in walls and ceilings that penetrate into the garage.Penetrations in fire-resistance-rated walls shall comply with CBC 712.3. Throughpenetrations shall comply with CBC 712.3.1.1, CBC 712.3.1.2, or 712.3.1.a) Steel, ferrous or copper pipes may penetrate fire-resistance rated walls, providedthe opening is protected as follows:i) Item penetrating concrete or masonry walls is a max. 6" nominal diameter andthe area of the opening through the wall does not exceed 144 sq. in., concrete,grout or mortar is permitted where it is installed the full thickness of the wall orthe thickness required to maintain the fire resisting rating ; orii) When the annular spaces is protected with material ASTM E 119.b) Penetrations shall be fire-stopped by a system installed as tested in accordance with ASTM E 814 or UL 1479, and shall have an F rating or not less than the requiredfire-resisting-rating of the wall penetrated (CBC 712.3.1.2)42.a.b.c.43.44.45.46.47.48.49.50.51.52.53.54.55.56.57.58.59.60.61.62.8A115A114A11c) Membrane penetrations of max 2 hr. fire resistance rated walls by steel electricalboxes are permitted, provided that each does not exceed 16 sq. in. in area and thetotal area of such openings does not exceed 100 sq. in. for any 100 sq. ft. of wall area,and the space between the wall membrane and the box does not exceed 18". Additionally, outlet boxes on opposite sides of the wall shall be separated by a horizontal distance of not less than 24."e) A fire sprinkler shall be permitted to be unprotected provided such a space is covered by a metal escutcheon plate.f) Where walls are penetrated by other materials or openings larger than those mentioned above, they must be qualified by tests in accordance with (CBC 703.2).Fireblocking shall be installed in combustible concealed locations in accordance with CBC717.2.a) In concealed spaces of stud walls and partitions including furred spaces and parallel rows of studs or staggered studs as follows:i) Vertically at the ceiling and floor levelsii) Horizontally at intervals not exceeding 10"b) At all interconnections between concealed vertical stud wall or partition spacesand concealed horizontal spaces created by and assembly of floor joists or trusses,and between concealed vertical and horizontal spaces such as occur at soffits, dropceilings, cove ceilings, and similar locations.c) In concealed spaces between stair stringers at the top and bottom of the run. Enclosed spaces under stairs shall also comply with CBC 1009.5.3.d) When annular space protection is provided in accordance with CBC 707.2 EX. 6,CBC 712.4.1.2 EX. 1, or CBC 712.4.2, fireblocking shall be installed at all openingsaround vents, pipes, ducts, chimneys, and fireplaces with an approved material toresist the free passage of flame and the products combustion.Draftstopping shall be installed in combustiable concealed locations in accordance withCBC 717.3 and 717.4, respectively, at the following locations:a) In floor-ceiling assembley and located above and in line with the dwelling unit separation in duplexes not equipped with and automatic sprinkler system.b) In attics and concealed roof spaces such that any horizontal area does not exceed3,000 sq. ft. in dwelling not equipped with and automatic sprinkler system.c) Draftstopping materials shall not be less than 12" gypsum board, 38" wood structuralpanel, 38" particle board, 1" nominal lumber, cement fiberboard, batts or blankets ofmineral wool or glass fiber, or other approved materials adequately supported.d) Openings in the partitions shall be protected be self-closing doors with automaticlatches constructed as required for the partitions.Wall, floor, and ceiling shall not exceed the flame spread classifications in CBC T-803.5.Interior floor finish and floor covering materials shall comply with CBC 804.2 through804.4.1.Curved stairways shall have a minimum 6" tread depth with a minimum 10" tread depthmeasured at right angle to the tread's leading edge at a point 12" from the side where thetreads are narrower. (CBC 1009.3, 1009.7)All electrical, telephone, cable television system, and similar service wires and cables shallbe installed under ground. Underground future stub out is required.Each pane of saftey glazing installed in hazardous locations shall be identified by amanufacturer's designation specifying who applied the designation, the manufacturer orinstaller and the safety glazing standard. The following shall be considered specifichazardous locations for the purposed of saftey glazing. Glazing in:a) Swing doors.b) Fixed and sliding panels of sliding door assemblies and panels in sliding and bi-foldcloest door assemblies.c) Storm doors.d) Unframed swinging doors.e) Door and enclosures for hot tubs, whirlpools, saunas, steam rooms, bath tubs, andshowers.f) Fixed or operable panels adjacent to a door where the nearest exposed edge of theglazing is within 24" arc of either vertical edge of the door in a closed position andwhere the bottom exposed edge of the glazing is less than 60" above the walkingsurface. Read code for exceptions.g) Fixed or operable panel, other than the described in items e and f, which meets allof the following conditions.i) Exposed area of an individual pane greater than 9 sq. ft.ii) Exposed bottom edge less than 18" above the floor.iii) Exposed top edge greater than 36" above the floor.iv) One or more walking surfaces within 36" horizontally of the plane of the glazing.h) Guards and railings regardless of area or height above a walking surface. Includedare structural baluster panels and non-structural in-fill panels.i) Walls and fences enclosing indoor and outdoor swimming pools and spas where allof the following conditions are present:i) The bottom edge of the glazing is less than 60" above a walking surface on thepool or spa side of glazing.ii) The glazing is within 60" of a swimming pool or spa water's edge.j) Adjacent to stairways, landings and ramps within 36" horizontally of a walking surface; when the exposed surface of the glass is less than 60" above the plane of theadjacent walking surface. (Read the code for exceptions with installation)k) Adjacent to stairways within 60" horizontally of the bottom tread of a stairway inany direction when the exposed surface of the glass is less than 60" above the nose ofthe tread.Access to mechanical appliances in under-floor areas, in attic spaces, and on roofs, orelevated structures shall be in accordance with the California Mechanical Code.Driveway approaches shall comply with Standard Detail ST-1 of the Department of PublicWorks, maximum slope shall not exceed 15%.Guards shall be detailed as such:a) Guards shall be located along open-sided walking surfaces, mezzanines, stairways,ramps and landings that are more than 30" above the floor or grade above.b) Guard whose top rail does not serve as a handrail shall have a height of 42" highabove the leading edge of the tread.c) Guard whose top rail serves as a handrail shall have a height of 34" to 38" highabove the leading edge of the tread.d) Triangular opening formed by tread, stair, and bottom rail shall not permit a 6"diameter sphere to pass through. (CBC 1013.3)Handrails shall be detailed as follows:a) Continuous handrail is required when 4 or more treads are provided (CBC 1009.10).b) Min 34" to max 38" high above the stair tread nosing (CBC 1012.2).c) Min 1.25" to max. 2" circular cross section for handgrip portion of handrail.d) Min. 4" to max. 6.25" perimeter dimension with max 2.25" cross section for non-circular handgrip portion of handrail (CBC 1012.3).e) Min. 0.01" radius for edge of handrail (no sharp corner).Weather proof all decks and balconies by providing Dex-o-tex (ESR-1757) or an approvedequal.Roof drainage system shall comply with the following requirements:a) Size the roof drains and overflow drains in accordance with Chapter 11 ofthe CPC.b) System shall be sized for min. rain intensity of 3" per hour.c) The roof drain and overflow drain must maintain independent lines to theyard box.d) Roof drainage is not permitted to flow over public property.e) Secondary roof drains having the same size as the primary roof drains shallbe installed with the inlet flow line located a min. 2" above the low point ofthe roof.f) Scuppers through parapet walls adjacent to the low point of the roof maybe used as secondary roof drainage. Scupper openings shall be a minimum of 4" high and have a width equal to the circumference of the roof drain requiredfor the area served.g) Overflow scuppers shall be designed in accordance to CPC T-11-1.63.64.65.66.67.68.69.70.71.72.73.74.VICINITY MAPGEORGE AND SABINEBRANCH620eleventh@gmail.comOWNER:First Floor LivingSecond Floor LivingThird Floor LivingTotal LivingGarageDecksLot AreaLot Coverage AllowableProposed Lot CoverageLot Coverage PercentageAREAS375 sq. ft.471 sq. ft.1,324 sq. ft.1,260 sq. ft.1,131 sq. ft.1,131 sq. ft.2,830 sq. ft.2,862 sq. ft.550 sq. ft.550 sq. ft.798 sq. ft.731 sq. ft.4,258 sq. ft.4,258 x 0.65 = 2,767 sq. ft.2,685 sq. ft. < 2,767 sq. ft.2,685 / 4,258 = 63.05%PROPOSED 2 DWELLING UNITS FORGEORGE AND SABINE BRANCH 620 11th Street, Hermosa BeachUnit #1Unit #2620 11th Street, Hermosa BeachGeorge and Sabine Branch310-623-7569620 11th Street, Hermosa BeachPortion of Lot 3, Block 78, Second Addition to Hermosa Beach4187-026-010R23753755005001,3241,2601,1311,1319969238 / 461201 / 4612,8302,862798731333.53.5< 65%< 65%< 65%63.05%5'5.08'3.8'3.92'5'5.14'2 EACH UNIT2 EACH UNIT1 FOR TWO UNITS1N/AN/A19'-6" X 20'-0"21'-8" X 20'-1"26'-0"26'-6"9'-0"9'-7"<12.5%2.14%6'-0" MAX.6'-0" MAX.0262300 MIN PER UNIT302 SQ. FT.302 SQ. FT.300 MIN PER UNIT200 CU.FT. MIN PER UNIT205 SQ. FT.205 SQ. FT.NOT APPLICABLEPREVAILING FRONT SETBACK5'REQUIRED FEATURES - HERSPrior to start of construction, contractor shall reviewRequired Special Features and Hers Feature Summary onSheet CS2Page 319 of 356
