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HomeMy WebLinkAbout2025-11-18 - PC - Regular CITY OF HERMOSA BEACH PLANNING COMMISSION Regular Meeting Agenda Tuesday, November 18, 2025 6:00 PM Council Chambers 1315 Valley Drive Hermosa Beach, CA 90254 COMMISSIONERS Kate Hirsh, Chairperson Stephen Izant, Vice Chairperson Michael Flaherty, Commissioner Peter Hoffman, Commissioner Greg McNally, Commissioner Alison Becker, Community Development Director AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at cityclerk@hermosabeach.gov at least 48 hours before the meeting. PARTICIPATION AND VIEWING OPTIONS Hermosa Beach Planning Commission meetings are open to the public and are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254. Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on action items listed on the agenda via the following: Zoom: https://us02web.zoom.us/j/82539742028?pwd=OUNTRDNvd2I6TzBpTDIjc2x6bGFwdz09 • Phone: Toll Free: (833) 548 0276; Meeting ID: 825 3974 2028, then #; Passcode: 207860• eComment: Submit an eComment no later than three (3) hours before the meeting start time.• Supplemental Email: Supplemental emails are available for agenda items only and must be sent to planning@hermosabeach.gov. Supplemental emails should indicate the agenda item and meeting date in the subject line and must be received no later than three (3) hours before the meeting start time. Emails received after the deadline but before the meeting ends will be posted to the agenda the next business day. Writings distributed to all, or majority of all, of the Commission after the agenda has been posted shall be available for inspection at the Community Development Department located at 1315 Valley Drive, Hermosa Beach, CA 90254 during regular business hours. • Please be advised that while the City will endeavor to ensure these remote participation methods are available, the City does not guarantee that they will be technically feasible or work all the time. Further, the City reserves the right to terminate these remote participation methods (subject to Brown Act restrictions) at any time and for whatever reason. Please attend in person or by submitting an eComment to ensure your public participation. Similarly, as a courtesy, the City will also plan to broadcast the meeting via the following listed mediums. However, these are done as a courtesy only and not guaranteed to be technically feasible. Thus, in order to guarantee live time viewing and/or public participation, members of the public shall attend in Council Chambers. Cable TV: Spectrum Channel 8 and Frontier Channel 31 in Hermosa Beach • YouTube: https://www.youtube.com/c/CityofHermosaBeach90254 • Live Stream: www.hermosabeach.gov/agenda • Cablecast App: Available on supported devices and smart TVs• If you experience technical difficulties while viewing a meeting on any of our digital platforms, please try another viewing option. View staff reports and attachments at www.hermosabeach.gov/agenda. Page 2 of 376 Pages 1.CALL TO ORDER 2.PLEDGE OF ALLEGIANCE 3.ROLL CALL 4.APPROVAL OF AGENDA This is the time for Planning Commission to discuss any changes to the order of agenda items. 5.PUBLIC COMMENT This is the time for members of the public to address the Planning Commission on any items within the Commission's jurisdiction and on items where public comment will not be taken. The public is invited to attend and provide public comment. Public comments are limited to three minutes per speaker from those present in the Council Chambers and via the remote participation option(s) listed on the agenda. This time allotment may be modified due to time constraints at the discretion of the Chair. No action will be taken on matters raised in oral and written communications, except that the Planning Commission may take action to schedule issues raised during public comment for a future agenda. Speakers with comments regarding departmental operations are encouraged to submit those comments directly to the Community Development Director or the Office of the City Manager. 6.CONSENT CALENDAR The following matters will be acted upon collectively with a single motion and vote to approve with the majority consent of the Planning Commission. Commissioners may orally register a negative vote on any Consent Calendar item without pulling the item for separate consideration before the vote on the Consent Calendar. There will be no separate discussion of these items unless a Commissioner removes an item from the Consent Calendar, either under Approval of the Agenda or under this item before the vote on the Consent Calendar. Items removed for separate discussion will be provided a separate public comment period. Recommendation: To approve the consent calendar. 6.a ACTION MINUTES OF THE PLANNING COMMISSION REGULAR MEETING OF OCTOBER 21, 2025 - 25-CDD-161 7 (Planning Manager Alexis Oropeza) Recommendation: Staff recommend Planning Commission receive and file the action minutes of the Planning Commission regular meeting of October 21, 2025. 7.PUBLIC HEARING 7.a PRECISE DEVELOPMENT PLAN (PDP 25-02), CONDITIONAL USE 13 Page 3 of 376 PERMIT (CUP 25-06), AND VESTING TENTATIVE PARCEL MAP NO. 84794 FOR A NEW TWO-UNIT RESIDENTIAL CONDOMINIUM AT 1035 LOMA DRIVE, WITHIN THE MULTIPLE-FAMILY (R-3) ZONE - 25- CDD-150 CEQA: Determine the project is categorically exempt from the California Environmental Quality Act. (Assistant Planner Johnny Case) Recommendation: Staff recommends that the Planning Commission: Determine the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to a Class 3 categorical exemption, as defined in section 15303 of the CEQA Guidelines for new construction; and 1. Adopt a Resolution (Attachment 1) approving Conditional Use Permit (CUP 25-06), Precise Development Plan (25-02) and Vesting Tentative Parcel Map No. 84794 allowing two new residential condominium buildings in the Multiple-Family Residential zone (R-3) subject to conditions. 2. 7.b PRECISE DEVELOPMENT PLANS (PDP 25-07 and PDP 25-08), CONDITIONAL USE PERMITS (CUP 25-09 and CUP 25-10), AND VESTING TENTATIVE PARCEL MAP NO. 84793 FOR TWO NEW TWO-UNIT RESIDENTIAL CONDOMINIUMS AT 94 714 AND 722 LOMA DRIVE IN THE TWO-FAMILY RESIDENTIAL (R-2) ZONE - 25-CDD-162 CEQA: Determine that the projects are categorically exempt from the California Environmental Quality Act (CEQA) (Assistant Planner DeDe Tran) Recommendation: Staff recommends that the Planning Commission: Determine the projects are categorically exempt from the California Environmental Quality Act (CEQA) pursuant to a Class 3 categorical exemption, as defined in section 15303 of the CEQA Guidelines for new construction; and 1. Adopt Resolution (Attachment 1) approving Conditional Use Permits (CUP25-09 & CUP25-10), Precise Development Plans (PDP25-07 & PDP25-08), and Vesting Tentative Parcel Map No. 84793 allowing two new two-unit residential condominium buildings in the Two-Family Residential Zone (R-2) subject to conditions. 2. 7.c CONVEX SLOPE DETERMINATION (CSD 25-01) AND PRECISE DEVELOPMENT PLAN (PDP 25-04) FOR A STRUCTURAL REHABILITATION, REMODEL, AND ADDITION TO A FOUR-UNIT 168 APARTMENT BUILDING LOCATED AT 3232 HERMOSA AVE IN THE MULTIPLE FAMILY RESIDENTIAL (R-3) ZONE - 25-CDD-165 Page 4 of 376 CEQA: Determine the project is categorically exempt from the California Environmental Quality Act. (Associate Planner Jake Whitney) Recommendation: Staff recommends that the Planning Commission: that the project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15302 of the State CEQA Guidelines; and 1. Adopt a Resolution (Attachment 1) approving Convex Slope Determination (CSD 25-01) and Precise Development Plan 25- 05 subject to conditions of approval. 2. 7.d PRECISE DEVELOPMENT PLAN (PDP 23-06) FOR THE REMODEL OF AN EXISTING TWO-STORY SINGLE-FAMILY RESIDENCE AND REMODEL OF AN EXISTING TWO-CAR GARAGE WITH SECOND FLOOR WORKSHOP INTO A 320 RESIDENCE WITH FOUR GARAGE PARKING SPACES- 25-CDD-163 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; 1. Adopt a Resolution approving Precise Development Plan (PDP 23-06) to remodel an existing two-story single-family residence and remodel of an existing two-car garage with second floor workshop into a residence with four garage parking spaces, subject to conditions of approval (Attachment 1) 2. 8.STAFF ITEMS 8.a COMMUNITY DEVELOPMENT DIRECTOR REPORT 9.PLANNING COMMISSION COMMENTS Planning Commission members may briefly respond to public comments, may ask a question for clarification, or make a brief announcement or report on his or her own activities or meetings attended. 10.FUTURE AGENDA ITEMS 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- 159 375 (Planning Manager Alexis Ororpeza) Page 5 of 376 Recommendation: Staff recommend Planning Commission receive and file the tentative future agenda for the Planning Commission regular meeting of December 16, 2025. 11.PUBLIC COMMENT This time is set aside for the public to address the Commission on any item of interest within the subject matter jurisdiction of the Commission that could not be heard under Item 4 during the first public participation item because there were too many prior public speakers and the thirty-minute maximum time limit was exhausted. 12.ADJOURNMENT Page 6 of 376 City of Hermosa Beach | Page 1 of 1 Meeting Date: November 18, 2025 Staff Report No. 25-CDD-161 Honorable Chair and Members of the Hermosa Beach Planning Commission ACTION MINUTES OF THE PLANNING COMMISSION REGULAR MEETING OF OCTOBER 21, 2025 (Planning Manager Alexis Oropeza) Recommended Action: Staff recommend Planning Commission receive and file the action minutes of the Planning Commission regular meeting of October 21, 2025. Attachments: 1. Planning Commission Action Minutes Regular Meeting of October 21, 2025 Respectfully Submitted by: Alexis Oropeza, Planning Manager Approved: Alison Becker, Community Development Director Page 7 of 376 1 CITY OF HERMOSA BEACH Planning Commission Meeting Minutes October 21, 2025 Open Session 6:00 PM Council Chambers 1315 Valley Drive Hermosa Beach, CA 90254 Members Present: Commissioner Kate Hirsh, Commissioner Peter Hoffman, Commissioner Stephen Izant, Commissioner Michael Flaherty, Commissioner McNally Staff Present: Associate Planner Jake Whitney, Assistant Planner Johnny Case, Community Development Director Alison Becker, Assistant Planner DeDe Tran, Office Assistant Ariana Rodriguez, Contract Planner, Interim Assistant City Attorney _____________________________________________________________________ 1. CALL TO ORDER Chairperson Hirsh called the meeting to order at 6:01 p.m. 2. PLEDGE OF ALLEGIANCE The Pledge of Allegiance was led by Chairperson Hirsh. 3. ROLL CALL Office Assistant Ariana Rodriguez announced a quorum. 4. APPROVAL OF AGENDA Moved by: Commissioner Michael Flaherty Seconded by: Commissioner Peter Hoffman Page 8 of 376 2 Agenda reordered to hear public hearing items 7c and 7d first. Ayes (4): Commissioner Kate Hirsh, Commissioner Peter Hoffman, Commissioner Michael Flaherty, and Commissioner McNally Absent (1): Commissioner Stephen Izant Motion Carried 5. PUBLIC COMMENT In-Person public comments:  Arnenson spoke. 6. CONSENT CALENDAR Moved by: Commissioner Peter Hoffman Seconded by: Commissioner Michael Flaherty To approve the consent calendar. Ayes (4): Commissioner Kate Hirsh, Commissioner Peter Hoffman, Commissioner Michael Flaherty, and Commissioner McNally Absent (1): Commissioner Stephen Izant Motion Carried 6.a ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL MEETING OF OCTOBER 13, 2025 - 25-CDD-152 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 Contract Planner Kaneca Pompey provided a staff presentation. Applicant representative Brandon Straus spoke. Applicant Kyle Ransford spoke. No Public Comment was provided. Page 9 of 376 3 Moved by: Commissioner Peter Hoffman Seconded by: Commissioner Michael Flaherty To continue this item to a future meeting and direct staff and applicant to prepare a detailed description of permitted building square footage. Ayes (5): Commissioner Kate Hirsh, Commissioner Peter Hoffman, Commissioner Stephen Izant, Commissioner Michael Flaherty, and Commissioner McNally Motion Carried 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 Assistant Planner Johnny Case provided a staff presentation. Police Chief Landon Phillips spoke on the item. Agent Connally from the Department of Alcoholic Beverage Control spoke. Roberts Liquor representative Jan Nguyen spoke. Attorney for Roberts Liquor Patrick Bobko spoke. Public Comment:  Samuel C. Virtual Public Comment:  Kent Allen Moved by: Commissioner Stephen Izant Seconded by: Commissioner Kate Hirsh To continue the hearing to December 16, 2025 and direct staff and the business owner meet to discuss operational improvements and to report on what measures have been implemented in December. Ayes (5): Commissioner Kate Hirsh, Commissioner Peter Hoffman, Commissioner Stephen Izant, Commissioner Michael Flaherty, and Commissioner McNally Motion Carried 7.c ADOPT A RESOLUTION TO APPROVE LOT LINE ADJUSTMENT AND VARIANCE TO ELIMINATE A RESIDENTIAL ENCROACHMENT OVER Page 10 of 376 4 AN EXISTING PROPERTY LINE AT 1102 AND 1110 21ST STREET IN THE SINGLE-FAMILY (R-1) ZONE - 25-CDD-143 Associate Planner Jake Whitney provided a staff presentation. Applicant Richard Binder spoke. Virtual Public Comment:  Laura Pena Commissioner Stephen Izant joined the meeting at 6:11 pm. Moved by: Commissioner Peter Hoffman 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 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. Ayes (5): Commissioner Kate Hirsh, Commissioner Peter Hoffman, Commissioner Stephen Izant, Commissioner Michael Flaherty, and Commissioner McNally Motion Carried 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 Associate Planner Whitney provided a staff presentation. Applicant representative Stacy Straus spoke. Moved by: Commissioner Peter Hoffman Seconded by: Commissioner Michael Flaherty Staff recommends 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 Page 11 of 376 5 Vesting Tentative Parcel Map No. 84716 allowing two new residential condominium buildings in the Two-Family Residential Zone (R-2) subject to conditions as amended. Ayes (5): Commissioner Kate Hirsh, Commissioner Peter Hoffman, Commissioner Stephen Izant, Commissioner Michael Flaherty, and Commissioner McNally Motion Carried 8. STAFF ITEMS 8.a COMMUNITY DEVELOPMENT DIRECTOR REPORT Director Becker provided a report. 9. PLANNING COMMISSION COMMENTS 10. FUTURE AGENDA ITEMS 10.a PLANNING COMMISSION TENTATIVE FUTURE AGENDA - 25-CDD- 151 Moved by: Commissioner Michael Flaherty Seconded by: Commissioner Stephen Izant Staff recommend Planning Commission receive and file the tentative future agenda for the Planning Commission regular meeting of November 18, 2025. Ayes (5): Commissioner Kate Hirsh, Commissioner Peter Hoffman, Commissioner Stephen Izant, Commissioner Michael Flaherty, and Commissioner McNally Motion Carried 11. ADJOURNMENT The meeting was adjourned at 9:58 p.m. Page 12 of 376 City of Hermosa Beach | Page 1 of 14 Meeting Date: November 18, 2025 Staff Report No. 25-CDD-150 Honorable Chairperson and Members of the Hermosa Beach Planning Commission PRECISE DEVELOPMENT PLAN (PDP 25-02), CONDITIONAL USE PERMIT (CUP 25-06), AND VESTING TENTATIVE PARCEL MAP NO. 84794 FOR A NEW TWO-UNIT RESIDENTIAL CONDOMINIUM AT 1035 LOMA DRIVE, WITHIN THE MULTIPLE- FAMILY (R-3) ZONE CEQA: Determine the project is categorically exempt from the California Environmental Quality Act. (Assistant Planner Johnny Case) Recommended Action: Staff recommends that the Planning Commission: 1. Determine the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to a Class 3 categorical exemption, as defined in section 15303 of the CEQA Guidelines for new construction; and 2. Adopt a Resolution (Attachment 1) approving Conditional Use Permit (CUP 25- 06), Precise Development Plan (25-02) and Vesting Tentative Parcel Map No. 84794 allowing two new residential condominium buildings in the Multiple-Family Residential zone (R-3) 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 attached residential condominiums units at 1035 Loma Drive. Staff recommends that the Planning Commission approve the requested CUP, PDP, 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 Loma Drive in the Multiple-Family Residential Zone (R-3) (Attachment 2). The City’s General Plan (PLAN Hermosa) designates the property as High Density Residential with an allowable density range of 25.1-33.1 dwelling units per acre. The site is located on the west side of Loma Drive and north of 10th Street. The subject parcel is developed with two units and a garage built in 1953 which is proposed to be demolished. The proposed project, if approved, would maintain the existing number of units. Page 13 of 376 City of Hermosa Beach | Page 2 of 14 Site Information Table: The following table describes the existing site characteristics. Site Information General Plan High Density (HD) Zoning Multiple-Family Residential Zone (R-3) Lot Size 2,780 square feet Surrounding Zoning North: Multiple-Family Residential (R-3) East: Multiple-Family Residential (R-3) and Open Space (OS) South: Multiple-Family Residential (R-3) West: Multiple-Family Residential (R-3) Surrounding Uses North: Residential East: Residential and access to open space (Clark Stadium) South: Residential West: Residential Protected Units: The Housing Crisis Act’s (HCA) replacement housing requirement, as amended by Senate Bill 8 applies to a housing development that demolishes existing residential units. It prohibits reducing the number of dwelling units on a site and also prohibits approving projects that demolish "protected" units without replacement. California Government Code 66300 states that “protected units” are required to be replaced. Pursuant to California Government Code section 66300.5(h)(4), protected units include residential dwelling units that are or were rented by lower or very low-income households within the past five years. Per this requirement, unless the applicant demonstrates to the City’s satisfaction that the prior occupants of any units proposed to be demolished within a five-year period were not rented by low or very low-income households, the City is required to presume that lower income households occupied the units in the same proportion of lower income renter households within the jurisdiction as determined by the most recently available data for the United States Department of Housing and Urban Development’s Comprehensive Housing Affordability Strategy database. According to said database, during the most recently available 2017-2021 American Community Survey approximately 25.62 percent of renter households in Hermosa Beach made less than 80 percent of the HUD Area Median Family Income which the state of California defines as lower income households. Page 14 of 376 City of Hermosa Beach | Page 3 of 14 The subject parcel is currently developed with two units built in 1953 which are proposed to be demolished and be replaced with two units, resulting in a net zero-unit change for the proposed project. Additionally, the applicant has demonstrated to the City’s satisfaction that the prior occupants of all existing units were not rented by low or very- low-income households via the City’s established income certification forms. Project Description: The project consists of the construction of two attached condominium units on an existing ground lot and the demolition of two units and garage (Attachment 3). Unit A is at the back of the lot (closest to Sunset Drive) and would have 2,031 square feet of living area. The front residence, Unit B, (closest to Loma Drive) would have 2,078 square feet of living area. Vehicular access to Unit A would be provided from Sunset Drive via a 22-foot-wide driveway, which would lead to a two-car garage, as well as a guest parking space parallel to the garage. Vehicular access to Unit B would be provided from Loma Drive via a 16- foot-wide driveway, which would lead to a two-car garage, as well as a guest parking space adjacent to the garage. Also, on this level (the first floor) of both units is the entryway, a bedroom with an attached bathroom, the laundry room and a stairway leading to the second floor. The second floor of each unit provides the primary bedroom with an attached bathroom as well as two additional bedrooms and a bathroom and a stairway leading to the third floor. On the third floor of both units provide the kitchen, dining room, great room, pantry, powder room and lead to an outdoor deck. The third floor of Unit A also provided stairway to access 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 Multiple-Family Residential (R-3) Development Standards Criteria Required Provided LOT STANDARDS Minimum Lot Area per Unit 1,320 square feet per unit 1,390 square feet per unit Lot Coverage Maximum 65% 65% HEIGHT: 30 feet 30 feet YARDS: Front 3 feet 5 feet Side 3 feet 3 feet Page 15 of 376 City of Hermosa Beach | Page 4 of 14 Criteria Required Provided Rear 3 feet, on ground level 1 foot, on upper stories 3 feet, on ground level 1 foot, on upper stories PARKING AND DRIVEWAYS: Total Parking Spaces Minimum 5 6 Garage Spaces Minimum 4 4 Guest Spaces Minimum 1 2 OPEN SPACE: Private Open Space 600 square feet 600 square feet DESIGN ELEMENTS: Solid Waste Area (Per Unit) (3) 2.5 feet X 2.5 feet bins (3) 2.5 feet X 2.5 feet bins (per unit) The following summarizes the requirements of condominium construction and maintenance, and the development’s compliance with residential minimum standards. Criteria Required Provided LOT STANDARDS: Minimum Lot Width 30 feet 30 feet DESIGN ELEMENTS: Unit Size 1,600 square feet per unit (based on 4 bedrooms) Unit A: 2,031 Unit B: 2,078 Private Storage Space 200 cubic feet per unit Unit A: 405 cubic feet Unit B: 207 cubic feet Height 25 feet max along walk streets, Otherwise, base zone standard applies. 30 feet YARDS: Front 5 feet 5 feet Project Findings: A Precise Development Plan may only be approved or conditionally approved when positive findings can be made for all the findings pursuant to Hermosa Beach Municipal Code (HBMC) § 17.58.040. In accordance with Hermosa Beach Municipal Code (HBMC) § 17.58.010 and 17.58.020, in order to promote excellence in design, layout, and physical features of development to achieve reasonable quality and compatibility with its surroundings, all remodels or additions exceeding 1,500 square feet require a Precise Development Plan issued by the Planning Commission. In considering an application for a Precise Development Plan, City staff reviews the project using the review considerations for Precise Development Plans identified in HBMC §17.58.030. The review considerations are used to help inform the three required findings which must be Page 16 of 376 City of Hermosa Beach | Page 5 of 14 made pursuant to Hermosa Beach Municipal Code Section 17.58.040 in order to approve a PDP. Review Considerations for a PDP 1. Building proportions, massing, and architectural details; 2. Site design, orientation, location, and architectural design of buildings relative to existing structures on or adjacent to the property, topography, and other physical features of the natural and built environment; 3. Size, location, design, development, and arrangement of site access for modes of transportation, including on-site vehicle and bicycle parking; 4. Height, materials, and design of fences, walls, and screen plantings; 5. Location and type of landscaping including selection and size of plant materials, and design of hardscape; and 6. Size, location, design, color, lighting, and materials of all signs. 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 Multiple-Family Residential Zone (R-3). 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 (HBMC) including the development standards for height as contained within the HBMC §17.16.020. As well as HBMC §17.16.030 and 17.16.040 for front and side yards. Additionally, HBMC § 17.16.090 requires that the minimum lot area per dwelling unit be not less than 1,320 square feet, where the site provides 1,390 square feet per unit. The project complies with the maximum lot coverage, which cannot exceed 65 percent of the lot per HBMC § 17.16.070 and the project provides for 65 percent. Off-street parking, as required in HBMC § 17.12.030, is accommodated entirely on site. The development includes four enclosed parking spaces and two guest parking spaces. Vehicle access and parking will be accommodated through a 22-foot-wide driveway for Unit A and 16-foot-wide driveway for Unit B. Additionally, the site will feature a catch basin and cistern to ensure compliance with low-impact development standards. The project provides the required open space of 300 square feet per unit (HBMC § 17.16.080), provided for at third floor decks and a roof deck for Unit A, each exceeding the minimum dimensions of seven feet by seven feet. The project also complies with condominium standards including providing of compliant declaration of covenant, conditions and restrictions as found in the conditions of approval and required by HBMC §17.22.050. The lot is 30 feet wide, exceeding the minimum lot with of 29 feet and provides for greater than 1,600 square feet per units per §17.22.060. Page 17 of 376 City of Hermosa Beach | Page 6 of 14 2. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; and The project site has a High Densit 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 High-Density 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 25.1-33.0 dwelling units per acre pursuant to PLAN Hermosa. The proposed two-unit condominium project complies with these standards and is within the allowable density range at 31 dwelling units per acre. There are no other specific plans or design guidelines to comply with. 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. Additionally, a Conditional Use Permit may only be approved or conditionally approved when positive findings can be made for all of the findings pursuant to Hermosa Beach Municipal Code (HBMC) § 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 Multiple-Family Residential Zone. The proposed use for two attached residential units is allowed within the R-3 zone and is compliant with the City’s Zoning Ordinance and all other provisions in the Municipal Code. The project site would be developed with two units within a 2,780- square-foot lot, which is complaint with the maximum requirement of one unit per 1,320 square feet in the R-3 Zone. The project demonstrates consistency with applicable criteria of Hermosa Beach Municipal Code (HBMC) § 17.56.040 Criteria for Review of Conditional Use permit, specifically that the site provides a total of six parking spaces exceeding the development standard for parking in the R-3 zone as required in § 17.44.020. Also, the proposed location of the parking and size of spaces complies with § 17.44.090 and 17.44.100 in that the parking spaces are located entirely onsite within two garages with dimensions of 17 feet by 20 feet Page 18 of 376 City of Hermosa Beach | Page 7 of 14 and with an open guest space which is adjacent to the garage of each unit. Unit A has a guest parking space with dimensions of 9 feet by 22 feet. Unit B has a guest parking space with a dimension of 8 feet 6 inches by 17 feet. Additionally, the scope of the project is within the anticipated development of the General Plan and the impact to the City’s infrastructure and services would be mitigated through compliance with Building and Safety standards, public right-of-way improvement and assessed initial and ongoing fee to service providers. 2. The proposed use is consistent with the General Plan and any applicable specific plan; The project site has a High-Density Residential land use designation in the City’s General Plan (PLAN Hermosa). The proposed use is consistent with the High- Density Residential designation and is not part of any specific plan area. The High- Density Residential designation intends to allow for a range of residential housing types to serve the varying living accommodation needs or desires of the community. This designation provides a range of residential building formats including condominiums, duplex/triplex, and apartment buildings. The project site is also located within the Sand Section Neighborhood Character Area, which establishes that the area accommodates a range of residential development types, with neighborhood commercial services. It is appropriate to have small-scale apartments adjacent to single-family homes in this area, similar to the two attached residential units proposed at this site. The proposed project would comply with or exceed the minimum front, side, and rear yards areas for the R-3 Zone. The identified density range for the land use designation is 25.1-33 dwelling units per acre pursuant to PLAN Hermosa. The proposed two-unit condominium would have a density of 31 dwelling units per acre, which falls within the designated density range. Additionally. The project has been reviewed for consistency with the General policies and goals. A summary of the most relevant goals and policies is detailed in the table below. General Plan Consistency Goals and Policies Findings Land Use Element Goal 1: Create a sustainable urban from 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 that surrounds the subject property. The proposed project is a two- unit condominium development consisting of three levels which is common of new multifamily development in the area . The development fits in seamlessly with the urban context which is made up of two- Page 19 of 376 City of Hermosa Beach | Page 8 of 14 General Plan Consistency 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. and three-story buildings and does not contain abrupt changes in scale and massing. The project is located within walking distance of 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. 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 interests 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 and Open Space Element Goal 5. Scenic vistas, viewpoints, and resources are maintained or enhanced. Page 20 of 376 City of Hermosa Beach | Page 9 of 14 General Plan Consistency Policy 5.7 Light pollution. Preserve skyward nighttime view and lessen glare by minimizing lighting levels along the shoreline. The project complies with a maximum height of 30 feet to allow for maintenance of vistas, viewpoints and resources. Nighttime views would be protected by a condition of approval requiring all exterior lighting to be downcast to minimize light pollution. In addition, the project is sufficiently distanced from the shoreline such that the lighting levels will not affect glare. 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 an promote homeownership in the community. The project will support the development of safe, sound, and decent housing. The condominium units built from this project would be made to comply with current building codes which are more robust than the codes used for the existing on- site residences. Furthermore, the project will enhance the public right of way and underground utilities to provide safe, sound, and decent housing. The proposed project contains two condominiums which present the opportunity for home ownership in the community. 3. The proposed use will not be averse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements; The proposed condominium development would be similar to other multifamily developments in the vicinity and would not be averse to the public health, safety, or general welfare of the community or detrimental to surrounding properties or improvements. The project meets all requirements for the R-3 zone and is consistent with the High-Density Residential land use designation and the Sand Section Neighborhood Character area in PLAN Hermosa., Further, the project will comply with all current building and safety standards to assure safety and reliability in construction. The site provides 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 Page 21 of 376 City of Hermosa Beach | Page 10 of 14 the time of construction per HBMC § 17.46.015. The project will also maintain all required setbacks per HBMC § 17.16.030, § 17.16.040 and § 17.16.050, five (5) feet in the front yard, three (3) feet in the side yard, and three (3) feet in the rear yard on the ground floor and one (1) foot above the first 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 currently developed with two units and a garage. The proposed design is characteristic of similar multifamily residences in the area and is in a residential zone. The project is also consistent with the High-Density Residential land use designation and the Sand Section Neighborhood Character area in PLAN Hermosa. The project use would be for two residential condominiums on a single lot, which is consistent with the surroundings and the foreseeable future land use. 5. The site is physically suitable for the type of the use being proposed, including access, utilities, and the absence of physical constraints. The project site is physically suitable for the type of use being proposed. The project site is developed with two units and a garage. The project site is located on a 2,780-square-foot lot with existing access to a public street, utilities, and other essential services. The exiting lot fronts Loma Drive and has a lot width of 30 feet, where a minimum lot width of 29 feet is required for new lots. The proposed subdivision is for condominium purposes of two new residential buildings. There are no physical constraints which would prohibit this type of development. 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 Hermosa Beach Municipal Code (HBMC) § 16.08.060. 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 but lot is 30 feet wide and is 2,780 square feet in total. Page 22 of 376 City of Hermosa Beach | Page 11 of 14 2. The proposed lots, after being divided, front on public streets and do not front on any alleys; The existing 2,780-square-foot lot fronts on Loma Drive. 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 of reduce property values in the surrounding neighborhood area; The proposed subdivision of airspace is consistent with the existing lot patterns along Loma Drive 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 30 feet wide and has a total area of 2,780 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 the development specified by the zoning ordinance for the land use zone in which it is located; 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 or configuration standard. 6. The creation of the proposed lot 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-3 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 provided a summary of the relevant General Plan goals and policies with which the proposed subdivision conforms. Page 23 of 376 City of Hermosa Beach | Page 12 of 14 General Plan Consistency Goals and Policies Findings Land Use Element Goal 1: Create a sustainable urban from 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 multifamily 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 an 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 requirement 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. Moreover, none of the exceptions to the categorical exemption(s) apply to the project, as defined in section 15300.2 of the State CEQA Guidelines. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time; the project would not have a significant effect on the environment due to unusual circumstances; Page 24 of 376 City of Hermosa Beach | Page 13 of 14 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. Environmental Determination: Pursuant to the California Environmental Quality Act (CEQA), the proposed project qualifies for a Class 3 categorical exemption, as defined in § 15303 of the CEQA Guidelines, for New Construction as it consists of a multifamily residential structure consisting of no more than four units in an urbanized area. Moreover, none of the exceptions to the categorical exemption(s) apply to the project, as defined in section 15300.2 of the State of CEQA Guidelines. The project would not result in a significant cumulative impact of successive project 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 November 18, 2025 Planning Commission hearing, a total of 306 public hearing notices were mailed to the applicant, occupant, and property owner of properties within a 300-foot radius on November 3, 2025. A legal ad was published on November 6, 2025 in the Easy Reader, a newspaper of general circulation. Additionally, the applicant received two notice posters to post on-site and provided proof of posting a minimum of ten days in advance of the public hearing, in accordance with Hermosa Beach Municipal Code (HBMC) § 17.68.050. Public notification materials are included as Attachment 5. As of writing the report, the staff have received no public comments. Attachments: 1. Draft Resolution 2. Zoning Map 3. Project Plans 4. Vesting Tentative Parcel Map No. 84794 5. Public Notification Package Respectfully Submitted by: Johnny Case, Assistant Planner Concur: Alexis Oropeza, Planning Manager Page 25 of 376 City of Hermosa Beach | Page 14 of 14 Legal Review: Sarah Lockin, Interim Assistant City Attorney Approved: Alison Becker, AICP, Community Development Director Page 26 of 376 1 PC Resolution 25-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT (CUP 25-06), PRECISE DEVELOPMENT PLAN (PDP 25-02), AND VESTING TENTATIVE PARCEL MAP (VTPM NO. 84794) FOR A NEW TWO-UNIT RESIDENTIAL CONDOMINIUM BUILDING AT 1035 LOMA DRIVE IN THE MULTI-FAMILY RESIDENTIAL (R-3) ZONE, AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). The Planning Commission of the City of Hermosa Beach does hereby resolve, and order as follows: WHEREAS, on April 24, 2025, applicant Ian Levenson (“applicant”), filed a development application seeking approval of Conditional Use Permit 25-06, Precise Development Plan 25-02, and Vesting Tentative Parcel Map VTPM No. 84794 (the “project”) for the construction of an attached two-unit condominium project at 1035 Loma Drive in Hermosa Beach (“project site”); and WHEREAS, the Planning Commission conducted a duly noticed public hearing to consider the subject application on November 18, 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 one new, small structure. More specifically, the project is comprised of the construction of two attached 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, which 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;  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; Page 27 of 376 2  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;  The project may cause a substantial adverse change in the significance of a historical resource. None of the exceptions to the Categorical Exemptions apply, 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, as the property was 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. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Pursuant to Hermosa Beach Municipal Code (HBMC) Sections 17.58.010 and 17.58.020, the project requires a Precise Development Plan issued by the Planning Commission because the project consists of a remodel or addition exceeding 1,500 square feet. 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 25-02, pursuant to the review criteria for Precise Development Plans in HBMC Section 17.58.030 and required findings for Precise Development Plans in HBMC Section 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 Multiple-Family Residential Zone (R-3). The design, layout, and physical features of the proposed development comply with the City’s Zoning Ordinance and all relevant sections of the HBMC including the development standards for height as contained within HBMC Section 17.16.020, and for front and side yards as contained within HBMC Sections 17.16.030 and 17.16.040. Additionally, HBMC Section 17.16.090 requires that the minimum lot area per dwelling Page 28 of 376 3 unit be not less than 1,320 square feet, where the site provides 1,390 square feet per unit. The project complies with the maximum lot coverage, which cannot exceed 65 percent of the lot per HBMC Section 17.16.070. Off-street parking, as required in HBMC Section 17.12.030, is accommodated entirely on site. The development includes four enclosed parking spaces and two guest parking spaces. Vehicle access and parking will be accommodated through a 22-foot-wide driveway for Unit A and 16-foot-wide driveway for Unit B. Additionally, the site will feature a catch basin and cistern to ensure compliance with low-impact development standards. The project provides the required open space of 300 square feet per unit under HBMC Section 17.16.080 at third floor decks and a roof deck for Unit A, each exceeding the minimum dimensions of seven feet by seven feet. The project also complies with condominium standards including providing of compliant declaration of covenant, conditions and restrictions as found in the conditions of approval and required by HBMC Section 17.22.050. The lot is 30 feet wide, exceeding the minimum lot with of 29 feet and provides for greater than 1,600 square feet per units per HBMC Section 17.22.060. 2. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; and The project site has a High Densit 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 High-Density 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 25.1-33.0 dwelling units per acre pursuant to PLAN Hermosa. The proposed two-unit condominium project complies with these standards and is within the allowable density range at 31 dwelling units per acre. The project site is not subject to additional specific plans or design guidelines. Additional General Plan consistency findings are provided in Section 2, Finding 2 of this Resolution. 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 R-3 zone and no waivers from these standards are being requested. Page 29 of 376 4 Section 2. 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 25-06, pursuant to the review criteria for Conditional Use Permits in HBMC Section 17.56.040 and required findings for Conditional Use Permits in HBMC Section 17.56.050: 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 Multiple-Family Residential (R-3) Zone. The proposed use for two attached residential units is allowed within the R-3 zone and is compliant with the City’s Zoning Ordinance and all other provisions in the Municipal Code. The project site would be developed with two units within a 2,780- square-foot lot, which is complaint with the maximum requirement of one unit per 1,320 square feet in the R-3 Zone. The project demonstrates consistency with applicable criteria of HBMC Section 17.56.040, Criteria for Review of Conditional Use Permit, specifically that the site provides a total of six parking spaces exceeding the development standard for parking in the R-3 zone as required in Section 17.44.020. Also, the proposed location of the parking and size of 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 17 feet by 20 feet and with an open guest space which is adjacent to the garage of each unit. Unit A has a guest parking space with dimensions of 9 feet by 22 feet. Unit B has a guest parking space with a dimension of 8 feet 6 inches by 17 feet. Additionally, the scope of the project is within the anticipated development of the General Plan and the impact to the City’s infrastructure and services would be mitigated through compliance with Building and Safety standards, public right-of-way improvement and assessed initial and ongoing fee to service providers. 2. The proposed use is consistent with the General Plan and any applicable specific plan; The project site has a High-Density Residential land use designation in the City’s General Plan (PLAN Hermosa). The proposed use is consistent with the High-Density Residential designation and is not part of any specific plan area. The High-Density Residential designation intends to allow for a range of residential housing types to serve the varying living accommodation needs or desires of the community. This designation provides a range of residential building formats including condominiums, duplex/triplex, and apartment buildings. The project site is also located within the Sand Page 30 of 376 5 Section Neighborhood Character Area, which establishes that the area accommodates a range of residential development types, with neighborhood commercial services. It is appropriate to have small-scale apartments adjacent to single family homes in this area, similar to the two attached residential units proposed at this site. The proposed project would comply with or exceed the minimum front, side, and rear yards areas for the R-3 Zone. The identified density range for the land use designation is 25.1-33 dwelling units per acre pursuant to PLAN Hermosa. The proposed two-unit condominium would have a density of 31 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 and Policies Findings Land Use Element Goal 1: Create a sustainable urban from 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. Goal 2: Neighborhoods provide for diverse needs of residents of all ages and abilities and are organized to support healthy and active lifestyles. 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 multifamily 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. The project is located within walking distance of 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 Page 31 of 376 6 General Plan Consistency Policy 2.3 Balanced neighborhoods. Promote a diverse range of housing unit types and sizes, within allowed density. diverse neighborhood with various housing types and unit sizes for residents of different income levels. Goal 5. Quality and authenticity in architecture and site design in all construction and renovation of buildings. Policy 5.6 Eclectic and diverse architecture. Seek to maintain and enhance neighborhood character through eclectic and diverse architectural styles. Goal 6. A pedestrian-focused urban form that creates visual interests 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 and Open Space Element Goal 5. Scenic vistas, viewpoints, and resources are maintained or enhanced. Policy 5.7 Light pollution. Preserve skyward nighttime view and lessen The project complies with a maximum height of 30 feet to allow for maintenance of vistas, viewpoints and resources. Nighttime views would be protected by a condition of approval requiring all exterior lighting to be downcast to minimize light Page 32 of 376 7 General Plan Consistency glare by minimizing lighting levels along the shoreline. 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 an promote homeownership in the community. The project will support the development of safe, sound, and decent housing. The condominium units built from this project would be made to comply with current building codes which are more robust than the codes used for the existing on- site residences. Furthermore, the project will enhance the public right of way and underground utilities to provide safe, sound, and decent housing. The proposed project contains two condominiums which present the opportunity for home ownership in the community. 3. The proposed use will not be averse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements; The proposed condominium development would be similar to other multifamily developments in the vicinity and would not be averse to the public health, safety, or general welfare of the community or detrimental to surrounding properties or improvements. The project meets all requirements for the R-3 zone and is consistent with the High-Density Residential land use designation and the Sand Section Neighborhood Character area in PLAN Hermosa. Further, the project will comply with all current building and safety standards to assure safety and reliability in construction. The site provides residential vehicular access with its provision of compliant driveway width, garage parking and guest parking. The project will not exceed 30 feet in height, Page 33 of 376 8 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 17.16.030, Section 17.16.040 and Section 17.16.050, five (5) feet in the front yard, three (3) feet in the side yard, and three (3) feet in the rear yard on the ground floor and one (1) foot above the first 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 currently developed with two units and a garage. The proposed design is characteristic of similar multifamily residences in the area and is in a residential zone. The project is also consistent with the High-Density Residential land use designation and the Sand Section Neighborhood Character area in PLAN Hermosa. The project use would be for two residential condominiums on a single lot, which is consistent with the surroundings and the foreseeable future land use. 5. The site is physically suitable for the type of the use being proposed, including access, utilities, and the absence of physical constraints. The project site is physically suitable for the type of use being proposed. The project site is developed with two units and a garage. The project site is located on a 2,780- square-foot lot with existing access to a public street, utilities, and other essential services. The exiting lot fronts Loma Drive and has a lot width of 30 feet, where a minimum lot width of 29 feet is required for new lots. The proposed subdivision is for condominium purposes of two new residential buildings. There are no physical constraints which would prohibit this type of development. 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 HBMC Section 16.08.060: 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; Page 34 of 376 9 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 30 feet wide and is 2,780 square feet in total. 2. The proposed lots, after being divided, front on public streets and do not front on any alleys; The existing 2,780-square-foot lot fronts on Loma Drive. 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 Loma Drive 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 30 feet wide and has a total area of 2,780 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 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 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-3 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 Page 35 of 376 10 provided a summary of the relevant General Plan goals and policies with which the proposed subdivision conforms. General Plan Consistency Goals and Policies Findings Land Use Element Goal 1: Create a sustainable urban from 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 multifamily 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 an 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. Moreover, none of the exceptions to the categorical exemption(s) apply to the project, as defined in section 15300.2 of the State CEQA Guidelines. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time; the project would not have a significant effect on the environment due to unusual circumstances; the project would not damage a scenic highway or scenic resources within a state Page 36 of 376 11 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. Section 4. Based on the foregoing, the Planning Commission hereby approves the subject Conditional Use Permit 25-06, Precise Development Plans 25-02, and Vesting Tentative Parcel Map No. 84794 for the construction of an attached two-unit condominium project at 1035 Loma Drive 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 November 18, 2025, revised in accordance with the conditions below. The Community Development Director may approve minor modifications that do not otherwise conflict with the HBMC or requirements of this approval. 2. The project shall fully comply with all requirements of the R-3 Zone as applicable and the Condominium Ordinance in Chapter 17.22 of the 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 Page 37 of 376 12 accordance with HBMC Section 17.22.060(E). f) Designated, screened solid waste storage areas, a minimum of 2.5’ x 2.5’ (length times width) each, for three solid waste storage bins shall be shown on the site plan compliance with HBMC Chapter 8.12. g) All parking dimensions shall comply with HBMC Chapter 17.44. Roll-up automatic garage doors shall be installed on all garage door openings and clearly indicated on floor plans. h) Driveway transitions shall comply with HBMC Section 17.44.120(D). i) All exterior lighting shall be downcast, fully shielded and illumination shall be contained within the property boundaries. Lighting shall be energy conserving and motion detector lighting shall be used for all lighting except low-level (3 feet or less in height) security lighting and porch lights. Lamp bulbs and images shall not be visible from within any onsite or offsite residential unit. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties. j) Any satellite dish antennas and/or similar equipment shall comply with HBMC Section 17.46.240. k) Architectural treatments shall be as shown on building elevations, site and floor plans. 3. The submitted Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed and 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 Page 38 of 376 13 purposes. Storage of boats, trailers, and recreational vehicles shall not be allowed. c) The shared off-street guest parking space shall be compliant with the required turning radius, shall remain open and accessible to each unit, rather than being used for storage or any other purposes, and the CC&Rs shall reflect this condition. 4. The project shall comply with all requirements of the Building Division, Public Works Department, Fire Department, and HBMC. 5. The applicant shall comply with all applicable mitigation measures of the General Plan Program EIR (SCH No. 201581009) as adopted by the City Council including: a) Construction projects within the city shall demonstrate compliance with all applicable standards of the Southern California Air Quality Management District, including the following provisions of District Rule 403: i. All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. ii. The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind. iii. All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust. iv. All dirt/soil loads shall be secured by trimming, watering, or other appropriate means to prevent spillage and dust. v. All dirt/soil materials transported off-site shall be required to cover their loads as required by California Vehicle Code Section 23114 to prevent excessive amount of dust. vi. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions. vii. Trucks having no current hauling activity shall not idle but shall be turned off (MM 4.2-2A). Page 39 of 376 14 b) In accordance with Section 2485 in Title 13 of the California Code of Regulations, the idling of all diesel-fueled commercial vehicles (weighing over 10,000 pounds) during construction shall be limited to 5 minutes at any location (MM 4.2-2b). c) Construction projects within the city shall comply with South Coast Air Quality Management District Rule 1113 limiting the volatile organic compound content of architectural coatings (MM 4.2-2c). For any project where earthmoving or ground disturbance activities are proposed at depths that encounter older Quaternary terrace deposits (depths between 15 and 35 feet), a qualified paleontologist shall be present during excavation or earthmoving activities (MM 4.4- 3). d) If paleontological resources are discovered during earthmoving activities, the construction crew shall immediately cease work in the vicinity of the find and notify the City. The project applicant(s) shall retain a qualified paleontologist to evaluate the resource and prepare a recovery plan in accordance with Society of Vertebrate Paleontology guidelines (1996). The recovery plan may include, but is not limited to, a field survey, construction monitoring, sampling and data recovery procedures, museum storage coordination for any specimen recovered, and a report of findings. Recommendations in the recovery plan that are determined by the lead agency to be necessary and feasible shall be implemented before construction activities can resume at the site where the paleontological resources were discovered (MM 4.4-3). e) For development located at a distance within which acceptable vibration standards pursuant to the Table 4.11-10 of the General Plan Program EIR, included below, the applicant at the time of plan check submittal shall submit a report prepared by a qualified structural engineer demonstrating the following: i. Vibration level limits based on building conditions, soil conditions, and planned demolition and construction methods to ensure vibration levels would not exceed acceptable levels where damage to structures using vibration levels in Draft EIR Table 4.11-4 as standards. ii. Specific measures to be taken during construction to ensure the specified vibration level limits are not exceeded. iii. A monitoring plan to be implemented during demolition and construction that includes post‐ construction and post‐ demolition surveys of existing structures that would be impacted. Examples of measures that may be Page 40 of 376 15 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 Small bulldozer 0.001 5 feet Page 41 of 376 16 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 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 Page 42 of 376 17 recorded agreement must be filed with the City prior to issuance of the Certificate of Occupancy. 8. The plans and construction shall comply with all requirements of the Building Code in Title 15 and Green Building Standards in HBMC Chapter 15.48. Water conservation practices set forth in HBMC Section 8.56.070 shall be complied with and noted on construction plans. 9. Two copies of final construction plans, including site, elevation, and floor plans, which are consistent with the conditions of approval of this conditional use permit, shall be reviewed and approved by the Planning Division for consistency with Planning Commission approved plans and this Resolution prior to the submittal to the Building Division for Plan Check. 10. The applicant shall submit all required plans and reports to comply with the City’s construction debris recycling program including manifests from both the recycler and County landfill at least 65% of demolition debris associated with demolition of the existing improvements and new construction shall be recycled. 11. The address of each condominium unit shall be conspicuously displayed on the street side of the buildings with externally or internally lit numbers and the method for illumination shall be shown on plans. Address numbering and display shall be subject to approval by the Community Development Department. 12. The applicant shall pay all Parks and Recreation Facilities Area Dedication fees at the time of building permit issuance. Public Works: 13. No new walls or foundation footing will be allowed to be constructed on or over the public right-of-way. 14. A Residential Encroachment Permit is required for any non-conforming structures located over or within the public right-of-way. 15. Prior to issuance of a Building Permit, an approved civil engineering plans prepared by a licensed civil engineer, and approved by Public Works, addressing grading, undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements, on- Page 43 of 376 18 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: 23. Prior to issuance of a Building Permit, abutting property owners and residents within 100 feet of the project site shall be notified of the anticipated date for commencement of construction. a) The procedures for notification shall be provided by the Building and Safey Page 44 of 376 19 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. 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 Page 45 of 376 20 commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. 31. The Planning Commission may review these Conditional Use Permits and Precise Development Plans and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the subject use. 32. The subject property shall be developed, maintained, and operated in full compliance with the conditions of this grant and any law, statute, ordinance, or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 33. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. Section 5. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. Section 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. Page 46 of 376 21 PASSED, APPROVED, and ADOPTED on the 18th of November, 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 November 18, 2025. Kate Hirsh, Chairperson Alison Becker, Secretary Date Page 47 of 376 Cypress AveMonterey B lvd Sunset DrManhattan Ave TheSt r andLoma Dr13th St Beach D r 11th St 11th St 10th StHermosaAve BeachDr 9th Ct P ie r A v e 14th St Valley DrBard St 11th Pl 8th St 11th StBardSt 15th Ct 9th St 10th Ct 12th Ct 11th Ct 13th Ct 13th St 14th Ct Palm DrMa n hattanAvePier Plaza Bayview DrCypress Ave Zoning MapPlanning Commission Meeting November 18, 2025 1035 Loma Drive APN: 4187-012-013 Zone: R-3 Multiple Family Residential Conditional Use Permit, Precise Development Plan, Vesting Tentative Parcel Map 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 48 of 376 SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:13 PM COVER 25002 3D IMAGES BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 REVISION SCHEDULE NUMBER DESCRIPTION DATE BOTTENE RESIDENCE1035 LOMA DRIVE HERMOSA BEACH, CA 90254 NEW THREE-STORY TWO-UNITCONDOMINIUM: UNIT AUNIT B UNIT AUNIT B Page 49 of 376 ROOM NAMEROOM ELEVATIONAREA=150 SFFLR FINISH=TILE A.01 A EGRESS 1 NORTH 1 1 A.00 SIM ROOM TAG ELEVATION TAG SHEET NUMBER ELEVATION DESIGNATION WINDOW LETTER DESIGNATION DOOR NUMBER DESIGNATION SKYLIGHT LETTER DESIGNATION NORTH ARROW DESIGNATION REVISION DESIGNATION EXTENT OF REVISION SECTION NUMBER SHEET NUMBER TOP/BOTTOM RISER UP 1 Ref 1Ref 1Ref 1 RefA 20R @ RISER HEIGHT18T @ TREAD DEPTH SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:13 PM G.00 25002 PROJECTINFORMATION BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 SHEET INDEX SHEET #SHEET NAME COVER 3D IMAGES G.00 PROJECT INFORMATION C.01 CIVIL SURVEY C-1 TITLE SHEET C-2 ABBREVIATIONS & LEGEND C-3 GENERAL NOTES C-4 GRADING & DRAINAGE PLAN C-5 EROSION CONTROL PLAN C-6 DETAILS C-7 DETAILS C-8 DETAILS C-9 PUBLIC IMPROVEMENT PLAN A.00 AREA CALCULATIONS A.01 SITE PLAN A.02 FIRST FLOOR PLAN A.03 SECOND FLOOR PLAN A.04 THIRD FLOOR PLAN A.05 ROOF PLAN A.06 ELEVATIONS A.07 ELEVATIONS A.08 SECTIONS L.01 SUSTAINABLE LANDSCAPE PLAN SP.01 SPECIFICATIONS SP.02 BUILDING PLANNING NOTES SP.04 SOILS REPORT SP.04.1 SOILS REPORT SP.05 GREEN BUILDING REQUIREMENTS SP.05.1 GREEN BUILDING REQUIREMENTS SYMBOL LEGEND PROJECT DATA PROPERTY OWNERS ALBERTO & MONIQUE BOTTENE2840 AMBY PLACEHERMOSA BEACH, CA 90254 LEGAL DESCRIPTION LOT #28TRACT #1516M.B. 25/39APN 4187-012-013 OCCUPANCY AND ZONING OCCUPANCY: R-3/UZONING: R-3CONSTRUCTION TYPE: V-B (FULLY SPRINKLERED)NUMBER OF UNITS: 2NUMBER OF STORIES: 3 CITY, STATE, NATIONALLY APPLICABLE CODES CONSULTANTS CIVIL SURVEY CONSULTANT BOTTENE RESIDENCE1035 LOMA DRIVE HERMOSA BEACH, CA 90254 NEW THREE-STORY TWO-UNIT CONDOMINIUM: AREA CALCULATIONS LOT AREA = 2,780 SF UNIT A UNIT BFIRST FLOOR LIVING = 327 SF 327 SFSECOND FLOOR LIVING = 920 SF 956 SFTHIRD FLOOR LIVING = 784 SF 795 SFTOTAL LIVING = 2,031 SF 2,078 SFBUILDING TOTAL = 4,109 SF GARAGE FLOOR = 391 SF 430 SFBALCONIES/DECKS = 341 SF 376 SFSTORAGE= 71 SF 38 SFENCLOSED STORAGE = 405 CF 207 CF(200 CU. FT. MIN.) HEIGHT CALCULATIONS MAXIMUM ALLOWABLE HEIGHT = 30'-0" ACTUAL HEIGHT SEE SHEET A.05 FOR CRITICAL POINTS & A.06 & A.07 FOR ADDITIONAL HEIGHT INFORMATION LOT COVERAGE CALCULATIONS LOT AREA = 2,780 SF MAX. LOT COVERAGE = 1,807 SF= LOT AREA x 65% = 2,780 SF x 0.65 PROPOSED LOT COVERAGE = 1,807 SF (65% OF LOT AREA) OPEN SPACE CALCULATIONS EAGLE EYE LAND & AERIAL SURVEYING 1311 MANHATTAN BEACH BLVDMANHATTAN BEACH, CA 90266T. 562.452.3519CIVIL CONSULTANT FGB ENGINEERS 572 S MOTIF STREETANAHEIM, CA 92805T. 562.584.1071STRUCTURAL CONSULTANT NAMEADDRESSCITY, CA ZIPT.310.000.0000 GEO-TECHNICAL CONSULTANT NORCAL ENGINEERING10641 HUMBOLT STREET LOS ALAMITOS, CA 90720T. 562.799.9469ENERGY CONSULTANTNAMEADDRESSCITY, CA ZIPT.310.000.0000 INTERIOR DESIGNERNAMEADDRESSCITY, CA ZIPT.310.000.0000 LIGHTING CONSULTANTNAMEADDRESSCITY, CA ZIPT.310.000.0000 2022 CRC, 2022 CBC, 2022 CMC, 2022 CPC, 2022 CEC, STATE OF CALIFORNIA, AND THE CITY OF MANHATTAN BEACH VICINITY MAP NORTH HERMOSA BEACH, CA PROJECT SITE ABBREVIATION A.H.ACTUAL HEIGHTA.W.AWNING WINDOWB.O.W. BOTTOM OF WALLC.H.CRITICAL HEIGHTCLG.CEILINGCLR.CLEARCOL.COLUMNCONC.CONCRETEC.W. CASEMENT WINDOWDIM.DIMENSIONDN.DOWNE.G.EXISTING GRADEELEV.ELEVATIONF.A.FROM ABOVEF.G.FINISH GRADEFLR.FLOORF.S.FINISH SURFACEFXFIXEDHORZ.HORIZONTALHT.HEIGHTLAND.LANDINGLT.WT.LIGHT WEIGHT CONCRETEMAX.MAXIMUMMIN.MINIMUMNEIGH.NEIGHBOR GRADEOP.OPERABLEPL.PROPERTY LINEREQ.REQUIREDSECT.SECTIONS.F.E SUB FLOOR ELEVATIONSHT.SHEETSK.SKEWEDSL.SLOPEDT.O.C.TOP OF CURBT.O.F TOP OF FENCET.O.W.TOP OF WALL GENERAL NOTES 1.BUILDING COMPLIES WITH 2019 CBC, 2019 CMC, 2019 CPC, 2019 CEC, AND CITY OF HERMOSA BEACH.2.AQMD NOTIFICATION IS REQUIRED 10 DAYS BEFORE BEGINNING ANY DEMOLITION WORK. REQUIRED FORM IS AVAILABLE AT THE COMMUNITY DEVELOPMENT DEPARTMENT. PROVIDE PROOF OF NOTIFICATION (MAIL WITH RETURN RECEIPT) 10 DAYS BEFORE BUILDING PERMIT IS ISSUED, OR COMPLETE ASBESTOS NOTIFICATION WAIVER.3.ALL BUILDING FEATURES PROJECTING INTO REQUIRED SETBACKS ARE INDICATED ON SITE/PLOT PLAN.4.SOILS REPORT SHALL BE PROVIDED TO THE BUILDING DEPARTMENT FOR ALL CUTS, FILLS, AND EARTHWORK AS REQUIRED BY CBC SECTION 1804.5.STUMPS AND ROOTS SHALL BE REMOVED TO A DEPTH OF 12" IN THE AREA OCCUPIED BY THE BUILDING.6.INSTALLATION OF INTERIOR AND EXTERIOR WALL AND CEILING COVERINGS SHALL CONFORM TO CHAPTER 25 UBC.7.ALL WATER CLOSETS TO FLUSH WITH 1.6 GALLON MAX. AND ALL NEW PLUMBING FIXTURES SHALL BE CERTIFIED LOW FLOW FIXTURES.8.ALL HOSE BIBS MUST BE PROTECTED BY BACK FLOW PREVENTION AND HAVE AN ANTI-SIPHON DEVICE.9.PROVIDE APPROVED BACKWATER VALVE FOR ALL PLUMBING FIXTURES LOCATED BELOW THE ELEVATION OF THE NEXT UPSTREAM MANHOLE COVER. FIXTURES ABOVE SUCH ELEVATION SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE. PROVIDE CAST IRON WASTE PIPE RISERS.10.ALL WINDOW COVERINGS REQUIRED BY CFIR. FORM SHALL BE POSTED PRIOR TO FINAL INSPECTION.11. WRITTEN APPROVAL FROM THE SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT (SCAQMD). (714)396:2000 PER RULE 1403 FOR THE PROPER DISPOSAL OF ASBESTOS.12. ONLY LOS ANGELES COUNTY HEALTH DEPARTMENT APPROVED DEVICES MAY BE UTILIZED FOR LANDSCAPE IRRIGATION BACK FLOW PREVENTION DEVICES.13. ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC WAY VIA NON-EROSIVE DEVICE PER HBMC.14. PROVIDE DRIP PAN OR SIMILAR DEVICE FOR LAUNDRY ROOM, WATER HEATER, AND DISHWASHER.15. PROVIDE SURVEY STAKES PRIOR TO FOUNDATION INSPECTION TO VERIFY LOT LINES.16. THE ARCHITECT IS NOT RESPONSIBLE FOR SITE GRADING OR DRAINAGE.17. IAPMO APPROVAL REQUIRED FOR ONE PIECE LAVATORY.18. POST INSULATION COMPLIANCE CARD IN CONSPICUOUS LOCATION IN DWELLING PRIOR TO FINAL INSPECTION.19.IT IS THE GENERAL CONTRACTORS RESPONSIBILITY TO VERIFY THAT THE BUILDING IS WITHIN THE HEIGHT LIMIT PRIOR TO FRAMING THE ROOF RAFTERS. CONTACT THE CIVIL SURVEY CONSULTANTS.20. CONTROL VALVE FOR SHOWERS AND TUB/SHOWERS SHALL BE OF THE PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE TYPE. UPC. SECT. 410.7.21. VERIFY CLEARANCES WITH OVERHEAD UTILITY LINES FROM ALL PERMANENT AND TEMPORARY STRUCTURE INCLUDING SCAFFOLDING AND OTHER WORKING AREAS DURING CONSTRUCTION. CLEARANCE TO BE 8 FT. HORIZONTAL AND 12 FT. VERTICAL. VERIFY WITH SOUTHERN ALIFORNIA EDISON CO. BEFORE COMMENCING CONSTRUCTION.22. PROVIDE PROTECTION TO PEDESTRIANS PER UBC SECTION 3303 DURING CONSTRUCTION.23. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CBC SEC. 501.24. THE STRUCTURE SHALL COMPLY WITH THE SECURITY REQUIREMENTS OF "APPENDIX CHAPTER 10 SECURITY" OF HBMC.25. COOKING EQUIPMENT MUST BE LISTED FOR RESIDENTIAL USE.26. ALL DOORS PROVIDING DIRECT ACCESS TO THE POOL SHALL BE EQUIPPED WITH A SELF CLOSING, SELF LATCHING DEVICE WITH A RELEASE MECHANISM PLACED NO LOWER THAN 54" AFF. ALL THESE DOORS SHALL BE EQUIPPED WITH EXIT ALARMS. CBC SECTION 3109.4.1.8.27. UNDERGROUND ELECTRICAL SERVICE REQUIRED FOR ALL REPAIRS, REMODELS OR EXPANSION EXCEPT WHERE THE BUILDING VALUATION OF SUCH REPAIRS OR REMODELS IN A FIVE-YEAR PERIOD DOES NOT EXCEED FIFTY PERCENT OF THE EXISTING VALUATION PRIOR TO CONSTRUCTION. 28. ALL WATER FIXTURES SHALL BE WATER CONSERVING CPC 402.029. DRAINAGE FIXTURE LOCATED BELOW THE NEXT UPSTREAM MANHOLE OR BELOW THE MAIN SEWER LEVEL REQUIRES INVESTIGATION TO ASCERTAIN THE NECESSITY FOR SEWER BACKWATER DEVICE CPC 710.0EXCAVATION NOTES 1.PROVIDE CONTINUOUS INSPECTION DURING EXCAVATION OF SHORING AND INSTALLATION OF SHORING MEMBERS.2. AN EXCAVATION/CONSTRUCTION PERMIT SHALL BE OBTAINED PRIOR TO CONSTRUCTION OF ANY IMPROVEMENTS WITHIN PUBLIC RIGHT-OF-WAY. THIS INCLUDES, BUT IS NOT LIMITED TO, STANDARD SIDEWALKS, CURBS, GUTTERS, DRIVEWAY APPROACHES, OR UNDERGROUNDING OF UTILITIES.3. CONTRACTOR TO PROVIDE EVIDENCE OF PERMIT FROM CALIFORNIA STATE DEPARTMENT OF INDUSTRIAL SAFETY FOR EXCAVATION 5'-0" OR DEEPER. CALL 213.736.3041.4. IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT "DIG ALERT" PRIOR TO ANY EXCAVATION IN THE PUBLIC RIGHT-OF-WAY. (800) 227-26005. PROVIDE TEMPORARY SHORING OF ADJACENT PROPERTY. QUALIFIED PERSONS REGISTERED WITH THE STATE SHALL DESIGN SHORING. 6. A PERMIT IS REQUIRED FROM THE STATE DIVISION OF INDUSTRIAL SAFETY FOR TRENCHES OR EXCAVATION 5' (1.52 METERS) OR DEEPER OR BUILDING/STRUCTURE OVER 3 STORIES HIGH, OR BUILDING OVER 36' (11 METERS) HIGH. ENCROACHMENT NOTES 1.ALL PLANT MATERIALS IN THE PLANNED LANDSCAPE SHALL NOT BE HAZARDOUS TO HEALTH AND SAFETY, SUCH AS PLANTS THAT CONTAIN THORNS, SPINES, TOXIC FRUITS OR LEAVES, AND THOSE THAT DROP EXCESSIVE SLIPPERY FRUITS AND FLOWERS, AND SURFACE ROOTING.2. ALL LANDSCAPE AREAS SHALL BE ON A FULLY AUTOMATED IRRIGATION SYSTEM SUPPLIED BY HOME OWNER.3. ALL WORKMANSHIP AND MATERIALS SHALL CONFORM WITH LOCAL BUILDING, PLUMBING AND ALL OTHER APPLICABLE CODES HAVING JURISDICTION.4. HEIGHTS OF WALLS, FENCES AND ALL OTHER ELEMENTS SHALL COMPLY WITH CITY ENCROACHMENT REGULATIONS.5. UTILITIES AND VISUAL OBSTRUCTIONS MAX. 42" HIGH SHALL GENERALLY BE AVOIDED SO AS TO MAINTAIN ACCESS TO UNDERGROUND UTILITIES AND TO PROTECT VISTAS FROM NEIGHBORING PROPERTIES.6. PLANT MATERIALS SHALL NOT EXCEED 42" IN HEIGHT. TREES AND SHRUBS MAY BE PERMITTED WITH A SEPARATE LANDSCAPE PLAN. CITY OF HERMOSA BEACH DEPT. OF PUBLIC WORKS PUBLIC RIGHT OF WAY REQUIREMENTS THE FOLLOWING STANDARD CONDITIONS APPLY TO ALL PROJECTS REQUIRING A BUILDING PERMIT UNLESS IT IS DETERMINED UNNECESSARY BY THE PUBLEC WORKS DIRECTOR. A GRADING PLAN IS REQUIRED FOR ANY PROJECT REQUIRING A BUILDING PERMIT UNLESS WAIVED BY THE DIRECTOR OF PUBLIC WORKS. ALL CONSTRUCTION MUST COMPLY WITH THE CITY OF HERMOSA BEACH AND LOS ANGELES COUNTY STANDARDS. PLAN REQUIREMENTS 1.ALL PLANS FOR NEW AND/ OR ADDITIONS OVER FOUR HUNDRED (400) SQUARE FEET MUST BE SUBMITTED TO THE PUBLIC WORKS DEPARTMENT, PRIOR TO CONSTRUCTION, FOR PUBLIC RIGHT OF WAY REQUIRED IMPROVEMENTS.2. AN ENGINEERING PLAN SHOWING PROPOSED STORMWATER CONTROL FOR THE PROJECT SHALL BE MADE A PART OF THE PLAN. THIS PLAN SHALL SHOW THE EXISTING STREET CROSS SECTIONS, ELEVATIONS AND EXISTING CURB AND GUTTER ELEVATIONS FOR A DISTANCE OF ONE HUNDRED FEET (100') ON EACH SIDE OF THE PROPOSED PROJECT, AND THE PROPOSED ELEVATIONS FOR THE PLANNED PROJECT.3. A SURVEY OF THE PROJECT WILL BE REQUIRED WITH SURVEY POINTS SET AT THE CENTER LINE OF THE STREET AND OFFSET POINTS EITHER ON THE TOP OF THE CURB OR IN THE SIDEWALK. ALL SURVEY POINTS SHALL BE RE-ESTABLISHED IF THEY ARE REMOVED OR DESTROYED DURING CONSTRUCTION. PERMIT REQUIREMENTS 1.A SEWER CAP PERMIT MUST BE ACQUIRED BEFORE A DEMOLITION PERMIT WILL BE ISSUED.2.ALL WORK DONE WITHIN THE PUBLIC RIGHT-OF-WAY SHALL BE DONE BY A CURRENTLY LICENSED CONTRACTOR WITH A CLASS ``A", ``C-12" OR ``C-34" LICENCE FOR ALL TRENCHING AND PAVING OR A CLASS "C-08" LICENSE FOR ALL CONCRETE WORK. A CLASS ``B" LICENSE MAY BE ACCEPTABLE FOR MINOR CURB, GUTTER AND SIDEWALK WORK CONSTRUCTED IN CONJUNCTION WITH SINGLE FAMILY RESIDENTIAL STRUCTURE.3.ALL CONTRACTORS WORKING ON PUBLIC WORKS PROJECTS MUST HAVE A CURRENT CITY OF HERMOSA BEACH BUSINESS LICENSE.4.PUBLIC WORKS PERMITS SHALL BE REQUIRED FOR ANY SCAFFOLDING, UTILITY TRENCHING, LUMBER DROPS, CRANES, DUMPSTERS, ETC. ON PUBLIC PROPERTY. THE PUBLIC WORKS PERMIT MUST BE ON THE JOB SITE AND AVAILABLE FOR REVIEW BY CITY OFFICIALS AT ALL TIMES. ANY OF THE WORK REQUIRING PERMIT(S) AND STARTED WITHOUT NECESSARY PERMIT(S) SHALL RESULT IN THE JOB BEING STOPPED UNTIL THE PERMIT(S) ARE OBTAINED AND A DOUBLE FEE FOR PERMIT(S) WILL BE CHARGED.5.A CASH DEPOSIT WILL BE REQUIRED FOR ALL WORK WITHIN THE CITY RIGHT-OF-WAY. THE AMOUNT OF THE SAID DEPOSIT WILL BE DETERMINED BY THE ENGINEERING DEPARTMENT (THE MINIMUM DEPOSIT IS SET AT $1,600). THE CASH DEPOSIT WILL BE REQUIRED FOR EACH PROJECT AND WILL NOT BE TRANSFERRED FROM ON PROJECT TO ANOTHER. AFTER ALL IMPROVEMENTS ARE IN PLACE AND APPROVED THE CASH DEPOSIT WILL BE REFUNDED.6.ANYTHING EXISTING OR TO BE CONTRUCTED ON CITY RIGHT-OF-WAY OTHER THAN REQUIRED CITY IMPROVEMENTS WILL REQUIRE AN ENCROACHMENT PERMIT.7.A CONSTRUCTION PERMIT WILL NOT BE ISSUED UNTIL PROPER PERMITS HAVE BEEN ISSUED FROM OTHER AGENCIES SUCH AS CALTRANS, LOS ANGELES COUNTY, SANITATION DISTRICT, WATER QUALITY CONTROL BOARD, ETC. IF SAID PERMITS ARE REQUIRED.8.APPLICANT SHALL MAINTAIN AND KEEP IN FORCE AT ALL TIMES DURING CONSTRUCTION A POLICY OF LIABILITY INSURANCE, NAMING THE CITY AS ADDITIONALLY INSURED IN THE AMOUNT OF ONE MILLION DOLLARS ($1,000,000) MINIMUM.9.SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIG ALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT AT (800) 227-2600 TWO WORKING DAYS BEFORE YOU DIG. CONSTRUCTION REQUIREMENTS 1. ALL EXISTING CURB, GUTTER, CONCRETE DRAINAGE SWALE, SIDWALK AND DRIVEWAY WITHIN THE PROPERTY LIMITS SHALL BE REMOVED AND REPLACED, UNLESS IT IS DETERMINED BY THE CITY PUBLIC WORKS INSPECTOR THAT THEY MEET THE CURRENT CITY STANDARDS.2. IF THE CURB, GUTTER, CONCRETE DRAINAGE SWALE, SIDEWALK OR DRIVEWAY DO NOT EXIST THEY SHALL BE CONSTRUCTED.3. CURB AND GUTTER SHALL BE POURED MONOLITHICALLY, BUT SEPARATE FROM SIDEWALK.4. ALL DRIVEWAY SLOPES TO BE 2% FROM TOP OF CURB OR LIP OF SWALE TO RIGHT-OF-WAY.5. WHEELCHAIR RAMPS ARE REQUIRED ON CORNER LOTS AND MAY BE REQUIRED AT OTHER LOCATIONS.6. GRAFFITI IN FRESHLY POURED CONCRETE SHALL BE REMOVED BY WHATEVER MEANS NECESSARY UP TO AND INCLUDING REMOVE AND REPLACEMENT.7. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY MIST HAVE AN AUTOMATIC IRRIGATION SYSTEM.8. ALL LANDSCAPE IRRIGATION MUST MEET CURRENT CITY REQUIREMENTS FOR PROPER INSTALLATION. ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC WAY VIA NON-EROSIVE DEVICE PER HBMC.9. SUMP PUMPS REQUIRE 2" ABS. DISCHARGE LINE PER PUMP TO TERMINATE AT CURB.10. SEWER LATERALS MUST BE A MINIMUM 4" V.C.P. PIPE FOR SINGLE FAMILY HOMES ONE LATERAL PER UNIT.11. SEWER LATERALS FOR CONDOMINIUMS SHALL BE A MINIMUM 6" V.C.P. PIPE WITH A MINIMUM OF 4 UNITS PER LATERAL.12. EXISTING SEWER LATERALS MAY BE USED IF THE CRITERIA OUTLINED IN NOTES (10) AND (11) ARE MET AND A VIDEO TAPE HAS BEEN PROVIDED TO THE PUBLIC WORKS DEPARTMENT AND IF THE VIDEO SHOW THE LATERAL TO BE IN GOOD CONDITION. DAMAGE TO PUBLIC PROPERTY 1. ANY ASPHALT OR CONCRETE STREET WITHIN THE PROPERTY LIMITS THAT IS DAMAGED PRIOR TO CONSTRUCTION SHALL BE REMOVED AND REPLACED TO MEET CURRENT CITY STANDARDS.2. ANY PUBLIC PROPERTY DAMAGED DURING CONSTRUCTION SHALL BE REPLACED IN KIND TO THE SATISFACTION OF THE CITY PUBLIC WORKS INSPECTOR. THE CITY SHALL AT ITS DISCRETION AND IN THE INTEREST OF PUBLIC SAFETY, MAKE ANY REPAIRS DEEMED NECESSARY, THE COST OF WHICH WILL BE DEDUCTED FROM THE DEPOSIT HELD BY THE CITY. UTILITY REQUIREMENTS 1.ANY UTILITY CUT WITHIN CITY STREETS SHALL BE EITHER PERPENDICULAR OR PARALLEL TO THE CENTER OF THE STREET. DIAGONAL CUTS WILL NOT BE ALLOWED.2. BACKFILL OF TRENCHES SHALL BE DONE IN LIFTS OF NO MORE THAN TWO FEET (2) WITH WATER JET AND APPROPRIATE COMPACTION TOOL USED BETWEEN EACH LIFT. ONE SACK SLURRY MIX CAN BE USED IN PLACE OF NATIVE SOIL.3. AFTER BACKFILLING THE TRENCH A TEMPORARY ASPHALT PATCH SHALL BE PLACED OVER THE TRENCH AND REMAIN FOR A MINIMUM OF TWO (2) WEEKS.4. THE PERMANENT PATCH WILL REQUIRE A ONE FOOT (1) MINIMUM OVERCUT ON EACH SIDE OF THE TRENCHLINE PRIOR TO THE FINAL PATCH, THE FINAL PATCH SHALL BE A MINIMUM OF FIVE INCHES (5) THICK OR ONE INCH (1) THICKER THAN THE EXISTING PAVEMENT.5. THE FINAL PATCH IN ASPHALT STREETS TO BE DONE IN TWO LIFTS, A BASE OF 3" MINIMUM 3/4 AGGREGATE AND A TOP LIFE OF 2" OF 3/8" AGGREGATE. ALL EDGES OF THE CUT ASPHALT TO BE PACKED THOUOUGHLY AND THE PATCH COMPACTED BY MECANICAL MEANS TO A HEIGHT SLIGHTLY HIGHER THAN THE EXISTING ASPHALT AND ALL EDGES TO BE TACKLED.6. THE FINAL PATCH ON CONCRETE STREETS TO BE CLASS 3500 P.S.I. (7 SACK), EXISTING CONCRETE TO BE DRILLED TWO AND HALF INCHES (2 1/2") BELOW THE SURFACE TO A DEPTH OF 6" MINIMUM AND DOWELLED WITH #5 REBAR ON 18" SPACING. FINISH TO MATCH EXISTING OR MEDIUM BROOM.7. ALL UTILITY BOXES ARE TO BE NEW AND ADJUSTED TO THE NEW GRADE. KEEP ALL UTILITY BOXES OUT OF DRAINAGE FLOW LINES, CURB RETURNS, DRIVEWAY APPROACH AND WHEEL CHAIR RAMPS IF AT ALL POSSIBLE.8. ALL UTILITIES SHALL BE UNDER GROUND. CONTRACTOR TO CONTACT THE SOUTHERN CALIFORNIA EDISON COMPANY FOR THEIR REVIEW. JOB SAFETY REQUIREMENTS 1. PROPER BARRICADES SHALL BE PLACED AROUND ANY CONSTRUCTION SITE WITHIN THE PUBLIC RIGHT-OF-WAY. THESE BARRICADES SHALL COMPLY WITH THE REQUREMENTS OF THE WORK AREA TRAFFIC CONTROL HANDBOOK (W.A.T.C.H.) MANUAL.2. ANYTIME A STREET OR ALLEY IS GOING TO BE CLOSED THE APPROVAL OF THE PUBLIC WORKS DEPARTMENT IS REQUIRED. ALSO THE POLICE AND FIRE DEPARTMENT DISPATCHER, SHALL BE NOTIFIED (310) 318-0313.3. STREET, ALLEY AND SIDEWALK CLOSURES REQUIRE PROPER SIGNAGE AND BARRICADES AS REQUIRED BY THE (W.A.T.C.H.) MANUAL. 4. ALL CONSTRUCTION FENCES ARE TO BE BEHIND THE SIDEWALK AND ALL CONSTRUCTION MATERIAL WITHOUT PERMITS ARE TO BE BEHIND THE FENCE. SIDEWALKS ARE TO BE ACCESSIBLE TO PEDESTREANS AT ALL TIMES.5. IF SCAFFOLDING IS NEEDED ON THE PUBLIC RIGHT OF WAY, A PERMIT WILL BE REQUIRED AND ALL PROVISIONS OF THE 1997 UNIFORM BUILDING CODE SECTION 3303 OR THE LATEST EDITION MUST BE MET.6. NO CONSTRUCTIO0N EQUIPMENT, CONSTRUCTION MATERIAL, PORTABLE TOILETS, DUMPSTERS, ETC. SHALL BE LEFT ON PUBLIC PROPERTY OVERNIGHT WITHOUT PROPER PERMITS. THESE OBSTRUCTIONS MUST HAVE PROPER BARRICADES WITH FLASHING YELLOW LIGHTS OPERATING AFTER DARK.7. NO OVERNIGHT CLOSURES WILL BE ALLOWED WITHOUT THE APPROVAL OF THE DIRECTOR OF PUBLIC WORKS.8. ANY PUBLIC SIDEWALK DAMAGE TO THE POINT OF CAUSING A TRIP HAZARD DURING CONSTRUCTION, THAT PANEL OF CONCRETE SHALL BE REMOVED IMMEDIATELY AND PATCHED WITH TEMPORARY ASPHALT PATCH WHICH MUST BE KEPT IN GOOD REPAIR UNTIL THE PERMANENT SIDEWALK IS CONSTRUCTED.9. ALL VEHICLES THAT INTRUDE INTO A NORMAL TRAFFIC LANE MUST HAVE PROPER SIGNAGE AND BARRICADES AS REQUIRED BY THE (WATCH) MANUAL.10. ALL WORK VEHICLES ARE SUBJECT TO ALL APPLICABLE PARKING RESTRICTIONS.11. MATERIAL DROPOFF IS NOT ALLOWED ON THE PUBLIC RIGHT OF WAY WITHOUT FIRST OBTAINING A PERMIT FORM THE PUBLIC WORKS DEPARTMENT.12. FLAGMEN ARE REQUIRED FOR ANY VEHICLES THAT BLOCK THE TRAVEL LANE AND REQUIRE TRAFFIC TO USE THE OPPOSING LANES TO PASS.13. PEDESTRIAN PROTECTION SHALL COMPLY WITH UBC. SECTION 3303 DURING CONSTRUCTION. 14. ALL ACTIVITIES PERFORMED IN PUBLIC RIGHT OF WAY DURING THE COURSE OF CONSTRUCTION REQUIRE PUBLIC WORKS PERMIT. STORM RUNOFF REQUIREMENTS 1. PRECAUTIONS SHALL BE TAKEN TO PREVENT ANY CONSTRUCTION MATERIAL DEBRIS OR RUNOFF FROM ENTERING ANY CITY RIGHT-OF-WAY OR COUNTY STORM DRAIN. A SAW CUT RESIDUE MUST BE RETAINED WITH BERMS OR SAND BAGS AND VACUMMED TO PREVENT IT FROM ENTERING INTO ANY STORM DRAIN SYSTEM.2. SANDBAGS ARE REQUIRED FOR EROSION CONTROL DURING THE RAINY SEASON, OCTOBER 15th THROUGH APRIL 15th AND MAY BE REQUIRED AT OTHER TIMES.3. A POLLUTION PREVENTION PLAN IS REQUIRED FOR CONSTRUCTION SITES TWO ACRES OR MORE.4. STORM WATER MITIGATION PLANS ARE REQUIRED FOR THE FOLLOWING PROJECTS:A. SINGLE FAMILY HILLSIDE DEVELOPMENTS WITH A SLOPE GREATER THAN 25%.B. 10+ HOME DEVELOPMENTS.C. PARKING LOTS, 25 SPACES OR MORE.D. RESTAURANTSE. SERVICE STATIONS.F. AUTO REPAIR FACILITIES.G. 100,000 SQUARE FEET COMMERCIAL DEVELOPMENTS. SUCH PROJECTS MUST CAPTURE AND TREAT THE FIRST 3/4" INCH OF RAIN RUNOFF FROM THEIR SITE. INSPECTION REQUIREMENTS 1. CALL FOR INSPECTION 24 HOURS IN ADVANCE (310) 318-0214.2. INSPECTIONS WILL ONLY BE DONE MONDAY THROUGH THURSDAY 8:30 AM TO 12:30 PM AND 1:30 PM TO 4:30 PM OFFICE COUNTER HELP WILL BE AVAILABLE FROM 7:00 AM TO 8:30 AM AND 4:30 PM TO 6:00 PM.3. ALL FORMS AND COMPACTION SHALL BE INSPECTED PRIOR TO ANY CONCRETE BEING POURED OR ASPHALT BEING PLACED.4. SEWER LATERAL PERMITS WILL NOT BE FINAL UNLESS A SEWER LATERAL DIAGRAM HAS BEEN COMPLETED AND APPROVED. OPEN SPACE REQUIRED = 300 SF/UNIT OPEN SPACE PROVIDED = 300 SF/UNIT UNIT A UNIT BFIRST FLOOR = 0 SF 0 SFSECOND FLOOR = 0 SF 0 SFTHIRD FLOOR = 200 SF 300 SFROOF DECK = 100 SF 0 SFTOTAL OPEN SPACE PROVIDED = 300 SF 300 SF SCOPE OF WORK A NEW THREE-STORY TWO-UNIT CONDOMINIUM RESIDENCE. REVISION SCHEDULE NUMBER DESCRIPTION DATE SEPARATE PERMIT CONTRACTOR TO SUBMIT SEPARATE PERMIT APPLICATION FOR SHORING, DEMOLITION, FIRE SPRINKLER SYSTEM, PLUMBING, ELECTRICAL LOAD CALCULATIONS Page 50 of 376 C.01 Page 51 of 376 IMPROVEMENT PLANS FOR NEW RESIDENCE 1035 LOMA DRIVE HERMOSA BEACH, CA 90254 N DESCRIPTION SHEET NUMBER TITLE SHEET C-1 ABBREVIATIONS & LEGEND C-2 GENERAL NOTES C-3 GRADING & DRAINAGE PLAN C-4 EROSION CONTROL PLAN C-5 DETAILS C-6 TO C-8 PUBLIC IMPROVEMENT PLANS C-9 OWNER ARCHITECT CIVIL ENGINEER FGB ENGINEERS LLC 572 SOUTH MOTIF ST ANAHEIM, CA 92805 TEL: (562) 584-1071 CONTRACTOR NOTE: ALL EXISTING UTILITIES SHOWN ON PLANS ARE TO BE VERIFIED HORIZONTALLY AND VERTICALLY PRIOR TO ANY CONSTRUCTION. ALL EXISTING FEATURES INCLUDING BURIED UTILITIES ARE SHOWN AS INDICATED ON RECORD MAPS AND SURVEYS FURNISHED BY OTHERS. WE ASSUME NO LIABILITY FOR THE ACCURACY OF THOSE RECORDS AND SURVEYS. CONTACT THE UTILITY OWNER/AGENCY FOR THE FINAL LOCATION OF EXISTING UTILITIES IN AREAS CRITICAL TO CONSTRUCTION. THESE DRAWINGS ARE SUFFICIENTLY COMPLETE FOR SUBMISSION TO THE JURISDICTION HAVING AUTHORITY FOR PERMIT. THE CONTRACTOR SHALL NOT USE THESE DRAWINGS FOR CONSTRUCTION UNTIL CONTRACTOR RECEIVES WRITTEN APPROVAL FOR USE IN CONSTRUCTION BY JURISDICTION HAVING AUTHORITY AND BY THE REGISTERED PROFESSIONAL ENGINEER. FOR PERMIT SITE MAP EARTHWORK QUANTITY A) AMOUNT OF CUT 115 CY D) MAXIMUM HEIGHT OF CUT SLOPE B) AMOUNT OF FILL 2 CY E) MAXIMUM HEIGHT OF FILL SLOPE 4 FT 4 FT C) AMOUNT OF EXPORT 113 CY F) LOCATION OF BORROW OR DISPOSAL SITE BY OTHERS NOTE: EARTHWORK VOLUMES SHOWN ON THIS PLAN ARE ESTIMATES ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE ACTUAL EARTHWORK VOLUMES. GEOTECH ENGINEER NORCAL ENGINEERING 10641 HUMBOLDT STREET LOS ALAMITOS, CA 90720 TEL: (562) 799-9469 PROJ NO.: 25124-25 ALBERTO & MONIQUE BOTTENE 2840 AMBY PLACE HERMOSA BEACH, CA 90254 MAJOR STREET: HERMOSA AVE TRUCK HAUL ROUTE TO: 621 W 152ND STREET GARDENA, CA TRUCK HAUL ROUTE NOTE: 1.HAUL ROUTE SHALL BE APPROVED BY ENGINEERING SERVICES 2.TRUCK HAUL ROUTE PER CONTRACTOR. SHOWN FOR REFERENCE ONLY. THIS PLAN HAS BEEN REVIEWED AND CONFORMS TO THE RECOMMENDATIONS AND CONCLUSIONS OF SOILS REPORT NO. 25124-25, DATED FEBRUARY 27, 2025 BY NORCAL ENGINEERING SHALL BE THOROUGHLY COMPLIED WITH. WHERE CONFLICTING INFORMATION BETWEEN THIS GRADING PLAN AND/OR THE PROJECT EARTHWORK SPECIFICATIONS & THE MENTIONED REPORT OCCUR, NOTIFY THE LOCAL AGENCY. NAME LICENSE NO. SIGNATURE DATE . SOILS ENGINEER SIGNATURE: CALL: 811 FGB ENGINEERS 572 SOUTH MOTIF ST ANAHEIM, CA 92805 TEL: 562.584.1071 WWW.FGBENGINEERS.COM REGIONAL MAP N PROJECT LOCATION NOTE: PROPERTY OWNER TO PROVIDE NOTARIZED AND SIGNED "ASSUMPTION OF RISK AND RELEASE REGARDING SURFACE WATERS, GROUND WATERS, AND SEWER LINE BACK UPS" AND COVENANT AGREEMENT REGARDING BMP LID MAINTENANCE THE SUBMITTALS OUTLINED BELOW ARE UNDER A SEPARATE PERMIT AND DONE BY OTHERS: 1.DEMOLITION PLAN 2.RETAINING WALLS 3.SHORING PLANS 4.BORROW AND DISPOSAL SITE DEFERRED SUBMITTALS: APPLICABLE STANDARDS STANDARD PLANS FOR PUBLIC WORKS CONSTRUCTION (2021) CALIFORNIA RESIDENTIAL CODE (2019) CITY OF HERMOSA BEACH STORM WATER LOW IMPACT DEVELOPMENT GUIDE CITY OF HERMOSA BEACH PUBLIC WORKS STANDARD PLAN ·STANDARD PLAN NO. 100 MAJOR STREET: LOMA DR PROJECT LOCATION TOMARO ARCHITECTURE 2617 NORTH SEPULVEDA BLVD. MANHATTAN BEACH, CA 90266 (310) 318-8089 MAJOR STREET: 8TH STREET Page 52 of 376 HORIZONTALHEIGHTHYDRANTINSIDE DIAMETERINVERT ELEVATIONINCH(ES)INVERTIRRIGATION WATERPOUND(S)LINED CORRUGATED POLYETHYLENE PIPEMATERIALMAXIMUMMANUFACTURERMANHOLEMINIMUMMISCELLANEOUSNORTH(ING)DSDOWN SPOUTCYDEPT.DETD.I.DIMDIA (Ø)CUBIC YARDDEPARTMENTDETAILDUCTILE IRONDIAMETERDIMENSIONMISC.NMAT'LMAXMFRMHMIN.CORRUGATED METAL PIPECORRUGATED POLYETHYLENE PIPECONCRETECONC.CONST.CPEPCTRCONSTRUCTIONCENTER(ED)CFCICJCCMPCUBIC FEET (FOOT)CAST IRONCONSTRUCTION JOINTCENTER LINEIN ( " )INVIRRLBLCPEHORIZ(H)HTHYDIDI.E.WATER METERWELDED WIRE FABRICTSTOP OF STEPWMW/WTWWFWITHWEIGHTTOP OF CURBTOP OF GRATETEMPORARYTOP OF SLOPETELEVISION WIRETG OR RIMTEMP.TOPTVTYP.TYPICALSTANDARDTOE OF WALL, OR SLOPETELEPHONE WIRESDSTDTOETT.C.STORM DRAINABBREVIATIONSELECTRICAL CONDUITEXTRUDED CONCRETE CURBELEVATIONEDGE OF PAVEMENTEXISTINGFLOOR DRAINFOUNDATIONFINISH FLOOR ELEVATIONFLANGEDFLOORFACE OF CURBFINISHED SURFACEFOOT (FEET)GAS MAINGRADEHOSE BIBBHIGH DENSITY POLYETHYLENEFOOTINGARCHITECT(URAL)ARCHCTVC&GCBCCCDBNDRYCABLE TVCURB AND GUTTERCATCH BASINCONCRETE CURBCONCRETE DRIVEBOUNDARYASSYBLDGBMASSEMBLYBUILDINGBENCHMARKGGRDHBHDPEFTGFLFLRFOCF.S.FT ( ' )ASPHALT CONCRETE PAVEMENTAMERICAN NATIONAL STANDARDS INSTITUTEACPADD'LADJANSIAPPROX.ADDITIONALADJACENTAPPROXIMATE(LY)EOPEXIST.FDFDNFFEECECCEL.=QTY.QUANTITYSTATIONSANITARY SEWERSHTSIMSTASQSSSHEETSIMILARSQUAREREINFORCED CONCRETE PIPEROADREFERENCERAD (R)RCPRDREFREQD.RADIUSREQUIREDPOUNDS PER SQUARE FOOTPOUNDS PER SQUARE INCHPOINT OF TANGENCYPOLYVINYL CHLORIDEPSFPSIPTPVCPROPERTY LINENO ( # )PPPL OR PPOWER POLENUMBERAREA DRAINADLCLASSCLDRAWINGDWGEEAST(ING)EQUIV.EQUIVALENTFHFIRE HYDRANTGVGATE VALVEGBGRADE BREAKMJMECHANICAL JOINTLPOWERPON CENTEROCOIL WATERO/WPCPOINT OF CURVATURERETAININGRETROWRIGHT OF WAYSPECSPECIFICATION(S)YDYARD DRAINDOUBLE CHECK VALVE ASSEMBLYDCVADOUBLE DETECTOR CHECK VALVEDDCVFDCFIRE DEPARTMENT CONNECTIONPOST INDICATOR VALVEPIVVERTICALVERT (V)BOTTOM OF STEPBSEND OF VERTICAL CURVEEVCPVIPOINT OF VERTICAL INFLECTIONLINEAR FEETLFGMGAS METERS.F.SQUARE FEETTBMTEMPORARY BENCH MARKTOWTOP OF WALLBOWBOTTOM OF WALL (AT FINISHED GRADE)(+ XXX.XX TC)(+ XXX.XX FS)PROPOSED CONTOUR LABELSFINISHED SURFACE ELEVATIONSEXISTING SURFACE ELEVATIONSXXX.XXF.S.(+ XXX.XX EG)SURFACE WTR AND PIPE DIRECTION FLOWEXISTING CONTOUR LABELSCONCRETE CURBCONCRETE CURB & GUTTERCOORDINATES, & LEADERSSTUBBED & PLUGGED LINELEGENDWATER METERSNEW AND EXISTING SANITARY SEWER MANHOLENEW & EXISTING CATCH BASINSNEW AND EXISTING STORM MANHOLESSANITARY SEWER PIPESTORM DRAIN PIPEINTERCEPTOR AND BIO-SWALESCLEANOUTS (C.O.) SS, AND RWL (NEW AND EXISTING)SLOPE INDICATORS3:12:1NEW & EXISTING AREA DRAINSXXX.XX F.S.XXX.XX T.C.NEW DITCHNEW EASEMENTSDMHSDMHSSMHSSMHCOCOBACKWATER VALVEGFEGARAGE FINISH ELEVATIONCALL: 811FGB ENGINEERS572 SOUTH MOTIF STANAHEIM, CA 92805TEL: 562.584.1071WWW.FGBENGINEERS.COMENGINEER'S GENERAL NOTES TO CONTRACTOR 1. THE CONTRACTOR'S ATTENTION IS DIRECTED TO SECTION 7-10, PUBLIC CONVENIENCE AND SAFETY, OF THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION (GREENBOOK),IN REGARDS TO SAFETY ORDERS.2. SCOPE OF WORK:A. FURNISH ALL LABOR, SUPERVISION, MATERIALS, EQUIPMENT &FACILITIES NECESSARY TO FURNISH, FABRICATE, DELIVER, STORE AND INSTALL ALL WORK NOTED ON THE DRAWINGS.B. THE CONTRACTOR SHALL FURNISH & INSTALL ALL WORK NECESSARY TO MAKE A COMPLETE SYSTEM WHETHER OR NOTSUCH DETAILS ARE MENTIONED IN THESE SPECIFICATIONS OR SHOWN ON THE PLANS, BUT WHICH ARE OBVIOUSLY NECESSARY TO MAKE A COMPLETE SYSTEM, EXCEPTING ONLYTHOSE PORTIONS THAT ARE SPECIFICALLY MENTIONED HEREIN OR PLAINLY MARKED ON THE ACCOMPANYING DRAWINGS AS BEING INSTALLED UNDER ANOTHER SECTION OFTHE SPECIFICATION.3. SITE INSPECTION: CONTRACTOR SHALL VISIT THE SITE OF WORK PRIOR TO SUBMISSION OF HIS BID AND THOROUGHLY FAMILIARIZE HIMSELF WITH THE WORKING CONDITIONS & EXACT NATURE OF THE WORK. SUBMISSION OF A BID ACKNOWLEDGES FULL RESPONSIBILITYFOR FURNISHING A COMPLETE & FUNCTIONAL SYSTEM. NO CHANGESIN CONTRACT WILL MADE TO ACCOMMODATE OR ALLOW EXTRA FUNDING FOR ANY OMISSIONS WHICH RESULTS FROM A FAILURE TOTHOROUGHLY MAKE THE EXAMINATION.4. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO VERIFY AVAILABLE SPACES FOR INSTALLING THE WORK.5. COORDINATION: THE DRAWINGS ARE DIAGRAMMATIC & INTENDED TOSHOW SCOPE. CONTRACTOR SHALL COORDINATE HIS WORK WITH OTHER TRADES TO PROVIDE BEST ARRANGEMENT OF ALL DUCT, PIPES, CONDUIT, ETC.6. WORKMANSHIP: THE WORK SHALL BE ACCOMPLISHED BY THE USE OFCOMPETENT MECHANICS SKILLED IN THEIR TRADE. THE ENGINEER AND ARCHITECT SHALL HAVE THE RIGHT TO INTERPRET COMPLIANCEOF WORKMANSHIP WITH THE CONTRACT DOCUMENTS.7. GUARANTEE: CONTRACTOR SHALL UNCONDITIONALLY GUARANTEE ALL LABOR & MATERIAL ON ALL WORK AGAINST DEFECTS IN WORKMANSHIP WITH THE CONTRACT DOCUMENTS.8. MATERIALS: ALL MATERIALS, APPLIANCES & EQUIPMENT SHALL BE NEW &THE BEST OF THEIR RESPECTIVE KIND. FREE FROM ALL DEFECTS AND OF THE MAKE, BRAND, AND QUANTITY SPECIFIED.9. CLEAN-UP: UPON COMPLETION OF THE WORK UNDER THIS SECTION THE CONTRACTOR SHALL REMOVE ALL SURPLUS MATERIALS. EQUIPMENT & DEBRIS INCIDENTAL TO THIS WORK & LEAVE THE PREMISES CLEAN AND ORDERLY.EXISTING RETAINING WALLGARAGE/ BASEMENT LIMITPage 53 of 376 1.CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA - U.S.AAT 811 - FOR LOCATION OF UNDERGROUND UTILITIES AT LEAST 48 HOURS PRIOR TOCOMMENCEMENT OF CONSTRUCTION. CONTRACTOR SHALL VERIFY ALL EXISTING UTILITIES PRIORTO BEGINNING ANY WORK ON THIS SITE.CAUTION:1.CONTRACTOR SHALL VISIT THE SITE PRIOR TO BIDDING ON THIS WORK AND CONSIDER THEEXISTING CONDITIONS AND SITE CONSTRAINTS IN THE BID. CONTRACTOR SHALL BE IN THEPOSSESSION OF AND FAMILIAR WITH ALL APPLICABLE GOVERNING AGENCIES STANDARD DETAILSAND SPECIFICATIONS PRIOR TO SUBMITTING OF A BID.2.ALL WORK ON-SITE AND IN THE PUBLIC RIGHT-OF-WAY SHALL CONFORM TO ALL APPLICABLEGOVERNING AGENCIES STANDARD DETAILS AND SPECIFICATIONS.3.PRIOR TO BEGINNING WORK, AND AFTER INITIAL HORIZONTAL CONTROL STAKING, CONTRACTORSHALL FIELD CHECK ALL EXISTING ELEVATIONS MARKED WITH AND REPORT ANY DISCREPANCIESGREATER THAN 0.05' TO PROJECT MANAGER.4.DAMAGE TO ANY EXISTING SITE IMPROVEMENTS, UTILITIES AND/OR SERVICES TO REMAIN SHALL BERESPONSIBILITY OF THE CONTRACTOR. CONTRACTOR SHALL REPAIR AND/OR REPLACE IN KIND.5.CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOBSITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT INCLUDING SAFETYOF ALL PERSONS AND PROPERTY THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOTDEFEND, INDEMNIFY, AND HOLD THE CLIENT, THE CONSULTING ENGINEER, AND THE CITYHARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THEPERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLENEGLIGENCE OF THE CLIENT OR THE CONSULTING ENGINEER.6.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE GEOTECHNICAL REPORT.GENERAL SITE NOTES:1.CONTRACTOR IS TO COMPLY WITH ALL GENERAL AND STATE REQUIREMENTS INVOLVING THEREMOVAL AND DISPOSAL OF HAZARDOUS MATERIAL(S).2.CONTRACTOR'S BID IS TO INCLUDE ALL VISIBLE SURFACE AND ALL SUBSURFACE FEATURESIDENTIFIED TO BE REMOVED OR ABANDONED IN THESE DOCUMENTS.3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR A SITE INSPECTION TO FULLY ACKNOWLEDGE THEEXTENT OF THE DEMOLITION WORK.4.THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ANY AND ALL PERMITS NECESSARYFOR ENCROACHMENT, GRADING, DEMOLITION, AND DISPOSAL OF SAID MATERIALS AS REQUIRED BYPRIVATE, LOCAL AND STATE JURISDICTIONS. THE CONTRACTOR SHALL PAY ALL FEES ASSOCIATEDWITH THE DEMOLITION WORK.5.BACKFILL ALL DEPRESSIONS AND TRENCHES FROM DEMOLITION TO THE SATISFACTION OF THEGEOTECHNICAL ENGINEER.6.REMOVAL OF LANDSCAPING SHALL INCLUDE ROOTS AND ORGANIC MATERIALS TO THESATISFACTION OF THE GEOTECHNICAL ENGINEER.7.PRIOR TO BEGINNING DEMOLITION WORK ACTIVITIES, CONTRACTOR SHALL INSTALL EROSIONCONTROL MEASURES OUTLINED IN THE EROSION CONTROL PLAN & DETAILS.8.THE CONTRACTOR SHALL MAINTAIN ALL SAFETY DEVICES, AND SHALL BE RESPONSIBLE FORCONFORMANCE TO ALL LOCAL, STATE AND FEDERAL SAFETY AND HEALTH STANDARDS LAWS ANDREGULATIONS.9.THE CONTRACTOR SHALL PROTECT FROM DAMAGE ALL EXISTING IMPROVEMENTS FACILITIES ANDSTRUCTURES WHICH ARE TO REMAIN. ANY ITEMS DAMAGED BY THE CONTRACTOR OR HIS AGENTSOR ANY ITEMS REMOVED FOR HIS USE SHALL BE REPLACED IN EQUAL OR BETTER CONDITION ASAPPROVED BY THE ARCHITECT OR OWNER'S REPRESENTATIVE.10.COORDINATE WITH ELECTRICAL, MECHANICAL, LANDSCAPING AND ARCHITECTURAL DRAWINGS FORUTILITY SHUT-DOWN/DISCONNECT LOCATIONS. CONTRACTOR IS TO SHUT OFF ALL UTILITIES ASNECESSARY PRIOR TO DEMOLITION. CONTRACTOR IS TO COORDINATE SERVICE INTERRUPTIONSWITH THE CLIENT. DO NOT INTERRUPT SERVICES TO ADJACENT OFF-SITE OWNERS. ALSO SEEARCHITECTURAL PLANS FOR ADDITIONAL DEMOLITION SCOPE OF WORK.11.THIS PLAN IS NOT INTENDED TO BE A COMPLETE CATALOGUE OF ALL EXISTING STRUCTURES ANDUTILITIES. THIS PLAN INTENDS TO DISCLOSE GENERAL INFORMATION KNOWN BY THE ENGINEERAND TO SHOW THE LIMITS OF THE AREA WHERE WORK WILL BE PERFORMED. THIS PLAN SHOWSTHE EXISTING FEATURES TAKEN FROM A FIELD SURVEY, FIELD INVESTIGATIONS AND AVAILABLEINFORMATION. THIS PLAN MAY OR MAY NOT ACCURATELY REFLECT THE TYPE OR EXTENT OF THEITEMS TO BE ENCOUNTERED AS THEY ACTUALLY EXIST. WHERE EXISTING FEATURES ARE NOTSHOWN, IT IS NOT IMPLIED THAT THEY ARE NOT TO BE DEMOLISHED OR REMOVED. THECONTRACTOR SHALL PERFORM A THOROUGH FIELD INVESTIGATION AND REVIEW OF THE SITEWITHIN THE LIMIT OF WORK SHOWN IN THIS PLAN SET TO DETERMINE THE TYPE, QUANTITY ANDEXTENT OF ANY AND ALL ITEMS. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FORDETERMINING THE EXTENT OF EXISTING STRUCTURES AND UTILITIES AND QUANTITY OF WORKINVOLVED IN REMOVING THESE ITEMS FROM THE SITE.DEMOLITION NOTES1.THE CONTRACTOR SHALL KEEP UP-TO-DATE AND ACCURATE A COMPLETE RECORD SET OF PRINTSOF THE CONTRACT DRAWINGS SHOWING EVERY CHANGE FROM THE ORIGINAL DRAWINGS MADEDURING THE COURSE OF CONSTRUCTION INCLUDING EXACT FINAL LOCATION, ELEVATION, SIZES,MATERIALS, AND DESCRIPTION OF ALL WORK. RECORDS SHALL BE "REDLINED" ON A SET OFCONSTRUCTION PLAN DRAWINGS. A COMPLETE SET OF CORRECTED AND COMPLETED RECORDDRAWING PRINTS SHALL BE SUBMITTED TO THE CITY ENGINEER AND DEVELOPER'S CIVIL ENGINEERPRIOR TO FINAL ACCEPTANCE FOR REVIEW AND APPROVAL BY THE CITY ENGINEER.RECORD DRAWINGS:1.ALL DIMENSIONS ON THE PLANS ARE IN FEET OR DECIMALS THEREOF UNLESS SPECIFICALLYCALLED OUT AS FEET AND INCHES.2.AN ELECTRONIC FILE WILL BE MADE AVAILABLE TO THE CONTRACTOR UPON REQUEST FOR THECONTRACTOR'S SURVEYOR TO LAYOUT THE STAKING PLAN WITH. THE SURVEYOR OR CONTRACTORWILL NEED TO SIGN A WAIVER FORM BEFORE RELEASE OF ELECTRONIC DRAWINGS IS APPROVED.3.REFER TO ARCHITECTURAL PLANS FOR MORE DIMENSION INFORMATION.HORIZONTAL CONTROL NOTES:1.SEE STRUCTURAL DRAWINGS FOR BUILDING SLAB SECTIONS AND PAD PREPARATIONS.2.SEE GEOTECHNICAL REPORT FOR ALL FLATWORK AND VEHICULAR PAVEMENT SECTIONS AND BASEREQUIREMENTS.3.THE FINAL OR SURFACE LAYER OF ASPHALT CONCRETE SHALL NOT BE PLACED UNTIL ALL ON-SITEIMPROVEMENTS HAVE BEEN COMPLETED, INCLUDING ALL GRADING, AND ALL UNACCEPTABLECONCRETE WORK HAS BEEN REMOVED AND REPLACED, UNLESS OTHERWISE APPROVED BY THECITY ENGINEER AND/OR DEVELOPER'S CIVIL ENGINEER.4.ALL PAVING SHALL BE IN CONFORMANCE WITH THE LATEST GREENBOOK STANDARDSPECIFICATIONS.PAVEMENT SECTION:1.REMOVE ALL DIRT, GRAVEL, RUBBISH, REFUSE, AND GREEN WASTE FROM STREET PAVEMENT ANDSTORM DRAINS ADJOINING THE SITE. LIMIT CONSTRUCTION ACCESS ROUTES ONTO THE SITE ANDPLACE GRAVEL PADS AT THESE LOCATIONS. DO NOT DRIVE VEHICLES AND EQUIPMENT OFF THEPAVED OR GRAVELED AREAS DURING WET WEATHER.2.SWEEP OR VACUUM THE STREET PAVEMENT AND SIDEWALKS ADJOINING THE PROJECT SITE ANDTHE ON-SITE PAVED AREAS ON A DAILY BASIS. SCRAPE CAKED-ON MUD AND DIRT FROM THESEAREAS BEFORE SWEEPING. CORNERS AND HARD TO REACH AREAS SHALL BE SWEPT MANUALLY.3.CREATE A CONTAINED AND COVERED AREA ON THE SITE FOR THE STORAGE OF BAGS, CEMENT,PAINTS, OILS, FERTILIZERS, PESTICIDES, OR OTHER MATERIALS USED ON THE SITE THAT HAVE THEPOTENTIAL OF BEING DISCHARGED INTO THE STORM DRAIN SYSTEM THROUGH EITHER BEINGWIND-BLOWN OR IN THE EVENT OF A MATERIAL SPILL.4.NEVER CLEAN MACHINERY, EQUIPMENT OR TOOLS INTO A STREET, GUTTER OR STORM DRAIN.5.ENSURE THAT CEMENT TRUCKS, PAINTERS, OR STUCCO/PLASTER FINISHING CONTRACTORS DONOT DISCHARGE WASH WATER FROM EQUIPMENT, TOOLS OR RINSE CONTAINERS INTO GUTTERSOR DRAINS.6.UPON PROJECT COMPLETION THE CLIENT SHALL BE SOLELY RESPONSIBLE TO ROUTINELY INSPECTAND MAINTAIN ALL ON-SITE STORM DRAIN FACILITIES. STORM DRAIN SYSTEM SHALL BE CLEANEDAND/OR FLUSHED ON A BIANNUAL BASIS OR AS FOUND NECESSARY.SITE MAINTENANCE:1.WATER TRUCKS SHALL BE PRESENT AND IN USE AT THE CONSTRUCTION SITE. ALL PORTIONS OFTHE SITE SUBJECT TO BLOWING DUST SHALL BE WATERED AS OFTEN AS DEEMED NECESSARY BYTHE CLIENT/INSPECTOR IN ORDER TO INSURE PROPER CONTROL OF BLOWING DUST FOR THEDURATION OF THE PROJECT.2.ALL PUBLIC STREETS AND MEDIANS SOILED OR LITTERED DUE TO THIS CONSTRUCTION ACTIVITYSHALL BE CLEANED AND SWEPT ON A DAILY BASIS DURING THE WORK WEEK, OR AS OFTEN ASDEEMED NECESSARY BY THE CLIENT/INSPECTOR, OR TO THE SATISFACTION OF THE CITY'SDEPARTMENT OF PUBLIC WORKS.3.ALL TRUCKS HAULING SOIL, SAND, AND OTHER LOOSE MATERIALS SHALL BE COVERED WITHTARPAULINS OR OTHER EFFECTIVE COVERS.4.WHEEL WASHERS SHALL BE INSTALLED AND USED TO CLEAN ALL TRUCKS AND EQUIPMENT LEAVINGTHE CONSTRUCTION SITE. IF WHEEL WASHERS CANNOT BE INSTALLED, TIRES OR TRACKS OF ALLTRUCKS AND EQUIPMENT SHALL BE WASHED OFF BEFORE LEAVING THE CONSTRUCTION SITE.5.THE CONTRACTOR SHALL DEMONSTRATE DUST SUPPRESSION MEASURES, SUCH AS REGULARWATERING, WHICH SHALL BE IMPLEMENTED TO REDUCE EMISSIONS DURING CONSTRUCTION ANDGRADING IN A MANNER MEETING THE APPROVAL OF THE CONSTRUCTION MANAGER. THIS SHALLASSIST IN REDUCING SHORT-TERM IMPACTS FROM PARTICLES WHICH COULD RESULT INNUISANCES THAT ARE PROHIBITED BY RULE 403 (FUGITIVE DUST).6.GRADING OR ANY OTHER OPERATIONS THAT CREATES DUST SHALL BE STOPPED IMMEDIATELY IFDUST AFFECTS ADJACENT PROPERTIES. THE CONTRACTOR SHALL PROVIDE SUFFICIENT DUSTCONTROL FOR THE ENTIRE PROJECT SITE IN ACCORDANCE WITH NPDES AT ALL TIMES. THE SITESHALL BE SPRINKLERED AS NECESSARY TO PREVENT DUST NUISANCE. IN THE EVENT THAT THECONTRACTOR NEGLECTS TO USE ADEQUATE MEASURES TO CONTROL DUST, THE CLIENTRESERVES THE RIGHT TO TAKE WHATEVER MEASURES ARE NECESSARY TO CONTROL DUST ANDCHARGE THE COST TO THE CONTRACTOR.7.THE CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL MEASURES AND FOR OBTAINING ALLREQUIRED PERMITS AND APPROVALS.DUST CONTROL:1.CONTRACTOR SHALL PROVIDE A CONSTRUCTION FENCE AROUND THEENTIRE AREA OF DEMOLITION AND CONSTRUCTION, INCLUDING ALLSTAGING, STORAGE, CONSTRUCTION OFFICE AND LAYDOWN AREAS.2.CONSTRUCTION FENCE SHALL BE A MINIMUM OF A 6' HIGH GALVANIZEDCHAIN LINK WITH GREEN WINDSCREEN FABRIC ON THE OUTSIDE OF THEFENCE.3.CONSTRUCTION FENCE ADDRESSED IN THESE NOTES IS ONLY FORVISUAL CONFORMANCE OF THIS CONSTRUCTION SITE TO THE CITYSTANDARDS. CONTRACTOR MAY BE REQUIRED TO PROVIDE ADDITIONALFENCING, BARRICADES OR OTHER SAFETY DEVICES TO KEEP THE SITESECURE AND SAFE.SITE FENCE NOTES:1.ALL CONSTRUCTION ON OFF-SITE OR ON-SITE IMPROVEMENTS SHALL ADHERE TO NPDES(NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM) BEST MANAGEMENT PRACTICES TOPREVENT DELETERIOUS MATERIALS OR POLLUTANTS FROM ENTERING THE CITY OR COUNTYSTORM DRAIN SYSTEMS.2.ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON SITE AND MAY NOT BETRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGECOURSES, OR WIND.3.STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTEDFROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OF WIND OR WATER.4.FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITHTHEIR LISTING AND ARE NOT TO CONTAMINATE THE SOIL AND SURFACE WATERS. ALL APPROVEDSTORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UPIMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTO THEDRAINAGE SYSTEM.5.EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC RIGHT-OF-WAY OR ANYOTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON SITEUNTIL THEY CAN BE DISPOSED OF AS SOLID WASTE.6.TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVEREDRECEPTACLE TO PREVENT CONTAMINATION AND DISPERSAL BY WIND.7.SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC.THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTSFROM BEING DEPOSITED INTO THE PUBLIC RIGHT-OF-WAY. ACCIDENTAL DEPOSITIONS MUST BESWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS.8.ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TOINHIBIT EROSION BY WIND AND WATER.9.CLEAN UP ALL SPILLS USING DRY METHODS.10.SWEEP ALL GUTTERS AT THE END OF EACH WORKING DAY. GUTTERS SHALL BE KEPT CLEAN AFTERLEAVING CONSTRUCTION SITE.11.CALL 911 IN CASE OF A HAZARDOUS SPILL.12.BMP'S AS OUTLINED IN, BUT NOT LIMITED TO, CALIFORNIA STORM WATER QUALITY TASK FORCE,SACRAMENTO, CALIFORNIA, JANUARY 2003, OR THE LATEST REVISED EDITION, MAY APPLY DURINGTHE CONSTRUCTION OF THIS PROJECT (ADDITIONAL MEASURES MAY BE REQUIRED IF DEEMEDAPPROPRIATE BY CITY INSPECTORS).13.UPON SATISFACTORY COMPLETION OF THE WORK, THE ENTIRE WORK SITE SHALL BE CLEANED BYTHE CONTRACTOR AND LEFT WITH A SMOOTH AND NEATLY GRADED SURFACE FREE OFCONSTRUCTION WASTE, RUBBISH, AND DEBRIS OF ANY NATURE.NPDES REQUIREMENTS:EROSION AND SEDIMENTATION1.ALL TRENCHES SHALL BE BACK FILLED PER THE SPECIFICATIONS WITH APPROPRIATE TESTS BYTHE GEOTECHNICAL ENGINEER TO VERIFY COMPACTION VALUES.2.CLEAN OUTS, CATCH BASINS AND AREA DRAINS ARE TO BE ACCURATELY LOCATED BY THEIRRELATIONSHIP TO THE BUILDING, FLATWORK, ROOF DRAINS, AND/OR CURB LAYOUT, NOT BY THELENGTH OF PIPE SPECIFIED IN THE DRAWINGS (WHICH IS APPROXIMATE).3.CONTRACTOR SHALL STAKE LOCATION OF ABOVE GROUND UTILITY EQUIPMENT (BACKFLOWPREVENTOR, SATELLITE DISH, TRANSFORMER, GAS METER, ETC.) AND MEET WITH CLIENT TOREVIEW LOCATION PRIOR TO INSTALLATION. PLANNING DEPARTMENT MUST SPECIFICALLY AGREEWITH LOCATION PRIOR TO PROCEEDING WITH THE INSTALLATION.4.CONTRACTOR SHALL PREPARE AN ACCURATE COMPOSITE UTILITY PLAN THAT TAKES INTOACCOUNT THE ACTUAL LOCATION OF EXISTING UTILITIES AS DETERMINED DURING THE DEMOLITIONWORK, THE UTILITIES SHOWN ON THE CIVIL DRAWINGS, AND THE SITE POWER, CONDUITS ANDLIGHTING SHOWN ON THE ELECTRICAL PLANS. THE FIRE SPRINKLER SYSTEM SHALL BE INCLUDEDAS DESIGNED BY THE DESIGN/BUILD UNDERGROUND FIRE SPRINKLER CONTRACTOR.5.CATHODIC PROTECTION MAY BE REQUIRED ON ALL METALLIC FITTINGS AND ASSEMBLIES THAT AREIN CONTACT WITH THE SOIL, IF RECOMMENDED BY THE GEOTECHNICAL REPORT. CONTRACTOR ISRESPONSIBLE TO FULLY ENGINEER AND INSTALL THIS SYSTEM AND COORDINATE ANODE AND TESTSTATION LOCATIONS WITH OWNER'S PROJECT MANAGER.6.COMPLETE SYSTEMS: ALL UTILITY SYSTEMS ARE DELINEATED IN A SCHEMATIC MANNER ON THESEPLANS. CONTRACTOR IS TO PROVIDE ALL FITTINGS, ACCESSORIES AND WORK NECESSARY TOCOMPLETE THE UTILITY SYSTEM SO THAT IT IS FULLY FUNCTIONING FOR THE PURPOSE INTENDED.7.UNDERGROUND UTILITIES OR STRUCTURES ARE SHOWN IN THEIR APPROXIMATE LOCATIONS ANDEXTENT BASED UPON RECORD INFORMATION. LOCATIONS MAY NOT HAVE BEEN VERIFIED IN THEFIELD AND NO GUARANTEE IS MADE TO THE ACCURACY OR COMPLETENESS OF THE INFORMATIONSHOWN. THE CLIENT, BY ACCEPTING THESE PLANS OR PROCEEDING WITH IMPROVEMENTSPURSUANT THERETO, AGREES TO ASSUME LIABILITY AND TO HOLD UNDERSIGNED HARMLESS FORANY DAMAGES RESULTING FROM THE EXISTENCE OF UNDERGROUND UTILITIES OR STRUCTURESNOT REPORTED TO THE UNDERSIGNED; NOT INDICATED ON THE PUBLIC RECORDS EXAMINED,LOCATED AT VARIANCE WITH THOSE REPORTED OR SHOWN ON RECORDS EXAMINED.8.CONTRACTOR SHALL VERIFY ALL EXISTING INVERT ELEVATIONS FOR STORM DRAIN AND SANITARYSEWER CONSTRUCTION PRIOR TO COMMENCEMENT OF ANY WORK. ALL WORK FOR STORM ANDSANITARY SEWER INSTALLATION SHALL BEGIN AT THE DOWNSTREAM CONNECTION POINT. THISWILL ALLOW FOR ANY NECESSARY ADJUSTMENTS TO BE MADE PRIOR TO THE INSTALLATION OFTHE ENTIRE LINE. IF THE CONTRACTOR FAILS TO BEGIN AT THE DOWNSTREAM CONNECTION POINTAND WORKS UP STREAM, HE SHALL PROCEED AT HIS OWN RISK AND BE RESPONSIBLE FOR ANYADJUSTMENTS NECESSARY. CONTRACTOR SHALL VERIFY LOCATION OF SANITARY SEWER LATERALWITH OWNER PRIOR TO CONSTRUCTION.9.EXISTING UTILITY CROSSINGS OF NEW PIPELINE ARE SHOWN ACCORDING TO THE BEST AVAILABLEINFORMATION. GAS, WATER AND SEWER SERVICE LATERALS ARE SHOWN ACCORDING TO THE BESTAVAILABLE INFORMATION. THE CONTRACTOR SHALL VERIFY THE TYPE, SIZE, LOCATION AND DEPTHOF ALL THE UTILITY CROSSING (BOTH MAINS AND LATERALS) ARE CORRECT AS SHOWN. NOGUARANTEE IS MADE THAT ALL EXISTING UTILITIES (BOTH MAINS AND LATERALS) ARE SHOWN. THECONTRACTOR SHALL EXERCISE CAUTION WHEN EXCAVATING AND SHALL PROTECT ALL EXISTINGUTILITIES (BOTH MAINS AND LATERALS) FROM DAMAGE DUE TO HIS OPERATION.10.VERTICAL SEPARATION REQUIREMENTS:A MINIMUM OF SIX (6) INCHES VERTICAL CLEARANCE SHALL BE PROVIDED BETWEENCROSSING UTILITY PIPES, EXCEPT THAT THE MINIMUM VERTICAL CLEARANCE BETWEENWATER AND SANITARY SEWER PIPELINES SHALL BE 12 INCHES AND ALL NEW WATER PIPESSHALL BE TYPICALLY INSTALLED TO CROSS ABOVE/OVER EXISTING SANITARY SEWERPIPELINES.WHERE NEW WATER PIPELINES ARE REQUIRED TO CROSS UNDER EXISTING AND/OR NEWSANITARY SEWER PIPELINES, THE MINIMUM VERTICAL SEPARATION SHALL BE 12 INCHES.WATER LINE PIPE ENDS SHALL BE INSTALLED NO CLOSER THAN 10' MINIMUM HORIZONTALDISTANCE FROM CENTERLINE OF UTILITY CROSSINGS, WHERE FEASIBLE.11.HORIZONTAL SEPARATION REQUIREMENTS:A MINIMUM HORIZONTAL SEPARATION BETWEEN NEW PIPELINES AND ANY EXISTING UTILITIESSHALL BE 5' FEET, EXCEPT THAT THE MINIMUM HORIZONTAL SEPARATION FOR WATER ANDSANITARY SEWER PIPELINES SHALL BE 10' MINIMUM, UNLESS OTHERWISE NOTED.A MINIMUM HORIZONTAL SEPARATION BETWEEN NEW PIPELINES AND JOINT TRENCH SHALL BE5 FEET.12.THE CONTRACTOR SHALL BE RESPONSIBLE FOR CONTACTING APPROPRIATE UTILITIES ANDREQUESTING VERIFICATION OF SERVICE POINTS, FIELD VERIFICATION OF LOCATION, SIZE, DEPTH,ETC. FOR ALL THEIR FACILITIES AND TO COORDINATE WORK SCHEDULES.13.ANY EXISTING UNDERGROUND UTILITY LINES TO BE ABANDONED, SHOULD BE REMOVED FROMWITHIN THE PROPOSED BUILDING ENVELOPE AND THEIR ENDS CAPPED OUTSIDE OF THE BUILDINGENVELOPE.GENERAL UTILITY SYSTEM NOTES:1.A SHORING PERMIT IS REQUIRED FOR ANY VERTICAL CUT OR FILL THAT IS 4'-0" INHEIGHT OR OVER. ENGINEERED SHORING PLANS AND CALCULATIONS MUST BESUBMITTED TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL PERSECTION 3301.2 OF THE CBC, THE HOLDER OF A SHORING PERMIT SHALL NOTIFYIN WRITING TO ALL ADJOINING PROPERTY OWNERS, NOT LESS THAN 10 DAYSBEFORE SUCH EXCAVATIONS IS TO COMMENCE. AN OSHA PERMIT IS ALSOREQUIRED A COPY OF WHICH SHALL BE SUBMITTED TO THE BUILDING DIVISION.2.SHORING CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT(1-800-422-4133) PRIOR TO ANY EXCAVATION.SHORING NOTES:1.COMPLY WITH SECTION 301.3.2 REGARDING WASTE DIVERSION REQUIRED FORALTERATION (T.I.) THAT REQUIRES BUILDING PERMIT.2.COMPLY WITH SECTION 4.408 REGARDING CONSTRUCTION WASTE REDUCTIONDISPOSAL AND RECYCLING.CALIFORNIA GREEN BUILDING CODE (CGBC)PLEASE NOTE THAT REGULAR MAINTENANCE ON GRADING AND DRAINAGESTRUCTURES IS REQUIRED TO ENSURE FUNCTIONALITY THROUGHOUT THELIFE OF THE PROPERTY. MAINTENANCE SHOULD INCLUDE BUT NOT BELIMITED TO THE FOLLOWING:1.THE CLEARING OF DEBRIS AND SEDIMENTS FROM THE STORM DRAINLINES, BUBBLE UP BOXES, AND DRAINAGE BASINS2.ROOF GUTTERS AND DOWNSPOUTS SHOULD BE CLEARED BEFORE THEBEGINNING OF EACH RAINY SEASON AND AS NEEDED THROUGHOUTTHE WINTER MONTHS.3.FOUNDATION SUBDRAINS SHOULD BE INSPECTED VIA CLEANOUTSONCE EVERY 5 YEARS AND SNAKED AS NEEDED TO CLEAR DEBRIS.4.SURFACE GRADING MAY ALSO REQUIRE CONTINUED REFINEMENT TOMINIMIZE PONDING, MAINTAIN POSITIVE DRAINAGE AWAY FROMIMPROVEMENTS AND PROTECT AGAINST EROSION.STORM DRAIN MAINTENANCE NOTES:1.PRIOR TO BEGINNING CONSTRUCTION ON SITE, CONTRACTOR SHALL IDENTIFY AND PROTECTEXISTING TREES AND PLANTS DESIGNATED AS TO REMAIN.2.PROTECT EXISTING TREES TO REMAIN FROM SPILLED CHEMICALS, FUEL OIL, MOTOR OIL, GASOLINEAND ALL OTHER CHEMICALLY INJURIOUS MATERIAL; AS WELL AS FROM PUDDLING ORCONTINUOUSLY RUNNING WATER. SHOULD A SPILL OCCUR, STOP WORK IN THAT AREA ANDCONTACT THE CITY'S ENGINEER/INSPECTOR IMMEDIATELY. CONTRACTOR SHALL BE RESPONSIBLETO MITIGATE DAMAGE FROM SPILLED MATERIAL AS WELL AS MATERIAL CLEAN UP.3.CONTRACTOR SHALL BE RESPONSIBLE FOR ONGOING MAINTENANCE OF ALL TREES DESIGNATEDTO REMAIN AND FOR MAINTENANCE OF RELOCATED TREES STOCKPILED DURING CONSTRUCTION.CONTRACTOR WILL BE REQUIRED TO REPLACE TREES THAT DIE DUE TO LACK OF MAINTENANCE.TREE/PLANT PROTECTION NOTES:CALL: 811FGB ENGINEERS572 SOUTH MOTIF STANAHEIM, CA 92805TEL: 562.584.1071WWW.FGBENGINEERS.COMCONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITHGENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTIONCONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETERESPOSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OFCONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONSAND PROPERTY; THAT THIS REQUIREMENT SHALL BE MADE TO APPLYCONTINOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS, ANDCONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFYAND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY,REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ONTHIS PROJECT, EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCEOF DESIGN PROFESSIONAL.ALL CONTRACTOR OR SUBCONTRACTORS PERFORMING WORK SHOWN ONOR RELATED TO THESE PLANS SHALL CONDUCT THEIR OPERATIONS SOTHAT EMPLOYEES ARE PROVIDED A SAFE PLACE TO WORK AND THE PUBLICIS PROTECTED. ALL CONTRACTORS AND SUBCONTRACTORS SHALL COMPLYWITH THE "OCCUPATIONAL SAFETY AND HEALTH REGULATIONS" OF THE U.S.DEPARTMENT OF OF LABOR AND WITH THE STATE OF CALIFORNIADEPARTMENT OF INDUSTRIAL RELATIONS "CONSTRUCTION SAFETYORDERS" THE CIVIL ENGINEER SHALL NOT BE RESPONSIBLE IN ANY WAYFOR THE CONTRACTOR OR SUBCONTRACTORS COMPLIANCE WITH SAIDREGULATIONS AND ORDERS.ENGINEER'S NOTICE TO CONTRACTORS Page 54 of 376 EWWUP CO BLDG A 3RD FLR FFE = 89.17' 2ND FLR FFE = 79.50' 1ST FLR FFE = 70.50' GARAGE FFE = 70.40' PAD = 69.50' (SEE ARCHITECTURAL PLANS FOR FINISHED FLOOR ELEVATIONS & STRUCTURAL FOR PAD ELEVATIONS) N 77° 53'27"E 92.61'N 12° 10'05"W 30.02'N 12° 10'00"W 30.00'EX RESIDENCE EX RESIDENCE EX RESIDENCE SUNSET DRLOMA DRPL PL PL PL PLPL PL BLDG B 3RD FLR FFE = 91.17' 2ND FLR FFE = 81.58' 1ST FLR FFE = 72.50' GARAGE FFE = 72.40' PAD = 69.50' (SEE ARCHITECTURAL PLANS FOR FINISHED FLOOR ELEVATIONS & STRUCTURAL FOR PAD ELEVATIONS) GARAGE DOOR GARAGE DOOR G.B.G.B.G.B.G.B.G.B.G.B.G.B.G.B.G.B.G.B. (±72.64 EG)(±72.30 EG)(±74.40 EG)(±74.29 EG) (±74.08 EG) (±73.92 EG) (±72.26 EG) (±75.12 EG) (±70.13 EG) (±70.07 EG) (±70.11 EG) (±70.65 EG) (±73.92 EG) 73.57 FS 73.43 FS (±73.52 EG) (±70.26 EG) (±70.59 EG) (±72.85 TC) (±72.80 FL) (±72.89 EG) (±72.94 EG) 10' 70.40 GFE 70.40 GFE 72.40 GFE 72.40 GFE 73.81 FS 73.92 FS73.41 FS 73.21 FS72.39 FS 71.39 TDFL 72.39 FS 71.39 TDFL 72.88 FS 72.89 FS72.46 FS 72.46 FS 72.34 FS 72.34 FS 72.19 FS 72.19 FS 71.44 FS 71.45 FS70.70 FS 70.70 FS70.58 FS 70.58 FS 70.61 FS 70.54 FS 70.51 FS 70.45 FS 70.45 FS 70.23 FS 70.30 FS 70.40 FS 70.40 FS 70.48 FS 70.48 FS 70.87 FS 70.86 FS 72.03 FS 72.02 FS 73.18 FS 73.18 FS 73.57 FS 73.60 FS 73.67 FS 73.65 FS 73.65 FS 73.57 FS 73.71 FS 73.71 FS 73.86 FS 73.92 FS 70.35 FL 73.62 TG 67.44 INV 73.15 TG 67.32 INV 71.99 TG 67.08 INV 70.84 TG 66.85 INV 70.42 TG 66.70 INV-E 66.16 INV-S 70.68 TG 68.52 INV 71.42 TG 68.28 INV 72.16 TG 68.05 INV 72.38 TG 67.97 INV 69.11 INV 67.70 INV 67.82 INV67.89 INV 68.30 INV 68.35 INV68.55 INV 66.75 INV 67.06 INV 67.11 INV 67.33 INV 67.39 INV 67.47 INV 67.50 INV DS 66.88 INV DS 67.19 INV DS 67.24 INV DS 67.46 INV DS 67.52 INV DS 67.60 INV DS 67.67 INV DS 68.00 INV DS 68.08 INVDS 68.43 INV DS 68.49 INV DS 68.58 INV 73.42 RIM 7.6% 6.5% 7.7% 2.0%3.2%3.2%2.0%3.0% 1.6% 1.6%0.5%1.4% 1.1% 5.2% 1.1%5.3% 4.9%5.0%5.0% 1.5%2.6% P P P P EX WALL P EX WALL P EX WALLP EX WALL P P P EX CURB 4 4 44 5 5 6 6 6 6 6 6 66 6 7 7 7 7 7 777 22 9 9 6 6 9 9 23 9 12 14 13 15 6 67.55 INV 8 17 22 70.35 TG 66.00 INV-N 62.75 INV-S 18 70.34 TG 62.71 INV-N 19 20 22 70.29 INV PROTECT IN PLACE EXISTING IMPROVEMENTS SAWCUT AND MATCH EXISTING PAVEMENT CONSTRUCT 24" WIDE SWALE PER CITY OF HERMOSA BEACH STD PLAN NO. 101. CONSTRUCT 24" WIDE FULL DEPTH AC PAVEMENT. CONSTRUCT ON-SITE HARDSCAPE PER LANDSCAPE ARCHITECT CONSTRUCT DRIVEWAY PCC CONCRETE PER DETAIL 'A'/ C-7 DOWNSPOUT PER ARCHITECTURAL PLANS. DOWNSPOUT TO DAYLIGHT AT GRADE AND SHEET FLOW TO NEAREST AREA DRAIN INLET. PROVIDE SPLASHBLOCK AT DISCHARGE LOCATION. SEE DETAIL 'B'/ C-7. CONSTRUCT 4" AREA DRAIN FOR CONCRETE AREAS PER DETAIL 'C'/ C-7. CONSTRUCT 12"X12" PRECAST CONCRETE BOX WITH TRAFFIC RATED STANDARD INLET GRATE, BROOKS PRODUCT OR APPROVED EQUAL. DECORATIVE GRATES PER ARCHITECT CONSTRUCT 4" SDR35 PVC PIPE AND FITTINGS OR APPROVED EQUAL. SEE DETAIL 'D'/ C-7 FOR TRENCHING DETAILS. 72 HOURS PRIOR TO CONSTRUCTION, POTHOLE AND VERIFY LOCATION, DEPTH, MATERIAL, SIZE, AND CONDITION OF EXISTING SEWER LATERAL. 72 HOURS PRIOR TO CONSTRUCTION, POTHOLE AND VERIFY LOCATION, DEPTH, MATERIAL, SIZE, AND CONDITION OF EXISTING SEWER LATERAL. REPORT FINDINGS TO CIVIL ENGINEER PRIOR TO CONSTRUCTION. CONSTRUCT NEW 6" VCP SEWER LATERAL PER SPPWC (2021) STD. PLAN 222-2. SEWER POC TO BUILDING. SEE PLUMBING PLANS FOR CONTINUATION 72 HOURS PRIOR TO CONSTRUCTION, POTHOLE AND VERIFY LOCATION, DEPTH, MATERIAL, SIZE, AND CONDITION OF EXISTING WATER LATERAL. WATER POC TO BUILDING. SEE PLUMBING PLANS FOR CONTINUATION CONSTRUCT 8" WIDE TRENCH DRAIN WITH TRAFFIC RATED GRATE. SEE DETAIL 'F'/C-7 FOR CHANNEL DRAIN OUTLET DETAIL. UTILITY TRENCH REPAIR PER CITY OF HERMOSA BEACH STD PLAN NO. 117 (ONLY APPLIES TO UTILITY IMPROVEMENTS WITHIN PUBLIC RIGHT-OF-WAY) FURNISH AND INSTALL FLOGARD LOPRO FG-M12 OR APPROVED EQUAL. SEE DETAIL 'G'/ C-8 FURNISH AND INSTALL BIOFILTRATION SYSTEM, JENSEN PRECAST SVBF-UV 3X5 PER DETAIL 'A'/ C-8 CONSTRUCT 36"X36" CAST-IN PLACE CONCRETE BOX WITH TRAFFIC RATED INLET GRATE PER DETAIL 'B'/ C-8 FURNISH AND INSTALL (2) SUBMERSIBLE PUMP WITH STAND. SEE DETAIL 'B'/ C-8 CONSTRUCT 4" SCHEDULE 80 PVC FORCE MAIN PIPE TO DISCHARGE AT FACE OF WALL PER DETAIL 'E'/ C-7. RESTRAINT JOINTS SHALL BE PROVIDED AT ALL BENDS CONSTRUCT 6" SDR35 PVC PIPE AND FITTINGS OR APPROVED EQUAL. SEE DETAIL 'D'/ C-7 FOR TRENCHING DETAILS. CONSTRUCT SEWER CLEANOUT PER SPPWC STD PLAN NO. 204-3 CONSTRUCTION NOTES P 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 NEW LANDSCAPING PER LANDSCAPE PLANS NEW PCC CONCRETE NEW BUILDING NEW WALL PER ARCHITECTURAL PLANS. ON-SITE PAVEMENT PER LANDSCAPE PLANS HATCH LEGEND NEW DRIVEWAY PCC AREA DRAIN PAVEMENT GRADING (TYP.). SLOPES SHALL BE 2% MAX AT PAVED AREAS AND 5% MAX AT LANDSCAPED AREAS UNLESS OTHERWISE NOTED. STEP. (HEIGHT PER PLAN)XX' FULL DEPTH PAVEMENT GRIND AND OVERLAY UTILITY TRENCHING CALL: 811 FGB ENGINEERS 572 SOUTH MOTIF ST ANAHEIM, CA 92805 TEL: 562.584.1071 WWW.FGBENGINEERS.COM GRADING & DRAINAGE PLAN SCALE: 1"=5' 1505 CITY OF HERMOSA BEACH NOTES: 1.BORROW OR DISPOSAL SITE MUST BE PERMITTED AND BONDED (IF WITHIN THE CITY) 2.SEWER LATERALS SHALL BE CONSTRUCTED PRIOR TO CONSTRUCTION OF FIRST FLOOR 3.UTILITY LINES LOCATION SHALL BE PERMANENTLY IDENTIFIED ON CURB FACE. FONT 2" HEIGHT AND 14" DEPTH 4.IT IS THE RESPONSIBILITY OF THE DEVELOPER TO HAVE ALL STRIPING TRENCHES PROPERLY RESTORED PER CITY STANDARD PLANS PRIOR TO RECEIVING PUBLIC WORKS FINAL SIGN OFF 5.ANY LANDSCAPE IRRIGATION WITHIN PUBLIC RIGHT-OF-WAY WILL REQUIRE AN ENCROACHMENT PERMIT 6.IF PROPOSED SEWER LATERAL CROSSES ABOVE WATER MIN, SEWER LATERAL SHALL BE ENCASED N Page 55 of 376 CONSTRUCTION NOTES INSTALL DRAIN INLET PROTECTION (SE-10) PER DETAIL 'A', ON SHEET C-7. THIS IS TYPICAL AT ALL PROPOSED INLET LOCATIONS ON THE PROJECT SITE. 2 INSTALL MATERIAL DELIVERY AND STORAGE AREA (WM-1) PER DETAIL 'C' ON SHEET C-7 AND DETAIL WM-1 OF THE LATEST CASQA HANDBOOK. 3 INSTALL STABILIZED CONSTRUCTION ENTRANCE/EXIT (TC-1, TC-2, & TC-3) PER DETAIL 'B' ON SHEET C-7 4 INSTALL TEMPORARY 6' HIGH CHAIN LINK FENCE WITH VISUAL SCREEN. 5 INSTALL SANITARY/SEPTIC WASTE MANAGEMENT (WM-9) PER THE LATEST CASQA HANDBOOK. 6 INSTALL FIBER ROLLS (SE-5) PER DETAIL 'E', ON SHEET C-71 CONDUCT STREET SWEEPING AND VACUUMING (SE-7) PER THE LATEST CASQA HANDBOOK. 7 INSTALL CONCRETE WASTE MANAGEMENT (WM-8) PER DETAIL 'D' ON SHEET C-7 8 CONTRACTOR SHALL IMPLEMENT AND MAINTAIN BMPS. THE PUBLIC RIGHT-OF-WAY SHALL NOT BE USED AS STORAGE AREA AND AREA SURROUNDING SITE SHALL BE CLEARED OF DEBRIS 9 INSTALL TEMPORARY GATE10 LEGEND: =SANBAGS =FLOW DIRECTION =STABILIZED CONSTRUCTION ENTRANCE =CONSTRUCTION FENCE =FIBER ROLL EROSION CONTROL EC1 – SCHEDULING EC2 – PRESERVATION OF EXISTING VEGETATION EC3 – HYDRAULIC MULCH EC4 – HYDROSEEDING EC5 – SOIL BINDERS EC6 – STRAW MULCH EC7 – GEOTEXTILES & MATS EC8 – WOOD MULCHING EC9 – EARTH DIKES AND DRAINAGE SWALES EC10 – VELOCITY DISSIPATION DEVICES EC11 – SLOPE DRAINS EC12 – STREAMBANK STABILIZATION EC13 – RESERVED EC14 – COMPOST BLANKETS EC15 – SOIL PREPARATION\ROUGHENING EC16 – NON-VEGETATED STABILIZATION 1. IN CASE OF EMERGENCY, CALL HARROLD TENNEN AT (310) 850-4600 2.A STAND-BY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON (NOVEMBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT.\ 3.EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONGER REQUIRED. 4.GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOP OF SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS AND DEBRIS THAT MAY CREATE A POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS. 5.ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF PROPERLY 6.A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS TWO FEET. THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS. 7.THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DISCRETION OF THE FIELD ENGINEER. ADDITIONAL DEVICES AS NEEDED SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS. 8.DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING YEAR WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL. 9.STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESSES, THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRESENTING CHANGES MUST BE SUBMITTED FOR APPROVAL BY THE BUILDING OFFICIAL. 10.EVERY EFFORT SHOULD BE MADE TO ELIMINATE THE DISCHARGE OF NON-STORM WATER FROM THE PROJECT SITES AT ALL TIMES. 11.ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS , NATURAL DRAINAGE COURSES, OR WIND 12.STOCKPILES OF EARTH AND OTHER CONSTRUCTION-RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OF WIND OR WATER. 13.FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT TO CONTAMINATE THE SOILS AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM. 14.EXCESS OR WASTE CONCRETE MAY NOT BE WASH INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE DISPOSED OF AS SOLID WASTE. 15.DEVELOPERSA/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMPs ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A 50% OR GRATER PROBABILITY OF PREDICTED PRECIPITATION AND AFTER ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT THE PROJECT SITE AL ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL (COPIES OF THE SELF-INSPECTION CHECK LIST AND INSPECTION LOGS ARE AVAILABLE UPON REQUEST) 16.TRASH AND CONSTRUCTION-RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. 17.SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS. 18.ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER 19.AS THE ENGINEER, I HAVE SELECTED APPROPRIATE BMPs TO EFFECTIVELY MINIMIZE THE NEGATIVE IMPACTS OF THIS PROJECT'S CONSTRUCTION ACTIVITIES ON STORM WATER QUALITY. THE PROJECT OWNER AND CONTRACTOR ARE AWARE THAT THE SELECTED BMPs MUST BE INSTALLED, MONITORED, AND MAINTAINED TO ENSURE THEIR EFFECTIVENESS. FRANKLOYD BUENDIA CIVIL ENGINEER DATE 20.AS THE PROJECT OWNER OR AUTHORIZED AGENT OF THE OWNER “I CERTIFY THAT THIS DOCUMENT AND ALL ATTACHMENTS WERE PREPARED UNDER MY DIRECTION OR SUPERVISION IN ACCORDANCE WITH A SYSTEM DESIGNED TO ENSURE THAT QUALIFIED PERSONNEL PROPERLY GATHER AND EVALUATE THE INFORMATION SUBMITTED. BASED ON MY INQUIRY OF THE PERSON OR PERSONS WHO MANAGE THE SYSTEM OR THOSE PERSONS DIRECTLY RESPONSIBLE FOR . GATHERING THE INFORMATION, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THE INFORMATION SUBMITTED IS TRUE, ACCURATE, AND COMPLETE. I AM AWARE THAT SUBMITTING FALSE AND/ OR INACCURATE INFORMATION, FAILING TO UPDATE THE ESCP TO REFLECT CURRENT CONDITIONS, OR FAILING TO PROPERLY AND/ OR ADEQUATELY IMPLEMENT THE ESCP MAY RESULT IN REVOCATION OF GRADING AND/ OR OTHER PERMITS OR OTHER SANCTIONS PROVIDED BY LAW.” OWNER OR AUTHORIZED REPRESENTATIVE (PERMITTEE) DATE 21.DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMPs ARE INSTALLED AND FUNCTIONING PROPERLY AS REQUIRED BY THE STATE CONSTRUCTION GENERAL PERMIT. A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE MAINTAINED AT THE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL. 22.THE FOLLOWING BMPS AS OUTLINED IN, BUT NOT LIMITED TO, THE LATEST EDITION OF THE CASQA CONSTRUCTION BMP ONLINE HANDBOOK OR CALTRANS STORMWATER QUALITY HANDBOOKS (CONSTRUCTION SITE BMP MANUAL), MAY APPLY DURING THE CONSTRUCTION OF THIS PROJECT (ADDITIONAL MEASURES MAY BE REQUIRED IF DEEMED APPROPRIATE BY THE PROJECT ENGINEER OR THE BUILDING OFFICIAL) EROSION AND SEDIMENT CONTROL PLAN (ESCP) GENERAL NOTES: 08/21/2025 NON-STORMWATER MANAGEMENT NS1 – WATER CONSERVATION PRACTICES NS2 – DEWATERING OPERATIONS NS3 – PAVING AND GRINDING OPERATIONS NS4 – TEMPORARY STREAM CROSSING NS5 – CLEAR WATER DIVERSION NS6 – ILLICIT CONNECTION/DISCHARGE NS7 – POTABLE WATER/IRRIGATION NS8 – VEHICLE AND EQUIPMENT CLEANING NS9 – VEHICLE AND EQUIPMENT FUELING NS10 – VEHICLE AND EQUIPMENT MAINTENANCE NS11 – PILE DRIVING OPERATIONS NS12 – CONCRETE CURING NS13 – CONCRETE FINISHING NS14 – MATERIAL AND EQUIPMENT USE NS15 – DEMOLITION ADJACENT TO WATER NS16 – TEMPORARY BATCH PLANTS WASTE MANAGEMENT & MATERIAL POLLUTION CONTROL SE11 – ACTIVE TREATMENT SYSTEMS SE12 – TEMPORARY SILT DIKE SE13 – COMPOST SOCKS & BERMS SE14 – BIOFILTER BAGS TEMPORARY SEDIMENT CONTROL SE1 – SILT FENCE SE2 – SEDIMENT BASIN SE3 – SEDIMENT TRAP SE4 – CHECK DAM SE5 – FIBER ROLLS SE6 – GRAVEL BAG BERM SE7 – STREET SWEEPING AND VACUUMING SE8 – SANDBAG BARRIER SE9 – STRAW BALE BARRIER SE10 – STORM DRAIN INLET PROTECTION WIND EROSION CONTROL WE1 – WIND EROSION CONTROL EQUIPMENT TRACKING CONTROL TC1 – STABILIZED CONSTRUCTION ENTRANCE EXIT TC2 – STABILIZED CONSTRUCTION ROADWAY TC3 – ENTRANCE/OUTLET TIRE WASH EWW LOMA DR.CO NEW RESIDENCE N 77° 53'27"E 92.61' N 77° 52'42"E 92.61'N 12° 10'05"W 30.02'N 12° 10'00"W 30.00'EX RESIDENCE EX RESIDENCE EX RESIDENCE SUNSET DRLOMA DR4 10'25' 63 8 2 22222 2 2 1 1 95 1 95 159 159 4 9 7 7 7 7 7 1 1 CALL: 811 FGB ENGINEERS 572 SOUTH MOTIF ST ANAHEIM, CA 92805 TEL: 562.584.1071 WWW.FGBENGINEERS.COM EROSION CONTROL PLAN SCALE: 1"=5' 50 15N Page 56 of 376 1.CATCH BASIN/INLET PROTECTION SHALL BE INSTALLED WHEREVER THERE IS A POTENTIAL OF STORMWATER OR NON-STORMWATER BEING DISCHARGED INTO IT. 2.INLET PROTECTION IS REQUIRED ALONG WITH OTHER POLLUTION PREVENTION MEASURES SUCH AS; EROSION CONTROL, SOIL STABILIZATION, AND MEASURES TO PREVENT TRACKING ONTO PAVED SURFACES. 3.MODIFY INLET PROTECTION AS NEEDED TO AVOID CREATING TRAFFIC HAZARDS. INCLUDE INLET PROTECTION MEASURES AT HILLSIDE V-DITCHES AND MISC. DRAINAGE SWALES. 4.INLET PROTECTION SHALL BE INSPECTED AND ACCUMULATED SEDIMENTS REMOVED. 5.SEDIMENT SHALL BE DISPOSED OF PROPERLY AND IN A MANNER THAT ASSURES THAT THE SEDIMENT DOES NOT ENTER THE STORM DRAIN SYSTEM 6.DAMAGED BAGS SHALL BE REPLACED IMMEDIATELY. ADDITIONAL SANDBAG SEDIMENT TRAPS SHALL BE PLACED AT INTERVALS AS INDICATED ON SITE PLAN. D = 18"± MINIMUM H = 12"± MINIMUM NOTES: SANDBAGS/GRAVEL BAGS SPILLWAY 8" MIN. PONDING HEIGHT STACKED TIGHTLY CATCH BASIN CURB INLET SIDEWALK CURB INLET CATCH BASIN SANDBAGS/GRAVEL BAGS TO SPILLWAY D OVERLAP ONTO CURB D BACK OF SIDEWALK D BACK OF CURB A 2" DIA. PVC FLOW FLO WFLOW FLOW SECTION A-A A N.T.S 2" DIA. PVC PLAN VIEW - A-2 N.T.S GRAVEL OR SANDBAGS GRAVEL OR SANDBAGS(TYPICAL)DRAIN INLET CATCH BASIN OR DRAIN INLET CATCH BASIN OR PLAN VIEW - A N.T.S SECTION B-B NTS B B CATCH BASIN / DRAIN INLET PROTECTION A-2 NTS D D HDIRT AND OTHER CONSTRUCTION RELATED MATERIALS PLACED IN THE STREET OR ON OTHER IMPERVIOUS SURFACES MUST BE CONTAINED WITH SANDBAGS OR OTHER MEASURES TO PREVENT TRANSPORT TO THE STORMDRAIN SYSTEM. ANY CONSTRUCTION MATERIAL STORED OR STOCKPILED ON-SITE SHALL BE PROTECTED FROM BEING TRANSPORTED BY THE FORCE OF WIND OR WATER. COVER MATERIAL WITH PLASTIC SHEETS (MIN. 10 MIL.) WITH SAND BAGS FOR ANCHORING. NOTES: 1. STOCKPILED MATERIAL SANDBAGS/GRAVEL BAGS PLACED TIGHTLY TOGETHER ALL AROUND CONSTRUCTION MATERIALS SIDEWALK OR CURB/GUTTER (WHERE APPLICABLE) INSTALL FILTER FABRIC UNDER GRATE TO PREVENT SEDIMENT FROM ENTERING STORM DRAIN SYSTEM. SANDBAG PLAN 3 FT TYP. 1:1 OR FLATTER SIDE SLOPE10 FT TYP.SANDBAG OR EQUIVALENT IMPERMEABLE SHEETING IMPERMEABLE SHEETING 10 FT TYP. SIGNS SHALL BE PLACED AT THE CONSTRUCTION ENTRANCE, AT THE WASHOUT AREA, AND ELSEWHERE AS NECESSARY TO CLEARLY INDICATE THE LOCATION OF THE CONCRETE WASHOUT AREA TO OPERATORS OF CONCRETE TRUCKS AND PUMP RIGS. ACTUAL LAYOUT WILL BE DETERMINED IN THE FIELD. NOTES: 1. 2. SECTION A-A NTS NOT TO SCALE CATCH BASIN/ DRAIN INLET PROTECTION (SE-10)A NOT TO SCALE CONCRETE WASTE MANAGEMENT (WM-8)D NOT TO SCALE MATERIAL STORAGE (WM-1)C NOT TO SCALE FIBER ROLL (SE-5)E INSTALLATION PROCEDURE: 1.FIBER ROLLS ARE TUBES MADE FROM POROUS BIODEGRADABLE FIBER STUFFED IN A PHOTO-DEGRADABLE OPEN WEAVE NETTING. THEY ARE APPROX. 8" DIAMETER. 2. FIBER ROLL INSTALLATION REQUIRES THE PLACEMENT AND SECURE STAKING OF THE ROLL IN A TRENCH, 2"-4" DEEP, DUG ON CONTOUR. RUNOFF MUST NOT BE ALLOWED TO RUN UNDER OR AROUND ROLL. ROLLS SHOULD BE ABUTTED SECURELY TO PROVIDE A TIGHT JOINT, NOT OVERLAPPED. ENTRENCHMENT DETAIL IN SLOPE AREA ENTRENCHMENT DETAIL IN FLAT AREA WOOD STAKE 3/4"x3/4" MAX 4' SPACING FINISHED GRADE SEDIMENT ROLL WOOD STAKE BOUNDARYLINESEDIMENT ROLL EX TOP OFBANKCALL: 811 FGB ENGINEERS 572 SOUTH MOTIF ST ANAHEIM, CA 92805 TEL: 562.584.1071 WWW.FGBENGINEERS.COM 1.REMOVE ALL SEDIMENT DEPOSITED ON PAVED ROADWAYS IMMEDIATELY. 2.SWEEP PAVED AREAS THAT RECEIVE CONSTRUCTION TRAFFIC WHENEVER SEDIMENT BECOMES VISIBLE. 3.PAVEMENT WASHING WITH WATER IS PROHIBITED IF IT RESULTS IN A DISCHARGE TO THE STORM DRAIN SYSTEM. 1.SEDIMENTS AND OTHER MATERIALS SHALL NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS SHALL BE STABILIZED SO AS TO PREVENT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC ROADS. DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS INTO THE STORM DRAIN SYSTEM. 2.STABILIZED CONSTRUCTION ENTRANCE SHALL BE: A. LOCATED AT ANY POINT WHERE TRAFFIC WILL BE ENTERING OR LEAVING A CONSTRUCTION SITE TO OR ROM A PUBLIC RIGHT OF WAY, STREET, ALLEY, AND SIDEWALK OR PARKING AREA. B. A SERIES OF STEEL PLATES WITH "RUMBLE STRIPS", AND/OR MIN. 4" COARS AGGREGATE WITH LENGTH, WIDTH, AND THICKNESS AS NEEDED TO ADEQUATELY PREVENT ANY TRACKING ONTO PAVED AREAS. 3.ADDING A WASH RACK WITH A SEDIMENT TRAP LARGE ENOUGH TO COLLECT ALL WASH WATER CAN GREATLY IMPROVE EFFICIENCY. 4.ALL VEHICLES ACCESSING THE CONSTRUCTION SITE SHALL UTILIZE THE STABILIZED CONSTRUCTION ENTRANCE SITES. NOTES: STREET MAINTENANCE NOT TO SCALE STABILIZED CONSTRUCTION ENTRANCE (TC-1, TC-2, & TC-3)B (1) STEEL PLATES RUMBLE STRIPS HARD S U R F A C E PUBLI C R O A D 25' MIN.20' MIN. 4" COURSE AGGREGATE Page 57 of 376 1.PIPE WARNING TAPE SHALL BE CONTINUALLY INSTALLED ON ALL PIPES. 2.A METTALLIC LINED TAPE SHALL BE SECURELY ATTACHED TO THE PIPE AT 5 FT INTERVALS. PIPE WRAP TAPE SHALL BE WRAPPED AROUND THE ENTIRE CIRCUMFERENCE OF PIPE. 3.ON-SITE STORM DRAIN SHALL BE GREEN COLOR TAPE STATING "CAUTION STORM DRAIN LINE BELOW" 4.DOMESTIC WATER PIPE SHALL BE BLUE COLOR TAPE STATING "CAUTION BURIED WATER LINE BELOW" 5.FIRE WATER PIPE SHALL BE BLUE COLOR TAPE STATING "FIRE WATER" 6.TRACING WIRE TO BE TAPED TO TOP OF PIPES & LOOPED/SPOOLED AT VALVE CANS FOR WATER & RECLAIMED WATER MAINS. PIPE TAPE NOTES: 36" MIN EXCAVATE BANK OR SHORING VARIES TRENCH ZONE BACKFILL PIPE WARNING TAPE PIPE WARNING TAPE & WIRE SEE NOTES ABOVE 12" MIN 6"6"1:11:16" MIN EXCAVATION TO THIS LINE PERMITTED 0.5 O.D. MIN 1:1BEDDING "A" BEDDING "B" BEDDING "C" TRENCH ZONE PIPE ZONE OPTIONAL TRENCH SIDE SLOPE FOR DEEP TRENCHES OR UNSTABLE SOIL ON-SITE PAVEMENT SECTION BEDDING "A" = SAND (SAND EQUIVALENT NOT LESS THAN 30) BEDDING "B" = SAND OR OTHER GRANULAR MATERIAL (SAND EQUIVALENT OF NOT LESS THAN 30) AND COMPACTED TO NOT LESS THAN 90% RELATIVE COMPACTION. BEDDING "C" = NATIVE BACKFILL, MINIMUM RELATIVE COMPACTION OF 90% NOTE: TRENCHING, BEDDING, AND BACKFILL SHALL BE PER GEOTECHNICAL RECOMMENDATIONS. BACKFILL SPECIFICATIONS: UNDISTURBED EARTH UTILITY TRENCHING DETAIL NOT TO SCALE IN-LINE END OF LINE TOP OF GRATE ELEV SHOWN ON PLANS HARDSCAPE AREAS - NDSPRO PART NO. 920B LANDSCAPE AREAS - NDSPRO PART NO. 5 (OTHER DECORATIVE GRATES PER LANDSCAPE ARCHITECT) FLOW SIZE AS SPECIFIED ON PLANS PVC 45° BEND FITTING INVERT ELEV AS DESIGNATED ON THE PLANPVC 90° EL LONG FLOW 12" MIN6" 6" GROUT PVC WYE FITTING GROUT AREA DRAIN DETAIL NOT TO SCALE RISER PIPE. SIZE AND LENGTH AS REQUIRED SIZE AS SPECIFIED ON PLANS GRATE OPENING NOTICE TO CONTRACTOR: PER THE 2016 C.B.C. 11B.302.3: OPENINGS IN FLOOR OR GROUND SURFACES SHALL NOT ALLOW PASSAGE OF A SPHERE MORE THAN 1/2 INCH DIAMETER EXCEPT AS ALLOWED IN 2016 C.B.C. SECTIONS 11B-407.4..3, 11B-409.4.3, 11B-410.4, 11B-810.5.3 AND 11B-810.10. ELONGATED OPENINGS SHALL BE PLACED SO THAT THE LONG DIMENSION IS PERPENDICULAR TO THE DOMINANT DIRECTION OF TRAVEL. HARDSCAPE AREAS - NDSPRO PART NO. 920B LANDSCAPE AREAS - NDSPRO PART NO. 5 (OTHER DECORATIVE GRATES PER LANDSCAPE ARCHITECT) 1.SLOPE ALL CONCRETE AS SHOWN ON PLAN 2.EASE ALL EDGES R=1/2" 3.FELT SHALL BE NON-ASPHALTIC IMPREGNATED 4.SEE LANDSCAPE PLANS FOR COLOR AND FINISH 5.PCC CONCRETE SHALL BE 520-C-2500. 6.MEDIUM BROOM FINISH REQUIRED ON WALK SURFACES UP TO 6% SLOPE. 7.JOINTS AND SUBGRADE COMPACTION PER GEOTECH REPORT. R=12" (TYP) SUBGRADE TO BE COMPACTED PER GEOTECH RECOMMENDATIONS (B) CLASS ll AGGREGATE BASE. THICKNESS PER TABLE SMOOTH SLIP DOWEL: 12" DIAMETER 24" LONG @ 18" O.C., GREASE ONE END. (TYP) EXPANSION JOINT - 3 8" HOLD FELT DOWN 1 2" AND SEAL W/ SEALANT; COLOR TO BE SPECIFIED BY LANDSCAPE ARCHITECT. (TYP) REINFORCE #4'S @ 12" O.C. B.W.'S CONT.; CENTERED. CONTRACTION JOINT, TOO JOINT 1/2", SAWCUT JOINT 1" 4" 4"6" NOTES: (A) PCC CONCRETE. THICKNESS PER TABLE CONCRETE PAVING DETAIL NOT TO SCALE CONCRETE SCHEDULE (A) INCHES (B) INCHESLOCATION DRIVEWAY 6"6" CONNECT TO STORM DRAIN OR CATCH BASIN. SEE UTILITY PLAN FOR SIZE AND SLOPE. WATER TIGHT CONNECTIONS 4" SCHEDULE 40 PVC PIPE12" MIN ROOF DOWNSPOUT PER ARCHITECTURAL PLANS FINISHED SURFACE (SEE PLANS) 4" DIAMETER REDUCER. (2) 4" SCH 40 PVC 45° ELBOWS DOWNSPOUT CONNECTION TO STORM DRAIN NOT TO SCALE CLEANOUT TRENCH DRAIN GRATE: TRAFFIC RATED IN DRIVE AISLES PEDESTRIAN RATE IN WALKWAYS PAVING PER PLAN STRUCTURAL CONC. VERIFY WITH ARCHITECTURAL PLANS TRENCH DRAIN BOTTOM OUT DETAIL NOT TO SCALE NOTE TO CONTRACTOR: FURNISH AND INSTALL PRODUCT PER MANUFACTURER RECOMMENDATIONS AND SPECIFICATIONS. PVC PIPE. CONTRACTOR TO PROVIDE REDUCERS OR INCREASERS AS REQUIRED TO CONNECT TO ON-SITE STORM DRAINAGE SYSTEM. TRENCH DRAIN. SIZE PER PLAN CONNECT TO ON-SITE STORM DRAIN SYSTEM INVERT PER PLAN TRENCH DRAIN FLOW LINE (TDFL) PER PLAN 12" FORCE MAIN PER PLAN FROM PUMP PL FORCE MAIN PER PLAN DAYLIGHT FORCE MAIN AT FACE OF WALL. PIPE SHALL BE 1/2" MIN. ABOVE PAVEMENT SURFACE PROPOSED CONCRETE WALL PALM DRIVE PUMP DISCHARGE AT FACE OF WALL DETAILNOT TO SCALE FLOGARD LOPRO CATCH BASIN FILTER INSERT INLET INVERT PER PLAN OUTLET INVERT PER PLAN CATCH BASIN PER PLAN CATCH BASIN FILTER INSERT DETAIL NOT TO SCALE CALL: 811 FGB ENGINEERS 572 SOUTH MOTIF ST ANAHEIM, CA 92805 TEL: 562.584.1071 WWW.FGBENGINEERS.COM C D A B E F G Page 58 of 376 1.INSTALL PUMP(S) PER MANUFACTURES RECOMMENDATIONS IN ALTERNATING LEAD/LAG (DUPLEX) CONFIGURATION. 2.CONTRACTOR SHALL SUPPLY A COMPLETELY SELF-CONTAINED DUPLEX MOTOR CONTROL PANEL. THE CONTROL PANEL SHALL PROVIDE SHORT CIRCUIT AND OVERLOAD PROTECTION FOR THE PUMPS. 3.PROVIDE HIGH-WATER ALARM SYSTEM AND CONNECT TO HOUSE SECURITY SYSTEM. 4.PROVIDE BENTONITE PASTE AT ALL PIPE CONNECTIONS TO PUMP BASIN. 5.CONTRACTOR SHALL COORDINATE LOCATION OF SUMP PUMP BASIN WITH PROJECT ARCHITECT PRIOR TO CONSTRUCTION AND FIELD VERIFY ACTUAL BASE ELEVATION BASED ON FINAL FIELD CONDITIONS. 6.SUMP PUMP MAINTENANCE REQUIREMENTS: CLEAN PUMP VAULT AND PUMP OF DEBRIS EVERY SIX MONTHS MINIMUM. 7.CONTRACTOR SHALL PROVIDE CONNECTION TO ONSITE GENERATOR OR PROVIDE BATTERY BACKUP FOR EMERGENCY OPERATION. 8.PROVIDE QUICK DISCONNECT ASSEMBLY FOR EASY ACCESSIBILITY FOR SERVICING. 9.PUMP ON AND OFF ELEVATIONS ARE PROVIDED FOR REFERENCE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO INSTALL PUMP ON AND OFF ELEVATIONS PER MANUFACTURER SPECIFICATIONS NOTES: SITE PUMP DETAIL NOT TO SCALE ALTERNATING LEAD/LAG PUMPS DAYLIGHT TO FACE OF WALL 1/4" DIA. WEEP HOLES (TYP.) @ 18" O.C. 4" SCHED. 80 PVC FORCE MAIN PIPE PIPE FROMBIOFILTRATIONSYSTEMSTEPS AS REQUIRED BASE INVERT ELEVATION 60.71 3'X3' CAST-IN PLACE CONCRETE BOX, OR 6" THICK CAST CONCRETE WALLS AND BASE WITH #6 @4" O.C. BOTH WAYS SIZE PER PUMP REQUIREMENTS, OR APPROVED EQUAL (SEE NOTE 4) HI-LOW, ON-OFF SWITCH SENSORS. MERCURY FLOAT (SEE NOTES 1 THROUGH 3 REGARDING ADDITIONAL PUMP EQUIP.) INSTALL TRI-CHECK VALVE (BALL VALVE, GATE VALVE AND UNION). TYP. EACH PUMP USE (2) SUBMERSIBLE SUMP PUMPS, EACH RATED AT 120 GPM MIN WITH TOTAL DYNAMIC HEAD OF 10.2 FT. TRAFFOC RATED GRATE FINISHED GRADE COUNTER DRILLED HOLES FOR 1/2" HEX. HEAD BOLT EACH CORNER (TYP) BENTONITE PASTE (TYP) NEMA 4X DUPLEX PANEL (CONNECTION TO BLDG ALARM BY OTHERS) STEPS AS REQUIRED PER SPPWC STD PLAN NO. 635-3 OR APPROVED EQUAL 18" MIN GRAVITY FLOW FROM STORM DRAIN 12" MIN 1/4" DIA. WEEP HOLES @ 18" O.C. FORCE MAIN. 4" SCHEDULE 80 PVC. AGGREGATE BEDDING PER SOILS REPORT 12" MIN COMPACTED SUBBASE TG = 70.34 INV AT DISCHARGE = 70.29 PIPE PER PLAN PUMP#2 ON = 62.61 PUMPS OFF = 61.18 INV/ALARM ON 62.71 PUMP#1 ON = 62.49 NOTE: CONTRACTOR TO INSTALL SUMP PUMP PER MANUFACTURER SPECIFICATIONS PLAN VIEW DAYLIGHT TO FACE OF WALL CALL: 811 FGB ENGINEERS 572 SOUTH MOTIF ST ANAHEIM, CA 92805 TEL: 562.584.1071 WWW.FGBENGINEERS.COM NOT TO SCALE BIOFILTRATION SYSTEM DETAILA B Page 59 of 376 EWWUP CO BLDG A 3RD FLR FFE = 89.17' 2ND FLR FFE = 79.50' 1ST FLR FFE = 70.50' GARAGE FFE = 70.40' PAD = 69.50' (SEE ARCHITECTURAL PLANS FOR FINISHED FLOOR ELEVATIONS & STRUCTURAL FOR PAD ELEVATIONS) N 77° 53'27"E 92.61'N 12° 10'05"W 30.02'N 12° 10'00"W 30.00'BLDG B 3RD FLR FFE = 91.17' 2ND FLR FFE = 81.58' 1ST FLR FFE = 72.50' GARAGE FFE = 72.40' PAD = 69.50' (SEE ARCHITECTURAL PLANS FOR FINISHED FLOOR ELEVATIONS & STRUCTURAL FOR PAD ELEVATIONS) 73.57 FS 73.20 LIP 73.12 FL (±73.52 EG) (±70.38 EG) (±70.30 EG) (±69.96 EG) (±73.43 EG) (±73.19 EG) (±73.33 EG) 73.79 TC 73.29 FS (±72.85 TC) (±72.80 FL) (±72.89 EG) (±72.94 EG) (±73.42 TC) (±73.01 FL) (±72.89 EG) 10' 72.89 FS(±69.99 EG) (±70.52 EG) 7.6% 1.8% 2.2% P P N 77° 53'27"E 92.61' 73.34 LIP 73.26 FL 1.8% (±73.92 EG) 73.81 TC 73.31 FS73.84 FS 73.43 FS 73.52 FS 73.55 TC 73.06 FS P P P P P P P P P P P PL PL PL PL CL CL CL CL 1 1 2 2 3 11 10 10 16 1 3 EX RESIDENCE EX RESIDENCE EX RESIDENCE SUNSET DRLOMA DRG.B. EX AC EX AC EX AC EX ACEX WM EX WM EX ELEC EX SSMH EX SEWER MAIN EX SEWER MAIN EX CURB 20' 16 P EX WATER MAIN P EX WATER MAIN 16 28 28 27 27 28 28 26 27 26 25 16'3'3'6' 24 24 0.5% (9.8%)16%G.B. G.B.3'8.1%73.50 FS 3.2'73.81 FS 8.0% 8.0% 73.36 FS 4'2' P 1 2 3 10 11 16 PROTECT IN PLACE EXISTING IMPROVEMENTS SAWCUT AND MATCH EXISTING PAVEMENT CONSTRUCT 24" WIDE SWALE PER CITY OF HERMOSA BEACH STD PLAN NO. 101. CONSTRUCT 24" WIDE FULL DEPTH AC PAVEMENT. 72 HOURS PRIOR TO CONSTRUCTION, POTHOLE AND VERIFY LOCATION, DEPTH, MATERIAL, SIZE, AND CONDITION OF EXISTING SEWER LATERAL. 72 HOURS PRIOR TO CONSTRUCTION, POTHOLE AND VERIFY LOCATION, DEPTH, MATERIAL, SIZE, AND CONDITION OF EXISTING SEWER LATERAL. REPORT FINDINGS TO CIVIL ENGINEER PRIOR TO CONSTRUCTION. CONSTRUCT NEW 6" VCP SEWER LATERAL PER SPPWC (2021) STD. PLAN 222-2. UTILITY TRENCH REPAIR PER CITY OF HERMOSA BEACH STD PLAN NO. 117 (ONLY APPLIES TO UTILITY IMPROVEMENTS WITHIN PUBLIC RIGHT-OF-WAY) CONSTRUCT 6" CURB WITH 18" GUTTER PER CITY OF HERMOSA BEACH STD PLAN NO. 101 TYPE A, FROM PL TO PL OR TO NEXT CONSTRUCTION JOINT, WHICHEVER IS GREATER CONSTRUCT DRIVEWAY APPROACH PER CITY OF HERMOSA BEACH STD PLAN NO. 102 CONSTRUCT 4" PCC SIDEWALK PER CITY OF HERMOSA BECH STD PLAN NO. 106 (CASE 3) FROM PL TO PL OR TO NEXT CONSTRUCTION JOINT, WHICHEVER IS GREATER GRIND AND CONSTRUCT 2" AC OVERLAY. REMOVE AND REPLACE DETERIORATED PCC PAVEMENT. REPLACEMENT SHALL BE PER THE CITY OF HERMOSA BEACH STD PLAN NO. 115 PL TO PL OR THE NEXT CONSTRUCTION JOINT, WHICHEVER IS GREATER CONSTRUCT 1" WATER METER WITH 1" SERVICE PER UTILITY AGENCY SPECIFICATIONS. CONTRACTOR TO VERIFY METER SIZE WITH PLUMBING ENGINEER PRIOR TO CONSTRUCTION CONSTRUCTION NOTES 24 25 26 27 28 NEW LANDSCAPING PER LANDSCAPE PLANS NEW PCC CONCRETE NEW BUILDING NEW WALL PER ARCHITECTURAL PLANS. ON-SITE PAVEMENT PER LANDSCAPE PLANS NEW DRIVEWAY PCC AREA DRAIN PAVEMENT GRADING (TYP.). SLOPES SHALL BE 2% MAX AT PAVED AREAS AND 5% MAX AT LANDSCAPED AREAS UNLESS OTHERWISE NOTED. STEP. (HEIGHT PER PLAN)XX' FULL DEPTH PAVEMENT GRIND AND OVERLAY UTILITY TRENCHING HATCH LEGEND CALL: 811 FGB ENGINEERS 572 SOUTH MOTIF ST ANAHEIM, CA 92805 TEL: 562.584.1071 WWW.FGBENGINEERS.COM PUBLIC IMPROVEMENT PLAN SCALE: 1"=5' 1505N CITY OF HERMOSA BEACH NOTES: 1.BORROW OR DISPOSAL SITE MUST BE PERMITTED AND BONDED (IF WITHIN THE CITY) 2.SEWER LATERALS SHALL BE CONSTRUCTED PRIOR TO CONSTRUCTION OF FIRST FLOOR 3.UTILITY LINES LOCATION SHALL BE PERMANENTLY IDENTIFIED ON CURB FACE. FONT 2" HEIGHT AND 14" DEPTH 4.IT IS THE RESPONSIBILITY OF THE DEVELOPER TO HAVE ALL STRIPING TRENCHES PROPERLY RESTORED PER CITY STANDARD PLANS PRIOR TO RECEIVING PUBLIC WORKS FINAL SIGN OFF 5.ANY LANDSCAPE IRRIGATION WITHIN PUBLIC RIGHT-OF-WAY WILL REQUIRE AN ENCROACHMENT PERMIT 6.IF PROPOSED SEWER LATERAL CROSSES ABOVE WATER MIN, SEWER LATERAL SHALL BE ENCASED 7.FOUND SURVEY MONUMENTS TO BE PROTECTED IN PLACE 8.PROVIDE POST INSTALLATION CCTV OF NEW SEWER MAIN Page 60 of 376 WDDWFR. F R. GARAGE (A)391 SF LIVING (A)314 SF LIVING (B)314 SF GARAGE (B)430 SF STORAGE (A)71 SF 327 SF 327 SF STORAGE (B)38 SF TOTAL ENCLOSED STORAGE = 207 CU. FT. TOTAL ENCLOSED STORAGE = 405 CU. FT. AREA LEGEND GARAGE (A) GARAGE (B) LIVING (A) LIVING (B) STORAGE (A) STORAGE (B) LIVING (A)907 SF LIVING (B)943 SF DECK (B)75 SF 920 SF 956 SF DECK AREA NOT COUNTED TOWARDS OPEN SPACE 4'-0"18'-8"AREA LEGEND DECK (B) LIVING (A) LIVING (B) LIVING (A)771 SF LIVING (B)782 SF DECK (B)301 SF DECK (A)216 SF 784 SF 795 SF DECK AREA COUNTED TOWARDS OPEN SPACE = 200 SF DECK AREA COUNTED TOWARDS OPEN SPACE = 300 SF 8'-4"4'-6"19'-6"6"11'-6" 12'-8" 12'-6"24'-0"AREA LEGEND DECK (A) DECK (B) LIVING (A) LIVING (B) LOT COVERAGE1,807 SF AREA LEGEND LOT COVERAGE DECK125 SFDECK AREA COUNTED TOWARDS OPEN SPACE = 100 SF 17'-9 3/4"7'-0"COVERED ROOF150 SFTOTAL DECK AREA COVERED BY ROOF ABOVE = 150 SF (50%)AREA LEGEND COVERED ROOF DECK COVERED ROOF103 SF100 SFTOTAL DECK AREA COVERED BY ROOF ABOVE = 100 SF (50%) SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:00 PM A.00 25002 AREACALCULATIONS BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 OPEN SPACE CALCULATIONS AREA CALCULATIONS LOT AREA = 2,780 SF UNIT A UNIT BFIRST FLOOR LIVING = 327 SF 327 SFSECOND FLOOR LIVING = 920 SF 956 SFTHIRD FLOOR LIVING = 784 SF 795 SFTOTAL LIVING = 2,031 SF 2,078 SFBUILDING TOTAL = 4,109 SF GARAGE FLOOR = 391 SF 430 SFBALCONIES/DECKS = 341 SF 376 SFSTORAGE= 71 SF 38 SFENCLOSED STORAGE = 405 CF 207 CF(200 CU. FT. MIN.) SCALE: 1/8" = 1'-0" FIRST FLOOR AREA PLAN SCALE: 1/8" = 1'-0" SECOND FLOOR AREA PLAN SCALE: 1/8" = 1'-0" THIRD FLOOR AREA PLAN SCALE: 1/8" = 1'-0" LOT COVERAGE LOT COVERAGE CALCULATIONS LOT AREA = 2,780 SF MAX. LOT COVERAGE = 1,807 SF= LOT AREA x 65% = 2,780 SF x 0.65 PROPOSED LOT COVERAGE = 1,807 SF (65% OF LOT AREA) SCALE: 1/8" = 1'-0" ROOF DECK AREA PLAN OPEN SPACE REQUIRED = 300 SF/UNIT OPEN SPACE PROVIDED = 300 SF/UNIT UNIT A UNIT BFIRST FLOOR = 0 SF 0 SFSECOND FLOOR = 0 SF 0 SFTHIRD FLOOR = 200 SF 300 SFROOF DECK = 100 SF 0 SFTOTAL OPEN SPACE PROVIDED = 300 SF 300 SF REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 61 of 376 PM 206 - 4 73 STOR Y S T R U C T U R E PM 206 - 4 73 STORY S T R U C T U R E POR OF L O T 62 STOR Y S T R U C T U R E N 77°53'27" E 92.61' N 77°52'42" E 92.61'N 12°10'00" W 30.00'N 12°10'05" W 30.02'N 12°10'05" W 510.15'20.00'30.02'189.72'290.40'N 12°10'00" W 219.60'10.00' 10.00' TC 73.4 2 FL 72.9 6 EG 73.0 1 BX 73.1 0 BX 72.9 4 TC 72.8 5 FL 72.8 0 EG 72.8 9 CTR RIM E L 7 3 . 3 9 W=7" CTR RIM E L 7 6 . 4 0 EL=70.7 0 ' @ P C . EL=73.5 1 ' @ P C . EL=73.9 1 ' @ P C . EL=70.0 6 ' @ P C . SET MAG/WASHER TAGGED LS 9806 ON PL PROD 2.00' W'LY OF PC, EL=70.50' SET L&TAG LS 9806 AT PC, EL=70.06' SET MAG/WASHER TAGGED LS 9806 ON PL PROD 7.00' W'LY OF PC. EL= 73.33' SET LTT TAGGED LS 9806 ON PL PROD 1.00' E'LY OF PC TF 78.58 69.91 69.99 70.29 70.44 70.54 70.69 72.3072.31 70.6872.64 70.1270.07 72.26 74.40 74.08 73.24 73.32 73.85 73.01 72.12 73.04 73.19 73.41 73.35 73.95 73.5073.5273.8173.92 70 . 0 6 69.79 69.9670.1470.30 70.38 70.54 72.93 73.1973.5273.43 73.59 73.65 74.29 74.18 72.98 69.97 75.12 75.20 TOP 106 . 6 7 TOP 93. 3 9 TOP 105.18TW 74.33TW 75.58 TW 76.31 TW 76.26 TW 74.00TW 73.97 TW 75.20TW 74.28 EWWW S UP UP •• • • • • • •• THREE 4-FOOT TALL 2'x2' TRASH CANS REQUIRED. SEPERATE PERMITS AND PLANS ARE REQUIRED FOR SOLAR SYSTEMS, DEMOLITION, AND SEWER CAP OF EXISTING BUILDINGS. IF SUCH IMPROVEMENTS OR DEMOLITION IS REQUIRED AS A CONDITION OF APPROVAL FOR DISCRECTIONARY ACTIONS OR TO COMMENCE BUILDING, THEN SUCH PERMITS MUST BE OBTAINED BEFORE OR AT THE TIME THIS BUILDING PERMIT IS ISSUED.FENCE/WALL/HANDRAIL AND HEDGE 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 6' AT ALL OTHER LOCATIONS ON SITE (3' IN DRIVEWAY VISIBILITY TRIANGLE AND IN THE TRAFFIC VISION CLEARANCE TRIANGLE).DRIVEWAY VISIBILITY: VISIBILITY OF A DRIVEWAY CROSSING A STREET PROPERTY LINE SHALL NOT BE BLOCKED BETWEEN A HEIGHT OF 3 FEET AND 9 FEET FOR A DEPTH OF 5 FEET FROM THE STREET PROPERTY LINE AS VIEWED FROM THE EDGE OF THE RIGHT-OF-WAY ON EITHER SIDE OF THE DRIVEWAY AT A DISTANCE OF 15 FEET OR AT THE NEAREST PROPERTY LINE INTERSECTION THAT STREET PROPERTY LINE, WHICHEVER IS LESS (MBMC 10.64.150).IT SHALL BE THE DUTY OF EVERY PERSON CUTTING OR MAKING AN EXCAVATION IN OR UPON ANY PUBLIC PLACE, TO PLACE AND MAINTAIN BARRIERS AND WARNING DEVICES FOR THE SAFETY OF THE GENERAL PUBLIC. M.B.M.C. 7.16.080. IF ANY EXCAVATION IS MADE ACROSS ANY PUBLIC STREET, ALLEY, OR SIDEWALK, ADEQUATE CROSSINGS SHALL BE MAINTAINED FOR VEHICLES AND PEDESTRIANS. M.B.M.C. 7.16.100.SEPERATE TREE PERMIT REQUIRED FOR PROTECTION OF EXISTING TREE (ARBORIST REPORT REQUIRED)BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET. ADDRESS NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND, 4" HIGH MINIMUM AND WITH A MINIMUM STROKE WIDTH OF 0.5" - PER SECTION R319.1NEW HOUSE SHALL HAVE A SPARE RACEWAY FOR FUTURE SOLAR PANELS - PER SOLAR CODEPROVIDE UNDERGROUND ELECTRICAL AND COMMUNICATION SERVICE LATERALS - PER CITY ORDINANCE SECTION 9.12.050 SITE NOTES: A A B B C C D D 1 1 11 11 12 12 7 7 2 2 9 9 5 5 3 3 6 6 8 8 13 13 CONT. TROUGH DRAIN 74.85' TOW 73.50' TOW 72.40' LIP 72.40' LIP EXISTING FENCE & WALL TO REMAIN NEW 3" FENCE ON PROPERTY LINE NEIGHBOR'S EXISTING WALL TO REMAIN 73.85' LAND. 74.00' FS72.50' FS70.50' FS 71.50' FS 72.40' FS70.10' FS 70.10' LAND. TRASH AREA NEW RESIDENCE (A) FIRST FLOOR (A) SLAB= 70.50' SECOND FLOOR (A) = 79.58'THIRD FLOOR (A) = 89.17'ROOF DECK (A) = 97.42' NEW RESIDENCE (B) FIRST FLOOR (B) SLAB = 72.50' SECOND FLOOR (B) = 81.58'THIRD FLOOR (B) = 91.17'SETBACK3'-0" SIDESETBACK3'-0" SIDESETBACK3'-0" SIDEFRONT SETBACK 5'-0" FRONT SETBACK 5'-0"SETBACK3'-0" SIDESETBACK 3'-0" REAR SETBACK 3'-0" REAR LOMA DRIVESUNSET DRIVERECESSED 400 AMP ELECTRICAL PANEL RECESSED 400 AMP ELECTRICAL PANEL RECESSED DIGITAL GAS METER RECESSED WATER RISER RECESSED DIGITAL GAS METER RECESSED WATER RISER GUEST PARKING SPOT 9'-0"GUEST PARKING SPOT22'-0"GUEST PARKING SPOT8'-6"GUEST PARKING SPOT 17'-0" TRASH AREA NOTE:PANEL, METER, AND RISER TO BE RECESSED INTO BUILDING AND ARE NOT TO PROJECT INTO SIDE YARD SETBACK. NOTE:PANEL, METER, AND RISER TO BE RECESSED INTO BUILDING AND ARE NOT TO PROJECT INTO SIDE YARD SETBACK. SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:01 PM A.01 25002 SITE PLAN BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 KEYNOTE LEGEND SYM.DESCRIPTION SCALE: 1/4" = 1'-0" SITE PLAN NORTH REVISION SCHEDULE NUMBER DESCRIPTION DATE 1 Revision 1 Date 1 Page 62 of 376 UP UP WDUP DW2 A.08 2 A.08 A A B B C C D D3'-0"5'-2"13'-10"5'-0"3'-0"5'-2"13'-10"5'-0"3'-0"3'-0 1/4"1 1 1'-3 3/8" 1'-3"24'-0"19'-0 1/4" CLR.24'-0"20'-1 1/4" 20'-1 1/4" 20'-0" CLR. 20'-0" CLR. 11 11 17'-0" 12 12 7 7 33'-3 1/2"33'-3 1/2" 2 2 9'-0"5'-0"6'-6"3'-2"12'-4"1A.081A.08 1'-0"1'-0"16'-8"1'-0"2"12'-2 1/2"5'-6"3'-3 1/2"9'-0 1/2"GARAGE (A)SLAB SLOPES BEDROOM #1 (B)SLAB = 72.50' GARAGE (B)SLAB SLOPES 9 9 5 5 EQEQ 12'-2 1/2" 8'-7" 3'-4"5'-0"3'-4" 2'-11 1/2" 8'-7"3'-2"5'-6" 3'-2"7'-11 1/2"6'-6"5'-1 1/2"10'-1 1/2" 10'-1 1/2"2'-0" GUEST PARKING SPOT 9'-0"GUEST PARKING SPOT22'-0"19'-1 1/2"3'-5 1/2"GUEST PARKING SPOT8'-6"GUEST PARKING SPOT 17'-0"3'-2"3'-3 1/2"9'-0 1/2"2'-11 1/2" 3'-2"7'-11 1/2"9'-5 1/2" 3 3 6 6 8 83'-0"3'-0"3'-0" BENCH6'-5" 3'-0" BENCH4"4'-10"8'-4"8'-4"TRASH AREA 1'-6"1'-6"BEDROOM #1 (A)SLAB = 70.50' LAUNDRY (A)SLAB = 70.50' BATH #1 (A)SLAB = 70.50' MUD (A)SLAB = 70.50' STAIR (A) STORAGE (A)SLAB = 70.50' STAIR (B) LAUNDRY (B)SLAB = 72.50' BATH #1 (B)SLAB = 72.50' MUD (B)SLAB = 72.50' 6'-5" 13 133'-0"3'-0"3'-2"STORAGE (B)SLAB = 72.50' 1/4" / 1'-0" MIN. CONT. TROUGH DRAIN 6'-6" 72.40' LIP 72.40' LIP 70.40' LIP 70.40' LIP9'-4"9'-4"8'-8 3/4" 73.85' LAND.3'-5 1/2"RECESSED 400 AMP ELECTRICAL PANEL RECESSED 400 AMP ELECTRICAL PANEL WATER FILTRATION 3'-10 1/2"2"4"4'-10"2"4'-10"2"4"4'-10"TANKLESS WATER HEATER TANKLESS WATER HEATERWATER FILTRATION 1/4" / 1'-0" MIN.SETBACK3'-0" SIDESETBACK3'-0" SIDESETBACK3'-0" SIDEFRONT SETBACK 5'-0" FRONT SETBACK 5'-0"SETBACK3'-0" SIDESETBACK 3'-0" REAR SETBACK 3'-0" REAR PLANTER PLANTER PLANTER 73.91' PC (D) 73.51' PC (B) 70.70' PC (C) 70.06' PC (A) 92.61' LOT LENGTH 92.61' LOT LENGTH 30.00' LOT WIDTH30.02' LOT WIDTH42" HIGH GUARD RAIL 42" HIGH GUARD RAIL TO PL 3'-0" MIN. 3'-0" MIN. TO PL 3'-6" (ACTUAL)GUEST PARKING SPOT8'-6"GUEST PARKING SPOT 20'-0"GUEST PARKING SPOT8'-6"GUEST PARKING SPOT 20'-0"GUEST PARKING SPOT8'-6"GUEST PARKING SPOT 20'-0"GUEST PARKING SPOT8'-6"GUEST PARKING SPOT 20'-0" RECESSED DIGITAL GAS METER RECESSED WATER RISER RECESSED DIGITAL GAS METER RECESSED WATER RISER 4'-0"1'-2 1/2"4'-4 1/2"17'-11"17'-9 3/4" CLR.TRASH AREA 6'-6" SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:03 PM A.02 25002 FIRST FLOORPLAN BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 KEYNOTE LEGEND SYM.DESCRIPTION SCALE: 1/4" = 1'-0" FIRST FLOOR PLAN NORTH REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 63 of 376 DN DN UP DN DN UP 2 A.08 2 A.08 A A B B C C D D 1 1 11 11 12 12 7 7 2 2 14'-11 1/2"17'-11"14'-10" EQ EQ 4'-5"3'-0"3'-0"4'-5" 3'-2"5'-7" 9'-6 1/8"9'-6 1/8" 1A.081A.083'-4 7/8"41'-0 1/2"41'-3 1/2" 4'-5 3/4"3'-0"3'-0"4'-5 3/4"10'-7 1/2"2'-0"3'-4 7/8"PRIMARY BEDROOM (A)SUBFLR = 79.58'PRIMARY BEDROOM (B)SUBFLR = 81.58' 9 9 5 5 5'-0" 9'-8 3/8"9'-8 3/8"2'-0"5'-6"7'-11 1/2"2'-0"3'-6"12'-5"3'-6"3'-7"4'-11 1/4"6'-5 1/2"3'-1 1/2"5'-0"12'-5 1/2"3'-0"5'-0"5'-0"2'-0"5'-6"12'-7"7'-11 1/2"3'-0"3'-6"3'-1 1/2"EQEQ 1'-8"10'-11 1/2"6"3'-6" CLR.11'-4 1/2"3 3 6 6 8 8 4'-0" 7 3/4" 4'-6 3/4"3'-7"4'-4 1/2"5'-2"3'-6"3'-10 1/2"8" P. CLOSET (A)SUBFLR = 79.58' P. BATH (A)SUBFLR = 79.58' BATH #2 (A)SUBFLR = 79.58' BEDROOM #2 (A)SUBFLR = 79.58'BEDROOM #3 (A)SUBFLR = 79.58' ENTRY (A)SUBFLR = 79.58' STAIR (A) BEDROOM #3 (B)SUBFLR = 81.58'BEDROOM #2 (B)SUBFLR = 81.58' BATH #2 (B)SUBFLR = 81.58' STAIR (B) ENTRY (B)SUBFLR = 81.58' P. CLOSET (B)SUBFLR = 81.58' P. BATH (B)SUBFLR = 81.58' 13 132"3'-10"5'-6"5'-6"4'-0"3'-6" 3'-6"3'-6" CLR.11'-2 1/2"3'-2"3'-2"5'-7"3'-2"5'-2"5'-2"3'-0 3/4"CLR.1'-0"CLR.1'-0"LINEN LINEN 4"4"2"3'-10"5'-7"5'-5"3'-10"2"3'-1 1/2"SETBACK3'-0" SIDESETBACK3'-0" SIDESETBACK3'-0" SIDEFRONT SETBACK 5'-0" FRONT SETBACK 5'-0" 1'-0" REAR SETBACK 1'-0" REAR SETBACKSETBACK3'-0" SIDE73.91' PC (D) 73.51' PC (B) 70.70' PC (C) 70.06' PC (A) 92.61' LOT LENGTH 92.61' LOT LENGTH 30.00' LOT WIDTH30.02' LOT WIDTH42" HIGH GUARD RAIL 42" HIGH GUARD RAIL 42" HIGH RAILING OPEN TO ABOVE OPEN TO ABOVE LINE OF FLOOR ABV. LINE OF FLOOR ABV. SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:04 PM A.03 25002 SECOND FLOORPLAN BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 KEYNOTE LEGEND SYM.DESCRIPTION SCALE: 1/4" = 1'-0" SECOND FLOOR PLAN NORTH REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 64 of 376 FR. FR. DN DN UP 2 A.08 2 A.08 A A B B C C D D 1 1 11 11 12 12 7 7 2 2 12'-6" 1A.081A.08 6'-3 1/4" 32'-3 1/4"5'-0"8"1'-10"5'-0"5'-6 1/4" 9 9 5 54'-6 1/2"4'-6 1/2"3'-9"2'-6"2'-6"3'-9" 4"4'-6 1/2"EQEQ4'-10 1/2"17'-11"32'-1 1/4" 3 3 6 6 8 8 5'-2"5'-0"24'-0"19'-0"7'-9"24'-0"8'-11 1/2"8'-11 1/2"11'-5 3/8"4'-0"2'-11 1/8" 3'-0 1/8"4'-0"4'-5"4'-0"3'-0 3/8"7'-0"POWDER (A)SUBFLR = 89.17' PANTRY (A)SUBFLR = 89.17' STAIR (A) 5'-4 1/4"5'-0" PANTRY (B)SUBFLR = 91.17' STAIR (B) POWDER (B)SUBFLR = 91.17' KITCHEN (B)SUBFLR = 91.17' DINING (B)SUBFLR = 91.17'GREAT RM. (B)SUBFLR = 91.17' KITCHEN (A)SUBFLR = 89.17'DINING (A)SUBFLR = 89.17'GREAT RM. (A)SUBFLR = 89.17' 6"1'-9"2'-0"2'-0"1'-9" 1'-0"1'-0"8'-5"8'-5"1'-0"13 134'-6 1/2"7'-1"8'-5"8'-11 1/8"5'-2 1/8"2'-6"1'-10"1'-10"1'-10"2'-6"5'-3 1/8"9'-0 1/8"8'-5"7'-1"1'-0"8'-6"8'-6"1'-0"6" 8'-9"3'-0"2'-0"AV EQUIP.3'-2"3'-2"3'-2"3'-0" 8'-9" 10'-3 1/2"10'-3 1/2"4"2"2"4"SETBACK3'-0" SIDESETBACK3'-0" SIDESETBACK3'-0" SIDESETBACK3'-0" SIDEFRONT SETBACK 5'-0" FRONT SETBACK 5'-0" 1'-0" REAR SETBACK 1'-0" REAR SETBACK 73.91' PC (D) 73.51' PC (B) 70.70' PC (C) 70.06' PC (A) 92.61' LOT LENGTH 92.61' LOT LENGTH 30.00' LOT WIDTH30.02' LOT WIDTH42" HIGH RAILING 42" HIGH RAILING 42" HIGH RAILING OPEN TO BELOW OPEN TO BELOW OPEN TO ABOVE OPEN TO ABOVE SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:05 PM A.04 25002 THIRD FLOORPLAN BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 KEYNOTE LEGEND SYM.DESCRIPTION SCALE: 1/4" = 1'-0" THIRD FLOOR PLAN NORTH REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 65 of 376 DN 2 A.08 2 A.08 A A B B C C D D 1 1 11 11 12 12 7 7 2 2 1 A.08 1 A.08 9 9 5 5 3 3 6 6 8 8 13 13 41.59' [LENGTH C-CP1] 73.91' PC (D) 73.51' PC (B) 70.70' PC (C) 70.06' PC (A) 92.61' [LENGTH C-D] 92.61' [LENGTH A-B]30.00' [LENGTH AB-CD]41.56' [LENGTH A-CP1] 101.83' MH1 17.52' [LENGTH AB-CP2]99.81' CP2 100.47' MH2 101.80' CP1 101.80' CP3 103.59' MH3 12.43' [LENGTH AB-CP1]90.10' [LENGTH C-CP3] 100.17' CP4 100.72' MH43.02' [LENGTH AB-CP4]15.34' [LENGTH A-CP4] 15.34' [LENGTH C-CP4] 1.14' [LENGTH A-CP2] 1.14' [LENGTH C-CP2] 102.03' CP5 102.67' MH5 58.05' [LENGTH C-CP5] 58.02' [LENGTH A-CP5]27.51' [LENGTH AB-CP5]SETBACK3'-0" SIDESETBACK3'-0" SIDESETBACK3'-0" SIDESETBACK3'-0" SIDETO PL2'-6"6"6"TO PL2'-6"FRONT SETBACK 5'-0" FRONT SETBACK 5'-0" 1'-0" REAR SETBACK 1'-0" REAR SETBACK 2'-6" TO PL 2'-6" TO PL1'-1 1/2" 42" HIGH RAILING OPEN TO BELOW OPEN TO BELOW SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:06 PM A.05 25002 ROOF PLAN BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 KEYNOTE LEGEND SYM.DESCRIPTION SCALE: 1/4" = 1'-0" ROOF PLAN NORTH REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 66 of 376 FIRST FLOOR A70.50'FIRST FLOOR A70.50' THIRD FLOOR A89.17'THIRD FLOOR A89.17' SECOND FLOOR A79.58'SECOND FLOOR A79.58' ROOF A97.67'ROOF A97.67' 2 A.081 11 1272 100.06' MAX. PC 103.51' MAX. PC 73.51' PC 70.06' PC8'-6" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.1'-1"8'-0" ROUGH PLATE HT.FIRST FLOOR B72.50'FIRST FLOOR B72.50' THIRD FLOOR B91.17'THIRD FLOOR B91.17' SECOND FLOOR B81.58'SECOND FLOOR B81.58' ROOF B99.67'ROOF B99.67' 95368 ROOF DECK A97.42'ROOF DECK A97.42' 13 74.33' TOW NEIGH. 75.58' TOW NEIGH. 74.28' TOW NEIGH. 78.58' TOF NEIGH. 78.58' TOF NEIGH. 76.31' TOW NEIGH.76.26' TOW NEIGH. 69.99' NEIGH.70.12' NEIGH. 75.12' NEIGH.75.20' NEIGH. 72.26' NEIGH. 73.50' NEIGH.8'-6" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.1'-1"8'-0" ROUGH PLATE HT.70.07' NEIGH.LINE OF EXISTING GRADE @ PROPERTY LINELINE OF NEIGHBOR GRADE @ PROPERTY LINE LINE OF EXISTING NEIGHBOR FENCE @ PROPERTY LINE LINE OF NEIGHBOR WALL @ PROPERTY LINE7'-6" TOP OF DOOR/WIND.8'-0" TOP OF DOOR/WIND.7'-6" TOP OF DOOR/WIND.8'-3" ROUGH PLATE HT.7'-6" TOP OF DOOR/WIND.8'-0" TOP OF DOOR/WIND.8'-0" TOP OF DOOR/WIND.70.10' LAND. 71.50' FS 73.00' FS PROPOSED GRADE TO MATCH EXISTING GRADE ON LOT7'-0" TOP OF DOOR/WIND.100.17' CP4 101.80' CP1 101.80' CP3 99.81' CP2 100.47' MH2100.72' MH4 101.83' MH1 103.59' MH3 EAVES TO PL 2'-6" MIN. FRONT SETBACK 5'-0" SETBACK1'-0" REAR SETBACK 3'-0" REAR SETBACK @ FIRST FLOOR SETBACK @ SECOND & THIRD FLOOR EAVES TO PL1'-0" MIN. FIRST FLOOR A70.50'FIRST FLOOR A70.50' THIRD FLOOR A89.17'THIRD FLOOR A89.17' SECOND FLOOR A79.58'SECOND FLOOR A79.58' ROOF A97.67' ROOF A97.67' ABCD 1 A.08 100.70' MAX. PC 100.06' MAX. PC 70.06' PC70.70' PC8'-6" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.1'-1"8'-0" ROUGH PLATE HT.ROOF DECK A97.42' ROOF DECK A97.42'8'-3" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.1'-1"8'-0" ROUGH PLATE HT.8'-0" TOP OF DOOR/WIND.7'-0" GARAGE DOOR HT.8'-0" TOP OF DOOR/WIND.70.10' LAND.70.40' LIP70.40' LIP 99.81' CP2101.80' CP1 100.47' MH2101.83' MH1100.72' MH4 100.17' CP4 8'-0" TOP OF DOOR/WIND.7'-0" GARAGE DOOR HT.SIDE SETBACK 3'-0" SIDE SETBACK 3'-0" EAVES TO PL 2'-6" MIN. EAVES TO PL 2'-6" MIN. SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 1:00:31 PM A.06 25002 ELEVATIONS BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 KEYNOTE LEGEND SYM.DESCRIPTION SCALE: 1/4" = 1'-0" SOUTH ELEVATION SCALE: 1/4" = 1'-0" WEST ELEVATION REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 67 of 376 ABCD 1 A.08 103.51' MAX. PC103.91' MAX. PC FIRST FLOOR B72.50'FIRST FLOOR B72.50' THIRD FLOOR B91.17'THIRD FLOOR B91.17' SECOND FLOOR B81.58'SECOND FLOOR B81.58' ROOF B99.67'ROOF B99.67'8'-6" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.1'-1"8'-0" ROUGH PLATE HT.8'-0" TOP OF DOOR/WIND.8'-0" TOP OF DOOR/WIND.7'-0" TOP OF GARAGE DOOR73.51' PC73.91' PC73.85' LAND. 72.40' LIP72.40' LIP LINE OF NEIGHBOR GRADE @ PROPERTY LINE8'-6" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.1'-1"8'-0" ROUGH PLATE HT.8'-0" TOP OF DOOR/WIND.8'-0" TOP OF DOOR/WIND.7'-0" TOP OF GARAGE DOOR102.03' CP5101.80' CP3 103.59' MH3102.67' MH5 SIDE SETBACK 3'-0" SIDE SETBACK 3'-0" EAVES TO PL 2'-6" MIN. EAVES TO PL 2'-6" MIN. FIRST FLOOR A70.50'FIRST FLOOR A70.50' THIRD FLOOR A89.17'THIRD FLOOR A89.17' SECOND FLOOR A79.58'SECOND FLOOR A79.58' ROOF A97.67'ROOF A97.67' 2 A.08 1111272 8'-0" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.103.91' MAX. PC 100.70' MAX. PC 70.70' PC 73.91' PC FIRST FLOOR B72.50'FIRST FLOOR B72.50' THIRD FLOOR B91.17'THIRD FLOOR B91.17' SECOND FLOOR B81.58'SECOND FLOOR B81.58' ROOF B99.67'ROOF B99.67' 9 5 36813 8'-0" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.8'-0" TOP OF DOOR/WIND.8'-0" TOP OF DOOR/WIND.7'-6" TOP OF DOOR/WIND.7'-6" TOP OF DOOR/WIND.8'-0" TOP OF DOOR/WIND.8'-0" TOP OF DOOR/WIND.LINE OF EXISTING GRADE @ PROPERTY LINE LINE OF NEIGHBOR GRADE @ PROPERTY LINE 73.81' NEIGH. 73.92' NEIGH. 74.08' NEIGH. 74.29' NEIGH.74.40' NEIGH. 72.64' NEIGH. 72.30' NEIGH. 70.50' NEIGH. 73.85' LAND. 74.00' FS72.50' FS PROPOSED GRADE TO MATCH EXISTING GRADE ON LOT 70.50' FS7'-0" TOP OF DOOR/WIND.102.03' CP5 102.67' MH5101.80' CP1 101.80' CP3 99.81' CP2 100.47' MH2 103.59' MH3 101.83' MH1 FRONT SETBACK 5'-0" EAVES TO PL 2'-6" MIN. SETBACK @ FIRST FLOOR SETBACK @ SECOND & THIRD FLOOR EAVES TO PL1'-0" MIN. SETBACK 3'-0" REAR SETBACK1'-0" REAR SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 1:00:50 PM A.07 25002 ELEVATIONS BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 KEYNOTE LEGEND SYM.DESCRIPTION SCALE: 1/4" = 1'-0" EAST ELEVATION SCALE: 1/4" = 1'-0" NORTH ELEVATION REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 68 of 376 FIRST FLOOR A70.50'FIRST FLOOR A70.50' THIRD FLOOR A89.17'THIRD FLOOR A89.17' SECOND FLOOR A79.58'SECOND FLOOR A79.58' ROOF A97.67'ROOF A97.67' 2A.081 11 1272 FIRST FLOOR B72.50'FIRST FLOOR B72.50' THIRD FLOOR B91.17'THIRD FLOOR B91.17' SECOND FLOOR B81.58'SECOND FLOOR B81.58' ROOF B99.67'ROOF B99.67' 95368 13 8'-0" TOP OF DOOR/WIND.8'-0" TOP OF DOOR/WIND.7'-6" TOP OF DOOR/WIND.8'-6" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.1'-1"8'-0" ROUGH PLATE HT.8'-6" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.1'-1"8'-0" ROUGH PLATE HT.8'-0" TOP OF DOOR/WIND.8'-0" TOP OF DOOR/WIND.7'-6" TOP OF DOOR/WIND.ABCD 1 A.08 FIRST FLOOR B72.50'FIRST FLOOR B72.50' THIRD FLOOR B91.17'THIRD FLOOR B91.17' SECOND FLOOR B81.58'SECOND FLOOR B81.58' ROOF B99.67'ROOF B99.67'8'-6" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.1'-1"8'-0" ROUGH PLATE HT.8'-0" TOP OF DOOR/WIND.7'-6" TOP OF DOOR/WIND.7'-0" TOP OF DOOR/WIND.8'-0" TOP OF DOOR/WIND.7'-6" TOP OF DOOR/WIND.8'-6" ROUGH PLATE HT.1'-1"8'-6" ROUGH PLATE HT.1'-1"8'-0" ROUGH PLATE HT.SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:13 PM A.08 25002 SECTIONS BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 SCALE: 1/4" = 1'-0" BUILDING SECTION 1 SCALE: 1/4" = 1'-0" BUILDING SECTION 2 REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 69 of 376 UP UP SETBACK3'-0" SIDESETBACK3'-0" SIDEFRONT SETBACK 5'-0" FRONT SETBACK 5'-0"SETBACK3'-0" SIDESETBACK 3'-0" REAR SETBACK 3'-0" REAR LOMA DRIVESUNSET DRIVEBUILDING FOOTPRINT1,526 SF UNIT B UNIT ASETBACK3'-0" SIDE92.61' LOT LENGTH 92.61' LOT LENGTH 30.00' LOT WIDTH30.02' LOT WIDTHPERMEABLE PAVERS315 SF PERMEABLE PAVERS300 SF LANDSCAPE15 SF LANDSCAPE4 SF PERMEABLE AREA CALCULATION LOT AREA 2,780 SF BUILDING FOOTPRINT EXTERIOR SURFACE AREA REQUIRED PERMEABLE AREA (50% OF EXT. SURFACE AREA) TOTAL PERMEABLE AREA 1,526 SF 1,254 SF 627 SF 634 SF TOTAL NON-PERMEABLE AREA 620 SF LEGEND SYM BOTANICAL NAME QTY SIZE WUCOLS CLASS LANDSCAPE (PERMEABLE SURFACE)N/A N/AN/A PERMEABLE PAVERS (PERMEABLE SURFACE)N/A N/AN/A CONCRETE (NON-PERMEABLE SURFACE)N/A N/AN/A SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:15 PM L.01 25002 SUSTAINABLELANDSCAPEPLAN BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 SCALE: 1/4" = 1'-0" LANDSCAPE PLAN NORTH REVISION SCHEDULE NUMBER DESCRIPTION DATE 1. 2. ALL LANDSCAPE IRRIGATION PROVIDED BY POTABLE (NOT RECLAIMED) WATER MUST USE DRIP OR MICROSPRAY IRRIGATION SYSTEMS.PROPOSED LANDSCAPE MUST MEET HERMOSA BEACH MUNICIPAL CODES CHAPTER 8.56 - WATER CONSERVATION AND 8.60 - EFFICIENT LANDSCAPING. LANDSCAPE NOTES: Page 70 of 376 SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:15 PM SP.01 25002 SPECIFICATIONS BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 SPECIFICATION 1. ALL DETAILS, SPECIFICATIONS AND NOTES ON DRAWINGS ARE INTENDED TO BE TYPICAL AND SHALL APPLY TO SIMILAR SITUATIONS ELSEWHERE UNLESS OTHERWISE NOTED. NOTES AND DETAILS ON THE DRAWINGS SHALL TAKE PRECEDENCE OVER TYPICAL PRACTICE. 2. THE CONTRACTOR SHALL FIELD VERIFY ALL CONDITIONS AND DIMENSIONS PRIOR TO ANY WORK AND SHALL BE RESPONSIBLE FOR ALL WORK INCLUDING WORK FURNISHED BY SUBCONTRACTORS. 3. ALL WORKMANSHIP AND MATERIALS SHALL COMPLY WITH THE LATEST EDITIONS OF THE CITY, STATE, AND NATIONAL BUILDING CODES. WRITTEN DIMENSIONS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS ON THE DRAWINGS. CONTRACTOR SHALL CHECK ALL DIMENSIONS. 4. THE CONTRACTOR SHALL REPORT TO THE ARCHITECT ANY ERROR, INCONSISTENCY, OR OMISSION HE MAY DISCOVER. THE CONTRACTOR IS RESPONSIBLE FOR CORRECTING ANY ERROR AFTER THE START OF CONSTRUCTION WHICH HAS NOT BEEN BROUGHT TO THE ATTENTION OF THE ARCHITECT. THE MEANS OF CORRECTING ANY ERROR SHALL FIRST BE APPROVED BY THE ARCHITECT. 5. THE ARCHITECT WILL REVIEW AND APPROVE SHOP DRAWINGS AND SAMPLES FOR CONFIRMATION WITH THE DESIGN CONCEPT OF THE PROJECT. THE ARCHITECT'S APPROVAL OF A SEPARATE ITEM SHALL NOT INDICATE APPROVAL OF AN ASSEMBLY IN WHICH THE ITEM FUNCTIONS. 6. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO LOCATE ALL EXISTING UTILITIES WHETHER SHOWN HEREIN OR NOT AND TO PROTECT THEM FROM DAMAGE. THE CONTRACTOR SHALL BEAR ALL EXPENSE OF REPAIR OR REPLACEMENT OF UTILITIES OR OTHER PROPERTY DAMAGED BY OPERATIONS IN CONJUNCTION WITH THE EXECUTION OF THE WORK. 7. CONTRACTOR SHALL PROVIDE TEMPORARY WATER, POWER, AND TOILET FACILITIES AS REQUIRED BY THE CITY OR GOVERNING AGENCIES. 8. CITY APPROVED PLANS SHALL BE KEPT IN A PLAN BOX AND SHALL NOT BE USED BY WORKMEN. ALL CONSTRUCTION SETS SHALL REFLECT THE SAME INFORMATION. THE CONTRACTOR SHALL ALSO MAINTAIN, IN GOOD CONDITION, ONE COMPLETE SET OF PLANS WITH ALL REVISIONS, ADDENDUM, AND CHANGE ORDERS, ON THE PREMISES AT ALL TIMES. THESE ARE TO BE UNDER THE CARE OF THE JOB SUPERINTENDENT. 9. THE CONTRACTOR AND TRADES PARTICIPATING IN THE WORK SHALL BE REQUIRED TO MAKE APPROPRIATE ARRANGEMENTS WITH THE LANDLORD FOR (1) TEMPORARY UTILITY CONNECTIONS AS AVAILABLE WITHIN THE SUBJECT BUILDING, (2) PAYMENT OF THE COST OF SAID CONNECTIONS, (3) MAINTENANCE AND REMOVAL OF THE SAME, AND (4) PAYMENT OF ALL UTILITY CHARGES INCURRED. 11. ALL OMISSIONS OR CONFLICTS BETWEEN THE VARIOUS ELEMENTS OF THE WORKING DRAWINGS AND/OR SPECIFICATIONS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT BEFORE PROCEEDING WITH ANY WORK INVOLVED. 12. THE CONTRACTOR SHALL CONSTRUCT BARRICADES WHEN REQUIRED BY CODE. 13. THE CONTRACTOR SHALL PROVIDE PEDESTRIAN PROTECTION BARRICADES AND/OR CANOPIES AS REQUIRED BY THE LOCAL AUTHORITIES, OR AS NECESSARY FOR PEDESTRIAN SAFETY. 14. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE COMPLETE SECURITY OF THE SITE WHILE JOB IS IN PROGRESS AND UNTIL JOB IS COMPLETED. 15. THE OWNER AND/OR AGENT RESERVE RIGHT TO REJECT FAULTY MATERIAL OR CRAFTSMANSHIP. 16. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR AND SHALL REPLACE OR REMEDY ANY FAULTY, IMPROPER OR INFERIOR MATERIALS OF WORKMANSHIP OR ANY DAMAGE WHICH SHALL APPEAR WITHIN ONE (1) YEAR AFTER THE COMPLETION AND ACCEPTANCE OF THE WORK UNDER THIS CONTRACT. 17. THE CONTRACTOR SHALL COMPLY WITH ALL LOCAL CODE REGULATIONS AND STATE DEPARTMENT OF INDUSTRIAL RELATIONS, DIVISION OF INDUSTRIAL SAFETY (O.S.H.A.) REQUIREMENTS. 18. THE CONTRACTOR SHALL PROVIDE ADEQUATE PROTECTION IN AND AROUND THE JOB SITE AND/OR ADJACENT PROPERTIES FOR THE SAFETY OF THE OWNER'S EMPLOYEES, WORKMEN AND ALL OTHERS AT ALL TIMES DURING CONSTRUCTION. 19. THE CONTRACTOR SHALL SAFEGUARD THE OWNER'S PROPERTY DURING CONSTRUCTION AND REPLACE ANY DAMAGED PROPERTY OF THE OWNER'S TO ORIGINAL CONDITION OR BETTER. 20. THE STRUCTURE IS DESIGNED AS A STABLE UNIT AFTER ALL COMPONENTS ARE IN PLACE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING TEMPORARY BRACING AS REQUIRED FOR THE STRUCTURE OR A PORTION THEREOF DURING CONSTRUCTION. 21. ALL ITEMS SUPPLIED BY OWNER TO BE INSTALLED BY CONTRACTOR UNLESS NOTED OTHERWISE. 22. THE ARCHITECT MAKES NO GUARANTEE FOR PRODUCTS NAMED BY TRADE OR MANUFACTURER. 23. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE ACCURACY OF THE BUILDING LINES AND LEVELS. THE CONTRACTOR SHALL COMPARE CAREFULLY THE LINES AND LEVELS SHOWN ON THE DRAWING WITH EXISTING LEVELS FOR THE LOCATION AND CONSTRUCTION OF THE WORK AND SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES BEFORE PROCEEDING WITH THE WORK. 24. THE CONTRACTOR AND TRADES PARTICIPATING IN THE WORK SHALL BE REQUIRED TO REMOVE AND DISPOSE OF, AT LEAST ONCE A WEEK AND MORE FREQUENTLY AS LANDLORD MAY DIRECT, ALL DEBRIS AND RUBBISH OF WHATEVER KIND BROUGHT IN OR CREATED BY THE CONTRACTOR OR TRADES IN THE CONSTRUCTION OF THE WORK. 25. THE CONTRACTOR SHALL PROVIDE TEMPORARY TOILET FACILITIES INSTALLED ON THE JOB AS REQUIRED BY CODE. 26. THE CONTRACTOR SHALL OBTAIN AND MAINTAIN COMPREHENSIVE GENERAL LIABILITY INSURANCE FROM THE TIME THE CONTRACTOR FIRST ENTERS UPON THE PREMISES FOR THE PURPOSE OF PERFORMING ANY WORK HEREIN. 27. THE CONTRACTOR WILL NOT BE RESPONSIBLE FOR SUBCONTRACTOR MATERIALS AND EQUIPMENT STORED ON THE SITE. 28. SEE ARCHITECTURAL DRAWINGS FOR DOORS, WINDOWS, NON-BEARING INTERIOR AND EXTERIOR WALLS, ELEVATORS, SLOPES, STAIRS, CURBS, DRAINS, DEPRESSIONS, RAILING, WATERPROOFING, FINISHES, ETC. 29. ALL ASTM DESIGNATIONS SHALL BE AS AMENDED TO DATE UNLESS OTHERWISE NOTED. 30. ALL CONCRETE IS DESIGNED BY THE ULTIMATE STRENGTH METHOD. 31. PROVIDE DRAINAGE AT THE BASE OF RETAINING WALL AND AT THE BASE OF ALL CONCRETE OR BLOCK BASEMENT WALLS. 32. CONTINUOUS INSPECTION SHALL MEAN INSPECTION DONE CONTINUOUSLY BY A REGISTERED DEPUTY INSPECTOR CURRENTLY LICENSED BY THE CITY HAVING JURISDICTION AND APPROVED BY THE ARCHITECT AND ENGINEER. 33. OBSERVATION VISITS TO THE JOBSITE BY THE ENGINEER OR HIS REPRESENTATIVES SHALL NEITHER BE CONSTRUED AS INSPECTION NOR APPROVAL OF CONSTRUCTION. 34. DURING AND AFTER CONSTRUCTION, THE BUILDER AND OWNER SHALL KEEP LOADS ON THE STRUCTURE WITHIN THE LIMITS OF DESIGN AS SET FORTH IN THE GOVERNING BUILDING CODE. 1. GENERAL REQUIREMENTS 1. ALL EXCAVATIONS TO BE KEPT WET WHILE IN PROGRESS. 2. ALL BACKFILL SHALL BE COMPACTED TO A MINIMUM OF 90% OF MAXIMUM DENSITY, UNLESS OTHERWISE NOTED. 3. ALL EXCAVATED MATERIAL AND DEBRIS SHALL BE REMOVED FROM FOUNDATION EXCAVATIONS PRIOR TO PLACING OF CONCRETE. 4. ALL WATER SHALL BE REMOVED FROM FOUNDATION EXCAVATIONS PRIOR TO PLACING OF CONCRETE. 5. NO PERSON IS REQUIRED TO DESCEND INTO TRENCHES OR EXCAVATIONS FIVE (5) FEET OR MORE IN DEPTH, UNLESS NECESSARY PERMITS HAVE BEEN OBTAINED FROM THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY. 6. THE ARCHITECT IS NOT A LICENSED CIVIL ENGINEER AND SHALL NOT BE RESPONSIBLE FOR SITE GRADING OR DRAINAGE. 2. SITE WORK 1. CEMENT SHALL CONFORM TO ASTM C150, TYPE II OR V. 2. UNLESS SHOWN OTHERWISE, ALL SILL PLATES IN CONTACT WITH CONCRETE OR MASONRY SHALL BE BOLTED TO CONCRETE OR MASONRY AS FOLLOWS:A. AT EXTERIOR WALLS USE 5/8" DIA. BOLTS @ 4'-0" O.C. BEGINNING 0'-9" FROM END OF PLATE.B. AT INTERIOR WALLS USE 5/8" DIA. BOLTS @ 6'-0" O.C. BEGINNING 0'-9" FROM END OF PLATE.ALL BOLTS SHALL EXTEND A MINIMUM OF 7" INTO CONCRETE OR MASONRY. AT INTERIOR WALLS, BOLTS MAY BE SUBSTITUTED WITH ITW RAMSET/REDHEAD CONCRETE ANCHORS PROVIDED THAT THE BOLTS ARE NOT PART OF A SHEAR PANEL CONDITION. REDHEAD ANCHORS MAY NOT BE SUBSTITUTED FOR ANCHOR BOLTS IN NEW DWELLING CONSTRUCTION. ICBO #ER-1372. 3. FOUNDATION WALLS AND OTHER LUMBER IN CONTACT WITH CONCRETE TO BE PRESSURE TREATED DOUGLAS FIR. SET MUD SILLS IN NEAT CEMENTS GROUT, WHERE REQUIRED FORUNEVEN SURFACES. 4. CONCRETE SHALL BE AS FOLLOWS LOCATION AGGREGATES STRENGTH @ 28 DAYSA. CONTINUOUS FOOTINGS STONE 2500 PSIB. FOOTING PADS STONE 2500 PSIC. GRADE SLAB STONE 2500 PSID. GRADE BEAM STONE 3000 PSI (SPECIAL INSPECTION IS REQ'D)E. CAISSONS STONE 4000 PSI (CONT. INSPECTION) NOTE: A HIGHER STRENGTH OF CONCRETE MAY BE SUBSTITUTED FOR THOSE SHOWN ABOVE BUT WILL BE SUBJECT TO THE CODE REQUIREMENTS OF THE HIGHER GRADE. ALL CONCRETE SHALL BE DESIGNED BY STANDARD METHOD UNLESS NOTED OTHERWISE. 5. HARDROCK AGGREGATE SHALL CONFORM TO ASTM C33. THEIR MAXIMUM SIZE SHALL BE 1 1/2" FOR FOOTINGS AND SLABS, AND 1" FOR ALL OTHER WORK. 6. LIGHTWEIGHT AGGREGATE SHALL CONFORM TO ASTM C330 AND SHALL BE APPROVED BY GOVERNING BUILDING CODES AND/OR ENGINEER OF RECORD. THE MAXIMUM SIZE OF AGGREGATE SHALL BE 1/2". 7. CONCRETE COVER OVER REINFORCING SHALL BE AS FOLLOWS: A. SLAB ON GRADE----------------------2" B. CONCRETE BELOW GRADE, FORMED----------2" C. CONCRETE BELOW GRADE, UNFORMED--------3" D. WALLS ABOVE GRADE, EXP. TO WEATHER-------2" E. COLUMNS---------------------------2" TO TIES 8. ALL REINFORCING SHOWN CONTINUOUS MAY BE LAPPED 48 DIAMETERS ALL SPLICES SHALL BE MADE AWAY FROM POINTS OF MAXIMUM STRESS. THE MINIMUM LAP SHALL BE 24". 9. BEFORE CONCRETE IS POURED, CHECK WITH ALL TRADES TO INSURE PROPER PLACEMENT OF ALL OPENINGS, SLEEVES, CURBS, CONDUITS, BOLTS, INSERTS, ETC. RELATED TO WORK. 10. ALL SLEEVES NOT SPECIFICALLY SHOWN ON THE DRAWINGS SHALL BE LOCATED BY THE TRADES INVOLVED AND SHALL BE APPROVED BY THE ENGINEER. 11. DRYPACK CONCRETE SHALL BE 1 PART PORTLAND CEMENT, AND 1 PART SAND WITH SUFFICIENT WATER TO ALLOW A SMALL AMOUNT OF PASTE TO COME TO THE SURFACE. 12. CONCRETE GROUT SHALL BE NON-SHRINKING WITH SUFFICIENT WATER TO ALLOW POURING. MINIMUM ULTIMATE STRENGTH F'c AT 28 DAYS SHALL BE 2000 PSI. 13. MIX THAT PRODUCES THE LOWEST SLUMP COMPATIBLE WITH PROPER PLACEMENT SHALL BE USED. (4 1/2" MAX. SLUMP UNLESS OTHERWISE APPROVED BY THE ENGINEER.) 14. ALL CONCRETE IS DESIGNED BY THE ULTIMATE STRENGTH METHOD. 3. CONCRETE 1. SEE SOILS REPORT FOR RELATIVE ELEVATIONS OF BOTTOM OF FOOTING TO:A. NATURAL GRADEB. COMPACTED FILLC. LOWEST ADJACENT FINISH GRADEALL ELEVATION OF BOTTOM OF FOOTING SHALL BE AS DIRECTED BY THE SOILS ENGINEER OR INSPECTOR DURING CONSTRUCTION. 2. ALL BACKFILL SHALL BE COMPACTED TO A MINIMUM OF 90% OF MAXIMUM RELATIVE DENSITY OR PER THE REQUIREMENTS OF THE SOILS ENGINEER. 3. SEE SOILS REPORT FOR NAME OF GEOTECHNICAL ENGINEER AND ENGINEERING GEOLOGIST. (SEE SHEET SP-04) 4. ALL FOOTING EXCAVATIONS SHALL BE INSPECTED AND APPROVED BY THE LOCAL BUILDING INSPECTOR AND SOILS ENGINEER PRIOR TO PLACING REINFORCING. 5. ALL WATER SHALL BE REMOVED FROM FOUNDATION EXCAVATIONS PRIOR TO PLACEMENT OF CONCRETE. 6. SOILS REPORT AND ADDENDUM SHALL BE CONSIDERED PART OF THE CONTRACT DOCUMENTS. 7. SEE SOILS REPORT OF EXCAVATION PROCEDURES, SHORING REQUIREMENTS, AND SUBGRADE PREPARATION. 8. FOUNDATIONS AS SHOWN ARE FOR BIDDING PURPOSES ONLY AND MAY VARY TO SUIT SUBSURFACE SOIL CONDITIONS. 4. FOUNDATION 6. GROUT FILL ALL CELLS UNLESS OTHERWISE NOTED. 7. CONTINUOUS INSPECTION IS NOT REQUIRED FOR ALL BLOCK CONSTRUCTION UNLESS OTHERWISE SHOWN OR NOTED. 8. HIGH LIFT GROUTING SHALL FOLLOW PROCEDURES AND REQUIREMENTS OF GOVERNING AGENCY. 9. ALL BLOCK WALLS TO BE RUNNING BOND UNLESS OTHERWISE NOTED. 10. DO NOT BACKFILL BASEMENT WALLS UNTIL STRUCTURAL SLAB IS SET OR UNLESS SHORING APPROVED BY THE ENGINEER IS PROVIDED. 11. PLACEMENT OF REINFORCING STEEL, ANCHOR BOLTS, AND OTHER INSERTS. MINIMUM CLEARANCES BETWEEN REINFORCING STEEL AND OUTSIDE FACE OF MASONRY UNLESS NOTED OTHERWISE: A. WALLS OR COLUMNS BELOW GRADE--------2" B. WALLS OR COLUMNS ABOVE GRADE--------11/2" B. MINIMUM CLEARANCE BETWEEN REINF.------1/2" STEEL AND INSIDE FACE OF MASONRY 1. IF DOWELS ARE REQUIRED, PROVIDE REINFORCING THE SAME SIZE AND SPACING AS WALL REINFORCING AND LAP 48 DIAMETERS OR 24" MINIMUM, UNLESS NOTED OTHERWISE. 2. ALL DOWELS, ANCHOR BOLTS AND OTHER INSERTS SHALL BE WELL SECURED IN PLACE PRIOR TO POURING CONCRETE. 3. ALL REINFORCING STEEL SHALL BE NEW STOCK DEFORMED BARS : A. BARS ASTM A615 GRADE 60 B. BARS ASTM A615 GRADE 40 C. BARS TO BE WELDED ASTM A706 GRADE 60 4. ALL BARS SHALL BE FREE OF LOOSE FLAKES, RUST AND SCALE, GREASE, OR OTHER MATERIALS WHICH MIGHT AFFECT OR IMPAIR BOND. 5. ALL BENDS TO BE MADE COLD. 6. GRADE 40 REINFORCING MAY BE WELDED WHEN REQUIRED WITH CONTINUOUS INSPECTION BY A CERTIFIED DEPUTY INSPECTOR. 7. DO NOT WELD GRADE 60 REINFORCING UNLESS SPECIAL APPROVAL IS OBTAINED FROM THE ENGINEER. 6. REINFORCING STEEL 1. DESIGN FABRICATION AND ERECTION PER A.I.S.C. ``SPECIFICATIONS AND CODE OF STANDARD PRACTICE". 2. ALL SHOP WELDING AND FABRICATION SHALL BE DONE IN THE SHOP OF A STEEL FABRICATOR, APPROVED BY THE BUILDING OFFICIAL. A CERTIFICATE OF FABRICATION SHALL BE FURNISHED BY THE SHOP TO THE FIELD INSPECTOR FOR APPROVAL. 3. ALL FIELD WELDING AND FABRICATION SHALL BE PERFORMED BY OPERATORS WHO HAVE BEEN QUALIFIED AS PRESCRIBED IN "QUALIFICATION PROCEDURE" OF THE AMERICAN WELDING SOCIETY AND WHO SHALL BE CERTIFIED OR APPROVED, AS REQUIRED, BY THE LOCAL BUILDING OFFICIAL. A REGISTERED DEPUTY INSPECTOR SHALL BE EMPLOYED AS SPECIFIED ON THE DRAWINGS FOR STRUCTURAL WELDING. THE DEPUTY INSPECTOR SHALL SUBMIT A REPORT OF THE WORK TO THE FIELD INSPECTOR FOR APPROVAL. 4. STRUCTURAL STEEL SHAPES, BARS AND PLATES SHALL CONFORM TO ASTM A572, (GRADE 50) 5. PIPE COLUMNS SHALL CONFORM WITH ASTM A53, GRADE B, Fy = 35 KSI. 6. STEEL TUBES SHALL CONFORM WITH ASTM A500, GRADE B, Fy = 46 KSI. 7. HIGH STRENGTH BOLTS SHALL CONFORM WITH ASTM A325. A REGISTERED DEPUTY INSPECTOR SHALL INSPECT ALL HIGH STRENGTH BOLTING. 8. OTHER MACHINE BOLTS AND ANCHOR BOLTS SHALL CONFORM WITH ASTM A307. 9. WELDS SHALL BE MADE WITH ELECTRODES CONFORMING WITH ASTM A233 OR 70 SERIES. WELDING: PER AWS SPECS. USE E70XX ELECTRODES 10. HOLES FOR BOLTS IN STRUCTURAL STEEL SHALL BE DRILLED OR PUNCHED. BURNING OF HOLES SHALL NOT BE PERMITTED UNLESS SPECIFICALLY STATED ON THE DRAWINGS. 7. STRUCTURAL STEEL AND MISCELLANEOUS METAL 1. ALL SHEET METAL SHALL BE MINIMUM 26 GAUGE GALVANIZED IRON (G.I.). 2. SHEET METAL: ASTM A570, GRADE B (Fy = 30KSI). 3. CONTRACTOR TO PROVIDE CHIMNEY CAP, CHIMNEY SADDLE, CHIMNEY FLASHING , VALLEY FLASHING, ROOF/WALL FLASHING, GUTTERS, DOWNSPOUTS, DIVERTERS, EAVE, RIDGE, FOUNDATION VENTS, ETC. 4. CONTRACTOR SHALL FABRICATE AND INSTALL ALL FLASHING, GUTTERS, DOWNSPOUTS, ETC. REQUIRED TO PREVENT PENETRATION OF WATER THROUGH THE EXTERIOR SHELL OF THE BUILDING. (PER CBC. 1405.4) 5. PROVIDE G.I. VENTS FOR APPLIANCES, MECHANICAL EQUIPMENT. 6. EXTEND RAIN DIVERTERS 12" MINIMUM EACH SIDE OF DOOR. 7. PROVIDE FLASHING WHERE WOOD (OTHER THAN P.T.A.F. OR REDWOOD, UNLESS SPECIFICALLY CALLED FOR) TOUCHES CONCRETE. 8. SHEET METAL 1. ALL LUMBER SHALL BE DOUGLAS FIR, LARCH, COAST REGION #1 OR #2 GRADE OR BETTER EXCEPT AS NOTED. STUDS, PLATES, SHEATHING AND BRACES MAY BE COMPOSED OF #2 GRADE LUMBER. ALL PLYWOOD SHEATHING SHALL BE DOUGLAS FIR PLYWOOD CONFORMING TO PRODUCT STANDARDS P.S. 1-74 U. S. DEPARTMENT OF COMMERCE, STANDARD 1 GRADE FOR SHEAR WALLS AND ROOF SHEATHING UNLESS NOTED OTHERWISE ON PLANS. 2. ALL FRAMING DIMENSIONS ARE TO FACE OF STUD (F.O.S.) UNLESS OTHERWISE INDICATED. 3. PROVIDE ALL NECESSARY BLOCKING, BACKING, SLEEVES, FRAMING FOR DRYWALL, LIGHT FIXTURES, ELECTRICAL UNITS, A/C EQUIPMENT, DRAPERY OR CEILING TRACKS, PLUMBING EQUIPMENT, COUNTERS, HANDRAILS, RAILINGS AND ALL OTHER ITEMS REQUIRING SAME. 4. FRAMING LUMBER: (DOUGLAS FIR-LARCH, MC19)HORIZONTAL 2X, 4X: DOUGLAS FIR LARCH NO. 2 OR BETTERHORIZONTAL 6X & LARGER: DOUGLAS FIR LARCH NO. 1 OR BETTERSTUDS TO 10': DOUGLAS FIR LARCH STUD GRADE OR BETTERALL OTHER VERTICAL LUMBER: DOUGLAS FIR LARCH NO. 2 OR BETTERGLU LAMS: 24F-V4 DF/DF WITH STANDARD SHOP CAMBER OF3/8"/20'EXCEPT FOR CANTILEVERED BEAMS USE 24F-V8 DF/DF 5. CBC 2308.9.10 CUTTING AND NOTCHING. IN EXTERIOR WALLS AND BEARING PARTITIONS, ANY WOOD STUD IS PERMITTED TO BE CUT OR NOTCHED TO A DEPTH NOT EXCEEDING 25 PERCENT OF ITS WIDTH. CUTTING OR NOTCHING OF STUDS TO A DEPTH NOT GREATER THAN 40 PERCENT OF THE WIDTH OF THE STUD IS PERMITTED IN NONBEARING PARTITIONS SUPPORTING NO LOADS OTHER THAN THE WEIGHT OF THE PARTITION. 6. DOUBLE FLOOR JOISTS UNDER ALL PARALLEL PARTITIONS AND TRIPLE FLOOR JOISTS UNDER ALL BEARING PARTITIONS 2X SOLID BLOCKING @ 8' -0" O.C. AND ALL SUPPORTS. 7. ALL WALL STUDS SHALL BE 2X4 @ 16" O.C. UNLESS NOTED OTHERWISE. ALL WALL STUDS SUPPORTING 3 OR MORE STORIES SHALL BE 3X4 @ 16" O.C. OR 2X6 @ 16" O.C. 9. CARPENTRY, FRAMING, LUMBER, AND MILLWORK 1. UNITS SHALL BE LIGHTWEIGHT CONCRETE BLOCK, GRADE N, CONFORMING TO ASTM C90 WITH AN ULTIMATE STRENGTH F'm = 1500 PSI. 2. GROUT SHALL BE FLUID CONSISTENCY. GROUT SHALL BE ONE PART CEMENT, THREE PARTS SAND, AND MAY CONTAIN AN ADDITIONAL TWO PARTS PEA GRAVEL IF GROUT SPACES ARE 4" OR MORE IN EVERY DIRECTION. F'c = 2500 PSI @ 28 DAYS. 3. MORTAR: TYPE M OR S. MINIMUM COMPRESSIVE STRENGTH AT 28DAYS OF 2000 FSI. 4. MORTAR SHALL CONFORM TO ASTM C270-52T. MORTAR SHALL BE 1 PART CEMENT, 3 PARTS SAND, AND 1/2 PART LIME PUTTY OR HYDRATED LIME. F'c = 2000 PSI @ 28 DAYS. 5. REINFORCING SHALL HAVE A MINIMUM LAP OF 40 DIAMETERS OR 24", WHICHEVER IS LARGER. 5. BLOCK MASONRY 8. ALL UNSUPPORTED WALLS HIGHER THAN 10'-0" SHALL BE 2X6 STUDS @ 16" O.C. AND SHALL BE SOLID BLOCKED AT MID-HEIGHT AS NECESSARY SO THAT NO CONCEALED SPACE IS OVER 10' IN LENGTH. ALL UNSUPPORTED WALLS HIGHER THAN 14'-0" SHALL BE 2X8 STUDS @ 16" OC. 9. CBC 2308.9.11 BORED HOLES. A HOLE NOT GREATER IN DIAMETER THAN 40 PERCENT OF THE STUD WIDTH IS PERMITTED TO BE BORED IN ANY WOOD STUD. BORED HOLES NOT GREATER THAN 60 PERCENT OF THE WIDTH OF THE STUD ARE PERMITTED IN NONBEARING PARTITIONS OR IN ANY WALL WHERE EACH BORED STUD IS DOUBLED, PROVIDED NOT MORE THAN TWO SUCH SUCCESSIVE DOUBLED STUDSARE SO BORED. IN NO CASE SHALL THE EDGE OF THE BORED HOLE BE NEARER THAN 5/8 INCH (15.9 MM) TO THE EDGE OF THE STUD. BORED HOLES SHALL NOT BE LOCATED AT THE SAME SECTION OF STUD AS A CUT OR NOTCH. 10. 2-2X BEAMS SHALL BE NAILED TOGETHER W/ 16d NAILS @ 12" OC. MAXIMUM. 11. PROVIDE MULTIPLE STUDS FOR SOLID BEARING AT END OF MISCELLANEOUS BEAMS WHERE POSTS ARE NOT SHOWN. CARRY STUDS DOWN TO FOUNDATION OR SLAB. 12. PROVIDE 2X3 CROSS BR000102022ªIDGING OR 2X S000102022ªOLID BLOCKING AT A MAXIMUM OF 8'-0" '-0000102022ª OC. FOR 2X12 FLOOR JOISTS AND AT A MAXIMUM OF 10'-0000102022ª" O.C. FOR ROOF RAFTERS. METAL BRIDGING OR EQUAL MAY BE USED. 13. PLYWOOD IS TO BE STAMPED BY THE AMERICAN PLYWOOD ASSOCIATION AND SHALL CONFORM TO US. PRODUCT STANDARD PSI-74 WITH EXTERIOR GLUE UNLESS OTHERWISE NOTED. 14. ROOF SHEATHING AND NAILING IS TO BE APPROVED BY THE INSPECTOR BEFORE APPLICATION OF ROOFING. 15. ALL BOLT HEADS AND NUTS WHICH BEAR AGAINST THE FACE OF WOOD MEMBERS SHALL USE METAL WASHERS. 16. HOLES IN STRUCTURAL MEMBERS FOR PIPES AND CONDUIT SHALL COMPLY WITH LOCAL BUILDING DEPARTMENT REQUIREMENTS AND SHALL BE VERIFIED WITH THE ENGINEER. 