5'-2"5'-0"19'-10"5'-2"5'-0"19'-10"Req'd Open Space =Provided @ Third Floor (Great Room Deck) = Provided @ Roof (Roof Deck) =Total Provided =300.0 sq. ft.202.0 sq. ft.100sq. ft. Max.302 sq. ft. Provided =300 sq ft. RequiredOpen SpaceOPEN SPACE CALCULATION1/8" = 1'-0"202Third LevelDn12:12
12:12Dn 12:12
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ROOF DECKROOF DECK12:1212:12 RR12:1212:12 DECKDECKHOT TUBHPHPHOT TUBDININGDININGHPHP8910111213141516891011121314151613'-2" x 19'-2"100% Uncovered13'-2" x 19'-2"100% UncoveredRoof Level100 MAX.100 MAX.Unit-1300.0 sq. ft.202.0 sq. ft.100sq. ft. Max.302 sq. ft. Provided =300 sq ft. RequiredUnit-210'-2" x 19'-10"100 sq. ft. Covered102 sq. ft. Uncovered50.5% Uncovered202 sq. ft. Total10'-2" x 19'-10"100 sq. ft. Covered102 sq. ft. Uncovered50.5% Uncovered202 sq. ft. TotalREQUIRED SPECIAL FEATURES AND HERS FEATURE SUMMARYDECKDININGAREAKITCHENGREAT ROOMDININGAREAKITCHENPANTRYDnDECKGREAT ROOMWINEPANTRYUpUpDnUpUpP.R.P.R.(FFE = 121.5)(FFE = 121.5)WINE7891011121314151617181456111213141516171812345623789UNIT-2UNIT-1202SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATECS2HEIGHT CALCULATION - CRITICAL POINTS1/8" = 1'-0"Page 320 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATE9.54'
3.8'
10.08'
3.92'5.14'5.46'5'3.8'
5.08'
5.08'26.5'5.21'6.66'5'57.06'5.51'30.17'57.06'5.51'30.17'57.06'5.51'30.17'12'12'8'A1LEGENDLandscapingBlock WallExisting GradeProposed GradeTwo Story ElementThree Story ElementSetback LineF.C.T.W.T.R.F.F.ET.C.F.L.F.S.E.P.Finished ConcreteTop of WallTop of RailingFinished Floor ElevationTop of CurbFlowline at StreetFinshed SurfaceEdge of PavementOne Story Element1. See Detail for Sand Bags for Erosion Control PurposesEROSION CONTROL NOTES2. See Detail for Sediment Retention7A116A11STRUCTURAL CODE NOTEBecause of the relatively small lot size, close proximity of structures and lack of cohesivesoils in Hermosa Beach, the Community Development Department must regulateexcavations at or near property lines. Section 3301.1 of the California Building Code(CBC) should be construed to pertain to permanent and temporary cuts and fills. Section3301 of the CBC reads (in part) as follows:EXCAVATIONS AT OR NEARPROPERTY LINESSECTION 3301 - EXCAVATIONS AND FILLS3301 - General. Excavation or fills for buildings or structures shall be so constructedor protected that they do not endanger life or property.Slopes for permanent (or temporary) fills shall not be steeper than 1 unit vertical in 2units horizontal (50% sloope). Cut slopes for permanent (or temporary) excavationsshall not be steeper than 1 unit vertical in 2 units horizontal (50% slope) unlesssubstantiating data justifying steeper cut slopes is submitted. Deviation from theforegoing limitations for cut slopes shall be permitted only upon the presentaition of asoil investigation report acceptable to the building official.SCOPE OF WORKDemolish existing house and garage.Construct 2 new: 3 story dwelling units w/ attached 2car garage.Site improvements per city approvals.1.2.3.1. All site drainage shall be terminated at public wayvia non-erosive device per HBMC.2. All drainage is shown on C sheets.DRAINAGE NOTES1. Contractor to submit shoring plans and calculations prepared by a civil engineer tothe city for approval prior to pulling a Building Permit.SHORING NOTES1. See GBS Sheets for all CalGreen Notes. Contractor to provide documentation showingcompliance with all CalGreen requirements to the city of Hermosa Beach.CALGREEN NOTES:1. Contractor to provide solar conduit for each unit for future solar panels. Verifylocation with City of Hermosa BeachSOLAR CONDUIT1. Contractor shall manage storm water drainage during construction and erosioncontrol per CGBC 4.106.2. and 4.106.3 See details and .STORM WATER DURING CONSTRUCTION6A117A11Structural observation per section 1702 of the CBC shall be providedwhen so designated by the Architect or Engineer of record or, when suchobservation is specifically required by the Building Official.SITE PLAN1/8" = 1'-0"1253L&T 11284104.691254TP=NAIL104.79 TP NAIL1259TP106.061260106.131261HS105.281262SECW104.861263BS104.881264BS104.871265HS104.571266104.561267103.361268EFACE104.531269CC104.541270104.14 PC1271104.561272105.621273107.3712741
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PC1275NECW104.991276CW105.011277WM105.021278TX104.84 TX1279FL104.25 FL1280EG END104.241281NECW103.561282TX103.21 TX1283FL102.63 FL1284WM102.561285EG END100.101286FL99.46 FL1287TC100.01 TC1288SIGN100.151289EBOX100.021290NWCW100.051291NWCW99.971292WM99.851293HS9
9
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5
31294HS107.431295SECW107.621296107.741297NECW107.881298CW108.151299HS108.191301SET N&T NFACE107.271302NFACE103.65 PC1303SECW103.901304101.941305WFACE102.101306NFACE104.991307110.021308FC107.07 PC1309106.331310107.351311106.741312GAR106.321313GAR105.021314EC106.151315DK105.121316DK103.911317102.8213188"TREE104.64131930"TREE104.881320HS104.521321102.731322HS106.001323105.981324105.991325FE106.26
1326FC106.221327HS1328HS1329HS1350135113521353503LS 4702100.00SET N&T RCE 30826IN N'LY FACE OF WALL1.05' E'LY & 0.06' S'LYOF PROP. CORNERTAG ELEV = 107.27'13551356CONC. GUTTERCONC. SIDEWALKCONC. GUTTERN 76°31'09"E38.00' P/LN 12°51'06"W112.08'N 76°36'48"E38.00' P/LN 12°51'06"W112.01'SET N&T RCE 30826IN N'LY FACE OF WALL0.63' W'LY & 0.18' S'LYOF PROP. CORNERTAG ELEV = 110.02'FOUND L&T RCE 308265.16' N'LY & 0.11' E'LYOF PROP. CORNERTAG ELEV = 104.69'N 76°36'48"E620.47'16.00'16.00'EXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCE38.00'4 0'11TH STREET16'24'N'LY LINE PARCEL 1 ***102
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S110.9 - FS109.7 - FS109.7 - FSDnDn109.3 - FS107.5 - FS100.4 - FSDn
100.0 - FC100.0 - FC100.0 - FC100.0 - FC102.2 - FS105.7 - FS104.0 - FSDnDnDnGUEST SPOT99.7
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C109.5 - FS107.7 - FSDnDn106.6 - FS99.5 - FC100.4 - FC100.4 - FCCONCRETEDRIVEWAYDRIVEWAY100.2 - FC100.0 - FC101.2 - FC100.6 - FC99.5
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FLLEGAL DESCRIPTIONJOB ADDRESSSUBDIVIDERGEORGE AND SABINE BRANCH620 11TH STREETHERMOSA BEACH, CA 90254PORTION OF LOT 3, BLOCK 78SECOND ADDITION TO HERMOSA BEACHM.B. 3-11-12APN 4187-026-010620 11TH STREETHERMOSA BEACH, CA 90254LOT COVERAGE CALCULATION1/8" = 1'-0"TOTAL LOT COVERAGE = 2,685 SQ. FT.REQ'D
SB
PROP
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BACKUP DISTANCEPROPSBPROPSBREQ'DSBConcrete StairsOn GradeConcrete StairsOn Grade w/HandrailFFE AT FIRST FLOOR = 100.5FFE AT SECOND FLOOR = 111.0FFE AT THIRD FLOOR = 121.5UNIT #1FFE AT FIRST FLOOR = 100.5FFE AT SECOND FLOOR = 111.0FFE AT THIRD FLOOR = 121.5UNIT #2Outline of Secondand Third FloorAboveConcrete RetainingWall w/ 42"Tall Guardrail onTopOutline of Backof Garage6' Max. TallWall at PropertyLine6' Max TallWood or MetalFenceOutline of ThirdFloor AboveOutline of ThirdFloor AboveOutline of ThirdFloor DeckAboveExisting ConcreteRetaining Wall toRemainOutline of SecondFloor Above andDeckConcrete StairsOn GradeNew 6'-0" TallBlock Wall6' Max TallWood or MetalFenceESGGas Meter: 36"Clr. from ElectricMeter - Unit #2Electric Meter: 30"Min. Clr. Width, 36"Min. Clr. in FrontUnit #2Outline of 12"Chimney Projection(8.5' x 18')ESGElectric Meter: 30"Min. Clr. Width, 36"Min. Clr. in FrontUnit #1Gas Meter: 36"Clr. from ElectricMeter - Unit #1Outline of Backof GarageOutline of 42"Tall ConcreteRetaining WallOutline of Deck atSecond / ThirdFloorOutline of SecondFloor AboveOutline of ThirdFloor AboveExisting Treeto be RemovedOutline ofSecond/Third FloorAboveOutline of 12"Chimney Projection6' Max TallWood or MetalFenceNew DrivewayApron PerCity Standardsdriveway profile Adriveway profile Bdriveway profile CDRIVEWAY PROFILE APROPERTYLINE99.5 - FL100.0 - FCGUTTER99.5 - FC100.2 - FC9.07%0.087%2.32%DRIVEWAY PROFILE BPROPERTYLINE100.1 - FL100.6 - FCGUTTER99.5 - FC100.2 - FC9.07%1.93%2.32%DRIVEWAY PROFILE CPROPERTYLINE100.7 - FL101.2 - FCGUTTER99.5 - FC100.2 - FC9.07%2.98%2.32%99.6
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driveway profile DGARAGE
GARAGE
100.0 - FL
99.67 - FL100.0 - FLDRIVEWAY PROFILE D2.75%2A121A124" Waste LineShall Be Used17'-6" x 29'-0" =508 sq. ft.10'-4" x 30'-0" =310 sq. ft.18'-0" x 29'-0" =522 sq. ft.1,340 sq.ft.44'-8" x 6'-2" =275 sq. ft.46'-2" x 13'-8" =631 sq. ft.47'-10" x 9'-2" =439 sq. ft.MASTER BATHMASTER CLOSETMASTER BEDROOMDECKUpDnUPPER HALLBEDROOM #2LAUNDRYBEDROOM #2MASTER CLOSETENTRYMASTER BEDROOMDECKMASTER BATHUPPERHALLDnBATH#2UpLAUNDRYBATH#2(FFE = 111.0)(FFE = 111.0)12345678910111218171615141817161514123456789101112UNIT-2UNIT-111TH STREET 112.08' P/L38.0' P/L1,345 sq.ft.Page 321 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATE29'-0"13'-2"6'-10"9'-0"103'-6"45'-10"49'-8"1'-8"26'-6"19'-4"18'-0"8'-6"8'-0"8'-6"37'-8"5'-4"11'-4"1'-10"29'-0"
6'-2"13'-8"9'-2"
11'-6"2'-2"103'-6"45'-10"8'-0"47'-10"1'-10"16'-0"21'-4"8'-6"20'-4"8'-6"18'-4"6'-2"22'-10"16'-0"3'-4"21'-0"39'-4"2'-7"8'-6"2'-1"5'-4"1'-6"4'-6"4'-6"8'-4"7'-8"17'-4"8"21'-8"20'-1"20'-1"21'-8"9'-7"4'-4"2'-8"10'-4"8"20'-4"10'-4"10'-4"2'-8"7'-4"3'-7"1'-9"1'-10"7'-6"2'-0"7'-7"3'-11"
4'-7"4'-7"21'-0"20'-8"8"2'-0"7"3'-0"7"3'-2"7'-0"6'-2"7'-0"6'-10"9'-0"21'-0"8"2'-0"3'-4"3'-10"7'-6"7'-0"4'-6"8"1'-8"4'-6"4'-6"
3.8'
10.08'
3.92'5'5.14'5.46'3.8'
5.08'
5.08'5'5.12'5.21'3'-11"
10'-1"11112233445555556677889991010101011111111111111121212121414151516161616171718181919202021212323242425252727262828293030313132323333A21/4" = 1'-0"FIRST FLOOR PLANNORTHUnit#1: Living 375 sq ft Garage 500 sq ftUnit#2: Living 471 sq ft Garage 500 sq ft100.4 - FC100.0 - FC100.0
-
FC99.75 - FC100.4 - FC2 CAR GARAGEGUEST SPOTBEDROOM #3BATH#3UpLOWERHALL(FFE = 100.5)2 CAR GARAGEBATH#3UpLOWER HALL(FFE = 100.5)100.4 - FC(FFE = 102.25)ENTRYBEDROOM #311TH STREET 112.08' P/L112.01' P/L38.0' P/L
38.0' P/L1234567891011121312345678910111213AA8 BA8CA9DA9EA9FA9UNIT-1UNIT-2103.65 - PC107.07 - PC
104
.