17. WHERE WOOD IS IN CONTACT WITH CONCRETE OR MASONRY, USE PRESSURE TREATED DOUGLAS FIR. 18. ALL NAILING SHALL CONFORM TO TABLE TABLE NO. 23-II-B-1. SEE NOTE 19 BELOW 19. NAILING SCHEDULE: (UNLESS OTHERWISE DETAILED.) TABLE NO. 2304.9.1 FASTENING SCHEDULE CONNECTION FASTENING 1) JOIST TO SILL OR GIRDER, TOENAIL ..................................................................3-8d 2) BRIDGING TO JOIST, TOENAIL EACH END ........................................................2-8d 3) 1"x6" SUBFLOOR OR LESS TO EACH JOIST, FACE NAIL .................................2-8d 4) WIDER THAN 1"x6" SUBFLOOR OR LESS TO EACH JOIST, FACE NAIL .......3-8d 5) 2" SUBFLOOR TO JOIST OR GIRDER, BLIND AND FACE NAIL ......................2-16d 6) SOLE PLATE TO JOIST OR BLOCKING, TYPICAL FACE NAIL ..........16d AT 16" O.C. SOLE PLATE TO JOIST OR BLOCKING, AT BRACED WALL PANELS..3-16d AT 16" O.C. 7) TOP PLATE TO STUD, END NAIL ......................................................................... 2-16d 8) STUD TO SOLE PLATE ........................................4-8d, TOENAIL OR 2-16d, END NAIL 9) DOUBLE STUDS, FACE NAIL ............................................................... 16d AT 24" O.C. 10) DOUBLED TOP PLATES, TYPICAL FACE NAIL ......................................16d AT 16" O.C. DOUBLED TOP PLATES, LAP SPLICE ........................................................ 8-16d 11) BLOCKING BETWEEN JOISTS OR RAFTERS TO TOP PLATE, TOENAIL .......3-8d 12) RIM JOIST TO TOP PLATE, TOENAIL ................................................ 8d AT 6" O.C. 13) TOP PLATES, INTERSECTIONS, FACE NAIL .................................................. 2-16d 14) CONTINUOUS HEADER, TWO PIECES .................16d AT 16" O.C. ALONG EACH EDGE 15) CEILING JOISTS TO PLATE, TOENAIL ...............................................................3-8d 16) CONTINUOUS HEADER TO STUD, TOENAIL ....................................................4-8d 17) CEILING JOISTS, LAPS OVER PARTITIONS, FACE NAIL ................................ 3-16d 18) CEILING JOISTS TO PARALLEL RAFTER, FACE NAIL .................................... 3-16d 19) RAFTER TO PLATE, TOENAIL ............................................................................ 3-8d 20) 1" BRACE TO EACH STUD AND PLATE, FACE NAIL ....................................... 2-8d 21) 1x8 SHEATHING OR LESS TO EACH BEARING, FACE NAIL ............................3-8d 22) WIDER THAN 1x8 SHEATHING OR LESS TO EACH BEARING, FACE NAIL ...3-8d 23) BUILT-UP CORNER STUDS .............................................................. 16d AT 24" O.C. 24) BUILT-UP GIRDER AND BEAMS ..................20d AT 32" O.C. AT TOP AND BOTTOM AND STAGGERED 2-20d AT ENDS AND AT EACH SPLICE 25) 2" PLANKS ........................................................................2- 16d AT EACH BEARING 26) COLLAR TIE TO RAFTER........................................................................................3-10d 27) JAKCK RAFTER TO HIP.........................................................................................3-10d 28) ROOF RAFTER TO 2-BY RIDGE BEAM..................................................................2-16d 29) JOIST TO BAND JOIST...........................................................................................3-16d 30) LEDGER STRIP.......................................................................................................2-16d 31) WOOD STRUCTURAL PANELS AND PARTICLEBOARD SUBFLOOR, ROOF AND WALL SHEATHING (TO FRAMING)....1/2" AND LESS 6dc1 SINGLE FLOOR (COMBINATION SUBFLOOR-UNDERLAYMENT TO FRAMING)...................................................................................3/4" AND LESS 6dc 32) PANEL SIDING (TO FRAMING).......................................................1/2" OR LESS 6df 33) FIBERBOARD SHEATHING.............................................................................1/2" - 4di 34) INTERIOR PANELING......................................................................................1/4" - 4di 1. FRAMING HANGERS, CAPS, HOLDOWNS BASES, ANCHORS, CONNECTORS, ETC., SHALL BE MANUFACTURED BY "SIMPSON STRONG-TIE COMPANY, INC." THE REQUIRED NAILS/BOLTS SHALL BE INSTALLED PER SPECIFICATIONS IN THE CURRENT SIMPSON STRONG-TIE COMPANY, INC. CATALOGUE. ANY SUBSTITUTIONS OF FRAMING HARDWARE MANUFACTURER OR FASTENERS MUST BE APPROVED BY THE ARCHITECT AND THE ENGINEER PRIOR TO INSTALLATION. (ANY SUBSTITUTIONS MUST BE APPROVED BY PLAN CHECK OFFICE). 2. THE NUMBER OF NAILS (COMMON) CONNECTING WOOD MEMBERS SHALL NOT BE LESS THAN THE AMOUNTS SET FORTH IN TABLE 23-11-B-1 OF THE CURRENT EDITION OF THE CBC. 3. ALL BOLTS SHALL CONFORM TO ASTM A307. 4. BOLT HOLES TO BE NOMINAL DIAMETER OF BOLT PLUS 1/16" UNLESS NOTED OTHERWISE. PROVIDE WASHERS UNDER HEADS AND NUTS OF ALL BOLTS AND LAG SCREWS BEARING ON WOOD. 5. LAG BOLTS: LEAD HOLES FOR SHANK TO BE THE SAME AS SHANK. THREADED PORTION TO BE 60-70% OF SHANK DIAMETER. 6. USE FULL NAILING/BOLTING AT ALL CONNECTIONS UNLESS NOTED OTHERWISE. 7. NO SHEET METAL CONNECTORS ARE TO BE EXPOSED. 8. FASTNERS IN PRESSURE TREATED AND RETARDANT, TREATED WOOD SHALL BE OF HOT-DIPPED, ZINC-COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER. 10. FASTNERS 1. ALL EXTERIOR DOORS AND WINDOWS TO BE PROVIDED WITH WEATHER PROTECTED DEVICES PER ENERGY NOTES. 11. THERMAL AND MOISTURE PROTECTION 1. THIS WORK SHALL RESULT IN A WATERPROOF ENCLOSURE OF GOOD APPEARANCE. CONTRACTOR SHALL COOPERATE FULLY WITH ALL RELATED TRADES. THE BEGINNING OF THIS WORK INDICATES ACCEPTANCE OF THE BASE TO WHICH IT IS APPLIED. BASED ON HIS EXPERIENCE, THIS CONTRACTOR SHALL ADVISE THE ARCHITECT IF ANYTHING WILL INTERFERE WITH THE INTENTION OF THIS WORK. THE CONTRACTOR SHALL GUARANTEE IN WRITING FOR TWO (2) YEARS FROM THE TIME OF FILING OF THE NOTICE OF COMPLETION THAT THE MATERIAL AND APPLICATION OF THE ROOF ARE FREE FROM DEFECT AND COMPLY WITH THE SPECIFICATIONS. 12. ROOFING 1. SEE DOOR AND WINDOW SCHEDULE. FOR TYPE & NO. OF GLAZINGS. 2. CONTRACTOR SHALL VERIFY THE SIZES OF ALL DOORS AND WINDOWS. 3. ALL DOORS AND WINDOWS TO BE APPROVED BY OWNER OR AGENT. 4. GARAGE DOOR SPRINGS TO BE STATE APPROVED WITH BREAK RETAINERS AND MANUFACTURER'S LABELS. 13. DOORS AND WINDOWS 1. ALL GLASS AND GLAZING WITHIN 18" OF FLOOR AND WITHIN 24" OF DOOR SHALL BE OF APPROVED SHATTERPROOF CONSTRUCTION. ALL SHOWER ENCLOSURES TO BE FULLY TEMPERED. 14. GLASS, GLAZING AND MIRRORS 1. ALL INTERIOR FINISH MATERIALS SHALL MEET CLASS 111 FLAME SPREAD CLASSIFICATION AS PER SECTION 803 OF THE C.B.C. 2. ALL INTERIOR FINISH TO BE 5/8" DRYWALL-SMOOTH, ACCORDING TO C.B.C. SPECIFICATIONS. INSPECTION OF NAILING IS REQUIRED FOR DRYWALL AND ALL LATH WHEN IN PLACE. CORNERS TO BE NAILED. DRYWALL SPACING TO BE 3/8" MAXIMUM. 3. GYPSUM WALLBOARD AND SUSPENDED CEILING SYSTEMS SHALL CONFORM TO CHAPTER 8 OF THE C.B.C. 4. PRIOR TO INSTALLATION OF LATH AND PLASTER OR DRYWALL, THE CONTRACTOR SHALL INSPECT THE FRAMING FOR ALL DEFECTS, I.E.: FRAMING OUT OF ALIGNMENT, TWISTING, WARPING, PROTRUDING HARDWARE, ETC, WHICH COULD IMPAIR THE QUALITY OF THE FINISHED SURFACE, AND REPORT SUCH DEFECTS IN WRITING TO THE ARCHITECT. OTHERWISE HE SHALL BE FULLY RESPONSIBLE FOR ALL COVERED DEFECTS. THIS CONTRACTOR SHALL PATCH ALL HOLES WHICH WERE MADE BY OTHER TRADES FOR ALL COVERED OUTLETS AND ACCESSES WHICH CANNOT BE READILY LOCATED. 5. INSPECTION REQUIRED FOR LATH WHEN IN PLACE PRIOR TO PLASTERING, BOTH AT EXTERIOR AND INTERIOR. 6. ALL TEXTURES, COLORS, CORNER TYPES, BOTH FOR EXTERIOR AND INTERIOR SHALL BE APPROVED BY THE ARCHITECT PRIOR TO APPLICATION. 7. ALL GYPSUM DRYWALL TO BE 5/8" THICK TYPE U.S.C. SHEETROCK OR EQUAL OR 5/8" TYPE-X GYPSUM DRYWALL (GYP. BD.). ALL BATHROOMS SHALL HAVE 5/8" THICK WATERPROOF GYPSUM DRYWALL (GREENBOARD). 8. ALL GARAGE WALLS AND CEILING ADJOINING LIVING SPACE SHALL BE COVERED WITH 5/8" TYPE-X GYPSUM DRYWALL, INCLUDING ALL BEAMS AND POSTS. 9. USABLE ENCLOSED SPACE UNDER STAIRS SHALL BE COVERED WITH 5/8" TYPE-X GYPSUM DRYWALL. 10. PROVIDE #15 FELT ON ALL EXTERIOR WALLS TO RECEIVE PLASTER. 11. ALL OPENINGS AT INTERIOR PLASTERWORK SHALL RECEIVE 6"X12" METAL LATH BUTTERFLIES AT CORNERS SET AT 45 DEGREE ANGLES TO ELIMINATE CRACKING. 12. PROVIDE A CORROSION RESISTANT WEEP SCREED WHICH WILL ALLOW TRAPPED WATER TO DRAIN TO THE EXTERIOR OF THE BUILDING. REQUIRED BELOW THE STUCCO AT THE FOUNDATION LINE. MINIMUM 4" ABOVE GRADE AND 2" ABOVE FINISHED SURFACE. 15. LATH, PLASTER AND DRYWALL 1. FINISH HARDWARE SHALL BE SELECTED BY OWNER AND INSTALLED BY CONTRACTOR. 16. FINISH HARDWARE 1. SELECTED BY OWNER, INSTALLED BY CONTRACTOR; SEE ROOM FINISH SCHEDULE. 17. FLOORING 1. ALL EQUIPMENT SHALL BE SELECTED BY OWNER AND INSTALLED BY CONTRACTOR. 18. EQUIPTMENT 1. THE PLUMBING CONTRACTOR SHALL FURNISH ALL MATERIAL AND EQUIPMENT AND PERFORM ALL LABOR REQUIRED TO INSTALL PLUMBING COMPLETE, AS REQUIRED BY GOVERNING CODE, AND AS SPECIFIED HEREIN. 2. PERMITS, LICENSE, UTILITIES, CONNECTION FEE, ACREAGE OF FRONTAGE CHARGES SHALL BE OBTAINED AS NECESSARY AND PAID FOR BY THE PLUMBING CONTRACTOR. THE PLUMBING CONTRACTORSHALL FURNISH SIGNED, CERTIFIED, AND ACCEPTABLE COPIES OF PERMIT,LICENSES AND RECEIPTS TO THE OWNER FOR HIS RECORDS. THE PLUMBING CONTRACTOR SHALL ARRANGE AND PAY FOR ALL METERS, SERVICE CONNECTIONS, MAIN EXTENSIONS AND VALVES. PIPES, DUCTS AND OTHER NONSTRUCTURAL CONSTRUCTION SHALL NOT INTERFERE WITH AND OTHER ACCESSIBILITY OF OR WITHIN UNDERFLOOR AREA. 3. SHOWER HEADS AND FAUCETS SHALL BE CERTIFIED. CONTROL VALVES FOR SHOWERS AND TUB/SHOWERS SHALL BE OF THE PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE TYPE. [SECTION 418.0 CPC] 4. PROVIDE WATER HEATER BLANKET (R-12 OR GREATER) ORCOMBINED INTERIOR/EXTERIOR INSULATIONS. 5. THE FIRST 5 FEET OF PIPES CLOSEST TO THE TANK SHALL BE INSULATED (R-4 OR GREATER) 6. WATER SERVICE FROM METER TO BUILDING SHALL BE 1 1/2" DIAMETER COPPER PIPE AND SHALL BE 18" MINIMUM BELOW FINISH GRADE. 7. ALL WATER SUPPLY LINES SHALL BE COPPER: BELOW GROUND TYPE "L" SOFT COPPER. ABOVE GROUND TYPE "M" HARD COPPER AND SHALL HAVE DIALECTRIC CONNECTION AT DISSIMILAR MATERIAL JOINTS. 8. ALL SEWER LINES LOCATED INSIDE THE BUILDING SHALL BE CAST IRON. GAS LINES SHALL BE STANDARD WEIGHT BLACK STEEL PIPE. 9. ALL WATER SUPPLY LINES SHALL BE RUN IN ACCESSIBLE SPACES, AS MUCH AS POSSIBLE. 10. ALL WATER SUPPLY LINES SHALL BE HELD FIRMLY IN PLACE BY STRAPS NOT OVER 6'-0" ON CENTER. INSTALL LINES WITH ANTI-VIBRATION ATTACHMENTS. 11. AIR CHAMBERS SHALL BE PROVIDED AT ALL HOT AND COLD WATER CONNECTIONS, CHAMBERS SHALL BE 12" LONG SET VERTICALLY. 12. ALL PIPING SHALL BE SIZED AND INSTALLED TO PROVIDE FULL FLOW AT FIXTURES WITH THE MINIMUM AMOUNT OF LINE NOISE. 13. PROVIDE 3/4" HOSE BIBS WITH ANTI SYPHON DEVICE WHERE INDICATED ON PLANS. HOSE BIBS SHALL BE MOUNTED 12" ABOVE FINISH GRADE. PROVIDE BACKFLOW PREVENTION DEVICE. 14. ALL CLEANOUT LOCATIONS TO BE APPROVED BY OWNER. SOIL AND WASTE ACCESSIBLE CLEANOUTS AT ALL CHANGES OF DIRECTION. ALL BRANCH WASTE LINES SHALL TERMINATE IN A CLEANOUT OUTSIDE THE BUILDING. 15. ALL WASTE LINES FROM WATER CLOSETS TO BE 3". 16. ALL PLUMBING FIXTURES SHALL BE AMERICAN STANDARD BUILDER TYPE OR EQUAL APPROVED BY ARCHITECT AND OWNER. 17. VENTS SHALL BE CLUSTERED IN THE ATTIC AREA SO THAT THERE WILL BE A MINIMUM NUMBER OF VENTS THROUGH THE ROOF. ALL VENTS SHALL BREAK THROUGH THE ROOF BEHIND THE RIDGE AND OUT OF VIEW WHEREVER POSSIBLE. CONFIRM LOCATION WITH ARCHITECT. 19. PLUMBING 18. PROVIDE PROTECTIVE COVERING OF PLUMBING FIXTURES DURING CONSTRUCTION. 19. AN APPROVED BACKWATER VALVE IS REQUIRED FOR DRAINAGE PIPING SERVING FIXTURES LOCATED BELOW THE ELEVATION OF THE NEXT UPSTREAM MANHOLE COVER. FIXTURES ABOVE SUCH ELEVATIONS SHALLL NOT DISCHARGE THROUGH THE BACKWATER VALVE (UPC 409(a)). 20. PROVIDE A 12" X 12" MINIMUM ACCESS PANEL TO BATHTUB TRAP CONNECTION, AS INDICATED ON PLAN EXCEPT WHERE CONCEALED FIXTURE CONNECTIONS ARE MADE OF BRASS AND WITHOUT SLIP JOINTS. (1994 UPC). 21. WATER CLOSETS SHALL BE LOW FLUSH TYPE WITH 1.6 GAL. PER FLUSH MAX. 22. ONE PIECE LAVS SHALL BE I.A.P.M.O. APPROVED. 23. GAS FIRED WATER HEATER IS NOT PERMITTED IN ANY BEDROOM, BATHROOM, OR CLOTHES CLOSET. WHEN LOCATED IN GARAGE IT SHALL HAVE ALL PILOTS, BURNERS, HEATING ELEMENTS AND SWITCHES A MINIMUM OF 18" ABOVE SLAB. PROVIDE STRAPS FOR LATERAL SUPPORT WHEN NON RIGID WATER CONNECTIONS ARE USED. PROVIDE 50 SQ. IN. OF VENTILATION WITHIN 12" OF FLOOR AND CEILING. PROVIDE MINIMUM 3" CLEAR ON ALL SIDES, BACK AND TOP AND 6" IN FRONT OF WATER HEATER. COMPARTMENT DOOR SHALL BE MINIMUM 2' WIDE. PROVIDE PRESSURE TEMPERATURE RELIEF VALVE. 24. DRIP PANS FOR LAUNDRY ROOM, WATER HEATER, AND DISHWASHER SHALL BE PROVIDED. 1. GENERAL CONDITIONS A. THE HEATING AND VENTILATION CONTRACTOR SHALL FURNISH ALL MATERIALS AND EQUIPMENT AND PERFORM LABOR REQUIRED TO INSTALL HEATING, VENTILATING, AND EXHAUSTING, COMPLETE, AS REQUIRED BY GOVERNING CODE, AND AS SPECIFIED HEREIN. B. PERMITS, LICENSES AND INSPECTIONS SHALL BE OBTAINED AS NECESSARY AND PAID FOR BY THE HEATING AND VENTILATING CONTRACTOR. FURNISH SIGNED, CERTIFIED AND ACCEPTABLE COPIES OF PERMITS, LICENSES AND RECEIPTS TO THE OWNER FOR HIS RECORDS. C. GAS FIRED APPLIANCES SHALL BE EQUIPPED WITH INTERMITTENT IGNITION DEVICES. 20. MECHANICAL 1. ALL WORK UNDER THIS CONTRACT SHALL COMPLY WITH GOVERNING CODES AND BUILDING AUTHORITIES AND ANY SPECIAL REQUIREMENTS OF THE LOCAL POWER COMPANY. THE CONTRACTOR SHALL TAKE OUT AND PAY FOR ANY PERMITS, INCLUDING ALL SERVICE CHARGES BY THE POWER COMPANY. 2. PROVIDE COMPLETE ELECTRICAL SYSTEM AS INDICATED ON FLOOR PLANS, INCLUDING NEW CIRCUITS, CONVENIENCE OUTLETS, LIGHT FIXTURES AND SWITCHES. CONTRACTOR SHALL DETERINE THE NEED FOR ADDITIONAL CIRCUITS AND THE ADEQUACY OF THE EXISTING ELECTRICAL SERVICE AND PANEL TO ACCOMMODATE THE ADDITIONAL CIRCUITS. 3. ELECRICAL CONTRACTOR SHALL REVIEW THE EXISTING SERVICE AND NEW ELECTRICAL REQUIREMENTS TO DETERMINE THE NEED FOR AN INCREASED SERVICE CAPACITY. 4. CONTRACTOR SHALL SUBMIT PLAN OF PROPOSED CIRCUITRY TO OWNER AND ARCHITECT FOR APPROVAL PRIOR TO COMMENCING WORK. 5. ALL ELECTRICAL WORK SHALL BE IN ACCORDANCE WITH ALL LOCAL ELECTRICAL CODES, NATIONAL ELECTRICAL CODES, AND THE NATIONAL BOARD OF FIRE UNDERWRITERS. 6. ALL WIRING SHALL BE "ROMEX" OR RUN IN CONDUIT OR FLEX. ALL WIRING SHALL BE A MINIMUM OF 12 GAUGE COPPER WIRE. 7. ALL UNDERGROUND WIRE IS TO BE PULLED IN APPROVED CONDUIT. 8. ALL WALL SWITCHES SHALL BE MOUNTED 48" FROM FLOOR. ALL CONVENIENCE OUTLETS SHALL BE MOUNTED 12" FROM THE FLOOR UNLESS NOTED OTHERWISE. 9. TEMPORARY POWER PANEL TO BE BRACED PRIOR TO INSPECTION. 10. ELECTRICAL CONTRACTOR SHALL OBTAIN UTILITY COMPANY AND CITY APPROVAL OF METER LOCATION AND SHALL CONECT UNDERGROUND SERVICE AS REQUIRED OR PROVIDE CONDUIT CONNECTION ACORDING TO UTILITY COMPANY REQUIREMENTS. 11. ALL METER AND EXTERIOR SWITCHING EQUIPMENT SHALL BE FLUSH MOUNTED EXTERIOR RECESSED TYPE, LOCATED AS INDICATED ON PLANS. 12. ELECTRICAL CONTRACTOR SHALL REVIEW, ON THE JOB, WITH THE OWNER, THE EXACT LOCATION OF EACH SWITCH AND OUTLET, LIGHTING FIXTURE, ETC. PRIOR TO INSTALLATION. THE DRAWINGS INDICATE DIAGRAMATICALLY THE LOCATION DESIRED FOR THE ARRANGEMENT OF SWITCHES AND OUTLETS, LIGHTING FIXTURES ETC. AND ARE TO BE FOLLOWED AS CLOSELY AS POSSIBLE. 13. CONTRACTOR SHALL BERIFY WITH OWNER THE NEED FOR 220 VOLT OUTLETS FOR APLIANCES AND EQUIPMENT SUCH AS OVENS, RANGES, DRYERS, ETC. 14. ELECTRICAL CONTRACTOR SHALL PROVIDE LOW VOLTAGE CONDUIT AND WIRING AS REQUIRED FOR SPECIAL EQUIPMENT/FIXTURES. 15. THIS CONTRACTOR SHALL CONNECT ALL ELECTRICAL EQUIPEMTN FURNISHED BY OWNER AND UNDER OTHER CONTRACTS. 16. ALL LIGHTING FIXTURES INDICATED ON PLANS SHALL BE SELECTED BY OWNER AND PROVIDED BY CONTRACTOR. 17. OWNER SHALL SELECT AND ELECTRICAL CONTRACTOR SHALL PROVIDE AND INSTALL FRONT DOOR BELL, CHIMES, TRANSFORMER. 18. ELECTRICAL CONTRACTOR SHALL INSTALL TELEVISION OUTLETS AS DIRECTED BY OWNER. 19. GROUND FAULT INTERRUPT (G.F.I.) CIRCUIT PROTECTION IS REQUIRED IN BATHROOMS AND GARAGES OF DWELLING UNITS AND WHERE THERE IS DIRECT GRADE LEVEL ACCESS AND AT TEMPORARY PANELS. (NEC 210-8a&b). 20. ALL FLUORESCENT LIGHTING SHALL HAVE QUICK START BALLASTS. 21. LAUNDRY FACILITIES SHALL BE ON A SEPARATE CIRCUIT. (NEC 220-3c). 22. UFER GROUND IS REQUIRED AT NEW ELECTRICAL SERVICE PANEL LOCATION. UFER GROUND SHALL BE 20' OF 1/2" DIAMETER REBAR OR #4 AWB COPPER OR 5/16" GALVANIZED GUY WIRE AND SHALL BE EMBEDDED IN NEW FOOTING (NEC-250-81). 23. SMOKE DETECTORS CONFORMING TO UNIFORM BUILDING CODE STANDARD NO. 43-6 SHALL BE INSTALLED IN AREAS GIVING ACCESS TO SLEEPING ROOMS ON OR WITHIN 12" OF THE CEILING. IN NEW CONSTRUCTION SMOKE DETECTORS SHALL RECEIVE THEIR PRIMARY POWER FROM THE BUILDING WIRING. THEY SHALL BE INTERCONNECTED OR SOUND AN ALARM THAT IS AUDIBLE IN ALL AREAS OF THE BUILDING. WIRING SHALL BE PERMANENT AND WITHOUT A DISCONNECT OTHER THAN THAT REQUIRED FOR OVERCURRENT PROTECTION. 24. APPLIANCE WITH MOTOR LARGER THAN 1/2 HP. SHALL BE ON A SEPARATE BRANCH CIRCUIT SUPPLIED BY 12 AWG WIRE MINIMUM. 21. ELECTRICAL REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 71 of 376 SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:16 PM SP.02 25002 BUILDINGPLANNINGNOTES BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 CALIFORNIA RESIDENTIAL CODE 2022 CHAPTER 3 BUILDING PLANNING 1. 2. 1. 2. 3. 4.5. 1. 2. 3. 4. 5. R327.1 AGING-IN-PLACE DESIGN AND FALL PREVENTION. NEWLY CONSTRUCTED DWELLINGS SUBJECT TO THE REQUIREMENTS OF THIS CODE SHALL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH SECTIONS R327.1.1 THROUGH R327.1.4. EXCEPTIONS:COVERED MULTIFAMILY DWELLINGS DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH CHAPTER 11A OF THE CALIFORNIA BUILDING CODE.PUBLIC HOUSING AND PLACES OF PUBLIC ACCOMMODATION REQUIRED TO COMPLY WITH CHAPTER 11B OF THE CALIFORNIA BUILDING CODE. R327.1.1 REINFORCEMENT FOR GRAB BARS. AT LEAST ONE BATHROOM ON THE ENTRY LEVEL SHALL BE PROVIDED WITH REINFORCEMENT INSTALLED IN ACCORDANCE WITH THIS SECTION. WHERE THERE IS NO BATHROOM ON THE ENTRY LEVEL, AT LEAST ONE BATHROOM ON THE SECOND OR THIRD FLOOR OF THE DWELLING SHALL COMPLY WITH THIS SECTION.REINFORCEMENT SHALL BE SOLID LUMBER OR OTHER CONSTRUCTION MATERIALS APPROVED BY THE ENFORCING AGENCY.REINFORCEMENT SHALL NOT BE LESS THAN 2 BY 8 INCH (51 MM BY 203 MM) NOMINAL LUMBER. [11/2 INCH BY 71/4 INCH (38 MM BY 184 MM) ACTUAL DIMENSION] OR OTHER CONSTRUCTION MATERIAL PROVIDING EQUAL HEIGHT AND LOAD CAPACITY. REINFORCEMENT SHALL BE LOCATED BETWEEN 32 INCHES (812.8 MM) AND 391/4 INCHES (997 MM) ABOVE THE FINISHED FLOOR FLUSH WITH THE WALL FRAMING.WATER CLOSET REINFORCEMENT SHALL BE INSTALLED ON BOTH SIDE WALLS OF THE FIXTURE, OR ONE SIDE WALL AND THE BACK WALL.SHOWER REINFORCEMENT SHALL BE CONTINUOUS WHERE WALL FRAMING IS PROVIDED.BATHTUB AND COMBINATION BATHTUB/SHOWER REINFORCEMENT SHALL BE CONTINUOUS ON EACH END OF THE BATHTUB AND THE BACK WALL. ADDITIONALLY, BACK WALL REINFORCEMENT FOR A LOWER GRAB BAR SHALL BE PROVIDED WITH THE BOTTOM EDGE LOCATED NO MORE THAN 6 INCHES (152.4 MM) ABOVE THE BATHTUB RIM.EXCEPTIONS:WHERE THE WATER CLOSET IS NOT PLACED ADJACENT TO A SIDE WALL CAPABLE OF ACCOMMODATING A GRAB BAR, THE BATHROOM SHALL HAVE PROVISIONS FOR INSTALLATION OF FLOOR-MOUNTED, FOLDAWAY OR SIMILAR ALTERNATE GRAB BAR REINFORCEMENTS APPROVED BY THE ENFORCING AGENCY.REINFORCEMENT SHALL NOT BE REQUIRED IN WALL FRAMING FOR PRE-FABRICATED SHOWER ENCLOSURES AND BATHTUB WALL PANELS WITH INTEGRAL FACTORY- INSTALLED GRAB BARS OR WHEN FACTORY-INSTALLED REINFORCEMENT FOR GRAB BARS IS PROVIDED.SHOWER ENCLOSURES THAT DO NOT PERMIT INSTALLATION OF REINFORCEMENT AND/OR GRAB BARS SHALL BE PERMITTED, PROVIDED REINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTED GRAB BARS OR AN ALTERNATE METHOD IS APPROVED BY THE ENFORCING AGENCY.BATHTUBS WITH NO SURROUNDING WALLS, OR WHERE WALL PANELS DO NOT PERMIT THE INSTALLATION OF REINFORCEMENT SHALL BE PERMITTED, PROVIDED REINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTED GRAB BARS ADJACENT TO THE BATHTUB OR AN ALTERNATE METHOD IS APPROVED BY THE ENFORCING AGENCY.REINFORCEMENT OF FLOORS SHALL NOT BE REQUIRED FOR BATHTUBS AND WATER CLOSETS INSTALLED ON CONCRETE SLAB FLOORS. R327.1.1.1 DOCUMENTATION FOR GRAB BAR REINFORCEMENT. INFORMATION AND/OR DRAWINGS IDENTIFYING THE LOCATION OF GRAB BAR REINFORCEMENT SHALL BE PLACED IN THE OPERATION AND MAINTENANCE MANUAL IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE, CHAPTER 4, DIVISION 4.4. SECTION R327 AGING-IN-PLACE DESIGN AND FALL PREVENTION 1. 2. 1.2. 3. 4. 1.2.3.4. 1. 2. R328.1 GENERAL. ENERGY STORAGE SYSTEMS (ESS) SHALL COMPLY WITH THE PROVISIONS OF THIS SECTION. EXCEPTIONS: ESS LISTED AND LABELED IN ACCORDANCE WITH UL9540 AND MARKED “FOR USE IN RESIDENTIAL DWELLING UNITS” WHERE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S INSTRUCTIONS AND THE CALIFORNIA ELECTRICAL CODE.ESS LESS THAN 1 KWH (3.6 MEGAJOULES). R328.2 EQUIPMENT LISTINGS. ENERGY STORAGE SYSTEMS (ESS) SHALL BE LISTED AND LABELED IN ACCORDANCE WITH UL 9540. R328.3 INSTALLATION. ESS SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER ’S INSTRUCTIONS AND THEIR LISTING. R328.3.1 SPACING. INDIVIDUAL UNITS SHALL BE SEPARATED FROM EACH OTHER BY NOT LESS THAN 3 FEET EXCEPT WHERE SMALLER SEPARATION DISTANCES ARE DOCUMENTED TO BE ADEQUATE BASED ON LARGE-SCALE FIRE TESTING COMPLYING WITH SECTION 1207.1.5 OF THE CALIFORNIA FIRE CODE. R328.4 LOCATIONS. ESS SHALL BE INSTALLED ONLY IN THE FOLLOWING LOCATIONS: DETACHED GARAGES AND DETACHED ACCESSORY STRUCTURES. ATTACHED GARAGES SEPARATED FROM THE DWELLING UNIT LIVING SPACE IN ACCORDANCE WITH SECTION R302.6. OUTDOORS OR ON THE EXTERIOR SIDE OF EXTERIOR WALLS LOCATED NOT LESS THAN 3 FEET FROM DOORS AND WINDOWS DIRECTLY ENTERING THE DWELLING UNIT. ENCLOSED UTILITY CLOSETS, BASEMENTS, STORAGE OR UTILITY SPACES WITHIN DWELLING UNITS WITH FINISHED OR NONCOMBUSTIBLE WALLS AND CEILINGS. WALLS AND CEILINGS OF UNFINISHED WOOD-FRAMED CONSTRUCTION SHALL BE PROVIDED WITH NOT LESS THAN 5/8-INCH TYPE X GYPSUM WALLBOARD. ESS SHALL NOT BE INSTALLED IN SLEEPING ROOMS, OR CLOSETS OR SPACES OPENING DIRECTLY INTO SLEEPING ROOMS. R328.5 ENERGY RATINGS. INDIVIDUAL ESS UNITS SHALL HAVE A MAXIMUM RATING OF 20 KWH. THE AGGREGATE RATING OF THE ESS SHALL NOT EXCEED: 40 KWH WITHIN UTILITY CLOSETS, BASEMENTS AND STORAGE OR UTILITY SPACES. 80 KWH IN ATTACHED OR DETACHED GARAGES AND DETACHED ACCESSORY STRUCTURES. 80 KWH ON EXTERIOR WALLS. 80 KWH OUTDOORS ON THE GROUND. ESS INSTALLATIONS EXCEEDING THE PERMITTED INDIVIDUAL OR AGGREGATE RATINGS SHALL BE INSTALLED IN ACCORDANCE WITH SECTION 1207 OF THE CALIFORNIA FIRE CODE. R328.6 ELECTRICAL INSTALLATION. ESS SHALL BE INSTALLED IN ACCORDANCE WITH CALIFORNIA ELECTRICAL CODE. INVERTERS SHALL BE LISTED AND LABELED IN ACCORDANCE WITH UL 1741 OR PROVIDED AS PART OF THE UL 9540 LISTING. SYSTEMS CONNECTED TO THE UTILITY GRID SHALL USE INVERTERS LISTED FOR UTILITY INTERACTION. R328.7 FIRE DETECTION. ROOMS AND AREAS WITHIN DWELLING UNITS, BASEMENTS AND ATTACHED GARAGES IN WHICH ESS ARE INSTALLED SHALL BE PROTECTED BY SMOKE ALARMS IN ACCORDANCE WITH SECTION R314. A HEAT DETECTOR, LISTED AND INTERCONNECTED TO THE SMOKE ALARMS, SHALL BE INSTALLED IN LOCATIONS WITHIN DWELLING UNITS AND ATTACHED GARAGES WHERE SMOKE ALARMS CANNOT BE INSTALLED BASED ON THEIR LISTING. [SFM] ESS INSTALLED IN GROUP R-3 AND TOWNHOMES SHALL COMPLY WITH THE FOLLOWING: ROOMS AND AREAS WITHIN DWELLINGS UNITS, SLEEPING UNITS, BASEMENTS AND ATTACHED GARAGES IN WHICH ESS ARE INSTALLED SHALL BE PROTECTED BY SMOKE ALARMS IN ACCORDANCE WITH SECTION R314.A LISTED HEAT ALARM INTERCONNECTED TO THE SMOKE ALARMS SHALL BE INSTALLED IN LOCATIONS WITHIN DWELLING UNITS, SLEEPING UNITS AND ATTACHED GARAGES WHERE SMOKE ALARMS CANNOT BE INSTALLED BASED ON THEIR LISTING SECTION R328 ENERGY STORAGE SYSTEMS 1. 2. R328.8 PROTECTION FROM IMPACT. ESS INSTALLED IN A LOCATION SUBJECT TO VEHICLE DAMAGE IN ACCORDANCE WITH SECTION R328.8.1 OR R328.8.2 SHALL BE PROVIDED WITH IMPACT PROTECTION IN ACCORDANCE WITH SECTION R328.8.3 R328.8.1 GARAGES. WHERE AN ESS IS INSTALLED IN THE NORMAL DRIVING PATH OF VEHICLE TRAVEL WITHIN A GARAGE, IMPACT PROTECTION COMPLYING WITH SECTION R328.8.3 SHALL BE PROVIDED. THE NORMAL DRIVING PATH IS A SPACE BETWEEN THE GARAGE VEHICLE OPENING AND THE INTERIOR FACE OF THE BACK WALL TO A HEIGHT OF 48 IN. ABOVE THE FINISHED FLOOR. THE WIDTH OF THE NORMAL DRIVING PATH SHALL BE EQUAL TO THE WIDTH OF THE GARAGE DOOR OPENING. IMPACT PROTECTION SHALL ALSO BE PROVIDED FOR AN ESS INSTALLED AT EITHER OF THE FOLLOWING LOCATIONS. (SEE FIGURE R328.8.1): ON THE INTERIOR FACE OF THE BACK WALL AND LOCATED WITHIN 36 INCHES TO THE LEFT OR TO THE RIGHT OF THE NORMAL DRIVING PATH. ON THE INTERIOR FACE OF A SIDE WALL AND LOCATED WITHIN 24 INCHES FROM THE BACK WALL AND 36 INCHES OF THE NORMAL DRIVING PATH. EXCEPTION: WHERE THE CLEAR HEIGHT OF THE VEHICLE GARAGE OPENING IS 7 FT 6 IN, OR LESS, ESS INSTALLED NOT LESS THAN 36 INCHES ABOVE FINISHED FLOOR ARE NOT SUBJECT TO VEHICLE IMPACT PROTECTION REQUIREMENTS. FIGURE R328.8.1 ESS VEHICLE IMPACT PROTECTION 1. 2. R327.1.2 ELECTRICAL RECEPTACLE OUTLET, SWITCH AND CONTROL HEIGHTS. ELECTRICAL RECEPTACLE OUTLETS, SWITCHES AND CONTROLS (INCLUDING CONTROLS FOR HEATING, VENTILATION AND AIR CONDITIONING) INTENDED TO BE USED BY OCCUPANTS SHALL BE LOCATED NO MORE THAN 48 INCHES (1219.2 MM) MEASURED FROM THE TOP OF THE OUTLET BOX AND NOT LESS THAN 15 INCHES (381 MM) MEASURED FROM THE BOTTOM OF THE OUTLET BOX ABOVE THE FINISH FLOOR.EXCEPTIONS:DEDICATED RECEPTACLE OUTLETS; FLOOR RECEPTACLE OUTLETS; CONTROLS MOUNTED ON CEILING FANS AND CEILING LIGHTS; AND CONTROLS LOCATED ON APPLIANCES.RECEPTACLE OUTLETS REQUIRED BY THE CALIFORNIA ELECTRICAL CODE ON A WALL SPACE WHERE THE DISTANCE BETWEEN THE FINISHED FLOOR AND A BUILT-IN FEATURE ABOVE THE FINISH FLOOR, SUCH AS A WINDOW, IS LESS THAN 15 INCHES (381 MM). R327.1.3 INTERIOR DOORS EFFECTIVE JULY 1, 2024, AT LEAST ONE BATHROOM AND ONE BEDROOM ON THE ENTRY LEVEL SHALL PROVIDE A DOORWAY WITH A NET CLEAR OPENING OF NOT LESS THAN 32 INCHES (812.8 MM), MEASURED WITH THE DOOR POSITIONED AT AN ANGLE OF 90 DEGREES FROM THE CLOSED POSITION; OR, IN THE CASE OF A TWO- OR THREE-STORY SINGLE FAMILY DWELLING, ON THE SECOND OR THIRD FLOOR OF THE DWELLING IF A BATHROOM OR BEDROOM IS NOT LOCATED ON THE ENTRY LEVEL. R327.1.4 DOORBELL BUTTONS DOORBELL BUTTONS OR CONTROLS, WHEN INSTALLED, SHALL NOT EXCEED 48 INCHES (1219.2 MM) ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY. WHERE DOORBELL BUTTONS INTEGRATED WITH OTHER FEATURES ARE REQUIRED TO BE INSTALLED ABOVE 48 INCHES (1219.2 MM) MEASURED FROM THE EXTERIOR FLOOR OR LANDING, A STANDARD DOORBELL BUTTON OR CONTROL SHALL ALSO BE PROVIDED AT A HEIGHT NOT EXCEEDING 48 INCHES (1219.2 MM) ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON OR CONTROL. 1.1. 2. 3. 2.1. 2. 3. 1. 2. R328.8.2 OTHER LOCATIONS SUBJECT TO VEHICLE IMPACT. WHERE AN ESS IS INSTALLED IN A LOCATION OTHER THAN AS DEFINED IN SECTION R328.8.1, AND IS SUBJECT TO VEHICLE DAMAGE, IMPACT PROTECTION SHALL BE PROVIDED IN ACCORDANCE WITH SECTION R328.8.3. R328.8.3 IMPACT PROTECTION OPTIONS. WHERE ESS IS REQUIRED TO BE PROTECTED FROM IMPACT IN ACCORDANCE WITH SECTION R328.8.1 OR R328.8.2 SUCH PROTECTION SHALL COMPLY WITH ONE OF THE FOLLOWING: BOLLARDS CONSTRUCTED IN ACCORDANCE WITH ONE OF THE FOLLOWING: MINIMUM 48 INCHES IN LENGTH BY 3 INCHES IN DIAMETER SCHEDULE.80 STEEL PIPE EMBEDDED IN A CONCRETE PIER NOT LESS THAN 12 INCHES (DEEP AND 6 INCHES IN DIAMETER, WITH AT LEAST 36 INCHES OF PIPE EXPOSED, FILLED WITH CONCRETE, AND SPACED AT A MAXIMUM INTERVAL OF 5 FEET. EACH BOLLARD SHALL BE LOCATED NOT LESS THAN 6 INCHES FROM AN ESS. MINIMUM 36 INCHES (914 MM) IN HEIGHT BY 3 INCHES IN DIAMETER SCHEDULE 80 STEEL PIPE FULLY WELDED TO A MINIMUM 8 INCHES BY 8 INCHES BY ¼ INCH THICK STEEL PLATE AND BOLTED TO A CONCRETE FLOOR BY MEANS OF 4 - ½ INCH CONCRETE ANCHORS WITH 3 INCH MINIMUM EMBEDMENT. SPACING SHALL BE NOT GREATER THAN 60 INCHES, AND EACH BOLLARD SHALL BE LOCATED NOT LESS THAN 6 INCHES FROM THE ESS. PRE-MANUFACTURED STEEL PIPE BOLLARDS SHALL BE FILLED WITH CONCRETE AND ANCHORED IN ACCORDANCE WITH THE MANUFACTURER'S INSTALLATION INSTRUCTIONS, WITH SPACING NOT GREATER THAN A 60 INCHE, AND. EACH BOLLARD SHALL BE LOCATED NOT LESS THAN 6 INCHES FROM THE ESS. WHEEL BARRIERS CONSTRUCTED IN ACCORDANCE WITH ONE OF THE FOLLOWING: FOUR INCHES IN HEIGHT BY 5 INCHES IN WIDTH BY 70 INCHES IN LENGTH WHEEL BARRIER MADE OF CONCRETE OR POLYMER, ANCHORED TO THE CONCRETE FLOOR NOT LESS THAN EVERY 36 INCHES AND LOCATED NOT LESS THAN 54 INCHES FROM THE ESS. MINIMUM 3½ INCH DIAMETER CONCRETE ANCHORS WITH 3 INCH EMBEDMENT PER BARRIER SHALL BE USED. SPACING BETWEEN BARRIERS SHALL BE NO GREATER THAN 36 INCHES. PRE-MANUFACTURED WHEEL BARRIERS SHALL BE ANCHORED IN ACCORDANCE WITH THE MANUFACTURERS INSTALLATION INSTRUCTIONS. APPROVED METHOD DESIGNED TO RESIST A 2000 LBF IMPACT IN THE DIRECTION OF TRAVEL AT 24 INCHES ABOVE GRADE. R328.9 VENTILATION. INDOOR INSTALLATIONS OF ESS THAT PRODUCE HYDROGEN OR OTHER FLAMMABLE GASES DURING CHARGING SHALL BE PROVIDED WITH MECHANICAL VENTILATION IN ACCORDANCE WITH THE CALIFORNIA MECHANICAL CODE R328.10 ELECTRIC VEHICLE USE. THE TEMPORARY USE OF AN OWNER OR OCCUPANT ’S ELECTRIC-POWERED VEHICLE TO POWER A DWELLING UNIT WHILE PARKED IN AN ATTACHED OR DETACHED GARAGE OR OUTDOORS SHALL COMPLY WITH THE VEHICLE MANUFACTURER ’S INSTRUCTIONS AND CALIFORNIA ELECTRICAL CODE. R328.11 DOCUMENTATION AND LABELING. THE FOLLOWING INFORMATION SHALL BE PROVIDED: A COPY OF THE MANUFACTURER ’S INSTALLATION, OPERATION, MAINTENANCE AND DECOMMISSIONING INSTRUCTIONS SHALL BE PROVIDED TO THE OWNER OR PLACED IN A CONSPICUOUS LOCATION NEAR THE ESS EQUIPMENT. A LABEL ON THE INSTALLED SYSTEM CONTAINING THE CONTACT INFORMATION FOR THE QUALIFIED MAINTENANCE AND SERVICE PROVIDERS. R328.11 TOXIC AND HIGHLY TOXIC GAS ESS THAT HAVE THE POTENTIAL TO RELEASE TOXIS OR HIGHLY TOXIC GAS DURING CHARGING, DISCHARGING AND NORMAL USE CONDITIONS SHALL NOT BE INSTALLED WITHIN GROUP R-3 OR R-4 OCCUPANCIES. REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 72 of 376 SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:17 PM SP.04 25002 SOILS REPORT BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 73 of 376 SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:18 PM SP.04.1 25002 SOILS REPORT BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 74 of 376 SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:19 PM SP.05 25002 GREENBUILDINGREQUIREMENTS BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 75 of 376 SHEET NUMBER COPYRIGHT DRAWING PRINT DATE PROJECT NUMBER REVISIONS STAMP PROJECT 8/13/2025 12:51:20 PM SP.05.1 25002 GREENBUILDINGREQUIREMENTS BOTTENERESIDENCE 1035 LOMA DRIVEHERMOSA BEACHCALIFORNIA 90254 REVISION SCHEDULE NUMBER DESCRIPTION DATE Page 76 of 376 GEWW W LOMA DR. SUNSET DR.10TH ST.2.90' 2.86'9.81'2.99'9.92'2.99' 4.02' 4.12'6.72'6.82'3.68' 3.84'5.50'7.50'2.50'7.00'7.50'3.5'13.00'6.11'0.85'5.87'LOMA DR. SUNSET DR.10TH ST.EW W W UPCONT. TROUGHDRAIN74.85' TOW73.50' TOW72.40' LIPEXISTING FENCE &WALL TO REMAINNEW 3" FENCE ONPROPERTY LINE NEIGHBOR'S EXISTINGWALL TO REMAIN 74.00' FS72.50' FS70.50' FS71.50' FS70.10' FS70.10' LAND.TRASH AREATRASH AREANEW RESIDENCE (B)FIRST FLOOR (B) SLAB= 72.50'SECOND FLOOR (B)= 81.58'THIRD FLOOR (B)= 91.17'73.85'LAND.NEW RESIDENCE (A)FIRST FLOOR (A) SLAB= 70.50'SECOND FLOOR (A)= 79.58'THIRD FLOOR (A)= 89.17'ROOF DECK (A)= 97.42'7.00'7.50'3.5'13.00'6.11'5.50'7.50'2.50'0.85'72.40' LIP72.40' FS3'SIDESETBACK 3'SIDESETBACK 3'SIDESETBACK 5'FRONT5'FRONT3'SIDESETBACK3' REARSETBACK3'REARSETBACK9'GUEST PARKING SPOT1'-10"GUEST PARKING SPOT 8 1/2"GUEST PARKING SPOT 1'-5"GUEST PARKING SPOT5.79'SETBACK SETBACKWM6.00'1.50'EXISTING CONDITIONS PROPOSED ABBREVATIONS : PARCEL MAP NO. 84794 IN THE CITY OF HERMOSA BEACH COUNTY OF LOS ANGELES, STATE OF CALIFORNIA. MICHAEL PROFET L.S. 9806 SCALE: 1"=10'SHEET 1 OF 1 VESTING TENTATIVE FOR CONDOMINIUM PURPOSES LAND SURVEYOR EAGLE EYE LAND SURVEYING 1311 MANHATTAN BEACH BLVD, UNIT 4 MANHATTAN BEACH CA 90266 (562) 452-3519 DATE 8/22/2025 SUBDIVIDER LEGAL DESCRIPTION JOB ADDRESS NOTES: TRACT NO. 1516 BOOK 25 PAGE 39 LOT 28 1035 LOMA DRIVEHERMOSA BEACH, CA 90254 1.ALL EXISTING STRUCTURES TO BE REMOVED. 2.ALL UTILITIES ARE LOCATED IN ADJACENT STREETS. 3.THIS IS A TWO UNIT CONDOMINIUM PROJECT. 4.UTILITY COMPANY INFORMATION: CALIFORNIA WATER SERVICE SOUTHERN CALIFORNIA EDISON SOUTHERN CALIFORNIA GAS SEWER - CITY OF HERMOSA BEACH 5.SANITARY SEWER DISPOSAL IS TO AN 8" VITRIFIED CLAY PIPE PUBLIC LINE. THE 8" VITRIFIED CLAY PIPE IS LOCATED IN LOMA DRIVE APPROXIMATE DEPTH =3.1' + / - 6.EARTHWORK QUANTITY: 7.EXISTING AND PROPOSED ZONING IS R-3. 8.THERE ARE NO PROTECTED TREES ON THIS SITE. 9.FLOOD ZONE X. FLOOD MAP 06037C1907G, EFFECTIVE DATE 04/21/2021. THE SUBJECT SITE IS IN FEMA FLOOD HAZARD ZONE 'X', NOT SUBJECT TO INUNDATION OR STORM WATER OVERFLOWS. 10.THE ENTIRE SITE SHALL DRAIN TO THE ADJACENT STREET WITHOUT FLOWING OVER THE SIDEWALK, TO THE SATISFACTORY OF THE CITY ENGINEER. 11.THE PROPOSED PROJECT WILL COMPLY WITH CITY OF HERMOSA BEACH MUNICIPAL CODE, CHAPTER 8.44 STORM WATER AND URBAN RUNOFF POLLUTION CONTROL REGULATIONS. 12.THERE IS A BLANKET EASEMENT FOR PUBLIC UTILITIES THAT AFFECTS SAID LAND PER BOOK 1617 PAGE 47 OF DEEDS. 13.OWNER/SUBDIVIDER SHALL OFFER EASEMENT DEDICATIONS (AS REQUIRED) TO CITY FOR ANY ADA ACCESS REQUIREMENTS (E.G., SIDEWALKS, CURB RAMPS) ADJACENT TO PARCEL TO THE SATISFACTION OF THE CITY ENGINEER. 14.TYPE OF CONSTRUCTION IS V-B ALBERTO BOTTENE 1035 LOMA DR. HERMOSA BEACH, CA 90254 310-989-2728 BLOCK 35 APN : 4187-012-013 LEGEND: A) AMOUNT OF CUT 115 CY B) AMOUNT OF FILL 2 CY C) AMOUNT OF EXPORT 113 CY AGGREGATE SQ FT:UNIT A - 2984 SFUNIT B - 3102 SF Page 77 of 376 Public Notification Package 1035 Loma Drive Page 78 of 376 Page 79 of 376 Page 80 of 376 Page 81 of 376 PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public hearing on Tuesday, November 18, 2025 at 6:00 p.m. to consider the following: 1. A PRECISE DEVELOPMENT PLAN (PDP 23-06) FOR THE REMODEL AND ADDITION TO AN EXISTING TWO-STORY SINGLE-FAMILY RESIDENCE AND CONVERSION OF A SECOND-STORY WORKSHOP INTO A NEW RESIDENCE WITH FOUR GARAGE PARKING SPACES AT 960 6TH STREET IN THE LIMITED MULTIPLE-FAMILY RESIDENTIAL (R-2B) ZONE. ENVIRONMENTAL REVIEW: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES. 2. A PRECISE DEVELOPMENT PLAN (PDP25-02), CONDITIONAL USE PERMIT (CUP25-06), AND VESTING TENTATIVE PARCEL MAP NO. 84794 FOR A NEW TWO-UNIT RESIDENTIAL CONDOMINIUM AT, 1035 LOMA DRIVE, WITHIN THE MULTIPLE-FAMILY (R-3) ZONE. ENVIRONMENTAL REVIEW: THE PROJECT QUALIFIES FOR A CLASS 3 CATEGORICAL EXEMPTION PER SECTION 15303(b) OF THE CEQA GUIDELINES. 3. PRECISE DEVELOPMENT PLANS (PDP25-07 & PDP25-08), CONDITIONAL USE PERMITS (CUP25-09 & CUP25-10), AND VESTING TENTATIVE PARCEL MAP NO. 84793 TO DEVELOP TWO EXISTING LOTS WITH TWO, 30-FOOT-TALL, RESIDENTIAL CONDOMINIUM BUILDINGS FOR A TOTAL OF FOUR NEW RESIDENTIAL UNITS AT 714 AND 722 LOMA DRIVE, WITHIN THE TWO-FAMILY RESIDENTIAL (R-2) ZONE. ENVIRONMENTAL REVIEW: THE PROJECTS QUALIFY FOR A CLASS 3 CATEGORICAL EXEMPTION PER SECTION 15303(b) OF THE CEQA GUIDELINES. SAID PUBLIC MEETING is open to the public and being held in-person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, California 90254. PUBLIC PARTICIPATION. See the meeting agenda for all public comment details and opportunities. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda for the matter. Information regarding the Americans with Disabilities Act of 1990, please visit the meeting agenda or contact the Office of the City Clerk at (310) 318-0204 or cityclerk@hermosabeach.gov. VIEWING OPTIONS are available on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues that are raised at or before the public hearing. FOR FURTHER INFORMATION, please contact the Community Development Department at (310) 318-0242 or planning@hermosabeach.gov. A copy of the agenda and staff report(s) will be viewable on the City’s website 72 hours before the meeting at www.hermosabeach.gov/agenda. As a courtesy, the hearing can be viewed on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website. Alison Becker, AICPCommunity Development DirectorEasy Reader Inc/Redondo Beach News/November 6, 2025/HD25-043 City ofHermosa Beach Page 82 of 376 2051348 1403 1409 13062391412 1416 2151331 1338 1417 14513011427 837638011033 1042 1106 1110 1128 1140 1144 1401130 1045 1025 1011 13110141105 150 931 915 901 841 815 121 119810 822 832 844 906 910934950 947226 925 921 907 845 831 823 814806 235221211207816 836 908 918926 805 902 817 214 1002 1028 1040 1048 1102 1112 1138 1142 1101 1068 1057 1047 1027 1021 1121 1012 1075 1069 1150238 2401221 1215 1201 1137 1123 1103 1113 1051 101910412001087 1204 1312 1313308318 1325 1317 1305 1209 1127 1100 1107 333 1214 1136 1223338 1053 1038 1015102210391066 1085322 1079 1026 1059 1061 1020 1076 3351036 1054 3211044 1084 301 865 859 843 828 811 802 936 944 928 909 935334330326 917916 912 803 849 829 919 869 820 850 826 804 439435809 851 830 503854 834 824 818 812 853 839 833 827 825 821 519523838 427858 840 852 505842 848 800 525670454957711621016 1006 966 964 948 946 924 920 900 8615001056 1046 4324365185465325364445044201314 1212 1132 1122 1120 1092 1086 422 1211 1207 1125 1111 1310400 1108 1181 1303 1222 1157 1217 1129 1141 4211218 403 1311 4291126 1154 1308 1316 13195061184 5455515635141158 1134 5315111109 5795211202 1216 5331220 110413151309 552 126 134 734 727 721 707 647704 710 719726 732 740 100 634642 747222745 737 712 718 738742208218 644 702 701 623 615621622 638 728 324 752 736 713 651 641 627 607 325 720 746750 316 616 631 645 706 709 725 708 714 722 648 640 632 626 620 614 625 635 637 643 430 606 760 601700 554550665542526730 716510 646 636 618502 538650516Cypress Ave 11th St 10th Ct HermosaAveLoma DrP ie rA v e 9th St 14th St 11th St 10th St 9th Ct 8th St 8th Ct 7th St 11th Pl 11th St Bard St6th StBard StManhat tanAve Val ley DrPalm DrMa n h attanAveBayview DrMonterey B lvd Sunset DrLoma DrArdmore AveCypress Ave 1035 300' RADIUS MAP r1035 Loma Drive, Hermosa Beach, CA 90254 Page 83 of 376 Community Development Department Planning Division Attn: JC City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 1035 Loma Drive, Hermosa Beach, CA 90254 Assessor Parcel Numbers: 4187-012-013 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on Tuesday, November 18, 2025, at 6:00 p.m. to consider the request described below. A PRECISE DEVELOPMENT PLAN (PDP25-02), CONDITIONAL USE PERMIT (CUP25-06), AND VESTING TENTATIVE PARCEL MAP NO. 84794 FOR A NEW TWO-UNIT RESIDENTIAL CONDOMINIUM AT, 1035 LOMA DRIVE, WITHIN THE MULTIPLE-FAMILY (R-3) ZONE. ENVIRONMENTAL REVIEW: THE PROJECT QUALIFIES FOR A CLASS 3 CATEGORICAL EXEMPTION PER SECTION 15303(b) OF THE CEQA 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 84 of 376 AFFIDAVIT OF MAILING NOTICES I, Denise Kaspar , being duly sworn, deposes and says: that I am a citizen of the United States, over the age of 18 years; that acting for the County of Orange on the 3rd day of November , 2025, that I deposited 306 notices as described below in the United States Post Office, a Public Hearing Notice, a copy of which is attached hereto, with postage thereon prepaid, addressed to the following persons at the addresses shown, to-wit: (See list attached hereto and made part hereof) that said persons are the property owners of said property who are entitled to a Public Hearing Notice: APN: 4187-012-013 Subject: 1035 LOMA DR HERMOSA BEACH CA 90254 that on said day there was regular communication by United States Mail to the addresses shown above. Page 85 of 376 November 11, 2025 To: City Manager, Planning Department, and Planning Commission City of Hermosa Beach Emails: snapolitano@hermosabeach.gov, planning@hermosabeach.gov, abecker@hermosabeach.gov Subject: Request for Continuance and Preservation of Shared Side Yard Access — 1035 Loma Dr / Neighboring Property at 1038 Sunset Dr Dear City Manager and Planning Staff, I am the owner of the property immediately north of the development site at 1035 Loma Drive, operating a three-unit apartment building that has shared a side yard with the development parcel since our building was constructed with City approval in 1923. Because our lot is only 24.4 feet wide, the City historically permitted side-yard encroachments, such as exterior stairways, that effectively required neighboring properties to share access for safety and utility purposes. In our case, 1035 Loma has an east-facing stairway, and 1041 Loma has a west-facing stairway toward Sunset Drive. These conditions have existed for nearly a century and have resulted in the continued use of a three-foot portion of the adjacent side yard—next to the existing garage at Sunset Drive—for access to our kitchen door, water-heater closet, and bicycle storage. It is essential that this shared three-foot setback remain accessible during and after redevelopment. Construction fencing or grading changes along the property line would block long-established access and create serious functional and safety issues for our tenants. The simple and fair solution is to maintain the existing grade and shared use of the side yard, as has been the practice since the 1920s. We previously experienced a similar problem on our north side when condominiums were built at 1045 Loma Drive approximately ten years ago. Although the developer verbally agreed to continue side-yard sharing, the final project fenced off the area and altered the grade. This caused hardship and required legal threats to obtain even partial relief. To avoid a repeat of that situation, we need a clear, written condition or agreement addressing the continued side-yard use before project approval. Additionally, I request that this matter be continued for one month. I was not properly Page 86 of 376 notified of the upcoming November 18 meeting; the only notice I received was the on-site posting dated November 10. A matter of this importance deserves proper mailed notification and opportunity for public review. Please ensure this letter and request are forwarded to the property owners and project principals at 1035 Loma Drive, and advise me of any materials, plans, or staff reports relevant to this agenda item so that I may prepare appropriate public comments. Thank you for your consideration. Sincerely, Olivier Enders Neighboring Property Owner — 1038 Sunset/1041 Loma/ 1035 Loma Dr adjacency Phone: 310-918-6327 Email: olivier_j_enders@yahoo.com Page 87 of 376 From: Liz Tyndorf <liztyndorf@gmail.com> Sent: Monday, November 17, 2025 5:28 PM To: Planning Cc: Timothy Tyndorf Subject: Agenda item: 1035 Loma for November 18 at 6pm Good Morning, We own and reside with our children at 1029 Loma Dr, Hermosa Beach, CA 90254 which is directly south of Parsel 4187-012-13, 1035 Loma Dr, This hearing for the planning commission is to provide permitting for demo and construction in 2026. We want to ensure that the following concerns can be addressed: 1. Adherence to construction times: Monday - Friday: 8:00 a.m. - 6:00 p.m., Saturday - 9:00 a.m. - 5:00 p.m., Sunday or National Holidays - Construction work is not allowed on these days. 2. Parking for construction vehicles and construction workers. Our street is very narrow and we want to ensure that the crews respect the neighbor vehicles and parking. 3. Street debris cleaned regulary, nails picked up, etc. Also with the moist marine air all of our cars will be covered in mud daily if the dust isn't addressed. 4. Addressing the temporary speed bump directly in front of 1035 which becomes loose regularly and creates a lot of noise. We have put in several work orders to have this maintained over the years. Installing a permanent speed bump would create less noise and solve the problem. If the temporary speed bump is in place during construction we will have to put in work orders almost daily. 5. Demolition materials - this is an old dwelling and we are concerned about potentially hazardous materials and want to ensure that these materials are handled and removed safely and do not become airborne. 6. Timeline for construction. Almost none of the neighboring houses have Air Conditioning so our windows are open Spring, Summer and Fall. Our windows are mainly facing north, facing 1035 Loma so this will be a huge issue for us. When we heard of the plans for this demo and construction, we spent $30,000 to install new windows and doors so that we could do our part to alleviate the noise and dust issues from construction and just need assurance that we can live comfortably during construction. 7. We have horrible dust allergies and run air filters constantly. We want to understand what will be in place to minimize dust. 8. Notice to neighbors for early deliveries or street closures. 9. Height capped at 30 feet and where they take their measurements from. 10. Set back from the street 11. Process for handling complaints or violations between the construction at 1035 and the neighbors. You don't often get email from liztyndorf@gmail.com. Learn why this is important Page 88 of 376 We plan to be in attendance at the hearing and will bring this list with us. Thank you, TIm & Liz Tyndorf 1029 Loma Dr, Hermosa Beach, CA 90254 480-273-1597 Page 89 of 376 From: Rachel Enders <rachel.enders@gmail.com> Sent: Tuesday, November 18, 2025 11:26 AM To: Planning Subject: Public Comment on Hermosa Beach Planning Commission Agenda Item 7a Attachments: Hermosa Planning Meeting Public Comment.docx Good morning, Please see public comment for agenda item 7a. Position is against approval of CUP and TPM, and in the alternative, asking for a conditional approval based on concerns raised about the grading and a proposed exterior wall. CUP - The proposed use will be adverse to the community and detrimental to surrounding properties or improvements. TPM - The proposed project reduces property value of the triplex at 1038 Sunset, 1040 Sunset, and 1038 Loma by restricting access and blocking ingress and egress. Best, Rachel Enders Clark Attorney at Law 310-908-1668 | LinkedIn The information in this e-mail is legally privileged and confidential information intended to be reviewed by only the individual or organization named above. If you are not the intended recipient or an authorized representative of the intended recipient, you are hereby notified that any review, dissemination, or copying of this e-mail and its attachments, if any, or the information contained herein is prohibited. If you have received this e-mail in error, please notify the sender and delete this e-mail from your system.  Please consider the environment before printing this email. You don't often get email from rachel.enders@gmail.com. Learn why this is important Page 90 of 376 Public Comment for 11/18: Good evening Commissioners, and thank you for the opportunity to be heard on this matter. My name is Rachel Enders Clark. I am an attorney representing Francesca and Olivier Enders, the owners of 1040 Sunset Drive, 1038 Sunset Drive, and 1041 Loma Drive— the triplex located immediately adjacent to the proposed development at 1035 Loma. First, I want to express that my clients were truly thrilled to see the renderings for 1035 Loma. The design is thoughtful and attractive and we agree that this project has the potential to greatly enhance the neighborhood. We support the property owner's efforts to improve the site. We are not here to delay construction or oppose the development as a whole. Our request is simply that certain long-standing access rights be acknowledged and preserved so that both properties can coexist harmoniously. The primary issues relate to (1) the proposed grading, and (2) the proposed construction of a wall directly on the property line. For at least 25 years—the period that the current owners have held title—the residents of 1038 and 1040 Sunset have continuously and openly used the side path between the two properties. This area provides the only access to the kitchen door of 1040 Sunset and the hot water heater closet, which access from the street is blocked via the existing stairs and landing. If the grading is altered so that the level of 1035 Loma becomes lower than the existing grade of 1038 and 1040 Sunset, or if a wall is built on the property line, access to these critical areas would either be made unsafe or be entirely blocked. This is not a new or temporary use—it has existed for decades and has been relied upon by multiple tenants and owners. While my clients would have a strong basis to pursue a prescriptive easement through the courts, that is not the outcome anyone wants. Litigation benefits no one and risks delaying a project that we genuinely hope to see move forward. Instead, my clients would much prefer an amicable and cooperative resolution, including the recording of a mutually agreed-upon easement that preserves the existing grade and maintains the accessible path that has been in continuous use for at least a quarter century, and likely 5o years +. We have not yet had a chance to confer with the property owners of 1035 Loma, although we have left a message with their architect Mr. Tomaro and left multiple voicemails for them. Accordingly, we respectfully request that the Commission either deny the CUP and TPM as currently proposed or, preferably, issue a conditional approval allowing the project to proceed while leaving the issues of grading and the proposed wall open for continued Page 91 of 376 discussion among the parties. This would allow construction to move forward without jeopardizing our clients’ long-standing access rights. We believe this approach supports responsible development, respects property rights, and avoids unnecessary legal conflict. My clients look forward to collaborating with the owners of 1035 Loma to reach a fair and practical solution. Thank you very much for your time and consideration. Page 92 of 376 From: Rachel Enders <rachel.enders@gmail.com> Sent: Tuesday, November 18, 2025 2:01 PM To: Planning Subject: Re: Public Comment on Hermosa Beach Planning Commission Agenda Item 7a Specifically, we are asking for the commission to do a conditional approval subject to both sides agreeing to a mutually shared easement. On Tue, Nov 18, 2025 at 11:26 AM Rachel Enders <rachel.enders@gmail.com> wrote: Good morning, Please see public comment for agenda item 7a. Position is against approval of CUP and TPM, and in the alternative, asking for a conditional approval based on concerns raised about the grading and a proposed exterior wall. CUP - The proposed use will be adverse to the community and detrimental to surrounding properties or improvements. TPM - The proposed project reduces property value of the triplex at 1038 Sunset, 1040 Sunset, and 1038 Loma by restricting access and blocking ingress and egress. Best, Rachel Enders Clark Attorney at Law 310-908-1668 | LinkedIn The information in this e-mail is legally privileged and confidential information intended to be reviewed by only the individual or organization named above. If you are not the intended recipient or an authorized representative of the intended recipient, you are hereby notified that any review, dissemination, or copying of this e-mail and its attachments, if any, or the information contained herein is prohibited. If you have received this e-mail in error, please notify the sender and delete this e-mail from your system.  Please consider the environment before printing this email. You don't often get email from rachel.enders@gmail.com. Learn why this is important Page 93 of 376 City of Hermosa Beach | Page 1 of 14 Meeting Date: November 18, 2025 Staff Report No. 25-CDD-162 Honorable Chair and Members of the Hermosa Beach Planning Commission PRECISE DEVELOPMENT PLANS (PDP 25-07 and PDP 25-08), CONDITIONAL USE PERMITS (CUP 25-09 and CUP 25-10), AND VESTING TENTATIVE PARCEL MAP NO. 84793 FOR TWO NEW TWO-UNIT RESIDENTIAL CONDOMINIUMS AT 714 AND 722 LOMA DRIVE IN THE TWO-FAMILY RESIDENTIAL (R-2) ZONE CEQA: Determine that the projects are categorically exempt from the California Environmental Quality Act (CEQA) (Assistant Planner DeDe Tran) Recommended Action: Staff recommends that the Planning Commission: 1. Determine the projects are categorically exempt from the California Environmental Quality Act (CEQA) pursuant to a Class 3 categorical exemption, as defined in section 15303 of the CEQA Guidelines for new construction; and 2. Adopt Resolution (Attachment 1) approving Conditional Use Permits (CUP25-09 & CUP25-10), Precise Development Plans (PDP25-07 & PDP25-08), and Vesting Tentative Parcel Map No. 84793 allowing two new two-unit residential condominium buildings in the Two-Family Residential Zone (R-2) subject to conditions. Executive Summary: The following is a request for approval of Conditional Use Permits (CUPs), Precise Development Plans (PDPs), and a Vesting Tentative Parcel Map (VTPM) that would permit the construction of four detached residential condominium units at 714 & 722 Loma Drive (two units per lot). Staff recommends that the Planning Commission approve the requested CUPs, PDPs, and VTPM with conditions of approval and determine that the project is categorically exempt from the California Environmental Quality Act (Attachment 1). Background: The project sites consist of two interior lots with vehicle access on Loma Drive in the Two- Family Residential Zone (R-2) (Attachment 2). The City’s General Plan (PLAN Hermosa) designates the properties as Medium Density Residential with an allowable density range Page 94 of 376 City of Hermosa Beach | Page 2 of 14 of 13.1-25 dwelling units per acre. The sites are located on the east side of Loma Drive, between 6th and 8th streets. Protected Units The Housing Crisis Act’s (HCA) replacement housing requirement, as amended by Senate Bill 8, applies to a housing development that demolishes existing residential units. It prohibits reducing the number of dwelling units on a site and prohibits approving projects that demolish "protected" units without replacement. California Government Code 66300 states that “protected units” are required to be replaced. Pursuant to California Government Code section 66300.5(h)(4), protected units include residential dwelling units that are or were rented by lower or very low-income households within the past five years. The subject parcel at 714 is developed with a two unit-family residence built in 1953 which is proposed to be demolished and be replaced with two units, resulting in a net zero unit change for the first of the proposed projects. The subject parcel at 722 is developed with a single-family residence also built in 1953 which is proposed to be demolished and be replaced with two units, resulting in a plus one unit change for the second proposed project. Therefore, taken together, the proposed projects, if approved, would increase the number of residences by one. Additionally the applicant has demonstrated to the City’s satisfaction that the prior occupants of all existing units proposed to be demolished within a five year period were not rented by low or very low- income households via the City’s established income certification forms. 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 3,965 square feet each Surrounding Zoning North: R-2 East: M-1 South: R-2 West: R-2 Surrounding Uses North: Residential East: Office South: Residential West: Residential Page 95 of 376 City of Hermosa Beach | Page 3 of 14 Project Description The projects consist of the construction of four detached condominium units on two adjacent existing ground lots each within two buildings on each lot. As well as the demolition of one existing duplex (714 Loma Drive) and one existing residence (722 Loma Drive) (Attachment 3). The units share a common driveway that straddles both lots and each lot has a front unit (Units A) and back unit (Units B). The units on 714 Loma Drive are a mirror layout of the units on 722 Loma Drive. Units A are at the front of the lots (closest to Loma Drive) and would result in 2,748 square feet of living area each. Units B at the rear of the lots would result in 2,790 square feet of living area each. Vehicular access to the site would be provided from Loma Drive via a shared 10 foot-wide driveway, which would lead to two-car garages for each unit, as well as a guest parking spaces adjacent to the B Units of each lot. The project would require the removal and relocation of an existing light pole currently in the public right of way and in the middle of the proposed drive apron. The Public Works Department (PWD) is aware of the proposal and the applicant will coordinate with PWD and Southern California Edison to address the light pole. Units A are mirror images of each other, each having a garage on level 1 along with a laundry, bathroom, bedroom, elevator and stairway leading to level 2. Level 2 comprises three additional bedrooms and bathrooms, an elevator and stairway leading to level 3. Level 3 is the main living area with kitchen, living area, fireplace, powder room, open balcony and stairway leading to the roof. The roof provides space for a deck and fixed, waterproof, lockable 150 gallon deck box. Units B have the same floor plan and configuration as Units A, flipped. Units B are also designed with a deck at level 2, but smaller in size, with additional open space being provided in the rear yard and a larger rooftop deck (although only 100 square feet of qualifying open space in both cases). The projects require the Planning Commission’s review and approval of Conditional Use Permits, Precise Development Plans, 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 1,982.5 square feet per unit Lot Coverage Maximum 65% 64.99% Page 96 of 376 City of Hermosa Beach | Page 4 of 14 The following summarizes the requirements of condominium construction and maintenance, and the development’s compliance with residential minimum design standards. HEIGHT: 30 ft 30 ft YARDS: Front 5 ft 7 ft/5 ft (above first floor) Side 3.75 ft 3.7 ft @ North 5 ft @ South Rear 5 ft/ 3 ft (above first floor) 5.21 ft/ 3.08 ft (above first floor) PARKING AND DRIVEWAYS: Total Parking Spaces Minimum 10 10 Garage Spaces Minimum 8 8 Guest Space Minimum 2 2 OPEN SPACE: Private Open Space: 600 square feet 600 square feet DESIGN ELEMENTS: Solid Waste Area (Per Unit) (3) 2.5 ft X 2.5 ft bins (3) 2.5 ft X 2.5 ft bins Criteria Required Provided LOT STANDARDS Minimum Lot Width 29 ft 37.41 ft DESIGN ELEMENTS: Unit Size 1,600 sf per unit (based on 4 bedrooms) 2,748 sf Units A 2,790 sf Units B Private Storage Space 200 cubic feet per unit 200+ cubic feet each unit Height 25 ft max along walk streets. Otherwise, base zone standard applies. 30 ft. No walk street YARDS: Page 97 of 376 City of Hermosa Beach | Page 5 of 14 Project Findings: A Precise Development Plan may only be approved or conditionally approved when positive findings can be made pursuant to Hermosa Beach Municipal (HBMC) Code § 17.58.040. In accordance with Hermosa Beach Municipal Code (HBMC) Section 17.58.010 and 17.58.020, in order to promote excellence in design, layout, and physical features of development to achieve reasonable quality and compatibility with its surroundings, all remodels or additions exceeding 1,500 square feet require a Precise Development Plan issued by the Planning Commission. In considering an application for a Precise Development Plan, City staff reviews the project using the review considerations for Precise Development Plans identified in HBMC 17.58.030. The review considerations are used to help inform the three required findings which must be made pursuant to HBMC 17.58.40 in order to approve a PDP. Review Considerations for a PDP 1. Building proportions, massing, and architectural details; 2. Site design, orientation, location, and architectural design of buildings relative to existing structures on or adjacent to the property, topography, and other physical features of the natural and built environment; 3. Size, location, design, development, and arrangement of site access for modes of transportation, including on-site vehicle and bicycle parking; 4. Height, materials, and design of fences, walls, and screen plantings; 5. Location and type of landscaping including selection and size of plant materials, and design of hardscape; and 6. Size, location, design, color, lighting, and materials of all signs. 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 sites are located within the Two-Family Residential Zone (R-2 Zone) on two separate lots (714 and 722 Loma Drive), with a shared driveway. The design, layout, and physical features of the proposed development comply with the City’s Zoning Ordinance and all relevant sections of the HBMC 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 sites each provide 2,129 square feet per unit per lot, for a total of four units on two lots. The projects comply with the Front 5 ft 7 ft/5 ft (above first floor) Page 98 of 376 City of Hermosa Beach | Page 6 of 14 maximum lot coverage, which cannot exceed 65 percent of the lot per HBMC Section 17.12.060, as the projects provides for 64.99 percent per lot. Off street parking as required in HBMC Section 17.12.030 is accommodated entirely onsite. Each lot provides four enclosed spaces and one guest parking space for a total of eight enclosed parking spaces and two guest parking spaces for the project. Vehicle access and parking will be accommodated through a shared 10 foot-wide driveway between the two lots, with adequate space for vehicle maneuvering of 25 feet. Additionally, the sites will each feature a slimline rainwater harvesting tank and rain barrels to ensure compliance with low-impact development standards. The projects provide slightly more than the required open space of 300 square feet per unit under HBMC Section 17.12.080, provided for at the rear yards, second level decks and roof decks, each exceeding the minimum dimensions of seven feet by seven feet. The projects also comply with condominium standards including providing for compliant declaration of covenants, conditions and restrictions for each lot as found in the conditions of approval and required by HBMC Section 17.22.050. The lots are 37.41 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 HBMC Section 17.22.060. 2. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; and The project sites have a Medium Density Residential land use designation in the City’s General Plan (PLAN Hermosa) and are not part of any specific plan area. The design, layout, and other physical features of the projects 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 four-unit condominium projects comply with these standards and are within the allowable density range at 22 dwelling units per acre. There are no other specific plans or design guidelines required for the project sites. Additional General Plan consistency findings are provided below at Section 2, Finding 2 of this Staff Report. 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. 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 R-2 zone and no waivers from these standards are requested. Page 99 of 376 City of Hermosa Beach | Page 7 of 14 Additionally, a Conditional Use Permit may only be approved or conditionally approved when positive findings can be made for all of the findings pursuant to 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 on two separate lots (714 and 722 Loma Drive), with a shared driveway. The proposed use for two detached residential units per lot (for a total of four units for the project) 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 3,965 square feet per lot for a total of four units for the project, 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 each lot 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 four of the parking spaces for each lot are located entirely onsite within two garages with dimensions of 21 feet 8 inches by 20 feet and 1 inch, and one open guest space per lot 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 Sand Section 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 Sand Section 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 Page 100 of 376 City of Hermosa Beach | Page 8 of 14 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 per lot (four units total for the project) would have a density of 22 dwelling units per acre on each lot, which falls within the designated density range. Additionally, the project has been reviewed for consistency with the General Plan policies and goals. A summary of the most relevant goals and policies is detailed in the table below. General Plan Consistency Goals & Policies Findings Land Use Element Goal 1: Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents. Policy 1.6 Scale and context. Consider the compatibility of new development within its urban context to avoid abrupt changes in scale and massing. The scale of the development is in line with that of the neighborhood and similar development surrounds the subject property. The proposed projects are four- unit condominium developments, each consisting of three levels which is common of new multi-family development in this community. The developments fit 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 projects are 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 projects are two new two- unit condominiums (four total) and would contribute to a diverse neighborhood with various housing types and unit sizes for residents of different income levels. Page 101 of 376 City of Hermosa Beach | Page 9 of 14 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 projects would contribute to the diversity of architectural styles in the community through effective site design. The buildings’ 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 projects provide 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 projects are 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 projects will support the development of safe, sound, and decent housing. The condominium units built from these projects 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 projects will enhance the public right- of-way and underground utilities to provide safe, sound, and decent housing. Page 102 of 376 City of Hermosa Beach | Page 10 of 14 General Plan Consistency Goals & Policies Findings Policy 2.4 The City will continue to support and promote homeownership in the community. The proposed projects contain four 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 developments would be like 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 projects meet all requirements for the R-2 Zone and are consistent with the Medium-Density Residential land use designation and the Sand Section Neighborhood Character area in PLAN Hermosa. Further, the projects will comply with all current building and safety standards to ensure safety and reliability in construction. The sites provide residential vehicular access with their provision of compliant driveway width, garage parking and guest parking. The projects 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 projects will also maintain all required setbacks per HBMC Section 17.12.020 of each lot, 7 feet in the front yards (Level 1), 3.75 feet in the side yards (north side, 5 feet on the south side), ten feet in the rear yards Level 1 on the ground floor, and 5 feet above Level 1 of Units B. 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 developments are compatible with the existing and reasonably foreseeable future land uses and circulation in the vicinity. The subject parcel at 714 is developed with a two unit-family residence which is proposed to be demolished and be replaced with two units, resulting in a net zero unit change. The subject parcel at 722 is developed with a single-family residence which is proposed to be demolished and be replaced with two units, resulting in a plus one unit change for the second proposed project. 5. The site is physically suitable for the type of use being proposed, including Page 103 of 376 City of Hermosa Beach | Page 11 of 14 access, utilities, and the absence of physical constraints. The project sites are physically suitable for the type of use being proposed. The project site at 714 is developed with a duplex while 722 is developed with one existing single- family residence. The project sites are located on two 3,965 square-foot lots with existing access to a public street, utilities, and other essential services. The existing lots front Loma Drive and have lot widths of 37.41 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. Finally, approval of a tentative parcel map is required for the creation of four 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 lots but would rather subdivide airspace within the lot for condominium purposes. The existing lots are each 37.41 feet with a total lot area of 3,965 square feet. 2. The proposed lots, after being divided, front on public streets and do not front on any alleys; The existing 3,965-square-foot lots both front on Loma Drive. 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 Loma Drive 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 lots would not be altered by the proposed subdivision as it pertains to airspace divisions for condominium purposes. There shall be no impact to this lot size standard. The existing lots are 37.41 feet wide each and have a total area of 3,965 square feet each. 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 Page 104 of 376 City of Hermosa Beach | Page 12 of 14 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 lots. 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. 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 developments are in line with that of the neighborhood and similar development surrounds the subject property. The proposed projects are a four- unit condominium development consisting of three levels which is common of new multi-family development in this community. The developments fit 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 projects 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. Page 105 of 376 City of Hermosa Beach | Page 13 of 14 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 projects qualify for a Class 3 categorical exemption, as defined in §15303 of the CEQA Guidelines, for New Construction as it consists of multifamily residential structures consisting of no more than six units in an urbanized area. Moreover, none of the exceptions to the categorical exemption(s) apply to these projects, as defined in section 15300.2 of the State CEQA Guidelines. The projects would not result in a significant cumulative impact of successive projects of the same type in the same place over time; the projects would not have a significant effect on the environment due to unusual circumstances; the projects would not damage a scenic highway or scenic resources within a state scenic highway; the projects are not located on a hazardous waste site; and the projects 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 November 18, 2025 Planning Commission hearing, a total of 228 public hearing notices were mailed to the applicant, occupants, and property owners of properties within a 300- foot radius on November 3, 2025. A legal ad was published on November 6, 2025 in the Easy Reader, a newspaper of general circulation. Additionally, the applicant received a notice poster to post on-site and provided proof of posting a minimum of ten days in advance of the public hearing, in accordance with HBMC §17.68.050. Public notification materials are included as Attachment 5. As of the writing of the report, the staff have received no public comments. Attachments: 1. Draft PC Resolution 25-20 Page 106 of 376 City of Hermosa Beach | Page 14 of 14 2. Zoning Map 3. Project Plans 4. Vesting Tentative Parcel Map No. 84793 5. Public Notification Package Respectfully Submitted by: DeDe Tran, Assistant Planner Concur: Alexis Oropeza, Planning Manager Legal Review: Sarah Locklin, Interim Assistant City Attorney Approved: Alison Becker, Community Development Director Page 107 of 376 1 PC Resolution 25-20 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING RESOLUTION APPROVING PRECISE DEVELOPMENT PLANS (PDP 25-07 and PDP 25-08), CONDITIONAL USE PERMIT (CUP 25-09 and CUP 25-10), AND VESTING TENTATIVE PARCEL MAP NO. 84793 FOR TWO NEW TWO-UNIT RESIDENTIAL CONDOMINIUMS AT 714 AND 722 LOMA DRIVE, 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 July 16, 2025, applicant Annabella Ioda-Gul (“applicant”), filed a development application seeking approval of Conditional Use Permits 25-09 and 25-10, Precise Development Plans 25-07 and 25-08, and Vesting Tentative Parcel Map VTPM No. 84793 (the “project”) for the construction of two new two-unit detached condominium projects at 714 and 722 Loma Drive in Hermosa Beach (“project site”); and WHEREAS, the Planning Commission conducted a duly noticed public hearing to consider the subject application on November 18, 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 (four) new, small structures. More specifically, the project is comprised of the construction of four 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;  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; Page 108 of 376 2 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 further finds, determines, and declares the following pertaining to the application for Precise Development Plans 25-07 and 25-08 pursuant to the review criteria for Precise Development Plans in Section 17.58.030 of the Hermosa Beach Municipal Code (HBMC) and required findings for Precise Development Plans in Section 17.58.040 of the HBMC: 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 sites are located within the Two-Family Residential Zone (R-2 Zone) on two separate lots (714 and 722 Loma Drive), with a shared driveway. The design, layout, and physical features of the proposed development comply with the City’s Zoning Ordinance and all relevant sections of the HBMC 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 sites each provide 2,129 square feet per unit per lot, for a total of four units on two lots. The projects comply with the maximum lot coverage, which cannot exceed 65 percent of the lot per HBMC Section 17.12.060, as the projects provides for 64.99 percent per lot. Off street parking as required in HBMC Section 17.12.030 is accommodated entirely onsite. Each lot provides four enclosed spaces and one guest parking space for a total of eight enclosed parking spaces and two guest parking spaces for the project. Vehicle access and parking will be accommodated through a shared 10 foot-wide driveway between the two lots, with adequate space for vehicle maneuvering of 25 feet. Additionally, the sites will each feature a slimline rainwater harvesting tank and rain barrels to ensure compliance with low-impact development standards. The projects provide slightly more than the required open space of 300 square feet per unit under HBMC Section 17.12.080, provided for at the rear yards, second level decks and roof decks, each exceeding the minimum dimensions of seven feet by seven feet. The projects also comply with condominium standards including providing for compliant declaration of covenants, conditions and restrictions for each lot as found in the conditions of Page 109 of 376 3 approval and required by HBMC Section 17.22.050. The lots are 37.41 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 HBMC Section 17.22.060. 2. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; and The project sites have a Medium Density Residential land use designation in the City’s General Plan (PLAN Hermosa) and are not part of any specific plan area. The design, layout, and other physical features of the projects 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 four-unit condominium projects comply with these standards and are within the allowable density range at 22 dwelling units per acre. There are no other specific plans or design guidelines required for the project sites. Additional General Plan consistency findings are provided below at Section 2, Finding 2 of this Resolution. 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 R-2 zone and no waivers from these standards are being requested. 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 Conditional Use Permits 25-09 and 25-10, pursuant to the review criteria for Conditional Use Permits in HBMC Section 17.56.040 and required findings for Conditional Use Permits in HBMC Section 17.56.050 : 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 on two separate lots (714 and 722 Loma Drive), with a shared driveway. The proposed use for two detached residential units per lot (for a total of four units for the project) 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 3,964 square feet per lot for a total of four units for the project, 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 each lot 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 Page 110 of 376 4 location of the parking and size of the spaces complies with Sections 17.44.090 and 17.44.100 in that four of the parking spaces for each lot are located entirely onsite within two garages with dimensions of 21 feet 8 inches by 20 feet and 1 inch, and one open guest space per lot 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 Sand Section 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 per lot (four units total for the project) would have a density of 22 dwelling units per acre on each lot, 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 111 of 376 5 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 112 of 376 6 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 Page 113 of 376 7 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 welfare of the community, nor detrimental to surrounding properties or improvements; Page 114 of 376 8 The proposed condominium developments would be like 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 projects meet all requirements for the R-2 Zone and are consistent with the Medium-Density Residential land use designation and the Sand Section Neighborhood Character area in PLAN Hermosa. Further, the projects will comply with all current building and safety standards to ensure safety and reliability in construction. The sites provide residential vehicular access with their provision of compliant driveway width, garage parking and guest parking. The projects 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 projects will also maintain all required setbacks per HBMC Section 17.12.020 of each lot, 7 feet in the front yards (Level 1), 3.75 feet in the side yards (north side, 5 feet on the south side), ten feet in the rear yards at Level 1 on the ground floor, and 5 feet above Level 1 of Units B. 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 developments are compatible with the existing and reasonably foreseeable future land uses and circulation in the vicinity. The subject parcel at 714 is developed with a two unit-family residence which is proposed to be demolished and be replaced with two units, resulting in a net zero unit change. The subject parcel at 722 is developed with a single-family residence which is proposed to be demolished and be replaced with two units, resulting in a plus one unit change for the second proposed project. 5. The site is physically suitable for the type of use being proposed, including access, utilities, and the absence of physical constraints. The project sites are physically suitable for the type of use being proposed. The project site at 714 is developed with a duplex while 722 is developed with one existing single-family residence. The project sites are located on two 3,965 square-foot lots with existing access to a public street, utilities, and other essential services. The existing lots front Loma Drive and have lot widths of 37.41 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 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. 84793 pursuant to HBMC Section 16.08.060: 1. The proposed subdivision would not create lots smaller than a forty (40) foot width and Page 115 of 376 9 having less than four thousand (4,000) square feet; The proposed subdivision would not alter the sizes of the existing lots but would rather subdivide airspace within each lot for condominium purposes. The existing lots are each 37.41 feet wide with a total lot area of 3,965 square feet. 2. The proposed lots, after being divided, front on public streets and do not front on any alleys; The existing 3,965-square-foot lots both front on Loma Drive. 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 Loma Drive 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 lots would not be altered by the proposed subdivision as it pertains to airspace divisions for condominium purposes. There shall be no impact to this lot size standard. The existing lots are 37.41 feet wide each and have a total area of 3,965 square feet each. 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 lots. 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. Page 116 of 376 10 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 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 Page 117 of 376 11 Conditional Use Permits 25-09 and 25-10, Precise Development Plans 25-07 and 25-08, and Vesting Tentative Parcel Map No. 84793 for the construction of two new two-unit detached condominium projects at 714 and 722 Loma Drive as set forth in Planning Commission Resolution 25-20, 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 November 18, 2025, revised in accordance with the conditions below. The Community Development Director may approve minor modifications that do not otherwise conflict with the HBMC or requirements of this approval. 2. The project shall fully comply with all requirements of the R-2 Zone as applicable and the Condominium Ordinance in Chapter 17.22 of the Hermosa Beach Municipal Code (HBMC), including but not limited to: a) Height including required roof deck railings shall fully comply with the 30-foot height limit. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. b) Design and construction shall comply with HBMC Section 17.22.060 except as specifically stated in this Resolution. c) Conduit to accommodate roof mounted alternative energy equipment for solar energy and solar thermal shall also be supplied per HBMC Section 15.32.140. d) The requirements of HBMC Section 17.22.060(F) and (G) shall be shown on structural plans and reviewed at the time of Building Division Plan Check. e) A minimum of 200 cubic feet of storage area shall be provided for each unit in accordance with HBMC Section 17.22.060(E). f) Designated, screened solid waste storage areas, a minimum of 2.5’ x 2.5’ (length times width) each, for three solid waste storage bins shall be shown on the site plan compliance with HBMC Chapter 8.12. g) All parking dimensions shall comply with HBMC Chapter 17.44. Roll-up automatic garage doors shall be installed on all garage door openings and clearly indicated on floor plans. h) Driveway transitions shall comply with HBMC Section 17.44.120(D). Page 118 of 376 12 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 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: Page 119 of 376 13 i. All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. ii. The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind. iii. All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust. iv. All dirt/soil loads shall be secured by trimming, watering, or other appropriate means to prevent spillage and dust. v. All dirt/soil materials transported off-site shall be required to cover their loads as required by California Vehicle Code Section 23114 to prevent excessive amount of dust. vi. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions. vii. Trucks having no current hauling activity shall not idle but shall be turned off (MM 4.2-2A). 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 Page 120 of 376 14 storage coordination for any specimen recovered, and a report of findings. Recommendations in the recovery plan that are determined by the lead agency to be necessary and feasible shall be implemented before construction activities can resume at the site where the paleontological resources were discovered (MM 4.4-3). e) For development located at a distance within which acceptable vibration standards pursuant to the Table 4.11-10 of the General Plan Program EIR, included below, the applicant at the time of plan check submittal shall submit a report prepared by a qualified structural engineer demonstrating the following: i. Vibration level limits based on building conditions, soil conditions, and planned demolition and construction methods to ensure vibration levels would not exceed acceptable levels where damage to structures using vibration levels in Draft EIR Table 4.11-4 as standards. ii. Specific measures to be taken during construction to ensure the specified vibration level limits are not exceeded. iii. A monitoring plan to be implemented during demolition and construction that includes post‐ construction and post‐ demolition surveys of existing structures that would be impacted. Examples of measures that may be specified for implementation during demolition or construction include but are not limited to: 1. Prohibition of certain types of impact equipment. 2. Requirement for lighter tracked or wheeled equipment. 3. Specifying demolition by non‐impact methods, such as sawing concrete. 4. Phasing operations to avoid simultaneous vibration sources. 5. Installation of vibration measuring devices to guide decision- making for 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 Page 121 of 376 15 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 Equipment Vibration Velocity Level at 25 Feet, in/sec Distance from Equipment Within Which Standard is Exceeded Hoe ram 0.022 43 feet Large bulldozer 0.022 43 feet Caisson drilling 0.022 43 feet Loaded trucks 0.020 40 feet Jackhammer 0.009 24 feet Small bulldozer 0.001 5 feet Building Plans: 6. Two copies of a Final Landscape Plan, consistent with landscape plans approved by the Planning Commission, indicating size, type, quantity, and characteristics of landscape materials shall be submitted to the Community Development Department for review and approval prior to the issuance of Building Permits. The Final Plan shall also include the following: a) The applicant shall provide a landscape plan to comply with HBMC Sections 17.22.060(H), 8.60.060, and 8.60.070 to the satisfaction of the Community Development Director and Public Works Director. b) An automatic landscape sprinkler system consistent with HBMC Section 17.22.060(H) shall be provided and shall be shown on plans (Building Permits are required). 7. The plans shall comply with HBMC Section 8.44.095 and install permeable surfaces in the driveway, guest parking space and other non-landscaped areas to the maximum extent feasible. If providing water-permeable surfaces on at least 50% of exterior surface area is not feasible and incorporating measures in 8.44.095 to the extent practicable to infiltrate the volume of runoff produced by an 0.80-inch twenty-four (24) hour rain event, then the applicant shall infiltrate runoff on-site. In the event that subsurface infiltration is required, plans shall designate the exact location of the subsurface infiltration system, the applicant shall enter into a maintenance agreement with the City (prior to Final map approval) for the ongoing infiltration and provide a surety bond to the City to guarantee that on-site, subsurface infiltration is achieved. The amount of the bond shall be determined by the Building Division. All other drainage shall be routed to an off-site facility or Page 122 of 376 16 on-site permeable area approved by the City. To the extent possible, a portion of roof drainage shall be routed to on-site permeable areas. No drainage shall flow over any driveway or sidewalk. If the drainage of surface waters onto the property requires a sump pump to discharge said waters onto the street, the property owner(s) shall record an agreement to assume the risk associated with use and operation of said sump pump, release the City from any liability, and indemnify the City regarding receipt of surface waters from the property. The recorded agreement must be filed with the City prior to issuance of the Certificate of Occupancy. 8. The plans and construction shall comply with all requirements of the Building Code in Title 15 and Green Building Standards in 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 123 of 376 17 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 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. Page 124 of 376 18 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. 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 California Coastal Commission 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 Page 125 of 376 19 to mitigate detrimental effects on the neighborhood resulting from the subject use. 32. The subject property shall be developed, maintained, and operated in full compliance with the conditions of this grant and any law, statute, ordinance, or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 33. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. Section 5. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. Section 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. PASSED, APPROVED, and ADOPTED on the 18th of November, 2025 VOTE: AYES: NOES: ABSTAIN: ABSENT: Page 126 of 376 20 CERTIFICATION I hereby certify the foregoing Resolution P.C. 25-20 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 November 18, 2025. Kate Hirsh, Chairperson Alison Becker, Secretary Date Page 127 of 376 7th S t 6th S t 8th S t Cypress Ave 9th S t 7th St 10th S t HermosaAveBeach DrArdmore AveSunset DrLoma DrThe S t rand Bard St 6th C t Palm Dr 7th C t 8th Ct Manhattan Ave 9th Ct Bayview Dr10th C t Monterey B lvd ValleyDrZoning MapPlanning Commission Meeting November 18, 2025 714-722 Loma Drive APN: 4187-003-011 & 4187-003-012 Zone: R-2 Two Family Residential Conditional Use Permit, Precise Development Plan, Vesting Tentative Parcel Map Description 11th Ct 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 128 of 376 CONSULTANTS BUILDING DESIGN SMALL FAB LAB 217 S PROSPECT AVEREDONDO BEACH, CA 90277 T: 310-750-7540 CIVIL ENGINEER TITLE-24 ENERGY COMPLIANCE CAMPBELL CONSULTING 14671 W HARVARD STREETGOODYEAR, AZ 85395 T: 310-345-2761 STRUCTURAL ENGINEER NAMVAR ASSOCIATES 231 VISTA DEL MAR, SUIT # DREDONDO BEACH, CA 90277 T: 310-540-7788 SURVEY ENGINEER DENN ENGINEERS 3914 DEL AMO BLVD.TORRANCE, CA T: 310-542-9433 LANDSCAPE DESIGN AZAD CONSULTING ENGINEERS 2340 FOX HILLS DR. #305LOS ANGELES, CA 90064 T: 818-497-2923 CONSTRUCTION SMALL FAB LAB 217 S PROSPECT AVEREDONDO BEACHCA 90277 T: 310-750-7540 IODA CONSTRUCTION, INC. 326 PACIFIC COAST HIGHWAY REDONDO BEACH, CA 90277 T: 310-750-7541 PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:11:32 PM 20250504 A. IODA M. NAMVAR G000 COVER SHEET LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 LOMA DRIVE CONDOSSCHEMATIC DESIGN SET - 10/09/2025 NO.DATE DESCRIPTION Page 129 of 376 A101 01 A101 A4 30" X 60" 1A 1 1t 1i30" X 92"-XHX DRAWING NUMBER ON SHEET SHEET NUMBER WALL TAG WINDOW NUMBER ON SCHEDULE WINDOW TYPE ON SCHEDULE R.O. WINDOW DIMENSIONS (WIDTH X HEIGHT) DOOR TYPE PER SCHEDULE DOOR NUMBER ON SCHEDULE BUILDING SECTION 1 / A101 1 A101 DETAIL SECTION1 A101 1 1 1 1 DRAWING NUMBER ON SHEET SHEET NUMBER DRAWING NUMBER ON SHEET SHEET NUMBER DRAWING NUMBER ON SHEET SHEET NUMBER 01 A101 CALLOUT DRAWING NUMBER ON SHEET SHEET NUMBER 1/A101 MILLWORK ELEVATIONSHEET NUMBER DRAWING NUMBER ON SHEET INTERIOR ELEVATION SPOT ELEVATION DOOR TAG WINDOW TAG TYPICAL REFERENCE STUD SIZE WALL TYPE PROJECT SUMMARY - 722 LOMA DRIVE PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:11:33 PM 20250504 A. IODA M. NAMVAR G001 PROJECT DATA LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 CITY, STATE & NATIONAL CODES 2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA RESIDENTIAL BUILDING CODE 2022 CALIFORNIA MECHANICAL CODE 2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA FIRE CODE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE2022 CALIFORNIA ENERGY CODETHE LATEST HERMOSA BEACH MUNICIPAL CODE OCCUPANCY AND ZONING OCCUPANCY: TWO DETACHED DWELLING UNITSOCCUPANCY CLASSIFICATION: R-3/U CONSTRUCTION TYPE: V-BNUMBER OF STORIES: 3 SHEET NUMBER SHEET NAME GENERAL G000 COVER SHEET G001 PROJECT DATA G002 CODE COMPLIANCE DIAGRAMS G003 CODE COMPLANCE DIAGRAMS - HEIGHT CRITICAL POINTS SURVEY V1 SURVEY CODE CD1 SITE PLAN AND DETAILS CD2 SITE ELEVATIONS & SECTIONS CD3 SITE ROOF PLAN & 3D VIEWS CIVIL C1 COVER SHEET C2 GRADING AND DRAINAGE PLAN C3 GRADING SECTIONS C4 DRAINAGE PLAN C5 LID DETAILS C6 EROSION CONTROL PLAN C7 PUBLIC IMPROVEMENT PLAN STRUCTURAL S0 STRUCTURAL SHEETS (NOT IN SET) ARCHITECTURE A101 714 A FLOORPLANS A102 714 B FLOORPLANS A103 722 A FLOORPLANS A104 722 B FLOORPLANS A201 714 A - EXTERIOR ELEVATIONS A202 714 B - EXTERIOR ELEVATIONS A203 722 A - EXTERIOR ELEVATIONS A204 722 B - EXTERIOR ELEVATIONS A301 714 A - BUILDING SECTIONS (NOT IN SET) A302 714 B - BUILDING SECTIONS (NOT IN SET) A303 722 A - BUILDING SECTIONS (NOT IN SET) A304 722 B - BUILDING SECTIONS (NOT IN SET) A401 ENLARGED DRAWINGS (NOT IN SET) A500 WALL TYPES (NOT IN SET) A501 FOUNDATION & RETAINING WALL DETAILS (NOT IN SET) A502 STAIR & RAIL DETAILS (NOT IN SET) A503 WINDOW DETAIL (NOT IN SET) A504 INTERIOR DETAILS (NOT IN SET) A509 ROOF DETAILS (NOT IN SET) A600 SCHEDULES ELECTRICAL E101 ELECTRICAL PLANS (NOT IN SET) INTERIORS A801 714 A - ENLARGED KITCHEN DRAWINGS A802 714 B - ENLARGED KITCHEN DRAWINGS A803 722 A - ENLARGED KITCHEN DRAWINGS A804 722 B - ENLARGED KITCHEN DRAWINGS A805 714 A - MILLWORK DRAWINGS (NOT IN SET) A806 714 A - MILLWORK DRAWINGS (NOT IN SET) A807 714 B - MILLWORK DRAWINGS (NOT IN SET) A808 714 B - MILLWORK DRAWINGS (NOT IN SET) A809 722 A - MILLWORK DRAWINGS (NOT IN SET) A810 722 A - MILLWORK DRAWINGS (NOT IN SET) A811 722 B - MILLWROK DRAWINGS (NOT IN SET) A812 722 B - MILLWORK DRAWINGS (NOT IN SET) LANDSCAPE L100 LANDSCAPE PLANTING PLAN ENERGY V2 TITLE 24 COMPLIANCE (RESERVED) Grand total: 29 PROJECT LOCATION: SCOPE OF WORK: GENERAL BUILDING INFORMATION GARAGE (INTERIOR DIMENSIONS) TOTAL LIVING AREA ZONING INFORMATION EXISTINGFRONT UNIT REQURIED EXISTINGPROPOSED LEGAL DESCRIPTION: ASSESSOR PARCEL NO.: ZONING: 1ST LEVEL LIVING AREA 2ND LEVEL LIVING AREA DECKS / BALCONIES 3RD LEVEL LIVING AREA DECKS / BALCONIES REAR UNIT TOTAL DECKS/BALCONIES NO. OF BATHROOMS NO. OF BEDROOMS SUMMARY AREA LOT COVERAGE (%) LOT AREA (SQ FT) YARDS SIDE FRONT REAR PARKING AND DRIVEWAYS GUEST SPACES NUMBER OF SPACES PARKING SETBACK PARKING STALL DIMENSION TURNING AREA DRIVEWAY WIDTH DRIVEWAY MAXIMUM SLOPE OPEN SPACE (QAULIFYING) DECKS/BALCONIES ON GRADE TOTAL BASEMENT QUALIFICATION CALCULATION: N/A COASTAL ZONE: HEIGHT PLANNING COMMISSION: REQUIRED LOT 9 & N'LY HALF OF LOT 8, TRACT NO. 2002 M.B. 22-152-155 4187-030-011 R-2 Demolish existing two unit structure. Construct two new detached multi-story condominium units. Each unit toinclude 4 bedrooms, 4.5 bathrooms, a private two-car garage, rooftop deck, and balcony. Provide one shared on-siteguest parking space. Site improvements to include new utility connections, grading, hardscape, landscaping, andfencing as required. Project will include a shared common driveway with an easement, shared with the adjacentproperty at 722 Loma Drive. Buildings to be fully sprinklered per NFPA 13D or 13R. 714 LOMA DR, HERMOSA BEACH, CA 90254 20'-0" x 18'-2"20'-0" x 19'-2" 596 SF 1251 SF 0 221 SF BALCONY, 214 SF DECK 901 SF 502 SF 1251 SF 0 110 SF BALCONY, 473 SF DECK 1037 SF 2748 SF 2790 SF 435 SF 583 SF 4 4 4 FULL + 1 POWDER 4 FULL + 1 POWDER 37.41' (W) X 106.00' (D)*3965 SF*SEE 1/G02 FOR LOT AREA 65% MAX 64.99% (SEE 1/G02 FOR DIAGRAM) 5'-0" MIN.7'-0" @ LEVEL 1. 5'-0" @ LEVEL 2 10% OF 37'-5 1/8" = 3'-8 15/16" MIN.3'-9" @ NORTH. 5'-0" @ SOUTH 5'-0" MIN.10'-0" @ LEVEL 1. 5'-0" @ LEVEL 2 4 4 1 1 17' @ STREET N/A 8'-6" X 17'-0" @ GUEST 8'-6" X 17'-0" 25'-0"25'-3 1/2" 9'-0"10'-0" 10%5% N/A162 SF N/A106 SF BALCONY + 100 SF DECK 300 SF/ DU; 600 SF TOTAL368 SF 8'-6" X 20'-0" @ GARAGE 9'-0" X 20'-0" YES 30'-0"30'-0"~23' MPA 25-008, PLANNING COMMISSION REVIEW AND APPROVAL REQUIRED 27 SF 221 SF BALCONY + 100 SF DECK 348 SF PROJECT LOCATION: SCOPE OF WORK: GENERAL BUILDING INFORMATION GARAGE (INTERIOR DIMENSIONS) TOTAL LIVING AREA ZONING INFORMATION EXISTINGFRONT UNIT REQURIED EXISTINGPROPOSED LEGAL DESCRIPTION: ASSESSOR PARCEL NO.: ZONING: 1ST LEVEL LIVING AREA 2ND LEVEL LIVING AREA DECKS / BALCONIES 3RD LEVEL LIVING AREA DECKS / BALCONIES REAR UNIT TOTAL DECKS/BALCONIES NO. OF BATHROOMS NO. OF BEDROOMS SUMMARY AREA LOT COVERAGE (%) LOT AREA (SQ FT) YARDS SIDE FRONT REAR PARKING AND DRIVEWAYS GUEST SPACES NUMBER OF SPACES PARKING SETBACK PARKING STALL DIMENSION TURNING AREA DRIVEWAY WIDTH DRIVEWAY MAXIMUM SLOPE OPEN SPACE (QAULIFYING) DECKS/BALCONIES ON GRADE TOTAL BASEMENT QUALIFICATION CALCULATION: N/A COASTAL ZONE: HEIGHT PLANNING COMMISSION: REQUIRED LOT 7 & S'LY HALF OF LOT 8, TRACT NO. 2002 M.B. 22-152-155 4187-030-012 R-2 Demolish existing structure. Construct two new detached multi-story condominium units. Each unit to include 4bedrooms, 4.5 bathrooms, a private two-car garage, rooftop deck, and balcony. Provide one shared on-site guestparking space. Site improvements to include new utility connections, grading, hardscape, landscaping, and fencing asrequired. Project will include a shared common driveway with an easement, shared with the adjacent property at 714Loma Drive. Buildings to be fully sprinklered per NFPA 13D or 13R. 722 LOMA DR, HERMOSA BEACH, CA 90254 20'-0" x 18'-2"20'-0" x 18'-2" 596 SF 1251 SF 0 221SF BALCONY, 214 SF DECK 901 SF 502 SF 1251 SF 0 110 SF BALCONY, 473 SF DECK 1037 SF 2748 SF2790 SF 435 SF583 SF 44 4 FULL + 1 POWDER4 FULL + 1 POWDER 37.41' (W) X 106.00' (D)*3965 SF*SEE 1/G02 FOR LOT AREA 65% MAX64.99% (SEE 1/G02 FOR DIAGRAM) 5'-0" MIN.7'-0" @ LEVEL 1. 5'-0" @ LEVEL 2 10% OF 37'-5 1/8" = 3'-8 15/16" MIN.3'-9" @ NORTH. 5'-0" @ SOUTH 5'-0" MIN.10'-0" @ LEVEL 1. 5'-0" @ LEVEL 2 44 11 17' @ STREETN/A 8'-6" X 17'-0" @ GUEST8'-6" X 17'-0" 25'-0"25'-3 1/2" 9'-0"10'-0" 10%5% N/A162 SF N/A106 SF BALCONY + 100 SF DECK 300 SF/ DU; 600 SF TOTAL368 SF 8'-6" X 20'-0" @ GARAGE9'-0" X 20'-0" YES 30'-0"30'-0"~23' MPA 25-007, PLANNING COMMISSION REVIEW AND APPROVAL REQUIRED 27 SF 221 SF BALCONY + 100 SF DECK 348 SF PROJECT SUMMARY - 714 LOMA DRIVE FIRE SPRINKLERS PROVIDE TO CITY NAME BUILDING DEPARTMENT. FIRE SPRINKLER DRAWINGS FOR REVIEW AND APPROVAL PRIOR TO ROUGH FRAMING INSPECTION: NFPA 13D (SPRINKLER SYSTEM TO BE APPROVED BY LACFD) FLOOD ZONE: X, AREA OF MINIMAL FLOOD HAZARD CLOSE PROXIMITY OF ABANDONED OIL WELL : NO ADDITIONAL PERMITS SOLAR PANELSDEMOLITION PLUMBING, MECHANICAL, AND ELECTRICAL FIRE SPRINKLERS GENERAL NOTES 1. 2. 3. 4. 5. 6. 7. A PERMIT MUST BE OBTAINED BEFORE ANY DEMOLISHING OF ANY BUILDING OR STRUCTURE. APPLICANTS FOR DEMOLITION PERMITS ARE REQUIRED TO COMPLETE A WASTE MANAGEMENT PLAN (WMP) FORM. THERE WILL BE A 14-DAY WAITING PERIOD AFTER A DEMOLITION PERMIT APPLICATION IS FILED, BEFORE A DEMOLITION PERMIT MAY BE ISSUED. EVERY HOLDER OF A DEMOLITION PERMIT AND/OR BUILDING PERMIT SHALL COMPLETELY ENCLOSE BY FENCING THE CONSTRUCTION SITE PRIOR TO THE START OF DEMOLITION OR CONSTRUCTION. A CONSTRUCTION SITE NOTIFICATION IS REQUIRED WORK SHALL BE INSTALLED IN ACCORDANCE WITH THE APPROVED CONSTRUCTION DOCUMENTS, AND ANY CHANGES MADE DURING CONSTRUCTION THAT ARE NOT IN COMPLIANCE WITH THE APPROVED CONSTRUCTION DOCUMENTS SHALL BE RESUBMITTED FOR APPROVAL AS AN AMENDED SET OF CONSTRUCTION DOCUMENTS. BUILDING SHALL HAVE ADDRESS NUMBERS PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. NUMBERS SHALL CONTRAST WITH BACKGROUND, BE ARABIC OR ALPHABETICAL LETTERS AND BE A MINIMUM OF 4” HIGH WITH A MINIMUM STROKE OF ½ INCH BUILDING MANAGMENT BEST PRACTICES 1. 2. 3. 4. 5. 6. 7. ALL PERSONS WORKING AT THE SITE SHOULD OBTAIN, READ AND UNDERSTAND THE BEST MANAGEMENT PRACTICES PAMPHLET FOR THE TYPE(S) OF CONSTRUCTION BEING DONE. STOCKPILES OF SOIL, DEMOLITION DEBRIS, CEMENT, SAND, TOPSOIL, ETC. MUST BE COVERED WITH A WATERPROOF MATERIALS OR BERM TO PREVENT BEING WASHED OFF SITE. FUELS, OILS, PAINTS, SOLVENTS, AND OTHER LIQUID MATERIALS MUST BE KEPT INSIDE BERM AREAS. SPILLS MUST NOT BE WASHED TO THE STREET. 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 A WET-DRY VACUUM OR EQUIVALENT. TRASH AND OTHER CONSTRUCTION SOLID WASTES MUST BE PLACED IN A COVERED TRASH RECEPTACLE. ERODED SOIL FROM DISTURBED SLOPES MUST BE CONTAINED USING BERMS, SILT FENCES, SETTING BASINS, OR GOOD EROSION MANAGEMENT PRACTICES SUCH AS RESEEDING. WASH WATER FROM CLEANING CONSTRUCTION VEHICLES AND EQUIPMENT MUST BE KEPT ON-SITE WITHIN A CONTAINMENT AREA. PUBLIC WORKS DEPT. NOTES 1. 2. A CALIFORNIA STATE LICENSED SURVEYOR IS REQUIRED TO CERTIFY THE LOCATION AND SETBACKS OF ALL NEW CONSTRUCTION PRIOR TO THE FIRST FOUNDATION INSPECTION. A COPY OF THE CERTIFICATION SHALL BE AVAILABLE TO THE BUILDING DIVISION INSPECTOR FOR THE JOB PRIOR TO THE FIRST INSPECTION. A BUILDING HEIGHT SURVEY SHALL BE DONE PRIOR TO ROOF FRAMING INSPECTION TO CHECK THE HEIGHT OF THE HIGHEST RIDGE, PARAPET, GABLE, PITCHED OR HIPPED ROOF. A CERTIFICATE SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT STATING THE HEIGHT OR HEIGHTS OF THE BUILDING FROM THE NATURAL GROUND LEVEL. HEIGHT AND SURVEY VERIFICATION SYMBOLS SHEET INDEX 1. 2. ALL UTILITIES SHALL BE PLACED UNDERGROUND RESERVED FOR FUTURE NOTES. LA COUNTY FIRE DEPT. NOTES 1.RESERVED FOR FUTURE NOTES. VICINITY MAP PLACE VICINITY MAP IN BLUEBEAMEXISTING NORTH PL @ 722 LOMA DR EXISTING CENTER PL @ 722/714 LOMA DR EXISTING SOUTH PL @ 714 LOMA DR EXISTING OVERALL FRONT VIEW AERIAL VIEW 1 AERIAL VIEW 2 NO.DATE DESCRIPTION NOTE: SEE 2/G002 FOR OPEN SPACE CALCULATIONS NOTE: SEE 2/G002 FOR OPEN SPACE CALCULATIONS 722 LOMA714 LOMA 714 LOMA722 LOMA 722 LOMA726 LOMA 722 LOMA714 LOMA 714 LOMA710 LOMA 714 LOMA 722 LOMA 726 LOMA 710 LOMA Page 130 of 376 2A.1 2A.3 2A.A 2A.D 2B.D 2B.32B.1 2B.A 1A.11A.3 1B.3 1B.1 1A.A 1A.D 1B.D 1B.A28.65'45'28.65'45'45'28.65'45'1.43'2.65'1.43'2.65'2.65'1.43' UNIT 722B1285.53 SF 106'37.39'37.38'105.99'37.43'37.43' 722 LOMA DR 714 LOMA DR LOT COVERAGE (65% MAX)LOT = 3964.63 SF3964.63*0.65 = 2576.01SF MAX PROVIDED2A+2B = 2572SF2572SF < 2576.01SF MAX; 64.99% LOT COVERAGE (65% MAX)LOT = 3965.66 SF3965.66*0.65 = 2577.68SF MAX PROVIDED1A+1B = 2572SF2572SF < 2577.68SF MAX; 64.99%77° 50' 27"106.00'NE77° 47' 45"105.99'NE12° 10' 30"37.43'N W12° 10' 30"37.43'N W 77° 49' 18"106.00'NEN 12° 10' 34"W 37.39'N 12° 09' 52"W 37.38' UNIT 714B1285.53 SF UNIT 714A1285.53 SFUNIT 722A1285.53 SF LOMA DR 2A.2 2A.2 2A.1 2A.1 2A.3 2A.3 2A.B2A.B 2A.A2A.A 2A.C2A.C 2A.D2A.D 2B.D2B.D 2B.C2B.C 2B.B2B.B 2B.3 2B.3 2B.1 2B.1 2B.A2B.A 1 CD2 6 CD2 1A.2 1A.2 1A.1 1A.1 1A.3 1A.3 1B.3 1B.3 1B.1 1B.13 CD2 2B.2 2B.2 1A.B1A.B 1A.A1A.A 1A.C1A.C 1A.D1A.D 1B.2 1B.2 1B.D1B.D 1B.C1B.C 1B.B1B.B 1B.A1B.A 4 CD2 5 CD2 2 CD2 2A.12A.3 2A.A 2A.D 2B.D 2B.32B.1 2B.A 1A.11A.3 1B.31B.1 1A.A 1A.D 1B.D 1B.A10'37.39' 28.65'5' 16.55' SB 3.75' OPEN SPACE: 397 SFCOVERED: 153 SF 153SF / 397SF = 39% COVERED < 50% MAX AREA IN REQ'D SETBACKS (EXCLUDED FROM CALCULATION) = 234SF SB 3.75'29.9'7.75'4.75' QUALIFYING OPEN SPACE =397SF - 234SF = 162SF SB 3.75'29.9' 4.75' 5'28.65' SB 3.73' OPEN SPACE: 113 SFCOVERED: 33 SF 33SF / 113SF = 29% COVERED < 50% MAX OPEN AREA IN REQ'D SETBACKS (EXCLUDED FROM TOTAL)= 83SF QUALIFYING OPEN SPACE =113SF - 83 SF = 30SF2'5'16.55'7'2'5'5'SB5'37.38'7'OPEN SPACE: 113 SFCOVERED: 33 SF 33SF / 113SF = 29% COVERED < 50% MAX OPEN AREA IN REQ'D SETBACKS (EXCLUDED FROM TOTAL)= 83SF QUALIFYING OPEN SPACE =113SF - 83 SF = 30SF OPEN SPACE: 397 SFCOVERED: 153 SF 153SF / 397SF = 39% COVERED < 50% MAX AREA IN REQ'D SETBACKS (EXCLUDED FROM CALCULATION) = 234SF QUALIFYING OPEN SPACE =397SF - 234SF = 162SF UNIT 714AUNIT 722A UNIT 714BUNIT 722B 722 B LOMA DR714 B LOMA DR 722 A LOMA DR714 A LOMA DR GROUND FLOOR 2A.1 2A.3 2A.A 2A.D 2B.D 2B.32B.1 2B.A 1A.11A.3 1B.3 1B.1 1A.A 1A.D 1B.D 1B.A 10.73'10.32'106SF 221SF 106SF 8.14'20.12'8.53'7.67'28.65' 20.12'8.53' 28.65' 221SF QUALIFYING OPEN SPACE =106 SFQUALIFYING OPEN SPACE =106 SF QUALIFYING OPEN SPACE =221 SFQUALIFYING OPEN SPACE =221 SF UNIT 714AUNIT 722A UNIT 714BUNIT 722B 2.48'8.13'OVERHANG OPEN SPACE: 106 SFCOVERED: 17.6 SF 17.6SF / 106SF = 17% COVERED < 50% MAX MIN 100 SF DIRECTLY ACCESSIBLE FROM PRIMARY LIVING AREA HBMC §17.12.080(A) OPEN SPACE: 106 SFCOVERED: 17.6 SF 17.6SF / 106SF = 17% COVERED < 50% MAX MIN 100 SF DIRECTLY ACCESSIBLE FROM PRIMARY LIVING AREA HBMC §17.12.080(A) OPEN SPACE: 221 SFCOVERED: 0 SF MIN 100 SF DIRECTLY ACCESSIBLE FROM PRIMARY LIVING AREA HBMC §17.12.080(A) OPEN SPACE: 221 SFCOVERED: 0 SF MIN 100 SF DIRECTLY ACCESSIBLE FROM PRIMARY LIVING AREA HBMC §17.12.080(A) OVERHANG 2.48'8.19'PRIMARY LIVING AREA PRIMARY LIVING AREA PRIMARY LIVING AREA PRIMARY LIVING AREA 722 B LOMA DR 714 B LOMA DR 722 B LOMA DR 714 B LOMA DR LEVEL 3 2A.1 2A.3 2A.A 2A.D 2B.D 2B.32B.1 2B.A 1A.11A.3 1B.3 1B.1 1A.A 1A.D 1B.D 1B.A 214 SF 473 SF 473 SF QUALIFYING OPEN SPACE =100 SF QUALIFYING OPEN SPACE =100 SF QUALIFYING OPEN SPACE =100 SF 10.77'4.58'7.95'7.04'3.36'17.71'22.08'24.75'10.77'4.58'7.95'7.04'3.36'17.71'22.08'24.75'5.46'4.93'4.1'19.57'9.56'24.5' 214 SF 5.46'4.93'4.1'19.57'9.56'24.5' UNIT 714AUNIT 722A UNIT 714BUNIT 722B OPEN SPACE: 473 SFCOVERED: 0 SF MAX 100 SF COUNTED TOWARDS TOTAL PER HBC § 17.12.080(E) OPEN SPACE: 106 SFCOVERED: 17.6 SF MAX 100 SF COUNTED TOWARDS TOTAL PER HBC § 17.12.080(E) QUALIFYING OPEN SPACE =100 SF OPEN SPACE: 214 SFCOVERED: 0 SF MAX 100 SF COUNTED TOWARDS TOTAL PER HBC § 17.12.080(E) OPEN SPACE: 214 SFCOVERED: 0 SF MAX 100 SF COUNTED TOWARDS TOTAL PER HBC § 17.12.080(E) 722 B LOMA DR 714 B LOMA DR 722 B LOMA DR 714 B LOMA DR ROOF DECK 2A.12A.3 2A.A 2A.D 2B.D 2B.32B.1 2B.A 1A.11A.3 1B.31B.1 1A.A 1A.D 1B.D 1B.A 502 SF502 SF 596SF596SF UNIT 714AUNIT 722A UNIT 714BUNIT 722B 2A.1 2A.3 2A.A 2A.D 2B.D 2B.32B.1 2B.A 1A.11A.3 1B.3 1B.1 1A.A 1A.D 1B.D 1B.A 1251 SF5' - 0"1251 SF 1251 SF1251 SF UNIT 714AUNIT 722A UNIT 714BUNIT 722B 2A.1 2A.3 2A.A 2A.D 2B.D 2B.32B.1 2B.A 1A.11A.3 1B.3 1B.1 1A.A 1A.D 1B.D 1B.A 1037 SF 1037 SF 901 SF 901 SF UNIT 714AUNIT 722A UNIT 714BUNIT 722B 2A.1 2A.3 2A.A 2A.D 2B.D 2B.32B.1 2B.A 1A.11A.3 1B.3 1B.1 1A.A 1A.D 1B.D 1B.A 37.43'37.43'77° 50' 27"106.00'NE77° 47' 45"105.99'NE12° 10' 30"37.43'N W12° 10' 30"37.43'N W 77° 49' 18"106.00'NEN 12° 10' 34"W 37.39'N 12° 09' 52"W 37.38' LOMA DR PARKING SPOT 3 PARKING SPOT 4 GUEST GUEST PARKING SPOT 3 PARKING SPOT 4 PARKING SPOT 1 PARKING SPOT 2 PARKING SPOT 1 PARKING SPOT 2 TURNAROUND DISTANCE 25' - 4" DRIVEWAY 10' - 0" UNIT 714AUNIT 722A UNIT 714BUNIT 722B UNIT 722A/B UNIT 714A/B 70.77 UNIT 714A LEVEL 11' - 3"MIN 4'-0" CLR.4'15.17' (W) OVER-THE-HOOD STORAGE AREA15.17'(W) X 4.06' (H) X 3' (D) = 184 FT3 GARAGE HYBRID HEAT PUMP WATERHEATER4.06' (H)PROVIDED STORAGE ON GROUND LEVEL = 184 FT3 PROVIDED STORAGE ON ROOF DECK = 20FT3 TOTAL PROVIDED STORAGE: 184 + 20 = 204 FT 3 71.02 UNIT 714B LEVEL 11' - 6"MIN 4'-0" CLR.4' - 1"OVER-THE-HOOD STORAGE AREA12.11'(W) X 3.98' (H) X 3' (D) = 144 FT3 12.11'3' OVER-THE-HOOD STORAGE AREA3'(W) X 3.98' (H) X 1.58' (D) = 18.86 FT3 3.98'PROVIDED STORAGE IN GARAGE:144 FT3 + 18.86 FT3 = 162.86 FT3 GARAGE PROVIDED STORAGE ON GROUND LEVEL = 162.86 FT3 PROVIDED STORAGE ON ROOF DECK = 48FT3 TOTAL PROVIDED STORAGE: 162.86 + 48 = 210.86 FT 3 70.35 UNIT 722A LEVEL 110"3.98' (H)MIN 4'-0" CLR.4' - 1"15.17' (W) OVER-THE-HOOD STORAGE AREA15.17'(W) X 3.98' (H) X 3' (D) = 181.12 FT3 GARAGE PROVIDED STORAGE ON GROUND LEVEL = 181.12 FT3 PROVIDED STORAGE ON ROOF DECK = 20FT3 TOTAL PROVIDED STORAGE: 181 + 20 = 201 FT3 71.02 UNIT 722B LEVEL 11' - 6"4'3'12.11' OVER-THE-HOOD STORAGE AREA12.11'(W) X 3.98' (H) X 3' (D) = 144 FT3 OVER-THE-HOOD STORAGE AREA3'(W) X 3.98' (H) X 1.58' (D) = 18.86 FT3 GARAGE PROVIDED STORAGE IN GARAGE:144 FT3 + 18.86 FT3 = 162.86 FT3 PROVIDED STORAGE ON GROUND LEVEL = 162.86 FT3 PROVIDED STORAGE ON ROOF DECK = 48FT3 TOTAL PROVIDED STORAGE: 162.86 + 48 = 210.86 FT3 4'-0" MIN CLR. 4' - 0 3/4"PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:11:41 PM 20250504 A. IODA M. NAMVAR G002 CODE COMPLIANCEDIAGRAMS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 SCALE: 1/16" = 1'-0"G0021LOT COVERAGE DIAGRAM SCALE: 1/8" = 1'-0"G00211FIRE SITE PLAN SCALE: 1/16" = 1'-0"G0022OPEN SPACE DIAGRAM SCALE: 1/16" = 1'-0"G0026LIVING AREA DIAGRAM LEVEL 1 SCALE: 1/16" = 1'-0"G0025LIVING AREA DIAGRAM LEVEL 2 SCALE: 1/16" = 1'-0"G0024LIVING AREA DIAGRAM LEVEL 3 SCALE: 1/16" = 1'-0"G0023PARKING DIAGRAM SCALE: 1/4" = 1'-0"G0027714A - GARAGE STORAGE AREA ELEVATION SCALE: 1/4" = 1'-0"G0029714B - GARAGE STORAGE AREA ELEVATION SCALE: 1/4" = 1'-0"G0028722A - GARAGE STORAGE AREA ELEVATION SCALE: 1/4" = 1'-0"G00210722B GARAGE STORAGE AREA ELEVATION NO.DATE DESCRIPTION Page 131 of 376 2A.2 2A.2 2A.1 2A.1 2A.3 2A.3 2A.B2A.B 2A.A2A.A 2A.C2A.C 2A.D2A.D 2B.D2B.D 2B.C2B.C 2B.B2B.B 2B.3 2B.3 2B.1 2B.1 2B.A2B.A 1A.2 1A.2 1A.1 1A.1 1A.3 1A.3 1B.3 1B.3 1B.1 1B.12B.2 2B.2 1A.B1A.B 1A.A1A.A 1A.C1A.C 1A.D1A.D 1B.2 1B.2 1B.D1B.D 1B.C1B.C 1B.B1B.B 1B.A1B.ACP1, CP25'CP1 3.74' (CP1) PROP. HT: 103.35 (CP1) MAX. HT: 104.59 CP2 23.96' (CP2) PROP. HT: 103.35 (CP2) MAX. HT: 104.47 CP3 32.39'CP315.82'(CP3) PROP. HT: 103.35 (CP3) MAX. HT: 103.94 CP4, CP527.76'CP4 32.39' (CP4) PROP. HT: 103.35 (CP4) MAX. HT: 103.42(CP5) PROP. HT: 103.35 (CP5) MAX. HT: 103.46 (CP6) PROP. HT: 101.35 CP6 3.76' CP5 3.75'CP6, CP750'(CP6) MAX. HT: 102.35 (CP7) PROP. HT: 101.35 (CP7) MAX. HT: 102.44 CP7 32.41' 101.35 101.35 103.35 103.35 (CP8) PROP. HT: 101.35 CP8 3.95'CP8, CP956.19'(CP8) MAX. HT: 102.05 (CP9) PROP. HT: 101.35 (CP9) MAX. HT: 102.17 CP9 32.27' (CP11) PROP. HT: 101.35 (CP10) PROP. HT: 101.35 CP10 32.27' CP11 3.95'CP10, CP1165.82'(CP10) MAX. HT: 101.75 (CP11) MAX. HT: 101.57 POINT APOINT C POINT BPOINT DPOINT B POINT D POINT A POINT C CP12, CP1393.7'(CP12) PROP. HT: 100.10CP12 3.77' CP13 32.43' (CP12) MAX. HT: 100.19 (CP13) PROP. HT: 100.10 (CP13) MAX. HT: 100.53 (CP1) PROP. HT: 103.35 (CP1) MAX. HT: 104.32 CP1, CP25'CP1 33.65' (CP2) PROP. HT: 103.35 (CP2) MAX. HT: 104.36 CP2 13.36' (CP3) PROP. HT: 103.35 (CP3) MAX. HT: 103.93 CP315.74'CP3 5' (CP4) PROP. HT: 103.35 (CP4) MAX. HT: 103.44 CP4 5'CP4, CP527.75'(CP5) PROP. HT: 103.35 (CP5) MAX. HT: 103.58 CP5 33.65' (CP7) PROP. HT: 101.35 (CP7) MAX. HT: 102.52 (CP6) MAX. HT: 102.85 (CP6) PROP. HT: 101.35 CP6 33.65'CP6, CP749.99'CP7 5' (CP8) MAX. HT: 102.65 CP8, CP956.14'CP8 33.51' (CP8) PROP. HT: 101.85(CP9) PROP. HT: 101.85 (CP9) MAX. HT: 102.27 CP9 5.15' (CP10) PROP. HT: 101.85 CP10 5.15'CP10, CP1165.81'(CP10) MAX. HT: 101.87 (CP11) PROP. HT: 101.85 (CP11) MAX. HT: 102.34 CP11 33.51' (CP13) PROP. HT: 100.52 (CP12) PROP. HT: 100.52 (CP12) MAX. HT: 101.43(CP13) MAX. HT: 100.71 CP12, CP1393.69'CP12 33.65' CP13 5' 98.44 100.52 100.52 PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:11:43 PM 20250504 A. IODA M. NAMVAR G003 CODE COMPLANCEDIAGRAMS - HEIGHTCRITICAL POINTS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 722 LOMA DR 714 LOMA DR UNIT 714B UNIT 714A UNIT 722B UNIT 722A NO.DATE DESCRIPTION Page 132 of 376 NOTE: (714 LOMA DRIVE, HERMOSA BEACH)A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THETIME OF THIS SURVEY. ANY READILY AVAILABLE ITEMS AFFECTING THIS PROPERTYHAVE BEEN PLOTTED BASED ON PROVIDED DOCUMENTS.ITEM #6.- AN EASEMENT FOR WATER PIPES AND INCIDENTAL RIGHTSGRANTED TO WARREN GILLELEN RECORDED IN BOOK 1617, PAGE 47, OF DEEDS(BLANKET IN NATURE)UPWARD TITLE COMPANYORDER NO. 4220125-00313DATED FEBRUARY 21, 2025ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN CONSENTOF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY ORDAMAGE RESULTING FROM SUCH CHANGES OR MODIFICATIONS, INCLUDING ANYATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERSMAY BE JOINED.CONCRETEBRICK106.76EXISTING ELEVATIONBLOCK WALLLEGEND100EXISTING CONTOURXEXISTING FENCEEXISTING BUILDINGWOOD DECKTHIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MYDIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OFPROFESSIONAL LAND SURVEYORS' ACT3914 DEL AMO BLVD, SUITE 921TORRANCE, CA 90503 (310) 542-9433ENGINEERSJOB ADDRESSLEGAL DESCRIPTIONFORDRAWN BYCHECK BYSHEET 1 OF 1DRAWN ONREVISIONSCOPYRIGHTJOB NO.BCRBEGINNING OF CURB RETURNCATVCABLE TV PULL BOXCONC.CONCRETECHMNYCHIMNEYCEFBCITY ENGINEERS FIELD BOOKC/LCENTERLINEC.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCEE'LYEASTERLYEGEDGE OF GUTTEREMELECTRIC METERFFFINISH FLOORFHFIRE HYDRANTFLFLOW LINEGFFGARAGE FINISH FLOORGMGAS METERGUY / GWGUY WIREI.P. IRON PIPE MONUMENTL&TLEAD AND TACK / TAG MONUMENTMHMANHOLE ( SANITARY SEWER / STORM DRAIN)N'LYNORTHERLYN&T / N&WNAIL AND TAG / NAIL AND WASHER MONUMENTPBPULL BOX ( EDISON / TRAFFIC / STREET LIGHTPB (CONT)TELEPHONE / CABLE TV)PCPROPERTY CORNER / PROP. CORNERPLPROPERTY LINE / PROP. LINEPP / UPPOWER POLE / UTILITY POLEPPTPARAPETPWFBPUBLIC WORKS FIELD BOOKR.R.RAIL ROADRDFBROAD DEPARTMENT FIELD BOOKR.S.RECORD OF SURVEYSPK / S&WSPIKE / SPIKE AND WASHER MONUMENTS'LYSOUTHERLYSSCOSANITARY SEWER CLEANOUTSTK / STK&TSTAKE / STAKE AND TAG MONUMENTSTLT / LTSTREET LIGHT POLE / LIGHT POLETCTOP OF CURBTX / BXTOP OF APRON / BOTTOM OF APRONW'LYWESTERLYWMWATER METERBOUNDARY MONUMENTS ARE NOT NECESSARILYSET ON PROPERTY CORNERS. PLEASE REFER TOTHE NOTATION ON THIS SURVEY PLAT FOR OFFSETDIMENSIONS. IF THERE ARE ANY QUESTIONS,PLEASE DO NOT HESITATE TO CONTACT DENNENGINEERS FOR CLARIFICATION BY PHONE AT:(310) 542-9433, M-F 8:00 AM TO 5:00 PM.NOTE: ALL SETBACK DIMENSIONS SHOWNARE MEASURED TO EXTERIOR SURFACE OFBUILDINGS UNLESS OTHERWISE NOTED.714 & 722 LOMA DRIVEHERMOSA BEACH, CA 90254BOUNDARY SURVEYWITH TOPOGRAPHYFMTSSCALE 1" = 10'MARCH 19, 2025REVISIONSNORTH 25-075ANNABELLA IODA - GUL326 S. PACIFIC COAST HIGHWAY, SUITE 206REDONDO BEACH, CA 90277PHONE 310-750-7541LA COUNTY BENCHMARK QY10908 / ELEVATION OF 15.777'FOUND LEAD BRAD AND NAIL IN THE WEST CURB OF THE CENTERLINE MEDIAN3.3 FT WEST OF THE CENTERLINE OF HERMOSA AVENUE ON THE CENTERLINEPRODUCED OF 7TH STREETN 12°10'30"W549.79'N 77°50'27"E106.00'N 77°47'45"E105.99'69.42 TP NAIL71.4569.0474. 3 972.4171.9072.3971.71 72.67 71.0672.64 71.7570.5569.89STLT69.50 69.42 EDBOXTELBOXCATVWM69.6370.3170.32 72.03 72.20 FF69.6869.47 TC69.03 FL69.13 EG69.0968.9569.40 TX68.91 FL69.00 EG69.4969.6769.7270.2670.63WM70.0470.03STA = 3+49.60 70.51 RIM 70.65 TX70.19 FL70.25 EG71.1472.3772.84 73.39 71.2571 . 6 8 71.3971.4972.9773.34 FF71.1471.2472.6675.44 TW 74 . 4 0 74.49 GFF73.3974 . 4 9 74.9474.7675.3274.90 74.30 69.91 72.4473 . 3 2 73.5173.6473.8574.2474 . 3 9 74.6374 . 3 874.0615"TREE74. 5 274.3072.3672.4472.3772.2373 . 2 7 73. 2 072.2572 . 1 0 71 . 9 9 73.54 71 . 2 324"YUCCA70 . 6 470.3669 . 9 2 70.28 70.94 71.59 70.97 71.58 72.25 72.92 72.29 73.03 73.58 73.7374 . 1 3 74.5474.69 75.30 75 . 4 0 75.4471.4375.57 TW X X X X X X X X X X XLOMA DRIVE40'20'20'EXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING GARAGE20.00'20.00'FOUND N&T RCE 28456IN S'LY FACE OF BUILDING0.97' E'LY OF CORNERON PROP. LINE PRODTAG ELEV.= 82.24'FOUND L&T RCE 30826ON PROP. CORNERTAG ELEV.= 71.14'EMGMEMGMEXISTING BUILDINGSSMH #0158IODA CONSTRUCTION NOTE: (722 LOMA DRIVE, HERMOSA BEACH)A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THETIME OF THIS SURVEY. ANY READILY AVAILABLE ITEMS AFFECTING THIS PROPERTYHAVE BEEN PLOTTED BASED ON PROVIDED DOCUMENTS.ITEM #6.- AN EASEMENT FOR WATER PIPES AND INCIDENTAL RIGHTSGRANTED TO WARREN GILLELEN RECORDED IN BOOK 1617, PAGE 47, OF DEEDS(BLANKET IN NATURE)UPWARD TITLE COMPANYORDER NO. 4220125-00312DATED FEBRUARY 21, 2025CONC. SIDEWALKCONC. GUTTERCONC. SIDEWALKCONC. GUTTERBRICKBRICKN 77°51'11"E246.01'STA = 1+09.6067.91 RIMFOUND BOAT S&W RCE 30826 PER PWFB 0616-2396,2397STA 1+00.0010.00'SSMH #0159A8TH STREET127.96'336.96'58.60 RIM SSMH #0157STA = 6+43.90N 77°47'06"E245.95'6TH STREETN 12°10'04"W539.50'CYPRESS AVENUEFOUND BAOT S&W RCE 30826 PER PWFB 0616-2396,23974.8'4.9'12.5'3.7'12.6'722 LOMA DRIVEAPN 4187-030-012714 LOMA DRIVEAPN 4187-030-011S'LY PROFILE @ STRAIGHT GRADE X X X X X X X X X X X X X XN 12°09'52"W37.38'N 12°10'34"W37.39'N 77°49'18"E106.00'63.720.00'37.44'37.44'N 12°10'30"W37.43'N 12°10'30"W37.43'FOUND BOAT S&W LS 7328 PER PWFB 0616-2396,2397FOUND GEAR S&W LS 7707 PER PARCEL MAP NO. 7186669.7469.9770.19 70.52 70.64 70.76 70.88 71.08 71.15 71.22 71.38 71.57 71.68 71.79 71.94 71.99 72.04 72.26 72.48 72.70 72.94 73.18 73.83 74.03 74.32 74.37 74.42 74.47 74.52 74.57 74.63 74.68 74.74 74.79 74.87 74.89 74.92 74.94 74.91 74.87 74.84 69.7469.9770.19 70.38 70.52 70.64 70.76 70.88 71.01 71.08 71.15 71.22 71.30 71.38 71.50 71.57 71.68 71.79 71.87 71.94 71.99 72.04 72.11 72.26 72.48 72.67 72.94 73.18 73.54 73.83 74.03 74.28 74.32 74.37 74.42 74.47 74.52 74.57 74.63 74.68 74.74 74.79 74.84 74.87 74.89 74.92 74.94 74.96 74.91 74.87 74.84 74.86 PC 74.84 74.28 72.11 71.30 71.01 70.38 71.87 71.50 N'LY PROFILE @ STRAIGHT GRADEN'LY PROFILE ALONG SUBJECT PROPERTY GRADE71.2771.41 71.62 71.69 71.86 71.96 72.08 72.19 72.30 72.49 72.58 72.67 72.75 72.82 72.88 72.95 73.01 73.12 73.17 73.22 73.27 73.31 73.45 73.53 73.61 73.69 73.76 73.83 73.89 74.14 74.25 74.35 74.60 74.72 74.69 74.65 74.64 74.64 74.65 74.66 74.66 74.56 71.14 PC 71.2771.4171.55 71.62 71.69 71.79 71.86 71.96 72.08 72.19 72.30 72.38 72.49 72.58 72.67 72.7572.75 72.82 72.88 72.95 73.01 73.06 73.12 73.17 73.22 73.27 73.31 73.35 73.45 73.53 73.61 73.69 73.76 73.83 73.89 73.98 74.14 74.25 74.35 74.44 74.60 74.75 74.72 74.69 74.65 74.63 74.64 74.64 74.65 74.66 74.66 74.56 74.47 PC 74.44 73.35 73.06 72.38 71.55 74.75 74.63 73.98 X X X X74.96 74.86 PC 69.52 PC 74.47 PC 71.14 PC 69.52 PC LOT 7 & S'LY HALF OF LOT 8, BLOCK V, TRACT NO. 2002,M.B. 22-152-155, APN 4187-030-011; AREA=3,965 SFLOT 9 & N'LY HALF OF LOT 8, BLOCK V, TRACT NO. 2002,M.B. 22-152-155, APN 4187-030-012; AREA=3,966 SFS'LY PROFILE ALONG SUBJECT PROPERTY GRADE71.79 70.06 PC70.1770.2770.38 70.48 70.59 70.70 70.81 70.93 71.04 71.16 71.27 71.38 71.60 71.70 71.80 71.91 72.15 72.29 72.50 72.86 73.05 73.16 73.27 73.49 73.60 73.70 73.81 73.92 74.03 74.14 74.25 74.36 74.47 74.58 74.71 74.73 74.75 74.76 74.78 74.82 74.86 74.84 74.77 74.70 74.62 74.61 74.61 70.06 PC 70.1770.2770.38 70.48 70.59 70.70 70.81 70.93 71.04 71.16 71.27 71.38 71.46 71.60 71.70 71.80 71.91 72.00 72.15 72.29 72.39 72.98 73.05 73.16 73.27 73.39 73.49 73.60 73.70 73.81 73.92 74.03 74.14 74.25 74.36 74.47 74.58 74.70 74.71 74.73 74.75 74.76 74.78 74.80 74.82 74.8674.8874.84 74.77 74.70 74.62 74.61 74.61 74.60 PC 72.69 74.60 PCPROFILE ALONG N'LY LINE OF S'LY HALF OF LOT 8 N'LY LINE OF S 'LY HALF OF LOT 8 PROFILE @ STRAIGHT GRADE 71.46 74.70 74.80 73.39 72.00 Page 133 of 376 5.04% 70.35 71.02 70.69 70.19 +2"+2"+2"+2"2.79% 2.78% 5.03%1.04%69.94 1.25%1.27%1.25%1.96%1.30%3' - 0"10' - 0"3' - 0"4' - 0"4' - 0"CLR 20' - 0"18' - 0"CLR 20' - 0"18' - 0"CLR 20' - 0"18' - 0"GUEST PARKING 8' - 6" GUEST PARKING 8' - 6"4' - 0"ADA SIDEWALK UNIT 722B 1' - 6" SIDE SB 5' - 0" SIDE SB 5' - 0" 2 CAR GARAGE 2 CAR GARAGE 2 CAR GARAGE 2 CAR GARAGE CLR 20' - 0"18' - 0"REAR YARD10' - 0"16' DOOR16' DOOR16' DOOR16' DOOR265 GALLON RAIN BARREL NEW SIDEWALK & CURB CUT 2' - 0" PROPOSED NEW STREET LIGHT LOCATION. NOTE: TO BE COORDINATED WITH SCE AND INSTALLED IN CONFORMANCE WITH CITY CODE & STANDARDS, & THE GREENBOOK STANDARDS. (E) TELBOX (E) WM (E) EDBOX(E) CATV 5' - 6" LOMA DR EXISTING RESIDENCELEVEL ABOVE LEVEL ABOVE0.70%NEW FENCE WALL NEW FENCE WALL 3' - 1" 6' - 0" 6' - 0"2' - 11" 2A.2 2A.2 2A.1 2A.1 2A.3 2A.3 2A.B2A.B 2A.A2A.A 2A.C2A.C 2A.D2A.D 2B.D2B.D 2B.C2B.C 2B.B2B.B 2B.3 2B.3 2B.1 2B.1 2B.A2B.A 1 CD2 6 CD2 1A.2 1A.2 1A.1 1A.1 1A.3 1A.3 1B.3 1B.3 1B.1 1B.1 3 CD27 / CD27 CD2 25'-0" MIN. 25' - 3" HEAT PUMP CONDENSOR NEW 5' RETAINING WALL FRONT YARD7' - 0"2' - 0"24' - 4"18' - 8"BLDG. SEPARATION6' - 0"18' - 8"21' - 4"5' - 0"REAR SB5' - 0"LEVEL ABOVE45' - 0"45' - 0"2B.2 2B.2 1A.B1A.B 1A.A1A.A 1A.C1A.C 1A.D1A.D 25' - 1 3/4"3' - 6" 1B.2 1B.2 3' - 6"25' - 1 3/4" 28' - 7 3/4" 28' - 7 3/4" SIDE SB 3' - 9"28' - 7 3/4" SIDE SB 5' - 0" SIDE SB 5' - 0"28' - 7 3/4" SIDE SB 3' - 9 1/4"1' - 0"17' - 1"PLANTING AREA PLANTING AREA 1B.D1B.D 1B.C1B.C 1B.B1B.B 1B.A1B.A FRONT SB5' - 0"2' - 0"24' - 4"18' - 8"BLDG SEPARATION6' - 0"18' - 8"21' - 4"5' - 0"REAR SB5' - 0"45' - 0"45' - 0"EXISTING RESIDENCEEXISTING RESIDENCE6 CD1 NOTE: SEE ENLARGED PLAN NOTE: SEE ENLARGED PLAN 8' - 2"8' - 2" PATIO 12' - 0"8' - 6"PATIO12' - 0"8' - 6"REAR YARD10' - 0"LEVEL ABOVE HEAT PUMP CONDENSOR 10%3' HIGH WALL 3' HIGH FENCE 8' - 0"8' - 0" PATIOPATIO 1' - 6" 13' - 0"PLANTING AREAPLANTING AREA100 GALLON RAIN BARREL 100 GALLON RAIN BARREL 37' - 4 3/4"37' - 4 9/16" NEW 5' RETAINING WALL 74.86 PC 74.60 PC74.60 PC 74.47 PC 71.14 PC69.52 PC 70.85 70.94 70.85 70.94 71.02 70.69 722 B LOMA DR PAD EL: 70.35GARAGE GF: 71.021ST FLR FF: 71.02 70.60 UNIT 714B 714 B LOMA DR PAD EL: 70.35GARAGE GF: 71.021ST FLR FF: 71.02 UNIT 722A 722 A LOMA DR PAD EL: 69.85GARAGE GF: 70.191ST FLR FF: 70.52 UNIT 714A 714 A LOMA DR PAD EL: 70.35GARAGE GF: 70.691ST FLR FF: 71.0277° 49' 18"106.00'NE77° 50' 27"106.00'NE77° 47' 45"105.99'NE12° 10' 30"37.43'N W12° 10' 30"37.43'N W N 12° 10' 34"W 37.39'N 12° 09' 52"W 37.38' 8 CD28 / CD24 CD2 5 CD2 2 CD2 SIDE SB 3' - 9" SIDE SB 3' - 9" 4 CD1 8 CD1 GROUND LOT COVERAGE: 928 SF GROUND LOT COVERAGE: 928 SF GROUND LOT COVERAGE: 1012 SF GROUND LOT COVERAGE: 1012 SF GAS METERS GAS METERS PROPOSED ELECTRICAL METER 2' - 0"PROPOSED ELECTRICAL METER (E) LIGHT POLE. TO BE RELOCATED. NOTE:EXISTING TELBOX, WM, CTV LOCATION TO REMAIN. EDBOX TO BE COORDINATED WITH SOCAL EDISON. 5 CD1 7 CD1 3 CD1[No Slope] 2A.1 2A.D 2B.D 2B.1 5' - 2"35 GALLON TRASH BINS 265 GALLON RAIN BARREL HEAT PUMP CONDENSORCLR.5' - 2"CLR. 3' - 7" SCREEN FENCE WITH GATE H=5'11" MAX. TBD. FENCE WITH GATE H=5'11" MAX. TBD35 GALLON TRASH BINS 265 GALLON RAIN BARREL GARAGE EXIT GARAGE EXIT 2' - 10" 2' - 10"BUILDING SEPARATION6' - 0"5'11" HIGH FENCE WALL8' - 2" PPAV2PPAV2 LS1 722 A 722 B 2A.2 2A.2 2A.3 2A.3 2A.B 2A.A 9 CD1 RAIN BARREL 1' - 4" PATIO 9' - 0"5' - 1"1' - 11"PLASTER FENCE PPAV1 LS1 LS1 FRONT SB5' - 0"FRONT YARD7' - 0"GAS METERS CAST IN PLACE BOLLARD 2B.B2B.B 2B.3 2B.3 2B.1 2B.1 2B.A2B.A 2B.2 2B.2 10 CD1 SCREENED GATE 12' - 0"8' - 6"PATIO 6' - 4"1' - 6"RETAINING FENCE WALL HEAT PUMP CONDENSORCLR.5' - 2"CLR. 3' - 7" 265 GALLON RAIN BARREL 5'11" MIXED CONSTRUCTION FENCE WALL 5'11" MIXED CONSTRUCTION FENCE WALL 2' - 7"FLOOR ABOVETURF1 PPAV1 GRAV1 LS1 LS1 3' - 9"28' - 8"5' - 0" DARK MULCH W/ LIVE PLANTING LIVE GRASS OR TURF 720 SF 180 SF 180 / (180 + 720) * 100 = 20% 900 SF TOTAL NAMEPATTERNTOTAL AREA CONC2 - CONCRETE - CITY MIX @ SIDEWALK NAMEPATTERNTOTAL AREA TBD PPAV2 - 6 x 6 PERVIOUS PAVERS. COLOR TBD. PATTERN TBD1850 SF 4414 SF TOTAL PPAV - 12 x 12 PERVIOUS PAVERS. COLOR TBD. PATTERN TBD2564 SF 12.5'12.5'31.37'43.5'29.42'5'5' 10' TURNING AREA 25' 7.5'24.93'24.9'7.5' DRIVEWAY PROPOSED DRIVEWAY & TURNAROUND EASEMENT 714BGARAGE 714A GARAGE 722BGARAGE 722AGARAGE 1B.3 1B.3 1B.1 1B.1 1B.2 1B.2 1B.B1B.B 1B.A1B.A PATIO8' - 6"12' - 0"6' - 4" TURF1 LS1 PPAV1 FLOOR ABOVE 5' - 0"5' - 0"8' - 6"25' - 2"3' - 9" RETAINING FENCE WALL SCREENED GATE RAIN BARREL 1A.1 1B.1 1A.D 1B.D OPERABLE SCREEN GATE 35 GALLON TRASH BINS 265 GALLON RAIN BARREL HEAT PUMP CONDENSOR OPERABLE SCREEN GATE H=5'11" MAX 35 GALLON TRASH BINS 265 GALLON RAIN BARREL GARAGE EXIT GARAGE EXIT 5'11" HIGH FENCE WALL PPAV2 PPAV2 LS1 714 A 714 B BUILDING SEPERATION6' - 0"1A.2 1A.2 1A.3 1A.3 1A.B1A.B 1A.A1A.A RAIN BARREL PATIO 9' - 0"1' - 4"FRONT SB5' - 0"FRONT YARD7' - 0"1' - 11"5' - 1"PPAV1 LS1 CAST IN PLACE BOLARD GAS METERS 70.35 UNIT 722A LEVEL 110" 79.69 UNIT 722A LEVEL 210' - 2" 88.85 UNIT 722A LEVEL 319' - 4" 2A.B2A.A BALCONY RAIN CHAIN SCUPPER GUARDRAIL OUTLET 71.02 UNIT 722B LEVEL 11' - 6" 80.35 UNIT 722B LEVEL 210' - 10" 89.69 UNIT 722B LEVEL 320' - 2" 99.85 UNIT 722B DECK30' - 4" 2B.32B.2 PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:11:49 PM 20250504 A. IODA M. NAMVAR CD1 SITE PLAN ANDDETAILS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 SCALE: 3/16" = 1'-0"CD11SITE PLAN SCALE: 1/4" = 1'-0"CD16722 - BUILDING SEPARATION YARD SCALE: 1/4" = 1'-0"CD14722 FRONT YARD ENLARGED PLAN SCALE: 1/4" = 1'-0"CD18722B REAR YARD ENLARGED PLAN 1. 2. 3. 4. 5. 6. 7. ACCESS GATES TO NOT CONTAIN ANY LOCKING MECHANISM 42" MAXIMUM WALL HEIGHT AT FRONT SETBACK. 6'-0" MAXIMUM WALL HEIGHT ALONG SIDE AND REAR SETBACKS & YARDS. BOX TREE TO BE PLANTED MIN. 5' FROM SIDEWALK. SEE LANDSCAPE PLAN FOR PLANT LOCATIONS AND TYPE. NO PORTIONS OF THE BUILDING HAVE BEEN EXCLUDED FROM THE BUILDING AREA ANALYSIS. ALL AREAS, INCLUDED BUT NOT LIMITED TO SHAFTS, STORAGE ROOMS, BATHROOMS, EQUIPMENT ROOMS AND UNOCCUPIED SPACES HAVE BEEN INCLUDED IN THE BUILDING AREA VERIFY ARCHITECTURAL SITE PLAN AGAINST THE CIVIL GRADING AND DRAINAGE PLANE PRIOR TO CONSTRUCTION. COORDINATE ANY DISCREPANCIES WITH PROJECT DESIGNER. NOTES GRADINGGRADING CUT809 CU. YDS FILL0 TOTAL YDS-809 CU. YDS HARDSCAPE LEGENDSOFTSCAPE LEGEND LOT COVERAGE - 722 LOMA LOT AREA3965.66 SF BUILDING GROUND COVERAGE1940 SF48.92% PERVIOUS PATIOS146 SF3.68% LANDSCAPING & TURF360SF + 90SF = 450SF11.35% PERVIOUS DRIVEWAYS103025.97% PERVIOUS WALKWAYS3137.89% SITE WALLS / OTHER2612.19% LOT COVERAGE - 714 LOMA LOT AREA3964.63 SF BUILDING GROUND COVERAGE1940 SF48.93% PERVIOUS PATIOS146 SF3.68% LANDSCAPING + TURF360SF + 90SF = 450SF11.35% PERVIOUS DRIVEWAYS1030 SF25.98% PERVIOUS WALKWAYS313 SF7.89% SITE WALLS / OTHER85.63 SF2.16% NOTE:A CALIFORNIA STATE LICENSED SURVEYOR IS REQUIRED TO CERTIFY THE LOCATION AND SETBACKS OF ALL NEW CONSTRUCTION PRIOR TO THE FIRST FOUNDATION INSPECTION. A COPY OF THE CERTIFICATION SHALL BE AVAILABLE TO THE BUILDING DIVISION INSPECTOR FOR THE JOB PRIOR TO THE FIRST INSPECTION. SCALE: 1" = 20'-0"CD12PROPOSED EASEMENT PLAN SCALE: 1/4" = 1'-0"CD17714 B REAR YARD ENLARGED PLAN SCALE: 1/4" = 1'-0"CD15714- BUILDING SEPARATION YARD SCALE: 1/4" = 1'-0"CD13714 FRONT YARD ENLARGED PLAN NO.DATE DESCRIPTION SCALE: 1/4" = 1'-0"CD19RAIN CHAIN SECTION SCALE: 3/16" = 1'-0"CD110RAIN BARREL SCTN. @ REAR MAX 42" MAX 42" SCREENEDGATE. 6' H MAX SCREENEDGATE. 6' H MAX SCREENEDGATE. 6' H MAX SCREENED FENCE.6' H MAX SITE WALL. 6' HMAX SCREENEDGATE. 6' H MAX Page 134 of 376 71.02 UNIT 722B LEVEL 11' - 6" 80.35 UNIT 722B LEVEL 210' - 10" 89.69 UNIT 722B LEVEL 320' - 2" 99.85 UNIT 722B DECK30' - 4" 70.77 UNIT 714A LEVEL 11' - 3" 80.10 UNIT 714A LEVEL 210' - 7" 89.27 UNIT 714A LEVEL 319' - 9" 98.35 UNIT 1A DECK28' - 10" 98.85 UNIT 714A ROOF29' - 4" 2A.B 2A.A2A.C2A.D2B.D2B.C2B.B2B.A 1A.B 1A.A1A.C1A.D 72" X 30" F5 1B-2 30" X 30" A1 1B-3 30" X 30" A1 1A-12 48" X 54" 1GG 1A-11 36" X 54" 1HH 1A-1330" X 30" A1 1B-11 60" X 54" 1II 1B-1048" X 30" A2 1B-12 72" X 36" 1DD 1A-20 36" X 60" 1S 1A-19 72" X 30" F5 1A-224" X 30" 1FF 1A-3 70.06 E70.27 E70.59 E71.46 E72.00 E72.39 E72.98 E73.39 E74.70 E74.88 E74.60 E74.62 E74.80 E(CP13) 100.52(CP9) 101.85(CP7) 101.85(CP4) 101.35(CP3) 103.35(CP2) 103.35 INTERPOLATED MAX HEIGHT; 30' INTERPOLATED EXISTING GRADE30'30'PLAS1 PLAS1 PLAS1 FB2 FB2 PLAS1 PLAS1 GL1 GL1 EXISTING GRADE 70.77 UNIT 714A LEVEL 11' - 3" 80.10 UNIT 714A LEVEL 210' - 7" 89.27 UNIT 714A LEVEL 319' - 9" 98.35 UNIT 1A DECK28' - 10" 98.85 UNIT 714A ROOF29' - 4" 71.02 UNIT 714B LEVEL 11' - 6" 80.35 UNIT 714B LEVEL 210' - 10" 89.69 UNIT 714B LEVEL 320' - 2" 99.85 UNIT 714B DECK30' - 4" 1A.B1A.A 1A.C 1A.D 1B.D 1B.C 1B.B 1B.A 60" X 54" 1II 1A-4 36" X 30" 1U 1A-7 36" X 48" 1T 1A-8 36" X 60" 1S 1A-6 36" X 60" 1P 1A-1648" X 1R 1A-15 36" X 54" 1HH 1B-7 36" X 30" 1U 1B-6 36" X 72" 1AA 1B-17 36" X 72" 1AA 1B-15 71.14 E71.55 E71.79 E72.38 E72.75 E73.06 E73.35 E73.76 E73.98 E74.75 E74.44 E74.62 E74.65 E74.46 E(CP12) 100.52 (CP11) 101.85 (CP6) 101.35 (CP5) 103.35 (CP1) 103.35 INTERPOLATED MAX HEIGHT; 30' INTERPOLATED EXISTING GRADE (CP8) 101.85 GLASS GAURDRAIL 30'30'PLAS1 PLAS1 PLAS1 PLAS1 PLAS1 PLAS1GL1 GL1 EXISTING GRADE 70.35 UNIT 722A LEVEL 110" 79.69 UNIT 722A LEVEL 210' - 2" 88.85 UNIT 722A LEVEL 319' - 4" 97.85 UNIT 722A DECK28' - 4" 98.44 UNIT 722A ROOF28' - 11" 71.02 UNIT 722B LEVEL 11' - 6" 80.35 UNIT 722B LEVEL 210' - 10" 89.69 UNIT 722B LEVEL 320' - 2" 99.85 UNIT 722B DECK30' - 4" 2A.B2A.A2A.C2A.D2B.D2B.C2B.B2B.A 3' - 11"(CP12) 100.10 (CP5) 103.35(CP1) 103.35 92.35 74.79 E74.83 E74.57 E74.28 E72.67 E72.11 E71.87 E71.01 E70.38 EPROPOSED SCE POLE RELOCATION (CP6) 101.35 3' - 6"3' - 6"(CP8) 101.35(CP11) 101.35 60" X 54" 1II 2A-4 36" X 30" 1U 2A-736" X 54" 1HH 2B-736" X 30" 1U 2B-6 36" X 48" 1T 2A-8 36" X 60" 1P 2A-1648" X 1R 2A-15 36" X 60" 1S 2A-6 36" X 72" 1AA 2B-1736" X 72" 1AA 2B-15 INTERPOLATED MAX HEIGHT; 30' INTERPOLATED EXISTING GRADE 36" X 72" 1AA 2B-16 36" X 54" 1HH 2B-536" X 30" 1U 2B-4 48" X 1R 2B-1430'30'PLAS1PLAS1 PLAS1PLAS1FB1PLAS1 PLAS1 PLAS1 GL1 GL1 EXISTING GRADE 70.35 UNIT 722A LEVEL 110" 79.69 UNIT 722A LEVEL 210' - 2" 88.85 UNIT 722A LEVEL 319' - 4" 97.85 UNIT 722A DECK28' - 4" 98.44 UNIT 722A ROOF28' - 11" 71.02 UNIT 722B LEVEL 11' - 6" 80.35 UNIT 722B LEVEL 210' - 10" 89.69 UNIT 722B LEVEL 320' - 2" 99.85 UNIT 722B DECK30' - 4" 2A.B2A.A2A.C2A.D2B.D2B.C2B.B2B.A1A.B1A.A1A.C1A.D1B.D1B.C1B.B1B.A 70.06 74.603' - 6"(CP13) 100.10(CP9) 101.35 (CP7) 101.35 (CP4) 103.35(CP2) 103.35 92.3593.19 72" X 30" F5 2A-272" X 30" F5 2B-230" X 30" A1 2B-3 30" X 30" A1 2A-3 30" X 30" A1 2A-12 48" X 54" 1GG 2A-11 72" X 36" 1DD 2A-20 36" X 60" 1S 2A-19 30" X 30" A1 2B-11 60" X 54" 1II 2B-10 36" X 54" 1HH 2A-1348" X 30" A2 2B-12 INTERPOLATED MAX HEIGHT; 30' INTERPOLATED EXISTING GRADE (CP3) 103.35 (CP10) 101.35 30'30'PLAS1 GL1 PLAS1 FB2 PLAS1 PLAS1 PLAS1 FB2EXISTING GRADE 71.02 UNIT 722B LEVEL 11' - 6" 80.35 UNIT 722B LEVEL 210' - 10" 89.69 UNIT 722B LEVEL 320' - 2" 99.85 UNIT 722B DECK30' - 4" 71.02 UNIT 714B LEVEL 11' - 6" 80.35 UNIT 714B LEVEL 210' - 10" 89.69 UNIT 714B LEVEL 320' - 2" 99.85 UNIT 714B DECK30' - 4" 2B.32B.11B.31B.12B.21B.2 3' - 6"36" X 54" 1HH 2B-136" X 54" 1HH 1B-1 36" X 54" 1HH 2B-1336" X 60" 1P 1B-13 (CP1) 103.35(CP2) 103.35(CP3) 103.35(CP3) 103.35(CP2) 103.35(CP1) 103.35 714 LOMA DR722 LOMA DR PLAS1 PLAS1 PLAS1PLAS1 PLAS1 PLAS1 70.35 UNIT 722A LEVEL 110" 79.69 UNIT 722A LEVEL 210' - 2" 88.85 UNIT 722A LEVEL 319' - 4" 97.85 UNIT 722A DECK28' - 4" 98.44 UNIT 722A ROOF28' - 11" 70.77 UNIT 714A LEVEL 11' - 3" 80.10 UNIT 714A LEVEL 210' - 7" 89.27 UNIT 714A LEVEL 319' - 9" 98.35 UNIT 1A DECK28' - 10" 98.85 UNIT 714A ROOF29' - 4" 2A.22A.1 2A.3 1A.2 1A.11A.3 48" X 30" A2 2A-1 36" X 60" 1P 2A-14 42" X 92" 1Q 2A-17 42" X 92" 1Q 2A-18 48" X 1R 2A-15 36" X 60" 1P 1A-14 48" X 1R 1A-15 42" X 92" 1Q 1A-1742" X 92" 1Q 1A-18 48" X 30" A2 1A-1 714 LOMA DR722 LOMA DR (CP12) 100.10 100.10 (CP13)(CP13) 100.52 (CP12) 100.52 PLAS1 PLAS1 PLAS1FB1 GL1 GL1 PLAS1PLAS1 PLAS1 70.35 UNIT 722A LEVEL 110" 79.69 UNIT 722A LEVEL 210' - 2" 88.85 UNIT 722A LEVEL 319' - 4" 97.85 UNIT 722A DECK28' - 4"98.44 UNIT 722A ROOF28' - 11" 71.02 UNIT 722B LEVEL 11' - 6" 80.35 UNIT 722B LEVEL 210' - 10" 89.69 UNIT 722B LEVEL 320' - 2" 99.85 UNIT 722B DECK30' - 4" 2A.B2A.A2A.C2A.D2B.D2B.C2B.B2B.A 70.198' - 6"8' - 4"GAURDRAIL3' - 6"9' - 4"HALL LIVING AREA BEDROOM 3BEDROOM 1 ENTRYGARAGE BALCONY BATH 31' - 5"PLATE9' - 7"10"PLATE8' - 4"10"PLATE8' - 6"2' - 3"1' - 3"WATER HEATER3' - 0"3' - 6"3' - 6"1' - 8"PARAPET PLATE8' - 2"10"ELEVATOR SHAFT PLATE8' - 6"10"PLATE8' - 6"10"PLATE9' - 4"10"GUARDRAIL3' - 6"8' - 1" FRONT SB 5' - 0" FRONT YARD 7' - 0" REAR SB 5' - 0" REAR YARD 10' - 0" 45' - 0" BLDG SEPARATION 6' - 0"45' - 0"1' - 6"PARAPET DINING AREALIVING AREA BEDROOM 1BATH 2BEDROOM 2 101.35101.35 ELEVATOR SHAFT DECK STORAGE BOX GARAGE 70.77 UNIT 714A LEVEL 11' - 3" 80.10 UNIT 714A LEVEL 210' - 7" 89.27 UNIT 714A LEVEL 319' - 9" 98.35 UNIT 1A DECK28' - 10"98.85 UNIT 714A ROOF29' - 4" 71.02 UNIT 714B LEVEL 11' - 6" 80.35 UNIT 714B LEVEL 210' - 10" 89.69 UNIT 714B LEVEL 320' - 2" 99.85 UNIT 714B DECK30' - 4" 1A.B1A.A 1A.C 1A.D 1B.D 1B.C 1B.B 1B.A 1' - 3"PLATE9' - 7"10"PLATE8' - 4"10"PLATE8' - 6"GAURDRAIL3' - 6"GAURDRAIL3' - 6"PLATE8' - 6"10"PLATE8' - 6"10"PLATE9' - 4"10"GAURDRAIL3' - 6"1' - 8"BLDG SEPERATION 6' - 0"45' - 0" PARAPET 8' - 1" REAR SB 5' - 0" REAR YARD 10' - 0" FRONT SB 5' - 0"45' - 0" FRONT YARD 7' - 0" DINING AREA BEDROOM 3 BATH 3 HALLWAY ELEVATOR BEDROOM 1 GARAGEGARAGE ENTRY ELEVATOR BEDROOM 1 ELEVATORHALL LIVING AREABALCONY BATH 3HALL BEDROOM 3 POWDER RM LIVING AREAELEVATOR ROOF DECK ROOF DECK ELEVATOR ENTRY PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:12:23 PM 20250504 A. IODA M. NAMVAR CD2 SITE ELEVATIONS &SECTIONS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 SCALE: 1/8" = 1'-0"CD25SITE ELEVATION - 714 NORTH SCALE: 1/8" = 1'-0"CD23SITE ELEVATION - 714 SOUTH SCALE: 1/8" = 1'-0"CD26SITE ELEVATION - 722 NORTH SCALE: 1/8" = 1'-0"CD24SITE ELEVATION - 722 SOUTH SCALE: 1/8" = 1'-0"CD22SITE ELEVATION - EAST / REAR SCALE: 1/8" = 1'-0"CD21SITE ELEVATION - WEST / FRONT NO.DATE DESCRIPTION SCALE: 1/8" = 1'-0"CD28SITE SECTION 2 - 722 LOMA SCALE: 1/8" = 1'-0"CD27SITE SECTION 1 - 714 LOMA Page 135 of 376 2A.2 2A.2 2A.1 2A.1 2A.3 2A.3 2A.B2A.B 2A.A2A.A 2A.C2A.C 2A.D2A.D 2B.D2B.D 2B.C2B.C 2B.B2B.B 2B.3 2B.3 2B.1 2B.1 2B.A2B.A 1 CD2 6 CD2 1A.2 1A.2 1A.1 1A.1 1A.3 1A.3 1B.3 1B.3 1B.1 1B.1 3 CD27 / CD27 CD2 2B.2 2B.2 1A.B1A.B 1A.A1A.A 1A.C1A.C 1A.D1A.D 1B.2 1B.2 1B.D1B.D 1B.C1B.C 1B.B1B.B 1B.A1B.A 8 CD28 / CD24 CD2 5 CD2 2 CD2 73.54 69.74 69.97 70.19 70.52 70.64 70.76 70.88 71.08 71.15 71.22 71.38 71.57 71.68 71.79 71.94 71.99 72.04 72.26 72.48 72.70 72.94 73.18 73.83 74.03 74.32 74.37 74.42 74.47 74.52 74.57 74.63 74.68 74.74 74.79 74.87 74.89 74.92 74.94 74.91 74.87 74.84 74.84 74.28 72.11 71.30 71.01 70.38 71.87 71.50 74.96 74.86 PC 69.52 PC 70.06 PC 70.17 70.27 70.38 70.48 70.59 70.70 70.81 70.93 71.04 71.16 71.27 71.38 71.60 71.70 71.80 71.91 72.15 72.29 72.50 72.86 73.05 73.16 73.27 73.49 73.60 73.70 73.81 73.92 74.03 74.14 74.25 74.36 74.47 74.58 74.71 74.73 74.75 74.76 74.78 74.82 74.86 74.84 74.77 74.70 74.62 74.61 74.61 74.60 PC 71.46 74.70 74.80 73.39 72.00 71.27 71.41 71.62 71.69 71.86 71.96 72.08 72.19 72.30 72.49 72.58 72.67 72.75 72.82 72.88 72.95 73.01 73.12 73.17 73.22 73.27 73.31 73.45 73.53 73.61 73.69 73.76 73.83 73.89 74.14 74.25 74.35 74.60 74.72 74.69 74.65 74.64 74.64 74.65 74.66 74.66 74.56 74.44 73.35 73.06 72.38 71.55 74.75 74.63 73.98 74.47 PC 71.14 PC 71.79 103.35 103.35 103.35 103.35 103.35 101.35 100.10 1%1% 100.10 100.52 100.52 101.85101.85 101.85 93.19 93.19 103.35103.35 103.35 103.35 101.35101.35 100.52 101.35 101.35 101.35 101.35 1%1% [No Slope] 2%3%3%2% 1%1%1%1% 1%1%3%3% 3.74'4.93'32.47'50.07'101.353.95'2%2%SOLAR PANELS. SIZE TBD SOLAR PANELS. SIZE TBD SOLAR PANELS. SIZE TBDSOLAR PANELS. SIZE TBD DECK STORAGE BOX DECK STORAGE BOX DECK STORAGE BOX DECK STORAGE BOX PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:13:02 PM 20250504 A. IODA M. NAMVAR CD3 SITE ROOF PLAN & 3DVIEWS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 SCALE: 3/16" = 1'-0"CD31SITE ROOF PLAN SCALE:CD32722 UNIT A + B (NW) SCALE:CD33722 UNIT A + B (SE) SCALE:CD34714 UNITA + B (NW) SCALE:CD35714 UNIT A + B (SE) UNIT 722A UNIT 722B UNIT 722B UNIT 722A UNIT 714A UNIT 714B UNIT 714B UNIT 714A NOTE: 3D VIEWS FOR REFERENCE ONLY. NO.DATE DESCRIPTION Page 136 of 376 PROJECT INFORMATION:GENERAL INFORMATION●GRADING PERMIT APPLICATION NO. GR *●EARTHWORK VOLUMESCUT 809 (CY), FILL 0 (CY)OVER EXCAVATION/ RECOMPACTION - (CY)TOTAL 809 (CY),EXPORT 809 (CY),●TOTAL LOT AREA 7,931 SQ. FT. 0.182 ACRES *C-1C-2 NOTES & SPECIFICATIONS GRADING & DRAINAGE PLANC-5 EROSION CONTROL PLANC-6 DRAINAGE PLAN PROJECT SITE CYPRESS AVE.6TH STREETNEXISTING RETAINING WALLPROPOSED RETAINING WALLPROPERTY LINEEXISTING FENCE LANDSCAPE AREAB.W.BACK OF WALKDS DOWNSPOUTF.F.FINISHED FLOORF.G.FINISHED GRADEF.L.FLOW LINEF.S.FINISHED SURFACEG.F.GARAGE FLOORINV.INVERTP.A.PLANTING AREAP.E.PAD ELEVATIONP.O.C POINT OF CONNECTIONR.W.RETAINING WALLT.F TOP OF FOOTINGT.G.TOP OF GRATET.S. TOP OF STEPST.W.TOP OF WALLLOMA DR.C-3 GRADING SECTIONS NOTES:1. SEWER MAIN LATERAL SHALL BE CONSTRUCTED PRIOR TO CONSTRUCTION OF FIRST FLOOR.2. PUBLIC RIGHT OF WAY AND RELATED IMPROVEMENTS SHALL BE PROTECTED DURING CONSTRUCTION.3. THE PROJECT SITE SHALL BE KEPT CONTINUOUSLY FENCED IN ACCORDANCE WITH THE BUILDING CODE UNTIL THE PROJECT IS FINAL OR APPROVAL TO REMOVE THE FENCE HAS BEEN OBTAINED FROM THE CITY BUILDING.4. THE PLANS ARE TO BE APPROVED PER BUILDING CODE 2022 CBC, CPC, CMC, CEC, CGBC AND T-24.LEGAL DESCRIPTION: LOT 9 & N'LY HALF OF LOT 8 LOT 7 & S'LY HALF OF LOT 8 TRACT NO. 2002M.B.22-152-155 APN 4187-030-011/012N8TH STREETC-4LID DETAILSPUBLIC IMPROVEMENT PLANC-7Page 137 of 376 N 77°50'27"E106.00'N 77°47'45"E105.99'69.42 TP NAIL 71.14 PC71.4569.0474.3972.4172.0072.3971.4671.9072.3971.71 72.67 70.5970.2771.06 72.64 71.7570.5569.89STLT69.5069.42 EDBOXTELBOXCATVWM69.63 70.3170.32 72.03 72.20 FF69.6869. 5 2 P C69.47 TC69.03 FL69.13 EG69.0968.95 69.40 TX68.91 FL69.00 EG69.4969.6769.7270.2670.63WM70.0470.0370.65 TX70.19 FL70.25 EG71.1471. 5 5 71.7972.3772.84 73.39 71. 2 5 71.6871.3971.4972.9773.34 FF71.1471.2472.6671.9672.3872. 7 5 75. 4 4 T W 73. 0 6 73. 3 5 73.7673.9874.4474 . 4 0 74 . 4 9 G F F73.3974.7574.6374.6674 . 4 9 74.47 PC74 . 9 4 74. 7 675.3274.90 74.30 70.0669.9172.4473.3273.5173.6473 . 8 5 74.2474.3974.6374.3874.0615"TREE74.5274.3074. 6 274.8074.7074 . 8 873.3972.9872.3672.4472.3772.2373.2773 . 2 072.2572.1072.1171 . 9 9 72.6773.5474.2874.5774 . 8 4 74.9674 . 8 6 71.2324"YUCCA70. 6 4 70.36 70. 3 8 69 . 9 2 70.28 70.94 71.59 70.97 71.58 72.25 72.92 72.29 73.03 73.58 73.7374.1374 . 5 4 74.69 75.30 75.4075.4471.4375.57 TW71.8771.5071.3071 . 0 1LOMA DRIVE40'20'20'EXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCE20.00'FOUND N&T RCE 28456IN S'LY FACE OF BUILDING0.97' E'LY OF CORNERON PROP. LINE PRODTAG ELEV.= 82.24'FOUND L&T RCE 30826ON PROP. CORNERTAG ELEV.= 71.14'EMGMEMGMEXISTING BUILDINGCONC. SIDEWALKCONC. SIDEWALKCONC. GUTTER336.96'N 12°09'52"W37.38'N 12°10'34"W37.39'63.7N 12°10'30"W37.43'N 12°10'30"W37.43'A -B -D -C -666644710777731111114444777888887104888887764118638887442222222211111512NCONSTRUCTION NOTES:1INSTALL 4" P.V.C. SDR-35, A.S.T.M., D3034 STORM DRAIN AT 0.5% MIN. SLOPE, TRENCH PER CITY STD 117.2INSTALL 4" P.V.C. SDR-35, ROOF DRAIN.3INSTALL 3"X8" RECTANGULAR PARKWAY DRAIN PER APWA STD PLAN 151-2.4CONSTRUCT PERMEABLE PAVEMENT PER DETAIL 1 HEREON.5CONSTRUCT NEW 6" PCC DRIVEWAY, W=10', X=3' PER CITY OF HERMOSA BEACH STD PLAN 102.6 INSTALL 265 GALLON BUSHMAN SLIMLINE RAIN BARREL (TOTAL 8) OR APPROVED EQUAL, REFER TO DETAIL ON C-5.7 RETAINING WALL PER SEPARATE PERMIT.8 INSTALL 6" AREA DRAIN WITH 50% OPENING GRATE PER NDS PRODUCTS OR APPROVED EQUAL. CONNECT TO 4" PVC PIPE.9 CONTRACTOR SHALL IMPLEMENT AND MAINTAIN BMPS. THE PUBLIC RIGHT-OF-WAY SHALL NOT BE USED AS STORAGE AREA AND ARE SURROUNDING SITE SHALL BE CLEARED OF DEBRIS.10 EXIST WALL OR FENCE AT NEIGHBOR TO REMAIN.11 LANDSCAPE AREA.12 EXISTING STREET LIGHT TO BE RELOCATED, PROPOSED LOCATION TO BE DETERMINED BY CITY OF HERMOSA BEACHEXISTING RETAINING WALLPROPOSED RETAINING WALLPROPERTY LINEEXISTING FENCE EXISTING WATER EXISTING SEWER 6"Ø AREA DRAIN PER NDS PLASTIC PRODUCTSB.W.BACK OF WALKDS DOWNSPOUTF.F.FINISHED FLOORF.G.FINISHED GRADEF.L.FLOW LINEF.S.FINISHED SURFACEG.F.GARAGE FLOORINV.INVERTP.A.PLANTING AREAP.E.PAD ELEVATIONP.O.C POINT OF CONNECTIONR.W.RETAINING WALLT.F TOP OF FOOTINGT.O.F TOP OF FENCET.G.TOP OF GRATET.S. TOP OF STEPST.W.TOP OF WALL(S)(W) CONSTRUCT NEW SIDEWALK, CURB & GUTTER, DRIVEWAY APPROACH, AND FULL- DEPTH A.C. PER CITY REQUIREMENTS, FOR THE ENTIRE PROPERTY FRONTAGE.Page 138 of 376 SECTION D- DRIVEWAY ℄SCALE:1"=10'SECTION ASCALE:1"=10'SECTION BSCALE:1"=10'SECTION CSCALE:1"=10'Page 139 of 376 N 12°10'30"W549.79'N 77°50'27"E106.00'N 77°47'45"E105.99'69. 4 2 T P N A I L 71.14 PC71.4569.0474.3972.4172.0072.3971.4671.9072 . 3 9 71.71 72.67 70. 5 970.2771.06 72.64 71.7570.5569.89STLT69. 5 0 69. 4 2 EDBOXTELBOXCATVWM69 . 6 3 70.3170.32 72.03 72.20 FF69.6869. 5 2 P C69.47 TC69.03 FL69.13 EG69.0968.9569.40 TX68.91 FL69.00 EG69. 4 9 69. 6 7 69. 7 2 70.2670.63WM70.0470. 0 3 70.65 TX70.19 FL70.25 EG71.1471.5571. 7 972.3772.84 73.39 71.2571.6871.3971.4972.9773.34 FF71.1471.2472.6671 . 9 6 72 . 3 8 72 . 7 5 75.44 TW73. 0 6 73 . 3 5 73. 7 6 73 . 9 8 74.4474. 4 0 74. 4 9 G F F 73. 3 9 74.7574.6374.6674.4974.47 PC74.9474.7675. 3 2 74.90 74.30 70.0669.9172.4473.3273.5173 . 6 4 73 . 8 5 74. 2 4 74.3974. 6 3 74. 3 874.0615"TREE74.5274.3074.6274. 8 074.7074.8873.3972. 9 8 72. 3 6 72.4472.3772.2373.2773.2072. 2 5 72. 1 0 72.1171.9972.6773.5474. 2 8 74. 5 7 74.8474.9674.8671. 2 324"YUCCA70.6470.3670.3869. 9 2 70.28 70.94 71.59 70.97 71.58 72.25 72.92 72.29 73.03 73.58 73 . 7 3 74.1374. 5 4 74.69 75.30 75 . 4 0 75.4471. 4 375.57 TW71 . 8 771.5071.3071.01LOMA DRIVE40'20'20'EXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCE20.00'20.00'FOUND N&T RCE 28456IN S'LY FACE OF BUILDING0.97' E'LY OF CORNERON PROP. LINE PRODTAG ELEV.= 82.24'FOUND L&T RCE 30826ON PROP. CORNERTAG ELEV.= 71.14'OF PROP. CORNERTAG ELEV.= 69.12'EMGMEMGMEXISTING BUILDINGCONC. SIDEWALKCONC. GUTTERCONC. SIDEWALKCONC. GUTTER336.96'N 12°09'52"W37.38'N 12°10'34"W37.39'N 77°49'18"E106.00'63.720.00'37.44'37.44'N 12°10'30"W37.43'N 12°10'30"W37.43'LOMA DR32122222233333211113311LEGENDNCONSTRUCTION NOTES:1PERMEABLE PAVEMENT PER DETAIL ON SHEET C-2.2 ROOF DRAIN.3 265 GALLON BUSHMAN SLIMLINE RAIN BARREL PER DETAIL SHEET C-5.Page 140 of 376 DETAIL NO. 1N.T.S.RAIN BARRELDIAGRAM 265 GALLON BUSHMAN SLIMLINE RAIN BARRELSCALE:N.T.SPage 141 of 376 N 12°10'30"W549.79'N 77°50'27"E106.00'N 77°47'45"E105.99'69.42 TP NAIL71.14 PC 71.4569.0474 . 3 9 72.4172.0072.3971.4671.9072.3971.7172.67 70.5970.2771.0672.6471.7570.5569.89STLT69.5069.42EDBOXTELBOXCATVWM69.6370.3170.3272.0372.20 FF69.6869.52 PC69.47 TC69.03 FL69.13 EG69.0968.9569.40 TX68.91 FL69.00 EG69.4969.6769.7270.2670.63WM70.0470.0371.1471.5571.7972.3772.8473.39 71.2571.68 71.3971.4972.9773.34 FF71.14 71.2472.6671.9672.3872.7575.44 TW73.06 73. 3 5 73.7673.9874.4474 . 4 0 74 . 4 9 G F F 73 . 3 9 74.7574.6374.6674 . 4 9 74.47 PC74. 9 4 74. 7 675.3274.9074.30 70.0669.9172.4473.3273.5173.6473.8574.2474. 3 9 74.6374.3874. 0 615"TREE74.5274. 3 0 74 . 6 274.8074. 7 0 74.8873.3972.9872.3672.4472.3772.2373. 2 7 73.2072 . 2 572.1072.1171.9972.6773. 5 4 74. 2 8 74 . 5 7 74.8474.9674.8671 . 2 324"YUCCA70.6470.3670.3869.9270.2870.9471.5970.9771.5872.2572.9272.2973.0373.5873.7374.1374.5474.69 75.30 75 . 4 0 75.4471 . 4 375.57 TW71.8771.5071.3071.01 X XLOMA DRIVE40'20'20'EXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING GARAGE20.00'20.00'FOUND N&T RCE 28456IN S'LY FACE OF BUILDING0.97' E'LY OF CORNERON PROP. LINE PRODTAG ELEV.= 82.24'FOUND L&T RCE 30826ON PROP. CORNERTAG ELEV.= 71.14'EMGMEMGMEXISTING BUILDINGFOUND L&T 30826ELEV.= 70.65'CONC. SIDEWALKCONC. SIDEWALKCONC. GUTTERBRICKBRICK4.8'4.9'12.5'3.7'12.6'722 LOMA DRIVEAPN 4187-030-012714 LOMA DRIVEAPN 4187-030-011 X XN 12°09'52"W37.38'N 12°10'34"W37.39'N 77°49'18"E106.00'63.720.00'37.44'37.44'N 12°10'30"W37.43'N 12°10'30"W37.43'* THE ABOVE NOTES AND BMPS AS OUTLINED IN, BUT NOT LIMITED TO, THE BMP HANDBOOK, CALIFORNIASTORMWATER QUALITY TASK FORCE, SACRAMENTO, CALIFORNIA 2003, OR THE LATEST REVISED EDITION, MAYAPPLY DURING THE CONSTRUCTION OF THIS PROJECT (ADDITIONAL MEASURES MAY BE REQUIRED IF DEEMEDAPPROPRIATE BY CITY INSPECTORS).21. THE FOLLOWING BMP FROM THE "CALIFORNIA STORM WATER BMP HANDBOOK" - MARCH 2003, MUST BEIMPLEMENTED FOR ALL CONSTRUCTION ACTIVITIES AS APPLICABLE.Table 3-1 Erosion Control BMPsIncludeBMP #BMP NameXEC-1SchedulingEC-2Preservation of Existing VegetationEC-3Hydraulic MulchEC-4HydroseedingEC-5Soil BindersEC-6Straw MulchEC-7Geotextiles & MatsEC-9Earth Dikes & Drainage SwalesXEC-10Velocity Dissipation DevicesEC-11Slope DrainsEC-12Streambank StabilizationEC-13PolycrylamideTable 3-2 Temp. Sediment Control BMPsIncludeBMP #BMP NameSE-1Silt FenceSE-2Sediment BasinSE-3Sediment TrapSE-4Check DamSE-5Fiber RollsSE-6Gravel Bag BermXSE-7Street Sweeping & VacuumingXSE-8Sandbag BarrierSE-9Straw Bale BarrierSE-10Storm Drain Inlet ProtectionTable 3-3 Wind Erosion Control BMPsIncludeBMP #BMP NameXWE-1Wind Erosion ControlTable 3-4 Temp. Tracking Control BMPsBMP #BMP NameXTC-1Stabilized Const. Entrance/ExitTC-2Stabilized Const. RoadwayTC-3Entrance/Outlet Tire WashTable 3-1 Source Control BMPsNon Stormwater ManagementIncludeBMP #BMP NameSC-10Non-Stormwater DischargesSC-11Spill Prevention, Control & CleanupVehicle and Equipment ManagementSC-20Vehicle & Equipment FuelingSC-21Vehicle & Equipment CleaningSC-22Vehicle & Equipment RepairMaterial and Waste ManagementSC-30Outdoor Loading/UnloadingSC-31Outdoor Liquid Container StorageSC-32Outdoor Equipment OperationsSC-33Outdoor Storage of Raw MaterialSC-34Waste Handling DisposalSC-35Safer Alternate ProductsBuilding and Grounds ManagementSC-40Contaminated or Erodible AreasSC-41Building & Grounds MaintenanceSC-42Building Repair and ConstructionSC-43Parking/Storage Area MaintenanceSC-44Drainage System MaintenanceTable 4-1 Source Control BMPs for DesignDesignIncludeBMP #BMP NameSD-10Site Design and Landscape PlanningSD-11Roof Runoff ControlsSD-12Efficient IrrigationSD-13Storm Drain System SignsMaterialsSD-20Pervious PavementsSD-21Alternate Building MaterialsAreasSD-30Fueling AreasSD-31Maintenance Bays and DocksSD-32Trash EnclosuresSD-33Vehicle Washing AreasSD-34Outdoor Material Storage AreasSD-35Outdoor Work AreasSD-36Outdoor Processing AreasWaste Management & Materials Pollution Control BMPsIncludeBMP #BMP NameXWM-1Material Delivery and StorageXWM-2Material UseWM-3Stockpile ManagementWM-4Spill Prevention and ControlWM-5Solid Waste ManagementWM-6Hazardous Waste ManagementWM-7Contaminated Soil ManagementWM-8Concrete Waste ManagementWM-9Sanitary/Septic Waste ManagementWM-10 Liquid Waste ManagementNon-Stormwater Management BMPsIncludeBMP #BMP NameXNS-1Water Conservation PracticesNS-2Dewatering OperationsXNS-3Paving and Grinding OperationsNS-4Temporary Stream CrossingNS-5Clear Water DiversionNS-6Illicit Connection/DischargeNS-7Potable Water/IrrigationNS-8Vehicle and Equipment CleaningNS-9Vehicle and Equipment FuelingNS-10Vehicle and Equipment MaintenanceNS-11Pile Driving OperationsXNS-12Concrete CuringNS-13Concrete FinishingNS-14Material and Equipment UseNS-15Demolition Adjacent to WaterNS-16Temporary Batch Plants1. IN CASE OF EMERGENCY, CALL STORM BIRD AT (310) 874-12622. A STAND-BY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON(NOVEMBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENTLOCATIONS TO FACILITATE RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT.3. EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BY THE BUILDINGOFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT WHERE THEY ARE NO LONGER REQUIRED.4. GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FROM THE TOPOF SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL LOOSE SOILS AND DEBRIS THAT MAY CREATE APOTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS.5. ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BEDISPOSED OF PROPERLY.6. A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS TWO FEET.THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS AFTER EACH RAINSTORM. PUMPING AND DRAININGOF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY MUST COMPLY WITH THE APPROPRIATE BMP FORDEWATERING OPERATIONS.7. THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THESITE IS LEFT TO THE DISCRETION OF THE FIELD ENGINEER. ADDITIONAL DEVICES AS NEEDED SHALL BE INSTALLED TORETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE.8. DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMBER 1 AND APRIL 15 OF THEFOLLOWING YEAR WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL.9. STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE TO BE MODIFIED, AS NEEDED, AS THE PROJECTPROGRESSES, THE DESIGN AND PLACEMENT OF THESE DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER.PLANS REPRESENTING CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL.10. EVERY EFFORT SHOULD BE MADE TO ELIMINATE THE DISCHARGE OF NONSTORM WATER FROM THE PROJECTSITES AT ALL TIMES.11. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTEDFROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGE COURSES, OR WIND.12. STOCKPILES OF EARTH AND OTHER CONSTRUCTION-RELATED MATERIALS MUST BE PROTECTED FROM BEINGTRANSPORTED FROM THE SITE BY THE FORCES OF WIND OR WATER.13. FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTINGAND ARE NOT TO CONTAMINATE THE SOILS AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE TOBE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPERMANNER. SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM.14. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM.PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE DISPOSED OF AS SOLIDWASTE.15. DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S AREINSTALLED AND FUNCTIONING PROPERLY IF THERE IS A 40% CHANCE OF 0.25 INCHES OR GREATER PREDICTEDPRECIPITATION, AND AFTER ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION CHECKLIST ANDINSPECTION LOG SHALL BE MAINTAINED AT THE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THEBUILDING OFFICIAL (COPIES OF THE SELF-INSPECTION CHECK LIST AND INSPECTION LOGS ARE AVAILABLE UPONREQUEST).16. TRASH AND CONSTRUCTION-RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TOPREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND.17. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THECONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITEDINTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHEDDOWN BY RAIN OR OTHER MEANS.18. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBITEROSION BY WIND AND WATER.19. AS THE ARCHITECT/ENGINEER OF RECORD, I HAVE SELECTED APPROPRIATE BMPS TO EFFECTIVELY MINIMIZE THENEGATIVE IMPACTS OF THIS PROJECT'S CONSTRUCTION ACTIVITIES ON STORM WATER QUALITY. THE PROJECTOWNER AND CONTRACTOR ARE AWARE THAT THE SELECTED BMPS MUST BE INSTALLED, MONITORED, ANDMAINTAINED TO ENSURE THEIR EFFECTIVENESS. THE BMPS NOT SELECTED FOR IMPLEMENTATION ARE REDUNDANTOR DEEMED NOT APPLICABLE TO THE PROPOSED CONSTRUCTION ACTIVITY."JILA AZAD DATE20. AS THE PROJECT OWNER OR AUTHORIZED AGENT OF THE OWNER, I HAVE READ AND UNDERSTAND THEREQUIREMENTS TO CONTROL STORM WATER POLLUTION FROM SEDIMENTS, EROSION, AND CONSTRUCTIONMATERIALS, AND I CERTIFY THAT I WILL COMPLY WITH THESE REQUIREMENTS. I, OR MY REPRESENTATIVE,CONTRACTOR, DEVELOPER, OR ENGINEER WILL MAKE CERTAIN THAT ALL BMP SHOWN ON THIS PLAN WILL BE FULLYIMPLEMENTED, AND ALL EROSION CONTROL DEVICES WILL BE KEPT CLEAN AND FUNCTIONING. PERIODICINSPECTIONS OF THE BMPS WILL BE CONDUCTED AND A CURRENT LOG, SPECIFYING THE EXACT NATURE OF THEINSPECTION AND ANY REMEDIAL MEASURES, WILL BE KEPT AT THE CONSTRUCTION SITE AT ALL TIMES AND WILL BEAVAILABLE FOR THE REVIEW BY THE BUILDING OFFICIAL.AS THE PROJECT OWNER OR AUTHORIZED AGENT OF THE OWNER, "I CERTIFY THAT THIS DOCUMENT AND ALLATTACHMENTS WERE PREPARED UNDER MY DIRECTION OR SUPERVISION IN ACCORDANCE WITH A SYSTEM DESIGNEDTO ASSURE THAT QUALIFIED PERSONNEL PROPERLY GATHER AND EVALUATE THE INFORMATION SUBMITTED. BASEDON MY INQUIRY OF THE PERSON OR PERSONS WHO MANAGE THE SYSTEM OR THOSE PERSONS DIRECTLYRESPONSIBLE FOR GATHERING THE INFORMATION, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THE INFORMATIONSUBMITTED IS TRUE, ACCURATE, AND COMPLETE. I AM AWARE THAT SUBMITTING FALSE AND/OR INACCURATEINFORMATION, FAILING TO UPDATE THE LOCAL SWPPP TO REFLECT CURRENT CONDITIONS, OR FAILING TO PROPERLYAND/OR ADEQUATELY IMPLEMENT THE LOCAL SWPPP MAY RESULT IN REVOCATION OF GRADING AND/OR OTHERPERMITS OR OTHER SANCTIONS PROVIDED BY LAW."PERMITEE DATESTORMWATER POLLUTION PREVENTION PLAN NOTES (SWPPP):WETWEATHER EROSION CONTROL PLAN (WWECP) GENERAL NOTESEROSION CONTROL NOTES:1.SAND BAGS WILL BE PLACED PER BMP SE-8 FOR SEDIMENT CONTROL IN DRIVING AREAS.2.STORAGE MATERIAL SITE TO BE UTILIZED PER BMPS: WE-1, NS-1, NS-3, NS-12 WM-2, WM-4. 3. STABILIZED CONSTRUCTION ENTRANCE PER BMP TC-1. 4. INLET PROTECTION PER BMP SE-10.7SAND BAGS, TWO BAGS HIGH8INLET PROTECTION.9STORAGE MATERIAL SITE. 10 STABILIZED CONSTRUCTION ENTRANCELEGEND:SE-7STREET SWEEPING ANDVACUUMING 6/16/25FLOWFLOWASECTION A NOT TO SCALE INLET PROTECTIONNPage 142 of 376 N 77°50'27"E106.00'N 77°47'45"E105.99'69.42 TP NAIL71.14 PC71.4569.0474.3972.4172.0072.3971.4671 . 9 0 72 . 3 9 71.71 72.67 70. 5 9 70. 2 7 71.06 72.64 71.7570.5569.89STLT69.5069.42 EDBOXTELBOXCATVWM69.6370.3170.32 72.03 72.20 FF69.6869 . 5 2 P C69.47 TC69.03 FL69.13 EG69.0968.9569.40 TX68.91 FL69.00 EG69.4969.6769.72 70.2670.63WM70.0470.03 71.1471.5571.7972.3772.84 73.39 71 . 2 5 71.6871.3971.4972.9773 . 3 4 F F 71.1471.2472.6671.9672.3872 . 7 5 75 . 4 4 T W 73 . 0 6 73 . 3 5 73.7673.9874.4474. 4 0 74. 4 9 G F F 73. 3 9 74.7574.6374.6674. 4 9 74.47 PC74. 9 4 74 . 7 675.3274.90 74.30 70.0669.9172.4473.3273.5173 . 6 4 73. 8 5 74 . 2 4 74.3974. 6 3 74. 3 874.0615"TREE74.5274.3074.6274 . 8 074.7074.8873.3972 . 9 8 72 . 3 6 72.4472.3772.2373.2773.2072 . 2 572.1072 . 1 171.9972.6773. 5 4 74 . 2 8 74. 5 7 74.8474.9674.8671 . 2 324"YUCCA70.6470.36 70 . 3 8 69.9270.28 70.94 71.59 70.97 71.58 72.25 72.92 72.29 73.03 73.58 73. 7 3 74.1374.5474.69 75.30 75. 4 0 75.4471 . 4 375.57 TW71 . 8 7 71 . 5 071.3071.01LOMA DRIVE40'20'20'EXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCE20.00'FOUND N&T RCE 28456IN S'LY FACE OF BUILDING0.97' E'LY OF CORNERON PROP. LINE PRODTAG ELEV.= 82.24'FOUND L&T RCE 30826ON PROP. CORNERTAG ELEV.= 71.14'EMGMEMGMEXISTING BUILDINGCONC. SIDEWALKCONC. SIDEWALKCONC. GUTTERN 12°09'52"W37.38'N 12°10'34"W37.39'63.7N 12°10'30"W37.43'N 12°10'30"W37.43'85278649316271212751CONSTRUCTION NOTES:1 CONSTRUCT 3"X8" PARKWAY DRAIN PER APWA STD PLAN 151-2.2 6" PVC SDR-35 SEWER LATERAL, CLEANOUT, BACKFLOW PREVENTION VALVE PER APWA STD PLAN NO 222-1. CONNECTION INTO MAIN LINE SHALL INCORPORATE THE INSTALLATION OF A NEW "WYE". CAP EXISTING SEWER LATERAL AT MAIN, REFER TO NOTE 1 HEREON. 3 CONSTRUCT NEW 6" PCC CURB & 18" GUTTER PER CITY OF HERMOSA BEACH STD PLAN 101, TYPE A PL TO PL OR THE NEXT CONSTRUCTION JOINT WHICHEVER IS GREATER. 4 SAWCUT 2' R & R FULL DEPTH PAVEMENT AND JOIN AND MATCH EXISTING PAVEMENT. 5 INSTALL WATER SERVICE AND METER PER CALWATER, EXACT LOCATION PER PLUMBING PLANS. 6 ADJUST TO GRADE EXIST WATER METER AND SERVICE TO WATER MAIN PER CALWATER STDS, LOCATION TO BE VERIFIED. 7 COORDINATE WITH PLUMBING PLANS AT BUILDING CONNECTION FOR CONTINUATION AND ALIGNMENT. 8 REMOVE AND REPLACE PCC SIDEWALK PL TO PL OR NEXT CONSTRUCTION JOINT PER CITY STD PLAN 106 CASE 2. 9 CONSTRUCT RESIDENTIAL 6" PCC DRIVEWAY PER CITY STD 102, W=10', Y=4', X=3'.10 PW RESTORATIONS MUST BE DONE PER CITY OF HERMOSA BEACH STD 118.11 PW RESTORATIONS MUST BE DONE PER CITY OF HERMOSA BEACH STD 117 ROADWAY UTILITY TRENCH DETAIL.12 CONTRACTOR SHALL PERFORM A CCTV INSPECTION OF THE EXISTING HOUSE LATERAL SEWER TO ASSESS SUITABILITY FOR REUSE AND ALIGNMENT PRIOR NEW SEWER LATERAL CONNECTION TO THE BUILDING P.O.C.NOTE:- AS PER MUNICIPAL CODE CHAPTER 12.08 EXCEPT AS PROVIDED IN SECTION 12.08.020, ANY OWNER, LESSEE OR AGENT OR ANY OTHER PERSON OR PERSONS CONSTRUCTING OR ARRANGING FOR THE CONSTRUCTION OF: (a) ANY COMMERCIAL OR INDUSTRIAL BUILDING OR RESIDENTIAL DWELLING STRUCTURE, OR ADDITION THERETO, EXCEEDING (400) SQUARE FEET IN FLOOR AREA, OR (b) ANY ACCESSORY BUILDING GREATER THAN FIFTY PERCENT (50%) OF THE SQUARE FOOTAGE OF THE EXISTING MAIN BUILDING, SHALL PROVIDE FOR THE CONSTRUCTION OF PORTLAND CEMENT CONCRETE CURBS, GUTTERS AND SIDEWALKS, STREET PAVEMENT BETWEEN THE GUTTER AND CENTERLINE OF THE STREET FRONTING THE PROPERTY, AND PAVEMENT BETWEEN THE EDGE OF PAVEMENT AND CENTERLINE OF ANY ALLEY ADJOINING THE PROPERTY IN ACCORDANCE WITH THE STANDARD SPECIFICATIONS OF THE CITY ENGINEER.NPage 143 of 376 DN UP UP UP DN 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. EMERGENCY AND ESCAPE RESCUE OPENINGS SHALL HAVE A NET CLEAR OPENING OF NOT LESS THAN 5.7 SF. THE NET CLEAR HEIGHT OF THE OPENING SHALL NOT BE LESS THAN 24" AND THE NET CLEAR WIDTH SHALL NOT BE LESS THAN 20". WHERE A WINDOW IS PROVIDED AS THE EMERGENCY ESCAPE AND RESCUE OPENING, IT SHALL HAVE THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44" MEASURED FROM THE FLOOR. 42" GUARDRAIL TO MEET HBMC 17.04.040.FOR THE PURPOSE OF THIS SECTION, "OPEN STAIRWAY" MEANS A STAIRWAY WHICH HAS A MINIMUM OF ONE WALL WHICH IS NOT MORE THAN 42" HIGH OPENING INTO AT LEAST ONE (1) ROOM FROM WHICH THE STAIRWAY CONNECTS EACH FLOOR. ALL CONSTRUCTION SHALL COMPLY WITH THE 2022 CALIFORNIA RESIDENTIAL CODE (CRC), CALIFORNIA BUILDING CODE (CBC), CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN), CALIFORNIA PLUMBING CODE (CPC), CALIFORNIA MECHANICAL CODE (CMC), AND CALIFORNIA ELECTRICAL CODE (CEC), AS ADOPTED BY THE CITY OF HERMOSA BEACH. VERIFY ALL DIMENSIONS AND CONDITIONS ON SITE PRIOR TO CONSTRUCTION. NOTIFY ARCHITECT OF ANY DISCREPANCIES. DO NOT SCALE DRAWINGS. USE FIGURED DIMENSIONS ONLY. ALL CEILING HEIGHTS SHALL COMPLY WITH CRC SECTION R305. MINIMUM CEILING HEIGHT IN HABITABLE SPACES SHALL BE 7'-0". SMOKE ALARMS AND CARBON MONOXIDE DETECTORS SHALL BE INSTALLED PER CRC SECTIONS R314 AND R315. ALL BEDROOMS MUST HAVE AT LEAST ONE EMERGENCY EGRESS WINDOW OR DOOR PER CRC R310. PROVIDE SAFETY GLAZING AT HAZARDOUS LOCATIONS PER CRC R308 (E.G., NEAR TUBS, SHOWERS, DOORS, STAIR LANDINGS). HBMC 17.22.060 EACH UNIT SHALL HAVE ITS OWN CIRCUIT BREAKER PANEL FOR ALL ELECTRICAL CIRCUITS AND OUTLETS WHICH SERVE THE UNIT. SUCH PANEL SHALL BE ACCESSIBLE WITHOUT LEAVING THE UNIT. EACH DWELLING UNIT AND COMMON AREA SHALL HAVE ITS OWN MANUALLY SWITCHABLE CIRCUIT. NOTES 1A.2 1A.2 1A.1 1A.1 1A.3 1A.3 1A.B1A.B 1A.A1A.A 1A.C1A.C 1A.D1A.D ROOF DECK 28' - 7 3/4" 19' - 7 1/4"4' - 11 3/4"9' - 7 3/4"5' - 7 1/4"4' - 0 1/2"3' - 4" B A301B / A301 A A301 A / A301 C A301C / A301 PROVIDE FIXED, WATERPROOF, LOCKABLE 150 GALLON DECK BOX20 FT3 4' - 2"2' - 6" 1 A3011 / A3012 A3012 / A301D A201 B A201 A A201 C A201 1A.2 1A.2 1A.1 1A.1 1A.3 1A.3 1A.B1A.B 1A.A1A.A 1A.C1A.C 1A.D1A.D ENTRY BEDROOM 4 BATH 4 LAUNDRY ELEVATOR ELEV. RM. GARAGE 3' - 0"9' - 2"8' - 6"3' - 8 1/4"18' - 8"43' - 0"5' - 0"18' - 8"13' - 0"5' - 7 3/4"8' - 6"3' - 10" 1' - 6"27' - 1 3/4"20' - 9 3/4"22' - 2 1/4"18' - 8"18' - 2"1' - 6"6' - 2"21' - 0"3' - 0"12' - 5" INTERIOR CLR. 20' - 0" INTERIOR GARAGE DIMENSIONS TO BE FREE AND CLEAR OF OBSTRUCTIONS. GARAGE DOOR SHALL MAINTAIN 7'4" CLEAR HEIGHT INCLUDING DOOR AND HARDWARE IN OPEN POSITION AUTO GARAGE DOOR OPENER NOTE: ALL INTERIOR GARAGE WALLS AND CEILINGS TO RECIEVE 5/8" TYPE "X" GYPSUM WALL BOARD STORAGE AREA15.17'(W) X 4.06' (H) X 3' (D) = 184 FT33'15.17' (W)3' (D) 6' - 10"3' - 8"5' - 11"3' - 7 1/4" EQ EQ 3' - 7 3/4"1' - 11 1/2"4' - 10 1/2"9' - 7" 3' - 10" 5' - 8"10' - 4"P11A-536" X 84"C 1A-432" X 84"-LHR EX1 1A-142" X 92"-RHA1A-736" X 84"-RH48" X 30" A2 1A-1 60" X 54"1II1A-424" X 30"1FF1A-372" X 30"F51A-2C-FR 1A-632" X 84"-RH C-FR 1A-832" X 84"-RH EX5 1A-932" X 84"-LHR 4' - 9 3/4"1' - 11 1/4"6' - 0" 4 A805 EX2 1A-332" X 84"-RH AR 1A-260" X 84" B A301B / A301 A A301 A / A301 C A301C / A301 G002 7 SEE FOR STORAGE ELEVATION 1 A3011 / A3012 A3012 / A301D A201 B A201 A A201 C A201 6E 6IS 4I 6E 4E 6E 6E6E 6E 6IS 6IS 4IX 6IS 1 / A806 8 / A805 1 A401 1A.2 1A.2 1A.1 1A.1 1A.3 1A.3 1A.B1A.B 1A.A1A.A 1A.C1A.C 1A.D1A.D CLOSET 1 BATH 1 BEDROOM 1 HALL ELEVATOR BATH 3 BEDROOM 3 BEDROOM 2 CLOSET 3 BATH 2 P11A-1732" X 84"A1A-1636" X 84"-RHC1A-1332" X 84"-LHE1A-1228" X 84"-LHD 1A-1430" X 84"-LHR C 1A-1032" X 84"-LH C 1A-1832" X 84"-RHR A1A-1536" X 84"-RHD 1A-1130" X 84"-LHR 36" X 48" 1T 1A-9 36" X 48"1T1A-830" X 30"A11A-1248" X 54"1GG1A-1130" X 30" F4 1A-10 36" X 54"1HH1A-1336" X 60" 1P 1A-14 48" X 1R 1A-15 36" X 60"1P1A-1636" X 60"1S1A-636" X 30"1U1A-74' - 8" 9' - 2 1/4"5' - 1 3/4"14' - 3 3/4" 28' - 7 3/4"4' - 3"14' - 5 1/4"14' - 5 3/4"5' - 10"10' - 3"2' - 3 1/2"2' - 6"3' - 7"4' - 3 1/2"1' - 6"28' - 7 3/4" 2' - 0 3/4" 8' - 7 3/4"20' - 0" 9' - 7"18' - 0 3/4" 2' - 10"1' - 0"15' - 3 1/4"4' - 1"9' - 0"10' - 1"5' - 7"EQEQ3' - 0"6' - 7"3' - 6"3' - 10"3' - 11"2' - 10"2' - 3"45' - 0"45' - 0"2' - 10 1/2"12' - 2" 4' - 1"9' - 0"4' - 0"9' - 6 1/4" 5' - 11"3' - 7 1/4"7' - 3"4' - 1 1/4"13' - 6"6' - 6"B A301B / A301 A A301 A / A301 C A301C / A301 14 A805 4 A806 7 A806 12 A806 1 A3011 / A3012 A3012 / A301D A201 B A201 A A201 C A201 36" X 48" 1T 1A-30 2' - 3"2' - 5" 1A.2 1A.2 1A.1 1A.1 1A.3 1A.3 1A.B1A.B 1A.A1A.A 1A.C1A.C 1A.D1A.D KITCHEN LIVING AREA BALCONY POWDER RM PANTRY 5"7' - 8"14' - 0 1/2"3' - 9"19' - 1 1/2"3' - 9 1/2"45' - 0"18' - 10 3/4"6' - 1"3' - 8" 28' - 7 3/4"8' - 1"21' - 4"15' - 7"1 1/2"4' - 1"2' - 5"4' - 0"3' - 2" 5' - 11"3' - 7 1/4"4' - 2"6' - 1"3' - 4"5' - 4"7' - 2 3/4"3' - 11 1/2"2' - 9 1/4"3' - 6"1' - 5 3/4"12' - 2"1' - 5 3/4"3' - 6"2' - 9 1/4" FIREPLACE SEE ENLARGED PLAN FOR MORE DETAILSCLR.4' - 1"CLR. 3' - 7 1/4"8' - 9" CLR. 3' - 7" I 1A-22144" X 96"42" X 92" 1Q 1A-1842" X 92" 1Q 1A-1736" X 60"1S1A-1972" X 36"1DD1A-2030" X 30"F41A-21A1A-2036" X 84"-RHEX21A-2332" X 84"-LHRE 1A-1928" X 84"-LHR PA 1A-2128" X 84"-RH B A301B / A301 A A301 A / A301 C A301C / A301 12 A806 8 A801 1 A3011 / A3012 A3012 / A301D A201 B A201 A A201 C A201 PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:13:04 PM 20250504 A. IODA M. NAMVAR A101 714 A FLOORPLANS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 714 A SCALE: 1/4" = 1'-0"A1014714 A - ROOF / DECK SCALE: 1/4" = 1'-0"A1011714 A - LEVEL 1 SCALE: 1/4" = 1'-0"A1012714 A - LEVEL 2 SCALE: 1/4" = 1'-0"A1013714 A - LEVEL 3 NO.DATE DESCRIPTION Page 144 of 376 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. EMERGENCY AND ESCAPE RESCUE OPENINGS SHALL HAVE A NET CLEAR OPENING OF NOT LESS THAN 5.7 SF. THE NET CLEAR HEIGHT OF THE OPENING SHALL NOT BE LESS THAN 24" AND THE NET CLEAR WIDTH SHALL NOT BE LESS THAN 20". WHERE A WINDOW IS PROVIDED AS THE EMERGENCY ESCAPE AND RESCUE OPENING, IT SHALL HAVE THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44" MEASURED FROM THE FLOOR. 42" GUARDRAIL TO MEET HBMC 17.04.040.FOR THE PURPOSE OF THIS SECTION, "OPEN STAIRWAY" MEANS A STAIRWAY WHICH HAS A MINIMUM OF ONE WALL WHICH IS NOT MORE THAN 42" HIGH OPENING INTO AT LEAST ONE (1) ROOM FROM WHICH THE STAIRWAY CONNECTS EACH FLOOR. ALL CONSTRUCTION SHALL COMPLY WITH THE 2022 CALIFORNIA RESIDENTIAL CODE (CRC), CALIFORNIA BUILDING CODE (CBC), CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN), CALIFORNIA PLUMBING CODE (CPC), CALIFORNIA MECHANICAL CODE (CMC), AND CALIFORNIA ELECTRICAL CODE (CEC), AS ADOPTED BY THE CITY OF HERMOSA BEACH. VERIFY ALL DIMENSIONS AND CONDITIONS ON SITE PRIOR TO CONSTRUCTION. NOTIFY ARCHITECT OF ANY DISCREPANCIES. DO NOT SCALE DRAWINGS. USE FIGURED DIMENSIONS ONLY. ALL CEILING HEIGHTS SHALL COMPLY WITH CRC SECTION R305. MINIMUM CEILING HEIGHT IN HABITABLE SPACES SHALL BE 7'-0". SMOKE ALARMS AND CARBON MONOXIDE DETECTORS SHALL BE INSTALLED PER CRC SECTIONS R314 AND R315. ALL BEDROOMS MUST HAVE AT LEAST ONE EMERGENCY EGRESS WINDOW OR DOOR PER CRC R310. PROVIDE SAFETY GLAZING AT HAZARDOUS LOCATIONS PER CRC R308 (E.G., NEAR TUBS, SHOWERS, DOORS, STAIR LANDINGS). HBMC 17.22.060 EACH UNIT SHALL HAVE ITS OWN CIRCUIT BREAKER PANEL FOR ALL ELECTRICAL CIRCUITS AND OUTLETS WHICH SERVE THE UNIT. SUCH PANEL SHALL BE ACCESSIBLE WITHOUT LEAVING THE UNIT. EACH DWELLING UNIT AND COMMON AREA SHALL HAVE ITS OWN MANUALLY SWITCHABLE CIRCUIT. NOTES 1B.3 1B.3 1B.1 1B.1 1B.2 1B.2 1B.D1B.D 1B.C1B.C 1B.B1B.B 1B.A1B.A ROOF DECK22' - 4 1/4"20' - 2 1/2"10' - 9 3/4"3' - 7 1/2"4' - 9 3/4"10' - 9 3/4"11' - 10 1/2"2' - 6"3' - 6"3'5.92'PROVIDE FIXED, WATERPROOF, LOCKABLE 360 GALLON DECK BOX48 FT3 "BIOHORT STYLEBOX" OR SIMILAR 4 A3024 / A3025 A3025 / A3021 A3021 / A302 2 A302 2 / A302 3 A302 3 / A302 B A202 C A202 D A202 A A202 1B.3 1B.3 1B.1 1B.1 1B.2 1B.2 1B.D1B.D 1B.C1B.C 1B.B1B.B 1B.A1B.A INTERIOR GARAGE DIMENSIONS TO BE FREE AND CLEAR OF OBSTRUCTIONS. GARAGE DOOR SHALL MAINTAIN 7'4" CLEAR HEIGHT INCLUDING DOOR AND HARDWARE IN OPEN POSITION AUTO GARAGE DOOR OPENER NOTE: ALL INTERIOR GARAGE WALLS AND CEILINGS TO RECIEVE 5/8" TYPE "X" GYPSUM WALL BOARD BEDROOM 4 ENTRY LAUNDRY BATH 4 ELEVATOR GARAGE ELEV. MACHINE RM.G1B-G192" X 96"L 1B-396" X 84" EX5 1B-932" X 84"-RH 36" X 54" 1HH 1B-1 72" X 30"F51B-230" X 30"A11B-3C-FR 1B-632" X 84"-RH A1B-736" X 84"-LHC-FR 1B-832" X 84"-LH D 1B-430" X 84"-RHR P11B-536" X 84"EX11B-142" X 92"-LHAR1B-260" X 84"11' - 1 3/4"14' - 0" 2' - 2 1/2"7' - 4" 25' - 1 3/4"20' - 2"2' - 2 1/4"8' - 6"5' - 8"3' - 6"40' - 0"2' - 1"ENTRY CLOSET 3' - 8"18' - 8"8' - 11"12' - 5"40' - 0"4' - 2 1/4" CLR 20' - 0"CLR.18' - 2"2' - 5"5' - 11"3' - 7 1/4"8' - 0"5' - 3 1/4"5' - 4 1/2" 3' - 10 3/4" 4' - 7 3/4"20' - 6" 3 A807 6 A807 1 A808 G002 9 AREA AOVER-THE-HOOD STORAGE AREA12.11'(W) X 3.98' (H) X 3' (D) = 144 FT 3 AREA BOVER-THE-HOOD STORAGE AREA3'(W) X 3.98' (H) X 1.58' (D) = 18.86 FT3AREA AAREA B12.11' (W)3' (W)3' (D) 1.58' (D) SEE FOR STORAGE ELEVATION 4 A3024 / A3025 A3025 / A3021 A3021 / A302 2 A302 2 / A302 3 A302 3 / A302 B A202 C A202 D A202 A A202 1B.3 1B.3 1B.1 1B.1 1B.2 1B.2 1B.D1B.D 1B.C1B.C 1B.B1B.B 1B.A1B.A BEDROOM 1BATH 1 CLOSET 1 BEDROOM 2 CLOSET 3BATH 2 BEDROOM 3 BATH 3 HALLWAY ELEVATOR C1B-1032" X 84"-RHA 1B-1836" X 84"-LHR P11B-1732" X 84"A1B-1636" X 84"-LHD 1B-1130" X 84"-RHR E 1B-1228" X 84"-RH D 1B-1330" X 84"-RH 36" X 54"1HH1B-736" X 54" 1HH 1B-8 D 1B-1430" X 84"-RHR36" X 30"1U1B-630" X 30"A11B-1130" X 30" A1 1B-960" X 54"1II1B-1036" X 60" 1P 1B-13 48" X 30"A21B-12A1B-1536" X 84"-LH36" X 54"1HH1B-536" X 30"1U1B-448" X 1R 1B-14 4' - 3"10' - 5 1/2"5' - 8 1/4"14' - 5"14' - 5 1/2"2' - 0"1' - 10"1' - 8"3' - 1"4' - 3" 8' - 10 3/4"5' - 5"14' - 4" 9' - 1" 28' - 7 3/4"5' - 7"10' - 1"9' - 0"3' - 9 1/2"16' - 6 3/4"6 1/2"5' - 1"1' - 10"3' - 2"3' - 10"3' - 4"45' - 0"8' - 5 3/4"20' - 2" 2' - 4"1' - 10" 4' - 5 1/2"13' - 7"1' - 4 1/2"5' - 11"3' - 7 1/4"2' - 10"3' - 10"1' - 0"9' - 0"12' - 2"4' - 0"1' - 8 3/4"2' - 0" 9' - 7" 28' - 7 3/4" 72" TUB SHOWER 10 A807 4 A808 7 A808 11 A808 4 A3024 / A3025 A3025 / A3021 A3021 / A302 2 A302 2 / A302 3 A302 3 / A302 B A202 C A202 D A202 A A202 28' - 7 3/4" 1' - 7 3/4" 1B.3 1B.3 1B.1 1B.1 1B.2 1B.2 1B.D1B.D 1B.C1B.C 1B.B1B.B 1B.A1B.A 10' - 8 3/4"17' - 11" 2' - 3 1/2" 28' - 7 3/4"19' - 0 1/4"3' - 9 1/2"11' - 5 1/4"10' - 9"45' - 0"3' - 8"4' - 9 3/4"2' - 3" KITCHEN DINING AREA LIVING AREA PANTRY POWDER RM BALCONY ELEVATORH1B-2296" X 96"PA 1B-2128" X 84"-RHE1B-1928" X 84"-LH36" X 72"1AA1B-1736" X 72" 1AA 1B-1872" X 36" 1DD 1B-1936" X 72"1AA1B-15A1B-2036" X 84"-LH30" X 30"A11B-2096" X 60" 1BB 1B-21 36" X 72"1AA1B-166' - 5"4' - 3"4' - 3"28' - 7 3/4"8' - 5"BAR 5' - 11 1/4"3' - 7 1/4"7' - 3 1/2"3' - 11 1/2"16' - 3 1/2"2' - 5"2' - 1"45' - 0"10 A808 4 A3024 / A3025 A3025 / A3021 A3021 / A302 2 A302 2 / A302 3 A302 3 / A302 B A202 C A202 D A202 A A20245' - 0"28' - 7 3/4" 1 A802 PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:13:06 PM 20250504 A. IODA M. NAMVAR A102 714 B FLOORPLANS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 714 B SCALE: 1/4" = 1'-0"A1024714 B - ROOF / DECK SCALE: 1/4" = 1'-0"A1021714 B - LEVEL 1 SCALE: 1/4" = 1'-0"A1022714 B - LEVEL 2 SCALE: 1/4" = 1'-0"A1023714 B - LEVEL 3 NO.DATE DESCRIPTION Page 145 of 376 DN UP UPUP UP 2A.2 2A.2 2A.1 2A.1 2A.3 2A.3 2A.B2A.B 2A.A2A.A 2A.C2A.C 2A.D2A.D 9' - 1"19' - 7" 5' - 0"5' - 7 1/4"3' - 8 1/2"ROOF DECK 28' - 7 3/4" 3' - 0"4' - 2"2' - 6" PROVIDE FIXED, WATERPROOF, LOCKABLE 150 GALLON DECK BOX20 FT3 3 A303 3 / A303 4 A3034 / A303 5 A3035 / A303 1 A3031 / A3032 A3032 / A303C A203 D A203 B A203 A A203 2A.2 2A.2 2A.1 2A.1 INTERIOR CLR. 20' - 0" 2A.3 2A.3 2A.B2A.B 2A.A2A.A 2A.C2A.C 2A.D2A.D GARAGE 18' - 2"ELEVATOR LAUNDRY BATH 4 BEDROOM 4 ENTRY HEAT PUMP CONDENSOR 3' - 0"2' - 0"24' - 4"18' - 8"ELEV. RM. GAURDRAIL INTERIOR GARAGE DIMENSIONS TO BE FREE AND CLEAR OF OBSTRUCTIONS. GARAGE DOOR SHALL MAINTAIN 7'4" CLEAR HEIGHT INCLUDING DOOR AND HARDWARE IN OPEN POSITION AUTO GARAGE DOOR OPENER NOTE: ALL INTERIOR GARAGE WALLS AND CEILINGS TO RECIEVE 5/8" TYPE "X" GYPSUM WALL BOARD 3'15.17'3' - 7 1/4"27' - 1 3/4"1' - 6" 28' - 7 3/4" 8' - 6"5' - 7 3/4"13' - 0" 4' - 5 1/2"3' - 0"9' - 2"8' - 6"3' - 8 1/4"4' - 7"3' - 7 1/4"5' - 11"3' - 8"6' - 10"11' - 8"8' - 10 1/4"3 1/4"3' - 1"4' - 6"10' - 3"2' - 0"2' - 1"5' - 2"5' - 4" 9' - 7"4' - 10"2' - 0"EQ EQ 5' - 8" 4' - 0"6' - 0"G2A-G192" X 96"EX1 2A-142" X 92"-LH C 2A-432" X 84"-RHR C-FR 2A-632" X 84"-LH A2A-736" X 84"-LHP12A-536" X 84"EX2 2A-332" X 84" C-FR 2A-832" X 84"-LH EX5 2A-932" X 84"-RHR 12' - 5" 21' - 0"6' - 2"1' - 6"45' - 0"20' - 9 1/4"60" X 54"1II2A-448" X 30" A2 2A-1 72" X 30"F52A-230" X 30"A12A-33' - 10" AR 2A-260" X 84" G0028 OVER-THE-HOOD STORAGE AREA15.17'(W) X 3.98' (H) X 3' (D) = 181.12 FT3SEE FOR STORAGE ELEVATION 3 A303 3 / A303 4 A3034 / A303 5 A3035 / A303 1 A3031 / A3032 A3032 / A303C A203 D A203 B A203 A A203 2A.2 2A.2 2A.1 2A.1 2A.3 2A.3 2A.B2A.B 2A.A2A.A 2A.C2A.C 2A.D2A.D HALL BEDROOM 3 BEDROOM 2 BATH 1 BATH 3 CLOSET 3 BATH 2 CLOSET 1 WET ROOM5' - 1"GAURDRAIL BEDROOM 1 20' - 0"8' - 7 3/4" 18' - 0 3/4"9' - 7" 2' - 9"2' - 0 3/4" 28' - 7 3/4" 4' - 1"1' - 0"15' - 3 1/4"4' - 1"9' - 0"10' - 1"5' - 7"4' - 2"1' - 9 1/2"3' - 9"3' - 5 1/2"EQEQ3' - 0"14' - 5 1/4"14' - 5 3/4"5' - 10"10' - 3"4' - 3"2' - 3 1/2"3' - 7"2' - 6"7' - 3 1/2"4' - 0 3/4"12' - 2"1' - 6"9' - 0"0"9' - 6 1/4"4' - 0" 2' - 0"2' - 0" 14' - 3 3/4"5' - 2"9' - 2" 2' - 3" 28' - 7 3/4" 4' - 8"5' - 1"6' - 7"3' - 6"3' - 6"5' - 2"5' - 4" 3' - 7 1/4"5' - 11"2' - 10 1/2"13' - 11 3/4"1' - 1"3' - 8"1' - 1"36" X 60" 1P 2A-1448" X 1R 2A-15 36" X 60"1P2A-1636" X 54"1HH2A-134' - 3 1/2"1' - 6"30" X 30"A12A-1236" X 60"1S2A-636" X 30"1U2A-736" X 48"1T2A-836" X 48" 1T 2A-9 30" X 30" F4 2A-10 48" X 54"1GG2A-11P1 2A-1732" X 84" C 2A-1832" X 84"-LHRA2A-1636" X 84"-LHC 2A-1032" X 84"-RH C 2A-1332" X 84"-RH E 2A-1228" X 84" D 2A-1130" X 84"-RHR D 2A-1430" X 84"-RHR 45' - 0"8' - 0"45' - 0"A2A-1536" X 84"-LH3 A303 3 / A303 4 A3034 / A303 5 A3035 / A303 1 A3031 / A3032 A3032 / A303C A203 D A203 B A203 A A203 2A.2 2A.2 2A.1 2A.1 2A.3 2A.3 2A.B2A.B 2A.A2A.A 2A.C2A.C 2A.D2A.D PANTRY LIVING AREA BALCONY GAURDRAIL 8' - 1"21' - 4"15' - 7"3' - 8"6' - 1"18' - 10 3/4"5"7' - 8"14' - 0 1/2"3' - 9"19' - 1 1/2"6' - 5 1/4"1' - 1 1/2"1 1/2"2' - 9 1/4"3' - 6" 1' - 5 3/4" 12' - 2"1' - 5 3/4"3' - 6"2' - 9 1/4"7' - 2 1/2"3' - 11 1/4"16' - 2 1/4"8' - 6 1/2" 28' - 7 3/4"3' - 9 1/2"45' - 0"7' - 0"4' - 3"I 2A-22144" X 96"42" X 92" 1Q 2A-17 42" X 92" 1Q 2A-18 E 2A-1928" X 84"-LH 72" X 36" 1DD 2A-20CLR.49"NOOK FIREPLACE 1 A803EX22A-2332" X 84"-RHRA2A-2036" X 84"-LHPA2A-2128" X 84"-LHCLR. 3' - 7 1/2"8' - 9" CLR. 3' - 7 1/4" REF. M/W D/W NOTE: REFER TO ENLARGED PLAN POWDER RM. 42" GUARDRAIL 42" GUARDRAIL 3' - 2"4' - 0"2' - 5" 3' - 2"6' - 1"3' - 4"5' - 4"2' - 10"4' - 1"4' - 1"3' - 7 1/4"5' - 11" 28' - 7 3/4" 3 A303 3 / A303 4 A3034 / A303 5 A3035 / A303 1 A3031 / A3032 A3032 / A303C A203 D A203 B A203 A A203 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. EMERGENCY AND ESCAPE RESCUE OPENINGS SHALL HAVE A NET CLEAR OPENING OF NOT LESS THAN 5.7 SF. THE NET CLEAR HEIGHT OF THE OPENING SHALL NOT BE LESS THAN 24" AND THE NET CLEAR WIDTH SHALL NOT BE LESS THAN 20". WHERE A WINDOW IS PROVIDED AS THE EMERGENCY ESCAPE AND RESCUE OPENING, IT SHALL HAVE THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44" MEASURED FROM THE FLOOR. 42" GUARDRAIL TO MEET HBMC 17.04.040.FOR THE PURPOSE OF THIS SECTION, "OPEN STAIRWAY" MEANS A STAIRWAY WHICH HAS A MINIMUM OF ONE WALL WHICH IS NOT MORE THAN 42" HIGH OPENING INTO AT LEAST ONE (1) ROOM FROM WHICH THE STAIRWAY CONNECTS EACH FLOOR. ALL CONSTRUCTION SHALL COMPLY WITH THE 2022 CALIFORNIA RESIDENTIAL CODE (CRC), CALIFORNIA BUILDING CODE (CBC), CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN), CALIFORNIA PLUMBING CODE (CPC), CALIFORNIA MECHANICAL CODE (CMC), AND CALIFORNIA ELECTRICAL CODE (CEC), AS ADOPTED BY THE CITY OF HERMOSA BEACH. VERIFY ALL DIMENSIONS AND CONDITIONS ON SITE PRIOR TO CONSTRUCTION. NOTIFY ARCHITECT OF ANY DISCREPANCIES. DO NOT SCALE DRAWINGS. USE FIGURED DIMENSIONS ONLY. ALL CEILING HEIGHTS SHALL COMPLY WITH CRC SECTION R305. MINIMUM CEILING HEIGHT IN HABITABLE SPACES SHALL BE 7'-0". SMOKE ALARMS AND CARBON MONOXIDE DETECTORS SHALL BE INSTALLED PER CRC SECTIONS R314 AND R315. ALL BEDROOMS MUST HAVE AT LEAST ONE EMERGENCY EGRESS WINDOW OR DOOR PER CRC R310. PROVIDE SAFETY GLAZING AT HAZARDOUS LOCATIONS PER CRC R308 (E.G., NEAR TUBS, SHOWERS, DOORS, STAIR LANDINGS). HBMC 17.22.060 EACH UNIT SHALL HAVE ITS OWN CIRCUIT BREAKER PANEL FOR ALL ELECTRICAL CIRCUITS AND OUTLETS WHICH SERVE THE UNIT. SUCH PANEL SHALL BE ACCESSIBLE WITHOUT LEAVING THE UNIT. EACH DWELLING UNIT AND COMMON AREA SHALL HAVE ITS OWN MANUALLY SWITCHABLE CIRCUIT. NOTES PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:13:09 PM 20250504 A. IODA M. NAMVAR A103 722 A FLOORPLANS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 722 A SCALE: 1/4" = 1'-0"A1034722 A - ROOF / DECK SCALE: 1/4" = 1'-0"A1031722 A - LEVEL 1 SCALE: 1/4" = 1'-0"A1032722 A - LEVEL 2 SCALE: 1/4" = 1'-0"A1033722 A - LEVEL 3 NO.DATE DESCRIPTION Page 146 of 376 UP UP 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. EMERGENCY AND ESCAPE RESCUE OPENINGS SHALL HAVE A NET CLEAR OPENING OF NOT LESS THAN 5.7 SF. THE NET CLEAR HEIGHT OF THE OPENING SHALL NOT BE LESS THAN 24" AND THE NET CLEAR WIDTH SHALL NOT BE LESS THAN 20". WHERE A WINDOW IS PROVIDED AS THE EMERGENCY ESCAPE AND RESCUE OPENING, IT SHALL HAVE THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44" MEASURED FROM THE FLOOR. 42" GUARDRAIL TO MEET HBMC 17.04.040.FOR THE PURPOSE OF THIS SECTION, "OPEN STAIRWAY" MEANS A STAIRWAY WHICH HAS A MINIMUM OF ONE WALL WHICH IS NOT MORE THAN 42" HIGH OPENING INTO AT LEAST ONE (1) ROOM FROM WHICH THE STAIRWAY CONNECTS EACH FLOOR. ALL CONSTRUCTION SHALL COMPLY WITH THE 2022 CALIFORNIA RESIDENTIAL CODE (CRC), CALIFORNIA BUILDING CODE (CBC), CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN), CALIFORNIA PLUMBING CODE (CPC), CALIFORNIA MECHANICAL CODE (CMC), AND CALIFORNIA ELECTRICAL CODE (CEC), AS ADOPTED BY THE CITY OF HERMOSA BEACH. VERIFY ALL DIMENSIONS AND CONDITIONS ON SITE PRIOR TO CONSTRUCTION. NOTIFY ARCHITECT OF ANY DISCREPANCIES. DO NOT SCALE DRAWINGS. USE FIGURED DIMENSIONS ONLY. ALL CEILING HEIGHTS SHALL COMPLY WITH CRC SECTION R305. MINIMUM CEILING HEIGHT IN HABITABLE SPACES SHALL BE 7'-0". SMOKE ALARMS AND CARBON MONOXIDE DETECTORS SHALL BE INSTALLED PER CRC SECTIONS R314 AND R315. ALL BEDROOMS MUST HAVE AT LEAST ONE EMERGENCY EGRESS WINDOW OR DOOR PER CRC R310. PROVIDE SAFETY GLAZING AT HAZARDOUS LOCATIONS PER CRC R308 (E.G., NEAR TUBS, SHOWERS, DOORS, STAIR LANDINGS). HBMC 17.22.060 EACH UNIT SHALL HAVE ITS OWN CIRCUIT BREAKER PANEL FOR ALL ELECTRICAL CIRCUITS AND OUTLETS WHICH SERVE THE UNIT. SUCH PANEL SHALL BE ACCESSIBLE WITHOUT LEAVING THE UNIT. EACH DWELLING UNIT AND COMMON AREA SHALL HAVE ITS OWN MANUALLY SWITCHABLE CIRCUIT. NOTES 2B.D2B.D 2B.C2B.C 2B.B2B.B 2B.3 2B.3 2B.1 2B.1 2B.A2B.A 8' - 5 1/4" 2B.2 2B.2 2.67%2.05%2.66%1% 1%1%1%3%ROOF DECK PROVIDE FIXED, WATERPROOF, LOCKABLE 360 GALLON DECK BOX48 FT3 "BIOHORT STYLEBOX" OR SIMILAR 3'5.92'20' - 2 1/2"8' - 5 1/4" 28' - 7 3/4"4' - 1 1/2"7' - 1"11' - 1 3/4"11' - 10 1/2"10' - 9 3/4"4' - 9" 5 A304 5 / A304 4 A304 4 / A304 3 A3043 / A304 1 A3041 / A3042 A3042 / A304C A204 B A204 A A204 D A204 2B.D2B.D 2B.C2B.C 2B.B2B.B 18' - 8"21' - 4"2B.3 2B.3 2B.1 2B.1 2B.A2B.A 2B.2 2B.2 18' - 2"GARAGE LAUNDRY BEDROOM 4 BATH 4 ENTRY ELEVATOR ELEV. RM. PATIO HEAT PUMP CONDENSOR INTERIOR GARAGE DIMENSIONS TO BE FREE AND CLEAR OF OBSTRUCTIONS. GARAGE DOOR SHALL MAINTAIN 7'4" CLEAR HEIGHT INCLUDING DOOR AND HARDWARE IN OPEN POSITION AUTO GARAGE DOOR OPENER NOTE: ALL INTERIOR GARAGE WALLS AND CEILINGS TO RECIEVE 5/8" TYPE "X" GYPSUM WALL BOARD 3'3' - 0"12' - 1 1/2"3' - 0 3/4"1' - 7"20' - 2"2' - 0"8' - 8 1/4"5' - 8"3' - 6"EQEQ2' - 0" 2' - 6 3/4"5' - 6" 1' - 6" 9' - 4 1/2" 25' - 1 3/4"8' - 10"12' - 6"3' - 4"3' - 1"3' - 8"5' - 8"5' - 9" 5' - 4" 3' - 7 1/4"5' - 11"5' - 2"A2B-736" X 84"-RHP12B-536" X 84"C 2B-432" X 84"-LHREX12B-142" X 92"-RHEX3 2B-396" X 84" C-FR 2B-632" X 84"-LH EX5 2B-932" X 84"-RHR G2B-G192" X 96"36" X 54" 1HH 2B-1 72" X 30"F52B-230" X 30"A12B-340' - 0"OVERHANG5' - 0"OVERHANG 3' - 6" 6' - 11 1/2"4' - 0 1/4"2' - 4"10' - 5"2' - 1"3' - 7 1/4"7' - 9 1/4" 3' - 7 1/4" AR 2B-260" X 84" C-FR 2B-832" X 84"-LH G00210 AREA AOVER-THE-HOOD STORAGE AREA12.11'(W) X 3.98' (H) X 3' (D) = 144 FT3 AREA BOVER-THE-HOOD STORAGE AREA3'(W) X 3.98' (H) X 1.58' (D) = 18.86 FT3 AREA AAREA B12.11'SEE FOR STORAGE ELEVATION 5 A304 5 / A304 4 A304 4 / A304 3 A3043 / A304 1 A3041 / A3042 A3042 / A304C A204 B A204 A A204 D A204 2B.D2B.D 2B.C2B.C 2B.B2B.B 2B.3 2B.3 2B.1 2B.1 2B.A2B.A 2B.2 2B.2 BEDROOM 1 BATH 1 CLOSET 1 BEDROOM 3 CLOSET 3 BATH 3 BEDROOM 2 BATH 2 Room WET ROOM 20' - 2"8' - 5 3/4"5' - 7"10' - 1"3' - 4 1/2"3' - 9 1/2"1' - 10 1/4"4' - 1"15' - 3 1/4"1' - 0"5' - 1"EQEQ3' - 11"18' - 0 3/4"9' - 7" 1' - 10"3' - 1" 14' - 4"5' - 5"8' - 10 3/4" 4' - 3"4' - 3"10' - 3"5' - 10"14' - 5 3/4"14' - 5 1/2"3' - 3 1/2"2' - 1"4' - 1"45' - 0"13' - 11 3/4" 4' - 1"1' - 1"3' - 8"1' - 1"9' - 0"8' - 0"2' - 10 1/2"4' - 0 3/4"7' - 3 1/2"9' - 6 1/4" 9' - 6 1/4"4' - 0"3' - 7"4' - 3"11' - 10"2' - 0" 11' - 6" 3' - 7 3/4" 48" X 1R 2B-14 36" X 54" 1HH 2B-13 48" X 30" A2 2B-12 30" X 30"A12B-1160" X 54"1II2B-103' - 3"30" X 30" A1 2B-936" X 60" 1P 2B-836" X 54"1HH2B-736" X 30"1U2B-6C 2B-1832" X 84"-RHRP12B-1732" X 84"A2B-1636" X 84"-RHC2B-1032" X 84"-LHD 2B-1430" X 84"-LHR D 2B-1130" X 84"-LH E 2B-1228" X 84"-LHR C 2B-1332" X 84"-LHA2B-1536" X 84"-RH5 A304 5 / A304 4 A304 4 / A304 3 A3043 / A304 1 A3041 / A3042 A3042 / A304C A204 B A204 A A204 D A204 28' - 7 3/4" 2B.D2B.D 2B.C2B.C 2B.B2B.B 2B.3 2B.3 2B.1 2B.1 2B.A2B.A 10' - 10 1/4"2B.2 2B.2 GUARDRAIL KITCHENDINING AREA LIVING AREA ELEVATOR PANTRY PWDR. ROOM BALCONY BAR 4' - 3"6' - 5"11' - 9 1/2"3' - 4"19' - 0 1/4"4' - 3"20' - 2"2' - 1"22' - 9 1/4"6' - 5 3/4"17' - 11"10' - 8 3/4" 2' - 3" 9' - 6 1/4"7' - 4 1/2"2' - 1"7' - 2"1' - 6" 10' - 9"4' - 4"1' - 2"8' - 5 1/2"1' - 2 1/2"5' - 9 1/2"1' - 2"13' - 8"5' - 4"5' - 2"8' - 0 1/2"3' - 6 3/4"2' - 3"4' - 9 3/4"3' - 8" 10' - 8 1/4"EQEQ1' - 8"5' - 9 1/2"2' - 5"4' - 7"7' - 5 1/2"1' - 6"H2B-2296" X 96"E2B-1928" X 84"-RHPA 2B-2128" X 84"-LH 72" X 36" 1DD 2B-1936" X 72" 1AA 2B-1836" X 72"1AA2B-1736" X 72"1AA2B-15RANGE36"CLR.4' - 1"BREAKFAST NOOKA2B-2036" X 84"-RH96" X 60" 1BB 2B-21 3 A804 CLR. 4' - 0"CLR.4' - 1"5 A304 5 / A304 4 A304 4 / A304 3 A3043 / A304 1 A3041 / A3042 A3042 / A304C A204 B A204 A A204 D A204 PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:13:11 PM 20250504 A. IODA M. NAMVAR A104 722 B FLOORPLANS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 722 B SCALE: 1/4" = 1'-0"A1044722 B - ROOF / DECK SCALE: 1/4" = 1'-0"A1041722 B - LEVEL 1 SCALE: 1/4" = 1'-0"A1042722 B - LEVEL 2 SCALE: 1/4" = 1'-0"A1043722 B - LEVEL 3 NO.DATE DESCRIPTION Page 147 of 376 70.77 UNIT 714A LEVEL 11' - 3" 80.10 UNIT 714A LEVEL 210' - 7" 89.27 UNIT 714A LEVEL 319' - 9" 98.85 UNIT 714A ROOF29' - 4" 1A.21A.11A.3 1' - 8"PLATE9' - 7"10"PLATE8' - 4"10"PLATE8' - 6"29' - 9"2' - 0"2' - 0"5' - 0 1/4"5' - 0 1/4"1' - 6"2' - 0"GUARDRAIL3' - 6"36" X 60" 1P 1A-1448" X 1R 1A-15 42" X 92" 1Q 1A-1742" X 92" 1Q 1A-18 48" X 30" A2 1A-1 I 1A-22144" X 96" EX1 1A-142" X 92"-RH EX2 1A-332" X 84"-RH PLAS1PLAS1 PLAS1 GL1GL1 CONC3 PLAS1 RAIN CHAIN SCUPPER RAIN BARREL 100.52100.52 70.77 UNIT 714A LEVEL 11' - 3"70.77 UNIT 714A LEVEL 11' - 3" 80.10 UNIT 714A LEVEL 210' - 7"80.10 UNIT 714A LEVEL 210' - 7" 89.27 UNIT 714A LEVEL 319' - 9"89.27 UNIT 714A LEVEL 319' - 9" 98.35 UNIT 1A DECK28' - 10"98.85 UNIT 714A ROOF29' - 4" 1A.B1A.A 1A.C 1A.D GUARDRAIL42"GUARDRAIL42"GL1 GL1 GAURDRAIL42"GL1 INTERPOLATED MAX HEIGHT; 30' INTERPOLATED EXISTING GRADE GUARDRAIL3' - 6"10"PLATE8' - 3"10"PLATE8' - 4"10"PLATE8' - 6"1' - 4"2' - 2"31' - 1"1' - 8"PLATE9' - 7"RAIN CHAIN SCUPPER 36" X 60" 1P 1A-1648" X 1R 1A-15 36" X 60" 1S 1A-6 60" X 54" 1II 1A-4 EX2 1A-2332" X 84"-LHR 36" X 30" 1U 1A-7 36" X 48" 1T 1A-8 PLAS1 PLAS1 PLAS1 PLAS1 CORNER WINDOW 100.52 101.85 101.85 4' - 6"3' - 0"2' - 0"3' - 0"70.77 UNIT 714A LEVEL 11' - 3" 80.10 UNIT 714A LEVEL 210' - 7" 89.27 UNIT 714A LEVEL 319' - 9" 98.35 UNIT 1A DECK28' - 10" 1A.21A.11A.3 PLATE8' - 6"10"PLATE8' - 4"10"PLATE8' - 3"10"GUARDRAIL3' - 6"31' - 1"HEAT PUMP CONDENSOR RAIN BARREL TRASH BINS 6' MAX.5' - 11"SITE FENCE DRIVEWAYWALKWAY SITE WALL 6' MAX36" X 48" 1T 1A-3030" X 30" F4 1A-1036" X 48" 1T 1A-93' - 0"3' - 0"4' - 6"101.85101.85 PLAS1 PLAS1 GL1 FB2 70.77 UNIT 714A LEVEL 11' - 3"70.77 UNIT 714A LEVEL 11' - 3" 80.10 UNIT 714A LEVEL 210' - 7"80.10 UNIT 714A LEVEL 210' - 7" 89.27 UNIT 714A LEVEL 319' - 9"89.27 UNIT 714A LEVEL 319' - 9" 98.35 UNIT 1A DECK28' - 10"98.85 UNIT 714A ROOF29' - 4" 1A.B 1A.A1A.C1A.D INTERPOLATED MAX HEIGHT; 30' INTERPOLATED EXISTING GRADE 1' - 8"PLATE9' - 7"10"PLATE8' - 4"10"PLATE8' - 6"GUARDRAIL3' - 6"SCUPPER RAIN CHAIN RAIN BARRELGUARDRAIL3' - 6"10"PLATE8' - 3"PLAS1 FB2 PLAS1 PLAS1 PLAS1 PLAS1 GL1 GL1 72" X 36" 1DD 1A-20 36" X 60" 1S 1A-19 48" X 54" 1GG 1A-11 30" X 30" A1 1A-12 36" X 54" 1HH 1A-13 72" X 30" F5 1A-224" X 30" 1FF 1A-3 5' - 0"3' - 0"3' - 0"4' - 8"3' - 0"2' - 0"1' - 6"101.85 101.85 100.52 REVEAL, TYP.29' - 9"31' - 1"4' - 6"4' - 6"1. 