1
4
-
PC105.01 - PCACDJJKKMMNP1112222211313SS2REQ'D
SB
PROP
SB
PROPSBREQ'DSBPROPSBPROPSBREQ'D
SB
PROP
SB
PROPSB
REQ'DSBPROP SBPROP SB(8.5' X 18')GARAGE DOOR (18'-6" X 8'-6")
GARAGE DOOR (18'-6" X 8'-6")2021Outline of parking spotsFloor Plan Notes - Basement121314Outline of furring above garage door15Slope concrete slab to garage doorminimum 2%16Outline of garage door and openposition1758" typ. x gypboard at ceiling - See1858" typ. x gypboard finish betweengarage and living areas - See detail12345Outline of retaining wall - seefoundation planProvide 34" to 38" tall handrail perSee and for stair constructionOutline of tankless water heater mountedon wall and vented to outside airOutline of property line9A116Outline of stairs above - Provide onehour construction per7See detail for baseboards at thisfloor, typical89Trash and Recycle bins, 3 (2.5'x2')10All bearing walls shall be 3x4 or 2x6construction11Outline of floor above2x pressure treated stud laid againstretaining wall, typical - see plans forflat stud locationBase cabinet with countertop and sinkselected by developer - provide mirror aboveWater closet per owner - Provide 24"min. in front of and 30" min. widthShampoo shelf located 5' off of floorTiled shower, seat, and glass enclosureas shown2324252627Consult developer about built in upperand lower cabinetry at lower hallPossible T&G at ceiling - consult w/developerPole and shelf at closetsHumidity controls shall be capable ofadjustment between a relative humidityrange of <50 percent to a maximum of80 percent. A humidity control mayutilize manual or automatic means ofadjustment10A114A125A125A119A12WWSLOPESLOPE5A115A11@ clg.@ clg.19@ clg.@ clg.Furr down opening above to 8'-0" -Provide full casing surroundOutline of deck above28Stairs Shall Be Open Design And HaveNo Wall Taller Than 42" Tall Max.2930Lower Storage = 11' x 3.33' x 4' =146.5 cu. ft.31Upper Storage = 2' x 6.5' x 4.5' =58.5 cu. ft.32Provide proper ventilation per CMC atgarage for combustion equipment33All new fixtures shall be waterconserving - CPC 402.0HBHBHBHBPage 322 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATE29'-0"103'-6"29'-0"103'-6"45'-10"8'-0"49'-8"16'-0"29'-10"15'-0"14'-10"44'-8"3'-2"1'-10"14'-6"13'-10"16'-4"4'-2"15'-10"9'-0"2'-0"2'-0"45'-10"8'-0"47'-10"1'-10"17'-6"10'-4"18'-0"1'-10"6'-8"6"1'-4"3'-6"14'-6"14'-6"7'-4"2'-6"23'-6"19'-10"9'-2"
10'-4"5'-4"13'-4"
2'-9"10'-10"2'-3"4'-5"4'-7"7'-9"8'-3"6'-5"2'-8"5'-11"5'-0"2'-8"7'-2"6'-8"2'-8"5'-2"16'-8"2'-0"10"1'-0"14'-8"5'-9"2'-8"5'-5"2'-7"11'-0"2'-9"18'-10"1'-0"
10'-3"8'-7"
4'-7"4'-7"2'-3"9'-6"2'-9"2'-9"9'-6"2'-3"1'-10"5'-6"1'-9"18'-5"3'-4"1'-6"3'-10"
3'-10"1'-6"
2'-6"10'-10"
10'-7"2'-9"15'-0"1'-2"1'-2"3'-7"3"5'-4"1'-0"3'-10"5'-0"9'-6"4'-6"7'-4"3'-8"8"3"3'-8"3"4'-6"
8'-6"2'-4"3'-2"2'-0"6"1"2'-3"11"7"8'-8"5'5.14'5.46'3.8'
3.92'
3.92'
3.8'
5.08'
5.08'3'-1"3'-5"1111112233444555667788910101011111111121213131313141411151115161616161717171719192020212121212222232324242526262626262627272828292930313132323330333317171717271818181819191616343435363636363636MASTER BATHMASTER CLOSETMASTER BEDROOMDECKUpDnUPPER HALLBEDROOM #2LAUNDRYBEDROOM #2MASTER CLOSETENTRYMASTER BEDROOMDECKMASTER BATHUPPERHALLDnBATH#2UpLAUNDRYBATH#2(FFE = 111.0)(FFE = 111.0)12345678910111218171615141817161514123456789101112UNIT-2UNIT-111TH STREET 112.08' P/L112.01' P/L38.0' P/L
38.0' P/LAA8 BA8A31/4" = 1'-0"SECOND FLOOR PLANNORTHUnit#1: Living 1,324 sq ftUnit#2: Living 1,260 sq ftCA9DA9EA9FA9103.65 - PC107.07 - PC10
4
.14
-
PC105.01 - PCABBEFKQRKLSLSSSSLLSNLTT34567778222277779999101010107777773784REQ'DSBPROPSBPROPSBREQ'D
SB
PROPSB
PROP
SB
REQ'D
SB
PROP
SB
PROPSB
ArchitecturalEncroachmentat DeckOutline of utility sinkFloor Plan Notes - First Floor12346Outline of property line5Provide 34" to 38" tall handrail perSee and for stair constructioncased out opening - consult client aboutfinish treatmentOutline of floor aboveOutline of deck above7Outline of stairs above - Provide one hourconstruction per9A1110A113A124A125A118Outline of Chimney above9Outline of furring above entrySee detail for baseboards at thisfloor, typical101112139A12Consult designer about furr down areasif needed for ducting42" Tall glass guardrail - seeSlope deck surface to deck drains typ.14" per ft. minimum. Provide scupperoverflow 2" above fin. flr. & align w/drain - See detail6A1014151617181920Provide stone or tile at deck w/Dex-o-tex waterproofing - See ESR-1757Walk in closet with shelf and poleShampoo shelf located 5' off of floorWater closet per owner - Provide 24"min. in front of and 30" min. widthTiled shower with seat and glassenclosure - possible steam unitConsult developer about master closetcabinetry, shelving, and hanging21222324252627Built in cabinetry per developer42" metal fireplace per owner - gasappliance only - direct vent - ESR-2316Earthcore IndustriesOutline of 20" deep stone hearthOutline of linen cabinet above waterclosetDeveloper to choose stand alone tubFull height linen cabinet28293031Outline of washer and dryer per ownerConsult developer about upper andlower cabinetry in laundry roomPossible T&G at ceiling - consult w/developerHumidity controls shall be capable ofadjustment between a relative humidityrange of <50 percent to a maximum of80 percent. A humidity control mayutilize manual or automatic means ofadjustment@ clg.@ clg.@ clg.@ clg.Base cabinet with countertop and sinkselected by developer - provide mirror above32Pole and shelf at closets336A127A12Outline of setback lineStairs Shall Be Open Design And HaveNo Wall Taller Than 42" Tall Max.3442" Tall metal guardrail per3511A11temptemptemptemptemptemptemptemp36All new fixtures shall be waterconserving - CPC 402.0Page 323 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATE29'-0"105'-6"29'-0"105'-6"19'-10"1'-0"9'-2"
19'-10"1'-0"9'-2"47'-10"8'-0"49'-8"10'-2"37'-8"24'-6"13'-2"5'-10"7'-0"11'-8"37'-8"12'-0"10'-2"1'-10"12'-8"25'-0"12'-2"7'-0"5'-10"4'-2"6'-0"47'-10"8'-0"49'-8"34'-8"6'-10"6'-4"7'-2"6'-0"47'-10"1'-10"34'-8"4'-2"6'-0"6"6'-0"8"15'-11"3'-5"2'-3"2'-9"2'-6"7"3'-0"6'-7"3'-3"2'-7"4'-3"2'-7"2'-8"2'-2"3'-4"2'-8"7'-2"10'-3"9'-7"4'-7"4'-7"6'-8"2'-8"3'-4"2'-10"2'-8"4'-7"2'-1"2'-7"2'-7"8"18'-0"11'-0"
5'-10"1'-9"1'-5"1'-2"10"15'-6"2'-0"
10'-3"9'-7"4'-7"4'-7"
2'-7"2'-0"
2'-7"2'-0"6'-0"6"20'-3"7'-11"2'-0"4'-10"15'-10"4'-5"2'-0"5'-2"20'-3"7'-11"5'-0"15'-3"6'-0"7"3'-0"7"2'-6"2'-9"2'-3"3'-5"16'-7"2'-0"
6"
6"15'-6"10"1'-2"1'-5"1'-9"5'-10"3'3.14'3.46'3.8'
3.92'2.92'
3.92'
2.92'
3.8'
5.08'
5.08'11111122338844555566667799101010101111111112121313131314141515161617171818191920202020202020202020212122222324252627282928292930313233333435363723242527282928292930313233333435363726383819191919393940404040DECKDININGAREAKITCHENGREAT ROOMDININGAREAKITCHENPANTRYDnDECKGREAT ROOMWINEPANTRYUpUpDnUpUpP.R.P.R.(FFE = 121.5)(FFE = 121.5)WINE7891011121314151617181456111213141516171812345623789UNIT-2UNIT-111TH STREET 112.08' P/L112.01' P/L38.0' P/L
38.0' P/LAA8 BA8A41/4" = 1'-0"THIRD FLOOR PLANNORTHUnit#1: Living 1,131 sq ftUnit#2: Living 1,131 sq ftCA9DA9EA9FA9103.65 - PC107.07 - PC104.
14
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PC105.01 - PCGGHHUUVV771477151588883311121211WWREQ'DSBPROPSBPROPSBREQ'D
SB
PROPSB
PROP
SB
REQ'D
SB
PROP
SB
PROPSB
Floor Plan Notes - Second Floor12346Outline of property line5Provide 34" to 38" tall handrail perSee and for stair constructionCased out opening - consult clientabout finish treatmentOutline of roof aboveOutline of roof deck above7Outline of stairs above - Provide one hourconstruction per3A124A125A1189See detail for baseboards at thisfloor, typical101112139A1242" Tall glass guardrail - see6A12Slope deck surface to deck drains typ.14" per ft. minimum. Provide scupperoverflow 2" above fin. flr. & align w/drain - See detail6A1014151617181920Provide stone or tile at deck w/Dex-o-tex waterproofing - See ESR-1757Water closet per owner - Provide 24"min. in front of and 30" min. width21222324252627Built in cabinetry per developer48" metal fireplace per owner - gasappliance only - direct vent - ESR-2316Earthcore IndustriesOutline of 20" deep stone hearth28293031Possible T&G at ceiling - consult w/developerHumidity controls shall be capable ofadjustment between a relative humidityrange of <50 percent to a maximum of80 percent. A humidity control mayutilize manual or automatic means ofadjustmentBase cabinet with countertop and sinkselected by developer - provide mirror above3233Waterproof exterior stairs - seeOutline of setback line42" Tall pony wall as guardrail at roofdeck - see4A10Outline of dining room tablePole and shelf at closetsProvide 48" wide refrigerator/freezerwith water lineProvide 60" wide range with doubleoven and ventilation hood per ownerOutline of trash and recycleProvide full height shelving at pantryProvide knee space at island for barstools - consult developerOutline of dishwasher per ownerOutline of double sink or farmhousesink - consult developerOutline of lower cabinets withcountertops per developerOutline of upper cabinetsMicrowave and single oven location -Possible warming drawer belowWine cellar tempered glass wall -coordinate with developer and winecellar consultant34Provide appropriate insulation fortemperature controlled wine cellarroom walls - ceiling - floor - verify withwine cellar consultant35Wine cellar shelving - coordinate finaldesign and finishes with owner36Outline of wine cooler per owner37@ clg.@ clg.@ clg.@ clg.@ clg.@ clg.@ clg.@ clg.@ clg.@ clg.14Stairs Shall Be Open Design And HaveNo Wall Taller Than 42" Tall Max.383A117A129A1110A1142" Tall metal guardrail per3911A11temptemp40All new fixtures shall be waterconserving - CPC 402.0Page 324 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEDOOR SCHEDULE1AQTYSYMSIZETYPEMATERIALFRAMEHINGEMUNTIN PATTERNREMARKSWINDOW SCHEDULEQTYSYMSIZETYPEMATERIALFINISHHINGEMUNTIN PATTERNREMARKS2NOTES:ROOM FINISH SCHEDULE UNIT 1 & 2LOCATIONFLOORBCDEFGHJKLMNPQRSTUVWXYZLOCATIONFLOORLOCATIONFLOORLOCATIONFLOOR3456789101112131415A51. CONTRACTOR SHALL VERIFY ALL DOOR AND WINDOW OPENINGS AND THEIR SIZES BEFORE ORDERING. ANY DISCREPANCIES OR CONCERNS BETWEEN THE CONSTRUCTION DOCUMENTS AND WORK IN THE FIELD SHALLBE BROUGHT TO THE DESIGNER'S ATTENTION AND RESOLVED BEFORE MOVING FORWARD.2. ALL DOORS AND WINDOWS SHALL HAVE A MINIMUM "U" FACTOR OF 0.40 OR HIGHER - REVIEW ENERGY CALCULATIONS FOR EXACT "U" FACTOR.ENTRYNONEEXTERIOR - SEE ELEVATIONALUMINUM CLADPAINT GRADEPER PLAN3'-0" x 9'-0" x 1 3/4"ENTRY SIDELITENONEEXTERIOR - SEE ELEVATIONALUMINUM CLADPAINT GRADEPER PLAN1'-6" x 9'-0" x 1 3/4"SLIDING FRENCH(2) - 3'-6" x 7'-0" x 1 3/4"ALUMINUM CLADPAINT GRADESLIDINGNONEEXTERIOR - SEE ELEVATIONBIFOLD FRENCH(4) - 3'-0" x 7'-0" x 1 3/4"ALUMINUM CLADPAINT GRADENONEEXTERIOR - SEE ELEVATIONPER PLANBIFOLD FRENCH(4) - 3'-6" x 7'-0" x 1 3/4"ALUMINUM CLADPAINT GRADENONEEXTERIOR - SEE ELEVATIONPER PLANBIFOLD FRENCH(4) - 3'-0" x 7'-0" x 1 3/4"ALUMINUM CLADPAINT GRADENONEEXTERIOR - SEE ELEVATIONPER PLANBIFOLD FRENCH(4) - 3'-6" x 9'-0" x 1 3/4"ALUMINUM CLADPAINT GRADENONEEXTERIOR - SEE ELEVATIONPER PLANEXTERIORNONEEXTERIOR - TO ROOF DECKALUMINUM CLADPAINT GRADEPER PLAN3'-0" x 7'-0" x 1 3/4"RAISED PANEL1 HOUR FIRE RATED, SELF CLOSING, SELF LATCHINGSOLID WOODPAINT GRADEPER PLANNONE3'-0" x 8'-0" x 1 3/4"NONERAISED PANEL2'-8" x 8'-0" x 1 3/4"INTERIORPAINT GRADESOLID COREPER PLANNONENONERAISED PANEL2'-8" x 8'-0" x 1 3/4"INTERIORPAINT GRADESOLID COREPER PLANNONENONERAISED PANEL3'-0" x 8'-0" x 1 3/4"INTERIORPAINT GRADESOLID COREPER PLANNONENONERAISED PANEL(2) - 2'-6" x 8'-0" x 1 3/4"INTERIORPAINT GRADESOLID COREPER PLANNONENONEWARDROBE SLIDER5'-0" x 8'-0" x 1 3/4"INTERIORPAINT GRADESOLID CORESLIDINGNONENONERAISED PANEL3'-0" x 8'-0" x 1 3/4"INTERIORPAINT GRADESOLID