2. 3. 4. 5. 6. 7. A BUILDING HEIGHT SURVEY SHALL BE DONE PRIOR TO ROOF FRAMING INSPECTION TO CHECK THE HEIGHT OF THE HIGHEST RIDGE, PARAPET, GABLE, PITCHED OR HIPPED ROOF. A CERTIFICATE SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT STATING THE HEIGHT OR HEIGHTS OF THE BUILDING FROM THE NATURAL GROUND LEVEL. A HEIGHT VERIFICATION SHALL BE PERFORMED AT EACH FLOOR LEVEL DURING CONSTRUCTION. THIS REQUIREMENT IS NOT MANDATED BY CODE OR THE AUTHORITY HAVING JURISDICTION, BUT IS IMPLEMENTED AT THE DISCRETION OF THE CONTRACTOR TO ENSURE COMPLIANCE WITH THE STRICT BUILDING HEIGHT TOLERANCE ESTABLISHED FOR THIS PROJECT. AT NO POINT SHALL THE BUILDING EXCEED THE MAXIMUM HEIGHT LIMIT INDICATED ON SHEET G03. ALL EXTERIOR MATERIALS, FASTENERS, AND FINISHES SHALL BE SUITABLE FOR CORROSIVE COASTAL CONDITIONS. GALVANIZED OR STAINLESS STEEL FASTENERS REQUIRED ALL EXTERIOR MATERIALS SHALL COMPLY WITH CRC REQUIREMENTS FOR FIRE RESISTANCE AND WEATHER PROTECTION. ALL EXTERIOR LIGHTING SHALL BE HIGH-EFFICACY, DOWNWARD-FACING, AND COMPLY WITH TITLE 24 RESIDENTIAL LIGHTING REQUIREMENTS. BUILDING HEIGHT SHALL NOT EXCEED THE MAXIMUM ALLOWABLE HEIGHT INDICATED ON SHEET G03 ELEVATION NOTES PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:13:36 PM 20250504 A. IODA M. NAMVAR A201 714 A - EXTERIORELEVATIONS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 714 A SCALE: 1/4" = 1'-0"A201A714 A - ELEVATION A (WEST/FRONT) SCALE: 1/4" = 1'-0"A201B714 A - ELEVATION B (SOUTH/RIGHT) SCALE: 1/4" = 1'-0"A201C714 A - ELEVATION C (EAST/REAR) SCALE: 1/4" = 1'-0"A201D714 A - ELEVATION D (NORTH/LEFT) EXTERIOR MATERIAL SCHEDULE MARKDESCRIPTION COMMENTS AL1ANODIZED ALUMINUM.COLOR: TBD @ ALUMINUM DOORS, WINDOWS, AND EXTERIOR ELEMENTS FB1FIBERGLASS EXTERIOR DOOR"STAINED" TO MATCH WD2.USE THERMA-TRU PRODUCT ESPECIALLY FORMULATED FOR FIBERGLASS, OR SIMILIAR. UV RESISTANT @ EXTERIOR DOORS FB2FIBERGLASS EXTERIOR DOOR. WHITE, OR MATCH PLAS1 @ EXTERIOR GARAGE DOORS GL4LOW E COATED GLASS @ EXTERIOR GLASS SLIDING DOORS. SEE DOOR SCHEDULE FOR SHGC AND U VALUES.@ EXTERIOR DOORS, EXTERIOR GAURDRAILS PLAS17/8" STUCCO PLASTER ASSEMBLY.COLOR: CREAM WHITE. FINISH: SMOOTH COAT @ EXTERIOR WALLS NO.DATE DESCRIPTION Page 148 of 376 1. 2. 3. 4. 5. 6. 7. A BUILDING HEIGHT SURVEY SHALL BE DONE PRIOR TO ROOF FRAMING INSPECTION TO CHECK THE HEIGHT OF THE HIGHEST RIDGE, PARAPET, GABLE, PITCHED OR HIPPED ROOF. A CERTIFICATE SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT STATING THE HEIGHT OR HEIGHTS OF THE BUILDING FROM THE NATURAL GROUND LEVEL. A HEIGHT VERIFICATION SHALL BE PERFORMED AT EACH FLOOR LEVEL DURING CONSTRUCTION. THIS REQUIREMENT IS NOT MANDATED BY CODE OR THE AUTHORITY HAVING JURISDICTION, BUT IS IMPLEMENTED AT THE DISCRETION OF THE CONTRACTOR TO ENSURE COMPLIANCE WITH THE STRICT BUILDING HEIGHT TOLERANCE ESTABLISHED FOR THIS PROJECT. AT NO POINT SHALL THE BUILDING EXCEED THE MAXIMUM HEIGHT LIMIT INDICATED ON SHEET G03. ALL EXTERIOR MATERIALS, FASTENERS, AND FINISHES SHALL BE SUITABLE FOR CORROSIVE COASTAL CONDITIONS. GALVANIZED OR STAINLESS STEEL FASTENERS REQUIRED ALL EXTERIOR MATERIALS SHALL COMPLY WITH CRC REQUIREMENTS FOR FIRE RESISTANCE AND WEATHER PROTECTION. ALL EXTERIOR LIGHTING SHALL BE HIGH-EFFICACY, DOWNWARD-FACING, AND COMPLY WITH TITLE 24 RESIDENTIAL LIGHTING REQUIREMENTS. BUILDING HEIGHT SHALL NOT EXCEED THE MAXIMUM ALLOWABLE HEIGHT INDICATED ON SHEET G03 ELEVATION NOTES 71.02 UNIT 714B LEVEL 11' - 6" 80.35 UNIT 714B LEVEL 210' - 10" 89.69 UNIT 714B LEVEL 320' - 2" 99.85 UNIT 714B DECK30' - 4" 1B.31B.11B.2 3' - 6"10"PLATE9' - 4"10"PLATE8' - 6"10"PLATE8' - 6"32' - 4"36" X 72" 1AA 1B-1872" X 36" 1DD 1B-19 30" X 30" A1 1B-9 36" X 54" 1HH 1B-85' - 0"3' - 0"1' - 8"5' - 0"PLAS1 PLAS1 PLAS1 PARAPET 1' - 6"103.35103.35 101.35101.35 TRASH BINS RAIN BARREL SITE WALL6' MAX.5' - 8"71.02 UNIT 714B LEVEL 11' - 6" 80.35 UNIT 714B LEVEL 210' - 10"80.35 UNIT 714B LEVEL 210' - 10" 89.69 UNIT 714B LEVEL 320' - 2"89.69 UNIT 714B LEVEL 320' - 2" 99.85 UNIT 714B DECK30' - 4"99.85 UNIT 714B DECK30' - 4" 1B.D 1B.C 1B.B 1B.A INTERPOLATED MAX HEIGHT; 30' INTERPOLATED EXISTING GRADE PLATE8' - 6"10"PLATE8' - 6"10"PLATE9' - 4"10"GUARDRAIL3' - 6"32' - 4"1' - 6"PARAPET 30' - 4"WALL RECESS REVEAL, TYP. 103.35 103.35 101.35 3' - 0"3' - 0"5' - 0"5' - 0"1' - 8"1' - 8"1' - 8"2' - 6"5' - 0"3' - 0"36" X 72" 1AA 1B-17 36" X 72" 1AA 1B-16 36" X 54" 1HH 1B-7 36" X 30" 1U 1B-6 36" X 54" 1HH 1B-5 36" X 30" 1U 1B-4 36" X 72" 1AA 1B-15 48" X 1R 1B-14 EX1 1B-142" X 92"-LH PLAS1 PLAS1 PLAS1 PLAS1 HEAT PUMP CONDENSOR REAR YARD SITE WALL 71.02 UNIT 714B LEVEL 11' - 6" 80.35 UNIT 714B LEVEL 210' - 10" 89.69 UNIT 714B LEVEL 320' - 2" 99.85 UNIT 714B DECK30' - 4" 1B.31B.11B.2 GAURDRAIL3' - 6"PLATE8' - 6"10"PLATE8' - 6"10"PLATE9' - 4"10"3' - 6"32' - 4"3' - 0"2' - 6"2' - 6"GUARDRAIL3' - 6"WALL RECESS WALL RECESS REVEAL, TYP. 96" X 60" 1BB 1B-21 48" X 1R 1B-1436" X 60" 1P 1B-13 36" X 54" 1HH 1B-1 L 1B-396" X 84" HEAT PUMP CONDENSER RAIN BARREL BEHIND SCREEN SITE WALL 6' MAX.5' - 11"STAIRWAY TO DECK 103.35103.35103.35 71.02 UNIT 714B LEVEL 11' - 6" 80.35 UNIT 714B LEVEL 210' - 10"80.35 UNIT 714B LEVEL 210' - 10" 89.69 UNIT 714B LEVEL 320' - 2"89.69 UNIT 714B LEVEL 320' - 2" 99.85 UNIT 714B DECK30' - 4"99.85 UNIT 714B DECK30' - 4" 1B.D1B.C1B.B1B.A INTERPOLATED MAX HEIGHT; 30' INTERPOLATED EXISTING GRADE RAIN BARREL HEAT PUMP CONDENSER REAR YARD SITE WALL 6' MAX.5' - 11"PLATE8' - 6"10"PLATE8' - 6"10"PLATE9' - 4"10"1' - 6"GUARDRAIL3' - 6"GUARDRAIL3' - 6"PARAPET 101.35 103.35 103.35 60" X 54" 1II 1B-1030" X 30" A1 1B-1148" X 30" A2 1B-12 H 1B-2296" X 96" 72" X 30" F5 1B-2 30" X 30" A1 1B-3 30' - 4"32' - 4"5' - 0"5' - 0"3' - 0"5' - 0"5' - 0"PLAS1PLAS1 PLAS1 PLAS1 FB2 PLAS1 SCREEN GATE5' - 11"PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:14:02 PM 20250504 A. IODA M. NAMVAR A202 714 B - EXTERIORELEVATIONS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 714 B EXTERIOR MATERIAL SCHEDULE MARKDESCRIPTION COMMENTS AL1ANODIZED ALUMINUM.COLOR: TBD @ ALUMINUM DOORS, WINDOWS, AND EXTERIOR ELEMENTS FB1FIBERGLASS EXTERIOR DOOR"STAINED" TO MATCH WD2.USE THERMA-TRU PRODUCT ESPECIALLY FORMULATED FOR FIBERGLASS, OR SIMILIAR. UV RESISTANT @ EXTERIOR DOORS FB2FIBERGLASS EXTERIOR DOOR. WHITE, OR MATCH PLAS1 @ EXTERIOR GARAGE DOORS GL4LOW E COATED GLASS @ EXTERIOR GLASS SLIDING DOORS. SEE DOOR SCHEDULE FOR SHGC AND U VALUES.@ EXTERIOR DOORS, EXTERIOR GAURDRAILS PLAS17/8" STUCCO PLASTER ASSEMBLY.COLOR: CREAM WHITE. FINISH: SMOOTH COAT @ EXTERIOR WALLS SCALE: 1/4" = 1'-0"A202A714 B - ELEVATION A (WEST/FRONT) SCALE: 1/4" = 1'-0"A202B714 B - ELEVATION B (SOUTH/RIGHT) SCALE: 1/4" = 1'-0"A202C714 B - ELEVATION C (EAST/REAR) SCALE: 1/4" = 1'-0"A202D714 B - ELEVATION C (NORTH/LEFT) NO.DATE DESCRIPTION SCREEN Page 149 of 376 1. 2. 3. 4. 5. 6. 7. A BUILDING HEIGHT SURVEY SHALL BE DONE PRIOR TO ROOF FRAMING INSPECTION TO CHECK THE HEIGHT OF THE HIGHEST RIDGE, PARAPET, GABLE, PITCHED OR HIPPED ROOF. A CERTIFICATE SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT STATING THE HEIGHT OR HEIGHTS OF THE BUILDING FROM THE NATURAL GROUND LEVEL. A HEIGHT VERIFICATION SHALL BE PERFORMED AT EACH FLOOR LEVEL DURING CONSTRUCTION. THIS REQUIREMENT IS NOT MANDATED BY CODE OR THE AUTHORITY HAVING JURISDICTION, BUT IS IMPLEMENTED AT THE DISCRETION OF THE CONTRACTOR TO ENSURE COMPLIANCE WITH THE STRICT BUILDING HEIGHT TOLERANCE ESTABLISHED FOR THIS PROJECT. AT NO POINT SHALL THE BUILDING EXCEED THE MAXIMUM HEIGHT LIMIT INDICATED ON SHEET G03. ALL EXTERIOR MATERIALS, FASTENERS, AND FINISHES SHALL BE SUITABLE FOR CORROSIVE COASTAL CONDITIONS. GALVANIZED OR STAINLESS STEEL FASTENERS REQUIRED ALL EXTERIOR MATERIALS SHALL COMPLY WITH CRC REQUIREMENTS FOR FIRE RESISTANCE AND WEATHER PROTECTION. ALL EXTERIOR LIGHTING SHALL BE HIGH-EFFICACY, DOWNWARD-FACING, AND COMPLY WITH TITLE 24 RESIDENTIAL LIGHTING REQUIREMENTS. BUILDING HEIGHT SHALL NOT EXCEED THE MAXIMUM ALLOWABLE HEIGHT INDICATED ON SHEET G03 ELEVATION NOTES 70.35 UNIT 722A LEVEL 110" 79.69 UNIT 722A LEVEL 210' - 2" 88.85 UNIT 722A LEVEL 319' - 4" 98.44 UNIT 722A ROOF28' - 11" 2A.22A.12A.3 1' - 8"PLATE9' - 7"10"PLATE8' - 4"10"PLATE8' - 6"29' - 9"SCUPPER RAIN CHAIN 100.10100.10 GAURDRAIL3' - 6"1' - 6"2' - 0"GL1 PLAS1 PLAS1 PLAS1PLAS1 FB1 PLAS1 WALL RECESS 48" X 1R 2A-1536" X 60" 1P 2A-14 42" X 92" 1Q 2A-1742" X 92" 1Q 2A-18 I 2A-22144" X 96" 48" X 30" A2 2A-1 EX2 2A-332" X 84" EX1 2A-142" X 92"-LH WALL RECESS 2' - 0"2' - 0"4' - 6"70.35 UNIT 722A LEVEL 110"70.35 UNIT 722A LEVEL 110" 79.69 UNIT 722A LEVEL 210' - 2"79.69 UNIT 722A LEVEL 210' - 2" 88.85 UNIT 722A LEVEL 319' - 4"88.85 UNIT 722A LEVEL 319' - 4" 97.85 UNIT 722A DECK28' - 4"98.44 UNIT 722A ROOF28' - 11" 2A.B2A.A 2A.C 2A.D GUARDRAIL3' - 6"INTERPOLATED MAX HEIGHT; 30' INTERPOLATED EXISTING GRADE GAURDRAIL3' - 6"10"PLATE8' - 2"10"PLATE8' - 4"10"PLATE8' - 6"1' - 8"PLATE9' - 7"PARAPET REVEAL, TYP.31' - 0"3' - 0"5' - 0"3' - 0"4' - 8"3' - 0"4' - 6"4' - 6"101.35101.35 100.10 SCUPPER RAIN CHAIN RAIN BARREL 36" X 54" 1HH 2A-13 30" X 30" A1 2A-12 72" X 30" F5 2A-2 30" X 30" A1 2A-3 36" X 60" 1S 2A-19 72" X 36" 1DD 2A-20 48" X 54" 1GG 2A-11 PLAS1 PLAS1 FB2 PLAS1 GL1 GL1 70.35 UNIT 722A LEVEL 110" 79.69 UNIT 722A LEVEL 210' - 2" 88.85 UNIT 722A LEVEL 319' - 4" 97.85 UNIT 722A DECK28' - 4" 2A.22A.12A.3 9 CD1 PLATE8' - 6"10"PLATE8' - 4"10"PLATE8' - 2"10"GUARDRAIL3' - 6"31' - 0"HEAT PUMP CONDENSOR RAIN BARREL TRASH BINS DRIVEWAYWALKWAY SITE WALL 101.35101.35 70.35 UNIT 722A LEVEL 110"70.35 UNIT 722A LEVEL 110" 79.69 UNIT 722A LEVEL 210' - 2"79.69 UNIT 722A LEVEL 210' - 2" 88.85 UNIT 722A LEVEL 319' - 4"88.85 UNIT 722A LEVEL 319' - 4" 97.85 UNIT 722A DECK28' - 4"98.44 UNIT 722A ROOF28' - 11" 2A.B 2A.A2A.C2A.DINTERPOLATED MAX HEIGHT; 30' INTERPOLATED EXISTING GRADE 1' - 8"PLATE9' - 7"10"PLATE8' - 4"10"PLATE8' - 6"GUARDRAIL3' - 6"1' - 6"2' - 0"SCUPPER RAIN CHAIN RAIN BARREL 2' - 2"101.35 101.35 100.10 PARAPET 29' - 9"10"PLATE8' - 2"GUARDRAIL3' - 6"9' - 0"2' - 3"1' - 3"PLAS1 GL1 PLAS1 PLAS1 PLAS1 PLAS1 GL1 WALL RECESS EX2 2A-2332" X 84"-RHR 36" X 48" 1T 2A-8 36" X 30" 1U 2A-7 36" X 60" 1S 2A-6 36" X 60" 1P 2A-16 48" X 1R 2A-15 60" X 54" 1II 2A-4 GL1 GUARDRAIL3' - 6"3' - 0"4' - 6"2' - 0"3' - 0"PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:14:26 PM 20250504 A. IODA M. NAMVAR A203 722 A - EXTERIORELEVATIONS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 722 A EXTERIOR MATERIAL SCHEDULE MARKDESCRIPTION COMMENTS AL1ANODIZED ALUMINUM.COLOR: TBD @ ALUMINUM DOORS, WINDOWS, AND EXTERIOR ELEMENTS FB1FIBERGLASS EXTERIOR DOOR"STAINED" TO MATCH WD2.USE THERMA-TRU PRODUCT ESPECIALLY FORMULATED FOR FIBERGLASS, OR SIMILIAR. UV RESISTANT @ EXTERIOR DOORS FB2FIBERGLASS EXTERIOR DOOR. WHITE, OR MATCH PLAS1 @ EXTERIOR GARAGE DOORS GL4LOW E COATED GLASS @ EXTERIOR GLASS SLIDING DOORS. SEE DOOR SCHEDULE FOR SHGC AND U VALUES.@ EXTERIOR DOORS, EXTERIOR GAURDRAILS PLAS17/8" STUCCO PLASTER ASSEMBLY.COLOR: CREAM WHITE. FINISH: SMOOTH COAT @ EXTERIOR WALLS SCALE: 1/4" = 1'-0"A203A722 A - ELEVATION A (WEST/FRONT) SCALE: 1/4" = 1'-0"A203B722 A - ELEVATION B (SOUTH/RIGHT) SCALE: 1/4" = 1'-0"A203C722 A - ELEVATION C (EAST/REAR) SCALE: 1/4" = 1'-0"A203D722 A - ELEVATION D (NORTH/RIGHT) NO.DATE DESCRIPTION Page 150 of 376 1. 2. 3. 4. 5. 6. 7. A BUILDING HEIGHT SURVEY SHALL BE DONE PRIOR TO ROOF FRAMING INSPECTION TO CHECK THE HEIGHT OF THE HIGHEST RIDGE, PARAPET, GABLE, PITCHED OR HIPPED ROOF. A CERTIFICATE SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT STATING THE HEIGHT OR HEIGHTS OF THE BUILDING FROM THE NATURAL GROUND LEVEL. A HEIGHT VERIFICATION SHALL BE PERFORMED AT EACH FLOOR LEVEL DURING CONSTRUCTION. THIS REQUIREMENT IS NOT MANDATED BY CODE OR THE AUTHORITY HAVING JURISDICTION, BUT IS IMPLEMENTED AT THE DISCRETION OF THE CONTRACTOR TO ENSURE COMPLIANCE WITH THE STRICT BUILDING HEIGHT TOLERANCE ESTABLISHED FOR THIS PROJECT. AT NO POINT SHALL THE BUILDING EXCEED THE MAXIMUM HEIGHT LIMIT INDICATED ON SHEET G03. ALL EXTERIOR MATERIALS, FASTENERS, AND FINISHES SHALL BE SUITABLE FOR CORROSIVE COASTAL CONDITIONS. GALVANIZED OR STAINLESS STEEL FASTENERS REQUIRED ALL EXTERIOR MATERIALS SHALL COMPLY WITH CRC REQUIREMENTS FOR FIRE RESISTANCE AND WEATHER PROTECTION. ALL EXTERIOR LIGHTING SHALL BE HIGH-EFFICACY, DOWNWARD-FACING, AND COMPLY WITH TITLE 24 RESIDENTIAL LIGHTING REQUIREMENTS. BUILDING HEIGHT SHALL NOT EXCEED THE MAXIMUM ALLOWABLE HEIGHT INDICATED ON SHEET G03 ELEVATION NOTES 71.02 UNIT 722B LEVEL 11' - 6" 80.35 UNIT 722B LEVEL 210' - 10" 89.69 UNIT 722B LEVEL 320' - 2" 99.85 UNIT 722B DECK30' - 4" 2B.32B.12B.2 GUARDRAIL3' - 6"10"PLATE9' - 4"10"PLATE8' - 6"10"PLATE8' - 6"1' - 6"PARAPET 32' - 4"36" X 72" 1AA 2B-18 72" X 36" 1DD 2B-19 30" X 30" A1 2B-9 36" X 60" 1P 2B-8 SITE WALL 6' MAX. 5' - 11"TRASH BINS 71.02 UNIT 722B LEVEL 11' - 6" 80.35 UNIT 722B LEVEL 210' - 10" 89.69 UNIT 722B LEVEL 320' - 2" 99.85 UNIT 722B DECK30' - 4" 2B.D 2B.C 2B.B 2B.A INTERPOLATED MAX HEIGHT; 30' INTERPOLATED EXISTING GRADE PLATE8' - 6"10"PLATE8' - 6"10"PLATE9' - 4"10"GUARDRAIL3' - 6"32' - 4"1' - 6"PARAPET 101.35 103.35 103.35 REVEAL, TYP. H 2B-2296" X 96" 48" X 30" A2 2B-12 72" X 30" F5 2B-230" X 30" A1 2B-3 30" X 30" A1 2B-11 60" X 54" 1II 2B-10 3' - 0"5' - 0"5' - 0"5' - 0"5' - 0"RAIN BARREL HEAT PUMP CONDENSER SITE WALL 6' MAX.5' - 11"71.02 UNIT 722B LEVEL 11' - 6" 80.35 UNIT 722B LEVEL 210' - 10" 89.69 UNIT 722B LEVEL 320' - 2" 99.85 UNIT 722B DECK30' - 4" 2B.32B.12B.2 PLATE8' - 6"10"PLATE8' - 6"10"PLATE9' - 4"10"GUARDRAIL3' - 6"32' - 4"96" X 60" 1BB 2B-21 48" X 1R 2B-1436" X 54" 1HH 2B-13 36" X 54" 1HH 2B-12' - 6"2' - 6"2' - 6"3' - 0"STAIRWAY TO DECK REVEAL, TYP. 103.35103.35103.35 HEAT PUMP CONDENSER RAIN BARREL BEHIND SCREEN GATE 71.02 UNIT 722B LEVEL 11' - 6"71.02 UNIT 722B LEVEL 11' - 6" 80.35 UNIT 722B LEVEL 210' - 10"80.35 UNIT 722B LEVEL 210' - 10" 89.69 UNIT 722B LEVEL 320' - 2"89.69 UNIT 722B LEVEL 320' - 2" 99.85 UNIT 722B DECK30' - 4"99.85 UNIT 722B DECK30' - 4" 2B.D2B.C2B.B2B.A INTERPOLATED MAX HEIGHT; 30' INTERPOLATED EXISTING GRADE 8' - 6"10"8' - 6"10"9' - 4"10"1' - 6"30' - 4"PARAPET GUARDRAIL3' - 6"1' - 8"1' - 8"3' - 0"5' - 0"3' - 0"1' - 8"5' - 0"2' - 6"48" X 1R 2B-14 36" X 30" 1U 2B-4 36" X 72" 1AA 2B-15 36" X 72" 1AA 2B-16 36" X 54" 1HH 2B-5 36" X 30" 1U 2B-6 36" X 72" 1AA 2B-17 36" X 54" 1HH 2B-7 PLAS1 PLAS1 PLAS1 FB1 EX1 2B-142" X 92"-RH 103.35 103.35 101.35 PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:14:51 PM 20250504 A. IODA M. NAMVAR A204 722 B - EXTERIORELEVATIONS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 722 B EXTERIOR MATERIAL SCHEDULE MARKDESCRIPTION COMMENTS AL1ANODIZED ALUMINUM.COLOR: TBD @ ALUMINUM DOORS, WINDOWS, AND EXTERIOR ELEMENTS FB1FIBERGLASS EXTERIOR DOOR"STAINED" TO MATCH WD2.USE THERMA-TRU PRODUCT ESPECIALLY FORMULATED FOR FIBERGLASS, OR SIMILIAR. UV RESISTANT @ EXTERIOR DOORS FB2FIBERGLASS EXTERIOR DOOR. WHITE, OR MATCH PLAS1 @ EXTERIOR GARAGE DOORS GL4LOW E COATED GLASS @ EXTERIOR GLASS SLIDING DOORS. SEE DOOR SCHEDULE FOR SHGC AND U VALUES.@ EXTERIOR DOORS, EXTERIOR GAURDRAILS PLAS17/8" STUCCO PLASTER ASSEMBLY.COLOR: CREAM WHITE. FINISH: SMOOTH COAT @ EXTERIOR WALLS SCALE: 1/4" = 1'-0"A204A722 B - ELEVATION A (WEST/FRONT) SCALE: 1/4" = 1'-0"A204B722 B - ELEVATION B (SOUTH/RIGHT) SCALE: 1/4" = 1'-0"A204C722 B - ELEVATION C (EAST/REAR) SCALE: 1/4" = 1'-0"A204D722 B - ELEVATION D (NORTH/LEFT) NO.DATE DESCRIPTION Page 151 of 376 36"84"32"30"28" 194"96"INTERIOR DOORS EXTERIOR DOORS 32" DOOR LEAF CAVITY FRAME 28"5 1/8"5 1/8" GL3 2' - 6"2' - 6"7' - 0"4' - 6"2' - 6"2' - 0"2' - 0"6"3"2' - 0"3"3' - 0"5' - 0"2' - 6"84"84"84"84"84"32"84"32"84"92"71"21"42" 32"84"84"96" 144"96"36"36"36"36" 24"24"24"24" WD2 PT1 WD2 GL2 WD2WD2 FB2 FB1 FB1 GL1 GL4AL1 AL1 GL4 FB2 FRAMELESS 2" CASING. TYP. FRAMELESS 2" CASING PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 3:34:32 PM 20250504 A. IODA M. NAMVAR A600 SCHEDULES LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 UNIT NUMBER WINDOW SCHEDULE NO.TYPE WIDTH HEIGHT OPENING TYPE FRAME MATERIAL GALZING TYPE TEMPERED U FACTOR SHGC SILL HEIGHT COMMENTS 714A UNIT 714A LEVEL 1 1A-1 A2 4' - 0"2' - 6"AWNING ALUMINUM DUAL 0.30 0.23 4' - 6" 1A-2 F5 6' - 0"2' - 6"FIXED ALUMINUM DUAL 0.30 0.23 4' - 6"CLERESTORY WINDOW @ BEDROOM 4 1A-3 1FF 2' - 0"2' - 6"AWNING ALUMINUM DUAL TEMPERED 0.30 0.23 4' - 6"BATHROOM AWNING WINDOW. OBSCURED. 1A-4 1II 5' - 0"4' - 6"SLIDING ALUMINUM DUAL 0.30 0.23 3' - 0"WINDOW @ FRONT ENTRY 2B-24 1EE 1' - 4"1' - 4"AWNING ALUMINUM DUAL 0.30 0.23 4' - 0" UNIT 714A LEVEL 2 1A-6 1S 3' - 0"5' - 0"FIXED ARCHED ALUMINUM DUAL 0" 1A-7 1U 3' - 0"2' - 6"AWNING ALUMINUM DUAL 0.30 0.23 4' - 6"BATHROOM AWNING WINDOW. OBSCURED. 1A-8 1T 3' - 0"4' - 0"CASEMENT ALUMINUM DUAL 0.30 0.23 3' - 0" 1A-9 1T 3' - 0"4' - 0"CASEMENT ALUMINUM DUAL 0.30 0.23 3' - 0" 1A-10 F4 2' - 6"2' - 6"FIXED ALUMINUM DUAL 0.30 0.23 4' - 6"BATHROOM AWNING WINDOW. OBSCURED. 1A-11 1GG 4' - 0"4' - 6"SLIDING ALUMINUM DUAL 0.30 0.23 3' - 0" 1A-12 A1 2' - 6"2' - 6"AWNING ALUMINUM DUAL 0.30 0.23 5' - 0"BATHROOM AWNING WINDOW. OBSCURED. 1A-13 1HH 3' - 0"4' - 6"CASEMENT ALUMINUM DUAL 0.30 0.23 3' - 0"TBD BATHROOM 1 AWNING WINDOW. OBSCURED. 1A-14 1P 3' - 0"5' - 0"CASEMENT ALUMINUM DUAL 0.30 0.23 2' - 0" 1A-15 1R 4' - 0"CORNER ALUMINUM DUAL 2' - 0"MULLION-LESS CORNER WINDOW @ BEDROOM 1 1A-16 1P 3' - 0"5' - 0"CASEMENT ALUMINUM DUAL 0.30 0.23 2' - 0" 1A-30 1T 3' - 0"4' - 0"CASEMENT ALUMINUM DUAL 0.30 0.23 3' - 0" UNIT 714A LEVEL 3 1A-17 1Q 3' - 6"7' - 8"FIXED ARCHED ALUMINUM DUAL 0"ARCHED WINDOW @ FRONT BALCONY 1A-18 1Q 3' - 6"7' - 8"FIXED ARCHED ALUMINUM DUAL 0"ARCHED WINDOW @ FRONT BALCONY 1A-19 1S 3' - 0"5' - 0"FIXED ARCHED ALUMINUM DUAL TEMPERED 3' - 0"ARCHED WINDOW @ DINING AREA 1A-20 1DD 6' - 0"3' - 0"SLIDING ALUMINUM DUAL 0.30 0.23 4' - 8" 1A-21 F4 2' - 6"2' - 6"FIXED ALUMINUM DUAL 0.30 0.23 5' - 6"POWDER ROOM AWNING WINDOW. OBSCURED. 714A: 22 714B UNIT 714B LEVEL 1 1B-1 1HH 3' - 0"4' - 6"CASEMENT ALUMINUM DUAL 0.30 0.23 2' - 6" 1B-2 F5 6' - 0"2' - 6"FIXED ALUMINUM DUAL 0.30 0.23 5' - 0"CLERESTORY WINDOW @ BEDROOM 4 1B-3 A1 2' - 6"2' - 6"AWNING ALUMINUM DUAL 0.30 0.23 5' - 0"BATHROOM AWNING WINDOW. OBSCURED. UNIT 714B LEVEL 2 1B-4 1U 3' - 0"2' - 6"AWNING ALUMINUM DUAL 0.30 0.23 5' - 0" 1B-5 1HH 3' - 0"4' - 6"CASEMENT ALUMINUM DUAL 0.30 0.23 3' - 0" 1B-6 1U 3' - 0"2' - 6"AWNING ALUMINUM DUAL 0.30 0.23 5' - 0"BATHROOM AWNING WINDOW. OBSCURED. 1B-7 1HH 3' - 0"4' - 6"CASEMENT ALUMINUM DUAL 0.30 0.23 3' - 0" 1B-8 1HH 3' - 0"4' - 6"CASEMENT ALUMINUM DUAL 0.30 0.23 3' - 0" 1B-9 A1 2' - 6"2' - 6"AWNING ALUMINUM DUAL 0.30 0.23 5' - 0"BATHROOM AWNING WINDOW. OBSCURED. 1B-10 1II 5' - 0"4' - 6"SLIDING ALUMINUM DUAL 0.30 0.23 3' - 0" 1B-11 A1 2' - 6"2' - 6"AWNING ALUMINUM DUAL 0.30 0.23 5' - 0"BATHROOM AWNING WINDOW. OBSCURED. 1B-12 A2 4' - 0"2' - 6"AWNING ALUMINUM DUAL 0.30 0.23 5' - 0" 1B-13 1P 3' - 0"5' - 0"CASEMENT ALUMINUM DUAL 0.30 0.23 2' - 6" 1B-14 1R 4' - 0"CORNER ALUMINUM DUAL 2' - 6" UNIT 714B LEVEL 3 1B-15 1AA 3' - 0"6' - 0"FIXED ARCHED ALUMINUM DUAL 1' - 8" 1B-16 1AA 3' - 0"6' - 0"FIXED ARCHED ALUMINUM DUAL 1' - 8" 1B-17 1AA 3' - 0"6' - 0"FIXED ARCHED ALUMINUM DUAL 1' - 8" 1B-18 1AA 3' - 0"6' - 0"FIXED ARCHED ALUMINUM DUAL 1' - 8" 1B-19 1DD 6' - 0"3' - 0"SLIDING ALUMINUM DUAL 0.30 0.23 5' - 0" 1B-20 A1 2' - 6"2' - 6"AWNING ALUMINUM DUAL 0.30 0.23 4' - 4"POWDER ROOM AWNING WINDOW. OBSCURED. 1B-21 1BB 8' - 0"5' - 0"3' - 0" 714B: 21 722A NOTE:NFRC TEMPORARY LABEL DISPLAYED ON WINDOWS AND SKYLIGHTS (INCL. TUBULAR) MUST REMAIN ON THE UNIT UNTIL FINAL INSPECTION HAS BEEN COMPLETED DOOR SCHEDULE NO.TYPE WIDTH HEIGHT JAMB DEPTH HANDING LOCK DOOR MATERIAL SHGC U FACTOR COMMENTS 714A UNIT 714A LEVEL 1 1A-1 EX1 3' - 6"7' - 8"7 1/2"RH Yes FB1 ARCHED ENTRY EXTERIOR DOOR 1A-2 AR 5' - 0"7' - 0"7 1/4"No WD2/GL2 ARCHED DOUBLE DOOR WITH GLASS 1A-3 EX2 2' - 8"7' - 0"7 1/2"RH Yes FB1 + GL4 .31 .45 EXTERIOR DOOR @ BEDROOM 4 TO FRONT YARD 1A-4 C 2' - 8"7' - 0"7 1/4"LHR Yes WD2 BATH 4 DOOR 1A-5 P1 3' - 0"7' - 0"7 1/4"No WD2 POCKET DOOR TO LAUNDRY 1A-6 C-FR 2' - 8"7' - 0"7 1/4"RH Yes PT1 20 MIN FIRE RATED DOOR. SELF CLOSING & SELF LATCHING. 1A-7 A 3' - 0"7' - 0"5 1/4"RH No WD2 POCKET DOOR TO ELEVATOR 1A-8 C-FR 2' - 8"7' - 0"5 1/4"RH Yes PT1 ELEVATOR MACHINE ROOM DOOR 1A-9 EX5 2' - 8"7' - 0"7 1/2"LHR Yes FB2 EXTERIOR 20 MIN FIRE RATED DOOR. SELF CLOSING & SELF LATCHING. 1A-G G 16' - 0"8' - 0"Yes FB2 GARAGE ROLL UP AUTOMATIC OPENER. MIN 7'4" CLR. HEIGHT. INSULATED R-8 UNIT 714A LEVEL 2 1A-10 C 2' - 8"7' - 0"4 3/4"LH Yes WD2 BEDROOM 3 DOOR 1A-11 D 2' - 6"7' - 0"5 1/4"LHR Yes WD2 BATH 3 DOOR 1A-12 E 2' - 4"7' - 0"5 1/4"LH No WD2 BEDROOM 3 WALK IN CLOSET DOOR 1A-13 C 2' - 8"7' - 0"5 1/4"LH Yes WD2 BEDROOM 2 DOOR 1A-14 D 2' - 6"7' - 0"4 3/4"LHR Yes WD2 BATH 2 DOOR 1A-15 A 3' - 0"7' - 0"5 1/4"RH No WD2 SWING DOOR TO ELEVATOR 1A-16 A 3' - 0"7' - 0"7 1/4"RH Yes WD2 BEDROOM 1 DOOR 1A-17 P1 2' - 8"7' - 0"5 1/4"Yes WD2 POCKET DOOR TO BATHROOM 1. PROVIDE CAVITY HARDWARE FOR 2X4 STUD. 1A-18 C 2' - 8"7' - 0"5 1/4"RHR Yes WD2 BATH 1 TOILET ROOM DOOR UNIT 714A LEVEL 3 1A-19 E 2' - 4"7' - 0"5 1/4"LHR Yes WD2 POWDER ROOM DOOR 1A-20 A 3' - 0"7' - 0"5 1/4"RH No WD2 POCKET DOOR TO ELEVATOR 1A-21 PA 2' - 4"7' - 0"5 1/4"RH No WD2 + GL2 PANTRY DOOR 1A-22 EX4 12' - 0"8' - 0"7 1/2"Yes SLIDING DOOR @ FRONT BALCONY 1A-23 EX2 2' - 8"7' - 0"5 1/4"LHR Yes FB1 + GL4 .31 .45 EXTERIOR DOOR TO DECK 714A: 24 714B UNIT 714B LEVEL 1 1B-1 EX1 3' - 6"7' - 8"5 1/2"LH Yes FB1 ARCHED ENTRY EXTERIOR DOOR 1B-2 AR 5' - 0"7' - 0"5 1/4"No WD2/GL2 ARCHED DOUBLE WOOD DOOR WITH GLASS 1B-3 EX4 8' - 0"7' - 0"7 1/2"Yes SLIDING DOOR TO REAR BACKYARD 1B-4 D 2' - 6"7' - 0"7 1/4"RHR Yes WD2 BATH 4 DOOR 1B-5 P1 3' - 0"7' - 0"5 1/4"No WD2 POCKET DOOR TO LAUNDRY 1B-6 C-FR 2' - 8"7' - 0"7 1/4"RH Yes PT1 20 MIN FIRE RATED DOOR. SELF CLOSING & SELF LATCHING. 1B-7 A 3' - 0"7' - 0"5 1/4"LH No WD2 SWING DOOR TO ELEVATOR 1B-8 C-FR 2' - 8"7' - 0"5 1/4"LH Yes PT1 ELEVATOR MACHINE ROOM DOOR 1B-9 EX5 2' - 8"7' - 0"7 1/2"RH Yes FB2 EXTERIOR 20 MIN FIRE RATED DOOR. SELF CLOSING & SELF LATCHING. 1B-G G 16' - 0"8' - 0"Yes FB2 GARAGE ROLL UP AUTOMATIC OPENER. MIN 7'4" CLR. HEIGHT. INSULATED R-8. UNIT 714B LEVEL 2 1B-10 C 2' - 8"7' - 0"5 1/4"RH Yes WD2 BEDROOM 2 DOOR 1B-11 D 2' - 6"7' - 0"4 3/4"RHR Yes WD2 BATH 2 DOOR 1B-12 E 2' - 4"7' - 0"5 1/4"RH No WD2 BEDROOM 2 WALK IN CLOSET DOOR 1B-13 D 2' - 6"7' - 0"4 3/4"RH Yes WD2 BEDROOM 3 ENTRY DOOR 1B-14 D 2' - 6"7' - 0"5 1/4"RHR Yes WD2 BATH 3 DOOR 1B-15 A 3' - 0"7' - 0"5 1/4"LH No WD2 SWING DOOR TO ELEVATOR 1B-16 A 3' - 0"7' - 0"5 1/4"LH Yes WD2 BEDROOM 1 DOOR 1B-17 P1 2' - 8"7' - 0"7 1/4"Yes WD2 POCKET DOOR TO BATHROOM 1. PROVIDE CAVITY HARDWARE FOR 2X4 STUD. 1B-18 A 3' - 0"7' - 0"5 1/4"LHR Yes WD2 BATH 1 TOILET ROOM DOOR UNIT 714B LEVEL 3 1B-19 E 2' - 4"7' - 0"7 1/2"LH Yes WD2 POWDER ROOM DOOR 1B-20 A 3' - 0"7' - 0"5 1/4"LH No WD2 SWING DOOR TO ELEVATOR 1B-21 PA 2' - 4"7' - 0"7 1/2"RH No WD2 + GL2 PANTRY DOOR 1B-22 EX4 8' - 0"8' - 0"7 1/2"Yes SLIDING DOOR TO BALCONY & DECK @ REAR 714B: 23 DOOR MATERIAL SCHEDULE MARKDESCRIPTIONCOMMENTS <varies><varies> AL1ANODIZED ALUMINUM.COLOR: TBD@ ALUMINUM DOORS, WINDOWS, AND EXTERIOR ELEMENTS FB1FIBERGLASS EXTERIOR DOOR"STAINED" TO MATCH WD2.USE THERMA-TRU PRODUCT ESPECIALLY FORMULATED FOR FIBERGLASS, OR SIMILIAR. UV RESISTANT @ EXTERIOR DOORS FB2FIBERGLASS EXTERIOR DOOR. WHITE, OR MATCH PLAS1@ EXTERIOR GARAGE DOORS GL2TYP INTERIOR GLASS3/8" THICKTYPICAL INTERIOR GLASS @ DOORS WHERE OCCURS GL31/2" FLUTED GLASS. PROVIDED SAMPLE FOR VERIFICATION@ PANTRY DOORS GL4LOW E COATED GLASS @ EXTERIOR GLASS SLIDING DOORS. SEE DOOR SCHEDULE FOR SHGC AND U VALUES.@ EXTERIOR DOORS, EXTERIOR GAURDRAILS WD2SOLID CORE DOORS. 1 3/4" THICK.RIFT SAWN W. OAK VENEER. FINAL COLOR TBD. PROVIDE SAMPLE FOR VERIFICATION@ ALL TYPICAL INTERIOR DOORS DOOR SCHEDULE NO.TYPEWIDTHHEIGHTJAMB DEPTHHANDINGLOCKDOOR MATERIALSHGCU FACTORCOMMENTS 722A UNIT 722A LEVEL 1 2A-1EX13' - 6"7' - 8"7 1/2"LHYesFB1ARCHED ENTRY EXTERIOR DOOR 2A-2AR5' - 0"7' - 0"7 1/4"NoWD2/GL2ARCHED DOUBLE DOOR WITH GLASS 2A-3EX22' - 8"7' - 0"7 1/2"YesFB1 + GL4.31.45EXTERIOR DOOR @ BEDROOM 4 TO FRONT YARD 2A-4C2' - 8"7' - 0"7 1/4"RHRYesWD2BATH 4 DOOR 2A-5P13' - 0"7' - 0"7 1/4"NoWD2POCKET DOOR TO LAUNDRY 2A-6C-FR2' - 8"7' - 0"7 1/4"LHYesPT120 MIN FIRE RATED DOOR. SELF CLOSING & SELF LATCHING. 2A-7A3' - 0"7' - 0"5 1/4"LHNoWD2SWING DOOR TO ELEVATOR 2A-8C-FR2' - 8"7' - 0"5 1/4"LHYesPT1ELEVATOR MACHINE ROOM DOOR 2A-9EX52' - 8"7' - 0"7 1/2"RHRYesFB2EXTERIOR 20 MIN FIRE RATED DOOR. SELF CLOSING & SELF LATCHING. 2A-GG16' - 0"8' - 0"YesFB2GARAGE ROLL UP AUTOMATIC OPENER. MIN 7'4" CLR. HEIGHT. INSULATED R-8. UNIT 722A LEVEL 2 2A-10C2' - 8"7' - 0"5 1/4"RHYesWD2BEDROOM 3 DOOR 2A-11D2' - 6"7' - 0"5 1/4"RHRYesWD2BATH 3 DOOR 2A-12E2' - 4"7' - 0"5 1/4"NoWD2BEDROOM 3 WALK IN CLOSET DOOR 2A-13C2' - 8"7' - 0"5 1/4"RHYesWD2BEDROOM 2 DOOR 2A-14D2' - 6"7' - 0"4 3/4"RHRYesWD2BATH 2 DOOR 2A-15A3' - 0"7' - 0"5 1/4"LHNoWD2SWING DOOR TO ELEVATOR 2A-16A3' - 0"7' - 0"7 1/4"LHYesWD2BEDROOM 1 DOOR 2A-17P12' - 8"7' - 0"5 1/4"YesWD2POCKET DOOR TO BATHROOM 1. PROVIDE CAVITY HARDWARE FOR 2X4 STUD. 2A-18C2' - 8"7' - 0"5 1/4"LHRYesWD2BATH 1 TOILET ROOM DOOR UNIT 722A LEVEL 3 2A-19E2' - 4"7' - 0"5 1/4"LHYesWD2POWDER ROOM DOOR 2A-20A3' - 0"7' - 0"5 1/4"LHNoWD2SWING DOOR TO ELEVATOR 2A-21PA2' - 4"7' - 0"5 1/4"LHNoWD2 + GL2PANTRY DOOR 2A-22EX412' - 0"8' - 0"7 1/2"YesSLIDING DOOR @ FRONT BALCONY 2A-23EX22' - 8"7' - 0"5 1/4"RHRYesFB1 + GL4.31.45EXTERIOR DOOR TO DECK 722A: 24 722B UNIT 722B LEVEL 1 2B-1EX13' - 6"7' - 8"5 1/2"RHYesFB1ARCHED ENTRY EXTERIOR DOOR 2B-2AR5' - 0"7' - 0"5 1/4"YesWD2/GL2ARCHED WOOD DOOR WITH GLASS 2B-3EX38' - 0"7' - 0"YesAL1 + GL4.310.45SLIDING DOOR TO REAR BACKYARD 2B-4C2' - 8"7' - 0"5 1/4"LHRYesWD2BATH 4 DOOR 2B-5P13' - 0"7' - 0"5 1/4"NoWD2POCKET DOOR TO LAUNDRY 2B-6C-FR2' - 8"7' - 0"7 1/4"LHYesPT120 MIN FIRE RATED DOOR. SELF CLOSING & SELF LATCHING. 2B-7A3' - 0"7' - 0"5 1/4"RHNoWD2SWING DOOR TO ELEVATOR 2B-8C-FR2' - 8"7' - 0"5 1/4"LHYesPT1ELEVATOR MACHINE ROOM DOOR 2B-9EX52' - 8"7' - 0"7 1/2"RHRYesFB2EXTERIOR 20 MIN FIRE RATED DOOR. SELF CLOSING & SELF LATCHING. 2B-GG16' - 0"8' - 0"YesFB2GARAGE ROLL UP AUTOMATIC OPENER. MIN 7'4" CLR. HEIGHT. INSULATED R-8. UNIT 722B LEVEL 2 2B-10C2' - 8"7' - 0"5 1/4"LHYesWD2BEDROOM 3 DOOR 2B-11D2' - 6"7' - 0"5 1/4"LHYesWD2BATH 3 DOOR 2B-12E2' - 4"7' - 0"4 3/4"LHRNoWD2BEDROOM 3 WALK IN CLOSET DOOR 2B-13C2' - 8"7' - 0"5 1/4"LHYesWD2BEDROOM 2 DOOR 2B-14D2' - 6"7' - 0"5 1/4"LHRYesWD2BATH 2 DOOR 2B-15A3' - 0"7' - 0"5 1/4"RHNoWD2SWING DOOR TO ELEVATOR 2B-16A3' - 0"7' - 0"7 1/4"RHYesWD2BEDROOM 1 DOOR 2B-17P12' - 8"7' - 0"5 1/4"YesWD2POCKET DOOR TO BATHROOM 1. PROVIDE CAVITY HARDWARE FOR 2X4 STUD. 2B-18C2' - 8"7' - 0"5 1/4"RHRYesWD2BATH 1 TOILET ROOM DOOR UNIT 722B LEVEL 3 2B-19E2' - 4"7' - 0"7 1/2"RHYesWD2POWDER ROOM DOOR 2B-20A3' - 0"7' - 0"5 1/4"RHNoWD2SWING DOOR TO ELEVATOR 2B-21PA2' - 4"7' - 0"6 3/4"LHNoWD2 + GL2PANTRY DOOR 2B-22EX48' - 0"8' - 0"7 1/2"YesSLIDING DOOR TO BALCONY & DECK @ REAR 722B: 23 WINDOW SCHEDULE NO.TYPEWIDTHHEIGHTOPENING TYPEFRAME MATERIALGALZING TYPETEMPEREDU FACTORSHGCSILL HEIGHTCOMMENTS UNIT 722A LEVEL 1 2A-1A24' - 0"2' - 6"AWNINGALUMINUMDUAL0.300.234' - 6" 2A-2F56' - 0"2' - 6"FIXEDALUMINUMDUAL0.300.234' - 6"CLERESTORY WINDOW @ BEDROOM 4 2A-3A12' - 6"2' - 6"AWNINGALUMINUMDUAL0.300.234' - 6"BATHROOM AWNING WINDOW. OBSCURED. 2A-41II5' - 0"4' - 6"SLIDINGALUMINUMDUAL0.300.233' - 0"WINDOW @ FRONT ENTRY UNIT 722A LEVEL 2 2A-61S3' - 0"5' - 0"FIXED ARCHEDALUMINUMDUAL0" 2A-71U3' - 0"2' - 6"AWNINGALUMINUMDUAL0.300.234' - 6" 2A-81T3' - 0"4' - 0"CASEMENTALUMINUMDUAL0.300.233' - 0" 2A-91T3' - 0"4' - 0"CASEMENTALUMINUMDUAL0.300.233' - 0" 2A-10F42' - 6"2' - 6"FIXEDALUMINUMDUAL0.300.234' - 6"BATHROOM AWNING WINDOW. OBSCURED. 2A-111GG4' - 0"4' - 6"SLIDINGALUMINUMDUAL0.300.233' - 0" 2A-12A12' - 6"2' - 6"AWNINGALUMINUMDUAL0.300.235' - 0"BATHROOM AWNING WINDOW. OBSCURED. 2A-131HH3' - 0"4' - 6"CASEMENTALUMINUMDUAL0.300.233' - 0"TBD BATHROOM 1 AWNING WINDOW. OBSCURED. 2A-141P3' - 0"5' - 0"CASEMENTALUMINUMDUAL0.300.232' - 0" 2A-151R4' - 0"CORNERALUMINUMDUAL2' - 0"MULLION-LESS CORNER WINDOW @ BEDROOM 1 2A-161P3' - 0"5' - 0"CASEMENTALUMINUMDUAL0.300.232' - 0" 2A-301T3' - 0"4' - 0"CASEMENTALUMINUMDUAL0.300.233' - 0" UNIT 722A LEVEL 3 2A-171Q3' - 6"7' - 8"FIXED ARCHEDALUMINUMDUAL0"ARCHED WINDOW @ FRONT BALCONY 2A-181Q3' - 6"7' - 8"FIXED ARCHEDALUMINUMDUAL0"ARCHED WINDOW @ FRONT BALCONY 2A-191S3' - 0"5' - 0"FIXED ARCHEDALUMINUMDUALTEMPERED3' - 0"ARCHED WINDOW @ DINING AREA 2A-201DD6' - 0"3' - 0"SLIDINGALUMINUMDUAL0.300.234' - 8" 2A-21F42' - 6"2' - 6"FIXEDALUMINUMDUAL0.300.234' - 0"POWDER ROOM AWNING WINDOW. OBSCURED. 722A: 21 722B UNIT 722B LEVEL 1 2B-11HH3' - 0"4' - 6"CASEMENTALUMINUMDUAL0.300.232' - 6" 2B-2F56' - 0"2' - 6"FIXEDALUMINUMDUAL0.300.235' - 0"CLERESTORY WINDOW @ BEDROOM 4 2B-3A12' - 6"2' - 6"AWNINGALUMINUMDUAL0.300.235' - 0"BATHROOM AWNING WINDOW. OBSCURED. UNIT 722B LEVEL 2 2B-41U3' - 0"2' - 6"AWNINGALUMINUMDUAL0.300.235' - 0" 2B-51HH3' - 0"4' - 6"CASEMENTALUMINUMDUAL0.300.233' - 0" 2B-61U3' - 0"2' - 6"AWNINGALUMINUMDUAL0.300.235' - 0"BATHROOM AWNING WINDOW. OBSCURED. 2B-71HH3' - 0"4' - 6"CASEMENTALUMINUMDUAL0.300.233' - 0" 2B-81P3' - 0"5' - 0"CASEMENTALUMINUMDUAL0.300.233' - 0" 2B-9A12' - 6"2' - 6"AWNINGALUMINUMDUAL0.300.235' - 0"BATHROOM AWNING WINDOW. OBSCURED. 2B-101II5' - 0"4' - 6"SLIDINGALUMINUMDUAL0.300.233' - 0" 2B-11A12' - 6"2' - 6"AWNINGALUMINUMDUAL0.300.235' - 0"BATHROOM AWNING WINDOW. OBSCURED. 2B-12A24' - 0"2' - 6"AWNINGALUMINUMDUAL0.300.235' - 0" 2B-131HH3' - 0"4' - 6"CASEMENTALUMINUMDUAL0.300.232' - 6" 2B-141R4' - 0"CORNERALUMINUMDUAL2' - 6" UNIT 722B LEVEL 3 2B-151AA3' - 0"6' - 0"FIXED ARCHEDALUMINUMDUAL1' - 8" 2B-161AA3' - 0"6' - 0"FIXED ARCHEDALUMINUMDUAL1' - 8" 2B-171AA3' - 0"6' - 0"FIXED ARCHEDALUMINUMDUAL1' - 8" 2B-181AA3' - 0"6' - 0"FIXED ARCHEDALUMINUMDUAL1' - 8" 2B-191DD6' - 0"3' - 0"SLIDINGALUMINUMDUAL0.300.235' - 0" 2B-20A12' - 6"2' - 6"AWNINGALUMINUMDUAL0.300.235' - 0"POWDER ROOM AWNING WINDOW. OBSCURED. 2B-211BB8' - 0"5' - 0"3' - 0" 722B: 21 NO.DATE DESCRIPTION Page 152 of 376 1A.21A.3 1A.3 1A.C1A.C 1A.D1A.D 58MM2 1/4" 1041MM 41" 406MM 16" 914MM 36" 737MM 29"25MM1"25MM1" 508MM 20" 1219MM 48" 508MM 20" 45MM 1 3/4" GAS 6' - 6"ROUGH OPENING 18' - 1 1/4"660MM26"686MM27"25MM1"1080MM42 1/2"1079MM42 1/2"610MM24"610MM24"914MM36"610MM24"51MM2"SITTING BOOTH7' - 1"TABLE 610MM 24" 762MM 30" 610MM 24" 610MM 24" 2591MM 102" CLR. 5' - 6 3/4" ISLAND 8' - 9" CLR. 3' - 7"305MM12"121MM4 3/4"635MM25"1372MM54"OVERHANG10 1/4"432MM 17" 432MM 17" 432MM 17" 432MM 17" 432MM 17" 432MM 17" SINK 3' - 3"STUD TO CL8' - 9"STUD TO EDGE 5' - 10 1/4" PONY WALL 8' - 6"SINK5' - 11 1/4"6/A801 5/A801 4/A8017/A8013/A801 PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:15:26 PM 20250504 A. IODA M. NAMVAR A801 714 A - ENLARGEDKITCHEN DRAWINGS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 714A SCALE:A80111A KITCHEN - 3D VIEW A SCALE:A80121A KITCHEN - 3D VIEW B NO.DATE DESCRIPTION Page 153 of 376 1B.3 1B.3 1B.2 1B.2 1B.D1B.D 1B.C1B.C 5/A8026/A8024/A802 7/A802 PANTRY PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:15:55 PM 20250504 A. IODA M. NAMVAR A802 714 B - ENLARGEDKITCHEN DRAWINGS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 714B NO.DATE DESCRIPTION SCALE: 1/2" = 1'-0"A8021714 B - ENLARGED KITCHEN PLAN SCALE:A8022714 B KITCHEN 3D A SCALE:A8023714 B KITCHEN 3D B SCALE: 1/2" = 1'-0"A80241B KITCHEN ELEVATION A (SINK SIDE) SCALE: 1/2" = 1'-0"A80251B KITCHEN ELEVATION B (RANGE SIDE) SCALE: 1/2" = 1'-0"A80261B KITCHEN ELEVATION C (ISLAND SINK SIDE) SCALE: 1/2" = 1'-0"A80271B KITCHEN ELEVATION D (ISLAND MW SIDE) Page 154 of 376 2A.2 2A.3 2A.3 2A.C2A.C 2A.D2A.D 2/A803 3/A8035/A803 4/A803 6/A80345MM1 3/4" 508MM 20" 1219MM 48" 508MM 20"25MM1"25MM1" 737MM 29" 914MM 36" 406MM 16" 1041MM 41"58MM2 1/4" ROUGH OPENING 18' - 1 1/4" GAS 6' - 6"2' - 5 3/4"660MM26"51MM2"610MM24"914MM36"610MM24"610MM24"25MM1"0MM0"1054MM41 1/2"1079MM42 1/2"25MM1"SINK5' - 11 1/4"610MM 24" 610MM 24" 610MM 24" 762MM 30" 610MM 24" 2591MM 102"635MM25"121MM4 3/4"305MM12"432MM 17" 432MM 17" 432MM 17" 432MM 17" 432MM 17" 432MM 17" CLR 3' - 7" ISLAND 8' - 9" CLR 3' - 7 1/2"CLR4' - 0"STUD TO CL8' - 9"PONY WALL 8' - 6" STUD TO EDGE 5' - 10 1/4" SINK 3' - 3"ROUGH OPENING5' - 3 1/2"25MM1"609MM24"305MM12"610MM24"25MM1"1523MM60"610MM 24"1372MM54"OVERHANG10 1/4"FILLER FILLER FINISHED PANEL SITTING BOOTH7' - 1"TABLE PANTRY SHELVES DINING TABLE ø 60"4' - 0"1' - 4"1' - 5" PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:16:28 PM 20250504 A. IODA M. NAMVAR A803 722 A - ENLARGEDKITCHEN DRAWINGS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 722A SCALE: 1/2" = 1'-0"A8031722 A -ENLARGED KITCHEN PLAN SCALE: 1/2" = 1'-0"A80322A KITCHEN - ELEVATION A (RANGE SIDE) SCALE: 1/2" = 1'-0"A80332A KITCHEN - ELEVATION B (SINK SIDE) SCALE: 1/2" = 1'-0"A80342A KITCHEN - ELEVATION C (ISLAND) SCALE: 1/2" = 1'-0"A80352A KITCHEN - ELEVATION D - ISLAND SCALE: 1/2" = 1'-0"A80362A KITCHEN - ELEVATION E (DRY BAR) SCALE:A8037UNIT 2A - KITCHEN 3D VIEW A SCALE:A8038UNIT 2A - KITCHEN 3D VIEW B NO.DATE DESCRIPTION Page 155 of 376 2B.D2B.D 2B.C2B.C 2B.3 2B.3 2B.2 2B.2 54MM2 1/8"508MM20"1752MM69"25MM1"813MM32"914MM36"432MM17"1029MM40 1/2"660MM 26" 610MM 24" 610MM 24" 610MM 24" 914MM 36" 610MM 24" 35MM 1 3/8" 610MM 24" 610MM 24" 610MM 24" 610MM 24"610MM24"610MM24"610MM24"457MM 18" 813MM 32"1829MM72"2438MM 96"610MM24"610MM 24"813MM32"457MM18"2' - 6 " 305MM 12"305MM12"610MM24"ROUGH OPENING18' - 6 1/4"GAS6' - 7 1/2"WATER2' - 6"WATER 5' - 10 3/4"8' - 3"5' - 9"4' - 3 1/4"5' - 9 3/4"WATER3' - 0"CLR. 4' - 0"CLR4' - 1"CLR4' - 0 1/4"FINISHED PANEL FILLER FILLER 610MM 24" 305MM 12"508MM20"508MM20"508MM20"508MM20"PANTRY 5/A8044/A804 6/A8047/A804 9/A8048/A804PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:17:15 PM 20250504 A. IODA M. NAMVAR A804 722 B - ENLARGEDKITCHEN DRAWINGS LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 722B SCALE:A80412B - KITCHEN 3D VIEW A SCALE:A80422B - KITCHEN 3D VIEW B SCALE: 1/2" = 1'-0"A8043722 B - ENLARGED KITCHEN PLAN SCALE: 1/2" = 1'-0"A80442B KITCHEN - ELEVATION A - SINK SIDE SCALE: 1/2" = 1'-0"A80452B KITCHEN - ELEVATION B - RANGE SIDE SCALE: 1/2" = 1'-0"A80462B KITCHEN - ELEVATION C - ISLAND SINK SIDE SCALE: 1/2" = 1'-0"A80472B KITCHEN - ELEVATION D - ISLAND MW SIDE SCALE: 1/2" = 1'-0"A80482B KITCHEN - PANTRY ELEVATION A SCALE: 1/2" = 1'-0"A80492B KITCHEN - PANTRY ELEVATION B DOOR TO PANTRY BUILT IN BOOTH BUILT UP HOOD PROVIDE WOOD SILL THAT MATCHES ADJACENT CABS. NO.DATE DESCRIPTION Page 156 of 376 XXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXX XXX X XXXXXXXXX XXXXXXXXXXXXXXXX XXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXX1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. ALL PLANTS MAY BE SUBSTITUTED WITH SIMILAR PLANTS FROM THE HERMOSA BEACH APPROVED TREE AND PLANT LIST. FRONT YARD TREE MUST BE PLANTED 5' MIN AWAY FROM EDGE OF SIDEWALK. PROVIDE DRIP IRRIGATION TO ALL PLANTS AND PLANTERS. INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR (4) CUBIC YARDS PER 1,00 SQ.FT. TO A DEPTH OF 6 INCHES INTO LANDSCAPE AREA. INSTALL CLIMATE ADAPTED PLANTS THE REQUIRE OCCASIONAL, LITTLE OR NO SUMMER WATER (AVERAGE WUCOLS PLANT FACTOR 0.3) FOR 75% OF THE PLANT AREA EXCLUDING EDIBLES AND AREAS USING RECYCLED WATER. A MINIMUM THREE-INCH LAYER OF MULCH SHOULD BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS, EXCEPT IN AREAS OF TURF OR CREEPING OR ROOTING GROUNDCOVERS. TOTAL TURF AREA SHALL NOT EXCEED 25% OF THE LANDSCAPE AREA. TURF (IF UTILIZED) IS LIMITED TO SLOPES NOT EXCEEDING 25% AND IS NOT USED IN PARKWAYS LESS THAN 10 FEET IN WIDTH. IRRIGATION CONTROLLER PROGRAMING DATA WILL NOT BE LOST DUE TO AN INTERRUPTION IN THE PRIMARY POWER SOURCE. PRESSURE REGULATORS ARE INSTALLED TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURERS RECOMMENDED PRESSURE RANGE. MANUAL SHUT OFF VALVES ARE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION TO THE WATER SUPPLY. AREAS LESS THAN TEN (10) FEET IN ANY DIRECTION UTILIZE SUB-SURFACE IRRIGATION OR OTHER TECHNOLOGY THAT PREVENTS OVERSPRAY OR RUNOFF. UNLESS CONTRADICTED BY A SOILS TEST, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL. A MAXIMUM 20% OF LANDSCAPE/HARDSCAPE AREA CAN HAVE HIGH WATER USAGE PLANTS AS DEFINED BY WATER USE CLASSIFICATION OF LANDSCAPE SPECIES (WUCOLS) FOR REGION 3. EMITTER LOCATION(DRIP SYSTEM) HOSE (DRIP SYSTEM) DRIP SYSTEM CONTROLLER I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO MWELO CONTRACTOR / OWNERDATE 5.04% 70.35 71.02 70.69 70.19 +2"+2"+2"+2"2.79% 2.78% 5.03%1.04%69.94 1.25%1.27%1.25%1.96%1.30%1' - 8"UNIT 722B 2 CAR GARAGE 2 CAR GARAGE 2 CAR GARAGE 2 CAR GARAGEREAR YARD10' - 0"16' DOOR16' DOOR16' DOOR16' DOOR265 GALLON RAIN BARREL NEW SIDEWALK & CURB CUT PROPOSED NEW STREET LIGHT LOCATION. NOTE: TO BE COORDINATED WITH SCE AND INSTALLED IN CONFORMANCE WITH CITY CODE & STANDARDS, & THE GREENBOOK STANDARDS. (E) TELBOX (E) WM (E) EDBOX(E) CATV LOMA DR EXISTING RESIDENCELEVEL ABOVE0.70%NEW FENCE WALL NEW FENCE WALL 3' - 1" 6' - 0" 6' - 0"2' - 11" HEAT PUMP CONDENSOR NEW 5' RETAINING WALL LEVEL ABOVEEXISTING RESIDENCEEXISTING RESIDENCEPATIO PATIO REAR YARD10' - 0"HEAT PUMP CONDENSOR 10%2' HIGH FENCE 2' HIGH FENCE PATIOPATIO 13' - 0"PLANTING AREANEW 5' RETAINING WALL 70.85 70.94 70.85 70.94 71.02 70.69 722 B LOMA DR PAD EL: 70.35GARAGE GF: 71.021ST FLR FF: 71.02 70.60 UNIT 714B 714 B LOMA DR PAD EL: 70.35GARAGE GF: 71.021ST FLR FF: 71.02 UNIT 722A 722 A LOMA DR PAD EL: 69.85GARAGE GF: 70.191ST FLR FF: 70.52 UNIT 714A 714 A LOMA DR PAD EL: 70.35GARAGE GF: 70.691ST FLR FF: 71.0277° 49' 18"106.00'NE77° 50' 27"106.00'NE77° 47' 45"105.99'NE12° 10' 30"37.43'N W12° 10' 30"37.43'N W N 12° 10' 34"W 37.39'N 12° 09' 52"W 37.38' GROUND LOT COVERAGE: 928 SF GROUND LOT COVERAGE: 928 SF GROUND LOT COVERAGE: 1012 SF GROUND LOT COVERAGE: 1012 SF CONC2 - CONCRETE - CITY MIX @ SIDEWALK NAMEPATTERNTOTAL AREA TBD PPAV2 - 6 x 6 PERVIOUS PAVERS. COLOR TBD. PATTERN TBD1850 SF 4414 SF TOTAL PPAV - 12 x 12 PERVIOUS PAVERS. COLOR TBD. PATTERN TBD2564 SF DARK MULCH W/ LIVE PLANTING LIVE GRASS OR TURF 720 SF 180 SF 180 / (180 + 720) * 100 = 20% 900 SF TOTAL NAMEPATTERNTOTAL AREA12" - 24" TYP.4" TYP.2" TYP.NO. 2 SUBBASE NO. 57 OPEN-GRADED SPACING PER MANUFACTURER. (MIN 20% OPEN SURFACE AREA) PERMEABLE PAVERS(3.14" MIN. THICKNESS) CONCRETE MOW STRIP WHERE OCCURS ADJACENT PAVEMENT WHERE OCCURS UNDISTURBED BASE PROVIDE GEOTEXTILE ON BOTTOM AND SIDES OF PAVERS. NOTE: IF INFILTRATION HAZARDS ARE A CONCERN, AN UNDERDRAIN SHALL BE INSTALLED TO DRAIN WATER INTO STORM DRAIN INLET OR ONSITE BMP. GEOTEXTILE SHALL BE REPLACED WITH IMPERMEABLE LINER AND UNDERDRAIN PREFERRED PIPE. 4" PERFORATED PIPEMIN SLOPE= 1%. 0% - 3% SLOPEPPAV2 6" PPAV 12" PROJECT DESIGNER: PROJECT NUMBER: PROJECT ENGINEER: DESIGNER SIGNATURE: PLOT DATE: SHEET NUMBER SHEET NAME CLIENT / PROJECT PROJECT PHASE REVISIONS CONTRACTOR DESIGNER ENG. STAMP PLANNING DEPT STAMP BUILDING DEPT STAMP 10/7/2025 2:17:20 PM 20250504 A. IODA M. NAMVAR L100 LANDSCAPEPLANTING PLAN LOMA DRIVECONDOS 722 & 714 Loma DriveHermosa Beach, CA 90254 SCHEMATIC DESIGN SET MAL LOMA, LLC 326 S PACIFIC COASTHIGHWAY #206, REDONDO BEACH, CA 90277 UNIT NUMBER MWELO CERTIFICATION SCALE: 3/16" = 1'-0"L100 LANDSCAPE PLANTING PLAN 1 PLANTING SCHEDULE TYPE MARKCOMMON NAMELATIN NAMEMATURE HEIGHTMATURE SPREADWATER USAGEDROUGHT TOLERANTNATIVEREMARKS <varies><varies>PLANTIN G SC HED ULE I N PR O G RESS SCALE: 3/4" = 1'-0"L1002PERMEABLE PAVER DETAIL NOTES: SITE SOILS SHALL HAVE ADEQUATE DRAINAGE (AT LEAST 0.5 INCHES PER HOUR). INFILTRATION SHALL NOT CAUSE GEOTECHNICAL HAZARDS RELATED TO EXPANSIVE SOIL MOVEMENT, TUNNEL EROSION, OR SLOPE STABILITY. ANY OVERFLOW SHALL BE DISCHARGED PER BUREAU OF ENGINEERING AND BUILDING & SAFETY REQUIREMENTS. SLOPE IS NOT GREATER THAN 3 PERCENT. FLOW DIRECTED TO PERMEABLE PAVEMENT SHALL BE DISPERSED SO AS NOT TO BE CONCENTRATED AT A SMALL AREA OF PAVEMENT. PRE-FABRICATED PRODUCTS HAVE BEEN INSTALLED PER ALL APPROPRIATE MANUFACTURER’S SPECIFICATIONS. IF REQUIRED, SUB-GRADE SOIL SHALL BE COMPACTED IN ACCORDANCE WITH PRODUCT INSTALLATION SPECIFICATION. SEE PERMEABLE PAVERS FACT SHEET FOR MORE INFORMATION. SOFTSCAPE LEGENDHARDSCAPE LEGEND SOIL INFILTRATION RATE: 144.4 IN/HRSOIL TYPE: 003 NO.DATE DESCRIPTION Page 157 of 376 LA COUNTY BENCHMARK QY10908 / ELEVATION OF 15.777' FOUND LEAD BRAD AND NAIL IN THE WEST CURB OF THE CENTERLINE MEDIAN 3.3 FT WESTOF THE CENTERLINE OF HERMOSA AVENUE ON THE CENTERLINE PRODUCED OF 7TH STREETN 12°10'30"W 549.79' N 77°50'27"E106.00' N 77°47'45"E105.99'69.42 TP NAIL71.4569.0474.3972.4171.9072.3971.7172.6771.0672.6471.7570.5569. 8 9 STLT69.5069.42EDBOX TELBOX CATV WM 69.6370.31 70.3272.0372. 2 0 F F69.6869.47 TC69.03 FL69.13 EG 69.0968.95 69.40 TX68.91 FL69.00 EG 69.4969.6769.7270.2670.63WM70. 0 4 70.03 STA.3+49.60 70.51 RIM 70.65 TX70.19 FL70.25 EG 71.1471.7972.3772.8473.3971.2571.6871. 3 9 71.49 72.97 73.34 FF71.1471. 2 4 72.66 75.44 TW74.4074.49 GFF73.3974.4974.9474.7675.3274.9074.3069.9172. 4 473.3273.5173.6473.8574.2474.3974.6374.3874.0615"TREE74.5274.3072.3672. 4 472.3772. 2 373.2773.2072.2572.1071.9973.5471.2324"YUCCA 70.6470.3669.9270.2870.9471.5970.9771.5872.2572.9272.2973.0373.5873.7374.1374.5474.6975.3075.4075. 4 471.4375.57 TW X X X X X X X X X X X LOMA DRIVE40' 20' 20' EXISTING RESIDENCE EXISTING RESIDENCE EXISTING RESIDENCE EXISTING RESIDENCE EXISTING RESIDENCE EXISTING GARAGE 20.00' 20.00' FOUND N&T RCE 28456IN S'LY FACE OF BUILDING0.97' E'LY OF CORNERON PROP. LINE PRODTAG ELEV.= 82.24' FOUND L&T RCE 30826ON PROP. CORNERTAG ELEV.= 71.14' EM GM EM GM EXISTING BUILDING SSMH #0158 NOTE: (722 LOMA DRIVE, HERMOSA BEACH) A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THE TIME OF THIS SURVEY. ANY READILY AVAILABLE ITEMS AFFECTING THISPROPERTY HAVE BEEN PLOTTED BASED ON PROVIDED DOCUMENTS. ITEM #6.- AN EASEMENT FOR WATER PIPES AND INCIDENTAL RIGHTS GRANTEDTO WARREN GILLELEN RECORDED IN BOOK 1617, PAGE 47, OF DEEDS (BLANKETIN NATURE) UPWARD TITLE COMPANY ORDER NO. 4220125-00312 DATED FEBRUARY 21, 2025CONC. SIDEWALKCONC. GUTTERCONC. SIDEWALKCONC. GUTTERBRICK BRICK N 77°51'11"E246.01' STA.1+09.6067.91 RIM FOUND BOAT S&W RCE 30826PER PWFB 0616-2396,2397STA 1+00.00 10.00'SSMH #0159A 8TH STREET 127.96'336.96' 58.60 RIM SSMH #0157STA.6+43.90 N 77°47'06"E245.95'6TH STREET FOUND BOAT S&W RCE 30826 PER PWFB 0616-2396,2397 4.8'4.9'12.5'3.7'12.6' 722 LOMA DRIVEAPN 4187-030-012 714 LOMA DRIVEAPN 4187-030-011 X X X X X X X X X X X X X X N 12°09'52"W 37.38 'N 12°10'34"W 37 .39 ' N 77°49'18"E 106.00'63.720.00'37.44'37.44'N 12°10'30"W 37.43'N 12°10'30"W37.43' TO FOUND GEAR S&W LS 7707 @ CYPRESS AVENUEPER PARCEL MAP NO. 71866 25-075 SHEET 1 OF 3 SHEETSSCALE: 1" = 10' LEGAL DESCRIPTION JOB ADDRESSSUBDIVIDER 3/20/2025 ENGINEER DENN ENGINEERS DATE MICHAEL GUZMAN-WALLE P.L.S. 9822 3914 DEL AMO BOULEVARD, STE. 921TORRANCE, CA 90503310-542-9433 IN THE CITY OF HERMOSA BEACH COUNTY OF LOS ANGELES STATE OF CALIFORNIA FOR CONDOMINIUM PURPOSES EXISTING CONDITIONS VESTING TENTATIVE PARCEL MAP NO.84793IODA CONSTRUCTION ANNABELLA IODA - GUL 326 S. PACIFIC COAST HIGHWAY, SUITE 206REDONDO BEACH, CA 90277PHONE (310) 750-7541 LOT 9 & N'LY HALF OF LOT 8, BLOCK V, TRACT NO. 2002, M.B. 22-152-155,APN 4187-030-012LOT 7 & S'LY HALF OF LOT 8, BLOCK V,TRACT NO. 2002, M.B. 22-152-155,APN 4187-030-011 714 & 722 LOMA DRIVEHERMOSA BEACH, CA 90254 25-075NOTES 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 PER PARCEL PROJECT.4. WATER SUPPLY IS PROVIDED BY CALIFORNIA WATER COMPANY. 5. SANITARY SEWER DISPOSAL IS TO AN 8" VCP PUBLIC LINE. THE 8" VCP ISLOCATED IN LOMA DRIVE ON THE STREET CENTERLINE; APPROXIMATEDEPTH = 11'±.6. SEE SOILS REPORT FOR POTENTIAL FILL ON THIS SITE.7. THE ENTIRE SITE SHALL DRAIN TO THE ADJACENT STREET WITHOUTFLOWING OVER THE SIDEWALK, TO THE SATISFACTION OF THE CITYENGINEER. 8. THE PROPOSED PROJECT WILL COMPLY WITH HERMOSA BEACH MUNICIPAL CODE CHAPTER 8.44 STORMWATER AND URBAN RUNOFFPOLLUTION CONTROL REGULATIONS. * PARCEL MAP NO.71866P.M.B. 375-33-34 ** BLOCK V, TRACT NO. 2002, M.B. 22-152-155 A = 3,965 SF A = 3,966 SF 1 2 TO FOUND BOAT S&W LS 7328 @ CYPRESS AVENUE PER PWFB 0616-2396,2397 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 WALLTOP 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 PCXEXISTING 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 NOTHESITATE 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. 7.8 DEEP S'LY LINE OF PARCEL 1 *W'LY LINE OF LOTS #2-4 ** N'LY LINE OF LOT #6 ** 12.55 DEEP 0.3'6.0'13.8' X X X X S'LY PROFILE @ STRAIGHT GRADE S'LY PROFILE ALONG SUBJECT PROPERTY GRADE71.2771.4171.6271.6971.8671.9672.0872.1972.3072.4972.5872.6772.7572.8272.8872.9573.0173.1273.1773.2273.2773.3173.4573.5373.6173.6973.7673.8373.8974.1474.2574.3574.6074.7274.6974.6574.6474.6474.6574.6674.6674.5671.14 PC71.2771.4171.5571.6271.6971.7971.8671.9672.0872.1972.3072.3872.4972.5872.6772.7572.7572.8272.8872.9573.0173.0673.1273.1773.2273.2773.3173.3573.4573.5373.6173.6973.7673.8373.8973.9874.1474.2574.3574.4474.6074.7574.7274.6974.6574.6374.6474.6474.6574.6674.6674.5674.47 PC74.4473.3573.0672.3871.5574.7574.6373.9874.47 PC71.14 PC69.7469.9770.1970.5270.6470.7670.8871.0871.1571.2271.3871.5771.6871.7971.9471.9972.0472.2672.4872.7072.9473.1873.8374.0374.3274.3774.4274.4774.5274.5774.6374.6874.7474.7974.8774.8974.9274.9474.9174.8774.8469.7469.9770.1970.3870.5270.6470.7670.8871.0171.0871.1571.2271.3071.3871.5071.5771.6871.7971.8771.9471.9972.0472.1172.2672.4872.6772.9473.1873.5473.8374.0374.2874.3274.3774.4274.4774.5274.5774.6374.6874.7474.7974.8474.8774.8974.9274.9474.9674.9174.8774.8474.86 PC74.8474.2872.1171.3071.0170.3871.8771.50N'LY PROFILE @ STRAIGHT GRADE 74.9674.86 PC69.52 PC69.52 PCN'LY PROFILE ALONG SUBJECT PROPERTY GRADE 70.06 PC70.1770.2770.3870.4870.5970.7070.8170.9371.0471.1671.2771.3871.4671.6071.7071.8071.9172.0072.1572.2972.3972.9873.0573.1673.2773.3973.4973.6073.7073.8173.9274.0374.1474.2574.3674.4774.5874.7074.7174.7374.7574.7674.7874.8074.8274.8674.8874.8474.7774.7074.6274.6174.6174.60 PC72.69PROFILE ALONG N'LY LINE OF S'LY HALF OF LOT 8 N'LY LINE OF S'LY HALF OF LOT 8 PROFILE @ STRAIGHT GRADE 70.06 PC70.1770.2770.3870.4870.5970.7070.8170.9371.0471.1671.2771.3871.6071.7071.8071.9172.1572.2972.5072.8673.0573.1673.2773.4973.6073.7073.8173.9274.0374.1474.2574.3674.4774.5874.7174.7374.7574.7674.7874.8274.8674.8474.7774.7074.6274.6174.6174.60 PC71.4674.7074.8073.3972.00NOT A PART NOT A PART NOT A PART A.C. PAVEMENT A.C. PAVEMENT Page 158 of 376 5.04%70.3571.0270.6970.19+2" +2"+2"+2"2.79%2.78%5.03%1.04%69.94 1.25%1.27%1.25%1.96%1.30%3'-0" 10'-0"3'-0 " 4'-0" 4'-0"20'-0"CLR18'-0"20'-0"CLR18'-0"20'-0"CLR18'-0"8'-6"GUEST PARK ING 8'-6"GUEST PARKING4'-0"MIN. 1'-8" 4'-0"ADA SIDEWALKUNIT 2B1'-6"5'-0"SIDE SB5'-0"SIDE SB2 CAR GARAGE 2 CAR GARAGE2 CAR GARAGE2 CAR GARAGE20'-0"CLR18'-0" 10'-0"REAR YARD 16' DOOR 16' DOOR 16' DOOR16' DOOR 265 GALLON RA IN BARRELNEW SIDEWALK & CURB CUT2'-0"PROPOSED NEW STREETLIGH T LOCATION.NOTE:TO BE COORD INATEDWITH SCE AND INS TALLED INCONFORMANCE W ITHCITY CODE &STANDARDS, & THEGREENBOOKSTANDARDS.(E) TELBOX(E) WM(E) EDBOX(E) CATV5'-6"LOMA DREXISTING RESIDENCE LEVEL ABOVELEVEL ABOVE0.66%NEW FENCE WALLNEW FENCEWALL3'-1"6'-0"6'-0 "2'-11 " 1A.21A.2 1A. 1 1A. 1 1A.31A.3 1A.B1A.B 1A.A1A.A 1A.C1A.C 1A.D1A.D 1B.A1B.A 1B.B1B.B 1B.C1B.C1B.31B.31B.1 1B.1 1B.D1B.D5CD21CD22A.22A.22A.1 2A.1 2A.32A.32B.32B.32B.12B.1 4CD21 / A3001A30025'-3"25'-0" MIN .HEAT PUMP CONDENSORNEW 5' RETAIN ING WALL 7'-0"FRONT YARD 7'-0"FRONT YARD 2'-0" 24'-4"18'-8"6'-0"BLDG. SEPARATION 18'-8"21'-4"5'-0"5'-0"REAR SB LEVEL ABOVE 45'-0"45'-0" 1B.21B.22A.B 2A.B2A.A 2A.A2A.C 2A.C2A.D 2A.D25'-1 3/4 "3'-6"2B.22B.23'-6"25'-1 3/4"28'-7 3/4"28'-7 3/4"3'-9 "SIDE SB28'-7 3/4"5'-0"SIDE SB5'-0"SIDE SB28'-7 3/4"3'-9 1/4 "SIDE SB 1'-0"17'-1"PLANTING AREAPLANTING AREA 2B. 42B.4 2B. 52B.5 2B. 62B.6 2B. 72B.7 5'-0"FRONT SB 2'-0"24'-4"18'-8"6'-0"BLDG SEPARATION 18'-8"21'-4"5'-0"5'-0"REAR SB 45'-0"45'-0" EXISTING RESIDENCE EXISTING RESIDENCE 2CD1NOTE: SEE ENLARGED PLANNOTE: SEE ENLARGED PLAN8'-2"8'-2"PATIO12'-0" 8'-6"PATIO12'-0 " 8'-6" 10'-0"REAR YARDLEVEL ABOVEHEAT PUMP CONDENSOR10%4'-6"2' H IGH FENCE4'-6 "2' H IGH FENCE8'-1"8'-1 "PATIOPATIO 1'-6" 13'-0" PLANTING AREA PLANTING AREA60 GALLON RAIN BARREL60 GALLON RAIN BARREL37'-4 3/4"37'-4 9/ 16"NEW 5' RETA IN ING WALL74.86 PC74.60 PC74.60 PC74.47 PC71.14 PC69.52 PC70.8570.9470.8570.9471.02 70.69722 B LOMA DRPAD EL: 70 .35GARAGE GF : 71 .021ST FLR FF : 7 1.0270.60UNIT 1B714 B LOMA DRPAD EL: 70 .35GARAGE GF : 71 .021ST FLR FF : 7 1.02UNIT 2A722 A LOMA DRPAD EL: 69 .85GARAGE GF : 70. 191ST FLR FF : 70 .52UNIT 1A714 A LOMA DRPAD EL: 70 .35GARAGE GF : 70.691ST FLR FF : 7 1.02 77° 49' 18"106.00'N E 77° 50' 27"106.00'N E 77° 47' 45"105.99'N E12° 10' 30"37.43'NW12° 10 ' 30"37.43 'NWN 12° 10 ' 34 "W 37 .39 'N 12 ° 09 ' 52"W 37.38 '2A3002 / A300 2CD23CD26CD23'-9 "SIDE SB3'-9"SIDE SB3CD1 4CD16CD1 7CD1GROUND LOT COVERAGE : 928 SFGROUND LOT COVERAGE: 928 SFGROUND LOT COVERAGE : 10 12 SFGROUND LOT COVERAGE: 10 12 SFGAS METERSGAS METERSPROPOSEDELECTRICALMETER2'-0"PROPOSEDELECTRICALMETERLA COUNTY BENCHMARK QY10908 / ELEVATION OF 15.777'FOUND LEAD BRAD AND NAIL IN THE WEST CURB OF THECENTERLINE MEDIAN 3.3 FT WEST OF THE CENTERLINE OFHERMOSA AVENUE ON THE CENTERLINE PRODUCED OF 7TH STREETN 12°10'30"W 549.79' N 77°50'27"E106.00' N 77°47'45"E105.99'69.42 TP NAIL69.0469.4269.6869.47 TC69.03 FL69.13 EG69. 0 9 68.95 69.40 TX68.91 FL69.00 EG 69.4970. 0 4 70.03 STA.3+49.60 70.51 RIM 70.65 TX70.19 FL70.25 EG 71.1472.3772.8473.3975.44 TW74.9474.7675.3274.9074.3074.3871.2369.9270.2870.9471.5970.9771.5872.2572.9272.2973.0373.5873.7374.5474.6975.3075.4075. 4 471.4375.57 TWLOMA DRIVE40' 20' 20' EXISTING RESIDENCE EXISTING RESIDENCE EXISTING RESIDENCE 20.00' 20.00' FOUND N&T RCE 28456IN S'LY FACE OF BUILDING0.97' E'LY OF CORNERON PROP. LINE PRODTAG ELEV.= 82.24' FOUND L&T RCE 30826ON PROP. CORNERTAG ELEV.= 71.14' EXISTING BUILDING SSMH #0158 NOTE: (722 LOMA DRIVE, HERMOSA BEACH)A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BYDENN ENGINEERS AT THE TIME OF THIS SURVEY. ANYREADILY AVAILABLE ITEMS AFFECTING THIS PROPERTY HAVEBEEN PLOTTED BASED ON PROVIDED DOCUMENTS. ITEM #6.- AN EASEMENT FOR WATER PIPES AND INCIDENTALRIGHTS GRANTED TO WARREN GILLELEN RECORDED IN BOOK1617, PAGE 47, OF DEEDS (BLANKET IN NATURE) UPWARD TITLE COMPANYORDER NO. 4220125-00312DATED FEBRUARY 21, 2025CONC. SIDEWALKCONC. GUTTERCONC. SIDEWALKN 77°51'11"E246.01' STA.1+09.6067.91 RIM FOUND BOAT S&W RCE 30826PER PWFB 0616-2396,2397STA 1+00.00 10.00'SSMH #0159A 8TH STREET 127.96'336.96' 58.60 RIM SSMH #0157STA.6+43.90 N 77°47'06"E245.95'6TH STREET FOUND BOAT S&W RCE 30826 PER PWFB 0616-2396,2397 722 LOMA DRIVEAPN 4187-030-012 714 LOMA DRIVEAPN 4187-030-011 X X X X X X X X X X X X X X N 12°09'52"W 37.38 'N 12°10'34"W 37 .39 ' N 77°49'18"E106.00'63.720.00'37.44'37.44'N 12°10'30"W 37.43'N 12°10'30"W37.43' TO FOUND GEAR S&W LS 7707 @ CYPRESS AVENUEPER PARCEL MAP NO. 71866 25-075 SHEET 2 OF 3 SHEETSSCALE: 1" = 10' LEGAL DESCRIPTION JOB ADDRESSSUBDIVIDER 3/20/2025 ENGINEER DENN ENGINEERS DATE MICHAEL GUZMAN-WALLE P.L.S. 9822 3914 DEL AMO BOULEVARD, STE. 921TORRANCE, CA 90503310-542-9433 IN THE CITY OF HERMOSA BEACH COUNTY OF LOS ANGELES STATE OF CALIFORNIA FOR CONDOMINIUM PURPOSES PROPOSED VESTING TENTATIVE PARCEL MAP NO.84793IODA CONSTRUCTION ANNABELLA IODA - GUL 326 S. PACIFIC COAST HIGHWAY, SUITE 206REDONDO BEACH, CA 90277PHONE (310) 750-7541 LOT 9 & N'LY HALF OF LOT 8, BLOCK V, TRACT NO. 2002, M.B. 22-152-155,APN 4187-030-012LOT 7 & S'LY HALF OF LOT 8, BLOCK V,TRACT NO. 2002, M.B. 22-152-155,APN 4187-030-011 714 & 722 LOMA DRIVEHERMOSA BEACH, CA 90254 25-075NOTES 1. ALL EXISTING STRUCTURES TO BE REMOVED UNLESSOTHERWISE NOTED.2. ALL UTILITIES ARE LOCATED IN ADJACENT STREETS.3. THIS IS A 2 UNIT CONDOMINIUM PER PARCELPROJECT.4. WATER SUPPLY IS PROVIDED BY CALIFORNIA WATER COMPANY. 5. SANITARY SEWER DISPOSAL IS TO AN 8" VCP PUBLICLINE. THE 8" VCP IS LOCATED IN LOMA DRIVE ON THESTREET CENTERLINE; APPROXIMATE DEPTH = 11'±.6. SEE SOILS REPORT FOR POTENTIAL FILL ON THIS SITE.7. THE ENTIRE SITE SHALL DRAIN TO THE ADJACENTSTREET WITHOUT FLOWING OVER THE SIDEWALK, TOTHE SATISFACTION OF THE CITY ENGINEER. 8. THE PROPOSED PROJECT WILL COMPLY WITHHERMOSA BEACH MUNICIPAL CODE CHAPTER 8.44STORMWATER AND URBAN RUNOFF POLLUTIONCONTROL REGULATIONS. * PARCEL MAP NO.71866P.M.B. 375-33-34 ** BLOCK V, TRACT NO. 2002, M.B. 22-152-155 A = 3,965 SF A = 3,966 SF 1 2 TO FOUND BOAT S&W LS 7328 @ CYPRESS AVENUE PER PWFB 0616-2396,2397 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 WALLTOP 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 PCXEXISTING 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 NOTHESITATE 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. 7.8 DEEP S'LY LINE OF PARCEL 1 *W'LY LINE OF LOTS #2-4 ** N'LY LINE OF LOT #6 ** 12.55 DEEP 0.3'6.0'13.8' X X X X NOT A PART NOT A PART NOT A PART A.C. PAVEMENT A.C. PAVEMENT PROPOSED CONDITIONS OF APPROVAL: 1.NO NEW WALLS OR FOUNDATION FOOTING WILL BE ALLOWED TO BE CONSTRUCTED ON OR OVER THE PUBLIC RIGHT-OF-WAY.2.A RESIDENTIAL ENCROACHMENT PERMIT IS REQUIRED FOR NON-CONFIRMING STRUCTURESLOCATED OVER OR WITHIN THE PUBLIC RIGHT-OF-WAY.3.IF PUBLIC IMPROVEMENTS ARE REQUIRED. THE FOLLOWING ITEMS ARE REQUIRED, ITEMS 3-8.PRIOR TO ISSUANCE OF A BUILDING PERMIT, AN APPROVED CIVIL ENGINEERING PLANS PREPAREDBY 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 UTILITYLATERALS, AND ALL OTHER IMPROVEMENTS NECESSARY TO COMPLY WITH THE MUNICIPAL CODEAND PUBLIC WORKS SPECIFICATIONS, SHALL BE FILED WITH THE CD DEPARTMENT.4.CIVIL ENGINEERING PLANS SHALL INCLUDE ADJACENT PROPERTIES/STRUCTURES, SEWERLATERALS, AND STORM DRAIN MAIN LINES ON THE STREET.5.PROJECT CONSTRUCTION SHALL PROTECT PRIVATE AND PUBLIC PROPERTY IN COMPLIANCEWITH 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 PUBLICWORKS DEPARTMENT INCLUDING, IF REQUIRED, AN APPROVED RESIDENTIAL OR COMMERCIALENCROACHMENT PERMIT.6.SEWER MANHOLE RIM/LID ELEVATIONS MUST BE SUBMITTED PRIOR TO GRADING AND PLANCHECK.7.SEWER LATERAL VIDEO MUST BE SUBMITTED WITH PLAN CHECK SUBMITTAL IF THEDEVELOPER PLANS TO USE THE EXISTING SEWER LATERAL. SEWER LATERAL WORK MAY BE REQUIRED AFTER REVIEWING THE SEWER LATERAL VIDEO.8.THE PROJECT MUST COMPLY WITH STORM WATER AND URBAN RUNOFF POLLUTION CONTROLREGULATIONS (HBMC CH. 8.44). IMPLEMENT REQUIRED LOW IMPACT DEVELOPMENT STANDARDS,PROVIDE CALCULATIONS AND DOCUMENTS I.E. APPENDIX D AND E OF THE STORM WATER LIDGUIDELINES, SUBMIT AT TIME OF GRADING AND PLAN CHECK ALONG WITH AN EROSION CONTROLPLAN. Page 159 of 376 N 12°10'30"W 549.79'40'20' 20'20.00'20.00'CONC. SIDEWALK CONC. GUTTER X X X X X X X X X X X X X X20.00'37.44'37.44' 25-075 SHEET 3 OF 3 SHEETSSCALE: NOT TO SCALE LEGAL DESCRIPTION JOB ADDRESS SUBDIVIDER 3/20/2025 ENGINEER DENN ENGINEERS DATE MICHAEL GUZMAN-WALLE P.L.S. 9822 3914 DEL AMO BOULEVARD, STE. 921 TORRANCE, CA 90503310-542-9433 IN THE CITY OF HERMOSA BEACH COUNTY OF LOS ANGELES STATE OF CALIFORNIA FOR CONDOMINIUM PURPOSES DETAIL OF PROPOSED SITE PLAN VESTING TENTATIVEPARCEL MAP NO.84793IODA CONSTRUCTIONANNABELLA IODA - GUL326 S. PACIFIC COAST HIGHWAY, SUITE 206REDONDO BEACH, CA 90277PHONE (310) 750-7541 LOT 9 & N'LY HALF OF LOT 8, BLOCK V,TRACT NO. 2002, M.B. 22-152-155,APN 4187-030-012LOT 7 & S'LY HALF OF LOT 8, BLOCK V,TRACT NO. 2002, M.B. 22-152-155,APN 4187-030-011714 & 722 LOMA DRIVEHERMOSA BEACH, CA 90254 25-0750.3'6.0'13.8' X X X X5.04% 70.35 71.02 70.69 70.19 +2"+2"+2"+2"2.79% 2.78% 5.03%1.04%69.94 1.25%1.27%1.25%1.96%1.30%3'-0"10'-0"3'-0"4'-0"4'-0"20'-0"CLR 18'-0"20'-0"CLR18'-0"20'-0"CLR 18'-0"8'-6"GUEST PARKING 8'-6"GUEST PARKING 4'-0"MIN.1'-8"4'-0"ADA SIDEWALK UNIT 2B 1'-6" 5'-0"SIDE SB 5'-0"SIDE SB 2 CAR GARAGE 2 CAR GARAGE 2 CAR GARAGE 2 CAR GARAGE 20'-0"CLR 18'-0"10'-0"REAR YARD16' DOOR16' DOOR16' DOOR16' DOOR265 GALLON RAIN BARREL NEW SIDEWALK & CURB CUT 2'-0" PROPOSED NEW STREETLIGHT LOCATION. NOTE:TO BE COORDINATEDWITH SCE ANDINSTALLED INCONFORMANCE WITHCITY CODE &STANDARDS, & THEGREENBOOKSTANDARDS. (E) TELBOX (E) WM (E) EDBOX(E) CATV 5'-6" LOMA DR EXISTING RESIDENCELEVEL ABOVE LEVEL ABOVE0.66%NEW FENCE WALL NEW FENCEWALL 3'-1" 6'-0" 6'-0"2'-11" 1A.2 1A.2 1A.1 1A.1 1A.3 1A.3 1A.B1A.B 1A.A1A.A 1A.C1A.C 1A.D1A.D 1B.A1B.A 1B.B1B.B 1B.C1B.C 1B.3 1B.3 1B.1 1B.1 1B.D1B.D 5 CD2 1 CD2 2A.2 2A.2 2A.1 2A.1 2A.3 2A.3 2B.3 2B.3 2B.1 2B.1 4 CD21 / A3001 A300 25'-3"25'-0" MIN. HEAT PUMP CONDENSOR NEW 5' RETAINING WALL 7'-0"FRONT YARD7'-0"FRONT YARD2'-0"24'-4"18'-8"6'-0"BLDG. SEPARATION18'-8"21'-4"5'-0"5'-0"REAR SBLEVEL ABOVE45'-0"45'-0"1B.2 1B.2 2A.B2A.B 2A.A2A.A 2A.C2A.C 2A.D2A.D 25'-1 3/4"3'-6" 2B.2 2B.2 3'-6"25'-1 3/4" 28'-7 3/4"28'-7 3/4" 3'-9"SIDE SB 28'-7 3/4"5'-0"SIDE SB 5'-0"SIDE SB 28'-7 3/4"3'-9 1/4"SIDE SB1'-0"17'-1"PLANTING AREA PLANTING AREA 2B.42B.4 2B.52B.5 2B.62B.6 2B.72B.7 5'-0"FRONT SB2'-0"24'-4"18'-8"6'-0"BLDG SEPARATION18'-8"21'-4"5'-0"5'-0"REAR SB45'-0"45'-0"EXISTING RESIDENCEEXISTING RESIDENCE2 CD1 NOTE: SEE ENLARGED PLAN NOTE: SEE ENLARGED PLAN 8'-2"8'-2" PATIO 12'-0"8'-6"PATIO12'-0"8'-6"10'-0"REAR YARDLEVEL ABOVE HEAT PUMP CONDENSOR 10%4'-6" 2' HIGH FENCE 4'-6" 2' HIGH FENCE 8'-1"8'-1" PATIOPATIO 1'-6" 13'-0"PLANTING AREAPLANTING AREA60 GALLON RAIN BARREL 60 GALLON RAIN BARREL 37'-4 3/4"37'-4 9/16" NEW 5' RETAINING WALL 74.86 PC 74.60 PC74.60 PC 74.47 PC 71.14 PC69.52 PC 70.85 70.94 70.85 70.94 71.02 70.69 722 B LOMA DR PAD EL: 70.35GARAGE GF: 71.021ST FLR FF: 71.02 70.60 UNIT 1B714 B LOMA DR PAD EL: 70.35GARAGE GF: 71.021ST FLR FF: 71.02 UNIT 2A 722 A LOMA DR PAD EL: 69.85GARAGE GF: 70.191ST FLR FF: 70.52 UNIT 1A 714 A LOMA DR PAD EL: 70.35GARAGE GF: 70.691ST FLR FF: 71.0277° 49' 18"106.00'NE77° 50' 27"106.00'NE77° 47' 45"105.99'NE12° 10' 30"37.43'N W12° 10' 30"37.43'N W N 12° 10' 34"W 37.39'N 12° 09' 52"W 37.38' 2 A3002 / A3002 CD2 3 CD2 6 CD2 3'-9"SIDE SB 3'-9"SIDE SB 3CD1 4 CD1 6 CD1 7 CD1 GROUND LOT COVERAGE: 928 SF GROUND LOT COVERAGE: 928 SF GROUND LOT COVERAGE: 1012 SF GROUND LOT COVERAGE: 1012 SF GAS METERS GAS METERS PROPOSEDELECTRICALMETER 2'-0"PROPOSEDELECTRICALMETER Page 160 of 376 Public Notification Packet – 714-722 Loma Drive Page 161 of 376 Page 162 of 376 Page 163 of 376 PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public hearing on Tuesday, November 18, 2025 at 6:00 p.m. to consider the following: 1. A PRECISE DEVELOPMENT PLAN (PDP 23-06) FOR THE REMODEL AND ADDITION TO AN EXISTING TWO-STORY SINGLE-FAMILY RESIDENCE AND CONVERSION OF A SECOND-STORY WORKSHOP INTO A NEW RESIDENCE WITH FOUR GARAGE PARKING SPACES AT 960 6TH STREET IN THE LIMITED MULTIPLE-FAMILY RESIDENTIAL (R-2B) ZONE. ENVIRONMENTAL REVIEW: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES. 2. A PRECISE DEVELOPMENT PLAN (PDP25-02), CONDITIONAL USE PERMIT (CUP25-06), AND VESTING TENTATIVE PARCEL MAP NO. 84794 FOR A NEW TWO-UNIT RESIDENTIAL CONDOMINIUM AT, 1035 LOMA DRIVE, WITHIN THE MULTIPLE-FAMILY (R-3) ZONE. ENVIRONMENTAL REVIEW: THE PROJECT QUALIFIES FOR A CLASS 3 CATEGORICAL EXEMPTION PER SECTION 15303(b) OF THE CEQA GUIDELINES. 3. PRECISE DEVELOPMENT PLANS (PDP25-07 & PDP25-08), CONDITIONAL USE PERMITS (CUP25-09 & CUP25-10), AND VESTING TENTATIVE PARCEL MAP NO. 84793 TO DEVELOP TWO EXISTING LOTS WITH TWO, 30-FOOT-TALL, RESIDENTIAL CONDOMINIUM BUILDINGS FOR A TOTAL OF FOUR NEW RESIDENTIAL UNITS AT 714 AND 722 LOMA DRIVE, WITHIN THE TWO-FAMILY RESIDENTIAL (R-2) ZONE. ENVIRONMENTAL REVIEW: THE PROJECTS QUALIFY FOR A CLASS 3 CATEGORICAL EXEMPTION PER SECTION 15303(b) OF THE CEQA GUIDELINES. SAID PUBLIC MEETING is open to the public and being held in-person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, California 90254. PUBLIC PARTICIPATION. See the meeting agenda for all public comment details and opportunities. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda for the matter. Information regarding the Americans with Disabilities Act of 1990, please visit the meeting agenda or contact the Office of the City Clerk at (310) 318-0204 or cityclerk@hermosabeach.gov. VIEWING OPTIONS are available on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues that are raised at or before the public hearing. FOR FURTHER INFORMATION, please contact the Community Development Department at (310) 318-0242 or planning@hermosabeach.gov. A copy of the agenda and staff report(s) will be viewable on the City’s website 72 hours before the meeting at www.hermosabeach.gov/agenda. As a courtesy, the hearing can be viewed on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website. Alison Becker, AICPCommunity Development DirectorEasy Reader Inc/Redondo Beach News/November 6, 2025/HD25-043 City of Hermosa Beach PRECISE DEVELOPMENT PLANS (PDP25-07 & PDP25-08), CONDITIONAL USE PERMITS(),(CUP25-09 & CUP25-10), AND VESTING TENTATIVE PARCEL MAP NO. 84793 TO DEVELOP(),TWO EXISTING LOTS WITH TWO, 30-FOOT-TALL, RESIDENTIAL CONDOMINIUM,,BUILDINGS FOR A TOTAL OF FOUR NEW RESIDENTIAL UNITS AT 714 AND 722 LOMA DRIVE, WITHIN THE TWO-FAMILY RESIDENTIAL (R-2) ZONE. ENVIRONMENTAL REVIEW: ,()THE PROJECTS QUALIFY FOR A CLASS 3 CATEGORICAL EXEMPTION PER SECTION 15303(b) OF THE CEQA GUIDELINES. Page 164 of 376 Community Development Department Planning Division Attn: DT City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 714 and 722 Loma Avenue, Hermosa Beach, CA 90254 Assessor Parcel Numbers: 4187-030-011 and 4187-030-012 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on Tuesday, November 18, 2025, at 6:00 p.m. to consider the request described below. PRECISE DEVELOPMENT PLANS (PDP25-07 & PDP25-08), CONDITIONAL USE PERMITS (CUP25-09 & CUP25-10), AND VESTING TENTATIVE PARCEL MAP NO. 84793 TO DEVELOP TWO EXISTING LOTS WITH TWO, 30-FOOT-TALL, RESIDENTIAL CONDOMINIUM BUILDINGS FOR A TOTAL OF FOUR NEW RESIDENTIAL UNITS AT 714 AND 722 LOMA DRIVE, WITHIN THE TWO-FAMILY RESIDENTIAL (R-2) ZONE. ENVIRONMENTAL REVIEW: THE PROJECTS QUALIFY FOR A CLASS 3 CATEGORICAL EXEMPTION PER SECTION 15303(b) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES. 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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 165 of 376                                                                                                                                                                                                             WK &W WK6W WK&W WK6W WK6W &RFKLVH$YHW K 6W WK6W &RFKLVH$YH+HUPRVD$YHWK6W WK6W WK6W9DOOH\'U$UGPRUH $YH3DOP'U WK3O &\SUHVV$YH&XOSHU & W6XQVHW'U0DQKDWWDQ$YHUG 6 W WK6W WK6W WK6W %D\YLHZ 'U%DUG6W0RQWHUH\% OYG /RPD'U 5$',860$3 Q/RPD'ULYH+HUPRVD%HDFK&$ Page 166 of 376 AFFIDAVIT OF MAILING NOTICES I, Denise Kaspar , being duly sworn, deposes and says: that I am a citizen of the United States, over the age of 18 years; that acting for the County of Orange on the 3RD day of November , 2025, that I deposited 337 notices as described below in the United States Post Office, a Public Hearing Notice, a copy of which is attached hereto, with postage thereon prepaid, addressed to the following persons at the addresses shown, to-wit: (See list attached hereto and made part hereof) that said persons are the property owners of said property who are entitled to a Public Hearing Notice: APN: 4187-030-011 4187-030-012 Subject: 714 - 722 LOMA DR LOS ANGELES CA 90046 that on said day there was regular communication by United States Mail to the addresses shown above. Page 167 of 376 City of Hermosa Beach | Page 1 of 11 Meeting Date: November 18, 2025 Staff Report No. 25-CDD-165 Honorable Chair and Members of the Hermosa Beach Planning Commission A CONVEX SLOPE DETERMINATION (CSD 25-01) AND PRECISE DEVELOPMENT PLAN (PDP 25-04) FOR A STRUCTURAL REHABILITATION, REMODEL, AND ADDITION TO A FOUR-UNIT APARTMENT BUILDING LOCATED AT 3232 HERMOSA AVENUE IN THE MULTIPLE FAMILY RESIDENTIAL (R-3) ZONE CEQA: Determine the project is categorically exempt from the California Environmental Quality Act. (Associate Planner Jake Whitney) Recommended Action: Staff recommends the Planning Commission: 1. Determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15302 of the State CEQA Guidelines; and 2. Adopt a Resolution (Attachment 1) approving Convex Slope Determination (CSD 25-01) and Precise Development Plan 25-05 subject to conditions of approval. Executive Summary: The following report details the request for a Convex Slope Determination (CSD) and Precise Development Plan (PDP) by William J Ready of 3232 Hermosa LLC to allow for a structural rehabilitation, remodel, and minor addition to an existing 3,319-square-foot legal non-conforming four-unit apartment building located at 3232 Hermosa Avenue. The Planning Commission is being asked to review the application materials, consider the request, and adopt a resolution (Attachment 1) approving PDP 25-05 subject to conditions of approval. Background: The project site consists of a corner lot at the intersection of Hermosa Avenue and 33rd Street. Vehicular access to the site is provided via Palm Drive. The existing legal non- conforming four-unit apartment building was built in 1923 and there are no prior entitlements approved for the property. The property is zoned as Multiple-Family Residential (R-3) and the City’s General Plan (PLAN Hermosa) designates the property as High-Density Residential with an allowable density range of 25.1-33.0 dwelling units per acre. (Attachment 2) The site is currently developed at a greater density of 51.25 dwelling units per acre. Under current standards no more than two dwelling units would be permitted to be constructed at the site due to the lot size. For this reason, the applicant Page 168 of 376 City of Hermosa Beach | Page 2 of 11 has chosen to pursue a structural rehabilitation and an addition to the property rather than a full redevelopment as four units which would not be permitted under the current zoning regulations. The site is also located within the Coastal Zone. If approved the applicant would also need to obtain a Coastal Development Permit or waiver from the California Coastal Commission. At the October 13, 2025, meeting of the Planning Commission, the applicant requested a continuation of the hearing. The project was continued to the Planning Commission’s regular meeting of November 18, 2025. Protected Units The Housing Crisis Act’s (HCA) replacement housing requirement, as amended by Senate Bill 8, applies to a housing development that demolishes existing residential units. It prohibits reducing the number of dwelling units on a site and also prohibits approving projects that demolish "protected" units without replacement. California Government Code 66300 states that “protected units” are required to be replaced. Pursuant to California Government Code section 66300.5(h)(4), protected units include residential dwelling units that are or were rented by lower or very low-income households within the past five years. Per this requirement, unless the applicant demonstrates to the City’s satisfaction that the prior occupants of any units proposed to be demolished within a five- year period were not rented by low or very low-income households, the City is required to presume that lower income households occupied the units in the same proportion of lower income renter households within the jurisdiction as determined by the most recently available data for the United States Department of Housing and Urban Development’s Comprehensive Housing Affordability Strategy database. According to said database, during the most recently available 2017-2021 American Community Survey approximately 25.62 percent of renter households in Hermosa Beach made less than 80 percent of the HUD Area Median Family Income which the state of California defines as lower income households. While the proposed project does not call for a full demolition of the existing units, the proposed plans (Attachment 3) show that each of the units would be demolished by over 50 percent and thus render all of the units uninhabitable if the project were to be approved. In light of the fact that the units would be demolished under this proposal to the point of being uninhabitable, and the applicant has not verified via forms provided by the City that the units were not rented by lower income households over the prior five year period, City staff is recommending a condition of approval in the draft resolution (Attachment 1) that would deed restrict two of the four units to lower income households for a minimum period of 55 years in accordance with California Government Code Section 66300. Pursuant to state statue, all replacement unit calculations resulting in fractions must be rounded up to the nearest whole number; thus, resulting in an affordability replacement calculation of two units. Site Information Table: The following table describes the existing site characteristics. Page 169 of 376 City of Hermosa Beach | Page 3 of 11 Site Information General Plan High Density (HD) Zoning Multiple-Family Residential (R-3) Lot Size 3,400 square feet Existing Building Square Footage 3,319 square feet Proposed Building Square Footage 2,803 square feet Surrounding Zoning North: Multiple-Family Residential (R-3) East: Multiple-Family Residential (R-3) South: Multiple-Family Residential (R-3) West: Single-Family Residential (R-1) Surrounding Uses North: Residential East: Residential South: Residential West: Residential Project Description The applicant, William J Ready of 3232 Hermosa LLC is requesting a Convex Slope Determination (CSD) and Precise Development Plan (PDP) from the City to allow for a structural rehabilitation, remodel, and minor addition to an existing 3,319-square-foot legal non-conforming four-unit apartment building located at 3232 Hermosa Avenue. With this CSD and PDP, the applicant proposes to extend the life of the building, enhance the aesthetic appeal of the structure, and maintain the existing height by allowing the use of alternate points for the basis of height measurement. To achieve these goals, the project would require a significant demolition of the existing units which would be rendered uninhabitable during the course of construction. Due to the proposed demolition exceeding 50% of the existing square footage and due to the fact that the applicant has not verified the income levels of the prior occupants over the past 5 years, City staff is recommending that two units be deed restricted to remain affordable to lower income households for a period of no less than 55 years in order to comply with Senate Bill 8 as explained in the Background section above. Additionally, the project proposes to convert 119 square feet of non-conditioned space to conditioned space, and enclose 69 square feet of exterior space resulting in a 188 square- foot addition. An existing partition in the two car garage would be removed to make the garage space functionally suitable for vehicle storage whereas it currently is not. Meanwhile, the four-unit sizes would be reconfigured as well resulting from the demolition of walls non-conforming to setbacks and those currently encroaching into the public right- Page 170 of 376 City of Hermosa Beach | Page 4 of 11 of-way. Unit 1 would go from 694 square feet to 659 square feet. Unit 2 would go from 722 square feet to 592 square feet. Unit 3 would go from 902 square feet to 763 square feet. Lastly, Unit 4 would go from 1,001 square feet to 789 square feet. Proposed landscaping for the site would consist of 14 Silver Sheen Kohuhu plants as well as 21 Coastal Rosemary plants fronting Hermosa Avenue. (Attachment 3). Development Standards Discussion: Convex Slope Criteria Required Provided LOT STANDARDS Minimum Lot Area per unit 1,320 sf per dwelling unit 850 sf per dwelling unit (existing legal non- conforming) Lot Coverage Maximum 65% 55% HEIGHT: 30ft max 32.7 ft max (without convex slope determination) 29.38 ft max (with convex determination) YARDS: Front 10 ft 11.94 ft Side 4 ft 4 ft Rear 3ft (ground level) 3ft (ground level) 1ft (2nd floor) 1ft (2nd floor) PARKING AND DRIVEWAYS: Total Parking Spaces Minimum 10 spaces 2 spaces (legal non- conforming) Garage Spaces Minimum 8 spaces 2 spaces Guest Space Minimum 2 spaces 0 spaces OPEN SPACE: Private Open Space: 1,200 sf (300 sf per unit) 506 sf (126.5 sf av per unit) Page 171 of 376 City of Hermosa Beach | Page 5 of 11 Due to the City’s varied topography, the Hermosa Beach Municipal Code (HBMC) Section 17.04.040 definition of grade authorizes consideration of the convex slope method of calculating building height when supported through technical evidence. Convex slope determinations are not a variance or an exception to the height limits established within the underlying zones. If a lot contains natural terrain where the grade level arches upward along the property line, then measuring height from the alternate points may be deemed appropriate. HBMC Sections 17.04.040 and 17.46.015 provide the definitions of building height and “grade” and establish the “by-right/straight line interpolation” method of calculating building height. The typical grade used for height measurements is based on surveyed elevation points at the property corners. See Figure 1 below. Figure 1: Building Height Envelope The HBMC allows the consideration of alternate spot elevation points along the property lines for lots with “convex” contours (where the grade level arches upward along the property line). In these situations, the grade of a lot may be based on a detailed topographical survey along the property lines with spot elevations called out at a minimum of two-foot intervals in addition to property corner points. A finding that a convex slope exists allows use of alternate spot elevation points for calculating building height, if the evidence supports that grades at the top of the convex slope represent natural or unaltered grades, as determined by the Planning Commission. See figure 2 below. Page 172 of 376 City of Hermosa Beach | Page 6 of 11 Figure 2: Uneven/Convex of Variably Sloping Lot HBMC §17.04.040 states that supporting evidence shall be presented to substantiate whether the convex slope represents natural or unaltered grades. The applicant believes a natural convex slope condition exists as indicated along the northern and southern property lines profiles and provided a survey and topographic profile of the lot prepared by Denn Engineers which shows points of convexity on both the north and south lot lines. The point of convexity on the northerly lot line reaches an elevation of 41.57’. The point of convexity on the southerly lot line reaches an elevation of 40.31’. A geotechnical engineering investigation (soils report) prepared by NorCal Engineering, dated April 8, 2025 (Attachment 4), provides data from four bore sites on the subject property. The soils report details the types of soil present at various boring locations measured between 3 and 20.5 feet in depth, as shown on pages 29-32 of the report. The soils report reveals that fill soils between 0.5 and 1.5 feet were encountered at the four bore sites, and that below the fill/disturbed topsoil, undisturbed native soil was present. Bore Sites 1 and 4 closest to the highest points of convexity have been used to determine how much fill soils to exclude along the northern and southern property lines. Details of the subsurface conditions are provided in the soils report. Soil Sample Amount of Fill Present Location of Soil Samples B-1 1.5 feet South Central portion of property B-2 1.5 feet Western portion of property B-3 1.5 feet South Central portion of property B-4 0.5 feet Northeastern portion of property Page 173 of 376 City of Hermosa Beach | Page 7 of 11 All of the boring sites have the same soil classification for both fill and natural soils. Both consist of silty sand; with fill soils also containing occasional gravel and concrete. However, the boring sites varied when looking at the density and moisture content of the fill and natural soils. Soils closer to the surface of the lot tend to be more loosely packed and dry while soils further from the surface tend to be more densely packed and damp. Based on the evidence submitted, it appears the convex slope is a natural occurrence, and a convex condition exists on the subject property. However, the evidence of some fill soils suggests the most accurate way to estimate the natural grades is to exclude the depth of the fill soils. Staff recommends that alternate points along the northern and southern property lines, excluding fill soil, be used for purposes of measuring building height. Precise Development Plan (PDP) Review Criteria and Findings In accordance with Hermosa Beach Municipal Code (HBMC) Section 17.58.010 and 17.58.020, in order to promote excellence in design, layout, and physical features of development to achieve reasonable quality and compatibility with its surroundings, all remodels or additions exceeding 1,500 square feet require a Precise Development Plan issued by the Planning Commission. In considering an application for a Precise Development Plan, City staff reviews the project using the review considerations for Precise Development Plans identified in HBMC 17.58.030. The review considerations are used to help inform the three required findings which must be made pursuant to Hermosa Beach Municipal Code Section 17.58.40 in order to approve a PDP. Review Considerations for a PDP 1. Building proportions, massing, and architectural details. 2. Site design, orientation, location, and architectural design of buildings relative to existing structures on or adjacent to the property, topography, and other physical features of the natural and built environment; 3. Size, location, design, development, and arrangement of site access for modes of transportation, including on-site vehicle and bicycle parking. 4. Height, materials, and design of fences, walls, and screen plantings; 5. Location and type of landscaping including selection and size of plant materials, and design of hardscape; and 6. Size, location, design, color, lighting, and materials of all signs. Findings: The Review Considerations are used to help inform the three required PDP findings which must be made pursuant to HBMC 17.58.040 to approve, or conditionally approve, a precise development plan application. The inability to make one or more of the following findings is grounds for denial of an application. Page 174 of 376 City of Hermosa Beach | Page 8 of 11 A. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title and all other titles of the Hermosa Beach Municipal Code; The proposed project would rehabilitate an existing structure and the project site. The existing structure and use are legally nonconforming with regard to use, density, setbacks, parking, and open space. The project proposes alterations to the walls and a retrofit of an existing two car garage to become more functional and make the property more code compliant. Retrofitting the garage to make it usable for vehicle storage is further consistent with PDP review consideration number 3 listed above pertaining to transportation-oriented site design. Additionally, no non-conformities would be made worse via this project and is thus compliant with HBMC 17.52 pertaining to non-conforming buildings. B. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; and The subject property has a General Plan land use designation of High Density. This designation includes single-family residences, duplexes, and triplexes. The subject property is legal nonconforming in regard to use and density, and the project proposes to continue its existing density and use, without any expansion in these areas. Additionally, the project has been evaluated for its consistency with relevant goals and policies of the General Plan. As discussed below, the architectural elements of this project contribute to an eclectic and diverse neighborhood which further supports PDP review consideration number 1 pertaining to building massing and architecture. General Plan Consistency Land Use Element Findings Goal 2: Provide for diverse needs of residents of all ages and abilities The proposal is consistent with policy 2.5 as the project enhances the quality of a residential neighborhood by eliminating walls currently non-conforming to setback requirements as well as brings open space and on-site parking closer to compliance with current standards. Policy 2.5 Neighborhood preservation- Preserve and enhance the quality of residential neighborhoods by avoiding or abating the intrusion of disruptive non-conforming buildings or uses Goal 5: Quality and authenticity in architecture and site design in all construction and renovation of buildings The proposal put forth is consistent with policy 5.6 as it enhances neighborhood character by boosting the aesthetic appeal of the structure Page 175 of 376 City of Hermosa Beach | Page 9 of 11 Policy 5.6 Eclectic and diverse architecture- Seek to maintain and enhance neighborhood character through eclectic and diverse architectural styles. through creative use of architectural elements which would contribute to an eclectic and diverse neighborhood. Housing Element Findings Issue Area 1- Conservation of Existing Affordable Housing The proposed project would maintain and improve the existing housing stock within a local neighborhood. Furthermore, proposed condition of approval #4 in the draft resolution would require 2 units to be deed restricted to lower income households for a period of no less than 55 years, further preserving affordability. Policy 1.1- The City will continue to encourage the maintenance and improvement of the existing housing stock within the local neighborhoods. C. The design, layout, and other physical features of the project comply with any design or development standards applicable to the zone, unless waived or modified pursuant to the provisions of this Title. The proposed exterior modifications include replacing windows, eliminating non- conforming setbacks, modifying the exterior aesthetic, and reconfiguring walls to make the property more code compliant. Additionally, the proposed landscaping consisting of 14 Silver Sheen Kohuhu plants as well as 21 Coastal Rosemary plants fronting Hermosa Avenue helps meet the City goal of effective site design consistent with PDP review consideration number 5 as listed above. Further, no non-conformities would be made worse via this project and is thus compliant with HBMC 17.52 pertaining to non-conforming buildings. PDP Specific Conditions of Approval Should the Planning Commission make the aforementioned findings to approve the PDP, then it should consider the conditions of approval in the Resolution and any other conditions it deems necessary to ensure the development archives the following outcomes identified in HBMC Section 17.58.050. Among others, staff recommends conditions of approval requiring two affordable units, all exterior lighting to be directed downwards and light shields, and no new walls or foundation footing to be constructed on or over the public right-of-way. Environmental Determination: Pursuant to the California Environmental Quality Act (CEQA), the proposed project qualifies for a Class 2 categorical exemption, Replacement or Reconstruction, as defined Page 176 of 376 City of Hermosa Beach | Page 10 of 11 in section 15302 of the State CEQA Guidelines, as the project consists of a structural rehabilitation, remodel, and minor addition of 188 square feet. Moreover, none of the exceptions to the categorical exemption(s) apply to the project, as defined in section 15300.2 of the State CEQA Guidelines. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time; the project would not have a significant effect on the environment due to unusual circumstances; the project would not damage a scenic highway or scenic resources within a state scenic highway; the project is not located on a hazardous waste site; and the project would not cause a substantial adverse change in the significance of a historical resource. The property was further not found to be listed on the City’s inventory of Potentially Historic Resources pursuant to Figure 7.2 of Appendix C of the PLAN Hermosa Program Environmental Impact Report. Public Notification: For the October 13, 2025, Planning Commission hearing, a total of 223 public hearing notices were mailed to the applicant, occupants and property owners of properties within a 300-foot radius on October 1, 2025. A legal ad was published on October 2, 2025, in the Easy Reader, a newspaper of general circulation. Additionally, the applicant received a notice poster to post on-site and provided proof of posting a minimum of ten days in advance of the public hearing, in accordance with HBMC 17.68.050. Public notification materials are included as Attachment 6. As of the writing of the report, staff have received no public comments. Additional public hearing notices were not required for the November 18, 2025, Planning Commission hearing, as the project was continued by the Planning Commission to a date certain. Next Steps In accordance with HBMC §17.58.060, the Planning Commission’s decision may be appealed to the City Council. The appeal period is 10 days, beginning on October 14, 2025, and ending at the close of business on October 23, 2025. Any project that is appealed would be duly noticed in accordance with the HBMC. Attachments: 1. Draft Resolution 25-XX 2. Zoning Map 3. Project Plans 4. Geotechnical Report 5. Senate Bill 8 6. Public Notification Package Respectfully Submitted by: Jake Whitney, Associate Planner Concur: Alexis Oropeza, Planning Manager Legal Review: Sarah Locklin, Interim City Attorney Page 177 of 376 City of Hermosa Beach | Page 11 of 11 Approved: Alison Becker, Community Development Director Page 178 of 376 CITY OF HERMOSA BEACH RESOLUTION NO. RES-25-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONVEX SLOPE DETERMINATION (CSD 25-01) AND A PRECISE DEVELOPMENT PLAN (PDP 25-04), TO ALLOW A STRUCTURAL REHABILITATION, REMODEL, AND MINOR ADDITION TO AN EXISTING 3,319-SQUARE-FOOT LEGAL NON-CONFORMING FOUR-UNIT APARTMENT BUILDING LOCATED AT 3232 HERMOSA AVENUE IN THE MULTIPLE-FAMILY RESIDENTIAL (R- 3) ZONE AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). The Planning Commission of the City of Hermosa Beach does hereby resolve, and order as follows: WHEREAS, an application was filed on June 11, 2025, by the applicant William J. Ready of 3232 Hermosa LLC seeking approval of a Convex Slope Determination (CSD 25- 01) to utilize alternate spot elevations rather than property corner elevations along property lines for the purpose of determining building height, and a Precise Development Plan (PDP 25-04) for a structural rehabilitation, remodel, and minor addition to an existing 3,319-square-foot legal non-conforming four-unit apartment building (the “project”) located at 3232 Hermosa Avenue (the “project site”); and WHEREAS, Hermosa Beach Municipal Code (HBMC) sections 17.04.040 and 17.46.015 provide the definitions of “building height” and “grade” and establish the “by- right/straight line interpolation” method for calculating building height. The grade used for height measurements is based on surveyed elevation points at the property corners; and WHEREAS, the HBMC allows the consideration of alternate spot elevation points along the property lines for lots with “convex” contours (where the grade level arches upward along the property line). In these situations, the grade of a lot may be based on a detailed topographical survey along the property lines with spot elevations called out Page 179 of 376 at a minimum of two-foot intervals in addition to property corner points. A determination that a convex slope exists allows use of alternate spot elevation points for calculating building height, if the evidence supports that grades at the top of the convex slope represent natural or unaltered grades, as determined by the Planning Commission; and WHEREAS, the Planning Commission at its public meeting of October 13, 2025, continued the hearing on the application to a date certain of November 18, 2025; and WHEREAS, the Planning Commission at its public meeting of November 18, 2025 considered all testimony and evidence regarding the application, both oral and written, that was presented to the Planning Commission; and WHEREAS, the proposed project is categorically exempt from the California Environmental Quality Act (CEQA), as defined in Section 15302 of the State CEQA Guidelines, Class 2 Categorical Exemption, Replacement or Reconstruction, as the project consists of a structural rehabilitation, remodel, and minor addition of 188 square feet to an existing structure, where the new structure will be located on the same site and will have substantially the same purpose and capacity as the structure replaced. Moreover, none of the exceptions to the categorical exemption(s) apply to the project, as defined in section 15300.2 of the State CEQA Guidelines. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time; the project would not have a significant effect on the environment due to unusual circumstances; the project would not damage a scenic highway or scenic resources within a state scenic highway; the project is not located on a hazardous waste site; and the project would not cause a substantial adverse change in the significance of a historical resource as the site has not been identified as a current or potentially historic resource; and WHEREAS, based on the testimony and evidence received, the Planning Commission further finds, determines and declares the following pertaining to the application for a Convex Slope Determination and Precise Development Plan. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, Page 180 of 376 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 November 18, 2025, Planning Commission meeting, the Planning Commission hereby determines that the topographic survey and soils report provide evidence that slope of the lot is a natural occurrence, and a convex condition exists on the subject property. However, the evidence of some fill soils suggests the most accurate way to estimate the natural grades is to exclude the depth of the fill soils. Therefore, alternate points along the northern and southern property lines, excluding fill soil, shall be used for purposes of measuring building height. SECTION 3. Based on the testimony and evidence received at its November 18, 2025 Planning Commission meeting, the Planning Commission finds, determines and declares the following pertaining to the application for a Precise Development Plan pursuant to the defined review considerations for Precise Development Plans in HBMC Section 17.58.030 and the required findings for Precise Development Plans in HBMC Section 17.58.040: Findings: A. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title [Title 17, Zoning] and all other titles of the Hermosa Beach Municipal Code; The subject property is zoned for Multiple-Family Residential (R-3), which permits single-family residences, multiple-family dwelling units, multiple dwellings, single- room occupancy facilities, and condominiums. The proposed project would rehabilitate an existing structure and the project site. The existing structure and use are legally nonconforming with regard to use, density, setbacks, parking, and open space. The project proposes alterations to the walls and a retrofit of an existing 2 car garage to become more functional and make the property more code compliant. Retrofitting the garage to make it usable for vehicle storage is further consistent with PDP review consideration number 3 in HBMC Section 17.58.030 pertaining to transportation-oriented site design. Additionally, no existing non- Page 181 of 376 conformities would be made worse via this project and is thus compliant with HBMC Section 17.52 pertaining to non-conforming buildings. B. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; and The subject property has a General Plan land use designation of High Density, and is not subject to a specific plan. This designation includes single-family residences, duplexes, and triplexes. The subject property is legal nonconforming in regard to use and density, and the project proposes to continue its existing density and use, without any expansion in these areas. Additionally, the project has been evaluated for its consistency with relevant goals and policies of the General Plan. As discussed below, the architectural elements of this project contribute to an eclectic and diverse neighborhood which further supports PDP review consideration number 1 in HBMC Section 17.58.030 pertaining to building massing and architecture. General Plan Consistency Land Use Element Findings Goal 2: Provide for diverse needs of residents of all ages and abilities The proposal is consistent with policy 2.5 as the project enhances the quality of a residential neighborhood by eliminating walls currently non-conforming to setback requirements as well as brings open space and on-site parking closer to compliance with current standards. Policy 2.5 Neighborhood preservation- Preserve and enhance the quality of residential neighborhoods by avoiding or abating the intrusion of disruptive non- conforming buildings or uses Goal 5: Quality and authenticity in architecture and site design in all construction and renovation of buildings The proposal put forth is consistent with policy 5.6 as it enhances neighborhood character by boosting the aesthetic appeal of the structure through creative use of architectural elements which would contribute to an eclectic and diverse neighborhood. Policy 5.6 Eclectic and diverse architecture- Seek to maintain and enhance neighborhood character through eclectic and diverse architectural styles. Land Use Element Findings Page 182 of 376 Issue Area 1- Conservation of Existing Affordable Housing The proposed project would maintain and improve the existing housing stock within a local neighborhood. Furthermore, condition of approval #4 in this resolution would require two (2) units to be deed restricted to lower-income households for a period of no less than 55 years, further preserving affordability. Policy 1.1- The City will continue to encourage the maintenance and improvement of the existing housing stock within the local neighborhoods. C. The design, layout, and other physical features of the project comply with any design or development standards applicable to the zone, unless waived or modified pursuant to the provisions of this Title. The proposed exterior modifications include replacing windows, eliminating non- conforming setbacks, modifying the exterior aesthetic, and reconfiguring walls to make the property more code compliant. Additionally, the proposed landscaping consisting of 14 Silver Sheen Kohuhu plants as well as 21 Coastal Rosemary plants fronting Hermosa Avenue helps meet the City goal of effective site design consistent with PDP review consideration number 5 in HBMC Section 17.58.030. Further, no existing non-conformities would be made worse via this project and is thus compliant with HBMC 17.52 pertaining to non-conforming buildings. No additional waivers or modifications are requested as part of the project. SECTION 4. Based on the foregoing, the Planning Commission hereby approves the subject Convex Slope Determination (CSD 25-01) to utilize alternate spot elevations rather than property corner elevations along northern and southern property lines, excluding fill soil, for the purpose of determining building height, and Precise Development Plan (PDP 25-04) to allow a structural rehabilitation, remodel, and minor addition to an existing 3,319-square-foot legal non-conforming four-unit apartment building located at 3232 Hermosa Avenue in the Multiple-Family Residential (R-3) zone subject to the following Conditions of Approval: General: Page 183 of 376 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 November 18, 2025, revised in accordance with the conditions below. The Community Development Director may approve minor modifications that do not otherwise conflict with the HBMC or requirements of this approval. 2. The project shall fully comply with all requirements of the R-3 Zone as applicable including but not limited to: a) Height, including required roof deck railings, shall fully comply with the 30-foot height limit. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director taking into account the approved Convex Slope Determination. b) Conduit to accommodate roof-mounted alternative energy equipment for solar energy and solar thermal shall also be supplied per Section 15.32.140. c) All parking dimensions shall comply with Chapter 17.44. Roll-up automatic garage doors shall be installed on all garage door openings and clearly indicated on floor plans. d) Driveway transitions shall comply with Section 17.44.120(D). e) All exterior lighting shall be downcast, fully shielded and illumination shall be contained within the property boundaries. Lighting shall be energy conserving and motion detector lighting shall be used for all lighting except low-level (3 feet or less in height) security lighting and porch lights. Lamp bulbs and images shall not be visible from within any onsite or offsite residential unit. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties. f) Any satellite dish antennas and/or similar equipment shall comply with Section 17.46.240. Page 184 of 376 g) Architectural treatments shall be as shown on building elevations, site and floor plans. 3. The project shall comply with all requirements of the Building Division, Public Works Department, Fire Department, and HBMC. 4. Prior to issuance of a building permit, the owner shall execute a covenant to the satisfaction of the Community Development Director to make two (2) units available for rent to “Lower Income Households” as defined by California Health and Safety Code 50079.5 for a period of at least 55 years. Such units must be of an “equivalent size” as defined by California Government Code Section 65915. Enforcement of the terms of said covenant shall be the responsibility of the City of Hermosa Beach and its authorized agents. The Applicant shall submit a copy of the recorded covenant to the Community Development Department for inclusion in this file. 5. The applicant shall comply with all applicable mitigation measures of the General Plan Program EIR (SCH No. 201581009) as adopted by the City Council including: a) Construction projects within the city shall demonstrate compliance with all applicable standards of the Southern California Air Quality Management District, including the following provisions of District Rule 403: i. All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. ii. The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind. iii. All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust. iv. All dirt/soil loads shall be secured by trimming, watering, or other Page 185 of 376 appropriate means to prevent spillage and dust. v. All dirt/soil materials transported off-site shall be required to cover their loads as required by California Vehicle Code Section 23114 to prevent excessive amount of dust. vi. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions. vii. Trucks having no current hauling activity shall not idle but shall be turned off (MM 4.2-2A). b) In accordance with Section 2485 in Title 13 of the California Code of Regulations, the idling of all diesel-fueled commercial vehicles (weighing over 10,000 pounds) during construction shall be limited to 5 minutes at any location (MM 4.2-2b). c) Construction projects within the city shall comply with South Coast Air Quality Management District Rule 1113 limiting the volatile organic compound content of architectural coatings (MM 4.2-2c). For any project where earthmoving or ground disturbance activities are proposed at depths that encounter older Quaternary terrace deposits (depths between 15 and 35 feet), a qualified paleontologist shall be present during excavation or earthmoving activities (MM 4.4- 3). d) If paleontological resources are discovered during earthmoving activities, the construction crew shall immediately cease work in the vicinity of the find and notify the City. The project applicant(s) shall retain a qualified paleontologist to evaluate the resource and prepare a recovery plan in accordance with Society of Vertebrate Paleontology guidelines (1996). The recovery plan may include, but is not limited to, a field survey, construction monitoring, sampling and data recovery procedures, museum storage coordination for any specimen recovered, and a report of findings. Recommendations in the recovery plan that are determined by the lead agency to be necessary and feasible shall be implemented before 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 Page 186 of 376 standards pursuant to the Table 4.11-10 of the General Plan Program EIR, included below, the applicant at the time of plan check submittal shall submit a report prepared by a qualified structural engineer demonstrating the following: i. Vibration level limits based on building conditions, soil conditions, and planned demolition and construction methods to ensure vibration levels would not exceed acceptable levels where damage to structures using vibration levels in Draft EIR Table 4.11-4 as standards. ii. Specific measures to be taken during construction to ensure the specified vibration level limits are not exceeded. iii. A monitoring plan to be implemented during demolition and construction that includes post‐ construction and post‐ demolition surveys of existing structures that would be impacted. Examples of measures that may be specified for implementation during demolition or construction include but are not limited to: 1. Prohibition of certain types of impact equipment. 2. Requirement for lighter tracked or wheeled equipment. 3. Specifying demolition by non‐impact methods, such as sawing concrete. 4. Phasing operations to avoid simultaneous vibration sources. 5. Installation of vibration measuring devices to guide decision- making for subsequent activities (MM 4.11-2). General Plan Program EIR TABLE 4.22-10 Typical Vibration Source Levels for Construction Equipment Equipment Vibration Velocity Level at 25 Feet, in/sec Distance from Equipment Within Which Standard is Exceeded Pile driver (impact) 0.158 158 feet Pile driver (sonic) 0.045 68 feet Page 187 of 376 Equipment Vibration Velocity Level at 25 Feet, in/sec Distance from Equipment Within Which Standard is Exceeded Clam shovel drop (slurry wall) 0.050 74 feet Hydro mill (slurry wall) 0.002-0.006 9-17 feet Vibratory roller 0.050 74 feet Hoe ram 0.022 43 feet Large bulldozer 0.022 43 feet Caisson drilling 0.022 43 feet Loaded trucks 0.020 40 feet Jackhammer 0.009 24 feet Small bulldozer 0.001 5 feet Building Plans: 6. Two copies of a Final Landscape Plan, consistent with landscape plans approved by the Planning Commission, indicating size, type, quantity, and characteristics of landscape materials shall be submitted to the Community Development Department for review and approval prior to the issuance of Building Permits. The Final Plan shall also include the following: a) The applicant shall provide a landscape plan to comply with Sections 8.60.060, and 8.60.070 to the satisfaction of the Community Development Director and Public Works Director. b) An automatic landscape sprinkler system shall be provided and shall be shown on plans (Building Permits are required). 7. The plans shall comply with Section 8.44.095 and install permeable surfaces to the maximum extent feasible. If providing water-permeable surfaces on at least 50% of exterior surface area is not feasible and incorporating measures in 8.44.095 to the Page 188 of 376 extent practicable to infiltrate the volume of runoff produced by an 0.80-inch twenty- four (24) hour rain event, then the applicant shall infiltrate runoff on-site. In the event that subsurface infiltration is required, plans shall designate the exact location of the subsurface infiltration system and the applicant shall enter into a maintenance agreement with the City for the ongoing infiltration and provide a surety bond to the City to guarantee that on-site, subsurface infiltration is achieved. The amount of the bond shall be determined by the Building Division. All other drainage shall be routed to an off-site facility or on-site permeable area approved by the City. To the extent possible, a portion of roof drainage shall be routed to on-site permeable areas. No drainage shall flow over any driveway or sidewalk. If the drainage of surface waters onto the property requires a sump pump to discharge said waters onto the street, the property owner(s) shall record an agreement to assume the risk associated with use and operation of said sump pump, release the City from any liability, and indemnify the City regarding receipt of surface waters from the property. The recorded agreement must be filed with the City prior to issuance of the Certificate of Occupancy. 8. The plans and construction shall comply with all requirements of the Building Code in Title 15 and Green Building Standards in Chapter 15.48. Water conservation practices set forth in Section 8.56.070 shall be complied with and noted on construction plans. 9. Two copies of final construction plans, including site, elevation, and floor plans, which are consistent with the conditions of approval of this conditional use permit, shall be reviewed and approved by the Planning Division for consistency with Planning Commission approved plans and this Resolution prior to the submittal to the Building Division for Plan Check. 10. The applicant shall submit all required plans and reports to comply with the City’s construction debris recycling program including manifests from both the recycler and County landfill at least 65% of demolition debris associated with demolition of the existing improvements and new construction shall be recycled. 11. The applicant shall pay all Parks and Recreation Facilities Area Dedication fees at the time of building permit issuance. Page 189 of 376 Public Works 12. No new walls or foundation footing will be allowed to be constructed on or over the public right of way. 13. A Residential Encroachment Permit is required for any non-conforming structures located over or within the public right-of-way. 14. Prior to issuance of a Building Permit, an approved civil engineering plans prepared by a licensed civil engineer, and approved by Public Works, addressing grading, undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements, on-site and off-site drainage (no sheet flow permitted), installation of utility laterals, and all other improvements necessary to comply with the Municipal Code and Public Works specifications, shall be filed with the Community Development Department. 15. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on street. 16. Project construction shall protect private and public property in compliance with Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including if required, an approved Residential Encroachment Permit. 17. Sewer flow rate for upstream and downstream manhole along with manhole rim/lid elevations must be submitted prior to grading and plan check. Sewer lateral video must be submitted with plan check submittal if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 18. Sewer manhole/lid elevations must be submitted prior to grading and plan check. 19. Sewer lateral video must be submitted with plan check submittal if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. Page 190 of 376 20. Sewer main work may be required after review of sewer lateral video. 21. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44) and must implement Low Impact Development Standards and submit at time of grading and plan check along with an erosion control plan. Construction 22. Prior to issuance of a Building Permit, abutting property owners and residents within 100 feet of the project site shall be notified of the anticipated date for commencement of construction. a) The procedures for notification shall be provided by the Building and Safey Division of the Community Development Department. b) Building permits will not be issued until the applicant provides an affidavit certifying mailing of the notice. 23. Project construction shall conform to the Noise Control Ordinance requirements in Section 8.24.050. Allowed hours of construction shall be printed on the building plans and posted at construction site. 24. Traffic control measures, including flagmen, shall be utilized to preserve public health, safety, and welfare. 25. A construction sign shall be posted conspicuously during the course of construction at the project site. Fire: 26. Replacement fire hydrants shall meet the dimensions of, and construction requirements outlined by AWWA standard C503. Page 191 of 376 27. Relocation of fire hydrants shall include required vehicular clearance be maintained, as provided by California Vehicle Code Chapter 9, Section 22514. 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 Precise Development Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 29. Approval of these permits shall expire twenty-four (24) months from the date of approval by the Planning Commission unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. 30. The Planning Commission may review this Precise Development Plan and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the project. 31. The subject property shall be developed, maintained, and operated in full compliance with the conditions of this grant and any law, statute, ordinance, or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 32. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the Page 192 of 376 litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. SECTION 5. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. SECTION 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. The Hermosa Beach City Council may, on its own initiative, review all actions of the Planning Commission. If the City Council does not initiate review of this decision as set forth in Hermosa Beach Municipal Code Section 2.52.040, this decision will become final. VOTE: AYES: NOES: ABSTAIN: ABSENT: I hereby certify the foregoing Resolution P.C. 25-XX is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at its regular meeting of November 18, 2025. Kate Hirsh, Chairperson Alison Becker, Secretary Page 193 of 376 ____________________ Date Page 194 of 376 33rd St Palm D r Manhat tan A ve 29 th S tMorn ing s ide D r Hi ghl andAve34th Pl 35th St 31st StBayView D r 30th St Longfell o w A v e 3 4t h S tCre s t D r 34th Pl 30th Pl 30th Pl 31st Pl 32nd Pl 35th Pl 34th S t Hermo sa Ave 29th Ct 33rd Pl Neptune A v e 35th St The S t rand Unit Remodel: Precise Development Plan, Convex Slope Determination Project Zoning Map Planning Commission October 13, 2025 Description 3232 Hermosa Avenue APN: 4181-031-014 Zone: R-3 Multiple Family Residential Legend R-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Neighborhood Commercial C-2 Downtown Commercial C-3 General Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) -HE Housing Element Overlay 300' Notification Radius Page 195 of 376 MARK DATE DESCRIPTION 01 - WIP Not in Transmittal Set SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: G01 COPYRIGHT: COVER SHEET PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:05 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 COVER SHEET & GENERAL INFO DEMOLITION PLANS PROPOSED PLANS ELEVATIONS SECTIONS G01 G02 G03 G04 G05 D01 D02 D03 D04 A101 A102 A103 A104 A105 A201 A202 A203 A301 COVER SHEET GENERAL NOTES SURVEY PLAN CODE DIAGRAMS CODE DIAGRAMS DEMO PLAN - FOOTING DEMO PLAN - FIRST FLOOR DEMO PLAN - SECOND FLOOR DEMO PLAN - ROOF PROPOSED SITE PLAN PROPOSED LANDSCAPE PLAN PROPOSED FIRST FLOOR PLAN PROPOSED SECOND FLOOR PLAN PROPOSED ROOF PLAN EAST WEST ELEVATION NORTH ELEVATIONS SOUTH ELEVATIONS BUILDING SECTIONS NEW GRIDLINES EXISTING BUILDING GRIDLINES NORTH ARROW BUILDING ELEVATION DRAWING NUMBER SHEET NUMBER BUILDING SECTION DRAWING NUMBER SHEET NUMBER WALL SECTION DRAWING NUMBER SHEET NUMBER SPOT ELEVATION MATCHLINE DRAWING SHEET SHOW'G ADJ CONDITION MATCHLINE SEE XX/AXXX PROPERTY LINE DASHED LINE INDICATES HIDDEN, OVERHEAD, OR DEMO'D ITEMS CENTERLINE ALIGN ALIGN ELEMENT CEILING HEIGHT TAG APPLIANCE / FIXTURE TAG ASSEMBLY TAG (WALL, FLOOR, CEILING, ROOF) DOOR TAG FINISH TAG ROOM TAG WINDOW TAG CONTOURS EXISTING CONTOURS REVISED CONTOURS REVISION TAG / REVISION CLOUD A1 A2 A3 A4 A700 INTERIOR ELEVATION DRAWING NUMBER SHEET NUMBER DATUM / DIMENSION / CONTROL POINT A900 1 DETAIL - SECTION DRAWING NUMBER SHEET NUMBER DETAIL - CLOUD DRAWING NUMBER SHEET NUMBER BREAKLINE N 1 A900 1 1 A300 1 A400 1 A500 +144.25' 10'-0" APP-01 PL-01 3 E 3 E 101.2 101 101.A W01A 1 1 SITE HERMOSA AVEMANHATTAN AVE3 3 R D S T ABBREVIATIONS SYMBOLS BUILDING CODES PROJECT DIRECTORY SCOPE OF WORK DEFERRED SUBMITTALS RENOVATION LEGEND MATERIAL LEGEND SHEET INDEX VICINITY MAP 3232 HERMOSA AVE 2022 CALIFORNIA BUILDING CODE 2022 CALIFORNIA RESIDENTIAL CODE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE 2022 CALIFORNIA MECHANICAL CODE 2022 CALIFORNIA ELECTRICAL CODE 2022 CALIFORNIA PLUMBING CODE DEMOLITION OF NON-CONFORMING CONDITION AND RENOVATION OF TWO-STORY MULTI FAMILY RESIDENCE. AB ANCHOR BOLTABS ACRYLONITRILE BUTADIENE STYRENEA/C AIR CONDITIONINGAFF ABOVE FINISH FLOORAFG ABOVE FINISH GRADE ACST ACOUSTICALACOUS ACOUSTIC / ACOUSTICALADJ ADJACENT / ADJUSTABLEALUM ALUMINUM ACI AMERICAN CONCRETE INSTITUTE ADA AMERICANS WITH DISABILITIES ACTADDL ADDITIONALAHU AIR HANDLING UNITAISC AMERICAN INSTITUTE OF STEEL CONSTRUCTIONALT ALTERNATE(TIVE)AMP AMPERAGEANCH ANCHOR APT APARTMENTAPPROX APPROXIMATELYARCH ARCHITECT / URALASTM AMERICAN STANDARDS OF TESTING AND MATERIALS ATTEN ATTENUATIONAWI ARCHITECTURAL WOODWORKING INSTITUTE BD BOARDBR BEDROOMBITUM BITUMINOUSBLDG BUILDING BLK(G) BLOCK / BLOCKINGBM BEAMBO BOTTOM OFBOD BASIS OF DESIGN BOF BOTTOM OF FOOTING BOS BOTTOM OF SLABBOW BOTTOM OF WALLBSMT BASEMENTBTH RM BATHROOM BTU BRITISH THERMAL UNIT CAB CABINETCB CATCH BASIN CER CERAMICCFM CUBIC FEET PER MINUTECFOI CONTRACTOR FURNISHED; OWNER INSTALLED CH CHANNEL CIP CAST-IN-PLACECJ CEILING JOISTCJNT CONTROL JOINTCL CENTER LINE CLG CEILINGCLOS CLOSETCLR CLEARCMU CONCRETE MASONRY UNIT CO CLEAN OUTCOL COLUMNCONC CONCRETECONST CONSTRUCTION CONT CONTINUOUS COORD COORDINATE / IONCPT CARPET(ED)CSMT CASEMENTCT CERAMIC TILE CU CUBIC D “DRYER; DEEP”dB DECIBEL DBL DOUBLE°or DEG DEGREEDEPT DEPARTMENTDIAG DIAGONAL ⌀ or DIA DIAMETER DIM DIMENSIONDN DOWNDR DOOR / DINING ROOM DS DOWNSPOUT DTL DETAILDW DISHWASHERDWG DRAWINGDWR DRAWER (E) EXISTINGE EASTEA EACH EIFS EXTERIOR INSULATION AND FINISH SYSTEMELECT ELECTRICALELEV “ELEVATOR; ELEVATION” ENCL ENCLOSURE ENGR ENGINEEREP ELECTRICAL PANELEQ EQUALEQUIP EQUIPMENT ESMT EASEMENTEST ESTIMATEEW EACH WAYEXHST EXHAUST EXP EXPANSIONEXT EXTERIOR FAM FLUID-APPLIED-MEMBRANE FAU FORCED AIR UNIT FD FLOOR DRAINFDN FOUNDATIONFE FIRE EXTINGUISHERFFHB FROST-FREE HOSE BIB FIN FINISH(ED)FG FINISH GRADEFIXT FIXTUREFFE FINISH FLOOR ELEVATION FL FLOWLINEFLR FLOOR FLUOR FLUORESCENTFO FACE OF FOC FACE OF CONCRETE FOF FACE OF FINISHFOIC FURNISHED BY OWNER INSTALLED BY CONTRACTORFOIO FURNISHED BY OWNER; INSTALLED BY OWNERFOM FACE OF MASONRYFOP FACE OF PLYWOODFOS FACE OF STUD FPL FIREPLACEFRMG FRAMINGFRT FIRE-RETARDANT TREATEDFT FOOT / FEET / FLOOR TYPE FTG FOOTING FURN FURNITUREFV FIELD VERIFY ‘G -ING G NATURAL GASGA GAUGEGA MANUAL GYPSUM ASSOCIATION MANUAL GAL GALLON GALV “GALVANIZED, GALVANIC”GB GRAB BARGC GENERAL CONTRACTORGEN GENERAL GL GLASS GLULAM GLUE LAMINATED WOODGOVT GOVERNMENTGSM GALVANIZED SHEET METALGRD GRADE GWB GYPSUM WALL BOARDGYP GYPSUM HB HOSE BIB HD HOLDDOWNHDR HEADERHDW HARDWAREHDWD HARDWOOD HM HOLLOW METAL HOR HORIZONTALHR HOURHSS HOLLOW STRUCTURAL SECTIONHT HEIGHT HVAC HEATING, VENTILATION, AIR CONDITIONINGHW HOT WATER HEATER IBC INTERNATIONAL BUILDING CODEID INSIDE DIAMETER / INTERIOR DESIGNIE INVERT ELEVATION IIC IMPACT ISOLATION CLASS IN INCHINSUL INSULATIONINT INTERIOR JST JOIST(S) KIT KITCHENKW KILOWATT L LENGTHLAM LAMINATE(D) LAT LATERALLAV LAVATORYLB(S) POUND(S)LEV LEVEL LF LINEAL FOOTLH LEFT HANDLHR LEFT HAND REVERSELSCAPE LANDSCAPE LOC LOCATION LR LIVING ROOMLTG LIGHTINGLVL LAMINATED VENEER LUMBER MACH RM MACHINE ROOMMAG MAGNET(IC)MATL MATERIALMAX MAXIMUM MB MAILBOXMC MEDICINE CABINETMECH MECHANICALMEMB MEMBRANE MEP MECHANICAL, ELECTRICAL, PLUMBING MEZZ MEZZANINEMFR MANUFACTURE(R),(D)MTL METAL MIN MINIMUM, MINUTE MISC MISCELLANEOUSMO MASONRY OPENINGMTL METALMULL MULLION MULT MULTIPLE (N) NEWN NORTH N/A NOT APPLICABLE NG NEIGHBORING GRADENIC NOT IN CONTRACTNO NUMBER NOM NOMINAL NTS NOT TO SCALE O/ OVEROC ON CENTER OD “OUTSIDE DIAMETER, DIMENSION”OFF OFFICEOPNG OPENINGOPP OPPOSITE OFLW OVERFLOWOVHD OVERHEADOVHG OVERHANG PBD PARTICLE BOARD PC PROPERTY CORNERPED PEDESTALPERF PERFORATEDPERIM PERIMETER PERM PERMANENTPERP PERPENDICULARPH PHASEPL PROPERTY LINE PLAM PLASTIC LAMINATEPLT PLATEPLAS PLASTERPLWD PLYWOOD POL POLISHED PR PAIRPREFAB PREFABRICATEDPRELIM PRELIMINARYPRI PRIMARY PRKG PARKINGPROJ PROJECTPROP PROPERTYPSF POUNDS PER SQUARE FOOT PSI POUNDS PER SQUARE INCHPSL PARALLEL STRAND LUMBERPT “POST/PRE TENSION, PRESSURETREATED” PTD PAINT(ED) PTN PARTITIONPVA POLYVINYL ACRYLICPVC POLYVINYL CHLORIDEPVG PAVING PWT PORCELAIN WALL TILE QTY QUANTITY R “RADIUS, RISER”RCP REFLECTED CEILING PLANRD “ROOF DRAIN, ROAD”RO ROUGH OPENING RAD RADIUS REC RECESSEDREF “REFER(ENCE), REFRIGERATOR”REINF REINFORCE(D),(ING)REQ’D REQUIRED RES RESISTANTRESIL RESILIENTRET RETAININGREV “REVERSE, REVIS(ED),(ION)” RH “RIGHT HAND, ROOF HATCH”RHR RIGHT HAND REVERSERM ROOMRO ROUGH OPENING ROW RIGHT-OF-WAY RPM REVOLUTIONS PER MINUTERT RIGHT / ROOF TYPERTU ROOFTOP UNIT S SOUTHSAM SELF-ADHERING MEMBRANESC SOLID CORESCHED SCHEDULE SD STORM DRAINSECT SECTIONSF SQUARE FOOT/FEETSFR SINGLE-FAMILY RESIDENCE SHT SHEET SIM SIMILARSP STANDPIPESPEC(S)(D) SPECIFICATION(S) / SPECIFIEDSPKLR SPRINKLER SQ SQUARESQ IN SQUARE INCHSS STAINLESS STEELSSM STANDING SEAM SW SANITARY SEWERST “STAIRS, STREET”STC SOUND TRANSMISSION CLASSSTD STANDARD STL STEEL STOR STORAGESTRUCT STRUCTURALSUSP SUSPEND(ED)SV SHEET VINYL SYM SYMMETRICAL T TREADT&G TONGUE AND GROOVE TBD TO BE DETERMINEDTELE TELEPHONETEMP “TEMPERATURE, TEMPERED,TEMPORARY” TFF TOP OF FINISH FLOOR THK THICK(NESS)THRU THROUGHTO TOP OF TOB TOP OF BEAM TOC “TOP OF CONCRETE, CURB”TOF TOP OF FINISHTOW TOP OF WALLTV TELEVISION TYP TYPICAL UL UNDERWRITERS LABORATORIESUNO UNLESS NOTED OTHERWISE UTIL UTILITY URM UNREINFORCED MASONRY V VOLT VCT VINYL COMPOSITE TILE VERT VERTICALVIF VERIFY IN FIELDVOL VOLUME W “WEST, WIDTH, WASHER”W/ WITHW/D WASHER & DRYERW/I WITHIN W/O WITHOUTWC WATER CLOSETWF WIDE FLANGEWP “WATERPROOF, WEATHERPROOF” WD WOOD WDW WINDOWWRB WEATHER RESISTIVE BARRIERWT WEIGHT / WALL TYPE YD YARD PROJECT INFORMATIONALUMINUM ASHLAR STONE BRICK FACE/COMMON CEMENTITIOUS UNDERLAYMENT CONCRETE CONCRETE MASONRY UNIT EARTH, COMPACTED FILL EARTH, UNDISTURBED GRAVEL FILL GROUT/SAND INSULATION, BATT INSULATION RIGID INSULATION, SPRAY FOAM ORIENTED STRAND BOARD PARTICLE BOARD PLYWOOD STEEL, OTHER METALS WOOD, BLOCKING OR SHIM WOOD, FINISHED WOOD, FRAMING WOOD, GLUE-LAMINATED EXISTING ELEMENT DEMOLISHED ELEMENT NEW ELEMENT PROJECT DATA: NEW SINGLE FAMILY RESIDENCE BUILDING INFORMATION DESCRIPTION EXISTING PROPOSED PARCEL NUMBER(s):APN: 4181-031-001 PROJECT ADDRESS(s):3232 HERMOSA AVE, HERMOSA BEACH, CA 90254 NO. OF STORIES:(2) STORIES TYPE OF CONSTRUCTION -TYPE V-B CODE CYCLE:2022 CALIFORNIA CODE OF REGULATIONS TITLE 24 OCCUPANT USE:R-3 AUTOMATIC FIRE SPRINKLER SYSTEM TYPE:NFPA-13D ARCHITECT LANEY LA, INC 725 CYPRESS AVE HERMOSA BEACH, CA 90254 (310) 870-7175 PROJECT ARCHITECT NAME@LANEY.LA SURVEY DENN ENGINEERS 3914 DEL AMO BLVD TORRANCE, CA 90503 (310) 542-9433 CONTACT: MARK CONRAD MCONRAD@DENN.COM LEGAL DESCRIPTION(s):SHAKESPEARE LOT 1 AND NW 10 FT OF LOT 2 BLK 103 ZONING:R-3 MULTIPLE FAMILY RESIDENTIAL LOT AREA (NET):3,400 SF 3,400 SF LOT COVERAGE:2,248 SF (66%)1,861 SF (55%) (2) STORIES R-3 - - CONVEX SLOPE DETERMINATION PENDING Page 196 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: G02 COPYRIGHT: GENERAL NOTES PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:05 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 EGRESS NOTES GENERAL CONSTRUCTIONGENERAL CONSTRUCTION CONT.PLANNING NOTES CODES DRAWINGS SUPPLEMENTARY DRAWINGS AND SPECIFICATIONS DIMENSIONS LIGHT AND VENTILATION FIRE SPRINKLER NOTES PLUMBING NOTES EROSION PROTECTION NOTES ENERGY NOTES MANHATTAN BEACH CITY NOTES BEST MANAGEMENT PRACTICES BUILDING AND SAFETYBUILDING AND SAFETY CONT.PUBLIC WORKSPUBLIC WORKS CONT. 1) CONSTRUCTION TIMES: CONTRACTOR SHALL CONFIRM HOURS FOR CONSTRUCTION ACTIVITY WITH LOCAL AGENCY AND ONLY OPERATE DURING APPROVED HOURS. NO CONSTRUCTION IS PERMITTED OUTSIDE OF THOSE HOURS. 2) CONSTRUCTION SIGNS: THE CONTRACTOR SHALL CONFIRM REQUIREMENTS FOR CONSTRUCTION SITE SIGNAGE WITH LOCAL AGENCY. THE CONTRACTOR SHALL PROVIDE AND MAINTAIN THE REQUIRED SIGNAGE AT THE PROJECT SITE AT ALL TIMES. 3) CONSTRUCTION FENCE: THE CONTRACTOR SHALL PROVIDE A CONSTRUCTION FENCE PER CBC 3303 AT THE PUBLIC RIGHT-OF-WAY FOR PEDESTRIAN PROTECTION IF ANY WORK IS TO BE PERFORMED ON ANY BUILDING OR STRUCTURE ADJACENT TO THE PUBLIC RIGHT-OF-WAY. 4) DEMOLITION: NO DEMOLITION SHALL COMMENCE WITHOUT A VALID DEMOLITION PERMIT. WORK COMMENCES WITHOUT A VALID PERMIT MAY BE SUBJECT TO A SPECIAL INVESTIGATION BEFORE A PERMIT MAY BE ISSUED. 5) GRADING PERMIT: A GRADING PERMIT IS REQUIRED WHEN GRADING OR EXCAVATION INVOLVES A CUT OR FILL DEPTH OF 3' OR MORE AND/OR 200 CUBIC YARDS. SUBMIT THE GRADING PLAN AND SOIL REPORT TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL. DUST SHALL BE CONTROLLED CONTINUOUSLY BY WATERING OR BY OTHER APPROVED MEANS OF EXCAVATING. CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION. 6) SHORING PERMIT: A SHORING PERMIT IS REQUIRED FOR ANY VERTICAL CUT OR FILL THAT IS EQUAL TO OR GREATER THAN 5' IN HEIGHT. ENGINEERED SHORING PLAN CALCULATIONS AND SOIL REPORTS MUST BE SUBMITTED TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL PER SECTION 3301.2 OF THE CBC. THE HOLDER OF A SHORING PERMIT SHALL NOTIFY IN WRITING ALL THE OWNERS OF ADJOINING PROPERTIES NOT LESS THAN 10 DAYS BEFORE SUCH EXCAVATION IS TO COMMENCE. AN OSHA PERMIT IS ALSO REQUIRED - A COPY OF WHICH SHALL BE SUBMITTED TO THE BUILDING DEVISION. SHORING CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION. 7) SANDBLASTING: THE SANDBLASTING MUST BE WET SANDBLASTING AND ALL THE PRECAUTIONARY MEASURES MUST BE TAKEN BY THE CONTRACTOR TO PROTECT THE LIFE AND PROPERTY OF NEIGHBORS, RESIDENTS, AND THE PUBLIC. ADJACENT PROPERTY OWNERS MUST BE NOTIFIED AT LEAST (2) DAYS PRIOR TO SANDBLASTING. 8) SITE DRAINAGE: PROVIDE ROOF GUTTERS AND DOWNSPOUTS OR CONCRETE PAVEMENT/SWALE ON THE GROUND TO DIVERT OR CARRY SURFACE WATER AWAY FROM THE BUILDING TO CATCH BASIN AND DRAIN PIPES THROUGH CURB TO THE STREET AND STORM DRAIN SYSTEM. 9) STAIRWAYS: THE WIDTH OF STAIRWAYS SHALL BE 36" MIN CLEAR TAKEN FROM THE FACE OF THE FINISH. GUARDRAILS OR HANDRAIL PICKETS SHALL HAVE A MAXIMUM 4" SPACING BETWEEN PICKETS. 10) GARAGE DOOR: GARAGE DOOR OPENING INCLUDING HARDWARE SHALL BE 7' MINIMUM AND 18' WIDE. GARAGE DOOR SPRINGS AND OPENERS SHALL BE STATE-APPROVED AND WITH MANUFACTURER'S LABEL. THE DOOR LEADING FROM THE GARAGE TO THE DWELLING UNIT SHALL BE A 20 MINUTE FIRE RATED, 1-3/8" SOLID WOOD, SELF-CLOSING, AND TIGHT FITTING DOOR. 11) NAILS: ONLY COMMON NAILS SHALL BE PERMITTED FOR THE REQUIRED NAILINGS ON VERTICAL AND HORIZONTAL DIAPHRAGMS SUCH AS SHEAR WALLS AND ROOF/FLOOR SHEATHINGS RESPECTIVELY. 12) REBAR WELDING: WELDING OF REBAR SHALL COMPLY WITH CBC, STANDARD 19-1. THE CONTRACTOR IS TO SUBMIT WELDING PROCEDURES AND QUALIFICATION OF DEPUTY/ SPECIAL INSPECTIONS IN ACCORDANCE WITH THE SPECIAL INSPECTION PROGRAM TO THE BUILDING DIVISION FOR APPROVAL PRIOR TO ANY WELDING WORK. 13) FUTURE UTILITIES: CONTRACTOR TO PROVIDE UNDERGROUND CONDUIT FOR FUTURE ELECTRICAL LINES AT THE FRONT PROPERTY LINES. CONTRACTOR TO COORDINATE WITH THE INSPECTOR FOR ADDITIONAL COMMENTS. 14) EXTERIOR WALL ASSEMBLIES: 1 - TWO LAYERS OF GRADE D OR 60-MINUTE GRADE D PAPER APPLIED OVER WOOD BASE SHEATHING. (CRC R703.7.3 & R703.2). 2 -A MINIMUM OF 0.019 INCH (No. 26 GALVANIZED SHEET PAGE) CORROSION-RESISTANT WEEP SCREED. (CRC R703.1.1 & R703.7.2.1). 3 - THE SCREED SHALL BE INSTALLED WITH THE WEEP OPENINGS LOCATED A MINIMUM 1 INCH BELOW THE FOUNDATION PLATE LINE AND 4 INCHES ABOVE THE FINISH GRADE OR 2 INCHES ABOVE PAVED AREAS. (CRC R703.1.1 & R703.7.2.1). 4- BEHIND SIDING PROVIDE MINIMUM OF ONE LAYER OF No. 15 ASPHALT FELT, FREE FROM HOLES AND BREAK COMPLYING WITH ASTM D 226 FOR TYPE 1 FELT SHALL BE APPLIED OVER WALLS. (CRC R703.2). 15) BUILDING PAPER & WEEP: BUILDING PAPER & WEEP SCREED SHALL BE PROVIDED AND DETAILED BEHIND ADHERED AND/OR ANCHORED STONE OR MASONRY VENEER, SIMILAR TO STUCCO WALL ASSEMBLIES. (CRC R703.8) 16) SLEEPERS OR SILLS: SLEEPERS OR SILL ON A CONCRETE OR MASONRY SLAB IN DIRECT CONTACT WITH EARTH UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER SHALL BE OF NATURALLY DURABLE OR PRESERVATIVE-TREATED WOOD. (R317.1 CRC) 17) VENEER: VENEER IS LIMITED TO LESS THAN 2 INCHES THICK AND LESS THAN 25 PSF INSTALLED SYSTEM WEIGHT. (CRC R703.3(1)) 18) OUTDOOR LIGHTING: PER 150.0 (k)3A OUTDOOR LIGHTING MUST EITHER HAVE PHOTOCELL AND MOTION SENSOR, OR PHOTO CONTROL AND AUTOMATIC TIME SWITCH CONTROL, ASTRONOMICAL TIME CLOCK, OR ENERGY MANAGEMENT CONTROL SYSTEM. SHOW ALL EXTERIOR LIGHTING ON THE PLANS. 19) WATER HEATER: REGARDLESS OF PROPOSED WATER HEATING SYSTEM, SHALL HAVE: (BEES 150.0 (N)1A0D) a. A 120V electrical receptacle that is within 3 feet from the water heater. b. A Category III or IV vent, or a Type B vent with straight pipe. c. Condensate drain that is no more than 2 inches higher than the finish surface below. d. A gas supply line with available capacity for not less than a 200,000 BTU/hr system. 3. All Plumbing fixtures and fittings shall comply with the following maximum flowrates: (CGBSC 4.303.1) a. Water Closets 1.28 gallons/flush b. Showerheads – single 1.8 gpm @ 80 psi c. Showerheads – multiple 1.8 gpm @ 80 psi combined d. Lavatory faucets 1.2 gpm @ 60 psi e. Kitchen faucets 1.5 gpm @ 60 psi 20) EXHAUST VENTILATION: PROVIDE LOCAL EXHAUST VENTILATION FOR EACH KITCHEN OR SIMILAR COOKING area with: (CMC 504.2 and ASHRAE 62.2) (BEES 150.0(o) a. Minimum exhaust rate of 100 cfm; b. Maximum sound rating of 3 sones @100 cfm; and, c. Venting directly to the building exterior. 21) SHOWERS & TUB-SHOWER: SHOWER AND TUB-SHOWER COMBINATION VALVES SHALL BE EQUIPPED WITH A MEANS TO LIMIT THE MAXIMUM SETTING OF THE VALVE TO 120 DEGREES F. [CPC 408.3] 22) CLOTHES DRYER: WHEN A DOMESTIC CLOTHES DRYER IS LOCATED IN A CLOSET, A MINIMUM OPENING OF 100 SQUARE INCHES FOR MAKEUP AIR SHALL BE PROVIDED IN THE DOOR. [CMC 504.4.1] 1) TYPE OF CONSTRUCTION: ALL PERSONS WORKING ON THE SITE SHOULD OBTAIN, READ, AND UNDERSTAND THE BEST MANAGEMENT PRACTICES PAMPHLET FOR THE TYPE(S) OF CONSTRUCTION BEING DONE. 2) SITE WASH-OFF: STOCKPILES OF SOILS, DEMOLITION DEBRIS, CEMENT, SAND, TOPSOIL, ETC., MUST BE COVERED WITH WATERPROOF MATERIALS OR BERMED TO PREVENT BEING WASHED OFF-SITE. 3) LIQUID MATERIALS: FUELS, OILS, PAINTS, SOLVENTS, AND OTHER LIQUID MATERIALS MUST NOT BE WASHED INTO THE STREET. 4) CONCRETE WASTE: WASTE CONCRETE MUST NOT BE WASHED INTO STREETS, STORM DRAIN CATCH BASINS, OR PUBLIC RIGHT-OF-WAY. ALL DUST AND SLURRY FROM CONCRETE CUTTING MUST BE REMOVED USING WET-DRY VACUUM OR EQUIVALENT. 5) SOLID WASTE: TRASH AND OTHER CONSTRUCTION SOLID WASTE MUST BE PLACED IN A COVERED TRASH RECEPTACLE. 6) ERODED SOIL: ERODED SOIL FROM DISTURBED SLOPED MUST BE CONTAINED USING BERMS, SILT FENCES, SETTING BASINS, OR GOOD EROSION MANAGEMENT PRACTICES SUCH AS RESEEDING. 7) WASH WATER: WASH WATER FROM CLEANING CONSTRUCTION VEHICLES AND EQUIPMENT MUST BE KEPT ON-SITE WITHIN A CONTAINMENT AREA. 8) CONCRETE DRIVEWAY: CONSTRUCT NEW COMMERCIAL CONCRETE DRIVEWAY TYPE WHERE NOTED ON THE SITE PLAN. NEW CONCRETE SHALL BE CLASS 520-C-2500. 9) PREFABRICATED BEAMS: SUBMIT A CERTIFICATE OF PREFABRICATED BEAMS TO BUILDING INSPECTOR PRIOR TO INSTALLATION OF SUCH BEAM. 1) BASEMENT AND BEDROOMS SHALL HAVE A LEAST ONE EXTERIOR EMERGENCY ESCAPE AND RESCUE OPENING MEETING ALL OF THE FOLLOWING: 1. A MINIMUM NET CLEAR OPENING OF 5.7 SQUARE FEET. 2. A MINIMUM NET CLEAR OPENING HEIGHT OF 24 INCHES. 3. A MINIMUM NET CLEAR OPENING WIDTH OF 20 INCHES. 4. THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44" INCHES MEASURED FROM THE FLOOR PER SECTION R310.1 AND R310.2. 2) EMERGENCY ESCAPE AND RESCUE OPENING WITH A FINISHED SILL HEIGHT BELOW THE ADJACENT GROUND LEVEL SHALL BE PROVIDED WITH A WINDOW WELL MEETING THE FOLLOWING: HORIZONTAL SREA SHALL BE AT 9 SQUARE FEET, MINIMUM DIMENSION OF 36 INCHES AND WITH AN APPROVED PERMANENT LADDER WHEN THE WELL HAS A VERTICAL DEPTH OF MORE THAN 44 INCHES PER SECTION R310.2.3. 3) A MINIMUM 36" CLEAR EGRESS COURT WIFHT SHALL BE PROVIDED FOR R3 AND U OCCUPANCIES. THE CLEAR EGRESS COURT WIDHT SHALL BE MEASURED FROM THE FINISHED EXTERIOR SURFACE OF THE EXTERIOR BUILDING WALL TO THE FINISHED SURFACE OF ANY ADJACENT RETAINING WALL/PERMANENT SHORING/PROPERTY LINE WALL OR FENCE, AND SHALL BE UNOBSTRUCTED TO A HEIGHT OF 7FEET. [CBC 1028.4.1, CBC 202] 4) THE WINDOW WELL SHALL BE DESIGNED FOR PROPER DRAINAGE BY CONNECTING TO THE BUILDING'S FOUNDATION DRAINAGE SYSTEM OR BY AN APPROVED ALTERNATE METHOD PER SECTION R310.2.3.2. 1) CONSTRUCTION DOCUMENTS: THE CONTRACTOR SHALL BE RESPONSIBLE FOR READING AND COMPLYING WILL ALL NOTES INCLUDED IN THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL BRING ANY AND ALL DISCREPANCIES OR CONFLICTS TO THE ATTENTION OF THE ARCHITECT PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL THOROUGHLY REVIEW THE CONSTRUCTION DRAWINGS, SPECIFICATIONS, ADDENDUMS, AND ANY REVISIONS ISSUED AND SHALL REPORT ANY ERRORS AND OMISSIONS TO THE ARCHITECT IMMEDIATELY IN WRITING. DO NOT VARY OR MODIFY THE WORK SHOWN EXCEPT UPON WRITTEN INSTRUCTIONS OF THE ARCHITECT. THE CONTRACTOR SHALL BE GOVERNED BY ALL CONDITIONS AS INDICATED IN THE CONSTRUCTION DRAWINGS, SPECIFICATIONS, AND ADDENDUMS. 2) MEANS AND METHODS; THE CONSTRUCTION DRAWINGS AND SPECIFICATIONS ARE REPRESENTATIONAL OF THE FINISHED STRUCTURE AND DO NOT INDICATE THE MEANS + METHODS OF CONSTRUCTION, TECHNIQUES, SEQUENCING, OR PROCEDURES REQUIRED FOR CONSTRUCTION. 3) SITE SAFETY: THE CONTRACTOR SHALL BE RESPONSIBLE FOR SAFETY IN THE AREA OF WORK IN ACCORDANCE WITH ALL APPLICABLE SAFETY CODES IN ORDER TO PROTECT ALL PERSONS INVOLVED WITH THE WORK OR VISIT THE SITE DURING THE CONSTRUCTION PERIOD. ALL EXIT DOORS, EXIT ACCESS, AND COORIDORS SHALL REMAIN UNOBSTRUCTED AT ALL TIMES. MATERIALS SHALL NOT BE STORED OR STOCKPILED IN A MATTER THAT BLOCKS EGRESS OR CREATES AN UNSAFE CONDITION. THE CONTRACTOR SHALL INDEMNIFY AND HOLD THE ARCHITECT HARMLESS FOR INJURY OR DEATH TO PERSONS OR FOR DAMAGE TO PROPERTY CAUSED BY NEGLIGENCE OF THE CONTRACTOR, THEIR AGENT, EMPLOYEES, OR SUBCONTRACTORS. 4) APPROVED DRAWING SET: THE CONTRACTOR SHALL KEEP AND MAINTAIN THE JURISDICTION-APPROVED RECORD SET OF DRAWINGS AT THE JOB SITE AT ALL TIMES. THE CONTRACTOR SHALL KEEP THE SET CURRENT WITH ANY APPROVED REVISIONS OR ADDENDA. 5) MINIMUM STANDARDS OF WORK: IF ANY CONFLICT EXISTS IN QUALITY OF WORK OR CODE REQUIREMENTS, THE HIGHER QUALITY AND MORE RESTRICTIVE SHALL APPLY. 6) NOT IN SCOPE: WORK INDICATED ON THE DRAWINGS OR IN THE SPECIFICATIONS AS N.I.C. OR BY SEPARATE CONTRACTORS, IS NOT INCLUDED WITHIN THE CONTRACT OR CONSTRUCTION DOCUMENTS FOR THE PROJECT. CONTRACTOR SHALL COOPERATE FULLY WITH ALL SEPARATE CONTRACTORS CONTRACTED WITH THE OWNER. 7) CODE COMPLIANCE: THE WORK SHALL BE COMPLIANT WITH ALL APPLICABLE CODE, ORDINANCES, AND REGULATIONS LISTED IN THE CONSTRUCTION DOCUMENTS AND AS REQUIRED BY THE LOCAL AUTHORITY HAVING JURISDICTION. 8) OSHA COMPLIANCE: WORK SHALL COMPLY WITH PERTINENT HEALTH AND SAFETY REGULATIONS FOR REQUIRED METHODS TO PROTECT ALL PERSONS INVOLVED WITH THE WORK OR VISITING THE SITE DURING THE CONSTRUCTION PERIOD. 9) SITE MEASUREMENTS: THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS IN THE FIELD PRIOR TO STARTING ANY WORK. THE CONTRACTOR SHALL REPORT ANY DISCREPANCIES BETWEEN FIELD CONDITIONS AND THE DRAWINGS TO THE ARCHITECT PRIOR TO CONTINUING WORK. 11) DETAILS: DETAILS PROVIDED WITHIN THE CONSTRUCTION DOCUMENTS ARE INTENDED TO SHOW THE INTENT OF THE DESIGN. MINOR MODIFICATIONS MAY BE REQUIRED PER FIELD CONDITIONS. THE CONTRACTOR TO NOTIFY THE ARCHITECT OF SUCH REVISIONS. 12) SUBSTITUTIONS: NO SUBSTITUTIONS ARE ALLOWED UNLESS SPECIFICATIONS ARE SUBMITTED TO AND APPROVED BY THE OWNER AND ARCHITECT. 13) CONTRACT DEVIATIONS: ANY VALUE ENGINEERING OR SUBSTITUTION OF REQUIREMENTS NOTED IN THE CONTRACT DOCUMENTS TAKEN WITHOUT WRITTEN CONSENT FROM THE ARCHITECT, SHALL RELEASE THE ARCHITECT FROM ANY AND ALL LIABILITY FOR THAT PORTION OF THE PROJECT. 14) COORDINATION WITH CONTRACTORS/CONSULTANTS: THE CONTRACTOR SHALL COORDINATE THEIR WORK WILL ALL OTHER TRADES, CONSULTANTS, AND SUB- CONTRACTORS WORKING ON THE PROJECT WHETHER UNDER CONTRACT OF THE CONTRACTOR OR OWNER. 16) SITE ACCESS: THE CONTRACTOR SHALL GIVE THE CLIENT, ARCHITECT, CONSULTANTS, AND INSPECTORS ACCESS TO THE JOB SITE DURING NORMAL BUSINESS HOURS FOR THE DURATION OF CONSTRUCTION. 17) SITE OBSERVATION: ANY SITE OBSERVATION BY THE ARCHITECT DURING CONSTRUCTION IS FOR THE SOLE PURPOSE OF REVIEWING THE WORK FOR COMPLIANCE WITH THE CONTRACT DOCUMENTS. THE ARCHITECT IS NOT RESPONSIBLE FOR THE INSPECTION OF PROTECTIVE MEASURES OR THE CONSTRUCTION PROCEDURES OR FOR GUARANTEEING THE CONTRACTOR'S WORK. 18) DAMAGES: EACH CONTRACTOR/SUBCONTRACTOR IS RESPONSIBLE FOR PROTECTING ALL WORK/AREAS ADJACENT TO THE CONSTRUCTION SITE AND IS LIABLE FOR ANY DAMAGE TO WORK/AREAS CAUSED BY THE MOVEMENT OF MATERIALS, EQUIPMENT, OR DUST. ALL DAMAGE INCURRED SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. 19) SITE EGRESS: ALL EXIT DOORS, EXIT ACCESS, AND CORRIDORS SHALL REMAIN UNOBSTRUCTED AT ALL TIMES. MATERIALS SHALL NOT BE STORED OR STOCKPILED IN A MANNER THAT BLOCKS EGRESS OR CREATES AN UNSAFE CONDITION. 20) SITE CLEANLINESS: THE CONTRACTOR SHALL MAINTAIN A CLEAN JOB SITE FREE OF TRASH AND DEBRIS. WORK AREAS SHALL BE MAINTAINED IN BROOM-CLEAN CONDITIONS AT THE END OF EACH WORK DAY/SHIFT. 21) STORING + DISPOSING OF MATERIALS: ALL CONSTRUCTION WORK INCLUDING MATERIALS OF CONSTRUCTION AND PROCEDURES FOR STORING, DISPOSING OF, AND INSTALLING MATERIALS SHALL CONFORM TO THE LATEST ADOPTED CODES OF THE LOCAL AUTHORITY HAVING JURISDICTION. 22) ROUGH UTILITIES: CONTRACTOR SHALL FURNISH AND INSTALL ROUGH PLUMBING AND ELECTRICAL AND FINAL HOOK-UP FOR ALL SPECIFIED FIXTURES, APPLIANCES, AND EQUIPMENT. 23) ACCESS PANELS: CONTRACTOR SHALL INCLUDE IN THE BASE BID ALL ACCESS PANELS REQUIRED IN CEILINGS, WALLS, OR FLOORS FOR ACCESS TO ALL EQUIPMENT AS REQUIRED PER APPLICABLE CODE. 24) EQUIPMENT STANDARDS: ALL ELECTRICAL, MECHANICAL, AND PLUMPING FIXTURES/EQUIPMENT SHOULD BE LISTED AND LABELED BY AN APPROVED TESTING AGENCY. 25) SUBMITTALS: THE CONTRACTOR SHALL SUBMIT TO THE ARCHITECT SUBMITTALS FOR REVIEW DURING CONSTRUCTION PRIOR TO THE COMMENCEMENT OF SPECIFIC WORK. SUBMITTALS INCLUDE MATERIAL DATA SHEETS, PHYSICAL SAMPLES, AND SHOP DRAWINGS AND SHALL BE SUPPLIED TO THE ARCHITECT AS REQUESTED. 26) BLOCKING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ALL BLOCKING, BUCKOUTS, BACKING, AND JACKS AS REQUIRED FOR THE INSTALLATION OF ALL WALL AND CEILING MOUNTED ITEMS. COORDINATE WITH THE ARCHITECT AND/OR OWNER FOR THE LOCATION OF ALL MOUNTED ITEMS WITH THE ARCHITECT. 27) LATERAL MOVEMENT: ALL CONSTRUCTION SHALL BE STABILIZED AGAINST LATERAL MOVEMENT IN ACCORDANCE WITH REQUIREMENTS OF THE LATEST ADOPTED EDITION OF THE IBC IN THE LOCAL JURISDICTION AND IN STRICT ACCORDANCE WITH THE STRUCTURAL DETAILS OF THIS SET OF DRAWING. 28) WORK QUALITY: ALL WORK SHALL BE INSTALLED TRUE, PLUM, SQUARE, LEVEL, AND IN PROPER ALIGNMENT. 29) OFFSET STUDS: OFFSET STUDS WHERE REQUIRED SO THAT THE FINISH WALL SURFACES WILL BE FLUSH. 30) SEPARATE PERMITS: MECHANICAL, ELECTRICAL, PLUMBING, VERTICAL TRANSPORTATION, AND FIRE SPRINKLER WORK SHALL BE CONDUCTED UNDER A SEPARATE PERMIT AND SHALL NOT BE A PART OF THIS CONTRACT. 31) MANUFACTURER SPECIFICATIONS: THE CONTRACTOR AND/OR SUBCONTRACTOR IS TO INSTALL ALL FIXTURES, EQUIPMENT, AND MATERIALS PER MANUFACTURER'S SPECIFICATIONS. 32) GUARANTEE: THE CONTRACTOR SHALL GUARANTEE ALL WORK AGAINST FAULT OF ANY MATERIAL OR WORKMANSHIP FOR ONE YEAR AFTER COMPLETION AND ACCEPTANCE. FAULTY WORK SHALL BE REPLACED OR REPAIRED AS REQUIRED AT THE CONTRACTOR'S EXPENSE. 1) ALL WORK SHALL BE IN COMPLIANCE WITH ALL APPLICABLE CODES AS PRESCRIBED BY THE GOVERNING JURISDICTION WHERE THE PROJECT IS LOCATED. THE ENERGY CODE AND MECHANICAL CODE SHALL ALSO BE IN ACCORDANCE WITH THE CODES AS PRESCRIBED BY THE GOVERNING JURISDICTION. IN CASE OF CONFLICT WHERE METHODS OR STANDARDS OF INSTALLATION OR MATERIALS SPECIFIED DO NOT EQUAL OR EXCEED THE REQUIREMENTS OF THE LAWS OR ORDINANCES, THE ORDINANCES SHALL GOVERN. NOTIFY THE ARCHITECT OF ANY CONFLICT. 2) IT IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR AND EACH AND EVERY SUBTRADE/SUBCONTRACTOR TO ENSURE EVERY ASPECT OF THIS WORK IS IN COMPLIANCE WITH THE PREVAILING CODES. NOTIFY THE ARCHITECT OF ANY CONFLICT. 3) ALL CONSTRUCTION WORK INCLUDING THE MATERIALS OF CONSTRUCTION AND PROCEDURES FOR STORING, DISPOSING OF, AND INSTALLING MATERIALS SHALL CONFIRM TO THE LATEST ADOPTED CODES OF THE LOCAL AUTHORITY HAVING JURISDICTION. 1) THESE DRAWINGS ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT. AUTHORIZED REPRODUCTION MUST BEAR THE NAME OF THE FIRM. 2) IN CASE OF DISCREPANCY OR AMBIGUITY, CONTACT THE ARCHITECT FOR CLARIFICATION PRIOR TO PROCEEDING WITH ANY WORK. 3) DRAWINGS INDICATE THE INTENT OF GENERAL AND TYPICAL DETAILS OF CONSTRUCTION. WHERE CONDITIONS ARE NOT SPECIFICALLY INDICATED BUT ARE OF SIMILAR CHARACTER TO DETAILS SHOWN, SIMILAR DETAILS OF CONSTRUCTION SHALL BE USED ONLY SUBJECT TO REVIEW AND APPROVAL BY THE ARCHITECT. 4) THE CONTRACTOR SHALL FURNISH SHOP DRAWINGS FOR THE ARCHITECT'S APPROVAL PRIOR TO THE MANUFACTURE OF ANY CABINET WORK, MILLWORK, AND ANY OTHER SPECIAL ITEMS REQUIRING CUSTOM SHOP FABRICATED WORK. 5) DRAWINGS INCLUDE ABBREVIATIONS THAT ARE COMMON USE. THE LIST OF ABBREVIATIONS PROVIDED IS NOT INTENDED TO BE COMPLETE OR REPRESENTATIVE OF CONDITIONS OR MATERIALS SPECIFICALLY USED ON THE PROJECT. THE ARCHITECT WILL DEFINE THE INTENT OF ANY DEFINITION OR TERM IN QUESTION. 6) WORK INDICATED ON THE DRAWINGS OR IN THE SPECIFICATIONS AS NIC OR BY SEPARATE CONTRACTORS, IS NOT INCLUDED WITH THE CONTRACT OR CONSTRUCTION DOCUMENTS FOR THE PROJECT. THE CONTRACTOR SHALL COOPERATE FULLY WITH ALL SEPARATE CONTRACTORS CONTRACTED WITH THE OWNER. 1) STRUCTURAL, MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE PROTECTION DRAWINGS ARE SUPPLEMENTARY OF THESE DRAWINGS. THE CONTRACTOR SHALL COORDINATE THE WORK OF EACH CONSULATING ENGINEER WITH THESE DRAWINGS OR SPECIFICATIONS AND SHALL NOTIFY THE ARCHITECT OF ALL DISCREPANCIES WITH A WRITTEN REQUEST FOR CLARIFICATION. ANY WORK INSTALLED IN CONFLICT WITH THESE CONTRACT DOCUMENTS SHALL BE CORRECTED SOLELY AT THE EXPENSE OF THE CONTRACTOR. 2) THE CONTRACTOR SHALL SUBMIT TO THE ARCHITECT SUBMITTALS FOR REVIEW DURING CONSTRUCTION PRIOR TO THE COMMENCEMENT OF SPECIFIC WORK. SUBMITTALS INCLUDE BUT ARE NOT LIMITED TO, MATERIAL DATA SHEETS, PHYSICAL SAMPLES, AND SHOP DRAWINGS AND SHALL BE SUPPLIED TO THE ARCHITECT AS REQUESTED. 3) NO SUBSITUTIONS ARE ALLOWED UNLESS PROPERLY SUBMITTED THROUGH A CHANGE ORDER AND APPROVED BY THE OWNER AND ARCHITECT. 4) ANY VALUE ENGINEERING OR SUBSTITUTE OF REQUIREMENTS, NOTED IN THE CONTRACT DOCUMENTS, TAKEN WITHOUT WRITTEN CONSENT FROM THE ARCHITECT, SHALL RELEASE THE ARCHITECT FROM ANY AND ALL LIABILITY FOR THAT PORTION OF THE PROJECT. 1) DO NOT SCALE THESE DRAWINGS. ALL INFORMATION SHOWN ON THE DRAWINGS RELATIVE TO EXISTING CONDITIONS IS GIVEN AS THE BEST PRESENT KNOWLEDGE BUT WITHOUT GUARANTEE OF ACCURACY. THE CONTRACTOR SHALL FIELD VERIFY EXISTING CONDITIONS AND DIMENSIONS AND SHALL NOTIFY THE ARCHITECT IMMEDIATELY IN WRITING OF ANY DISCREPANCIES OR CONDITIONS ADVERSELY AFFECTING THE DESIGN PRIOR TO PROCEEDING WITH THE ITEM OF WORK AFFECTED. 2) ALL DIMENSIONS ARE TO THE FACE OF STUD (F.O.S.) UNLESS NOTED OTHERWISE. CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DIMENSIONAL CONFLICTS WITHIN THE CONTRACT DOCUMENTS. 3) THE CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY CONFLICTING DIMENSIONS BETWEEN ARCHITECTURAL + ENGINEERING DRAWINGS. THE DRAWINGS SHALL NOT BE SCALED. 1) SINGLE FAMILY RESIDENCE AND ACCESSORY DWELLING UNITS SHALL EACH HAVE A WHOLE BUILDING VENTILATION SYSTEM USING THE CENTRAL HVAC SYSTEM OR DEDICATED EXHAUST FAN - PER SECTION 150.0(O). THE DEDICATED VENTILATION AIR DUCT SHALL CONNECT TO THE RETURN PLENUM OF THE AIR HANDLER AND THE DWELLING EXTERIOR. CERTIFICATE OF VERIFICATION (CF3R) SHALL BE COMPLETED, REGISTERED, AND SIGNED/CERTIFIED BY THE HERS RATER. THE REGISTERED CF3R FORM SHALL BE MADE AVAILABLE TO THE BUILDING DEPARTMENT AND BUILDER. B) PER CRC R303.1-1: A MECHANICAL VENTILATION SYSTEM CAPABLE OF PRODUCING .35 AIR CHANGES PER HOUR IN THE HABITABLE ROOMS SHALL BE INSTALLED IN ACCORDANCE WITH THE CALIFORNIA MECHANICAL CODE. 1) AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN THE DWELLING AND OTHER AREAS AS REQUIRED BY THE FIRE CODE OFFICIAL. 2) AUTOMATIC RESIDENTIAL FIRE SPRINKLERS SHALL COMPLY WITH THE MANHATTAN BEACH FIRE DEPARTMENT MINIMUM REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER SYSTEMS. 3) FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN CHECK AND PERMIT [R313 CRC, 903.2.8.2 CFC AS AMENDED BY MBMC 3.16.020] 4) ANY EXISTING FIRE SPRINKLER OR FIRE ALARM SYSTEM MUST BE SUBMITTED FOR SEPARATE PLAN REVIEW. 5) THE FIRE SPRINKLER SHALL BE UNDER A SEPARATE PLAN CHECK PERMIT. ANY CHANGE TO EXISTING FIRE SPRINKLERS OR FIRE ALARM SYSTEMS MUST BE SUBMITTED FOR A SEPARATE PLAN REVIEW. [FIRE PREVENTION BUREA MANHATTAN BEACH FIRE DEPARTMENT] 6) HORN/STROBE ALARM DEVICES SHALL BE PLACED ON THE ADDRESS SIDE OF THE BUILDING UNLESS OTHERWISE SPECIFIED BY FIRE DEPARTMENT PERSONNEL. ALL PLUMBING FIXTURES AND FITTINGS SHALL COMPLY WITH THE FOLLOWING MAXIMUM FLOW RATES (CGBSC 4.303.1) 1. WATER CLOSETS 1.28 GALLONS/FLUSH 2. SHOWERHEADS-SINGLE 1.8 GPM @ 80 PSI 3. SHOWERHEADS-MULTI 1.8 GPM @ 80 PSI COMB. 4. LAVATORY FAUCETS 1.2 GPM @ 60 PSI 5. KITCHEN FAUCETS 1.5 GPM @ 60 PSI 1) APPROVED EROSION PROTECTION DEVICES SHALL BE PROVIDED AND MAINTAINED FOR CONSTRUCTION DURING THE RAINY SEASON BETWEEN NOVEMBER 1ST AND APRIL 15TH AND SHALL BE PLACED AT THE END OF EACH DAY'S WORK. 1) CERTIFICATE OF INSTALLATION (CF2R-ENV, CF2R-LTG, AND CFR2-MECH) SHALL BE COMPLETED BY THE APPLICABLE CONTRACTORS INSTALLING ENERGY FEATURES. WHEN COMPLIANCE REQUIRES HER FIELD VERFICATION OR TESTING, ALL CF2R FORMS SHALL BE SUBMITTED ELECTRONICALLY TO AN APPROVED HERS PROVIDER DATA REGISTR. THE CF2R FORMS SHALL BE POSTED AT THE JOB SITE IN A CONSPICUOUS LOCATION. 1) SEPARATE PERMITS: SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS, SOLAR PANELS, DEMOLITION, AND SEWER CAP OF EXISTING BUILDINGS. 2) VERTICAL PROJECTIONS IN SETBACKS: FENCE, WALL, AND HANDRAIL HEIGHTS AS MEASURED FROM THE LOWEST FINISHED GRADE ADJACENT TO EACH SECTION OF THESE STRUCTURES, MAY BE A MAXIMUM OF 42" IN THE FRONT YARD SETBACK, AND 72" AT ALL OTHER LOCATIONS ON SITE UNLESS LOCATED IN A LINE-OF-SIGHT OR DRIVEWAY VISIBILITY AREA. CONTRACTOR TO CONFIRM HEIGHT LIMITATIONS WITH THE LOCAL PLANNING DEPARTMENT 3) ADDRESS NUMBERS: BUILDING ADDRESS NUMBERS SHALL CONTRACT WITH THEIR BACKGROUND AND BE 4" MINIMUM HIGH WITH A MINIMUM STROKE WIDTH OF 0.5" PER CBC R319.9. 4) ON-SITE PARKING: PARKING IS NOT PERMITTED IN REQUIRED YARDS OR OPEN SPACE EXCEPT FOR A 20' WIDE FRONT YARD DRIVEWAY. 5) FUTURE SOLAR WATER HEATING: A "CAPPED TEE" FITTING MUST BE INSTALLED OVER THE COLD WATER SUPPLY LINE ABOVE THE WATER HEATER FOR FUTURE SOLAR WATER HEATING. PIT RELIEF VALVE SHALL TERMINATE OUTSIDE THE BUILDING. 6) UNDERGROUND CONDUIT: ROUTE UNDERGROUND CONDUIT TO POWER POLE PER PUBLIC WORKS STANDARD DETAILS. STUB OUT FOR PROPERTY LINE FOR FUTURE UNDER-GROUNDING OF UTILITIES WHEN APPLICABLE. 7) MECHANICAL EQUIPMENT SCREENING: PROVIDE VISUAL SCREENING FOR PROPOSED MECHANICAL EQUIPMENT AND UTILITY METERS. TOP NEED NOT BE SCREENED IF LOCATED ON THE INTERIOR SIDE OF THE DWELLING. 8) METER CLEARANCE: GAS AND ELECTRIC METERS MUST CLEAR PROPERTY LINES BY 3'-0" AND 6'-0" HEIGHT X 2'- 6" WIDTH. (COORDINATE WITH UTILITY COMPANY) 9) CESSPOOL LOCATIONS: IF THERE IS AN EXISTING CESSPOOL ON SITE, IT MUST BE LOCATED BY CITY PERSONNEL BEFORE DEMOLITION OR BUILDING PERMITS CAN BE ISSUED. THE CONTRACTOR IS TO VERIFY THE EXISTENCE OF THE CESSPOOL WITH THE LOCAL AUTHORITY HAVING JURISDICTION PRIOR TO PROCEEDING WITH DEMOLITION OR CONSTRUCTION ACTIVITIES. 1) REFUSE STORAGE: RESIDENTIAL PROPERTIES MUST PROVIDE AN ENCLOSED STORAGE AREA FOR REFUSE CONTAINERS. THESE AREAS MUST BE CONSTRUCTED TO MEET THE REQUIREMENTS OF MBMC 5.24.030. THE AREA MUST BE SHOWN IN DETAIL ON THE PLANS BEFORE A PERMIT IS ISSUED. 2) DRIVEWAY HEIGHT: THE BACK OF THE DRIVEWAY APPROACH MUST BE 6" HIGHER THAN THE FLOW LINE ON THE STREET PER MBMC 9.76.030. 3) PUBLIC WAY IMPROVEMENTS: SIDEWALK, DRIVEWAY, CURB, AND GUTTER REPAIRS OR REPLACEMENT MUST BE COMPLETED PER PUBLIC WORKS SPECIFICATIONS. IN THE CASE WHERE THE GARAGE LEVEL IS BELOW THE STREET DRAINAGE FLOW LINES, THE COMBINED SLOPE OF THE PUBLIC AND PRIVATE APPROACH SHALL NOT EXCEED 15%. IT SHALL BE THE DUTY OF EVERY PERSON CUTTING OR MAKING AN EXCAVATION ACROSS ANY PUBLIC STREET, ALLEY, OR SIDEWALK, TO MAINTAIN ADEQUATE CROSSINGS FOR VEHICLES AND FOR PEDESTRIANS. (MBMC 17.16.100) 4) PROPERTY ADDRESS: THE PROPERTY ADDRESS(S) MUST BE PERMANENTLY AFFIXED TO THE BUILDING IN ACCORDANCE WITH MCBF 505.1 PRIOR TO THE FINAL FIRE INSPECTION. [MBMC 3.16.29]. 5) EXHAUST FAN: NO EXHAUST FANS OR VENTS SHALL SERVE MORE THAN ONE (1) DWELLING UNIT. 6) WATER PIPES: ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SOUND-DEADENING MATERIALS TO PREVENT THE TRANSFER OF NOISE. 7) PIPE NOISE: ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQ. SOUND-DEADENING MATERIALS TO PREVENT THE TRANSFER OF NOISE. 8) PLUMBING LOCATION: NO PLUMBING VENTS OR SIMILAR EQUIPMENT SHALL BE PLACED BACK TO BACK BETWEEN SEPARATE DWELLING UNITS. 23) LAUNDRY VENTILATION: LAUNDRY VENTILATION EXHAUST SHALL TERMINATE AT LEAST 3 FEET FROM THE PROPERTY LINE AND 3 FEET FROM OPENINGS INTO ANY BUILDINGS. [CMC 504.5] 24) CLOTHES DRYER DUCT: A DOMESTIC CLOTHES DRYER DUCT SHALL BE OF METAL AND A MINIMUM OF 4 INCHES IN DIAMETER. THE EXHAUST DUCT SHALL NOT EXCEED A TOTAL COMBINED HORIZONTAL AND VERTICAL LENGTH OF 14 FEET. INCLUDING TWO 90 DEGREES ELBOWS. TWO FEET SHALL BE DEDUCTED FOR EACH 90-DEGREE ELBOW IN EXCESS OF TWO. [CMC 504.4.2.1] 1) ALL LANDSCAPE IRRIGATION BACKFLOW DEVICES MUST MEET CURRENT CITY REQUIREMENTS FOR PROPER INSTALLATION. 2) NO DISCHARGE OF CONSTRUCTION WASTEWATER, BUILDING MATERIALS, DEBRIS, OR SEDIMENT FROM THE SITE IS PERMITTED. NO REFUSE OF ANY KIND GENERATED ON A CONSTRUCTION SITE MAY BE DEPOSITED IN RESIDENTIAL, COMMERCIAL, OR PUBLIC REFUSE CONTAINERS AT ANY TIME. THE UTILIZATION OF WEEKLY REFUSE COLLECTION SERVICE BY THE CITY'S HAULER FOR ANY REFUSE GENERATED AT THE CONSTRUCTION SITE IS STRICTLY PROHIBITED. FULL DOCUMENTATION OF ALL MATERIALS/TRASH LANDFILLED AND RECYCLED MUST BE SUBMITTED TO THE PERMITS DEVISION IN COMPLIANCE OF THE CITY'S CONSTRUCTION AND DEMOLITION RECYCLING ORDINANCE. 3) EROSION AND SEDIMENT CONTROL DEVICES BMP'S (BEST MANAGEMENT PRACTICES) MUST BE IMPLEMENTED AROUND THE CONSTRUCTION SITE TO PREVENT DISCHARGES TO THE STREET AND ADJACENT PROPERTIES. BMP'S MUST BE IDENTIFIED AND SHOWN ON THE PLAN. CONTROL MEASURES MUST ALSO BE TAKEN TO PREVENT STREET SURFACE WATER ENTERING THE SITE. 4) ALL STORM WATER, NUISANCE WATER FROM THE ROOF AND SIDE YARDS AND PATIOS MUST DISCHARGE ONTO 5TH STREET/PACIFIC PLACE THROUGH THE DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS - PER C.R.C. SECTION R401.3. 5) ALL CONCENTRATED RUNOFF WATER FROM THE ROOF AND SIDE YARDS AND PATIOS MUST DISCHARGE ONTO 5TH STREET/PACIFIC PLACE THROUGH THE DRAIN LINES AND MUST BE SHOWN ON THE PLANS WITH ALL REQUIRED OUTLET FLOW LINE ELEVATIONS AT THE DISCHARGE POINT. 6) IMPERVIOUS SURFACE SHALL BE SLOPED AWAY FROM THE BUILDING AT 2% MINIMUM SLOPE FOR A MINIMUM DISTANCE OF 10 FEET; LOT SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS – PER C.R.C. SECTION R401.3. 7) SIDEWALK, DRIVEWAY, CURB, AND GUTTER CONSTRUCTION, REPAIRS OR REPLACEMENT MUST BE COMPLETED PER PUBLIC WORKS SPECIFICATIONS. SEE CITY STANDARD PLANS ST-1, ST-2, ST-3 AND ST-10. THE PLANS MUST HAVE A PROFILE OF THE DRIVEWAY, PERCENTAGE (%) OF SLOPE ON DRIVEWAY, AND DRIVEWAY ELEVATIONS FOR EACH SIDE AND THE MIDDLE. IN THE CASE WHERE THE GARAGE LEVEL IS BELOW THE STREET DRAINAGE FLOW LINES, THE COMBINED SLOPE OF PUBLIC AND PRIVATE APPROACH SHALL NOT EXCEED 15% (CITY RECOMMENDS THAT GARAGE FINISH FLOOR ELEVATION PER DESIGN PLANS BE HIGHER THAN EXISTING STREET GRADES, IN ORDER TO MINIMIZE POSSIBILITY OF ANY FUTURE FLOODING IN THE GARAGE). CITY PLANS/SURVEY MUST SHOW ELEVATIONS FOR EACH ADJOINING PROPERTY. NO DEVIATIONS IN ELEVATIONS BETWEEN PROPERTIES SHALL EXCEED MORE THAN ¼”. 8) DRIVEWAY PROFILES EXCEEDING 10% GRADE WILL BE STAKED AND VERIFIED BY LICENSED PROFESSIONAL LAND SURVEYOR. VERIFICATION OF DRIVEWAY GRADES WILL BE DONE PRIOR TO POURING GARAGE SLAB. DRIVEWAY GRADES EXCEEDING 15% ARE NOT PERMITTED. 9) THE BACK OF DRIVEWAY APPROACH MUST BE SIX INCHES HIGHER THAN THE FLOW LINE ON THE STREET. M.B.M.C. 9.76.030. THE DRIVEWAY APRON ON PACIFIC PLACE MUST BE IMPROVED PER CITY STANDARD PLANS. 10) CONSTRUCT SIDEWALK ALONG THE FULL FRONTAGE OF 5TH STREET PER CITY STANDARD PLANS. 11) IF THE PROPERTY IS LOCATED ON A CORNER LOT, CONSTRUCTION OF AN ACCESSIBLE CURB RAMP MAY BE REQUIRED PER CITY STANDARD PLANS. 12) CONTRACTOR TO PROTECT IN PLACE ALL EXISTING PROPERTY CORNERS DURING CONSTRUCTION. IF ANY OF THE PROPERTY CORNERS ARE REMOVED OR DESTROYED DURING CONSTRUCTION, IT WOULD BE THE RESPONSIBILITY OF THE CONTRACTOR TO RESTORE THEM. 13) ALL EXISTING OR CONSTRUCTION RELATED DAMAGES OR DISPLACED CURB/GUTTER, SIDEWALK, DRIVEWAY APPROACH OR STREET MUST BE REPLACED AND SHOWN ON THE PLANS. ADDITIONAL PUBLIC IMPROVEMENTS MAY BE REQUIRED DURING AND/OR NEAR THE COMPLETION OF CONSTRUCTION PER M.B.M.C. 9.72 AS DETERMINED BY THE PUBLIC WORKS INSPECTOR BASED ON CONDITIONS OF PUBLIC IMPROVEMENTS. 14) IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROTECT ALL THE STREET SIGNS, STREET LAMPS/LIGHTS, WALLS/FENCES, AND/OR TREES AROUND THE PROPERTY. IF THEY ARE DAMAGED, LOST OR REMOVED, IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO REPLACE THEM AT THE CONTRACTOR’S EXPENSE. CONTACT THE PUBLIC WORKS INSPECTOR FOR SIGN SPECIFICATION AND SUPPLIERS. 15) NEW 6” VCP SEWER LATERAL WILL BE INSTALLED IF THE EXISTING LATERAL IS LESS THAN 6” IN DIAMETER PER M.B.M.C. 5.36 AND CITY STANDARD PLAN ST-5. SEWER CLEANOUT SHOULD BE LOCATED WITHIN PRIVATE PROPERTY LINES. A BACKWATER VALVE IS REQUIRED ON THE SANITARY SEWER LATERAL IF THE DISCHARGES FROM FIXTURES WITH FLOOD LEVEL RIMS ARE LOCATED BELOW THE NEXT UPSTREAM MANHOLE COVER OF THE PUBLIC SEWER (PER CITY STANDARD PLAN ST-24). 16) IF ANY EXISTING SEWER LATERAL (6” MINIMUM) IS USED, IT MUST BE TELEVISED TO CHECK ITS STRUCTURAL INTEGRITY PRIOR TO ANY DEMOLITION WORK. THE TAPE MUST BE MADE AVAILABLE FOR REVIEW BY THE PUBLIC WORKS DEPARTMENT AND MUST SHOW PROOF OF THE LOCATION OF WHERE IT WAS SHOT. THE PUBLIC WORKS DEPARTMENT WILL REVIEW THE TAPE AND DETERMINE AT THAT TIME IF THE SANITARY SEWER LATERAL NEEDS REPAIRING, REPLACED, OR THAT IT IS STRUCTURALLY SOUND AND CAN BE USED IN ITS PRESENT CONDITION. VIDEOING OF LATERAL MUST BE IN ITS ORIGINAL STATE. NO CLEANING, FLUSHING OR ALTERING PRIOR TO VIDEOING IS PERMITTED. 17) IF A NEW SEWER LATERAL IS TO BE INSTALLED AT A DIFFERENT LOCATION ON THE SEWER MAIN LINE, THE OLD LATERAL MUST BE CAPPED AT THE PROPERTY LINE AND AT THE MAIN LINE. PRIOR TO STRUCTURE DEMOLITION A SEWER CAP VERIFICATION AND APPROVAL FROM PUBLIC WORKS INSPECTOR IS REQUIRED. 18) WATER METERS MUST REMAIN ACCESSIBLE FOR METER READERS DURING CONSTRUCTION. WATER METERS SHALL BE PLACED NEAR THE PROPERTY LINE AND OUT OF THE DRIVEWAY APPROACH WHENEVER POSSIBLE. WATER METER PLACEMENT MUST BE SHOWN ON THE PLANS. SEE CITY STANDARD PLAN ST-15. FOR EXISTING WATER SERVICE RELOCATIONS AND/OR ABANDONMENT, WATER SERVICE MUST BE CAPPED AT THE MAIN AND AT THE METER. 19) THE WATER METER BOX MUST BE PURCHASED FROM THE CITY, AND MUST HAVE A TRAFFIC RATED LID IF THE BOX IS LOCATED IN THE DRIVEWAY. 20) RESIDENTIAL PROPERTIES MUST PROVIDE AN ENCLOSED STORAGE AREA FOR REFUSE CONTAINERS. THESE AREAS MUST BE CONSTRUCTED TO MEET THE REQUIREMENTS OF M.B.M.C. 5.24.030. THE AREA MUST BE SHOWN IN DETAIL ON THE PLANS BEFORE A PERMIT IS ISSUED/FINALED. 21) ALL WORK DONE WITHIN THE PUBLIC RIGHT-OF-WAY SHALL BE DONE BY A LICENSED CONTRACTOR WITH A CLASS A, C-12 OR C-34 LICENSE FOR ALL TRENCHING AND PAVING OR A CLASS C-08 LICENSE FOR ALL CONCRETE WORK. A CLASS B LICENSE MAY BE ACCEPTABLE FOR MINOR CURB, GUTTER AND SIDEWALK WORK CONSTRUCTED IN CONJUNCTION WITH A SINGLE-FAMILY RESIDENTIAL STRUCTURE. A SEPARATE PERMIT IS REQUIRED FOR WORK IN THE PUBLIC RIGHT-OF-WAY. 22) PLAN HOLDER MUST HAVE THE PLANS RECHECKED AND STAMPED FOR APPROVAL BY THE PUBLIC WORKS DEPARTMENT BEFORE THE BUILDING PERMIT IS ISSUED. 23) THE CONTRACTOR SHALL MONITOR, SUPERVISE AND CONTROL ALL CONSTRUCTION AND CONSTRUCTION SUPPORTIVE ACTIVITIES, SO AS TO PREVENT THESE ACTIVITIES FROM CAUSING A PUBLIC NUISANCE, INCLUDING BUT NOT LIMITED TO, ENSURING STRICT ADHERENCE TO THE FOLLOWING: (A) REMOVAL OF DIRT, DEBRIS, OR OTHER CONSTRUCTION MATERIAL DEPOSITED ON ANY PUBLIC STREET NO LATER THAN THE END OF EACH WORKING DAY. (B) ALL EXCAVATIONS SHALL BE BACKFILLED AT THE END OF EACH WORKING DAY AND ROADS OPENED TO VEHICULAR TRAFFIC UNLESS OTHERWISE APPROVED BY THE CITY ENGINEER. (C) ALL DUST CONTROL MEASURES PER SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT (SCAQMD) REQUIREMENTS SHALL BE ADHERED TO DURING CONSTRUCTION OPERATIONS. (D) ALL CONSTRUCTION TO BE IN CONFORMANCE WITH THE REGULATIONS OF CAL-OSHA. Page 197 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: G03 COPYRIGHT: SURVEY PLAN PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:05 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN CONSENT OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY OR DAMAGE RESULTING FROM SUCH CHANGES OR MODIFICATIONS, INCLUDING ANY ATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERS MAY BE JOINED. CONCRETE BRICK 106.76 EXISTING ELEVATION BLOCK WALL LEGEND 100 EXISTING CONTOUR X EXISTING FENCE EXISTING BUILDING WOOD DECK THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF PROFESSIONAL LAND SURVEYORS' ACT 3914 DEL AMO BLVD, SUITE 921 TORRANCE, CA 90503 (310) 542-9433 E N G I N E E R S JOB ADDRESS LEGAL DESCRIPTION FOR DRAWN BY CHECK BY SHEET 1 OF 1 DRAWN ON REVISIONS COPYRIGHT JOB NO. BCR BEGINNING OF CURB RETURN CATV CABLE TV PULL BOX CONC.CONCRETE CHMNY CHIMNEY CEFB CITY ENGINEERS FIELD BOOK C/L CENTERLINE C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE E'LY EASTERLY EG EDGE OF GUTTER EM ELECTRIC METER FF FINISH FLOOR FH FIRE HYDRANT FL FLOW LINE GFF GARAGE FINISH FLOOR GM GAS METER GUY / GW GUY WIRE I.P. IRON PIPE MONUMENT L&T LEAD AND TACK / TAG MONUMENT MH MANHOLE ( SANITARY SEWER / STORM DRAIN) N'LY NORTHERLY N&T / N&W NAIL AND TAG / NAIL AND WASHER MONUMENT PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT PB (CONT)TELEPHONE / CABLE TV) PC PROPERTY CORNER / PROP. CORNER PL PROPERTY LINE / PROP. LINE PP / UP POWER POLE / UTILITY POLE PPT PARAPET PWFB PUBLIC WORKS FIELD BOOK R.R.RAIL ROAD RDFB ROAD DEPARTMENT FIELD BOOK R.S.RECORD OF SURVEY SPK / S&W SPIKE / SPIKE AND WASHER MONUMENT S'LY SOUTHERLY SSCO SANITARY SEWER CLEANOUT STK / STK&T STAKE / STAKE AND TAG MONUMENT STLT / LT STREET LIGHT POLE / LIGHT POLE TC TOP OF CURB TX / BX TOP OF APRON / BOTTOM OF APRON W'LY WESTERLY WM WATER METER BOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO THE NOTATION ON THIS SURVEY PLAT FOR OFFSET DIMENSIONS. IF THERE ARE ANY QUESTIONS, PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION BY PHONE AT: (310) 542-9433, M-F 8:00 AM TO 5:00 PM. NOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED. 3232 HERMOSA AVENUE HERMOSA BEACH, CA 90254 LOT 1 & PORTION OF LOT 2, BLOCK 103 SHAKESPEARE M.B. 9-190 APN 4181-031-001 BOUNDARY SURVEY WITH TOPOGRAPHY FM MB SCALE 1" = 8' NOVEMBER 26, 2024 CONVEX SLOPE ANALYSIS NORTH24-367B 3232 HERMOSA AVENUE HERMOSA BEACH, CA 90254 MOBILE (310) 870-7175 NOTE: A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THE TIME OF THIS SURVEY. NO PLOTTABLE EASEMENTS WERE IDENTIFIED ON THE PROVIDED TITLE REPORT PER THE FOLLOWING: CHICAGO TITLE ORDER NO. 112407648-JN DATED MAY 22, 2024 BENCHMARK NOTE: SANITARTY SEWER MANHOLE FACILITY NUMBER 1031, HAVING A RIM ELEVATION OF 29.24' PER CITY OF HERMOSA BEACH GIS N 65°06'27"E 112.48'N 24°56'41"W225.15'N 24°58'21"W225.15'N 65°06'27"E 84.97'N 24°56'41"W40.02'N 65°06'01"E 84.95'N 24°58'21"W40.03'33RD STREET PALM DRIVEHERMOSA AVENUE20.00' 7.50' 15' 7.5'7.5' 90' 70'20'40'20'20'27.9829.01STA 0+93.63 RIM 28.9740.0041.3029.0729.1028.1441.4239.8535.2934.8329.2829 . 1 2 28. 9 9 28.9328.73 TC 28.34 FL 28.40 EG28.7729.04 FL 28.78 TC SIGN 28.78 TC 28.36 FL 28.46 EG 29.3229. 2 1 30.77 TW 31.2129.1033.61 TW31.0028.4128.4128 . 3 9 28 . 3 7 28.33 GRATE28.33SIGN28.81 TC28.76 TC 28.39 FL28.49 EG28 . 8 2 28.7528.8228.8628.8728.9228.94 FL 29.21 TC 28.66 EG28.54 FL 28.91 TC PM 29.0228.83 TC 28.51 FL 28.63 EG CATV 28.98PM28.83 TC 28.43 FL28.58 EG28.9028.87 FL 29.16 TC 34.9235.3135.2740.0139.93CATV39.9240.7040. 8 4 F F 40.0838.5736.3237.1136.2637.6638.3836.6540.5937.1235.5935.2563 . 4 5 P A R A P E T 63.33 PARAPET63.36 PARAPET29.0329.0333.6833.70 TW32. 9 7 T O P O F P I L A S T E R33.94 TW32. 2 7 T W 34.9641.00 TW32.6129.6842.28 TW35.5335.7638.9040.6341.08 FF38.0940.2640.67SSMH #0028 RIM 40.32 WV 41.5940.9940.74 FL40.52 FL40.7841.09WMWM41.0740.88 FL41.1641.3441. 5 7 T W41.4541.42 FL 41.92 TC 41.92 TC 41.46 FL 41.43 FL 42.12 TC41.61 FLWV 41 . 3 5 41.59 GFF41.41 FL 41.94 TC 41.16 FL41.46 FL 41.74 TC41.8241.5241.9041.65 FL 41.88 TC 41.78 TC 41.54 FL 41.83 GRID POST41.89 GRID POSTSIGN WM 41.7320.00' 7.50'GMGMGMGMSET L&T LS 9321 1.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 29.01' FOUND L&T RCE 30826 1.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 28.97' FOUND L&T RCE 30826 2.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 40.92' SET L&T LS 9321 1.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 41.36' EXISTING RESIDENCE EXISTING RESIDENCE EXISTING BUILDING TV VAULT CONC. SIDEWALKCONC. GUTTER20.00'40.03'165.12'165.13'40.02'20.00'17.2'FOUND CHISELD "X" PER R.S. 277-090 STA 1+00.00INTERSECTION ESTABLISHED PER TIES PER PWFB 0616-1114,1115 STA 1+00.00 SSMH #1032 STA 2+11.20 N 65°06'18"E 112.37' LONGFELLOW AVENUE FOUND NAIL STRADLERS OVER EMPTY MONUMENT LID PER PWFB 0616-2528,2529 FITS FOUND TIES PER TIES PER PWFB 0616-1116,1117, ACCEPTED AS CENTERLINE 17.1' 3232 HERMOSA - DE, LLC BUILDING IS ON PROP. LINE (CONC. WALK STREET) CONC. CONC. 12.0' 0.3'3.0' X X X X X X X X X N 65°06'18"E 117.31'TO FOUND GEAR S&W LS 5411 AT HIGHLAND AVENUE PER PWFB 0616-2528,2529 ESTABLISHED FIELD BOOK DISTANCE (117.31') FROM HIGHLAND AVENUE THROUGH FOUND MONUMENTS AS SHOWN ON PWFB 0616-2528,252928.1439.9629.0131 .7042.22 TW43. 6 0 T W30.99 33.08 34.7643.5637.02 38.47 40.14 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 31.5132.4633.3734.2335.3136.7937.4738.0038.5740.1140.1340.2540.3340.4140.5740.6440.7140.7840.8540.9140.9841.0441.1041.1241.1541.1741.2041.2241.2541.2841.3141.3541.4541.5241.5641.5741.5741.4629.08 PC31.0031.5132.4633.0833.3734.2334.7635.3137.0237.4738.0038.5740.1040.1140.1340.1440.2540.3340.4140.4840.5740.6440.7140.7840.8540.9140.9841.0441.1041.1241.1541.1741.2041.2241.2341.2541.2841.3141.3541.3741.4141.4541.5241.5641.5641.5741.5741.5741.4641.3528 29 30 31 32 33 34 35 36 37 38 39 40 41 42 40.1440.4841.5641.5741.2341.3741.4140.1034.7633.0831.00N'LY SLOPE STRAIGHT G R A D E 29.08 PC 41.35 PCN'LY PROFILE GRADE SSMH #0028WV 40.52 FL41.12 GFF165.13'STA 2+11.20 SSMH #1031 RIM 29.24 STA 3+05.70 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 28.99 PC32.4732.6733.2333.7934.0434.1134.2334.2636.2436.3236.5136.5637.2438.3638.6639.0339.2239.3039.4639.6239.7839.9840.0540.1440.2140.0740.0440.0740.1140.1540.1841.1040.97 PCS'LY SLOPE STRAIGHT G R A D E 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 4234.30 TW42.25 TW 40.97 PC40.9441.36 41.3241.4240.7440.2040.2240.2440.2640.2840.2940.4340.4640.5040.5141.3141.3041.2841.2641.2141.1741.1341.1141.1141.1041.0540.2240.2440.2640.2840.43'40.4640.5041.3041.2841.2541.2141.1741.1341.1141.1041.0641.1141.1040.5141.3140.0740.0740.1140.1540.1840.0440.2033.2333.7934.1134.2336.3236.5137.2438.6639.0339.3039.4639.6239.7840.0540.1434.0434.2636.2436.5638.3640.2139.9832.6732.4739.22S'LY PROFILE GRADE 40.29LICENSE D L AND SU R V EYORANTHON Y M .S H WEIRIPage 198 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: G04 COPYRIGHT: CODE DIAGRAMS PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:05 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN CONSENT OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY OR DAMAGE RESULTING FROM SUCH CHANGES OR MODIFICATIONS, INCLUDING ANYATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERSMAY BE JOINED. CONCRETE BRICK 106.76 EXISTING ELEVATION BLOCK WALL LEGEND 100 EXISTING CONTOUR X EXISTING FENCE EXISTING BUILDING WOOD DECK THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF PROFESSIONAL LAND SURVEYORS' ACT 3914 DEL AMO BLVD, SUITE 921 TORRANCE, CA 90503 (310) 542-9433 E N G IN EE R S JOB ADDRESS LEGAL DESCRIPTION FOR DRAWN BY CHECK BY SHEET 1 OF 1 DRAWN ON REVISIONS COPYRIGHT JOB NO. BCR BEGINNING OF CURB RETURN CATV CABLE TV PULL BOXCONC.CONCRETE CHMNY CHIMNEY CEFB CITY ENGINEERS FIELD BOOK C/L CENTERLINE C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE E'LY EASTERLY EG EDGE OF GUTTEREMELECTRIC METER FF FINISH FLOORFHFIRE HYDRANT FL FLOW LINE GFF GARAGE FINISH FLOOR GM GAS METER GUY / GW GUY WIREI.P. IRON PIPE MONUMENT L&T LEAD AND TACK / TAG MONUMENTMHMANHOLE ( SANITARY SEWER / STORM DRAIN) N'LY NORTHERLY N&T / N&W NAIL AND TAG / NAIL AND WASHER MONUMENT PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT PB (CONT)TELEPHONE / CABLE TV) PC PROPERTY CORNER / PROP. CORNER PL PROPERTY LINE / PROP. LINEPP / UP POWER POLE / UTILITY POLE PPT PARAPETPWFBPUBLIC WORKS FIELD BOOK R.R.RAIL ROAD RDFB ROAD DEPARTMENT FIELD BOOK R.S.RECORD OF SURVEY SPK / S&W SPIKE / SPIKE AND WASHER MONUMENTS'LY SOUTHERLY SSCO SANITARY SEWER CLEANOUTSTK / STK&T STAKE / STAKE AND TAG MONUMENT STLT / LT STREET LIGHT POLE / LIGHT POLETCTOP OF CURB TX / BX TOP OF APRON / BOTTOM OF APRON W'LY WESTERLY WM WATER METER BOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO THE NOTATION ON THIS SURVEY PLAT FOR OFFSET DIMENSIONS. IF THERE ARE ANY QUESTIONS, PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION BY PHONE AT:(310) 542-9433, M-F 8:00 AM TO 5:00 PM. NOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED. 3232 HERMOSA AVENUE HERMOSA BEACH, CA 90254 LOT 1 & PORTION OF LOT 2, BLOCK 103 SHAKESPEARE M.B. 9-190 APN 4181-031-001 BOUNDARY SURVEY WITH TOPOGRAPHY FM XX SCALE 1" = 8' NOVEMBER 26, 2024 REVISIONS NORTH24-367 MEBRA KISAKA 17422 KORNBLUM AVENUE TORRANCE, CA 90504 PHONE 310-870-7175 NOTE: A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THE TIME OF THIS SURVEY. NO PLOTTABLE EASEMENTS WERE IDENTIFIED ON THE PROVIDED TITLE REPORT PER THE FOLLOWING: CHICAGO TITLE ORDER NO. 112407648-JN DATED MAY 22, 2024 BENCHMARK NOTE: SANITARTY SEWER MANHOLE FACILITY NUMBER 1031, HAVING A RIM ELEVATION OF 29.24' PER CITY OF HERMOSA BEACH GIS N 65°06'27"E112.48'N 24°56'41"W225.15'N 24°58'21"W225.15'N 65°06'27"E84.97'N 24°56'41"W40.02' N 65°06'01"E84.95'N 24°58'21"W40.03'33RD STREET PALM DRIVEHERMOSA AVENUE20.00' 7.50' 15' 7.5'7.5' 90' 70'20'40'20'20'27.9829.01STA 0+93.63 RIM 2 8 . 9 7 40.0041.3029.0729.1028.14 41.4239.8535.2934.8329.2829. 1 2 28.9 9 28.93 28.73 TC28.34 FL28.40 EG 28.77 29.04 FL28.78 TC SIGN 28.78 TC 28.36 FL28.46 EG 29.3229. 2 1 30.77 TW 31.2129.1029.0 8 P C 33.61 TW 31.00 33.5 528.4128.41 28. 3 9 28. 3 7 28.33 G R A T E 28.33SIGN 28.81 T C 28.76 TC 28.39 FL28.49 EG28. 8 2 28.75 28.82 28.86 28.8728.92 28.94 FL29.21 TC 28.66 EG28.54 FL28.91 TC PM 29.0228. 9 9 P C 28.83 TC28.51 FL28.63 EG CATV 28.98PM28.83 TC 28.43 FL28.58 EG28.9028.87 FL 29.16 TC 34.9235.31 35.2740.0139.93CATV 39.92 40. 7 0 40. 8 4 F F 40.0838.5736.32 37.11 36.26 37.66 38.3836.6540.59 37.12 35.59 35.2563. 4 5 P A R A P E T 63.33 PARAPET 63.36 P A R A PE T 29.03 29.03 33.68 33. 7 0 T W 32. 9 7 T O P O F P I L A S T E R33.94 TW 32. 2 7 T W 34.3 0 TW 36.30 34. 9 6 41.00 T W32.6129. 6 8 42.28 T W 38.56 39.27 35.5340. 2 1 42.25 TW 43.64 T W 35.7640.7741. 4 6 40.3 238.9040.6341.08 FF38.0940.2640.67SS M H # 0 0 2 8 RIM 4 0. 3 2 WV 41.59 40.9340.9940.74 F L 40.52 FL40.7840.8141.12 G F F 41.09 WM WM40.97 P C 41.10 41.07 40.88 F L 41.1641.3441. 5 7 T W41.4541.42 FL41.92 TC 41.92 TC41.46 FL 41.43 FL 42.12 TC41.61 FLWV 41. 3 5 41. 3 5 P C 41.59 G F F 41.41 FL41.94 TC 41.16 FL41.46 FL 41.74 TC41.8241.52 41.90 41.65 FL 41.88 TC 41.78 TC 41.54 FL 41.83 G RI D P O S T 41.89 G RI D P O S T SIGN WM 41.7320.00' 7.50'GMGMGMGMSET L&T LS 9321 1.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 29.01' FOUND L&T RCE 30826 1.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 28.97' FOUND L&T RCE 30826 2.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 40.92' SET L&T LS 9321 1.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 41.36' EXISTING RESIDENCE EXISTING RESIDENCE EXISTING BUILDING TV VAULT CONC. SIDEWALKCONC. GUTTER20.00'40.03'165.12'165.13'40.02'20.00'17.2'FOUND CHISELD "X" PER R.S. 277-090 STA 1+00.00INTERSECTION ESTABLISHED PER TIES PER PWFB 0616-1114,1115 STA 1+00.00 SSMH # 1 0 3 2 STA 2+11.20 N 65°06'18"E112.37' LONGFELLOW AVENUE SSMH # 1 0 3 1 RI M 2 9 . 2 4 FOUND NAIL STRADLERS OVER EMPTY MONUMENT LID PER PWFB 0616-2528,2529 FITS FOUND TIES PER TIES PER PWFB 0616-1116,1117, ACCEPTED AS CENTERLINE STA 3+05.70 17.1' 3232 HERMOSA, LLC BUILDING IS ON PROP. LINE (CONC. WALK STREET) CONC. CONC. 12.0' 0.3'3.0' X X X X X X X X X N 65°06'18"E117.31'TO FOUND GEAR S&W LS 5411 AT HIGHLAND AVENUE PER PWFB 0616-2528,2529 ESTABLISHED FIELD BOOK DISTANCE (117.31') FROM HIGHLAND AVENUE THROUGH FOUND MONUMENTS AS SHOWN ON PWFB 0616-2528,2529 LICENS E D LAND SU R VEYORANTHO N Y M.SH W EI RIUP 107 sq ft 92 sq ft ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN CONSENT OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY OR DAMAGE RESULTING FROM SUCH CHANGES OR MODIFICATIONS, INCLUDING ANYATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERSMAY BE JOINED. CONCRETE BRICK 106.76 EXISTING ELEVATION BLOCK WALL LEGEND 100 EXISTING CONTOUR X EXISTING FENCE EXISTING BUILDING WOOD DECK THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF PROFESSIONAL LAND SURVEYORS' ACT 3914 DEL AMO BLVD, SUITE 921 TORRANCE, CA 90503 (310) 542-9433 E N G IN EE R S JOB ADDRESS LEGAL DESCRIPTION FOR DRAWN BY CHECK BY SHEET 1 OF 1 DRAWN ON REVISIONS COPYRIGHT JOB NO. BCR BEGINNING OF CURB RETURN CATV CABLE TV PULL BOXCONC.CONCRETE CHMNY CHIMNEY CEFB CITY ENGINEERS FIELD BOOK C/L CENTERLINE C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE E'LY EASTERLY EG EDGE OF GUTTEREMELECTRIC METER FF FINISH FLOORFHFIRE HYDRANT FL FLOW LINE GFF GARAGE FINISH FLOOR GM GAS METER GUY / GW GUY WIREI.P. IRON PIPE MONUMENT L&T LEAD AND TACK / TAG MONUMENTMHMANHOLE ( SANITARY SEWER / STORM DRAIN) N'LY NORTHERLY N&T / N&W NAIL AND TAG / NAIL AND WASHER MONUMENT PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT PB (CONT)TELEPHONE / CABLE TV) PC PROPERTY CORNER / PROP. CORNER PL PROPERTY LINE / PROP. LINEPP / UP POWER POLE / UTILITY POLE PPT PARAPETPWFBPUBLIC WORKS FIELD BOOK R.R.RAIL ROAD RDFB ROAD DEPARTMENT FIELD BOOK R.S.RECORD OF SURVEY SPK / S&W SPIKE / SPIKE AND WASHER MONUMENTS'LY SOUTHERLY SSCO SANITARY SEWER CLEANOUTSTK / STK&T STAKE / STAKE AND TAG MONUMENT STLT / LT STREET LIGHT POLE / LIGHT POLETCTOP OF CURB TX / BX TOP OF APRON / BOTTOM OF APRON W'LY WESTERLY WM WATER METER BOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO THE NOTATION ON THIS SURVEY PLAT FOR OFFSET DIMENSIONS. IF THERE ARE ANY QUESTIONS, PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION BY PHONE AT:(310) 542-9433, M-F 8:00 AM TO 5:00 PM. NOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED. 3232 HERMOSA AVENUE HERMOSA BEACH, CA 90254 LOT 1 & PORTION OF LOT 2, BLOCK 103 SHAKESPEARE M.B. 9-190 APN 4181-031-001 BOUNDARY SURVEY WITH TOPOGRAPHY FM XX SCALE 1" = 8' NOVEMBER 26, 2024 REVISIONS NORTH24-367 MEBRA KISAKA 17422 KORNBLUM AVENUE TORRANCE, CA 90504 PHONE 310-870-7175 NOTE: A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THE TIME OF THIS SURVEY. NO PLOTTABLE EASEMENTS WERE IDENTIFIED ON THE PROVIDED TITLE REPORT PER THE FOLLOWING: CHICAGO TITLE ORDER NO. 112407648-JN DATED MAY 22, 2024 BENCHMARK NOTE: SANITARTY SEWER MANHOLE FACILITY NUMBER 1031, HAVING A RIM ELEVATION OF 29.24' PER CITY OF HERMOSA BEACH GIS N 65°06'27"E112.48'N 24°56'41"W225.15'N 24°58'21"W225.15'N 65°06'27"E84.97'N 24°56'41"W40.02' N 65°06'01"E84.95'N 24°58'21"W40.03'33RD STREET PALM DRIVEHERMOSA AVENUE20.00' 7.50' 15' 7.5'7.5' 90' 70'20'40'20'20'27.9829.01STA 0+93.63 RIM 2 8 . 9 7 40.0041.3029.0729.1028.14 41.4239.8535.2934.8329.2829. 1 2 28.9 9 28.93 28.73 TC28.34 FL28.40 EG 28.77 29.04 FL28.78 TC SIGN 28.78 TC 28.36 FL28.46 EG 29.3229. 2 1 30.77 TW 31.2129.1029.0 8 P C 33.61 TW 31.00 33.5 528.4128.41 28. 3 9 28. 3 7 28.33 G R A T E 28.33SIGN 28.81 T C 28.76 TC 28.39 FL28.49 EG28. 8 2 28.75 28.82 28.86 28.8728.92 28.94 FL29.21 TC 28.66 EG28.54 FL28.91 TC PM 29.0228. 9 9 P C 28.83 TC28.51 FL28.63 EG CATV 28.98PM28.83 TC 28.43 FL28.58 EG28.9028.87 FL 29.16 TC 34.9235.31 35.2740.0139.93CATV 39.92 40. 7 0 40. 8 4 F F 40.0838.5736.32 37.11 36.26 37.66 38.3836.6540.59 37.12 35.59 35.2563. 4 5 P A R A P E T 63.33 PARAPET 63.36 P A R A PE T 29.03 29.03 33.68 33. 7 0 T W 32. 9 7 T O P O F P I L A S T E R33.94 TW 32. 2 7 T W 34.3 0 TW 36.30 34. 9 6 41.00 T W32.6129. 6 8 42.28 T W 38.56 39.27 35.5340. 2 1 42.25 TW 43.64 T W 35.7640.7741. 4 6 40.3 238.9040.6341.08 FF38.0940.2640.67SS M H # 0 0 2 8 RIM 4 0. 3 2 WV 41.59 40.9340.9940.74 F L 40.52 FL40.7840.8141.12 G F F 41.09 WM WM40.97 P C 41.10 41.07 40.88 F L 41.1641.3441. 5 7 T W41.4541.42 FL41.92 TC 41.92 TC41.46 FL 41.43 FL 42.12 TC41.61 FLWV 41. 3 5 41. 3 5 P C 41.59 G F F 41.41 FL41.94 TC 41.16 FL41.46 FL 41.74 TC41.8241.52 41.90 41.65 FL 41.88 TC 41.78 TC 41.54 FL 41.83 G RI D P O S T 41.89 G RI D P O S T SIGN WM 41.7320.00' 7.50'GMGMGMGMSET L&T LS 9321 1.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 29.01' FOUND L&T RCE 30826 1.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 28.97' FOUND L&T RCE 30826 2.00' W'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 40.92' SET L&T LS 9321 1.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.= 41.36' EXISTING RESIDENCE EXISTING RESIDENCE EXISTING BUILDING TV VAULT CONC. SIDEWALKCONC. GUTTER20.00'40.03'165.12'165.13'40.02'20.00'17.2'FOUND CHISELD "X" PER R.S. 277-090 STA 1+00.00INTERSECTION ESTABLISHED PER TIES PER PWFB 0616-1114,1115 STA 1+00.00 SSMH # 1 0 3 2 STA 2+11.20 N 65°06'18"E112.37' LONGFELLOW AVENUE SSMH # 1 0 3 1 RI M 2 9 . 2 4 FOUND NAIL STRADLERS OVER EMPTY MONUMENT LID PER PWFB 0616-2528,2529 FITS FOUND TIES PER TIES PER PWFB 0616-1116,1117, ACCEPTED AS CENTERLINE STA 3+05.70 17.1' 3232 HERMOSA, LLC BUILDING IS ON PROP. LINE (CONC. WALK STREET) CONC. CONC. 12.0' 0.3'3.0' X X X X X X X X X N 65°06'18"E117.31'TO FOUND GEAR S&W LS 5411 AT HIGHLAND AVENUE PER PWFB 0616-2528,2529 ESTABLISHED FIELD BOOK DISTANCE (117.31') FROM HIGHLAND AVENUE THROUGH FOUND MONUMENTS AS SHOWN ON PWFB 0616-2528,2529 LICENS E D LAND SU R VEYORANTHO N Y M.SH W EI RILIVING DINING HALL BATH UNIT 4BEDROOM LIVING HALL KITCHEN BATH KITCHEN UNIT 4BEDROOM UNIT 3BEDROOMUNIT 3BEDROOM DOWN 156 sq ft UPUP1,764 sq ft 133 sq ft 19 sq ft 31 sq ft COVERED ENTRYSTAIR TO UNIT 2 COVERED ENTRYSTAIR TO UNIT 3 COVERED ENTRYSTAIR TO UNIT 1 OUTDOOR AREACOVERED BY DECK EXISTING DETACHED GARAGE231 sq ft 70 sq ft PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB 68 sq ftUPUP 4'32'-1/4"4'1,828 sq ft 3'71'-11 3/4"10' STAIR FOOTPRINT PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB UP 119 sq ft 69 sq ft PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB UPUPUPUPPUBLIC STAIRCASETO ACCESS UNIT 3 & 4 UPUP 119 sq ft 69 sq ftHERMOSA AVEPALM DRIVEPL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB UP GARAGE187 sq ft GARAGE196 sq ft PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB UPUPUPUPPUBLIC STAIRCASETO ACCESS UNIT 3 & 4 UPUP Garage444 sq ft 20'9'9'HERMOSA AVEPALM DRIVEPL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB41.12 GFF27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 28.99 PC32.4732.6733.2333.7934.0434.1134.2334.2636.2436.3236.5136.5637.2438.3638.6639.0339.2239.3039.4639.6239.7839.9840.0540.1440.2140.0740.0440.0740.1140.1540.1841.1040.97 PCS'LY SLOPE STRAIGHT GRADE 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 40.2040.2240.2440.2640.2840.2940.4340.4640.5040.5141.3141.3041.2841.2641.2141.1741.1341.1141.1141.1041.05S'LY PROFILE GRADE 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 29.08 PC31.0031.5132.4633.0833.3734.2334.7635.3137.0237.4738.0038.5740.1040.1140.1340.1440.2540.3340.4140.4840.5740.6440.7140.7840.8540.9140.9841.0441.1041.1241.1541.1741.2041.2241.2341.2541.2841.3141.3541.3741.4141.4541.5241.5641.5641.5741.5741.5741.4641.3528 29 30 31 32 33 34 35 36 37 38 39 40 41 42 N'LY SLOPE STRAIGHT GRADE N'LY PROFILE GRADE 1 1 SCALE: 1/16" = 1'-0"1EXISTING FIRST FLOOR NON-CONFORMING SCALE: 1/16" = 1'-0"2EXISTING SECOND FLOOR NON-CONFORMING SCALE: 1/16" = 1'-0"3EXISTING LOT COVERAGE SCALE: 1/16" = 1'-0"4PROPOSED LOT COVERAGE SCALE: 1/16" = 1'-0"5EXISTING FIRST FLOOR - RECONF. SQ FT SCALE: 1/16" = 1'-0"6PROPOSED FIRST FLOOR - RECONF. SQ FT SCALE: 1/16" = 1'-0"7EXISTING FIRST FLOOR - PARKING SCALE: 1/16" = 1'-0"8PROPOSED FIRST FLOOR - PARKING SCALE: 1:146.53 9CSD - SOUTH ELEVATION SCALE: 1:146.53 10CSD - NORTH ELEVATION PROJECT ADDRESS: 3232 HERMOSA AVE, HERMOSA BEACH, CA, 90254 LEGAL DESCRIPTION: SHAKESPEARE LOT 1 AND NW 10 FT OF LOT 2 BLK 103 APN: 418-103-10-01 ZONING: R-3, MULTIPLE FAMILY RESIDENTIAL CONSTRUCTION TYPE: TYPE V-B LOT AREA (NET): 3,400 SF LOT COVERAGE: 1,896 SF (55%) BUILDING CONSTRAINTS FRONT SETBACK: 10'-0" REAR SETBACK: 3'-0" SIDE SETBACK: 4'-0" (10%) MAX HEIGHT: CONVEX SLOPE DETERMINATION NON-CONFORMING DIAGRAM LOT COVERAGE DIAGRAM RECONFIGURED SQUARE FOOTAGE PARKING DIAGRAM CALCULATIONS EXISTING NON- CONDITIONED SPACE TO NEW CONDITIONED SPACE EXISTING OUTDOOR SPACE TO NEW UNCONDITIONED SPACE LEGEND NON-CONFORMING CONDITION LOT AREA LOT COVERAGE PARKING UNIT 1 UNIT 2 UNIT 3 UNIT 4 PROPOSED OPEN SPACE PROJECT INFORMATION SETBACK / OPEN SPACE CALCULATION: BUILDABLE LENGTH: 84.97' (LOT LENGTH NORTH) 84.95' (LOT LENGTH SOUTH) - 10' (FRONT SETBACK) - 3' (REAR SETBACK) = 71.97' NORTH - 3' (REAR SETBACK) = 71.95' SOUTH BUILDABLE WIDTH: 40' (LOT WIDTH) - 4' (SIDE SETBACK) - 4' (WALKSTREET SETBACK) = 32' OPEN SPACE: REQUIRED MIN. 300 SF PER UNIT (300SF x 4 = 1,200 SF) PROPOSED OPEN SPACE: 280 SF + 126 SF + 100 SF = 506 SF PERMISSIBLE LOT COVERAGE: MAX 65% OF LOT AREA (3,400 SF x 0.65 = 2,210 SF) EXISTING LOT COVERAGE: 2,248 SF (66%) > 2,210 SF (65%) PROPOSED LOT COVERAGE: 1,896 SF (55%) < 2,210 SF (65%) LANDSCAPE CALCULATION: TOTAL EXTERIOR SURFACE AREA: 1,504 SF MIN. 50% OF EXT. SURFACE AREA MUST CONSIST OF WATER PERMEABLE SURFACES AS REQ'D IN HBMC LANDSCAPE AREA: 597 SF PERMEABLE AREA: 215 SF TOTAL PERMEABLE AREA: 812 SF NON PERMEABLE AREA: 692 SF PERMEABLE AREA OF 812 SF / 1,504 SF = 54% PERMEABLE ADDED SF FOR CIVIL PLAN & REPORTS: ALLOWED SQ FT: =/< 400 SF EXISTING NON-CONDITIONED SPACE TO NEW CONDITIONED SPACE 119 SF EXISTING OUTDOOR SPACE TO NEW UNCONDITIONED SPACE 69 SF TOTAL 188 SF < 400 SF FLOOR AREA CALCULATION: EXISTING: UNIT 1: - 694 SF UNIT 2: - 722 SF UNIT 3: - 902 SF UNIT 4: - 1,001 SF TOTAL: - 3,319 SF COVERED PARKING: 196 SF + 186 SF = 382 SF PROPOSED: UNIT 1: - 659 SF UNIT 2: - 592 SF UNIT 3: - 763 SF UNIT 4: - 789 SF TOTAL: - 2,803 SF CONVEX SLOPE DETERMINATION THE APPLICANT REQUESTS THAT THE POINTS IDENTIFIED IN RED BE USED AS ALTERNATIVES TO THE INTERPOLATED GRADE Page 199 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: G05 COPYRIGHT: CODE DIAGRAMS PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 2 ENTRY 4 ENTRY3 ENTRY LIVING UNIT 1BEDROOMDEN HALL DEN STORAGE LIVING HALL KITCHEN KITCHEN STORAGE UP UNIT 1694 sq ft UNIT 2722 sq ft GARAGE196 sq ft GARAGE186 sq ft 1 ENTRY PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB UPUPUP2 ENTRY 1 ENTRY UPPUBLIC STAIRCASETO ACCESS UNIT 3 & 4 UP UNIT 1659 sq ft UNIT 2588 sq ft Garage440 sq ft BEDROOM LIVING KITCHEN LIVING BEDROOMUP HERMOSA AVEPL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB 123 45678910111213 UP 13 RISER S (6 5/8")3 ENTRY4 ENTRYDOWN8'-3 1/4" UNIT 3BEDROOM UNIT 3BEDROOM UNIT 4BEDROOM UNIT 4BEDROOM LIVING BATH BATH LIVING ROOM DINING/DEN CLOSET CLOSET CLOSET (N) DECK SPACEFOR UNIT 3 4 ENTRY PL PL UNIT 3748 sq ft UNIT 4789 sq ft 12'-1/2"PL PL PL PL PL PL SB SB SBSB SBSB SB SB LIVING DINING HALL BATH UNIT 4BEDROOM LIVING HALL KITCHEN BATH KITCHEN UNIT 4BEDROOM UNIT 3BEDROOMUNIT 3BEDROOM DOWN PL PL UNIT 3902 sq ft UNIT 41,001 sq ft PL PL PL PL PL PL SB SB SBSB SBSB SB SB UNIT 1 PROPOSEDOPEN SPACE280 sq ft UPUPUPUP32'8'-9"PUBLIC STAIRCASETO ACCESS UNIT 3 & 4 UPUPHERMOSA AVEPALM DRIVEPL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB 123 45678910111213 UP 13 RISERS (6 5/8")DOWNUNIT 3 PROPOSED OPEN SPACE100 sq ft PL PL UNIT 4 PROPOSEDOPEN SPACE126 sq ft 6'-9"18'-7 1/2"12'-1/2"7'-5 1/4" PL PL PL PL PL PL SB SB SBSB SBSB SB SB SCALE: 1/16" = 1'-0"1EXISTING FIRST FLOOR SCALE: 1/16" = 1'-0"2PROPOSED FIRST FLOOR SCALE: 1/16" = 1'-0"3PROPOSED SECOND FLOOR SCALE: 1/16" = 1'-0"4EXISTING SECOND FLOOR SCALE: 1/16" = 1'-0"5PROPOSED FIRST FLOOR - OPEN SPACE SCALE: 1/16" = 1'-0"6POROPSED SECOND FLOOR - OPEN SPACE PROJECT ADDRESS: 3232 HERMOSA AVE, HERMOSA BEACH, CA, 90254 LEGAL DESCRIPTION: SHAKESPEARE LOT 1 AND NW 10 FT OF LOT 2 BLK 103 APN: 418-103-10-01 ZONING: R-3, MULTIPLE FAMILY RESIDENTIAL CONSTRUCTION TYPE: TYPE V-B LOT AREA (NET): 3,400 SF LOT COVERAGE: 1,896 SF (55%) BUILDING CONSTRAINTS FRONT SETBACK: 10'-0" REAR SETBACK: 3'-0" SIDE SETBACK: 4'-0" (10%) MAX HEIGHT: CONVEX SLOPE DETERMINATION BUILDING UNIT DIAGRAM CALCULATIONS LEGEND NON-CONFORMING CONDITION LOT AREA LOT COVERAGE PARKING UNIT 1 UNIT 2 UNIT 3 UNIT 4 PROPOSED OPEN SPACE PROJECT INFORMATION OPEN SPACE DIAGRAM SETBACK / OPEN SPACE CALCULATION: BUILDABLE LENGTH: 84.97' (LOT LENGTH NORTH) 84.95' (LOT LENGTH SOUTH) - 10' (FRONT SETBACK) - 3' (REAR SETBACK) = 71.97' NORTH - 3' (REAR SETBACK) = 71.95' SOUTH BUILDABLE WIDTH: 40' (LOT WIDTH) - 4' (SIDE SETBACK) - 4' (WALKSTREET SETBACK) = 32' OPEN SPACE: REQUIRED MIN. 300 SF PER UNIT (300SF x 4 = 1,200 SF) PROPOSED OPEN SPACE: 280 SF + 126 SF + 100 SF = 506 SF PERMISSIBLE LOT COVERAGE: MAX 65% OF LOT AREA (3,400 SF x 0.65 = 2,210 SF) EXISTING LOT COVERAGE: 2,248 SF (66%) > 2,210 SF (65%) PROPOSED LOT COVERAGE: 1,896 SF (55%) < 2,210 SF (65%) LANDSCAPE CALCULATION: TOTAL EXTERIOR SURFACE AREA: 1,504 SF MIN. 50% OF EXT. SURFACE AREA MUST CONSIST OF WATER PERMEABLE SURFACES AS REQ'D IN HBMC LANDSCAPE AREA: 597 SF PERMEABLE AREA: 215 SF TOTAL PERMEABLE AREA: 812 SF NON PERMEABLE AREA: 692 SF PERMEABLE AREA OF 812 SF / 1,504 SF = 54% PERMEABLE ADDED SF FOR CIVIL PLAN & REPORTS: ALLOWED SQ FT: =/< 400 SF EXISTING NON-CONDITIONED SPACE TO NEW CONDITIONED SPACE 119 SF EXISTING OUTDOOR SPACE TO NEW UNCONDITIONED SPACE 69 SF TOTAL 188 SF < 400 SF FLOOR AREA CALCULATION: EXISTING: UNIT 1: - 694 SF UNIT 2: - 722 SF UNIT 3: - 902 SF UNIT 4: - 1,001 SF TOTAL: - 3,319 SF COVERED PARKING: 196 SF + 186 SF = 382 SF PROPOSED: UNIT 1: - 659 SF UNIT 2: - 592 SF UNIT 3: - 763 SF UNIT 4: - 789 SF TOTAL: - 2,803 SF Page 200 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: D01 COPYRIGHT: DEMO PLAN - FOOTING PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 EXISTING FOOTING TO REMAIN PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB BUILDING TO BE DEMOLISHED EXISTING TO REMAIN NON-CONFORMING TO BE DEMOLISHED SCALE: 1/4" = 1'-0"1EXISTING FOOTING PLAN DEMO LEGEND Page 201 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: D02 COPYRIGHT: DEMO PLAN - FIRST FLOOR PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 BUILDING TO BE DEMOLISHED EXISTING TO REMAIN NON-CONFORMING TO BE DEMOLISHED NON-CONFORMING STRUCTURE TO BE DEMOLISHED NON-CONFORMING STRUCTURE TO BE DEMOLISHED NON-CONFORMING STRUCTURE TO BE DEMOLISHED BATH BATH UNIT 2722 sq ft UNIT 1694 sq ft GARAGE196 sq ft UP PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB SCALE: 1/4" = 1'-0"1EXISTING FIRST FLOOR DEMO LEGEND Page 202 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: D03 COPYRIGHT: DEMO PLAN - SECOND FLOOR PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 NON-CONFORMING STRUCTURE TO BE DEMOLISHED NON-CONFORMING STRUCTURE TO BE DEMOLISHED LIVING DINING HALL BATH UNIT 4 BEDROOM LIVING HALL KITCHEN BATH KITCHEN UNIT 4 BEDROOM UNIT 3 BEDROOM UNIT 3 BEDROOM UNIT 3902 sq ft UNIT 4 1,001 sq ft DOWN PL PL PL PL PL PL PL PL SB SB SBSB SBSB SB SB BUILDING TO BE DEMOLISHED EXISTING TO REMAIN NON-CONFORMING TO BE DEMOLISHED SCALE: 1/4" = 1'-0"1 EXISTING SECOND FLOOR DEMO LEGEND Page 203 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: D04 COPYRIGHT: DEMO PLAN - ROOF PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 NON-CONFORMING STRUCTURE TO BE DEMOLISHED PL PL PL PL PL PL PL PL SB SB SBSB SBSB SB SB CP1 63'-5 1/2" CP2 67'-1 1/4" CP3 70'-8" BUILDING TO BE DEMOLISHED EXISTING TO REMAIN NON-CONFORMING TO BE DEMOLISHED SCALE: 1/4" = 1'-0"1EXISTING ROOF PLAN DEMO LEGEND Page 204 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A101 COPYRIGHT: PROPOSED SITE PLAN PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29UP UPUPENTRYENTRY ENTRYUP32.03' BUILDABLE WIDTH4'4'43' T.O.W 39.00'40.241' 39.00' 35.155' 43'-7" T.O.W 44'-1" T.O.W 4' EXISTING WALLS PHONE AND FIBER IS AERIAL;DROPS WILL BE UNDERGROUNDTO DEMARCATION POINT ON BUILDING ELECTRICAL SUPPLY IS AERIAL,FUTURE UNDERGROUNDDISTRIBUTION PER SCE WORK 01 01 07 PUBLIC STAIRCASE TO ACCESS UNIT 3 & 4 UPUP 3' SETBACK71.97'BUILDABLE LENGTH10' SETBACK 54 sq ft29.08' PC29.03' PC 40.97' PC41.35' PC41.083'18' DRIVEWAY WIDTH20'9'EXISTING WALLS 0203 06 06 06 06 03HERMOSA AVEPALM DRIVEEM GM PL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB SITE PLAN NOTES 1) EXCAVATIONS, BACKFILL, AND COMPACTION REQUIREMENTS: COMPLY WITH ALL REQUIREMENTS OF THE GEOTECHNICAL ENGINEERING REPORT, SOIL REPORT, AND/OR SHORING ENGINEERING, FOR ALL EXCAVATIONS, BACKFILL, AND COMPACTION. 2) CONDITIONS DEVIATING FROM DRAWINGS OR GEOTECHNICAL/SOIL REPORTS: IF, DURING EXCAVATION, SHORING, BACKFILL OR COMPACTION, ANY CONDITIONS ARE UNCOVERED THAT DEVIATE FROM WHAT IS SHOWN ON THE DRAWINGS, GEOTECHNICAL OR SOIL REPORT OR SHORING ENGINEERING (IF ANY) THAT IS OTHER THAN ANTICIPATED IN NORMAL CONSTRUCTION EXPERIENCE, IMMEDIATELY NOTIFY THE ARCHITECT. 3) SETBACKS: VERIFY THAT ALL CODE-REQUIRED SETBACKS AND HEIGHT LIMITATIONS ARE OBSERVED. 4) PROTECTION OF PERSONS AND PROPERTY: BARRICADE OPEN DEPRESSIONS AND HOLES OCCURRING AS PART OF THIS WORK. PROTECT ALL ADJACENT STRUCTURES, UTILITIES, SIDEWALKS, PAVEMENTS, AND OTHER FACILITIES FROM DAMAGE CAUSED BY SETTLEMENT, LATERAL MOVEMENT, UNDERMINING, WASHOUT, AND OTHER HAZARDS CREATED BY OPERATIONS UNDER THIS SECTION. 5) CONSTRUCTION FENCE: PROVIDE A CONSTRUCTION FENCE TO PREVENT UNAUTHORIZED ENTRY ONTO THE CONSTRUCTION SITE AND THE PROTECTION OF STRUCTURES AND MATERIALS. 6) UTILITIES: COORDINATE THE LOCATION OF ALL NEW UTILITY CONNECTION POINTS AND METERS. PROTECT ALL EXISTING UTILITY SUPPLIES, CONNECTION POINTS AND METERS. ELECTRICAL, TELEPHONE, CABLE TELEVISION SYSTEMS AND SIMILAR SERVICE WIRES AND CABLES SHALL BE INSTALLED UNDERGROUND IN COMPLIANCE WITH APPLICABLE BUILDING AND ELECTRICAL CODES, SAFETY REGULATIONS AND ORDERS, RULES OF THE PUBLIC UTILITIES COMMISSION OF THE STATE OF CALIFORNIA AND SPECIFICATIONS OR STANDARDS OF THE PUBLIC WORKS DEPARTMENTS. TRENCH SEPARATION REQUIREMENTS SHALL BE IN ACCORDANCE WITH CALIFORNIA DEPARTMENT OF HEALTH SERVICES "CRITERIA FOR SEPARATION OF WATER MAINS AND NON-POTABLE PIPELINES." 7) SEWER CLEAN-OUTS: COORDINATE THE LOCATION OF ALL SEWER CLEAN-OUTS WITH THE ARCHITECT PRIOR TO PERFORMING ANY WORK. 8) EXTERIOR PAVING (SEE ITEM 9 BELOW ADDITIONAL CRITERIA: ALL EXTERIOR PAVING SHALL BE SLOPED TO DRAIN TO EITHER AREA DRAINS, THE STREET, OR ADJACENT PLANING AREAS, DEPENDING ON THE LOCATION AND CONDITION. VERIFY FINISHED PAVING JOINTS FOR ALL EXTERIOR PAVING PRIOR TO PERFORMING ANY WORK. VERIFY THE QUANTITY AND LOCATION OF CONTROL JOINTS FOR ALL EXTERIOR PAVING PRIOR TO PERFORMING ANY WORK. 9) STORM DRAINAGE/SUSMP REQUIREMENT: VERIFY WITH GOVERNING AGENCIES IF A STORM WATER URBAN MITIGATION PLAN (SUSMP) OR OTHER POLLUTION PREVENTION FILTERING SYSTEMS REQUIRED. ALL DOWNSPOUTS AND AREA DRAINS SHALL CONNECT INTO PVC DRAINAGE PIPES THAT TERMINATE AT THE SUSMP OR TO THE STREET AS REQUIRED. 10) PATIOS AND PORCHES AT OUT-SWINGING DOORS: VERIFY THAT THE HEIGHT OF THE FINISH SURFACE WILL COMPLY WITH THE CODE-REQUIRED MAXIMUM ALLOWABLE HEIGHT DIFFERENCE OF 1" BETWEEN THE TOP OF THE THRESHOLD AND THE TOP OF THE EXTERIOR FINISH SURFACE. COORDINATE WITH THRESHOLD DETAIL AND FINISH SURFACE MATERIAL INSTALLATION PROCEDURE. NOTIFY THE ARCHITECT BEFORE PROCEEDING WITH ANY WORK IF THE CONDITION DOES NOT COMPLY WITH THE CODE. 11) YARD WALLS: VERIFY THAT ALL NEW YARD WALLS COMPLY WITH ZONING CODE HEIGHT LIMITATIONS. 12) FENCE/WALL/HANDRAIL AND HEDGE HEIGHTS: AS FROM THE LOWEST FINISHED GRADE ADJACENT TO EACH SECTION OF THESE STRUCTURES, THERE MAY BE A MAXIMUM OF: 42" IN THE FRONT YARD SETBACK AND 72" AT ALL OTHER LOCATIONS ON SITE (36" IN THE DRIVEWAY VISIBILITY TRIANGLE (SEE ITEM 17) AND IN TRAFFIC VISION CLEARANCE TRIANGLE. 13) CURB CUTS AND SIDEWALKS: THE CONTRACTOR IS REQUIRED TO OBTAIN A SEPARATE PERMIT FOR ALL CURB CUTS AND SIDEWALK CONSTRUCTION. CONSTRUCT ALL NEW CURB CUTS AND SIDEWALKS PER APPROVED CITY ENGINEERING PRO PUBLIC WORKS DEPARTMENT REQUIREMENTS. 14) LANDSCAPE COORDINATION: PROVIDE AND COORDINATE ALL REQUIRED WATER SUPPLY AND POWER OUTLETS REQUIRED FOR THE LANDSCAPE IRRIGATION SYSTEM. 15) ELECTRICAL AND GAS METER: PROVIDE 200 AMPS. ELECTRICAL PANEL UNDER SEPARATE PERMIT. PROVIDE 36" OFFSET FROM ELECTRICAL METER. CONSULT THE ELECTRICAL COMPANY FOR DETAILS. PROVIDE GAS METER WITH APPROVED SEIMIC GAS SHUTOFF VALVE. PROVIDE 36" OFFSET FROM ELECTRICAL METER. CONSULT THE GAS COMPANY FOR DETAILS. 17) DRIVEWAY VISIBILITY: VISIBILITY OF A DRIVEWAY CROSSING A STREET PROPERTY LINE SHALL NOT BE BLOCKED BETWEEN A HEIGHT OF 3 FEET AND 9 FEET FOR A DEPTH OF 5 FEET FROM THE STREET PROPERTY LINE AS VIEWED FROM THE EDGE OF THE RIGHT- OF-WAY ON EITHER SIDE OF THE DRIVEWAY AT A DISTANCE OF 15 FEET OR AT THE NEAREST PROPERTY LINE INTERSECTIONTHE STREET PROPERTY LINE, WHICHEVER IS LESS (MBMC 10.64.150). 18) SHORING: IF REQUIRED, TO BE UNDER SEPARATE PERMIT PREPARED BY CIVIL ENGINEERING PRIOR TO CONSTRUCTION. 19) SEPARATE PERMITS: SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS, SOLAR SYSTEMS, DEMOLITION AND SEWER CAPS OF EXISTING BUILDS, SHORING, AND RETAINING WALLS. IF SUCH IMPROVEMENTS OR DEMOLITION IS REQUIRED AS A CONDITION OF APPROVAL FOR DISCRETIONARY ACTIONS OR TO COMMENCE BUILDING, THEN SUCH PERMITS MUST BEOBTAINED BEFORE OR AT THE TIME THIS PROPOSED BUILDING PERMIT IS ISSUED. 20) DRIVEWAY PROFILE NOTE: DRIVEWAY PROFILES EXCEEDING 9% GRADE WILL BE STAKED AND VERIFIED BY LICENSED PROFESSIONAL LAND SURVEYOR. VERIFICATION OF DRIVEWAY GRADES WILL BE DONE PRIOR TOPOURING THE GARAGE SLAB. DRIVEWAY GRADES EXCEEDING 12.5% ARE NOT PERMITTED. 21) TREE PROTECTION: ROOTS 2 INCHES OR MORE IN DIAMETER CANNOT BE CUT IN ORDER TO PRESERVE THE TREE. 22) EROSION PROTECTION NOTE: APPROVED EROSION PROTECTION DEVICES SHALL BE PROVIDED AND MAINTAINED FOR CONSTRUCTION DURING THE RAINY SEASON BETWEEN NOVEMBER 1ST AND APRIL 15TH AND SHALL BE PLACED AT THE END OF EACH DAY'S WORK. 23) PROTECTION OF EXISTING PLANTING AND TREES: ALL EXISTING PLANT MATERIAL AND TREES NOT INDICATED TO BE REMOVED SHALL BE PROTECTED TO THE DRIP LINE DURING DEMOLITION AND CONSTRUCTION. ANY PLANTING OR TREES THAT ARE DAMAGED OR KILLED SHALL BE REPLACED AT NO COST TO THE OWNER. 24) PROTECTION OF EXISTING STRUCTURES: ALL EXISTING STRUCTURES NOT INDICATED TO BE REMOVED SHALL BE PROTECTED DURING DEMOLITION AND CONSTRUCTION. ANY FINISHES THAT ARE REMOVED OR OTHERWISE DAMAGED SHALL BE REPLACED AT NO COST TO THE OWNER. 01 02 03 04 05 06 07 EXISTING FENCE POWER POLE TRASH/RECYCLE BINS PER CITY REQUIREMENTS. UTILITY NICHE GATE PROPOSED FENCE NON STRUCTURAL WOOD FENCE UNDER 42". 1 1 1 1 1 SCALE: 3/16" = 1'-0"1PROPOSED SITE PLAN SITE PLAN PLAN KEYNOTESLEGEND Page 205 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A102 COPYRIGHT: PROPOSED LANDSCAPE PLAN PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29UP UPUPA A A A A A A A A A A A A B B B B A B B B B B B B B B B B B B B B BB 1 ENTRY 2 ENTRY UP371 sq ft 400 sq ft EXISTING WALLS LIVING 101 446 sq ft BEDROOM 102 153 sq ft BATHROOM 103 60 sq ft LIVING 104 214 sq ft BEDROOM 105 108 sq ft KITCHEN 106 171 sq ft BATH 107 81 sq ft GARAGE 108 440 sq ft PUBLIC STAIRCASE TO ACCESS UNIT 3 & 4 UNIT 1 UNIT 2 UPUP161 sq ft 54 sq ft EXISTING WALLS HERMOSA AVEPALM DRIVEPL PL PL PL PL PL PL PL SB SB SB SB SBSB SBSB A B SCALE: 1/4" = 1'-0"1LANDSCAPE PLAN LOT AREA : 3,400 SF LOT COVERAGE: 1,896 SF DRIVEWAY: 54SF TOTAL EXTERIOR SURFACE AREA= (LOT AREA - LOT COVERAGE) 3,400 SF - 1,896 SF= 1,504 SF MINIMUM 50% OF THE EXTERIOR SURFACE AREA MUST CONSIST OF WATER PERMEABLE SURFACES AS REQUIRED IN HBMC. PERMEABLE AREA: 986 SF NON PERMEABLE AREA: 518 SF PERMEABLE AREA OF 812 SF / 1,504 SF = 65% PERMEABLE GRASS LEGEND PLANTING SCHEDULE WATER USAGE CALCULATIONS DECOMPOSED GRAVEL PLANT SYMBOL PLANT SYMBOL SYM.SCIENTIFIC NAME COMMON USAGE SIZE QTY A PTTOSPORUM TENUIFOLIUM SILVER SHEEN KOHUHU LOW 15 GAL 14 B WESTRINGIA FRUTICOSA COASTAL ROSEMARY LOW 7 GAL 21 PERMEABLE PAVERS NOTES 1) A MINIMUM 3-INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. 2) AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICSATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. 3) UNLESS CONTRACDICTED BY SOILS TEST, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL. 4) A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT. 5) I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLANS. Page 206 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A103 COPYRIGHT: PROPOSED FIRST FLOOR PLAN PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29UP UPUP1 ENTRY 2 ENTRY 1 12 23 34 45 5 AA UP1 A202 2 A201 1 A201 2 A203 1 A301 1 A301 2 A301 2 A301 3 A301 3 A301 3' F.F. 39'-0" F.F. 39'-0" F.F. 39'-0"F.F. 41'-6"3'-6" CLR.9 1/2" 3' 3'24'-1"11'-11"17'-1"16'-11"1'-11 3/4"10' 84'-11 3/4" PROPERTY LENGTH 40'-1/4" PROPERTY WIDTH23'-3" BUILDING WIDTH4'8'-9 1/2"10'-1"4'4'-5"4'-9"4'18'-2 1/2"23'-11 1/4"9'LIVING 101 446 sq ft BEDROOM 102 153 sq ft BATHROOM 103 60 sq ft LIVING 104 214 sq ft BEDROOM 105 108 sq ft KITCHEN 106 171 sq ft BATH 107 81 sq ft GARAGE 108 440 sq ft 06 07 01 08 10 07 06 04 PUBLIC STAIRCASE TO ACCESS UNIT 3 & 4 UNIT 1 UNIT 2 UPUP8'-9 1/2"32' 20' F.F. 41'-1/2"4' CLR.4'-10 1/2" 3 1/2" 3' 70' OVERALL BUILDING LENGTH 13 11 10 1311 14HERMOSA AVEPALM DRIVEPL PL B B C C D D E E PL PL PL PL PL PL SB SB SB SB SBSB SBSB 01 02 03 04 05 06 07 08 09 10 11 12 13 14 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. 15 16 17 18 19 20 21 22 DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. NON STRUCTURAL WOOD FENCE UNDER 42". GATE FLOOR/ROOF PLAN NOTES 1) EXTERIOR WOOD STUD SIZE: ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE MIN. 2x4 @ 16" O.C., TYP., U.N.O. (INSULATION REFER TO WALL ASSEMBLY). 2) TYPE-X FIRE RESISTANT GYP BOARD: ALL WALLS AND CEILINGS IN USABLE SPACE, GARAGE, UTILITY, MECHANICAL, UNDER STAIRS AND CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD. 3) EXTERIOR WALLS WITHIN 5' OF THE PROPERTY LINE: ALL EXTERIOR WALLS LOCATED WITHIN 5 FEET OF THE PROPERTY LINE SHALL BE ONE HOUR FIRE-RATED PER CRC TABLE R302.1(1). 4) PARKING STALL CLEARANCE: THE REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT, OR SIMILAR CONSTRUCTION. 5) CHIMNEY HEIGHT: CHIMNEY NOT TO EXCEED 5' ABOVE THE HEIGHT LIMIT AND NOT TO EXCEED 3' IN WIDTH AND 5' IN LENGTH. 6) HEIGHT LIMIT: PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, AND ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 7) MEANS OF EGRESS: DOORS/WINDOWS OPENINGS THAT PROVIDE EGRESS MUST BE 5.7 SQFT CLEAR MINIMUM. 8) EGRESS GATE: THE EGRESS GATE SHALL BE OPENABLE FROM THE INSIDEWITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 9) SHOWER WALL SURFACE: SHOWERS AND WALLS ABOVE BATHTUBS WITH SHOWER HEADS SHALL BE FINISHED WITH SMOOTH, NONABSORBENT SURFACE TO A HEIGHT NOT LESS THAN 72" ABOVE DRAININLET [R307.2 CRC]. 10) DOORBELL: THE DOORBELL BUTTON IS TO BE INSTALLED AT 48 INCHES ABOVE THE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY PER CRC R327.1.4. 11) DRAINAGE: ALL EXTERIOR HARDSCAPE AND/OR LANDSCAPE TO SLOPE 2% MINIMUM AWAY FROM THE BUILDING. SLOPE DECK SURFACE TO DECK DRAINS TYP. 1/4" PER FT MINIMUM. PROVIDE SCUPPER OR OVERFLOW 2" ABOVE THE DRAIN SURFACE. 12) MOISTURE BARRIERS: IMPERV. MOISTURE BARRIERS SHALL NOT BE COVERED UNTIL INSPECTED AND APPROVED BY THE CITY INSPECTOR. – CRC SEC R109.1.5.3. 13) WINE CELLAR WALLS: INSULATE ALL WINE ROOMS WITH ICYNENE, OR APPROVEDEQUAL. 1 SCALE: 1/4" = 1'-0"1PROPOSED FIRST FLOOR FLOOR/ROOF PLAN KEYNOTESLEGEND PROPOSED NEW WALL EXISTING WALL TO REMAIN Page 207 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A104 COPYRIGHT: PROPOSED SECOND FLOOR PLAN PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 12 345678 910111 213 U P 13 RISERS (6 5/8")3 ENTRY4 ENTRY1 12 23 34 45 5 1.1 1.1 1.2 1.2 2.1 2.1 3.1 3.1 3.2 3.2 AA DOWN2 A201 1 A201 2 A203 1 A301 1 A301 2 A301 2 A301 3 A301 3 A301 F.F. 52'-0" F.F. 52'-0"F.F. 52'-0"3'-6" CLR.3'2'-8"3'3'3'-6"3'3'3'3' 100 sq ft LIVING 201 188 sq ft DEN 203 85 sq ft BEDROOM 1 202 122 sq ft BATH 204 122 sq ft BEDROOM 2 205 117 sq ft CLOSET 47 sq ft BEDROOM 1 206 134 sq ft KITCHEN 207 121 sq ft LIVING 208 140 sq ft BEDROOM 2 209 192 sq ft BATH 210 72 sq ft BATH 211 81 sq ft 10 11 12 10 11 0706 PL PL B B C C D D E E E.1 E.1 7'-5 1/4"12'-1/2"SERVICE STAIR FOR MECHANICAL ACCESS01 PL PL PL PL PL PL SB SB SBSB SBSB SB SB 01 02 03 04 05 06 07 08 09 10 11 12 13 14 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. 15 16 17 18 19 20 21 22 23 24 25 DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. NON STRUCTURAL WOOD FENCE UNDER 42". GATE BUILDING OUTLINE BEYOND FLOOR/ROOF PLAN NOTES 1) EXTERIOR WOOD STUD SIZE: ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE MIN. 2x4 @ 16" O.C., TYP., U.N.O. (INSULATION REFER TO WALL ASSEMBLY). 2) TYPE-X FIRE RESISTANT GYP BOARD: ALL WALLS AND CEILINGS IN USABLE SPACE, GARAGE, UTILITY, MECHANICAL, UNDER STAIRS AND CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD. 3) EXTERIOR WALLS WITHIN 5' OF THE PROPERTY LINE: ALL EXTERIOR WALLS LOCATED WITHIN 5 FEET OF THE PROPERTY LINE SHALL BE ONE HOUR FIRE-RATED PER CRC TABLE R302.1(1). 4) PARKING STALL CLEARANCE: THE REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT, OR SIMILAR CONSTRUCTION. 5) CHIMNEY HEIGHT: CHIMNEY NOT TO EXCEED 5' ABOVE THE HEIGHT LIMIT AND NOT TO EXCEED 3' IN WIDTH AND 5' IN LENGTH. 6) HEIGHT LIMIT: PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, AND ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 7) MEANS OF EGRESS: DOORS/WINDOWS OPENINGS THAT PROVIDE EGRESS MUST BE 5.7 SQFT CLEAR MINIMUM. 8) EGRESS GATE: THE EGRESS GATE SHALL BE OPENABLE FROM THE INSIDEWITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 9) SHOWER WALL SURFACE: SHOWERS AND WALLS ABOVE BATHTUBS WITH SHOWER HEADS SHALL BE FINISHED WITH SMOOTH, NONABSORBENT SURFACE TO A HEIGHT NOT LESS THAN 72" ABOVE DRAININLET [R307.2 CRC]. 10) DOORBELL: THE DOORBELL BUTTON IS TO BE INSTALLED AT 48 INCHES ABOVE THE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY PER CRC R327.1.4. 11) DRAINAGE: ALL EXTERIOR HARDSCAPE AND/OR LANDSCAPE TO SLOPE 2% MINIMUM AWAY FROM THE BUILDING. SLOPE DECK SURFACE TO DECK DRAINS TYP. 1/4" PER FT MINIMUM. PROVIDE SCUPPER OR OVERFLOW 2" ABOVE THE DRAIN SURFACE. 12) MOISTURE BARRIERS: IMPERV. MOISTURE BARRIERS SHALL NOT BE COVERED UNTIL INSPECTED AND APPROVED BY THE CITY INSPECTOR. – CRC SEC R109.1.5.3. 13) WINE CELLAR WALLS: INSULATE ALL WINE ROOMS WITH ICYNENE, OR APPROVEDEQUAL. SCALE: 1/4" = 1'-0"1PROPOSED SECOND FLOOR FLOOR/ROOF PLAN KEYNOTESLEGEND PROPOSED NEW WALL EXISTING WALL TO REMAIN Page 208 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A105 COPYRIGHT: PROPOSED ROOF PLAN PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29123456 7 8 9101112 13DOWN 1 12 23 34 45 5 AA 2 A201 2 A203 1 A301 2 A301 2 A301 3 A301 3 A301 15 15 01 50% OF BALCONY BELOW IS OPEN TO SKY PL PL B B C C D D E E DOWN PL PL PL PL PL PL SB SB SBSB SBSB SB SB CP1 63'-5 1/2" CP2 67'-1 1/4" CP3 70'-8" 01 02 03 04 05 06 07 08 09 10 11 12 13 14 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. 15 16 17 18 19 20 21 22 23 24 25 DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. NON STRUCTURAL WOOD FENCE UNDER 42". GATE BUILDING OUTLINE BEYOND FLOOR/ROOF PLAN NOTES 1) EXTERIOR WOOD STUD SIZE: ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE MIN. 2x4 @ 16" O.C., TYP., U.N.O. (INSULATION REFER TO WALL ASSEMBLY). 2) TYPE-X FIRE RESISTANT GYP BOARD: ALL WALLS AND CEILINGS IN USABLE SPACE, GARAGE, UTILITY,MECHANICAL, UNDER STAIRS AND CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD. 3) EXTERIOR WALLS WITHIN 5' OF THE PROPERTY LINE: ALL EXTERIOR WALLS LOCATED WITHIN 5 FEET OF THE PROPERTY LINE SHALL BE ONE HOUR FIRE-RATED PER CRC TABLE R302.1(1). 4) PARKING STALL CLEARANCE: THE REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT, OR SIMILAR CONSTRUCTION. 5) CHIMNEY HEIGHT: CHIMNEY NOT TO EXCEED 5' ABOVE THE HEIGHT LIMIT AND NOT TO EXCEED 3' IN WIDTH AND 5' IN LENGTH. 6) HEIGHT LIMIT: PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, AND ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 7) MEANS OF EGRESS: DOORS/WINDOWS OPENINGS THAT PROVIDE EGRESS MUST BE 5.7 SQFT CLEAR MINIMUM. 8) EGRESS GATE: THE EGRESS GATE SHALL BE OPENABLE FROM THE INSIDEWITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 9) SHOWER WALL SURFACE: SHOWERS AND WALLS ABOVE BATHTUBS WITH SHOWER HEADS SHALL BE FINISHED WITH SMOOTH, NONABSORBENT SURFACE TO A HEIGHT NOT LESS THAN 72" ABOVE DRAININLET [R307.2 CRC]. 10) DOORBELL: THE DOORBELL BUTTON IS TO BE INSTALLED AT 48 INCHES ABOVE THE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY PER CRC R327.1.4. 11) DRAINAGE: ALL EXTERIOR HARDSCAPE AND/OR LANDSCAPE TO SLOPE 2% MINIMUM AWAY FROM THE BUILDING. SLOPE DECK SURFACE TO DECK DRAINS TYP. 1/4" PER FT MINIMUM. PROVIDE SCUPPER OR OVERFLOW 2" ABOVE THE DRAIN SURFACE. 12) MOISTURE BARRIERS: IMPERV. MOISTURE BARRIERS SHALL NOT BE COVERED UNTIL INSPECTED AND APPROVED BY THE CITY INSPECTOR. – CRC SEC R109.1.5.3. 13) WINE CELLAR WALLS: INSULATE ALL WINE ROOMS WITH ICYNENE, OR APPROVEDEQUAL. 1 1 1 1 SCALE: 1/4" = 1'-0"1PROPOSED ROOF PLAN FLOOR/ROOF PLAN KEYNOTESCRITICAL POINT HEIGHT ANALYSIS 2 Page 209 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A201 COPYRIGHT: EAST WEST ELEVATION PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 A B C D E E.1 FIRST FLOOR ±0" SECOND FLOOR +10'-6" ROOF +21' MAX HEIGHT +30' T.O.W 33'-7" T.O.P 63'-5 1/2" CP3 70'-8" 47'-1/4"6'-3 1/4"55'-6"3'-6"4'-10 1/2"6'-11"7'-6"11'-1"6'-11"3'-6"4'-9"4'-5"4'10'-1"1'-11" 29'-1/4" F.G.29'-3/4" CP2 67'-1 1/4" CP1 63'-5 1/2"30' MAX ALLOWALE HEIGHTEXISTING GRADE SERVICE STAIR FOR MECHANICAL ACCESSPL-01 MT-01 MT-01 PL-01 PL-01 PL-01 E.1 E D C B A FIRST FLOOR ±0" SECOND FLOOR +10'-6" ROOF +21' MAX HEIGHT +30'CP3 70'-8" 69'-2 3/4" 67'-8" CP2 67'-1 1/4" 41'-1 1/2" F.G.30' MAX ALLOWABLE HEIGHTEXISTING GRADE DECORATIVE ORNATMENTSERVICE STAIR FOR MECHANICAL ACCESS GARAGE ENTRY DECORATIVE FACADE PL-01 MT-02 MT-02MT-02 WD-01 WD-01 01 02 03 04 05 06 07 08 09 10 11 12 13 14 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. 15 16 17 18 19 20 21 22 23 DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. NON STRUCTURAL WOOD FENCE UNDER 42". GATE BUILDING OUTLINE BEYOND SCALE: 1/4" = 1'-0"2WEST ELEVATION SCALE: 1/4" = 1'-0"1EAST ELEVATION CRITICAL POINT HEIGHT ANALYSIS 2 ELEVATION KEYNOTES Page 210 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A202 COPYRIGHT: NORTH ELEVATIONS PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 1 1.1 1.2 2 2.1 3 3.1 3.2 4 5 FIRST FLOOR ±0" FIRST FLOOR ±0" SECOND FLOOR +10'-6" SECOND FLOOR +10'-6" ROOF +21' ROOF +21' MAX HEIGHT +30' MAX HEIGHT +30' CP2 64.65'29'-2" OVERALL BUILDING HEIGHT10'-6"10'-6"8'-2"T.O.R 23'-6" CP3 70'-8" 40'-1 1/4" 38'-6 3/4"30' MAX ALLOWABLE HEIGHT37'-1/4" 34'-9" 31' 29'-1" 41'-1/2"41'-4 1/2"41'-6 3/4" CP1 63'-5 1/2"30' MAX ALLOWABLE HEIGHT3'5'5'2'-6"8'-3/4"8'6'9'-4 3/4"7'-6"41'-3" F.G.40'-8 3/4" F.G. 40'-1 1/2" F.G. 44'-1" T.O.W 2'-11 1/4"2'-8"2'-4 3/4"43'-7" T.O.W 43' T.O.W 59'-1" 64'-9" 68'-6 3/4" 70'-3" 71'-1/2"71'-3 1/2"71'-6 3/4"71'-4 1/4" INTERPOLATED GRADE LINE NEIGHBORING GRADE EXISTING GRADE MT-01 PL-01 MT-01 PL-01 MT-01 MT-01 PL-01 21 22 23 MAX HEIGHT: CONVEX SLOPE DETERMINATION 01 02 03 04 05 06 07 08 09 10 11 12 13 14 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. 15 16 17 18 19 20 21 22 23 DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. NON STRUCTURAL WOOD FENCE UNDER 42". GATE BUILDING OUTLINE BEYOND 1 1 1 1 1 SCALE: 1/4" = 1'-0"1NORTH ELEVATION CRITICAL POINT HEIGHT ANALYSIS 2 ELEVATION KEYNOTESNOTES 1) REFERENCE SHEET G04 FOR CONVEX SLOPE DETERMINATION INTERPOLATED GRADE DIAGRAM Page 211 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A203 COPYRIGHT: SOUTH ELEVATIONS PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 5 4 3.2 3.1 3 2.1 2 1.2 1.1 1 FIRST FLOOR ±0" FIRST FLOOR ±0" SECOND FLOOR +10'-6" SECOND FLOOR +10'-6" ROOF +21' ROOF +21' MAX HEIGHT +30' MAX HEIGHT +30' 65' CP3 70'-8" CP1 63'-5 1/2" 55'-6"10'-5"39'-2 3/4" 40'-1/2"40'-3/4"40'-2 1/2"40'-3 3/4" 36'-3 3/4" 34'-3" 32'-5 3/4" 29' 41'-3 1/4"41'-1 1/4"29'-7" OVERALL BUILDING HEIGHTCP2 67'-1 1/4" 39'-3/4"3'4'-11 1/2"1'-10" 41'-1" F.G. 39'-1" F.G. 36'-3" F.G. 59' 64'-3 1/4" 66'-6 3/4" 68'-4 1/2" 69'-5 3/4" 70'-2 3/4"70'-3/4"70'-3 3/4"70'-6 1/4" 71'-4"30' MAX ALLOWABLE HEIGHTEXISTING GRADE NEIGHBORING GRADE INTERPOLATED GRADE LINE MAX HEIGHT: CONVEX SLOPE DETERMINATION SERVICE STAIR FOR MECHANICAL ACCESS PL-01 PL-01 PL-01 MT-01 MT-01 01 02 03 04 05 06 07 08 09 10 11 12 13 14 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. 15 16 17 18 19 20 21 22 23 DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. NON STRUCTURAL WOOD FENCE UNDER 42". GATE BUILDING OUTLINE BEYOND 1 1 1 SCALE: 1/4" = 1'-0"2SOUTH ELEVATION CRITICAL POINT HEIGHT ANALYSIS 2 ELEVATION KEYNOTESNOTES 1) REFERENCE SHEET G04 FOR CONVEX SLOPE DETERMINATION INTERPOLATED GRADE DIAGRAM Page 212 of 376 MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: 24006 MODEL FILE: 24006 - 3232 Hermosa Ave - 3232 DRAWN BY: A301 COPYRIGHT: BUILDING SECTIONS PROJECT NAME 3232 APARTMENT RENOVATION PROJECT NUMBER 24006 PROJECT ADDRESS 3232 HERMOSA AVE HERMOSA BEACH, CA 90254 ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 7/30/25 5:06 PM PRE-APP SUBMITTAL02-07 PLANNING SUBMITTAL 0104-25 PLANNING SUBMITTAL 0207-29 5 4 3.2 3.1 3 2.1 2 1.2 1.1 1 FIRST FLOOR +41'-6" SECOND FLOOR +52' ROOF +62'-6" MAX HEIGHT +71'-6"8'8'2'-6"8'-11"10'-6"1'-7"16'-11"1'-9"10'-8 1/2"4'-7 1/2"6'-7"5'-4"11'-3 1/2"4'8'-9 1/2" MAX HEIGHT: CONVEX SLOPE DETERMINATION UNIT 4BEDROOM LIVINGLIVING ROOM CLOSET CLOSET DECK SPACEFOR UNIT 3 BEDROOM LIVING KITCHEN LIVING BEDROOMUNIT 1 UNIT 2 UNIT 3 UNIT 4 10'-6"8'FLOOR/ROOF PLAN NOTES 1) EXTERIOR WOOD STUD SIZE: ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE MIN. 2x4 @ 16" O.C., TYP., U.N.O. (INSULATION REFER TO WALL ASSEMBLY). 2) TYPE-X FIRE RESISTANT GYP BOARD: ALL WALLS AND CEILINGS IN USABLE SPACE, GARAGE, UTILITY, MECHANICAL, UNDER STAIRS AND CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD. 3) EXTERIOR WALLS WITHIN 5' OF THE PROPERTY LINE: ALL EXTERIOR WALLS LOCATED WITHIN 5 FEET OF THE PROPERTY LINE SHALL BE ONE HOUR FIRE-RATED PER CRC TABLE R302.1(1). 4) PARKING STALL CLEARANCE: THE REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT, OR SIMILAR CONSTRUCTION. 5) CHIMNEY HEIGHT: CHIMNEY NOT TO EXCEED 5' ABOVE THE HEIGHT LIMIT AND NOT TO EXCEED 3' IN WIDTH AND 5' IN LENGTH. 6) HEIGHT LIMIT: PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, AND ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 7) MEANS OF EGRESS: DOORS/WINDOWS OPENINGS THAT PROVIDE EGRESS MUST BE 5.7 SQFT CLEAR MINIMUM. 8) EGRESS GATE: THE EGRESS GATE SHALL BE OPENABLE FROM THE INSIDEWITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 9) SHOWER WALL SURFACE: SHOWERS AND WALLS ABOVE BATHTUBS WITH SHOWER HEADS SHALL BE FINISHED WITH SMOOTH, NONABSORBENT SURFACE TO A HEIGHT NOT LESS THAN 72" ABOVE DRAININLET [R307.2 CRC]. 10) DOORBELL: THE DOORBELL BUTTON IS TO BE INSTALLED AT 48 INCHES ABOVE THE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY PER CRC R327.1.4. 11) DRAINAGE: ALL EXTERIOR HARDSCAPE AND/OR LANDSCAPE TO SLOPE 2% MINIMUM AWAY FROM THE BUILDING. SLOPE DECK SURFACE TO DECK DRAINS TYP. 1/4" PER FT MINIMUM. PROVIDE SCUPPER OR OVERFLOW 2" ABOVE THE DRAIN SURFACE. 12) MOISTURE BARRIERS: IMPERV. MOISTURE BARRIERS SHALL NOT BE COVERED UNTIL INSPECTED AND APPROVED BY THE CITY INSPECTOR. – CRC SEC R109.1.5.3. 13) WINE CELLAR WALLS: INSULATE ALL WINE ROOMS WITH ICYNENE, OR APPROVEDEQUAL. A B C D E E.1 FIRST FLOOR +41'-6" SECOND FLOOR +52' ROOF +62'-6" MAX HEIGHT +71'-6"4'-7 1/4"10'-6"10'-6"3'-6 3/4"3'-6"10'-6"10'-6"SERVICE STAIR FOR MECHANICAL ACCESS LIVING ROOM BATHHALL UNIT 1 UNIT 3 SECTION NOTES 1) EXTERIOR WOOD STUD SIZE: ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE MIN. 2x4 @ 16" O.C., TYP., U.N.O. (INSULATION REFER TO WALL ASSEMBLY). 2) TYPE-X FIRE RESISTANT GYP BOARD: ALL WALLS AND CEILINGS IN USABLE SPACE, GARAGE, UTILITY, MECHANICAL, UNDER STAIRS AND CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD. 3) EXTERIOR WALLS WITHIN 5' OF THE PROPERTY LINE: ALL EXTERIOR WALLS LOCATED WITHIN 5 FEET OF THE PROPERTY LINE SHALL BE ONE HOUR FIRE-RATED PER CRC TABLE R302.1(1). 4) PARKING STALL CLEARANCE: THE REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT, OR SIMILAR CONSTRUCTION. 5) CHIMNEY HEIGHT: CHIMNEY NOT TO EXCEED 5' ABOVE THE HEIGHT LIMIT AND NOT TO EXCEED 3' IN WIDTH AND 5' IN LENGTH. 6) HEIGHT LIMIT: PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, AND ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 7) MEANS OF EGRESS: DOORS/WINDOWS OPENINGS THAT PROVIDE EGRESS MUST BE 5.7 SQFT CLEAR MINIMUM. 8) EGRESS GATE: THE EGRESS GATE SHALL BE OPENABLE FROM THE INSIDEWITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 9) SHOWER WALL SURFACE: SHOWERS AND WALLS ABOVE BATHTUBS WITH SHOWER HEADS SHALL BE FINISHED WITH SMOOTH, NONABSORBENT SURFACE TO A HEIGHT NOT LESS THAN 72" ABOVE DRAININLET [R307.2 CRC]. 10) DOORBELL: THE DOORBELL BUTTON IS TO BE INSTALLED AT 48 INCHES ABOVE THE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY PER CRC R327.1.4. 11) DRAINAGE: ALL EXTERIOR HARDSCAPE AND/OR LANDSCAPE TO SLOPE 2% MINIMUM AWAY FROM THE BUILDING. SLOPE DECK SURFACE TO DECK DRAINS TYP. 1/4" PER FT MINIMUM. PROVIDE SCUPPER OR OVERFLOW 2" ABOVE THE DRAIN SURFACE. 12) MOISTURE BARRIERS: IMPERV. MOISTURE BARRIERS SHALL NOT BE COVERED UNTIL INSPECTED AND APPROVED BY THE CITY INSPECTOR. – CRC SEC R109.1.5.3. 01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18 19 20 21 22 23 SLOPE CONCRETE SLAB 2% MINIMUM TO DRAIN. DRIVEWAY, SLOPE 2% MINIMUM TO DRAIN. 42" MINIMUM HIGH GUADRAIL (200 psf). 34"-38" MINIMUM HIGH STAIR RAIL ABOVE NOSING. AC CONDENSER HEAT PUMPS PER T24 - REFERENCE MECHANICAL. WATER HEATER - REFERENCE T24 REPORT. SUMP PUMP. EJECTOR PIT. SCUPPER LOCATION. TRASH/RECYCLE BINS PER CITY REQUIREMENTS. ELECTRICAL VEHICLE CHARGER. SOLAR PANELS. TILE FLOOR/WALL - LAYOUT TO APPROVED BY ARCHITECT. REINFORCEMENT FOR GRAB BARS PROVIDED PER CRC R327.1. DOORBELL LOCATION. ADDRESS LOCATION. RANGE. REFRIGERATOR/FREEZER. WASHER/DRYER DISHWASHER. NON STRUCTURAL WOOD FENCE UNDER 42". GATE BUILDING OUTLINE BEYOND E.1 E D C B A FIRST FLOOR +41'-6" SECOND FLOOR +52' ROOF +62'-6" MAX HEIGHT +71'-6"10'-6"10'-6"9'3'-6"8'8'LIVINGGARAGE KITCHENBATHHALL UNIT 4 UNIT 2 SCALE: 1/4" = 1'-0"1BUILDING SECTION A SCALE: 1/4" = 1'-0"2BUILDING SECTION B SCALE: 1/4" = 1'-0"3BUILDING SECTION C SECTION KEYNOTES Page 213 of 376 Page 214 of 376 Page 215 of 376 Page 216 of 376 Page 217 of 376 Page 218 of 376 Page 219 of 376 Page 220 of 376 Page 221 of 376 Page 222 of 376 Page 223 of 376 Page 224 of 376 Page 225 of 376 Page 226 of 376 Page 227 of 376 Page 228 of 376 Page 229 of 376 Page 230 of 376 Page 231 of 376 Page 232 of 376 Page 233 of 376 Page 234 of 376 Page 235 of 376 Page 236 of 376 Page 237 of 376 Page 238 of 376 Page 239 of 376 Page 240 of 376 Page 241 of 376 Page 242 of 376 Page 243 of 376 Page 244 of 376 Page 245 of 376 Page 246 of 376 Page 247 of 376 Page 248 of 376 Page 249 of 376 Page 250 of 376 Page 251 of 376 Page 252 of 376 Page 253 of 376 Page 254 of 376 Page 255 of 376 Page 256 of 376 Page 257 of 376 Page 258 of 376 Page 259 of 376 Page 260 of 376 Page 261 of 376 Page 262 of 376 Page 263 of 376 Page 264 of 376 Page 265 of 376 Page 266 of 376 Page 267 of 376 Page 268 of 376 Page 269 of 376 Page 270 of 376 Senate Bill No. 8 CHAPTER 161 An act to amend Sections 65589.5, 65905.5, 65913.10, 65940, 65941.1, 65943, 65950, 66300, and 66301 of the Government Code, and to amend Section 2 of Chapter 654 of the Statutes of 2019, relating to housing. [Approved by Governor September 16, 2021. Filed with Secretary of State September 16, 2021.] legislative counsel’s digest SB 8, Skinner. Housing Crisis Act of 2019. Existing law, the Housing Crisis Act of 2019, requires a housing development project be subject only to the ordinances, policies, and standards adopted and in effect when a preliminary application is submitted, except as specified. The act defines “housing development project” to mean a use consisting of residential units only, mixed-use developments consisting of residential and nonresidential uses with at least 2⁄3 of the square footage designated for residential use, and transitional or supportive housing. This bill would clarify, for various purposes of the act, that “housing development project” includes projects that involve no discretionary approvals, projects that involve both discretionary and nondiscretionary approvals, and projects that include a proposal to construct a single dwelling unit. The bill would specify that this clarification is declaratory of existing law, except that the clarification does not affect a project for which an application was submitted to the city, county, or city and county before January 1, 2022. Existing law specifies that the act does not prohibit a housing development project from being subject to ordinances, policies, and standards adopted after the preliminary application was submitted in certain circumstances, including when the housing development project has not commenced construction within 2.5 years following the date that the project received final approval. This bill would specify that the act does not prohibit a housing development project that is an affordable housing project, as defined, from being subject to ordinances, policies, and standards adopted after the preliminary application was submitted if the project has not commenced construction within 3.5 years. Existing law prohibits an affected county or an affected city from approving a housing development project that requires the demolition of occupied or vacant protected units, as defined, unless the developer agrees to provide the occupants of any protected units with relocation benefits and a right of first refusal for a comparable unit available in the new housing 91 STATE OF CALIFORNIAAUTHENTICATED ELECTRONIC LEGAL MATERIAL Page 271 of 376 development affordable to the household at an affordable rent or an affordable housing cost. This bill would limit the requirement to provide relocation benefits and a right of first refusal to only the occupants of protected units that are lower income households, as defined. The bill would also specify that the requirement to provide relocation benefits and a right of first refusal does not apply to an occupant of a short-term rental that is rented for a period of fewer than 30 days. The bill would exempt from these provisions, a housing development project for which an application was submitted after January 1, 2019, but before January 1, 2020, that is located in a jurisdiction with a population of under 31,000, and that has adopted a rent or price control ordinance. This bill would exempt certain protected units from the above requirement to provide a right of first refusal, including a development project that consists of a single residential unit located on a site where a single protected unit is being demolished. The bill would also exempt protected units in a housing development where 100% of the units are reserved for lower income households, not including any manager’s units, unless the occupant of a protected unit qualifies for residence in the new development and the occupant is not precluded from occupancy due to unit size limitations or other requirements of one or more funding source of the housing development. Existing law requires the department to determine the affected cities and affected counties for purposes of the act, by June 30, 2020, and authorizes the department to update the list of affected cities and affected counties once on or after January 1, 2021, as specified. Existing law provides that the department’s determinations remain valid until January 1, 2025. This bill would authorize the department to update the list of affected cities and affected counties a 2nd time on or after January 1, 2025. The bill would provide that the department’s determinations remain valid until January 1, 2030. Existing law prohibits an affected county or affected city from reducing the intensity of land use within an existing general plan land use designation, specific plan land use designation, or zoning district below what was allowed and in effect on January 1, 2018. This bill would clarify that this prohibition applies to the general plan land use designations, specific plan land use designations, and zoning districts in effect at the time of the proposed change. Existing law specifies that the act does not prohibit an affected county or an affected city from changing a land use designation or zoning ordinance to a less intensive use if the city or county concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity. This bill would define “concurrently” to mean that the action is approved at the same meeting of the legislative body or, if the action that would result in a net loss of residential capacity is requested by an applicant for a housing 91 — 2 — Ch. 161 Page 272 of 376 development project, within 180 days. The bill would, in the case of an initiative measure, define “concurrently” to mean that the action is included in the initiative in a manner that ensures the added residential capacity is effective at the same time as the reduction in residential capacity. Existing law makes the act inoperative on January 1, 2025. This bill would extend the operation of the act until January 1, 2030. By extending the duties of local officials and a crime with respect to housing, this bill would impose a state-mandated local program. The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement. This bill would provide that with regard to certain mandates no reimbursement is required by this act for a specified reason. With regard to any other mandates, this bill would provide that, if the Commission on State Mandates determines that the bill contains costs so mandated by the state, reimbursement for those costs shall be made pursuant to the statutory provisions noted above. This bill would incorporate additional changes to Sections 65940 and 65941.1 of the Government Code proposed by SB 37 to be operative only if this bill and SB 37 are enacted and this bill is enacted last. The people of the State of California do enact as follows: SECTION 1. Section 65589.5 of the Government Code is amended to read: 65589.5. (a)  (1)  The Legislature finds and declares all of the following: (A)  The lack of housing, including emergency shelters, is a critical problem that threatens the economic, environmental, and social quality of life in California. (B)  California housing has become the most expensive in the nation. The excessive cost of the state’s housing supply is partially caused by activities and policies of many local governments that limit the approval of housing, increase the cost of land for housing, and require that high fees and exactions be paid by producers of housing. (C)  Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration. (D)  Many local governments do not give adequate attention to the economic, environmental, and social costs of decisions that result in disapproval of housing development projects, reduction in density of housing projects, and excessive standards for housing development projects. (2)  In enacting the amendments made to this section by the act adding this paragraph, the Legislature further finds and declares the following: (A)  California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively 91 Ch. 161 — 3 — Page 273 of 376 confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state’s environmental and climate objectives. (B)  While the causes of this crisis are multiple and complex, the absence of meaningful and effective policy reforms to significantly enhance the approval and supply of housing affordable to Californians of all income levels is a key factor. (C)  The crisis has grown so acute in California that supply, demand, and affordability fundamentals are characterized in the negative: underserved demands, constrained supply, and protracted unaffordability. (D)  According to reports and data, California has accumulated an unmet housing backlog of nearly 2,000,000 units and must provide for at least 180,000 new units annually to keep pace with growth through 2025. (E)  California’s overall homeownership rate is at its lowest level since the 1940s. The state ranks 49th out of the 50 states in homeownership rates as well as in the supply of housing per capita. Only one-half of California’s households are able to afford the cost of housing in their local regions. (F)  Lack of supply and rising costs are compounding inequality and limiting advancement opportunities for many Californians. (G)  The majority of California renters, more than 3,000,000 households, pay more than 30 percent of their income toward rent and nearly one-third, more than 1,500,000 households, pay more than 50 percent of their income toward rent. (H)  When Californians have access to safe and affordable housing, they have more money for food and health care; they are less likely to become homeless and in need of government-subsidized services; their children do better in school; and businesses have an easier time recruiting and retaining employees. (I)  An additional consequence of the state’s cumulative housing shortage is a significant increase in greenhouse gas emissions caused by the displacement and redirection of populations to states with greater housing opportunities, particularly working- and middle-class households. California’s cumulative housing shortfall therefore has not only national but international environmental consequences. (J)  California’s housing picture has reached a crisis of historic proportions despite the fact that, for decades, the Legislature has enacted numerous statutes intended to significantly increase the approval, development, and affordability of housing for all income levels, including this section. (K)  The Legislature’s intent in enacting this section in 1982 and in expanding its provisions since then was to significantly increase the approval and construction of new housing for all economic segments of California’s communities by meaningfully and effectively curbing the capability of local governments to deny, reduce the density for, or render infeasible housing development projects and emergency shelters. That intent has not been fulfilled. 91 — 4 — Ch. 161 Page 274 of 376 (L)  It is the policy of the state that this section be interpreted and implemented in a manner to afford the fullest possible weight to the interest of, and the approval and provision of, housing. (3)  It is the intent of the Legislature that the conditions that would have a specific, adverse impact upon the public health and safety, as described in paragraph (2) of subdivision (d) and paragraph (1) of subdivision (j), arise infrequently. (b)  It is the policy of the state that a local government not reject or make infeasible housing development projects, including emergency shelters, that contribute to meeting the need determined pursuant to this article without a thorough analysis of the economic, social, and environmental effects of the action and without complying with subdivision (d). (c)  The Legislature also recognizes that premature and unnecessary development of agricultural lands for urban uses continues to have adverse effects on the availability of those lands for food and fiber production and on the economy of the state. Furthermore, it is the policy of the state that development should be guided away from prime agricultural lands; therefore, in implementing this section, local jurisdictions should encourage, to the maximum extent practicable, in filling existing urban areas. (d)  A local agency shall not disapprove a housing development project, including farmworker housing as defined in subdivision (h) of Section 50199.7 of the Health and Safety Code, for very low, low-, or moderate-income households, or an emergency shelter, or condition approval in a manner that renders the housing development project infeasible for development for the use of very low, low-, or moderate-income households, or an emergency shelter, including through the use of design review standards, unless it makes written findings, based upon a preponderance of the evidence in the record, as to one of the following: (1)  The jurisdiction has adopted a housing element pursuant to this article that has been revised in accordance with Section 65588, is in substantial compliance with this article, and the jurisdiction has met or exceeded its share of the regional housing need allocation pursuant to Section 65584 for the planning period for the income category proposed for the housing development project, provided that any disapproval or conditional approval shall not be based on any of the reasons prohibited by Section 65008. If the housing development project includes a mix of income categories, and the jurisdiction has not met or exceeded its share of the regional housing need for one or more of those categories, then this paragraph shall not be used to disapprove or conditionally approve the housing development project. The share of the regional housing need met by the jurisdiction shall be calculated consistently with the forms and definitions that may be adopted by the Department of Housing and Community Development pursuant to Section 65400. In the case of an emergency shelter, the jurisdiction shall have met or exceeded the need for emergency shelter, as identified pursuant to paragraph (7) of subdivision (a) of Section 65583. Any disapproval or conditional approval pursuant to this paragraph shall be in accordance with applicable law, rule, or standards. 91 Ch. 161 — 5 — Page 275 of 376 (2)  The housing development project or emergency shelter as proposed would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate-income households or rendering the development of the emergency shelter financially infeasible. As used in this paragraph, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. The following shall not constitute a specific, adverse impact upon the public health or safety: (A)  Inconsistency with the zoning ordinance or general plan land use designation. (B)  The eligibility to claim a welfare exemption under subdivision (g) of Section 214 of the Revenue and Taxation Code. (3)  The denial of the housing development project or imposition of conditions is required in order to comply with specific state or federal law, and there is no feasible method to comply without rendering the development unaffordable to low- and moderate-income households or rendering the development of the emergency shelter financially infeasible. (4)  The housing development project or emergency shelter is proposed on land zoned for agriculture or resource preservation that is surrounded on at least two sides by land being used for agricultural or resource preservation purposes, or which does not have adequate water or wastewater facilities to serve the project. (5)  The housing development project or emergency shelter is inconsistent with both the jurisdiction’s zoning ordinance and general plan land use designation as specified in any element of the general plan as it existed on the date the application was deemed complete, and the jurisdiction has adopted a revised housing element in accordance with Section 65588 that is in substantial compliance with this article. For purposes of this section, a change to the zoning ordinance or general plan land use designation subsequent to the date the application was deemed complete shall not constitute a valid basis to disapprove or condition approval of the housing development project or emergency shelter. (A)  This paragraph cannot be utilized to disapprove or conditionally approve a housing development project if the housing development project is proposed on a site that is identified as suitable or available for very low, low-, or moderate-income households in the jurisdiction’s housing element, and consistent with the density specified in the housing element, even though it is inconsistent with both the jurisdiction’s zoning ordinance and general plan land use designation. (B)  If the local agency has failed to identify in the inventory of land in its housing element sites that can be developed for housing within the planning period and are sufficient to provide for the jurisdiction’s share of the regional housing need for all income levels pursuant to Section 65584, then this paragraph shall not be utilized to disapprove or conditionally 91 — 6 — Ch. 161 Page 276 of 376 approve a housing development project proposed for a site designated in any element of the general plan for residential uses or designated in any element of the general plan for commercial uses if residential uses are permitted or conditionally permitted within commercial designations. In any action in court, the burden of proof shall be on the local agency to show that its housing element does identify adequate sites with appropriate zoning and development standards and with services and facilities to accommodate the local agency’s share of the regional housing need for the very low, low-, and moderate-income categories. (C)  If the local agency has failed to identify a zone or zones where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit, has failed to demonstrate that the identified zone or zones include sufficient capacity to accommodate the need for emergency shelter identified in paragraph (7) of subdivision (a) of Section 65583, or has failed to demonstrate that the identified zone or zones can accommodate at least one emergency shelter, as required by paragraph (4) of subdivision (a) of Section 65583, then this paragraph shall not be utilized to disapprove or conditionally approve an emergency shelter proposed for a site designated in any element of the general plan for industrial, commercial, or multifamily residential uses. In any action in court, the burden of proof shall be on the local agency to show that its housing element does satisfy the requirements of paragraph (4) of subdivision (a) of Section 65583. (e)  Nothing in this section shall be construed to relieve the local agency from complying with the congestion management program required by Chapter 2.6 (commencing with Section 65088) of Division 1 of Title 7 or the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code). Neither shall anything in this section be construed to relieve the local agency from making one or more of the findings required pursuant to Section 21081 of the Public Resources Code or otherwise complying with the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code). (f)  (1)  Except as provided in subdivision (o), nothing in this section shall be construed to prohibit a local agency from requiring the housing development project to comply with objective, quantifiable, written development standards, conditions, and policies appropriate to, and consistent with, meeting the jurisdiction’s share of the regional housing need pursuant to Section 65584. However, the development standards, conditions, and policies shall be applied to facilitate and accommodate development at the density permitted on the site and proposed by the development. (2)  Except as provided in subdivision (o), nothing in this section shall be construed to prohibit a local agency from requiring an emergency shelter project to comply with objective, quantifiable, written development standards, conditions, and policies that are consistent with paragraph (4) of subdivision (a) of Section 65583 and appropriate to, and consistent with, meeting the jurisdiction’s need for emergency shelter, as identified pursuant 91 Ch. 161 — 7 — Page 277 of 376 to paragraph (7) of subdivision (a) of Section 65583. However, the development standards, conditions, and policies shall be applied by the local agency to facilitate and accommodate the development of the emergency shelter project. (3)  Except as provided in subdivision (o), nothing in this section shall be construed to prohibit a local agency from imposing fees and other exactions otherwise authorized by law that are essential to provide necessary public services and facilities to the housing development project or emergency shelter. (4)  For purposes of this section, a housing development project or emergency shelter shall be deemed consistent, compliant, and in conformity with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision if there is substantial evidence that would allow a reasonable person to conclude that the housing development project or emergency shelter is consistent, compliant, or in conformity. (g)  This section shall be applicable to charter cities because the Legislature finds that the lack of housing, including emergency shelter, is a critical statewide problem. (h)  The following definitions apply for the purposes of this section: (1)  “Feasible” means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, and technological factors. (2)  “Housing development project” means a use consisting of any of the following: (A)  Residential units only. (B)  Mixed-use developments consisting of residential and nonresidential uses with at least two-thirds of the square footage designated for residential use. (C)  Transitional housing or supportive housing. (3)  “Housing for very low, low-, or moderate-income households” means that either (A) at least 20 percent of the total units shall be sold or rented to lower income households, as defined in Section 50079.5 of the Health and Safety Code, or (B) 100 percent of the units shall be sold or rented to persons and families of moderate income as defined in Section 50093 of the Health and Safety Code, or persons and families of middle income, as defined in Section 65008 of this code. Housing units targeted for lower income households shall be made available at a monthly housing cost that does not exceed 30 percent of 60 percent of area median income with adjustments for household size made in accordance with the adjustment factors on which the lower income eligibility limits are based. Housing units targeted for persons and families of moderate income shall be made available at a monthly housing cost that does not exceed 30 percent of 100 percent of area median income with adjustments for household size made in accordance with the adjustment factors on which the moderate-income eligibility limits are based. (4)  “Area median income” means area median income as periodically established by the Department of Housing and Community Development 91 — 8 — Ch. 161 Page 278 of 376 pursuant to Section 50093 of the Health and Safety Code. The developer shall provide sufficient legal commitments to ensure continued availability of units for very low or low-income households in accordance with the provisions of this subdivision for 30 years. (5)  Notwithstanding any other law, until January 1, 2030, “deemed complete” means that the applicant has submitted a preliminary application pursuant to Section 65941.1 or, if the applicant has not submitted a preliminary application, has submitted a complete application pursuant to Section 65943. (6)  “Disapprove the housing development project” includes any instance in which a local agency does either of the following: (A)  Votes on a proposed housing development project application and the application is disapproved, including any required land use approvals or entitlements necessary for the issuance of a building permit. (B)  Fails to comply with the time periods specified in subdivision (a) of Section 65950. An extension of time pursuant to Article 5 (commencing with Section 65950) shall be deemed to be an extension of time pursuant to this paragraph. (7)  “Lower density” includes any conditions that have the same effect or impact on the ability of the project to provide housing. (8)  Until January 1, 2030, “objective” means involving no personal or subjective judgment by a public official and being uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official. (9)  Notwithstanding any other law, until January 1, 2030, “determined to be complete” means that the applicant has submitted a complete application pursuant to Section 65943. (i)  If any city, county, or city and county denies approval or imposes conditions, including design changes, lower density, or a reduction of the percentage of a lot that may be occupied by a building or structure under the applicable planning and zoning in force at the time the housing development project’s application is complete, that have a substantial adverse effect on the viability or affordability of a housing development for very low, low-, or moderate-income households, and the denial of the development or the imposition of conditions on the development is the subject of a court action which challenges the denial or the imposition of conditions, then the burden of proof shall be on the local legislative body to show that its decision is consistent with the findings as described in subdivision (d), and that the findings are supported by a preponderance of the evidence in the record, and with the requirements of subdivision (o). (j)  (1)  When a proposed housing development project complies with applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the application was deemed complete, but the local agency proposes to disapprove the project or to impose a condition that the project be developed at a lower density, the local agency shall base its decision regarding the 91 Ch. 161 — 9 — Page 279 of 376 proposed housing development project upon written findings supported by a preponderance of the evidence on the record that both of the following conditions exist: (A)  The housing development project would have a specific, adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. As used in this paragraph, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. (B)  There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified pursuant to paragraph (1), other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density. (2)  (A)  If the local agency considers a proposed housing development project to be inconsistent, not in compliance, or not in conformity with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision as specified in this subdivision, it shall provide the applicant with written documentation identifying the provision or provisions, and an explanation of the reason or reasons it considers the housing development to be inconsistent, not in compliance, or not in conformity as follows: (i)  Within 30 days of the date that the application for the housing development project is determined to be complete, if the housing development project contains 150 or fewer housing units. (ii)  Within 60 days of the date that the application for the housing development project is determined to be complete, if the housing development project contains more than 150 units. (B)  If the local agency fails to provide the required documentation pursuant to subparagraph (A), the housing development project shall be deemed consistent, compliant, and in conformity with the applicable plan, program, policy, ordinance, standard, requirement, or other similar provision. (3)  For purposes of this section, the receipt of a density bonus pursuant to Section 65915 shall not constitute a valid basis on which to find a proposed housing development project is inconsistent, not in compliance, or not in conformity, with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision specified in this subdivision. (4)  For purposes of this section, a proposed housing development project is not inconsistent with the applicable zoning standards and criteria, and shall not require a rezoning, if the housing development project is consistent with the objective general plan standards and criteria but the zoning for the project site is inconsistent with the general plan. If the local agency has complied with paragraph (2), the local agency may require the proposed housing development project to comply with the objective standards and criteria of the zoning which is consistent with the general plan, however, the standards and criteria shall be applied to facilitate and accommodate 91 — 10 — Ch. 161 Page 280 of 376 development at the density allowed on the site by the general plan and proposed by the proposed housing development project. (k)  (1)  (A)  (i)  The applicant, a person who would be eligible to apply for residency in the housing development project or emergency shelter, or a housing organization may bring an action to enforce this section. If, in any action brought to enforce this section, a court finds that any of the following are met, the court shall issue an order pursuant to clause (ii): (I)  The local agency, in violation of subdivision (d), disapproved a housing development project or conditioned its approval in a manner rendering it infeasible for the development of an emergency shelter, or housing for very low, low-, or moderate-income households, including farmworker housing, without making the findings required by this section or without making findings supported by a preponderance of the evidence. (II)  The local agency, in violation of subdivision (j), disapproved a housing development project complying with applicable, objective general plan and zoning standards and criteria, or imposed a condition that the project be developed at a lower density, without making the findings required by this section or without making findings supported by a preponderance of the evidence. (III)  (ia)  Subject to sub-subclause (ib), the local agency, in violation of subdivision (o), required or attempted to require a housing development project to comply with an ordinance, policy, or standard not adopted and in effect when a preliminary application was submitted. (ib)  This subclause shall become inoperative on January 1, 2030. (ii)  If the court finds that one of the conditions in clause (i) is met, the court shall issue an order or judgment compelling compliance with this section within 60 days, including, but not limited to, an order that the local agency take action on the housing development project or emergency shelter. The court may issue an order or judgment directing the local agency to approve the housing development project or emergency shelter if the court finds that the local agency acted in bad faith when it disapproved or conditionally approved the housing development or emergency shelter in violation of this section. The court shall retain jurisdiction to ensure that its order or judgment is carried out and shall award reasonable attorney’s fees and costs of suit to the plaintiff or petitioner, except under extraordinary circumstances in which the court finds that awarding fees would not further the purposes of this section. (B)  Upon a determination that the local agency has failed to comply with the order or judgment compelling compliance with this section within 60 days issued pursuant to subparagraph (A), the court shall impose fines on a local agency that has violated this section and require the local agency to deposit any fine levied pursuant to this subdivision into a local housing trust fund. The local agency may elect to instead deposit the fine into the Building Homes and Jobs Trust Fund. The fine shall be in a minimum amount of ten thousand dollars ($10,000) per housing unit in the housing development project on the date the application was deemed complete pursuant to Section 65943. In determining the amount of fine to impose, the court shall consider 91 Ch. 161 — 11 — Page 281 of 376 the local agency’s progress in attaining its target allocation of the regional housing need pursuant to Section 65584 and any prior violations of this section. Fines shall not be paid out of funds already dedicated to affordable housing, including, but not limited to, Low and Moderate Income Housing Asset Funds, funds dedicated to housing for very low, low-, and moderate-income households, and federal HOME Investment Partnerships Program and Community Development Block Grant Program funds. The local agency shall commit and expend the money in the local housing trust fund within five years for the sole purpose of financing newly constructed housing units affordable to extremely low, very low, or low-income households. After five years, if the funds have not been expended, the money shall revert to the state and be deposited in the Building Homes and Jobs Trust Fund for the sole purpose of financing newly constructed housing units affordable to extremely low, very low, or low-income households. (C)  If the court determines that its order or judgment has not been carried out within 60 days, the court may issue further orders as provided by law to ensure that the purposes and policies of this section are fulfilled, including, but not limited to, an order to vacate the decision of the local agency and to approve the housing development project, in which case the application for the housing development project, as proposed by the applicant at the time the local agency took the initial action determined to be in violation of this section, along with any standard conditions determined by the court to be generally imposed by the local agency on similar projects, shall be deemed to be approved unless the applicant consents to a different decision or action by the local agency. (2)  For purposes of this subdivision, “housing organization” means a trade or industry group whose local members are primarily engaged in the construction or management of housing units or a nonprofit organization whose mission includes providing or advocating for increased access to housing for low-income households and have filed written or oral comments with the local agency prior to action on the housing development project. A housing organization may only file an action pursuant to this section to challenge the disapproval of a housing development by a local agency. A housing organization shall be entitled to reasonable attorney’s fees and costs if it is the prevailing party in an action to enforce this section. (l)  If the court finds that the local agency (1) acted in bad faith when it disapproved or conditionally approved the housing development or emergency shelter in violation of this section and (2) failed to carry out the court’s order or judgment within 60 days as described in subdivision (k), the court, in addition to any other remedies provided by this section, shall multiply the fine determined pursuant to subparagraph (B) of paragraph (1) of subdivision (k) by a factor of five. For purposes of this section, “bad faith” includes, but is not limited to, an action that is frivolous or otherwise entirely without merit. (m)  Any action brought to enforce the provisions of this section shall be brought pursuant to Section 1094.5 of the Code of Civil Procedure, and the local agency shall prepare and certify the record of proceedings in accordance 91 — 12 — Ch. 161 Page 282 of 376 with subdivision (c) of Section 1094.6 of the Code of Civil Procedure no later than 30 days after the petition is served, provided that the cost of preparation of the record shall be borne by the local agency, unless the petitioner elects to prepare the record as provided in subdivision (n) of this section. A petition to enforce the provisions of this section shall be filed and served no later than 90 days from the later of (1) the effective date of a decision of the local agency imposing conditions on, disapproving, or any other final action on a housing development project or (2) the expiration of the time periods specified in subparagraph (B) of paragraph (5) of subdivision (h). Upon entry of the trial court’s order, a party may, in order to obtain appellate review of the order, file a petition within 20 days after service upon it of a written notice of the entry of the order, or within such further time not exceeding an additional 20 days as the trial court may for good cause allow, or may appeal the judgment or order of the trial court under Section 904.1 of the Code of Civil Procedure. If the local agency appeals the judgment of the trial court, the local agency shall post a bond, in an amount to be determined by the court, to the benefit of the plaintiff if the plaintiff is the project applicant. (n)  In any action, the record of the proceedings before the local agency shall be filed as expeditiously as possible and, notwithstanding Section 1094.6 of the Code of Civil Procedure or subdivision (m) of this section, all or part of the record may be prepared (1) by the petitioner with the petition or petitioner’s points and authorities, (2) by the respondent with respondent’s points and authorities, (3) after payment of costs by the petitioner, or (4) as otherwise directed by the court. If the expense of preparing the record has been borne by the petitioner and the petitioner is the prevailing party, the expense shall be taxable as costs. (o)  (1)  Subject to paragraphs (2), (6), and (7), and subdivision (d) of Section 65941.1, a housing development project shall be subject only to the ordinances, policies, and standards adopted and in effect when a preliminary application including all of the information required by subdivision (a) of Section 65941.1 was submitted. (2)  Paragraph (1) shall not prohibit a housing development project from being subject to ordinances, policies, and standards adopted after the preliminary application was submitted pursuant to Section 65941.1 in the following circumstances: (A)  In the case of a fee, charge, or other monetary exaction, to an increase resulting from an automatic annual adjustment based on an independently published cost index that is referenced in the ordinance or resolution establishing the fee or other monetary exaction. (B)  A preponderance of the evidence in the record establishes that subjecting the housing development project to an ordinance, policy, or standard beyond those in effect when a preliminary application was submitted is necessary to mitigate or avoid a specific, adverse impact upon the public health or safety, as defined in subparagraph (A) of paragraph (1) of subdivision (j), and there is no feasible alternative method to satisfactorily mitigate or avoid the adverse impact. 91 Ch. 161 — 13 — Page 283 of 376 (C)  Subjecting the housing development project to an ordinance, policy, standard, or any other measure, beyond those in effect when a preliminary application was submitted is necessary to avoid or substantially lessen an impact of the project under the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code). (D)  The housing development project has not commenced construction within two and one-half years, or three and one-half years for an affordable housing project, following the date that the project received final approval. For purposes of this subparagraph: (i)  “Affordable housing project” means a housing development that satisfies both of the following requirements: (I)  Units within the development are subject to a recorded affordability restriction for at least 55 years. (II)  All of the units within the development, excluding managers’ units, are dedicated to lower income households, as defined by Section 50079.5 of the Health and Safety Code. (ii)  “Final approval” means that the housing development project has received all necessary approvals to be eligible to apply for, and obtain, a building permit or permits and either of the following is met: (I)  The expiration of all applicable appeal periods, petition periods, reconsideration periods, or statute of limitations for challenging that final approval without an appeal, petition, request for reconsideration, or legal challenge having been filed. (II)  If a challenge is filed, that challenge is fully resolved or settled in favor of the housing development project. (E)  The housing development project is revised following submittal of a preliminary application pursuant to Section 65941.1 such that the number of residential units or square footage of construction changes by 20 percent or more, exclusive of any increase resulting from the receipt of a density bonus, incentive, concession, waiver, or similar provision, including any other locally authorized program that offers additional density or other development bonuses when affordable housing is provided. For purposes of this subdivision, “square footage of construction” means the building area, as defined by the California Building Standards Code (Title 24 of the California Code of Regulations). (3)  This subdivision does not prevent a local agency from subjecting the additional units or square footage of construction that result from project revisions occurring after a preliminary application is submitted pursuant to Section 65941.1 to the ordinances, policies, and standards adopted and in effect when the preliminary application was submitted. (4)  For purposes of this subdivision, “ordinances, policies, and standards” includes general plan, community plan, specific plan, zoning, design review standards and criteria, subdivision standards and criteria, and any other rules, regulations, requirements, and policies of a local agency, as defined in Section 66000, including those relating to development impact fees, 91 — 14 — Ch. 161 Page 284 of 376 capacity or connection fees or charges, permit or processing fees, and other exactions. (5)  This subdivision shall not be construed in a manner that would lessen the restrictions imposed on a local agency, or lessen the protections afforded to a housing development project, that are established by any other law, including any other part of this section. (6)  This subdivision shall not restrict the authority of a public agency or local agency to require mitigation measures to lessen the impacts of a housing development project under the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code). (7)  With respect to completed residential units for which the project approval process is complete and a certificate of occupancy has been issued, nothing in this subdivision shall limit the application of later enacted ordinances, policies, and standards that regulate the use and occupancy of those residential units, such as ordinances relating to rental housing inspection, rent stabilization, restrictions on short-term renting, and business licensing requirements for owners of rental housing. (8)  (A)  This subdivision shall apply to a housing development project that submits a preliminary application pursuant to Section 65941.1 before January 1, 2030. (B)  This subdivision shall become inoperative on January 1, 2034. (p)  This section shall be known, and may be cited, as the Housing Accountability Act. SEC. 2. Section 65905.5 of the Government Code is amended to read: 65905.5. (a)  Notwithstanding any other law, if a proposed housing development project complies with the applicable, objective general plan and zoning standards in effect at the time an application is deemed complete, after the application is deemed complete, a city, county, or city and county shall not conduct more than five hearings pursuant to Section 65905, or any other law, ordinance, or regulation requiring a public hearing in connection with the approval of that housing development project. If the city, county, or city and county continues a hearing subject to this section to another date, the continued hearing shall count as one of the five hearings allowed under this section. The city, county, or city and county shall consider and either approve or disapprove the application at any of the five hearings allowed under this section consistent with the applicable timelines under the Permit Streamlining Act (Chapter 4.5 (commencing with Section 65920)). (b)  For purposes of this section: (1)  “Deemed complete” means that the application has met all of the requirements specified in the relevant list compiled pursuant to Section 65940 that was available at the time when the application was submitted. (2)  “Hearing” includes any public hearing, workshop, or similar meeting, including any appeal, conducted by the city or county with respect to the housing development project, including any meeting relating to Section 65915, whether by the legislative body of the city or county, the planning agency established pursuant to Section 65100, or any other agency, 91 Ch. 161 — 15 — Page 285 of 376 department, board, commission, or any other designated hearing officer or body of the city or county, or any committee or subcommittee thereof. “Hearing” does not include a hearing to review a legislative approval, including any appeal, required for a proposed housing development project, including, but not limited to, a general plan amendment, a specific plan adoption or amendment, or a zoning amendment, or any hearing arising from a timely appeal of the approval or disapproval of a legislative approval. (3)  (A)  “Housing development project” has the same meaning as defined in paragraph (2) of subdivision (h) of Section 65589.5. (B)  “Housing development project” includes, but is not limited to, projects that involve no discretionary approvals and projects that involve both discretionary and nondiscretionary approvals. (C)  “Housing development project” includes a proposal to construct a single dwelling unit. This subparagraph shall not affect the interpretation of the scope of paragraph (2) of subdivision (h) of Section 65589.5. (c)  (1)  For purposes of this section, a housing development project shall be deemed consistent, compliant, and in conformity with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision if there is substantial evidence that would allow a reasonable person to conclude that the housing development project is consistent, compliant, or in conformity. The receipt of a density bonus including any incentives, concessions, or waivers pursuant to Section 65915 shall not constitute a valid basis on which to find that a proposed housing development project is inconsistent, not in compliance, or not in conformity, with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision. (2)  A proposed housing development project is not inconsistent with the applicable zoning standards and criteria, and shall not require a rezoning, if the housing development project is consistent with the objective general plan standards and criteria, but the zoning for the project site is inconsistent with the general plan. If the local agency complies with the written documentation requirements of paragraph (2) of subdivision (j) of Section 65589.5, the local agency may require the proposed housing development project to comply with the objective standards and criteria of the zoning that is consistent with the general plan; however, the standards and criteria shall be applied to facilitate and accommodate development at the density allowed on the site by the general plan and proposed by the proposed housing development project. (d)  Nothing in this section supersedes, limits, or otherwise modifies the requirements of, or the standards of review pursuant to, Division 13 (commencing with Section 21000) of the Public Resources Code. (e)  (1)  This section shall apply to a housing development project that submits a preliminary application pursuant to Section 65941.1 before January 1, 2030. (2)  This section shall remain in effect only until January 1, 2034, and as of that date is repealed. 91 — 16 — Ch. 161 Page 286 of 376 (f)  The amendments to subdivisions (b) and (c) made by the act adding this subdivision do not constitute a change in, but are declaratory of, existing law. However, the amendments to this section in subparagraph (B) of paragraph (3) of subdivision (b) shall not affect a project for which an application was submitted to the city, county, or city and county before January 1, 2022. SEC. 3. Section 65913.10 of the Government Code is amended to read: 65913.10. (a)  For purposes of any state or local law, ordinance, or regulation that requires the city or county to determine whether the site of a proposed housing development project is a historic site, the city or county shall make that determination at the time the application for the housing development project is deemed complete. A determination as to whether a parcel of property is a historic site shall remain valid during the pendency of the housing development project for which the application was made unless any archaeological, paleontological, or tribal cultural resources are encountered during any grading, site disturbance, or building alteration activities. (b)  For purposes of this section: (1)  “Deemed complete” means that the application has met all of the requirements specified in the relevant list compiled pursuant to Section 65940 that was available at the time when the application was submitted. (2)  “Housing development project” has the same meaning as defined in paragraph (3) of subdivision (b) of Section 65905.5. (c)  (1)  Nothing in this section supersedes, limits, or otherwise modifies the requirements of, or the standards of review pursuant to, Division 13 (commencing with Section 21000) of the Public Resources Code. (2)  Nothing in this section supersedes, limits, or otherwise modifies the requirements of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code). (d)  This section shall remain in effect only until January 1, 2030, and as of that date is repealed. SEC. 4. Section 65940 of the Government Code, as amended by Section 6 of Chapter 654 of the Statutes of 2019, is amended to read: 65940. (a)  (1)  Each public agency shall compile one or more lists that shall specify in detail the information that will be required from any applicant for a development project. Each public agency shall revise the list of information required from an applicant to include a certification of compliance with Section 65962.5, and the statement of application required by Section 65943. Copies of the information, including the statement of application required by Section 65943, shall be made available to all applicants for development projects and to any person who requests the information. (2)  An affected city or affected county, as defined in Section 66300, shall include the information necessary to determine compliance with the requirements of subdivision (d) of Section 66300 in the list compiled pursuant to paragraph (1). 91 Ch. 161 — 17 — Page 287 of 376 (b)  The list of information required from any applicant shall include, where applicable, identification of whether the proposed project is located within 1,000 feet of a military installation, beneath a low-level flight path or within special use airspace as defined in Section 21098 of the Public Resources Code, and within an urbanized area as defined in Section 65944. (c)  (1)  A public agency that is not beneath a low-level flight path or not within special use airspace and does not contain a military installation is not required to change its list of information required from applicants to comply with subdivision (b). (2)  A public agency that is entirely urbanized, as defined in subdivision (e) of Section 65944, with the exception of a jurisdiction that contains a military installation, is not required to change its list of information required from applicants to comply with subdivision (b). (d)  For purposes of this section, “development project” includes a housing development project as defined in paragraph (3) of subdivision (b) of Section 65905.5. (e)  This section shall remain in effect only until January 1, 2030, and as of that date is repealed. SEC. 4.5. Section 65940 of the Government Code, as amended by Section 6 of Chapter 654 of the Statutes of 2019, is amended to read: 65940. (a)  (1)  Each public agency shall compile one or more lists that shall specify in detail the information that will be required from any applicant for a development project. Each public agency shall revise the list of information required from an applicant to include a certification of compliance with Section 25001 of the Health and Safety Code and the statement of application required by Section 65943. Copies of the information, including the statement of application required by Section 65943, shall be made available to all applicants for development projects and to any person who requests the information. (2)  An affected city or affected county, as defined in Section 66300, shall include the information necessary to determine compliance with the requirements of subdivision (d) of Section 66300 in the list compiled pursuant to paragraph (1). (b)  The list of information required from any applicant shall include, where applicable, identification of whether the proposed project is located within 1,000 feet of a military installation, beneath a low-level flight path or within special use airspace as defined in Section 21098 of the Public Resources Code, and within an urbanized area as defined in Section 65944. (c)  (1)  A public agency that is not beneath a low-level flight path or not within special use airspace and does not contain a military installation is not required to change its list of information required from applicants to comply with subdivision (b). (2)  A public agency that is entirely urbanized, as defined in subdivision (e) of Section 65944, with the exception of a jurisdiction that contains a military installation, is not required to change its list of information required from applicants to comply with subdivision (b). 91 — 18 — Ch. 161 Page 288 of 376 (d)  For purposes of this section, “development project” includes a housing development project as defined in paragraph (3) of subdivision (b) of Section 65905.5. (e)  This section shall remain in effect only until January 1, 2030, and as of that date is repealed. SEC. 5. Section 65940 of the Government Code, as added by Section 7 of Chapter 654 of the Statutes of 2019, is amended to read: 65940. (a)  Each public agency shall compile one or more lists that shall specify in detail the information that will be required from any applicant for a development project. Each public agency shall revise the list of information required from an applicant to include a certification of compliance with Section 65962.5, and the statement of application required by Section 65943. Copies of the information, including the statement of application required by Section 65943, shall be made available to all applicants for development projects and to any person who requests the information. (b)  The list of information required from any applicant shall include, where applicable, identification of whether the proposed project is located within 1,000 feet of a military installation, beneath a low-level flight path or within special use airspace as defined in Section 21098 of the Public Resources Code, and within an urbanized area as defined in Section 65944. (c)  (1)  A public agency that is not beneath a low-level flight path or not within special use airspace and does not contain a military installation is not required to change its list of information required from applicants to comply with subdivision (b). (2)  A public agency that is entirely urbanized, as defined in subdivision (e) of Section 65944, with the exception of a jurisdiction that contains a military installation, is not required to change its list of information required from applicants to comply with subdivision (b). (d)  This section shall become operative on January 1, 2030. SEC. 5.5. Section 65940 of the Government Code, as added by Section 7 of Chapter 654 of the Statutes of 2019, is amended to read: 65940. (a)  Each public agency shall compile one or more lists that shall specify in detail the information that will be required from any applicant for a development project. Each public agency shall revise the list of information required from an applicant to include a certification of compliance with Section 25001 of the Health and Safety Code and the statement of application required by Section 65943. Copies of the information, including the statement of application required by Section 65943, shall be made available to all applicants for development projects and to any person who requests the information. (b)  The list of information required from any applicant shall include, where applicable, identification of whether the proposed project is located within 1,000 feet of a military installation, beneath a low-level flight path or within special use airspace as defined in Section 21098 of the Public Resources Code, and within an urbanized area as defined in Section 65944. 