COREPER PLANNONENONERAISED PANEL2'-10" x 8'-0" x 1 3/4"INTERIORPAINT GRADESOLID COREPER PLANNONENONERAISED PANEL2'-6" x 8'-0" x 1 3/4"PAINT GRADESOLID COREPER PLANNONENONERAISED PANEL2'-8" x 8'-0" x 1 3/4"200 sq. in. LOUVERED OPENING FOR COMBUSTION AIRDIVIDE OPENING BETWEEN TOP AND BOTTOM - INTERIORPAINT GRADESOLID WOODPER PLANNONENONEPANTRYINTERIOR - AT PANTRYALUMINUM CLADPAINT GRADEPER PLAN2'-6" x 7'-0" x 1 3/4"CONSULT OWNERPOSSIBLE GLASSINTERIORRAISED PANEL2'-4" x 7'-0" x 1 3/4"PAINT GRADESOLID COREPER PLANNONENONEINTERIORRAISED PANEL2'-6" x 7'-0" x 1 3/4"PAINT GRADESOLID COREPER PLANNONENONEINTERIOR2'-0" x 1'-9"ALUMINUM CLADAT TOPAWNINGPAINT GRADEEXTERIOR - SEE ELEVATIONNONE2'-6" x 1'-9"ALUMINUM CLADAT TOPAWNINGPAINT GRADEEXTERIOR - SEE ELEVATIONNONE3'-0" x 6'-9"ALUMINUM CLADFIXEDFIXEDPAINT GRADEEXTERIOR - SEE ELEVATIONNONE2'-6" x 6'-9"ALUMINUM CLADFIXEDFIXEDPAINT GRADEEXTERIOR - SEE ELEVATIONNONE2'-0" x 5'-6"ALUMINUM CLADPER PLANCASEMENTPAINT GRADEEXTERIOR - SEE ELEVATION2'-0" x 5'-0"ALUMINUM CLADPER PLANCASEMENTPAINT GRADEEXTERIOR - SEE ELEVATIONNONENONE2'-6" x 5'-6"ALUMINUM CLADPER PLANCASEMENTPAINT GRADEEXTERIOR - SEE ELEVATIONNONE2'-6" x 5'-6"ALUMINUM CLADPAINT GRADEEXTERIOR - SEE ELEVATIONNONEFIXEDFIXED3'-6" x 1'-9"ALUMINUM CLADPAINT GRADEEXTERIOR - SEE ELEVATIONNONEFIXEDTRAMSON3'-6" x 1'-9"ALUMINUM CLADPAINT GRADEEXTERIOR - SEE ELEVATIONNONEFIXEDTRAMSON3'-0" x 1'-9"ALUMINUM CLADPAINT GRADEEXTERIOR - SEE ELEVATIONNONEFIXEDTRAMSON2'-0" x 5'-0"ALUMINUM CLADPER PLANCASEMENTPAINT GRADEEXTERIOR - SEE ELEVATIONNONE2'-0" x 4'-0"ALUMINUM CLADPER PLANCASEMENTPAINT GRADEEXTERIOR - SEE ELEVATIONNONE2'-6" x 4'-6"ALUMINUM CLADPER PLANCASEMENTPAINT GRADEEXTERIOR - SEE ELEVATIONNONE2'-6" x 4'-6"ALUMINUM CLADPAINT GRADEEXTERIOR - SEE ELEVATIONNONEFIXEDFIXEDU FACTOR /SHGCU = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U FACTOR /SHGCU = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23U = 0.3SHGC = 0.23Page 325 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATE9'-3"9'-3"9'-3"
9'-3"9'-3"9'-9"
9'-3"9'-3"9'-3"9'-3"9'-3"9'-9"9'-3"8'-3"
9'-3"8'-3"
9'-3"9'-3"9'-9"
9'-3"
9'-3"
3'-6"
3'-6"
8'-3"3'-6"11122333333444456677889999101111111213131414141415151515161616161617171818191920212222222323242425252626272728292930313.09'5.26'3.42'5.08'4.07'2.92'5.08'2.92'3.92'3'-5"3'-5"3.42'6'-0"
6'-0"
3'-6"
3'-6"328'-0"A61/4" = 1'-0"FRONT NORTH ELEVATIONPLPL1
0
4
.
1
4
-
P
C 107.50 - PCUNIT#1CP9 = 134.35 MAX.ACT = 132.25CP1
0
=
1
3
6
.
1
3
MA
X
.
AC
T
=
1
3
4
.
2
5PLPL1/4" = 1'-0"SOUTH ELEVATIONUNIT#1CP6 = 135.14 MAX.ACT = 134.5
PL1
0
7
.
5
-
PC PL107.07 - PC1/4" = 1'-0"UNIT#11/4" = 1'-0"UNIT#2CP10 = 136.13 MAX.ACT = 134.5CP6
=
1
3
5
.
1
4
MA
X
.
AC
T
=
1
3
4
.
5CP5
=
1
3
5
.
1
1
MA
X
.
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T
=
1
3
4
.
5CP1 = 135.71 MAX.ACT = 134.5
EAST ELEVATION EAST ELEVATIONELEVATION NOTES:1234567891017Outline of height limit11121316151418Typ. casement window w/ clad finish - Seefloor plan notes for windows recessed into2x6 or 2x8 studsOutline of finished gradeGlass guardrail min. 42" above deck perdetail orSliding french doorsOutline of exterior roof deck stepsConcrete steps on grade w/ min. 11" treadperOutline of 6'-0" tall interpolated wall lineMetal cladding below deck per detail18'-6" x 8''-6"± sectional roll-up garage dooras shownSee detail for 3'-6" tall pony wall @roof deckOutline of first floor below gradeOutline of property lineExterior stucco w/ smooth steel trowel finishProvide metal cladding @ eave/rake @ flatroof area per detail8"± wide reclaimed wood siding (to bespecified) with 18" recessed groove betweenand mitered cornersProvide stone veneer per detailsVERY IMPORTANT NOTES1.Framer and general contractor shall verifyexact elevation of highest roof beam andshall notify architect of this elevation prior toany roof framing. Adjustment may berequired with respect to height limit.2.Parapets, satellite antennae, rails,skylight, and roof equipment must be withinthe height limit.3.Provide 2-layers of 15" felt at wall plywood(shear panels)192021222423Provide stucco surround chimneyDecorative light fixtureOutline of grade at 11th StreetMetal cladding at hatched areasAwning glass panels above recessed doorsFixed glass panels - see door and windowschedule6A127A122527Typ. head, jamb and sill details @ windowsper details , & with stuccoTyp. head, jamb and sill details @ door perdetails , , &28Garage head & jamb detail per detail26Bifold french doors - consult window/ doormanufacturer29Glass entry door per developer3031Typical head, jamb, and sill details at fixedwindow per detailsSee detail for sill at full height window1A136A124A101A102A133A136A1510A1411A1412A148A149A144A145A146A147A143A142A141A14Outline of 3'-6" tall interpolated wall line7A122A1032Typical head, jamb, and sill details atwindow with stone per details1A152A153A1532Typical head and jamb details at doors withstone per details4A155A15Page 326 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATE9'-3"9'-3"9'-9"
9'-3"9'-3"9'-3"
9'-3"9'-3"8'-3"9'-3"9'-3"9'-3"
9'-3"9'-3"9'-3"
3'-6"
9'-3"11122223334444778888999991011111113141414151515151616161616161749171818181919191922222222222323242425252526262627272830315.08'4.07'3.92'5.08'5.51'3.51'3.24'4.9'2.92'2.92'6'-0"
6'-0"
6'-0"328'-0"A71
0
7
.
0
7
-
PC PLPL103.65 - PC1/4" = 1'-0"REAR SOUTH ELEVATIONUNIT#2CP1
=
1
3
5
.
7
1
MAX
.
AC
T
=
1
3
4
.
5CP
2
=
1
3
3
.
9
5
MA
X
.ACT
=
1
3
2
.
2
5PLPL1/4" = 1'-0"NORTH ELEVATIONUNIT#2CP5 = 135.11 MAX.ACT = 134.5 PLPL1
0
3
.
6
5
-
PC1/4" = 1'-0"WEST ELEVATIONUNIT#11/4" = 1'-0"WEST ELEVATIONUNIT#2104.14 - PCCP9 = 134.35 MAX.ACT = 132.25CP10 = 136.13 MAX.ACT = 134.5
CP
5
=
1
3
5
.
1
1
MA
X
.
AC
T
=
1
3
4
.
5CP
6
=
1
3
5
.
1
4
MA
X
.ACT
=
1
3
4
.
5
CP1
=
1
3
5
.
7
1
MAX
.
AC
T
=
1
3
4
.
5CP
2
=
1
3
3
.
9
5
M
A
X
.
AC
T
=
1
3
2
.
2
5CP
4
=
1
3
5
.
0
5
MA
X
.ACT
=
1
3
4
.
5
CP3
=
1
3
5
.
7
0
M
AX
.ACT
=
1
3
4
.
5CP7
=
1
3
5
.
1
9
M
AX
.ACT
=
1
3
4
.
5CP8 = 135.99 MAX.ACT = 134.5ELEVATION NOTES:1234567891017Outline of height limit11121316151418Typ. casement window w/ clad finish - Seefloor plan notes for windows recessed into2x6 or 2x8 studsOutline of finished gradeGlass guardrail min. 42" above deck perdetail orSliding french doorsOutline of exterior roof deck stepsConcrete steps on grade w/ min. 11" treadperOutline of 6'-0" tall interpolated wall lineMetal cladding below deck per detail18'-6" x 8''-6"± sectional roll-up garage dooras shownSee detail for 3'-6" tall pony wall @roof deckOutline of first floor below gradeOutline of property lineExterior stucco w/ smooth steel trowel finishProvide metal cladding @ eave/rake @ flatroof area per detail8"± wide reclaimed wood siding (to bespecified) with 18" recessed groove betweenand mitered cornersProvide stone veneer per detailsVERY IMPORTANT NOTES1.Framer and general contractor shall verifyexact elevation of highest roof beam andshall notify architect of this elevation prior toany roof framing. Adjustment may berequired with respect to height limit.2.Parapets, satellite antennae, rails,skylight, and roof equipment must be withinthe height limit.3.Provide 2-layers of 15" felt at wall plywood(shear panels)192021222423Provide stucco surround chimneyDecorative light fixtureOutline of grade at 11th StreetMetal cladding at hatched areasAwning glass panels above recessed doorsFixed glass panels - see door and windowschedule6A127A122527Typ. head, jamb and sill details @ windowsper details , & with stuccoTyp. head, jamb and sill details @ door perdetails , , &28Garage head & jamb detail per detail26Bifold french doors - consult window/ doormanufacturer29Glass entry door per developer3031Typical head, jamb, and sill details at fixedwindow per detailsSee detail for sill at full height window1A136A124A101A102A133A136A1510A1411A1412A148A149A144A145A146A147A143A142A141A14Outline of 3'-6" tall interpolated wall line7A122A1032Typical head, jamb, and sill details atwindow with stone per details1A152A153A1532Typical head and jamb details at doors withstone per details4A155A15Page 327 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATE9'-3"9'-3"9'-9"
9'-3"9'-3"9'-9"
8'-3"3'-6"9'-3"
9'-9"±
9'-3"9'-3"9'-3"
9'-9"±
9'-3"9'-3"9'-3"8'-0"8'-0"A81/4" = 1'-0"SECTIONA1/4" = 1'-0"SECTIONB2 CAR GARAGELOWER HALLDRIVEWAY2 CAR GARAGELOWER HALLUPPER HALLENTRYBEDROOM #2ENTRYBEDROOM #2UPPER HALLLAUNDRYGREAT ROOMWINEP.R.PANTRYROOF DECKROOF DECKPANTRYP.R.WINEGREAT ROOM2 CAR GARAGEBEDROOM #3BEDROOM #32 CAR GARAGEDRIVEWAYMASTER BEDROOMMASTER BATHMASTER CLOSETMASTER CLOSETMASTER BATHMASTER BEDROOMDECKGREAT ROOMDECKDINING AREAKITCHENKITCHENDINING AREAGREAT ROOMDECKBATH #3SECTION NOTES:123456789101112Typ. roof rafter/joist - See Framing PlanR-30 insulation @ flat / vaulted ceilingInterior finish2x stud wall w/ R-19 insulation @ exteriorTyp. aluminum clad window assemblyTyp. aluminum clad (french) door assembly1920132122141516171823Guardrail assemblyDeck finish over waterproof membraneDex-o-tex (ESR-1757)Floor plywoodTyp. floor joist (TJI) - See Framing PlanR-30 insulation @ floorGrade Beam - See Foundation PlanParallam beams - See Framing Plans5/8" type 'x' gypboard @ walls & ceilingthroughout garage, against living area &beneath stairsConcrete slab on gradeContinuous concrete footing - SeeFoundation Plan24Garage DoorOutline of cabinetryFinished gradeRetaining Wall - see Foundation planPlywood roof sheathing w/ Radiant BarrierSee Energy Calcs.Typ. deck / roof deck joist - See Framing PlanBuilt-up Decking/Roofing - 2x RippingsSteel beams - See Framing Plans11112222333344444555555556666777777777778888999999991010101011111112121213131313141414151515151516161616171717171717171717171717181818181819192020202021212121212121212222222222232324242424Page 328 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATE9'-3"9'-3"
8'-3"3'-6"
8'-3"3'-6"
9'-3"9'-3"9'-3"
8'-3"3'-6"
9'-3"9'-3"
8'-3"3'-6"
9'-3"9'-3"A91/4" = 1'-0"SECTIOND1/4" = 1'-0"SECTIONE1/4" = 1'-0"SECTIONF1/4" = 1'-0"SECTIONCPLPLGREAT ROOMMASTER BEDROOM2 CAR GARAGEUPPER HALLLOWER HALLDRIVEWAYPLPLKITCHENP.R.MASTER CLOSETW.I.C.2 CAR GARAGEDRIVEWAYBEDROOM #2PLPL2 CAR GARAGEBEDROOM #2W.I.C.MASTER CLOSETKITCHENP.R.GUESTSPOTPLPLLOWER HALLBEDROOM #3BATH #3UPPER HALLMASTER BEDROOMDECKGREAT ROOMSECTION NOTES:123456789101112Typ. roof rafter/joist - See Framing PlanR-30 insulation @ flat / vaulted ceilingInterior finish2x stud wall w/ R-19 insulation @ exteriorTyp. aluminum clad window assemblyTyp. aluminum clad (french) door assembly1920132122141516171823Guardrail assemblyDeck finish over waterproof membraneDex-o-tex (ESR-1757)Floor plywoodTyp. floor joist (TJI) - See Framing PlanR-30 insulation @ floorGrade Beam - See Foundation PlanParallam beams - See Framing Plans5/8" type 'x' gypboard @ walls & ceilingthroughout garage, against living area &beneath stairsConcrete slab on gradeContinuous concrete footing - SeeFoundation Plan24Garage DoorOutline of cabinetryFinished gradeRetaining Wall - see Foundation planPlywood roof sheathing w/ Radiant BarrierSee Energy Calcs.Typ. deck / roof deck joist - See Framing PlanBuilt-up Decking/Roofing - 2x RippingsSteel beams - See Framing Plans1111222233334444455555555666677777777778899999999101010101010111112131313131314141414151515151517171717171718181819191919192020212121212222222223232323Page 329 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATE112.08'112.01'2.92'5.75'10.83'18.08'8'13.17'6.17'3.9'2.51'5.75'10.83'18.08'8'13.17'11.42'11.42'38'
2.92'8.12'15.25'.83'6.17'4.26'10.88'13.17'13.17'11.67'11.67'2.92'
2.92'2.56'3.45'8'3.13'4.15'5.08'
5.08'
4.08'
4.08'6.42'6.42'.58'.58'6 1/2"3" MIN.VARIES18"±VARIES18"±
42" MIN
6" MIN.4"6" MIN.A101/8" = 1'-0"ROOF PLAN103.65 - PC10
7
.
0
7
-
PC104
.1
4
-
PC107.50 - PCDn12:12
12:12Dn 12:12
12:12
NORTHROOF DECKROOF DECK12:1212:12 RR12:1212:12Built-up roofing "GAF MATERIALS" ESR-1274 ( For slope less than 2:12 ) - 2 layers 15# felt with 90# cap sheet. Minimum slope 12:12 nail base sheet per table15-E. Hot mop in between layers, 12" per foot slope. Material must meet cool roof standards: Reflectance = 0.02 Min. and Emittance = 0.85 Min.Roof Pitch = See PlansFireplaces to be provided with approved spark arrestor. Decorative chimney caps must be listed assembly.Attic Vent Calculations:Lower level attic area = 0 sq. ft. / 150 = 0.00 sq. ft. of vents -- 0 vents provided ( )Upper level attic area = 0 sq. ft. / 150 = 0.00 sq. ft. of vents -- 0 vents provided ( )16 sq. attic vents - provided - Concrete Model "Flat" Vents by O'Hagins Inc. (ICC = 9650A)Gutters shall be built into eave. See eave details on this sheetNew house shall have a spare raceway for future solar panels - per Solar Code.A cap cover shall be provided for all roof deck sinks.Roof deck hot tubs shall be under a separate permit.Heat Pump - see energy calculations for requirements and sizing - Manufacturer's title and BTU sizing shall comply with all code in the CMC1.2.3.4.5.6.7.8.9.ROOF PLAN NOTESDECKDECKCP1= 135.71 MAX.ACT = 134.5CP2= 133.95 MAX.ACT = 132.25CP3= 135
.70
MAX
.ACT =
134
.5CP4= 135.05 MAX.ACT = 134.5112.08' P/L112.01' P/L38.0' P/L
38.0' P/L
11TH STREETHOT TUBHPHPHOT TUBDININGDININGCP5= 135.11 MAX.ACT = 134.5C
P
7
=
1
3
5
.
1
9
M
A
X
.
A
C
T
=
1
3
4
.
5
C
P
6
=
1
3
5
.
1
4
M
A
X
.
A
C
T
=
1
3
4
.
5
CP10=
136.13
MAX
.ACT = 134
.5CP
9
=
1
3
4
.
3
5
M
AX
.
AC
T
=
1
3
2
.
2
5CP8= 135.99 MAX.ACT = 134.510
3
.
6
9
-
E
G
10
3
.
6
6
-
E
G
10
3
.
7
4
-
E
G
103.87 - EG10
3
.
9
0
-
E
G
104.04 - EG104.10 - EG104.12 - EG107.10 - EG107.08 - EG107.14 - EG10
7
.
2
7
-
E
G
107.29 - EG10
7
.
4
1
-
E
G
10
7
.
4
6
-
E
G
10
7
.
4
8
-
E
G
10
3
.
8
2
-
E
G107.21 - EG103.96 - EG10
7
.
3
4
-
E
G HPHP89101112131415168910111213141516UNIT #1UNIT #2104.01 - EG10
7
.
3
8
-
E
G CP12= 134.28 MAX.ACT = 134.17CP11= 134.00 MAX.ACT = 134.0010
7
.
1
4
-
E
G 103.74 - EGOUTLINE OF SPARKARRESTOR PERMANUF.REQUIREMENTSPRECAST CONCRETEMOULDING OR STUCCOBUMPDOUBLE TOP PLATEPLYWOOD SHEATHING2X4 FRAMING, U.N.O.78" SMOOTHSTUCCOCHIMNEY CAP DETAIL112" = 1'-0"378" SMOOTH STUCCO2X STUDS2X SILL PLATEG.I. DECK FLASHING PROVIDEWATERPROOFING TO TOP OF FLASHINGSTONE OR TILEWATERPROOF MEMBRANEMORTARPLYWOOD DECKSHT'GDECK JST.SLOPEDECK TO WALL FLASHING112" = 1'-0"5OUTLINE OF ADJACENTOVERFLOW DRAIN 2" HIGHERFLASHING CLAMPAND GRAVEL STOPFLASHINGFINISHED DECKMATERIALPLYWOODSHEATHING2X FRAMINGSEALANT2" LEADERDECK DRAINS112" = 1'-0"6DEX-OTEXWATERPROOFINGTYPICAL EAVE AT FLAT ROOF112" = 1'-0"1TYP. ROOF JOIST (RJ)2x BLK'G w/A35's @16" O.C.2x STUD WALLINTERIOR FINISHROOF PLYWOOD:PROVIDE SLOPE OF13:12±FLASHING TO MATCHCOLOR OF METAL FINISHBERRIDGE METAL PANELINGW/ SHARKSKIN MEMBRANESEE STRUCTURAL PLANS FORBEAM SIZEBUILT IN COPPER GUTTER -PROVIDE FLASHINGSOLID BLOCKING78" SMOOTH STUCCOSHEAR PLYWOODBUILT UP ROOFINGINSULATION PERENERGYCALCULATIONSR-30 INSULATIONPROVIDE INSULATIONTYP. ROOF JOIST(RJ)2x STUD WALLINTERIOR FINISHROOF PLYWOOD OVER2X RIPPING - PROVIDESLOPE OF 13:12FLASHING TO MATCHCOLOR OF METALFINISHBERRIDGE METALPANELING W/ SHARKSKINMEMBRANE2X FURRING WITHPLYWOOD SURROUND78" SMOOTH STUCCOSHEAR PLYWOODBUILT UP ROOFINGTYPICAL RAKE AT FLAT ROOF112" = 1'-0"2PROVIDE TYPE "X" GYPBOARDAROUND WEST EAVE TO MEET ONE HOURFIRE RATING REQUIREMENTS2X FURRING2x8BITUTHANE /WATERPROOFUNDER METALCLADDING AT CAP2x62X6 STUDS 16" O.C.SIMPSON MST2616" O.C. - SLOTTHRU FLOORPLYWOOD -G.I. FLASHINGDECK FINISH OVERWATERPROOFSMOOTH STUCCOBOUNDARYNAILINGRIM JOIST (ORSTRINGER IFSTAIR)FULL 2X JOISTSTRINGER, OR BLK'GINTERIOR FINISH2X STUDS 16" O.C., U.N.O.FLOOR PLYWOODTYP. FJSTUCCOSIMPSON MST148 w/48-10d x112" @ 16" O.C.SIMPSON MST126 w/26-10d x112" @ 16" O.C.PONYWALL112" = 1'-0"41A101A102A102A102A102A101A103A103A104A104A104A101A102A104A104A101 - LAYER 15 # FELTEXTERIOR FINISH2 X 6 BLOCKINGCOPPER FLASHINGROOFING MATERIAL(SEE ROOF PLAN)2X RIPPINGSUNDERLAYMENT30LB ASTMFELT58" PLYWOODSHT'G2X SOLID BLCK'GINTERIORFINISHG.I.FLASHING2X ROOF JOISTS6A10ROOF TO WALL FLASHING112" = 1'-0"75A105A107A107A10SOLAR PANELSMIN. 2.86KWdcSYSTEMSOLAR PANELSMIN. 2.86KWdcSYSTEMPage 330 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATE4" MIN.
8" MIN.
4"3/4"3/4"2"7 12"3 1/2"3/4"3"3"3/4"3/4"3/4"6"42"6"3"36"34"11" MIN.7.75" MAX.