91 Ch. 161 — 19 — Page 289 of 376 (c)  (1)  A public agency that is not beneath a low-level flight path or not within special use airspace and does not contain a military installation is not required to change its list of information required from applicants to comply with subdivision (b). (2)  A public agency that is entirely urbanized, as defined in subdivision (e) of Section 65944, with the exception of a jurisdiction that contains a military installation, is not required to change its list of information required from applicants to comply with subdivision (b). (d)  This section shall become operative on January 1, 2030. SEC. 6. Section 65941.1 of the Government Code is amended to read: 65941.1. (a)  An applicant for a housing development project, as defined in paragraph (3) of subdivision (b) of Section 65905.5, shall be deemed to have submitted a preliminary application upon providing all of the following information about the proposed project to the city, county, or city and county from which approval for the project is being sought and upon payment of the permit processing fee: (1)  The specific location, including parcel numbers, a legal description, and site address, if applicable. (2)  The existing uses on the project site and identification of major physical alterations to the property on which the project is to be located. (3)  A site plan showing the location on the property, elevations showing design, color, and material, and the massing, height, and approximate square footage, of each building that is to be occupied. (4)  The proposed land uses by number of units and square feet of residential and nonresidential development using the categories in the applicable zoning ordinance. (5)  The proposed number of parking spaces. (6)  Any proposed point sources of air or water pollutants. (7)  Any species of special concern known to occur on the property. (8)  Whether a portion of the property is located within any of the following: (A)  A very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178. (B)  Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993). (C)  A hazardous waste site that is listed pursuant to Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code. (D)  A special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency. (E)  A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 91 — 20 — Ch. 161 Page 290 of 376 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2. (F)  A stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code. (9)  Any historic or cultural resources known to exist on the property. (10)  The number of proposed below market rate units and their affordability levels. (11)  The number of bonus units and any incentives, concessions, waivers, or parking reductions requested pursuant to Section 65915. (12)  Whether any approvals under the Subdivision Map Act, including, but not limited to, a parcel map, a tentative map, or a condominium map, are being requested. (13)  The applicant’s contact information and, if the applicant does not own the property, consent from the property owner to submit the application. (14)  For a housing development project proposed to be located within the coastal zone, whether any portion of the property contains any of the following: (A)  Wetlands, as defined in subdivision (b) of Section 13577 of Title 14 of the California Code of Regulations. (B)  Environmentally sensitive habitat areas, as defined in Section 30240 of the Public Resources Code. (C)  A tsunami run-up zone. (D)  Use of the site for public access to or along the coast. (15)  The number of existing residential units on the project site that will be demolished and whether each existing unit is occupied or unoccupied. (16)  A site map showing a stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code and an aerial site photograph showing existing site conditions of environmental site features that would be subject to regulations by a public agency, including creeks and wetlands. (17)  The location of any recorded public easement, such as easements for storm drains, water lines, and other public rights of way. (b)  (1)  Each local agency shall compile a checklist and application form that applicants for housing development projects may use for the purpose of satisfying the requirements for submittal of a preliminary application. (2)  The Department of Housing and Community Development shall adopt a standardized form that applicants for housing development projects may use for the purpose of satisfying the requirements for submittal of a preliminary application if a local agency has not developed its own application form pursuant to paragraph (1). Adoption of the standardized form shall not be subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2 of the Government Code. (3)  A checklist or form shall not require or request any information beyond that expressly identified in subdivision (a). 91 Ch. 161 — 21 — Page 291 of 376 (c)  After submittal of all of the information required by subdivision (a), if the development proponent revises the project such that the number of residential units or square footage of construction changes by 20 percent or more, exclusive of any increase resulting from the receipt of a density bonus, incentive, concession, waiver, or similar provision, the housing development project shall not be deemed to have submitted a preliminary application that satisfies this section until the development proponent resubmits the information required by subdivision (a) so that it reflects the revisions. For purposes of this subdivision, “square footage of construction” means the building area, as defined by the California Building Standards Code (Title 24 of the California Code of Regulations). (d)  (1)  Within 180 calendar days after submitting a preliminary application with all of the information required by subdivision (a) to a city, county, or city and county, the development proponent shall submit an application for a development project that includes all of the information required to process the development application consistent with Sections 65940, 65941, and 65941.5. (2)  If the public agency determines that the application for the development project is not complete pursuant to Section 65943, the development proponent shall submit the specific information needed to complete the application within 90 days of receiving the agency’s written identification of the necessary information. If the development proponent does not submit this information within the 90-day period, then the preliminary application shall expire and have no further force or effect. (3)  This section shall not require an affirmative determination by a city, county, or city and county regarding the completeness of a preliminary application or a development application for purposes of compliance with this section. (e)  Notwithstanding any other law, submission of a preliminary application in accordance with this section shall not preclude the listing of a tribal cultural resource on a national, state, tribal, or local historic register list on or after the date that the preliminary application is submitted. For purposes of Section 65589.5 or any other law, the listing of a tribal cultural site on a national, state, tribal, or local historic register on or after the date the preliminary application was submitted shall not be deemed to be a change to the ordinances, policies, and standards adopted and in effect at the time that the preliminary application was submitted. (f)  This section shall remain in effect only until January 1, 2030, and as of that date is repealed. SEC. 6.5. Section 65941.1 of the Government Code is amended to read: 65941.1. (a)  An applicant for a housing development project, as defined in paragraph (3) of subdivision (b) of Section 65905.5, shall be deemed to have submitted a preliminary application upon providing all of the following information about the proposed project to the city, county, or city and county from which approval for the project is being sought and upon payment of the permit processing fee: 91 — 22 — Ch. 161 Page 292 of 376 (1)  The specific location, including parcel numbers, a legal description, and site address, if applicable. (2)  The existing uses on the project site and identification of major physical alterations to the property on which the project is to be located. (3)  A site plan showing the location on the property, elevations showing design, color, and material, and the massing, height, and approximate square footage, of each building that is to be occupied. (4)  The proposed land uses by number of units and square feet of residential and nonresidential development using the categories in the applicable zoning ordinance. (5)  The proposed number of parking spaces. (6)  Any proposed point sources of air or water pollutants. (7)  Any species of special concern known to occur on the property. (8)  Whether a portion of the property is located within any of the following: (A)  A very high fire hazard severity zone, as determined by the Director of Forestry and Fire Protection pursuant to Section 51178. (B)  Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993). (C)  A hazardous waste site that is listed pursuant to Section 25001 of the Health and Safety Code or a hazardous substances release site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code. (D)  A special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency. (E)  A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2. (F)  A stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code. (9)  Any historic or cultural resources known to exist on the property. (10)  The number of proposed below market rate units and their affordability levels. (11)  The number of bonus units and any incentives, concessions, waivers, or parking reductions requested pursuant to Section 65915. (12)  Whether any approvals under the Subdivision Map Act (Division 2 (commencing with Section 66410)), including, but not limited to, a parcel map, a tentative map, or a condominium map, are being requested. 91 Ch. 161 — 23 — Page 293 of 376 (13)  The applicant’s contact information and, if the applicant does not own the property, consent from the property owner to submit the application. (14)  For a housing development project proposed to be located within the coastal zone, whether any portion of the property contains any of the following: (A)  Wetlands, as described in subdivision (b) of Section 13577 of Title 14 of the California Code of Regulations. (B)  Environmentally sensitive habitat areas, as defined in Section 30240 of the Public Resources Code. (C)  A tsunami run-up zone. (D)  Use of the site for public access to or along the coast. (15)  The number of existing residential units on the project site that will be demolished and whether each existing unit is occupied or unoccupied. (16)  A site map showing a stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code and an aerial site photograph showing existing site conditions of environmental site features that would be subject to regulations by a public agency, including creeks and wetlands. (17)  The location of any recorded public easement, such as easements for storm drains, water lines, and other public rights of way. (b)  (1)  Each local agency shall compile a checklist and application form that applicants for housing development projects may use for the purpose of satisfying the requirements for submittal of a preliminary application. (2)  The Department of Housing and Community Development shall adopt a standardized form that applicants for housing development projects may use for the purpose of satisfying the requirements for submittal of a preliminary application if a local agency has not developed its own application form pursuant to paragraph (1). Adoption of the standardized form shall not be subject to Chapter 3.5 (commencing with Section 11340) of Part 1 of Division 3 of Title 2 of the Government Code. (3)  A checklist or form shall not require or request any information beyond that expressly identified in subdivision (a). (c)  After submittal of all of the information required by subdivision (a), if the development proponent revises the project such that the number of residential units or square footage of construction changes by 20 percent or more, exclusive of any increase resulting from the receipt of a density bonus, incentive, concession, waiver, or similar provision, the housing development project shall not be deemed to have submitted a preliminary application that satisfies this section until the development proponent resubmits the information required by subdivision (a) so that it reflects the revisions. For purposes of this subdivision, “square footage of construction” means the building area, as defined in the California Building Standards Code (Title 24 of the California Code of Regulations). (d)  (1)  Within 180 calendar days after submitting a preliminary application with all of the information required by subdivision (a) to a city, county, or city and county, the development proponent shall submit an 91 — 24 — Ch. 161 Page 294 of 376 application for a development project that includes all of the information required to process the development application consistent with Sections 65940, 65941, and 65941.5. (2)  If the public agency determines that the application for the development project is not complete pursuant to Section 65943, the development proponent shall submit the specific information needed to complete the application within 90 days of receiving the agency’s written identification of the necessary information. If the development proponent does not submit this information within the 90-day period, then the preliminary application shall expire and have no further force or effect. (3)  This section shall not require an affirmative determination by a city, county, or city and county regarding the completeness of a preliminary application or a development application for purposes of compliance with this section. (e)  Notwithstanding any other law, submission of a preliminary application in accordance with this section shall not preclude the listing of a tribal cultural resource on a national, state, tribal, or local historic register list on or after the date that the preliminary application is submitted. For purposes of Section 65589.5 or any other law, the listing of a tribal cultural site on a national, state, tribal, or local historic register on or after the date the preliminary application was submitted shall not be deemed to be a change to the ordinances, policies, and standards adopted and in effect at the time that the preliminary application was submitted. (f)  This section shall remain in effect only until January 1, 2030, and as of that date is repealed. SEC. 7. Section 65943 of the Government Code, as amended by Section 9 of Chapter 654 of the Statutes of 2019, is amended to read: 65943. (a)  Not later than 30 calendar days after any public agency has received an application for a development project, the agency shall determine in writing whether the application is complete and shall immediately transmit the determination to the applicant for the development project. If the application is determined to be incomplete, the lead agency shall provide the applicant with an exhaustive list of items that were not complete. That list shall be limited to those items actually required on the lead agency’s submittal requirement checklist. In any subsequent review of the application determined to be incomplete, the local agency shall not request the applicant to provide any new information that was not stated in the initial list of items that were not complete. If the written determination is not made within 30 days after receipt of the application, and the application includes a statement that it is an application for a development permit, the application shall be deemed complete for purposes of this chapter. Upon receipt of any resubmittal of the application, a new 30-day period shall begin, during which the public agency shall determine the completeness of the application. If the application is determined not to be complete, the agency’s determination shall specify those parts of the application which are incomplete and shall indicate the manner in which they can be made complete, including a list and thorough description of the specific information needed to complete 91 Ch. 161 — 25 — Page 295 of 376 the application. The applicant shall submit materials to the public agency in response to the list and description. (b)  Not later than 30 calendar days after receipt of the submitted materials described in subdivision (a), the public agency shall determine in writing whether the application as supplemented or amended by the submitted materials is complete and shall immediately transmit that determination to the applicant. In making this determination, the public agency is limited to determining whether the application as supplemented or amended includes the information required by the list and a thorough description of the specific information needed to complete the application required by subdivision (a). If the written determination is not made within that 30-day period, the application together with the submitted materials shall be deemed complete for purposes of this chapter. (c)  If the application together with the submitted materials are determined not to be complete pursuant to subdivision (b), the public agency shall provide a process for the applicant to appeal that decision in writing to the governing body of the agency or, if there is no governing body, to the director of the agency, as provided by that agency. A city or county shall provide that the right of appeal is to the governing body or, at their option, the planning commission, or both. There shall be a final written determination by the agency on the appeal not later than 60 calendar days after receipt of the applicant’s written appeal. The fact that an appeal is permitted to both the planning commission and to the governing body does not extend the 60-day period. Notwithstanding a decision pursuant to subdivision (b) that the application and submitted materials are not complete, if the final written determination on the appeal is not made within that 60-day period, the application with the submitted materials shall be deemed complete for the purposes of this chapter. (d)  Nothing in this section precludes an applicant and a public agency from mutually agreeing to an extension of any time limit provided by this section. (e)  A public agency may charge applicants a fee not to exceed the amount reasonably necessary to provide the service required by this section. If a fee is charged pursuant to this section, the fee shall be collected as part of the application fee charged for the development permit. (f)  Each city and each county shall make copies of any list compiled pursuant to Section 65940 with respect to information required from an applicant for a housing development project, as that term is defined in paragraph (2) of subdivision (h) of Section 65589.5, available both (1) in writing to those persons to whom the agency is required to make information available under subdivision (a) of that section, and (2) publicly available on the internet website of the city or county. (g)  For purposes of this section, “development project” includes a housing development project as defined in paragraph (3) of subdivision (b) of Section 65905.5. (h)  This section shall remain in effect only until January 1, 2030, and as of that date is repealed. 91 — 26 — Ch. 161 Page 296 of 376 SEC. 8. Section 65943 of the Government Code, as added by Section 10 of Chapter 654 of the Statutes of 2019, is amended to read: 65943. (a)  Not later than 30 calendar days after any public agency has received an application for a development project, the agency shall determine in writing whether the application is complete and shall immediately transmit the determination to the applicant for the development project. If the written determination is not made within 30 days after receipt of the application, and the application includes a statement that it is an application for a development permit, the application shall be deemed complete for purposes of this chapter. Upon receipt of any resubmittal of the application, a new 30-day period shall begin, during which the public agency shall determine the completeness of the application. If the application is determined not to be complete, the agency’s determination shall specify those parts of the application which are incomplete and shall indicate the manner in which they can be made complete, including a list and thorough description of the specific information needed to complete the application. The applicant shall submit materials to the public agency in response to the list and description. (b)  Not later than 30 calendar days after receipt of the submitted materials, the public agency shall determine in writing whether they are complete and shall immediately transmit that determination to the applicant. If the written determination is not made within that 30-day period, the application together with the submitted materials shall be deemed complete for purposes of this chapter. (c)  If the application together with the submitted materials are determined not to be complete pursuant to subdivision (b), the public agency shall provide a process for the applicant to appeal that decision in writing to the governing body of the agency or, if there is no governing body, to the director of the agency, as provided by that agency. A city or county shall provide that the right of appeal is to the governing body or, at their option, the planning commission, or both. There shall be a final written determination by the agency on the appeal not later than 60 calendar days after receipt of the applicant’s written appeal. The fact that an appeal is permitted to both the planning commission and to the governing body does not extend the 60-day period. Notwithstanding a decision pursuant to subdivision (b) that the application and submitted materials are not complete, if the final written determination on the appeal is not made within that 60-day period, the application with the submitted materials shall be deemed complete for the purposes of this chapter. (d)  Nothing in this section precludes an applicant and a public agency from mutually agreeing to an extension of any time limit provided by this section. (e)  A public agency may charge applicants a fee not to exceed the amount reasonably necessary to provide the service required by this section. If a fee is charged pursuant to this section, the fee shall be collected as part of the application fee charged for the development permit. (f)  This section shall become operative on January 1, 2030. 91 Ch. 161 — 27 — Page 297 of 376 SEC. 9. Section 65950 of the Government Code, as amended by Section 11 of Chapter 654 of the Statutes of 2019, is amended to read: 65950. (a)  A public agency that is the lead agency for a development project shall approve or disapprove the project within whichever of the following periods is applicable: (1)  One hundred eighty days from the date of certification by the lead agency of the environmental impact report, if an environmental impact report is prepared pursuant to Section 21100 or 21151 of the Public Resources Code for the development project. (2)  Ninety days from the date of certification by the lead agency of the environmental impact report, if an environmental impact report is prepared pursuant to Section 21100 or 21151 of the Public Resources Code for a development project defined in subdivision (c). (3)  Sixty days from the date of certification by the lead agency of the environmental impact report, if an environmental impact report is prepared pursuant to Section 21100 or 21151 of the Public Resources Code for a development project defined in subdivision (c) and all of the following conditions are met: (A)  At least 49 percent of the units in the development project are affordable to very low or low-income households, as defined by Sections 50105 and 50079.5 of the Health and Safety Code, respectively. Rents for the lower income units shall be set at an affordable rent, as that term is defined in Section 50053 of the Health and Safety Code, for at least 30 years. Owner-occupied units shall be available at an affordable housing cost, as that term is defined in Section 50052.5 of the Health and Safety Code. (B)  Prior to the application being deemed complete for the development project pursuant to Article 3 (commencing with Section 65940), the lead agency received written notice from the project applicant that an application has been made or will be made for an allocation or commitment of financing, tax credits, bond authority, or other financial assistance from a public agency or federal agency, and the notice specifies the financial assistance that has been applied for or will be applied for and the deadline for application for that assistance, the requirement that one of the approvals of the development project by the lead agency is a prerequisite to the application for or approval of the application for financial assistance, and that the financial assistance is necessary for the project to be affordable as required pursuant to subparagraph (A). (C)  There is confirmation that the application has been made to the public agency or federal agency prior to certification of the environmental impact report. (4)  Sixty days from the date of adoption by the lead agency of the negative declaration, if a negative declaration is completed and adopted for the development project. (5)  Sixty days from the determination by the lead agency that the project is exempt from the California Environmental Quality Act (Division 13 91 — 28 — Ch. 161 Page 298 of 376 (commencing with Section 21000) of the Public Resources Code), if the project is exempt from that act. (b)  This section does not preclude a project applicant and a public agency from mutually agreeing in writing to an extension of any time limit provided by this section pursuant to Section 65957. (c)  For purposes of paragraphs (2) and (3) of subdivision (a) and Section 65952, “development project” means a housing development project, as defined in paragraph (3) of subdivision (b) of Section 65905.5. (d)  For purposes of this section, “lead agency” and “negative declaration” have the same meaning as defined in Sections 21067 and 21064 of the Public Resources Code, respectively. (e)  This section shall remain in effect only until January 1, 2030, and as of that date is repealed. SEC. 10. Section 65950 of the Government Code, as added by Section 12 of Chapter 654 of the Statutes of 2019, is amended to read: 65950. (a)  A public agency that is the lead agency for a development project shall approve or disapprove the project within whichever of the following periods is applicable: (1)  One hundred eighty days from the date of certification by the lead agency of the environmental impact report, if an environmental impact report is prepared pursuant to Section 21100 or 21151 of the Public Resources Code for the development project. (2)  One hundred twenty days from the date of certification by the lead agency of the environmental impact report, if an environmental impact report is prepared pursuant to Section 21100 or 21151 of the Public Resources Code for a development project defined in subdivision (c). (3)  Ninety days from the date of certification by the lead agency of the environmental impact report, if an environmental impact report is prepared pursuant to Section 21100 or 21151 of the Public Resources Code for a development project defined in subdivision (c) and all of the following conditions are met: (A)  At least 49 percent of the units in the development project are affordable to very low or low-income households, as defined by Sections 50105 and 50079.5 of the Health and Safety Code, respectively. Rents for the lower income units shall be set at an affordable rent, as that term is defined in Section 50053 of the Health and Safety Code, for at least 30 years. Owner-occupied units shall be available at an affordable housing cost, as that term is defined in Section 50052.5 of the Health and Safety Code. (B)  Prior to the application being deemed complete for the development project pursuant to Article 3 (commencing with Section 65940), the lead agency received written notice from the project applicant that an application has been made or will be made for an allocation or commitment of financing, tax credits, bond authority, or other financial assistance from a public agency or federal agency, and the notice specifies the financial assistance that has been applied for or will be applied for and the deadline for application for that assistance, the requirement that one of the approvals of the development 91 Ch. 161 — 29 — Page 299 of 376 project by the lead agency is a prerequisite to the application for or approval of the application for financial assistance, and that the financial assistance is necessary for the project to be affordable as required pursuant to subparagraph (A). (C)  There is confirmation that the application has been made to the public agency or federal agency prior to certification of the environmental impact report. (4)  Sixty days from the date of adoption by the lead agency of the negative declaration, if a negative declaration is completed and adopted for the development project. (5)  Sixty days from the determination by the lead agency that the project is exempt from the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code), if the project is exempt from that act. (b)  This section does not preclude a project applicant and a public agency from mutually agreeing in writing to an extension of any time limit provided by this section pursuant to Section 65957. (c)  For purposes of paragraphs (2) and (3) of subdivision (a) and Section 65952, “development project” means a use consisting of either of the following: (1)  Residential units only. (2)  Mixed-use developments consisting of residential and nonresidential uses in which the nonresidential uses are less than 50 percent of the total square footage of the development and are limited to neighborhood commercial uses and to the first floor of buildings that are two or more stories. As used in this paragraph, “neighborhood commercial” means small-scale general or specialty stores that furnish goods and services primarily to residents of the neighborhood. (d)  For purposes of this section, “lead agency” and “negative declaration” have the same meaning as defined in Sections 21067 and 21064 of the Public Resources Code, respectively. (e)  This section shall become operative on January 1, 2030. SEC. 11. Section 66300 of the Government Code is amended to read: 66300. (a)  As used in this section: (1)  (A)  Except as otherwise provided in subparagraph (B), “affected city” means a city, including a charter city, that the Department of Housing and Community Development determines, pursuant to subdivision (e), is in an urbanized area or urban cluster, as designated by the United States Census Bureau. (B)  Notwithstanding subparagraph (A), “affected city” does not include any city that has a population of 5,000 or less and is not located within an urbanized area, as designated by the United States Census Bureau. (2)  “Affected county” means a census-designated place, based on the 2013-2017 American Community Survey 5-year Estimates, that is wholly located within the boundaries of an urbanized area, as designated by the United States Census Bureau. 91 — 30 — Ch. 161 Page 300 of 376 (3)  Notwithstanding any other law, “affected county” and “affected city” includes the electorate of an affected county or city exercising its local initiative or referendum power, whether that power is derived from the California Constitution, statute, or the charter or ordinances of the affected county or city. (4)  “Department” means the Department of Housing and Community Development. (5)  “Development policy, standard, or condition” means any of the following: (A)  A provision of, or amendment to, a general plan. (B)  A provision of, or amendment to, a specific plan. (C)  A provision of, or amendment to, a zoning ordinance. (D)  A subdivision standard or criterion. (6)  “Housing development project” has the same meaning as defined in paragraph (3) of subdivision (b) of Section 65905.5. (7)  “Objective design standard” means a design standard that involves no personal or subjective judgment by a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal of an application. (b)  (1)  Notwithstanding any other law except as provided in subdivision (i), with respect to land where housing is an allowable use, an affected county or an affected city shall not enact a development policy, standard, or condition that would have any of the following effects: (A)  Changing the general plan land use designation, specific plan land use designation, or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing general plan land use designation, specific plan land use designation, or zoning district in effect at the time of the proposed change, below what was allowed under the land use designation or zoning ordinances of the affected county or affected city, as applicable, as in effect on January 1, 2018, except as otherwise provided in clause (ii) of subparagraph (B) or subdivision (i). For purposes of this subparagraph, “reducing the intensity of land use” includes, but is not limited to, reductions to height, density, or floor area ratio, new or increased open space or lot size requirements, new or increased setback requirements, minimum frontage requirements, or maximum lot coverage limitations, or any other action that would individually or cumulatively reduce the site’s residential development capacity. (B)  (i)  Imposing a moratorium or similar restriction or limitation on housing development, including mixed-use development, within all or a portion of the jurisdiction of the affected county or city, other than to specifically protect against an imminent threat to the health and safety of persons residing in, or within the immediate vicinity of, the area subject to the moratorium or for projects specifically identified as existing restricted affordable housing. (ii)  The affected county or affected city, as applicable, shall not enforce a zoning ordinance imposing a moratorium or other similar restriction on 91 Ch. 161 — 31 — Page 301 of 376 or limitation of housing development until it has submitted the ordinance to, and received approval from, the department. The department shall approve a zoning ordinance submitted to it pursuant to this subparagraph only if it determines that the zoning ordinance satisfies the requirements of this subparagraph. If the department denies approval of a zoning ordinance imposing a moratorium or similar restriction or limitation on housing development as inconsistent with this subparagraph, that ordinance shall be deemed void. (C)  Imposing or enforcing design standards established on or after January 1, 2020, that are not objective design standards. (D)  Except as provided in subparagraph (E), establishing or implementing any provision that: (i)  Limits the number of land use approvals or permits necessary for the approval and construction of housing that will be issued or allocated within all or a portion of the affected county or affected city, as applicable. (ii)  Acts as a cap on the number of housing units that can be approved or constructed either annually or for some other time period. (iii)  Limits the population of the affected county or affected city, as applicable. (E)  Notwithstanding subparagraph (D), an affected county or affected city may enforce a limit on the number of approvals or permits or a cap on the number of housing units that can be approved or constructed if the provision of law imposing the limit was approved by voters prior to January 1, 2005, and the affected county or affected city is located in a predominantly agricultural county. For the purposes of this subparagraph, “predominantly agricultural county” means a county that meets both of the following, as determined by the most recent California Farmland Conversion Report produced by the Department of Conservation: (i)  Has more than 550,000 acres of agricultural land. (ii)  At least one-half of the county area is agricultural land. (2)  Any development policy, standard, or condition enacted on or after the effective date of this section that does not comply with this section shall be deemed void. (c)  Notwithstanding subdivisions (b) and (f), an affected county or affected city may enact a development policy, standard, or condition to prohibit the commercial use of land that is designated for residential use, including, but not limited to, short-term occupancy of a residence, consistent with the authority conferred on the county or city by other law. (d)  Notwithstanding any other provision of this section and notwithstanding local density requirements, both of the following shall apply: (1)  An affected city or an affected county shall not approve a housing development project that will require the demolition of one or more residential dwelling units unless the project will create at least as many residential dwelling units as will be demolished. 91 — 32 — Ch. 161 Page 302 of 376 (2)  An affected city or an affected county shall not approve a housing development project that will require the demolition of occupied or vacant protected units, unless all of the following apply: (A)  (i)  The project will replace all existing or demolished protected units. (ii)  Any protected units replaced pursuant to this subparagraph shall be considered in determining whether the housing development project satisfies the requirements of Section 65915 or a locally adopted requirement that requires, as a condition of the development of residential rental units, that the project provide a certain percentage of residential rental units affordable to, and occupied by, households with incomes that do not exceed the limits for moderate-income, lower income, very low income, or extremely low income households, as specified in Sections 50079.5, 50093, 50105, and 50106 of the Health and Safety Code. (B)  The housing development project will include at least as many residential dwelling units as the greatest number of residential dwelling units that existed on the project site within the last five years. (C)  (i)  Any existing occupants will be allowed to occupy their units until six months before the start of construction activities with proper notice, subject to Chapter 16 (commencing with Section 7260) of Division 7 of Title 1. (ii)  Any existing occupants that are required to leave their units shall be allowed to return at their prior rental rate if the demolition does not proceed and the property is returned to the rental market. (D)  The developer agrees to provide both of the following to the existing occupants of any protected units that are lower income households: (i)  Relocation benefits to the occupants of those affordable residential rental units, subject to Chapter 16 (commencing with Section 7260) of Division 7 of Title 1. (ii)  A right of first refusal for a comparable unit available in the new housing development affordable to the household at an affordable rent or an affordable housing cost. This clause shall not apply to any of the following: (I)  A development project that consists of a single residential unit located on a site where a single protected unit is being demolished. (II)  (ia)  Units in a housing development in which 100 percent of the units, exclusive of a manager’s unit or units, are reserved for lower income households. (ib)  Notwithstanding sub-subclause (ia), clause (ii) shall apply to protected units occupied by an occupant who qualifies for residence in the new development and for whom providing a comparable unit would not be precluded due to unit size limitations or other requirements of one or more funding source of the housing development. (iii)  (I)  For purposes of complying with clause (ii), if one or more single-family homes that qualify as protected units are being replaced in a development project that consists of two or more units, “comparable unit” means either of the following, as applicable: 91 Ch. 161 — 33 — Page 303 of 376 (ia)  A unit containing the same number of bedrooms if the single-family home contains three or fewer bedrooms. (ib)  A unit containing three bedrooms if the single-family home contains four or more bedrooms. (II)  For purposes of this clause, a comparable unit is not required to have the same or similar square footage or the same number of total rooms. (iv)  This subparagraph does not apply to an occupant of a short-term rental that is rented for a period of fewer than 30 days. (E)  This paragraph does not confer additional legal protections upon an unlawful occupant of a protected unit. (F)  For purposes of this paragraph: (i)  “Affordable housing cost” has the same meaning as defined in Section 50052.5 of the Health and Safety Code. (ii)  “Affordable rent” has the same meaning as defined in Section 50053 of the Health and Safety Code. (iii)  “Equivalent size” means that the replacement units contain at least the same total number of bedrooms as the units being replaced. (iv)  “Persons and families of low or moderate income” has the same meaning as defined in Section 50093 of the Health and Safety Code. (v)  “Lower income households” has the same meaning as defined in Section 50079.5 of the Health and Safety Code. (vi)  “Protected units” means any of the following: (I)  Residential dwelling units that are or were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower or very low income within the past five years. (II)  Residential dwelling units that are or were subject to any form of rent or price control through a public entity’s valid exercise of its police power within the past five years. (III)  Residential dwelling units that are or were rented by lower or very low income households within the past five years. (IV)  Residential dwelling units that were withdrawn from rent or lease in accordance with Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 within the past 10 years. (vii)  (I)  “Replace” shall have the same meaning as provided in subparagraphs (B) and (C) of paragraph (3) of subdivision (c) of Section 65915. (II)  Notwithstanding subclause (I), for purposes of a development project that consists of a single residential unit on a site with a single protected unit, “replace” shall mean that the protected unit is replaced with a unit of any size at any income level. (3)  This subdivision shall not supersede any objective provision of a locally adopted ordinance that places restrictions on the demolition of residential dwelling units or the subdivision of residential rental units that are more protective of lower income households, requires the provision of a greater number of units affordable to lower income households, or that requires greater relocation assistance to displaced households. 91 — 34 — Ch. 161 Page 304 of 376 (4)  This subdivision shall only apply to a housing development project that submits a complete application pursuant to Section 65943 on or after January 1, 2020. (5)  This subdivision shall not apply to a housing development project for which an application was submitted after January 1, 2019, but prior to January 1, 2020, in a jurisdiction with a population of under 31,000 as of the 2020 United States Census that has a rent or price control ordinance. (e)  The Department of Housing and Community Development shall determine those cities and counties in this state that are affected cities and affected counties, in accordance with subdivision (a) by June 30, 2020. The department may update the list of affected cities and affected counties once on or after January 1, 2021, and once on or after January 1, 2025, to account for changes in urbanized areas or urban clusters due to new data obtained from the 2020 census. The department’s determination shall remain valid until January 1, 2030. (f)  (1)  Except as provided in paragraphs (3) and (4) and subdivisions (h) and (i), this section shall prevail over any conflicting provision of this title or other law regulating housing development in this state to the extent that this section more fully advances the intent specified in paragraph (2). (2)  It is the intent of the Legislature that this section be broadly construed so as to maximize the development of housing within this state. Any exception to the requirements of this section, including an exception for the health and safety of occupants of a housing development project, shall be construed narrowly. (3)  This section shall not be construed as prohibiting the adoption or amendment of a development policy, standard, or condition in a manner that: (A)  Allows greater density. (B)  Facilitates the development of housing. (C)  Reduces the costs to a housing development project. (D)  Imposes or implements mitigation measures as necessary to comply with the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code). (4)  This section shall not apply to a housing development project located within a very high fire hazard severity zone. For purposes of this paragraph, “very high fire hazard severity zone” has the same meaning as provided in Section 51177. (g)  This section shall not be construed to void a height limit, urban growth boundary, or urban limit established by the electorate of an affected county or an affected city, provided that the height limit, urban growth boundary, or urban limit complies with subparagraph (A) of paragraph (1) of subdivision (b). (h)  (1)  Nothing in this section supersedes, limits, or otherwise modifies the requirements of, or the standards of review pursuant to, Division 13 (commencing with Section 21000) of the Public Resources Code. (2)  Nothing in this section supersedes, limits, or otherwise modifies the requirements of the California Coastal Act of 1976 (Division 20 91 Ch. 161 — 35 — Page 305 of 376 (commencing with Section 30000) of the Public Resources Code). For a housing development project proposed within the coastal zone, nothing in this section shall be construed to prohibit an affected county or an affected city from enacting a development policy, standard, or condition necessary to implement or amend a certified local coastal program consistent with the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code). (i)  (1)  This section does not prohibit an affected county or an affected city, including the local electorate acting through the initiative process, from changing a land use designation or zoning ordinance to a less intensive use, or reducing the intensity of land use, if the city or county concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity. (2)  (A)  For purposes of this subdivision, “concurrently” means the action is approved at the same meeting of the legislative body. (B)  Notwithstanding subparagraph (A), if the action that would result in a net loss of residential capacity is requested by an applicant for a housing development project, “concurrently” means within 180 days. (C)  Notwithstanding subparagraph (A), in the case of an initiative measure, “concurrently” means the action is included in the initiative in a manner that ensures the added residential capacity is effective at the same time as the reduction in residential capacity. (3)  (A)  (i)  The City of San Jose may proactively change a zoning ordinance to a more intensive use and subsequently use the additional capacity to change a zoning ordinance applicable to an eligible parcel to a less intensive use as long as there is no net loss in residential capacity. (ii)  A change to a zoning ordinance to a less intensive use under this paragraph shall occur within one year of the change to the zoning ordinance to a more intensive use. (iii)  For purposes of this paragraph, “eligible parcel” means a parcel that meets all of the following criteria: (I)  It is zoned for residential uses. (II)  It does not have a multifamily housing general plan designation. (III)  Its zoning is inconsistent with the general plan of the city in effect on January 1, 2018. (B)  A change to a zoning ordinance to a less intensive use under this paragraph shall not be effective until the City of San Jose establishes zoning districts that implement mixed-use neighborhood, urban residential, transit residential, and urban village general plan land use designations. (C)  The City of San Jose shall report each zoning ordinance amendment establishing a less intensive use pursuant to this paragraph in the following ways: (i)  In its annual report submitted pursuant to paragraph (2) of subdivision (a) of Section 65400 and submit the annual report to the relevant policy committees of the Legislature each year that the City of San Jose adopts a zoning ordinance amendment pursuant to this paragraph. 91 — 36 — Ch. 161 Page 306 of 376 (ii)  Electronically on an internet website accessible to the public by the time the zoning ordinance amendment is in effect. (D)  This paragraph shall become inoperative upon the date that the City of San Jose’s housing element update for the sixth cycle is due pursuant to Section 65588. (4)  This section does not prohibit an affected county or an affected city from changing a land use designation or zoning ordinance to a less intensive use on a site that is a mobilehome park, as defined in Section 18214 of the Health and Safety Code, as of the effective date of this section, and the no net loss requirement in paragraph (1) shall not apply. (j)  Notwithstanding subdivisions (b) and (f), this section does not prohibit an affected city or an affected county from enacting a development policy, standard, or condition that is intended to preserve or facilitate the production of housing for lower income households, as defined in Section 50079.5 of the Health and Safety Code, or housing types that traditionally serve lower income households, including mobilehome parks, single-room occupancy units, or units subject to any form of rent or price control through a public entity’s valid exercise of its police power. (k)  The amendments to subparagraph (A) of paragraph (1) of subdivision (b), and to paragraph (1) of subdivision (i) made by the act adding this subdivision do not constitute a change in, but are declaratory of, existing law. SEC. 12. Section 66301 of the Government Code is amended to read: 66301. (a)  This chapter shall apply only to a housing development project that submits a preliminary application pursuant to Section 65941.1 before January 1, 2030. (b)  This chapter shall remain in effect only until January 1, 2034, and as of that date is repealed. (c)  It is the intent of the Legislature in enacting this section to ensure that a housing development project that submits a preliminary application pursuant to Section 65941.1 before January 1, 2030, remains subject to this chapter after January 1, 2030. SEC. 13. Section 2 of Chapter 654 of the Statutes of 2019 is amended to read: SEC. 2. (a)  The Legislature finds and declares the following: (1)  California is experiencing a housing supply crisis, with housing demand far outstripping supply. In 2018, California ranked 49th out of the 50 states in housing units per capita. (2)  Consequently, existing housing in this state, especially in its largest cities, has become very expensive. Seven of the 10 most expensive real estate markets in the United States are in California. In San Francisco, the median home price is $1.6 million. (3)  California is also experiencing rapid year-over-year rent growth with three cities in the state having had overall rent growth of 10 percent or more year-over-year, and of the 50 United States cities with the highest United States rents, 33 are cities in California. 91 Ch. 161 — 37 — Page 307 of 376 (4)  California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over the next 7 years. (5)  The housing crisis has particularly exacerbated the need for affordable homes at prices below market rates. (6)  The housing crisis harms families across California and has resulted in all of the following: (A)  Increased poverty and homelessness, especially first-time homelessness. (B)  Forced lower income residents into crowded and unsafe housing in urban areas. (C)  Forced families into lower cost new housing in greenfields at the urban-rural interface with longer commute times and a higher exposure to fire hazard. (D)  Forced public employees, health care providers, teachers, and others, including critical safety personnel, into more affordable housing farther from the communities they serve, which will exacerbate future disaster response challenges in high-cost, high-congestion areas and increase risk to life. (E)  Driven families out of the state or into communities away from good schools and services, making the ZIP Code where one grew up the largest determinate of later access to opportunities and social mobility, disrupting family life, and increasing health problems due to long commutes that may exceed three hours per day. (7)  The housing crisis has been exacerbated by the additional loss of units due to wildfires in 2017 and 2018, which impacts all regions of the state. The Carr Fire in 2017 alone burned over 1,000 homes, and over 50,000 people have been displaced by the Camp Fire and the Woolsey Fire in 2018. This temporary and permanent displacement has placed additional demand on the housing market and has resulted in fewer housing units available for rent by low-income individuals. (8)  Individuals who lose their housing due to fire or the sale of the property cannot find affordable homes or rental units and are pushed into cars and tents. (9)  Costs for construction of new housing continue to increase. According to the Terner Center for Housing Innovation at the University of California, Berkeley, the cost of building a 100-unit affordable housing project in the state was almost $425,000 per unit in 2016, up from $265,000 per unit in 2000. (10)  Lengthy permitting processes and approval times, fees and costs for parking, and other requirements further exacerbate cost of residential construction. (11)  The housing crisis is severely impacting the state’s economy as follows: (A)  Employers face increasing difficulty in securing and retaining a workforce. 91 — 38 — Ch. 161 Page 308 of 376 (B)  Schools, universities, nonprofits, and governments have difficulty attracting and retaining teachers, students, and employees, and our schools and critical services are suffering. (C)  According to analysts at McKinsey and Company, the housing crisis is costing California $140 billion a year in lost economic output. (12)  The housing crisis also harms the environment by doing both of the following: (A)  Increasing pressure to develop the state’s farmlands, open space, and rural interface areas to build affordable housing, and increasing fire hazards that generate massive greenhouse gas emissions. (B)  Increasing greenhouse gas emissions from longer commutes to affordable homes far from growing job centers. (13)  Homes, lots, and structures near good jobs, schools, and transportation remain underutilized throughout the state and could be rapidly remodeled or developed to add affordable homes without subsidy where they are needed with state assistance. (14)  Reusing existing infrastructure and developed properties, and building more smaller homes with good access to schools, parks, and services, will provide the most immediate help with the lowest greenhouse gas footprint to state residents. (b)  In light of the foregoing, the Legislature hereby declares a statewide housing emergency, to be in effect until January 1, 2030. (c)  It is the intent of the Legislature, in enacting the Housing Crisis Act of 2019, to do both of the following: (1)  Suspend certain restrictions on the development of new housing during the period of the statewide emergency described in subdivisions (a) and (b). (2)  Work with local governments to expedite the permitting of housing in regions suffering the worst housing shortages and highest rates of displacement. SEC. 14. Section 4.5 of this bill incorporates amendments to Section 65940 of the Government Code, as amended by Section 6 of Chapter 654 of the Statutes of 2019, proposed by both this bill and Senate Bill 37. That section of this bill shall only become operative if (1) both bills are enacted and become effective on or before January 1, 2022, (2) each bill amends Section 65940 of the Government Code, as amended by Section 6 of Chapter 654 of the Statutes of 2019, and (3) this bill is enacted after Senate Bill 37, in which case Section 4 of this bill shall not become operative. SEC. 15. Section 5.5 of this bill incorporates amendments to Section 65940 of the Government Code, as amended by Section 7 of Chapter 654 of the Statutes of 2019, proposed by both this bill and Senate Bill 37. That section of this bill shall only become operative if (1) both bills are enacted and become effective on or before January 1, 2022, (2) each bill amends Section 65940 of the Government Code, as amended by Section 7 of Chapter 654 of the Statutes of 2019, and (3) this bill is enacted after Senate Bill 37, in which case Section 5 of this bill shall not become operative. 91 Ch. 161 — 39 — Page 309 of 376 SEC. 16. Section 6.5 of this bill incorporates amendments to Section 65941.1 of the Government Code proposed by both this bill and Senate Bill 37. That section of this bill shall only become operative if (1) both bills are enacted and become effective on or before January 1, 2022, (2) each bill amends Section 65941.1 of the Government Code, and (3) this bill is enacted after Senate Bill 37, in which case Section 6 of this bill shall not become operative. SEC. 17. No reimbursement is required by this act pursuant to Section 6 of Article XIIIB of the California Constitution for certain costs that may be incurred by a local agency or school district because, in that regard, this act creates a new crime or infraction, eliminates a crime or infraction, or changes the penalty for a crime or infraction, within the meaning of Section 17556 of the Government Code, or changes the definition of a crime within the meaning of Section 6 of Article XIIIB of the California Constitution. However, if the Commission on State Mandates determines that this act contains other costs mandated by the state, reimbursement to local agencies and school districts for those costs shall be made pursuant to Part 7 (commencing with Section 17500) of Division 4 of Title 2 of the Government Code. O 91 — 40 — Ch. 161 Page 310 of 376 Public Notification Package 3232 Hermosa Avenue Page 311 of 376 Public Notification Package 3232 Hermosa Avenue Page 312 of 376 Public Notification Package 3232 Hermosa Avenue Page 313 of 376 Public Notification Package 3232 Hermosa Avenue Page 314 of 376 PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN that the Chairperson of the Hermosa Beach Planning Commission has called a special public hearing on Monday, October 13, 2025 at 6:00 p.m. to consider and take action on only those matters set forth on the agenda below. 1. CITY-INITIATED REQUEST FOR A CONDITIONAL USE PERMIT (CUP25-13/APE25-004) AMENDMENT TO MODIFY THE CONDITIONS OF APPROVAL FOR OFF-SALE ALCOHOL (BEER, WINE, AND DISTILLED SPIRITS) AT AN EXISTING LIQUOR STORE (ROBERT’S LIQUOR) LOCATED AT 74 PIER AVENUE IN THE DOWNTOWN COMMERCIAL (C-2) ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY GUIDELINES. 2. PRECISE DEVELOPMENT PLAN (PDP 25-05) TO REMODEL AN EXISTING 129,736-SQUARE-FOOT SHOPPING CENTER WITH: 1) SITE IMPROVEMENTS INCLUDING NEW LANDSCAPING, EXPANDED WALKWAYS AND ACCESSIBLE PATH OF TRAVEL, AND PARKING RECONFIGURATION; 2) NEW FACADE TREATMENTS AND ARCHITECTURAL FEATURES INCLUDING A TOWER FEATURE MEASURING 35 FEET IN HEIGHT; AND 3) INTERIOR TENANT IMPROVEMENTS AT 1100 PACIFIC COAST HIGHWAY IN THE C-3 (GENERAL COMMERCIAL) ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. 3. CONVEX SLOPE DETERMINATION (CSD 25-01) AND PRECISE DEVELOPMENT PLAN (PDP 25-04) FOR A STRUCTURAL REHABILITATION AND MINOR ADDITION TO AN EXISTING LEGAL-NONCONFORMING FOUR-UNIT APARTMENT BUILDING LOCATED AT 3232 HERMOSA AVENUE IN THE R-3 (HIGH DENSITY) RESIDENTIAL ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 2 CATEGORICAL EXEMPTION PER SECTION 15302 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. SAID PUBLIC MEETING is open to the public and being held in-person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, California 90254. PUBLIC PARTICIPATION. See the meeting agenda for all public comment details and opportunities. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda for the matter. Information regarding the Americans with Disabilities Act of 1990, please visit the meeting agenda or contact the Office of the City Clerk at (310) 318-0204 or cityclerk@hermosabeach.gov. VIEWING OPTIONS are available on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues that are raised at or before the public hearing. FOR FURTHER INFORMATION, please contact the Community Development Department at (310) 318-0242 or planning@hermosabeach.gov. A copy of the agenda and staff report(s) will be viewable on the City’s website 72 hours before the meeting. As a courtesy, the hearing can be viewed on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website. Alison Becker, AICPCommunity Development DirectorEasy Reader Inc/Redondo Beach News/October 2, 2025/HD25-036 City ofHermosa Beach Page 315 of 376 212 3412 235250247 3402 23624033353314 32234535033033414 3408 3404 33133734934013306 325 22522723123224124224524824932043103153143233203303333343413403483225205211 2302372522563173213362593013030 2192242262442552543023183032432906207217214 22223924626020822920122823420227002732 2728 2722 2716 1311462836 2828 2824 2818 2812 2804 28012823 2924 2920 2910 2902 12713013814229012934 3026 3022 3018 3010 30023020119 15014731013510 3504 35153501108 3430 3422 3415 118124 3419 3518 3423 3435 34363443 3108 3104 3100 3035 3033 3031 3007 2930 3001 3003 2918 2909 2838 2831 2826 2810 2806 2800 28403320 20921022121622332162182202152003130 3122 3112 12813531253224 3206 115 121120126132139136320132173316 3312 33021223300 14014433133324 3410 111 123125133137 3411 3417 3405 3330 3318 3310 3301 3233 3231 3222 3220 3207 3205 3133 3124 3116 3129 Manhattan A ve 2 7 th S tPal mDr 2 8 th C tHermo sa AveHi ghl andAve34th Pl 35th St 31st StBayviewDr 30th St Longfell o w A v e 3 4 th S t29th St 33rd St 28th St Cres t D r 30th Pl 34th Pl 2 9 th C t30th Pl 35th Pl 31st Pl 32nd Pl 35th St 34th St Morn ings ide D r 33rd Pl Neptune 35th St T he Str a n d3232 300' RADIUS MAP ADDRESS: 3232 Hermosa Ave, Hermosa Beach, CA 90254 r Page 316 of 376 Community Development Department Planning Division Attn: Jake Whitney City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 3232 Hermosa Avenue, Hermosa Beach, CA 90254 Assessor Parcel Number: 4181-031-014 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a special Public Hearing on Monday, October 13, 2025, at 6:00 p.m. to consider the request described below. CONVEX SLOPE DETERMINATION (CSD 25-01) AND PRECISE DEVELOPMENT PLAN (PDP 25-04) FOR A STRUCTURAL REHABILITATION AND MINOR ADDITION TO AN EXISTING LEGAL-NONCONFORMING FOUR-UNIT APARTMENT BUILDING LOCATED AT 3232 HERMOSA AVENUE IN THE R-3 (HIGH DENSITY) RESIDENTIAL ZONE. CEQA: THE PROJECT QUALIFIES FOR A CLASS 2 CATEGORICAL EXEMPTION PER SECTION 15302 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at cityclerk@hermosabeach.gov at least 48 hours before the meeting. PARTICIPATION AND VIEWING OPTIONS - Hermosa Beach Planning Commission meetings are open to the public and are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254. Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on action items listed on the agenda via the following: Zoom - https://us02web.zoom.us/j/88613327928?pwd=wsIanaorhMUofgumcWi7b4Lbw4uP4n.1 Meeting ID: 886 1332 7928 Password: 207860 Phone - Toll Free: (833) 548-0276 Meeting ID: 886 1332 7928, then #; Passcode: 207860 eComment - Submit an eComment by 4:00 p.m. on the meeting date. Supplemental Email - Supplemental emails are available for agenda items only and must be sent to Community Development at planning@hermosabeach.gov. Supplemental emails should indicate the agenda item plus meeting date in the subject line and must be received by 4:00 p.m. on the meeting date. Emails received after the deadline but before the meeting ends will be posted to the agenda the next business day. Please be advised that while the City will endeavor to ensure remote participation methods are available, the City does not guarantee that they will be technically feasible or work all the time. Further, the City reserves the right to terminate these remote participation methods (subject to Brown Act restrictions) at any time and for whatever reason. Please attend in person or by submitting an eComment to ensure participation. Similarly, as a courtesy, the City will also broadcast the meeting via the following listed mediums. However, these are done as a courtesy only and not guaranteed to be technically feasible. To guarantee live time viewing and/or public participation, members of the public shall attend in Council Chambers. If you experience technical difficulties while viewing a meeting on any of our digital platforms, please try another viewing option. View staff reports and attachments at www.hermosabeach.gov/agenda. Cable TV - Spectrum (channel 8) and Frontier (channel 31) in Hermosa Beach YouTube - https://www.youtube.com/c/cityofhermosabeach90254 Live Stream - www.hermosabeach.gov/agenda Alison Becker Community Development Director Page 317 of 376 Page 318 of 376 33rd St Palm D r Manhat tan A ve 29 th S tMorn ing s ide D r Hi ghl andAve34th Pl 35th St 31st StBayView D r 30th St Longfell o w A v e 3 4t h S tCre s t D r 34th Pl 30th Pl 30th Pl 31st Pl 32nd Pl 35th Pl 34th S t Hermo sa Ave 29th Ct 33rd Pl Neptune A v e 35th St The S t rand Unit Remodel: Precise Development Plan, Convex Slope Determination Project Zoning Map Planning Commission October 13, 2025 Description 3232 Hermosa Avenue APN: 4181-031-014 Zone: R-3 Multiple Family Residential Legend R-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Neighborhood Commercial C-2 Downtown Commercial C-3 General Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) -HE Housing Element Overlay 300' Notification Radius Page 319 of 376 City of Hermosa Beach | Page 1 of 7 Meeting Date: November 18, 2025 Staff Report No. 25-CDD-163 Honorable Chairperson and Members of the Hermosa Beach Planning Commission PRECISE DEVELOPMENT PLAN (PDP 23-06) FOR THE REMODEL OF AN EXISTING TWO-STORY SINGLE-FAMILY RESIDENCE AND REMODEL OF AN EXISTING TWO-CAR GARAGE WITH SECOND FLOOR WORKSHOP INTO A RESIDENCE WITH FOUR GARAGE PARKING SPACES AT 960 6TH STREET IN THE LIMITED MULTIPLE-FAMILY RESIDENTIAL (R-2B) 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; 2. Adopt a Resolution approving Precise Development Plan (PDP 23-06) to remodel an existing two-story single-family residence and remodel of an existing two-car garage with second floor workshop into a residence with four garage parking spaces, subject to conditions of approval (Attachment 1) Executive Summary: This is a request for approval of a Precise Development Plan to remodel an existing two- story single-family residence and remodel of an existing two-car garage with second floor workshop into a residence with four garage parking spaces. 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 a 6,538-square-foot interior lot located in southeastern portion of the City, east of Pacific Coast Highway and West of Prospect Avenue. The site has a General Plan Land Use designation of Medium Density and is zoned Limited Multiple-Family Residential (Attachment 2). Vehicle access is provided from 6th street. The site is currently developed with a 3,457-square-foot, two-story, single-family residence with attached 642-square-foot garage with second floor workshop. Page 320 of 376 City of Hermosa Beach | Page 2 of 7 Site Information Table: The following table describes the existing site characteristics Site Information General Plan Medium Density (MD) Zoning Limited Multiple- Family Residential (R-2B) Lot Size 6,538 square feet Surrounding Zoning North: R-2B East: R-2B South: R-2B West: R-2B Surrounding Uses North: Residential East: Residential South: Residential West: Residential Other Site Information/History: Pursuant to HBMC § 17.58.020, Precise Development review is required for remodels of 1,500 square feet or more in any zone. Precise Development Plans shall be decided upon by the Planning Commission. Additionally, Pursuant to HBMC §17.58.010 the purpose of Precise Development Plans is to ensure that new development supports the goals and objectives of the General Plan and other adopted plans and guidelines. The applicant proposes the remodel of a 3,457-square-foot, two-story, single-family residence and remodel of attached 642-square-foot garage with second floor workshop into a single- family residence with four garage parking spaces. Therefore, the project requires the approval of a Precise Development Plan. Discussion: The applicant proposes the remodel of a 3,457-square-foot, two-story, single-family residence and remodel of attached 642-square-foot garage with second floor workshop into a single-family residence with four garage parking spaces. Page 321 of 376 City of Hermosa Beach | Page 3 of 7 Development Standards Parking The property currently has four parking spaces, two located in a garage, and two guest parking spaces in the driveway. Pursuant to HBMC § 17.44.020, properties with two- family dwellings require two off-street parking spaces for each unit, plus one guest space. The project proposes five parking spaces; two tandem parking spaces within a garage per dwelling unit, and one guest parking space located adjacent to the garages. Floor Plan The project would remodel the existing single-family home to change the layout of the home. The project also proposes expanding the existing 642-square-foot, two-car, garage to 990 square feet to create two, two-car garages (one per dwelling unit). The second- Criteria Required Provided LOT STANDARDS Minimum Lot Area per Unit 1,750 sq.ft. 3,269 sq.ft. Lot Coverage Maximum 65% (maximum) 49.6% HEIGHT: 30 ft 29 feet YARDS: Front 5 ft 11 feet, 2 inches Side 10% of lot width, minimum 3 ft, maximum 5 ft 8 feet, 2 inches (east) 7 feet (west) Rear 5 ft, ground floor 3 ft, second floor 26 feet Open Space 300 sq.ft. per dwelling (600 sq.ft. minimum) 1,504 square feet PARKING: Total Parking Spaces Minimum 2 off-street parking spaces for each unit plus one guest space (5 total) 5 Page 322 of 376 City of Hermosa Beach | Page 4 of 7 floor workshop above the garage would be converted into a single-family residence consisting of one bedroom, one bathroom, a living and dining room, kitchen, office, and loft. Open Space Pursuant to HBMC §17.14.080, there shall be a minimum of 300 square feet of usable open space per dwelling unit. The minimum dimension of open space areas shall be seven feet by seven feet, a minimum 100 square feet of the required open space shall be directly accessible to and at the same floor level of the primary living area of each unit, and a maximum of 100 square feet of required open space may be provided on a roof deck with a minimum dimension of seven feet by seven feet. The project proposes 1,456 square feet of open space for dwelling unit 1 (formerly the single-family residence) with 1,175 accessible from the ground floor, 181 square feet accessible from the primary living area, and 100 square feet on the roof deck. Dwelling unit two (2) offers 582 square feet of open space, with 347 square feet accessible from the ground, and 235 square feet accessible from the primary living area on the second floor. Landscape The project proposes a total of 1,504 square feet of landscape area. All onsite landscaping is subject to HBMC Chapter 8.60, Water Efficient Landscaping. Additionally, the project will be conditioned to comply with comply with low-impact development standards and to reduce urban runoff, subject to HBMC § 8.44.095(F)(1). Design The development proposes a contemporary architectural style and Spanish/Mediterranean aesthetic. The project would utilize several materials, such as The development proposes a contemporary architectural style and would utilize several materials, such as clay tile roof, stucco exterior, metal railings, and wood garage doors to break the monotony and create visual interest. Findings: A Precise Development Plan may only be approved or conditionally approved when positive findings can be made for all the findings pursuant to Hermosa Beach Municipal Code (HBMC) § 17.58.040. In accordance with Hermosa Beach Municipal Code (HBMC) § 17.58.010 and 17.58.020, in order to promote excellence in design, layout, and physical features of development to achieve reasonable quality and compatibility with its surroundings, all remodels or additions exceeding 1,500 square feet require a Precise Development Plan issued by the Planning Commission. In considering an application for a Precise Development Plan, City staff reviews the project using the review considerations for Precise Development Plans identified in HBMC §17.58.030. The review considerations are used to help inform the three required findings which must be Page 323 of 376 City of Hermosa Beach | Page 5 of 7 made pursuant to Hermosa Beach Municipal Code Section 17.58.040 in order to approve a PDP. Review Considerations for a PDP 1. Building proportions, massing, and architectural details; 2. Site design, orientation, location, and architectural design of buildings relative to existing structures on or adjacent to the property, topography, and other physical features of the natural and built environment; 3. Size, location, design, development, and arrangement of site access for modes of transportation, including on-site vehicle and bicycle parking; 4. Height, materials, and design of fences, walls, and screen plantings; 5. Location and type of landscaping including selection and size of plant materials, and design of hardscape; and 6. Size, location, design, color, lighting, and materials of all signs. 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 project is located in the Limited Multiple Family Residential Zone. The proposed project would remodel a 3,457-square-foot two- story single-family residence and remodel of attached 642-square foot garage with second floor workshop into a single-family residence with four garage parking spaces. 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. The Hermosa Beach Municipal Code requires a that a minimum lot area per dwelling unit not be less than 1,750 square feet per unit, where the project provides 3,269 square feet per unit. The project complies with a maximum lot coverage, which cannot exceed 65 percent of the lot per HBMC Section 17.14.060, as the project proposes 49.6 percent. Off-street parking is provided entirely on-site as required in section 17.120.030. The development provides two tandem garages and one guest parking space. The project also provides 1,504 square feet of open space where a minimum of 300 square feet per dwelling is required 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 Medium Density. The purpose of this designation is to provide for the enhancement and reinvestment in mixed scale residential neighborhoods. This designation permits property owners to construct two residential units on a single lot. Its purpose is to provide a transition between higher density residential or commercial uses and single-family neighborhoods. The site is also located within the Hermosa Hills Page 324 of 376 City of Hermosa Beach | Page 6 of 7 neighborhood. This area transitions from high-and-medium density uses adjacent to Pacific Coast Highway and lower density single-family uses closer to Prospect Avenue. The intent of the neighborhood is to improve key pedestrian throughfares to enhance connectivity and access while preserving the single-family development pattern of this area. The proposed project would remodel a 3,457- square-foot two-story single-family residence and remodel of attached 642- square-foot garage with second floor workshop into a single-family residence above a four garage parking spaces. The identified density range for the land use designation is 13.1-25.0 dwelling units per acre pursuant to PLAN Hermosa. This would allow up to 4 units on the subject property. The proposed project would result in two units which results in 13.1 units per acre. 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 modified pursuant to the provisions of this Title. The proposed project would remodel a 3,457-square-foot two-story single-family residence and remodel of attached 642-square foot garage with second floor workshop into a single-family residence with four garage parking spaces. The development proposes a contemporary architectural style and would utilize several materials, such as clay 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 The proposed project is located within walking distance of Pacific Coast Highway which provides numerous commercial businesses. 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 Page 325 of 376 City of Hermosa Beach | Page 7 of 7 tile roof, stucco exterior, metal railings, and wood garage doors to break the monotony and create visual interest. Moreover, the project complies with all design development standards as detailed in the table above. 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 residential building. Moreover, none of the exceptions to the categorical exemption(s) apply, nor would the project result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances or damage a scenic highway or scenic resources within a state scenic highway Public Notification: For the November 18, 2025, Planning Commission hearing, a total of 283 public hearing notices were mailed to the applicant, occupants, and property owners of properties within a 500-foot radius on November 3, 2025. A legal ad was published on November 6, 2025, in the Easy Reader, a newspaper of general circulation. Additionally, the applicant received a notice poster to post on-site and provided proof of posting a minimum of ten days in advance of the public hearing, in accordance with HBMC § 17.68.050. Public notification materials are included as Attachment 4. As of the writing of the report, staff has received no public comments. Attachments: 1. Draft Resolution 2. Zoning Map 3. Project Plans 4. Public Notification Package Respectfully Submitted by: Kaneca Pompey, Contract Planner Concur: Alexis Oropeza, Planning Manager Legal Review: Sarah Locklin, Interim Assistant City Attorney Approved: Alison Becker, Community Development Director Page 326 of 376 P a g e 1 of 10 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- 06) TO REMODEL AN EXISTING TWO-STORY SINGLE-FAMILY RESIDENCE AND REMODEL AN EXISTING TWO-CAR GARAGE WITH SECOND FLOOR WORKSHOP INTO A RESIDENCE WITH FOUR GARAGE PARKING SPACES, AND DETERMINATION THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION 15301, CLASS 1 OF THE CEQA GUIDELINES. The Planning Commission of the City of Hermosa Beach does hereby resolve, and order as follows: WHEREAS, on March 08, 2023, the applicant, Geri Ooi Sandahl, filed an application for a Precise Development Plan, to remodel to remodel an existing two-story single-family residence and remodel an existing two-car garage with second floor workshop into a residence with four garage parking spaces at 960 6th Street; and WHEREAS, the Planning Commission, at its public meeting of November 18, 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, Existing Facilities, of the State CEQA Guidelines (“Class 1”) as it consists of internal and exterior modification of an existing building. Moreover, none of the exceptions to the categorical exemption(s) apply. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time, have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway as no scenic state highway exist in the vicinity of the project. Additionally, the project is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical 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 further finds, determines, and declares the following pertaining to the application for a Precise Development Plan, pursuant to section 17.58.040 of the HBMC: Page 327 of 376 P a g e 2 of 10 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 is located in the Limited Multiple Family Residential (R-2B) Zone. The proposed project would remodel a 3,457-square-foot two-story single-family residence and remodel of attached 642-square foot garage with second floor workshop into a single-family residence with four garage parking spaces. 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. The HBMC requires that a minimum lot area per dwelling unit not be less than 1,750 square feet per unit, where the project provides 3,269 square feet per unit. The project complies with a maximum lot coverage, which cannot exceed 65 percent of the lot per HBMC Section 17.14.060, as the project proposes 49.6 percent. Off-street parking is provided entirely on-site as required in HBMC section 17.120.030. The development provides two tandem garages and one guest parking space. The project also provides 1,504 square feet of open space where a minimum of 300 square feet per dwelling is required 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 Medium Density, and is not subject to a specific plan. The purpose of the Medium Density designation is to provide for the enhancement and reinvestment in mixed scale residential neighborhoods. This designation permits property owners to construct two residential units on a single lot. Its purpose is to provide a transition between higher density residential or commercial uses and single-family neighborhoods. The site is also located within the Hermosa Hills neighborhood. This area transitions from high-and-medium density uses adjacent to Pacific Coast Highway and lower density single- family uses closer to Prospect Avenue. The intent of the neighborhood is to improve key pedestrian throughfares to enhance connectivity and access while preserving the single- family development pattern of this area. The proposed project would remodel a 3,457- square-foot two-story single-family residence and remodel of attached 642-square-foot garage with second floor workshop into a single-family residence above a four garage parking spaces. The identified density range for the land use designation is 13.1-25.0 dwelling units per acre pursuant to PLAN Hermosa. This would allow up to 4 units on the subject property. The proposed project would result in two units which results in 13.1 units per acre. Therefore, the proposed project is consistent with the General Plan. General Plan Consistency Goals & Policies Findings Land Use Element Page 328 of 376 P a g e 3 of 10 3. The design, layout, and other physical features of the project comply with any design or development standards applicable to the zone, unless waived or modified pursuant to the provisions of this Title. The proposed project would remodel a 3,457-square-foot two-story single-family residence and remodel of attached 642-square foot garage with second floor workshop into a single-family residence with four garage parking spaces. The development proposes a contemporary architectural style and would utilize several materials, such as clay tile roof, stucco exterior, metal railings, and wood garage doors to break the monotony and create visual interest. Moreover, the project complies with all design development standards for the R-2B zone as detailed in the project staff report. SECTION 2. Based on the foregoing, the Planning Commission hereby approves the subject Precise Development Plan (PDP 23-06) to remodel an existing two-story single-family residence and remodel an existing two-car garage with second floor workshop into a residence with four garage parking spaces located at 960 6th Street, as set forth in Planning Commission Resolution 25-XX, subject to the following Conditions of Approval: General Conditions 1. The development and continued use of the property shall be in conformance with submitted plans received and reviewed by the Planning Commission at its meeting of November 18, 2025, in accordance with the conditions below. The Community Development Director may approve minor modifications that do not otherwise conflict with the HBMC or requirements of this approval. 2. The project shall fully comply with all requirements of the Limited Multiple Family Residential (R-2B) Zone as applicable of the Municipal Code, including but not limited to: 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 The proposed project is located within walking distance of Pacific Coast Highway which provides numerous commercial businesses. 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 Page 329 of 376 P a g e 4 of 10 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, Geri Ooi Sandahl, 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 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. Page 330 of 376 P a g e 5 of 10 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: All lighting shall be directed downward, 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) 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. 14. 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. 15. 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 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 Page 331 of 376 P a g e 6 of 10 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. 16. 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. 17. The project shall comply with South Coast Air Quality Management District Rule 1113, limiting the volatile organic compound content of architectural coatings. 18. Construction projects within the city shall install odor-reducing equipment in accordance with South Coast Air Quality Management District Rule 1138. 19. 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. 20. 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. Building The following items will require plan review and approval, prior to permit issuance: 21. Submit all architectural, structural, grading, and associated plans for plan review and approval and acquire all required permits. 22. At time of plan check submittal the plans shall include electrical calculations, single line and placement of any utility equipment (as required per the utility providers.) Page 332 of 376 P a g e 7 of 10 23. At time of plan check submittal the plans shall include all sump pumps on private property and location of proposed utilities, sewer lines, and main water line, etc. 24. Separate submittal and plan approval required from LA County Fire Land Development Unit, prior to permit issuance. Separate submittal and plan approval required from LA County Fire Sprinkler Unit prior to framing approval. 25. Complete and file the Assumption of Risk for Surface Water 26. The building submittal will need to meet the requirements for a duplex, to include fire ratings, egress, and sound/insulation requirements. Public Works 27. No new walls or foundation footing will be allowed to be constructed on or over the public right-of-way. 28. A Residential Encroachment permit is required for non-confirming structures located over or within the public right-of-way. 29. If Public Improvements are required. The following items are required, Items 3-8. 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. 30. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on the street. 31. 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. 32. Sewer manhole rim/lid elevations must be submitted prior to grading and plan check. 33. 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. 34. 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 3. 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 Page 333 of 376 P a g e 8 of 10 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 18th of November, 2025. ______________________________________________________________________________________ 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 November 18, 2025. Kate Hirsh, Chair Alison Becker, Secretary Date Page 334 of 376 P a g e 9 of 10 Page 335 of 376 Pacif ic Coast Hwy7thS t 6th St Ar dmor eAve8th St 6th St Ocean V iew Ave 3 r d S tGravley Ct ProspectAve Alley 8th St 5t h S t Ocean D r Ardmore AveHopkins Ave 7th St Gentry St4th St Pine St 6th St 7th S t 7th Pl Vall eyDr4th St Gentry St9th St 8th Pl 4th St Zoning MapPlanning Commission Meeting November 18, 2025 960 6th St APN: 4186-015-007 Zone: R-2B Limited Multiple Family Residential Precise Development Plan Description Legend R-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Neighborhood Commercial C-2 Downtown Commercial C-3 General Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) -HE Housing Element Overlay 300' Notification Radius Page 336 of 376 Page 337 of 376 Page 338 of 376