34" MIN.- 38" MAX.A11G.I. WEEP SCREED112" = 1'-0"2EXTERIOR PLASTER ORBATT AND BOARDANCHOR BOLT (AS REQUIRED)15# FELTP.T. D.F. SILL PLATE26 GA. GALVANIZEDSTEEL BASE SCREEDCONTINUE STUCCOW/ COLOR COAT TOFGNOTE:WEEP SCREEDTO BEINSTALLED PER1991WBC SEC.4706(2)2X STUDS @ 16" O.C.INTERIOR FINISHBASE BOARDCONC. SLAB ORTOP OFFOUNDATIONDOOR AND WINDOW FRAMING REQUIREMENT16D ENDTYPICALKING STUDTRIMMERFULLHEIGHTFLOATERHEADERHEADERTYPICAL WINDOWTYPICAL DOORWOOD JOISTS, GYPSUM WALLBOARDGA FILE NO. FC 5420GA FILE NO. WP 3510ONE HOUR CEILINGONE HOUR WALL58" type "X" gypsum wallboard or veneer base applied at right angles to 2x10 woodjoists 16" o.c. with 6d coated nails 178" long 0.0915" shank, 14" heads, 6" o.c. Joistssupporting 1" nominal wood sub and finish floor, or 1932" plywood finished floor withlong edges T&G and 1532" interior plywood with exterior glue subfloor perpendicularto joists with joints staggered.One layer 58" type "X" gypsum wallboard or veneer base applied parallel with or atright angles to each side of 2x4 wood studs spaced 24" o.c. with 6d coated nails 178"long, 0.0915 shank, 14" heads, 7" o.c. Wallboard nailed to top and bottom plates at 7"o.c. Stagger joints 24" o.c. each side. (LOAD-BEARING)SYSTEM DESCRIPTIONSKETCH AND DESIGN DATAGYPSUM WALLBOARD, WOOD STUDS1 HOURFIRE35 to 39 STCSOUND1 HOURFIRE35 to 39 STCSOUNDApprox. Ceiling Weight: 212 psfFire Test:ULR3501-5, 9, 7-15-52ULR1319-2, 3, 6-5-52Design L 501ULC Design M500Sound Test: See FC 5410IIC & Test:32 (66 C&P) NGC 5032, 7-19-66Thickness: 478"Approx. Weight: 7 psfFire Test:ULR3501-47, -48, 9-17-65.Design U309ULR1319-129, 7-22-70Design U314Sound Test:NGC2404, 10-14-70WINDOW AND DOOR FRAMES112" = 1'-0"4ONE HOUR CEILING AND WALLNO SCALE5STUDCUTTING AND NOTCHINGBORED HOLESNOTCH2X4 STUD - 1716 IN. MAX.2X6 STUD - 2316 IN. MAX.40% ALLOWEDNONBEARING PARTITIONSDRAWING 140% ALLOWEDANY WALLDRAWING 32X4 STUD - 1716 IN. MAX.2X6 STUD - 2316 IN. MAX.STUDBOREDHOLE58 IN. MIN.60" ALLOWED ANY NONBEARING WALL OR EACHBORED STUD DOUBLEDBORED HOLE NOT PERMITTED IN MORE THANTWO SUCCESSIVE DOUBLED STUDSDRAWING 42X4 STUD - 218 IN. MAX.2X6 STUD - 3516 IN. MAX.STUDBOREDHOLE58 IN. MIN.25% ALLOWEDEXTERIOR WALLS ANDBEARING PARTITIONSDRAWING 2MAXIMUM ALLOWED NOTCHING AND DRILLING FORNORMAL CONSTRUCTION WITH 2 BY 4 STUDFIGURE 2320-23STUDNOTCH2X4 STUD -78 IN. MAX.2X6 STUD - 138 IN. MAX.CUTTING, NOTCHING, BORING STUDSNO SCALE8TYPICAL SECTIONTYPICAL ELEVATIONNOTES:GRAVEL BAGS ARE ENCOURAGED OVER THE USE OF SANDBAGS AND MAY BEREQUIRED IN AREAS WHICH ARE PARTICULARLY SENSITIVE TO SEDIMENTDEPOSITION.REQUIREMENTS FOR AND SPACING OF VELOCITY REDUCERS FOR STREETS WITHGRADES OF LESS THAN 4% SHALL BE AS SHOWN ON THE APPROVED EROSIONCONTROL PLAN.THIS STANDARD DETAIL SHALL BE USED AS SHOWN ON THE APPROVED EROSIONCONTROL PLAN.FOR TYPICAL LOCATIONS OF EROSION CONTROL SANDBAGS, SEE GRADING PLANHEREON.1.2.3.4.SANDBAGS TYPICAL2 BAGS MIN.SANDBAG EROSION CONTROLLERNO SCALE71. HANDRAIL SHALL TERMINATE INTO A NEWEL POST OR SAFETY POST - ORRETURN TO WALL.2. ALTERNATE HANDRAIL DETAILS SHALL BE APPROVED BY THE OWNER ANDSHALL MEET CODE REQUIREMENTS114" - 2" MAX.Ø HANDGRIPPORTIONCONTINUOUSMETAL HANDRAIL34"-38" ABOVETREAD NOSINGMETAL SUPPORTBRACKETS TOBLOCKING W/ 2 -38" Ø -3" LONG LAG SCREWS -MAX 4'-0" APARTA35 TOP ANDBOTTOM - TOADJACENT CONT.STUD4X6 BLOCKING W/CONT. STUD EACHSIDE W/ 4 - 16dNAILSCONT. 2X STUDS 16"O.C.WALL FINISH PERPLAN312"±112" MIN. CLR. TOWALLHANDRAIL TO WALL112" = 1'-0"9BOTTOMSEDIMENTRETENTION (IN THEEVENT OF GRAVELDISTURBANCE)TOP OF 6"Ø DRAINTOP OF SAND BAGS6"Ø PVC PIPE TO RIP-RAPOR OUTLET DRAINSEDIMENT RETENTION DETAILNO SCALE6GUARDRAIL TO WALLGUARDRAIL POST TO FLOOR3" X 6" X 5/16" STEEL PLATEHORIZONTAL RAILSTEEL HANDRAIL4 X 4 POSTMINIMUMSTUCCO3/16"2 -38"DIAMETER X 4" LAGSHANDRAIL TO WALL / BRACKET312" X 712" X 38"STEEL BASE PLATEW/ 6 -38" Ø X 512" LONGLAG SCREWS INTOSOLID WOOD BACKING112" SQ. X 14 GA. STEELHANDRAIL / POSTSTEEL HANDRAIL4 X 4 POSTMINIMUMSTUCCO14"LESS THAN 4" TYP. SPACINGBETWEEN ANYCOMBINATION OF VERTICALAND HORIZONTAL MEMBERSHANDRAILNO SCALE10GUARDRAILNO SCALE11HANDRAIL TO STAIR/ PLATE1" x 2" TOP CAP112" SQ X 14GA. STEELPOSTS @ 4'-0" O.C. MAX.OPTIONAL BUILT-UP2X WOOD CURB118" PLYWD.TREAD112" SQ X 14GA.STEEL POSTS @ 4'0"O.C. MAX.6X BLOCKINGOPTIONAL2X BUILT-UPSTUB WALLPLYWD.2-A35 @ EACH ENDFLR. JSTS.14"1" x 2" TOP CAP378"MAX.12" x 112" STL.TUBE37 8"MAX.512"14" STEEL BASE PLATE W/ 8 - 38"X 6" LAGS (MIN. 3" EMBEDDMT.)MSTC40 @ 32" O.C. MAX.12"12"112"212"112"3"1"5"1"14" STEEL BASE PLATE W/ 8 - 38" X6" LAGS (MIN. 3" EMBEDDMT.)512"6X BLOCKINGMSTC40 @ 32" O.C. MAX.12" X 112" HORIZONTAL RAILING12"12"112"212"112"3"1"5"1"FLOORJOISTSJOIST HANGERSTUCCO4 X 12 STRINGERS@ 16" O.C.2X TREADS / RISERS1/8" PLYWD.TOP OF HANDRAILEXTERIOR STAIR AT DECK112" = 1'-0"3PROVIDE WATERPROOFINGUNDER TILE/STONE FINISH1 LAYER 30# FELTEXTERIOR FINISH2X BLOCKINGCOPPER FLSH'G & COUNTERFLSH'G1 X 6 CONT.UNDERLAYMENT (30 LB ASTM FELT)ROOFING MATERIAL(SEE ROOF PLAN)2X ROOF RFTR.2X STUDS @ 16" O.C.INTERIOR FINISH6" LAP
MIN.2X RIPPINGROOF TO WALL FLASHING112" = 1'-0"1Page 331 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATE11" MIN.7.75" MAX.
34" MIN. 38" MAX.
6'-8" MIN. HEADROOM
3"
42" MIN.
7"
2"2"7"8"
3"2"3"2"7.75" MAX.11" MIN.34" MIN. 38" MAX.
6'-8" MIN. HEADROOM11" MIN.7.75" MAX.
34" MIN. 38" MAX.
6'-8" MIN. HEADROOM
42" MIN.4" MIN.42" MIN.4" MIN.12" - 18"9" - 12"
3"
34" MIN. - 38" MAX.
7"
2"2"7"8"
3"2"3"2"A12FLOOR JOISTSEE FRAMINGPLANLINE OF TOP OF HANDRAIL(SEE SPECS)STAIR FINISH PER FLOORFINISH SCHED.58" TYPE "x" GYPBOARD3 - 2X14 DF#1 STRINGER @EACH END118" CD PLYWD.TREADS AND RISERS- TYPICALA-35 FRAMING ANCHORSAT EACH SIDE OF EACHSTRINGERPLYWOODFLOORSHEATHINGTYPICAL STAIR DETAIL112" = 1'-0"4212" SQ. X 14" TUBES 14GUAGE GALVANIZED W.I.POSTS @ MAX. 4'-0" O.C.114" SQ. X 14 GUAGEGALVANIZED W.I.INTERMEDIATE BALUSTERS< 4" SPACED7" X 7" X 12" STL. BASEPLATE W/ 4 - 12"Ø BOLTS INSIMP. SET EPOXY (RR25279, ESR-1772) W/DEPUTY INSPECTIONPLAN VIEW316"CONCRETERETAINING WALL ATLIGHT WELLGUARDRAIL AT RAISED WALKWAY112" = 1'-0"1LINE OF TOP OF HANDRAIL -SEE SPECSSTANDARD JOIST HANGER,W/ TOP FLANGE EACHSTRINGER TYPICALSTAIR FINISH PER FINISHSCHEDULEFLOOR JOIST - SEEFRAMING PLAN2X BLOCKING58" TYPE "X" GYP.BOARD3 - 2 X 14 DF.# STRINGER118" C-D PLYWOOD TREADSAND RISERS - TYPICAL(NTS)TYPICAL STAIR DETAIL112" = 1'-0"3LINE OF TOP OF HANDRAIL(SEE SPECS)STAIR FINISH PER FLOORFINISH SCHED.58" TYPE "x" GYPBOARD3 - 2X14 DF#1 STRINGER@ EACH END118" CD PLYWD. TREADSAND RISERS - TYPICALPROVIDE 3X3X14X 312"Ø XBOLTS EACH LEG, EACHSTRINGERSEE FOOTING TYPE ANDSIZE ON FOUNDATIONPLANTYPICAL STAIR DETAIL112" = 1'-0"52X6 EA. SIDEPLYWOODFURRING4X BLK'G ORRIM JST. PERPLANWRAP ST22 48" O.C.34" FULLY TEMPERED GLASSIN MAX 4'-0" SECTIONS W/MAX 312" SPACINGCONT. SILICONCAULKING BOTH SIDESBERRIGE METALPANELING ORSMOOTH STUCCOF.J. OR 4X BLK'G48" O.C. FOR F.J.PARALLEL TO RIMLU210 OR HU410HANGERSBERRIGE METALPANELING W/SHARKSKINMEMBRANE2X STUD WALLSTUCCODECK FINISHOVERWATERPROOFING(DEX-O-TEXESR-1757)CONTINOUS 1.9" Ø ALUM. TOPRAIL BY C.R. LAURENCECOMPANY INC. OR EQUAL FOR34" GLASS12" DIAMETERLAG SCREWS AT4" O.C., MIN. 4"PENETRATION2X6 EA. SIDEPLYWOODFURRING4X BLK'G ORRIM JST. PERPLANWRAP ST2248" O.C.34" FULLY TEMPERED GLASSIN MAX 4'-0" SECTIONS W/MAX 312" SPACINGCONT. SILICONCAULKING BOTH SIDESBERRIGE METALPANELING ORSMOOTH STUCCOF.J. OR 4X BLK'G48" O.C. FOR F.J.PARALLEL TO RIMLU210 OR HU410HANGERSBERRIGE METALPANELING W/SHARKSKINMEMBRANEDECK FINISHOVER WATER-PROOFING(DEX-O-TEXESR-1757)GLASS GUARDRAILAND ALUMINUM SHOEBY RB WAGNER(ESR-3950) - INSTALLPER MANUFACT.INSTRUCTIONS12" DIAMETER LAGSCREWS AT 4" O.C.,MIN. 4"PENETRATIONGLASS GUARDRAIL AT CANTILEVER112" = 1'-0"7GLASS GUARDRAIL112" = 1'-0"62X SILL PLATEPLYWOOD SHEATHINGSEE FRAMING PLANS FORJOIST2X BLOCKINGDOUBLE TOP PLATE2X4 FOR FURRINGW/ 2-16d @ EACHJOIST1X BLOCKING2X BLOCKING2X FLAT FURRINGTO ALLOW FORDUCTINGINTERIORFINISH2X BLOCKINGFRAME CHANNELFOR ROPELIGHTINGPOSSIBLE ROPELIGHTINGINTERIOR FINISH DETAIL112" = 1'-0"8INSTALL ELECTRICAL OUTLETS HORIZONTALLY, @ BASEBOARD AND @ COUNTERTOPSFIRST AND SECOND FLOOR BASEBOARD6"± TALL EL AND EL WOOD PRODUCTS MDF BASEBOARDTHIRD FLOOR BASEBOARDCROSS SECTIONCROSS SECTIONTYPICALELECTRICALOUTLET14" SQ. MOULDING14" SQUARE MOULDING8"± TALL EL AND EL WOOD PRODUCTS MDF BASEBOARDBASEBOARDS112" = 1'-0"9212" SQ. X 14" TUBES 14 GUAGEGALVANIZED W.I. POSTS @ MAX. 4'-0" O.C.114" SQ. X 14 GUAGEGALVANIZED W.I.INTERMEDIATE BALUSTERS< 4" SPACED7" X 7" X 12" STL. BASEPLATE W/ 4 - 12"Ø BOLTS INSIMP. SET EPOXY (RR25279, ESR-1772) W/DEPUTY INSPECTIONPLAN VIEW316"CONCRETERETAINING WALL ATLIGHT WELLHANDRAIL AT RAISED WALKWAY112" = 1'-0"21" x 2" TOP CAP1" x 2" TOP CAPGLASS GUARDRAILAND ALUMINUM SHOEBY RB WAGNER(ESR-3950) - INSTALLPER MANUFACT.INSTRUCTIONSPage 332 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATE34" MIN. 38" MAX.11" MIN.7.75" MAX.2"2"8" MIN.8" MIN.4"8" MIN.A13TOP OF HANDRAIL TYP.6" Ø MAX. OPENING IF STAIROPEN @ SIDE TO LOWERGRADETOP OF TREAD NOSE TYP.#3 @ 24" O.C.EACH WAY TYP.#3 @ EACH NOSE TYP.CONCRETE PERDIV. 3 (SPECS)CONCRETE STAIR ON GRADE112" = 1'-0"1ADHERED MANUFACTUREDBRICK OR STONE VENEEROVER MORTAR BED ANDSCRATCH COAT. INSTALL PERC.R.C. SECT. R703.8 ANDMANUFACTURE'S SPECS. (5"THICKNESS MAX.)BLDG. PAPER OVEREXTERIOR GRADEPLYWOOD2X STUDS PERPLANP.T. SILL PLATECONCRETE SLABFINISH GRADEVENEER:STONEVENEER TIES,CORROSION-RESISTANTWIRE, MIN. 12 GAGE,THREADED THRU EXPOSEDANCHOR TIE LOOPS, AND W/LEGS OF MIN. 15" LENGTHBENT AT RIGHT ANGLES,LAID IN STONE VENNERMORTAR JOINT, ENDS BENTIN 2" RIGHT ANGLEREINFORCEMENT, NOT LESSTHAN 2" X 2" X 16 GAGEGALVANIZED WIRE MESH, 2PLY WP. PAPER-BACKED,ANCHORED TO WOODSTUDS W/ GALVANIZEDSTEEL WIRE 2" FURRINGNAILS AT 4" C.C. AND, ATTOP AND BOTTOM W/ NOTLESS THAN 8d COMMONWIRE NAILS AT 8" C.C., ORANCHORED TO STEELSTUDS W/ WIRE TIESBACKING:CONCRETEANCHOR TIES,CORROSION-RESISTANTWIRE, MIN. 12 GAGE,FORMED AS EXPOSED EYEEXTENDING MIN.12" BEYONDBACKING FACE W/ LEGS OFMIN. 6" LENGTH BENT ATRIGHT ANGLES, LAID INMORTAR JOINT INMASONRY, AND SPACED W/EYES OR LOOPS AT MAX.12" C.C. IN BOTHDIRECTIONSMASONRYSTUDS AT MAX. 16" C.C.MIN. 118" PENETRATIONCEMENT GROUT MIN. 1"THICKVERTICAL SUPPORTSTONE VENEER UNITS (MAX. 5" THICK) ANCHOREDTO CONCRETE, MASONRY OR STUD BACKINGMIN. 1"MIN.12"NAILSNAILSNO SCALESTONE VENEER2NO SCALESTONE VENEER AT GRADE3Page 333 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEA14INTERIORDRYWALLFINISH2X STUD WALL -SEE FLOORPLAN NOTES2 X 4 ATRECESSEDWINDOW78" STUCCO OVERMETAL LATH W/ 15#FELTSHEAR PLYWOODHEADER. - SEE FRAMINGPLANSTRAIGHT EDGENOTE: PROVIDEBITUTHANE / FLASHWATERPROOFINGCLAD WINDOWASSEMBLYINTERIORDRYWALLFINISH2X STUDS - SEEFLOOR PLANNOTES2 X 4 TRIMMERAT RECESSEDWINDOW78" STUCCO OVERMETAL LATH W/ 15#FELTSHEAR PLYWOOD2 X 6 OR 2 X 8 KINGSTUDSTRAIGHT EDGENOTE: PROVIDEBITUTHANE / FLASHWATERPROOFINGCLAD WINDOWASSEMBLYCLAD WINDOWASSEMBLYSTRAIGHT EDGENOTE: PROVIDEBITUTHANE / FLASHWATERPROOFING1X SHIMSSHEAR PLYWOOD78" STUCCOOVER METALLATH W/ 15#FELT2X STUDS(SEE FLOOR PLANNOTES)INTERIOR FINISHPER SCHEDULE2X6 OR 2X8 PLATE2X SHIM1X FILLER1X FILLERINTERIORDRYWALLFINISH2X STUD WALLSEE FLOORPLAN NOTES2 X 4TRIMMER ATRECESSEDDOOR78" STUCCO OVER METALLATH W/ 15# FELTSHEAR PLYWOODOR FURRINGHEADR, SEE FRAMINGPLANSTRAIGHT EDGENOTE: PROVIDEBITUTHANE / FLASHWATERPROOFINGCLAD FRENCHDOOR ASSEMBLYINTERIORDRYWALLFINISH2X STUD WALL(SEE FLOORPLAN NOTES)2 X 4TRIMMER ATRECESSEDDOOR78" STUCCO OVER METALLATH W/ 15# FELTSHEAR PLYWOODOR FURRING4X OR 6X POST ORKING STUD, U.N.O.STRAIGHT EDGENOTE: PROVIDEBITUTHANE / FLASHWATERPROOFINGCLAD FRENCHDOOR ASSEMBLYCLAD OR FRENCHDOOR ASSEMBLYALUMINUMDRIP SILLTHRESHOLDCAULKINGPAVERS ONMORTAR BEDCONC. SLAB PERFOUNDATION PLANCONC. FOOTING PERFOUNDATION PLANINTERIORFLOORFINISH1X FILLER1X FILLERINTERIORDRYWALLFINISH2 X 6 STUDSSEE FLOORPLAN NOTES2 X 4 ATRECESSEDWINDOW78" STUCCO OVERMETAL LATH W/ 15#FELTSHEAR PLYWOODHDR. - SEE FRAMINGPLANSTRAIGHT EDGENOTE: PROVIDEBITUTHANE / FLASHWATERPROOFINGCLAD WINDOWASSEMBLYINTERIORDRYWALLFINISH2 X 6 STUDS - SEEFLOORPLAN NOTES2 X 4 TRIMMERAT RECESSEDWINDOW78" STUCCO OVERMETAL LATH W/ 15#FELTSHEAR PLYWOOD2 X 6 KING STUDSTRAIGHT EDGENOTE: PROVIDEBITUTHANE / FLASHWATERPROOFINGCLAD WINDOWASSEMBLYCLAD WINDOWASSEMBLYSTRAIGHT EDGENOTE: PROVIDEBITUTHANE / FLASHWATERPROOFING1X SHIMSHEAR PLYWOOD78" STUCCOOVER METALLATH W/ 15#FELT2X6 STUDSINTERIOR FINISHPER SCHEDULE2X6 PLATESEALANT OVERBACKER RODSHIM SPACESTUCCO STOPSEALANT OVERBACKER RODSTUCCO STOPSEALANT OVERBACKER RODSTUCCO STOPSHIM SPACE1X FILLER1X FILLERWINDOW / HEAD3" = 1'-0"1WINDOW / JAMB3" = 1'-0"2WINDOW / SILL3" = 1'-0"3DOOR / HEAD3" = 1'-0"4DOOR / JAMB3" = 1'-0"5DOOR / THRESHOLD3" = 1'-0"6FIXED WINDOW / HEAD3" = 1'-0"10FIXED WINDOW / JAMB3" = 1'-0"11FIXED WINDOW / SILL3" = 1'-0"12SLIDING FRENCHDOOR ASSEMBLYALUMINUM DRIPSILLWOOD THRESHOLDCAULKINGDECK MATERIALON 34" MORTARNOTE: PROVIDEBITUTHANE/ FLASHWATERPROOFINGFLOOR PLYWOOD2X6 BLKG. W/16d @ 6" O.C.2X D.J. PER PLANFLUSH BEAMWHEREOCCURS PERFRAMING PLANPLYWOODFLOOR SHTG.INTERIORFLOOR FINISHDOOR - THRESHOLD AT DECK3" = 1'-0"7SLIDINGSTONE VENEER OVER2 LAYERS 15# FELTHARDY FRAMEPANELS - SEEFRAMING PLANS2X JAMBSECTIONAL ROLL UPDOOR58" 'X'GYPBOARDMETALDOORTRACKASSEMBLYGARAGE DOOR / JAMB3" = 1'-0"2X STUDS 16"O.C. U.N.O.58" 'X'GYPBOARDSTRUCTURAL HEADERPER FRAMING PLAN2X TRIMMERSECTIONAL ROLL UP DOORGARAGE DOOR / HEAD3" = 1'-0"STONE VENEER - SEEEXTERIOR ELEVATIONS98STONE VENEERFLASHINGPage 334 of 356
6"±SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEDOUBLE 4X SILL PLATESTONE OR TILEWATERPROOF MEMBRANEMORTARPLYWOOD DECKSHT'GDECK JST.SLOPEEXTERIOR STUCCOFIXED CLAD WINDOWASSEMBLYNOTE: PROVIDE BITUTHANE /FLASH WATERPROOFINGBASEBOARDHARDWOODFLOORWHERE BEAM OCCURSWINDOW SILL AT FULL HEIGHT WINDOW3" = 1'-0"6FLASHINGWINDOW / JAMBWINDOW / HEAD3" = 1'-0"58" GYP. BD.PLYWOOD WHEREOCCURSKING STUDSAND TRIMMEROR BOUNDARY POSTCASINGWINDOW FRAMECLAD CASEMENTOR FIXED WINDOWMETAL2"± THICK STONEVENEER58" GYP/ BD.G.I. FLASH'GPLYWOODWHERE OCCURSHEADER2X NAILERCASINGCLADCASEMENT ORFIXED WINDOWCLAD CASEMENT ORFIXED WINDOW2X SILL2"± THICK STONEVENEER WITHMORTAR BASE1X STOOL - EXTEND1" BEYOND CASINGAPRON - SAME ASCASING ALIGNEND W/ OUTSIDEEDGE OF CASINGAND MITERPLYWOODWHERE OCCURS58" GYP. BOARDWINDOW / SILL3" = 1'-0"METAL3" = 1'-0"123DOOR / HEAD2 X 4 STUDS 16"O.C., U.N.O.58" 'X' GYPBOARD4 X 10 HDR,U.N.O. SEE PLANSHEAR PLYWOODWHERE OCCURSG.I. FLASHINGCAP & EDGEDOOR ASSEMBLY-SEE PLAN3" = 1'-0"4DOOR / JAMBSTONE VENEER2 X 4 STUDS 16"O.C., U.N.O.58" 'X' GYPBOARD4 X 4 POST,U.N.O. SEE PLANSHEAR PLYWOODWHERE OCCURSDOOR ASSEMBLY-SEE PLAN3" = 1'-0"52"± THICK STONEVENEERA152"± THICK STONEVENEERPage 335 of 356
SIGNATUREREVISEDPROJECT #2025 - 02JOSEPH FOURNIERDESIGN2615 P.C.H., SUITE # 206HERMOSA BEACH, CA90254PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATETSPage 336 of 356
L1SIGNATUREREVISEDPROJECT #2020 - 17JOSEPH FOURNIERDESIGN362 TERMINO AVENUE,LONG BEACH, CA 90814PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEPage 337 of 356
L2SIGNATUREREVISEDPROJECT #2020 - 17JOSEPH FOURNIERDESIGN362 TERMINO AVENUE,LONG BEACH, CA 90814PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEPage 338 of 356
L3SIGNATUREREVISEDPROJECT #2020 - 17JOSEPH FOURNIERDESIGN362 TERMINO AVENUE,LONG BEACH, CA 90814PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEPage 339 of 356
SIGNATUREREVISEDPROJECT #2020 - 17JOSEPH FOURNIERDESIGN362 TERMINO AVENUE,LONG BEACH, CA 90814PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEL3.1Page 340 of 356
C1SIGNATUREREVISEDPROJECT #2020 - 17JOSEPH FOURNIERDESIGN362 TERMINO AVENUE,LONG BEACH, CA 90814PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEPage 341 of 356
C2SIGNATUREREVISEDPROJECT #2020 - 17JOSEPH FOURNIERDESIGN362 TERMINO AVENUE,LONG BEACH, CA 90814PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEPage 342 of 356
C3SIGNATUREREVISEDPROJECT #2020 - 17JOSEPH FOURNIERDESIGN362 TERMINO AVENUE,LONG BEACH, CA 90814PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEPage 343 of 356
SIGNATUREREVISEDPROJECT #2020 - 17JOSEPH FOURNIERDESIGN362 TERMINO AVENUE,LONG BEACH, CA 90814PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEC4Page 344 of 356
SIGNATUREREVISEDPROJECT #2020 - 17JOSEPH FOURNIERDESIGN362 TERMINO AVENUE,LONG BEACH, CA 90814PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEC5Page 345 of 356
SIGNATUREREVISEDPROJECT #2020 - 17JOSEPH FOURNIERDESIGN362 TERMINO AVENUE,LONG BEACH, CA 90814PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEC6Page 346 of 356
SIGNATUREREVISEDPROJECT #2020 - 17JOSEPH FOURNIERDESIGN362 TERMINO AVENUE,LONG BEACH, CA 90814PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEC7Page 347 of 356
SIGNATUREREVISEDPROJECT #2020 - 17JOSEPH FOURNIERDESIGN362 TERMINO AVENUE,LONG BEACH, CA 90814PHONE:310-617-485612345JOSEPH FOURNIERGEORGE AND SABINE BRANCH INSTAGRAM:JFOURNIERDESIGN620 11th Street, Hermosa Beach WEBSITE:WWW.JFOURNIERDESIGN.COMDATEC8Page 348 of 356
24-407
SHEET 1 OF 1 SHEETSCALE: 1" = 10'
LEGAL DESCRIPTION
JOB ADDRESS
SUBDIVIDER
MARCH 3, 2025
ENGINEER
DENN ENGINEERS
DATE
MICHAEL GUZMAN-WALLE P.L.S. 9822
3914 DEL AMO BOULEVARD, STE. 921
TORRANCE, CA 90503
310-542-9433
IN THE CITY OF HERMOSA BEACH
COUNTY OF LOS ANGELES
STATE OF CALIFORNIA
FOR CONDOMINIUM PURPOSES
VESTING TENTATIVE
EXISTING BUILDING
CONCRETE
BRICK
WOOD DECK
106.76 EXISTING ELEVATION
BLOCK WALL
LEGEND
100 EXISTING CONTOUR
FINISH FLOOR
GARAGE FINISH FLOOR
LEAD AND TAG
TOP OF CURB
FLOW LINE
TOP OF WALL
TOP OF DVWY APRON
BEGINNING OF CURB RET
SPIKE
FOUND
WESTERLY
PROPERTY CORNER
FF
GFF
L&T
TC
FL
TW
TX
BCR
SPK
FD
W'LY
PC
X EXISTING FENCE
NORTHERLYN'LY
SPIKE AND WASHERS&W
POWER POLEPP
GUY WIREGW
STK STAKE
PROPERTY LINEPL, P/L
E'LY EASTERLY
MH MANHOLE
SOUTHERLYS'LY
WATER METERWM
BOUNDARY MONUMENTS ARE NOT NECESSARILY
SET ON PROPERTY CORNERS. PLEASE REFER TO
THE NOTATION ON THE PLANS FOR OFFSET
DISTANCES. IF THERE ARE ANY QUESTIONS,
PLEASE DO NOT HESITATE TO CONTACT DENN
ENGINEERS FOR CLARIFICATION AT :
(310) 542-9433, M-F 8:00 AM TO 5:00 PM.
NOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO
EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE
NOTED.
PARCEL MAP NO.84716
SABINE & GEORGE BRANCH
620 11TH STREET
HERMOSA BEACH, CA 90254
THE EASTERLY 38 FEET OF THE
WESTERLY 114 FEET OF LOT 3 IN
'THE BLOCK 78 OF THE SECOND
ADDITION TO HERMOSA BEACH,
MAP BOOK 3 PAGES 11 AND 12
APN 4187-026-010
620 11TH STREET
HERMOSA BEACH, CA 90254 24-407N 76°36'46"E 620.34'N 12°49'53"W256.24'N 76°35'22"E 622.88'N 13°27'40"W256.03'N 12°49'53"W112.11'N 76°36'22"E 38.00'N 12°49'53"W112.10'N 76°36'46"E 38.00'16.00'16.00'151.43'38.00'91.00'
11TH STREET
10TH STREET PACIFIC COAST HIGHWAYARDMORE AVENUE40'24'16'OWNER
SABINE & GEORGE BRANCH
1133 SAPPHIRE STREET
SAN DIEGO, CA 92019-1855
NOTES:
1. ALL EXISTING STRUCTURES TO BE REMOVED
UNLESS OTHERWISE NOTED.
2. ALL UTILITIES ARE LOCATED IN ADJACENT STREETS.
3. THIS IS A 2 UNIT CONDOMINIUM PROJECT.
4. WATER SUPPLY IS PROVIDED BY CALIFORNIA WATER COMPANY.
5. SANITARY SEWER DISPOSAL IS TO AN 6" CONCRETE
(NON-REINFORCED) PUBLIC LINE. THE 6" CONCRETE
(NON-REINFORCED) IS LOCATED IN 11TH STREET;
APPROXIMATE DEPTH = 4.5'±.
6. SEE SOILS REPORT FOR POTENTIAL FILL ON THIS SITE.
7. SITE DRAINAGE IS SURFACE FLOW WITH DISCHARGE
TO ADJACENT STREETS.
* PARCEL MAP NO. 25064, P.M.B. 291-100
** BLOCK 78, SECOND ADDITION TO HERMOSA BEACH
M.B. 3-11-12
***PARCEL MAP NO. 60847, P.M.B. 334-47 106.06106.13105.28104.86104.88104.87104.57GM
103.36104.53104.5410
4
.
1
4
P
C 104.56105.62107.3710
7
.
5
0
P
C104.99105.01WM
10
4
.
8
4
T
X 104.25 FL104.24103.5610
3
.
2
1
T
X 102.63 FLWM100.1099.46 FL10
0
.
0
1
T
C
SIGN
100.05 99.97WM
99.
5
3
107.43107.62107.74107.88108.15108.19103.65 PC103.90101.94102.10104.99107.07 PC106.3310
7
.
3
5
10
6
.
7
4106.32105.02106.15105.12103.91102.828"TREE 104.6430"TREE104.88104.52102.73106.00105.98105.99106.26106.22FOUND N&T RCE 30826
IN N'LY FACE OF WALL
0.95' E'LY & 0.03' S'LY
OF PROPERTY CORNER
TAG ELEV = 107.27'
CONC. GUTTER
CONC. SIDEWALK
CONC.
DECK
CONC.
CONC. GUTTER
EXISTING RESIDENCE
EXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING
GARAGE
X X X X X X X X X X X X X X X X X6.00'
11.82'16.91'DWY
CHMNYA = 4,258 S.F.
1
E'LY LINE PARCEL 1 *
W'LY LINE APN 4187-026-010
A PORTION OF LOT 3 **
N'LY LINE PARCEL 1 ***107.5 TW102.3 TW
105.05FOUND L&T TAGGED RCE 11284
5.17' N'LY & 0.04' E'LY OF CORNER
TAG ELEVATION = 104.69'
ESTABLISHED PER TIES AS SHOWN ON TRACT NO. 52872
SET BOAT S&W TAGGED PLS 9822 ON SURFACE
FOUND GEAR S&W LS 5411 PER PWFB 0616-2709,2710 ON SURFACE
FITS FOUND L&T TIES PER SAID FIELD BOOK, ACCEPTED AS CENTERLINE FOUND ILLEGIBLE S&W, FITS TIES PER PWFB 0616-717,718
ACCEPTED AS CENTERLINE INTERSECTION
FOUND L&T TAGGED LS 4702
5.57' N'LY OF PROPERTY CORNER
ON PROPERTY LINE PRODUCED
TAG ELEVATION=100.00'
PC ELEVATION CITY APPROVAL - 6/10/2021
FOUND S&W 0.22' N'LY & 0.08' E'LY OF TRACT LINE
CENTERLINE INTERSECTION PER TRACT NO. 5872
339.91'THE W'LY LINE OF TRACT NO.52872N 76°36'22"E 152.76'
N 76°36'46"E 151.59'1503
1504
1514
1515
FOUND ILLEGIBLE S&W, FITS TIES PER PWFB 0616-713,714
ACCEPTED AS CENTERLINE INTERSECTION
SET L&T TAGGED LS 9822
1.00' N'LY OF PROPERTY CORNER
ON PROPERTY LINE PRODUCED
TAG ELEVATION=100.07'
SET L&T TAGGED PLS 9822
ON TOP OF BLOCK WALL
2.00' E'LY & 0.25' S'LY
OF PROPERTY CORNER
FOUND N&T RCE 30826
IN N'LY FACE OF WALL
0.73' W'LY & 0.07' S'LY
OF PROPERTY CORNER
TAG ELEV = 110.02'
SET L&T TAGGED PLS 9822
ON TOP OF BLOCK WALL
1.00' W'LY & 0.25' S'LY
OF PROPERTY CORNER
SET L&T TAGGED LS 9822
2.00' N'LY OF PROPERTY CORNER
ON PROPERTY LINE PRODUCED
TAG ELEVATION=104.97'
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THE SIGNATURE(S) OF WARREN GILLELEN, HOLDER OF AN EASEMENT FOR WATER PIPE LINES, BY DEED
RECORDED IN BOOK 1617 OF DEEDS, PAGE 47. (BLANKET IN NATURE)
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ORDER NO. 2676020924A-52
DATED APRIL 23, 2025
H:\JOBS\2024\24-407, PM 84716, 11THE STREET,620\24407TM.dwg, 6/5/2025 11:23:25 AMPage 349 of 356
Public Notification Packet – 620 11th Street
Page 350 of 356
Page 351 of 356
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Page 352 of 356
Community Development Department
Planning Division
City of Hermosa Beach
1315 Valley Drive
Hermosa Beach, CA 90254
IMPORTANT PUBLIC NOTICE
901 Hermosa Avenue, Hermosa Beach, CA 90254
Assessor Parcel Number 4187-003-028
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.
CONDITIONAL USE PERMIT (CUP 25-08), PRECISE DEVELOPMENT PLAN (PDP 25-06), AND VESTING TENTATIVE PARCEL
MAP (VTPM NO. 84716) FOR TWO, 30-FOOT-TALL RESIDENTIAL CONDOMINIUM BUILDINGS AT 620 11th STREET IN THE
TWO-FAMILY RESIDENTIAL (R-2) ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 3 CATEGORICAL EXEMPTION PER
SECTION 15303(b) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES.
AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive
Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate
in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at
cityclerk@hermosabeach.gov at least 48 hours before the meeting.
PARTICIPATION AND VIEWING OPTIONS - Hermosa Beach Planning Commission meetings are open to the public and
are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254.
Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by
submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on
action items listed on the agenda via the following:
Zoom - https://us02web.zoom.us/j/82539742028?pwd=ountrdnvd2l6tzbptdljc2x6bgfwdz09
Meeting ID: 825 3974 2028 Password: 207860
Phone - Toll Free: (833) 548-0276 Meeting ID: 825 3974 2028, then #; Passcode: 207860
eComment - Submit an eComment by 3:00 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 3:00 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 353 of 356
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Page 354 of 356
City of Hermosa Beach | Page 1 of 1
Meeting Date: October 21, 2025
Staff Report No. 25-CDD-151
Honorable Chairperson and Members of the Hermosa Beach Planning
Commission
PLANNING COMMISSION TENTATIVE FUTURE AGENDA
(Planning Manager Alexis Ororpeza)
Recommended Action:
Staff recommend Planning Commission receive and file the tentative future agenda for
the Planning Commission regular meeting of November 18, 2025.
Attachment:
Planning Commission Tentative Agenda for November
Respectfully Submitted by: Alexis Oropeza, Planning Manager
Approved: Alison Becker, Community Development Director
Page 355 of 356
C:\Program Files\eSCRIBE\TEMP\18161965702\18161965702,,,Attachment 1 - Planning Commission Tentative Agenda for November.docx
Tentative Future Agendas
PLANNING COMMISSION
City of Hermosa Beach
Tuesday, November 18, 2025
Regular Meeting
6:00 PM
Project Title Public Notice Meeting
Date
Land Value Recapture Program – Staff presentation,
discussion and possible direction
11/18/25
3232 Hermosa Avenue – Precise Development Plan for a
remodel of a four-unit residential building and request for
convex slope determination (Public Hearing)
Continued from
10/14/25 Planning
Commission
11/18/25
960 6th Street - Precise Development Plan for two detached
residential units (Public Hearing) 10/3/25 11/18/25
1035 Loma Drive – Precise Development Plan for two
residential units in a single building and a Conditional Use
Permit for condominiums. (Public Hearing)
10/3/25 11/18/25
714-722 Loma Dr – Precise Development Plan for two lots,
each with two new detached residential units and a
Conditional Use Permit for condominiums. (Public Hearing)
10/3/25 11/18/25
Upcoming and Pending
Zoning Code More Study Sessions upcoming
3201 Pacific Coast Highway - Skechers Parking Plan & Precise Development Plan for a new
16,784-square-foot office building
Page 356 of 356