HomeMy WebLinkAbout2025-12-16 - PC - Special Meeting
CITY OF HERMOSA BEACH
PLANNING COMMISSION
Special Meeting Agenda
Call and Notice of Special Meeting:
The Chairperson of the City of Hermosa Beach Planning Commission has called a Special Meeting to
consider and take action on only those matters set forth on the agenda.
Tuesday, December 16, 2025
5:00 PM
Council Chambers
1315 Valley Drive
Hermosa Beach, CA 90254
Planning Commissioners
Kate Hirsh, Chairperson
Stephen Izant, Vice Chairperson
Michael Flaherty, Commissioner
Peter Hoffman, Commissioner
Greg McNally, Commissioner
Alison Becker, Community Development Director
AMERICANS WITH DISABILITIES ACT OF 1990
To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) are
available for check out at the meeting. If you require special assistance to participate in this meeting,
you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at
cityclerk@hermosabeach.gov at least 48 hours before the meeting.
PARTICIPATION AND VIEWING OPTIONS
Hermosa Beach Planning Commission meetings are open to the public and are being held in person
in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254. Public
comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the
meeting by submitting an Comment fo an item on the agenda. As a courtesy only, the public may
view and participate on action items listed on the agenda via the following:
Zoom: https://us02web.zoom.us/j/82539742028?pwd=OUNTRDNvd2I6TzBpTDIjc2x6bGFwd
z09
•
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 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 the Commission staff reports and attachments at
www.hermosabeach.gov/agenda.
Page 2 of 324
Pages
PLEASE TAKE NOTICE that the Chairperson of the Planning Commission has called a
Special Meeting to take place at 5:00 p.m. on Tuesday, December 16, 2025 to consider and
take action on those matters set forth on the agenda below.
1.CALL TO ORDER
2.PLEDGE OF ALLEGIANCE
3.ROLL CALL
4.STAFF ITEMS
4.a Rotation of Planning Commission Chairperson and Vice Chairperson -
25-CDD-180
7
(Planning Manager Alexis Oropeza)
Recommendation:
In accordance with past direction and practice, the Chairperson and Vice
Chairperson of the Planning Commission rotate every nine months. The
current Chairperson, Kate Hirsh, and the current Vice Chairperson,
Stephen Izant, served from March 1, 2025, through November 30, 2025.
On December 16, 2025, the Chairperson position will rotate to Stephen
Izant and the Vice Chairperson will rotate to Michael Flaherty for the term
running from December 16, 2025 through August 31, 2026.
5.APPROVAL OF AGENDA
This is the time for Planning Commission to discuss any changes to the order of
agenda items.
6.PUBLIC COMMENT
This is the time for members of the public to address the Planning Commission
on any item(s) listed on the special meeting agenda only. Public comments are
limited to 3 minutes per speaker.
7.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.
7.a ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL AND
REGULAR MEETINGS OF NOVEMBER 18, 2025 - 25-CDD-185
8
Page 3 of 324
(Planning Manager Alexis Oropeza)
Recommendation:
Staff recommend Planning Commission receive and file the action
minutes of the Planning Commission special and regular meetings of
November 18, 2025
7.b LOCATION: 620 9TH STREET - 25-CDD-172 21
TWO YEAR TIME EXTENSION REQUEST FOR A CONDITIONAL USE
PERMIT (CUP 23-10), PRECISE DEVELOPMENT PLAN (PDP 23-07),
AND VESTING TENTATIVE PARCEL MAP (VTPM NO 84231) FOR A 3-
UNIT ATTACHED CONDOMINIUM PROJECT AT 620 9TH STREET IN
THE TWO-FAMILY RESIDENTIAL (R-2) ZONE.
CEQA: Determine that the project remains categorically exempt from the
California Environmental Quality Act pursuant to the previously approved
Class 3 Exemption for New Construction as defined in Section 15303(b)
of the CEQA guidelines.
Recommendation:
Staff recommends that the Planning Commission:
Determine the project remains categorically exempt from the
California Environmental Quality Act (CEQA) pursuant to the
previously approved Class 3 Exemption for New Construction as
defined in Section 15303(b) of the CEQA guidelines and;
1.
Adopt by Minute Order a two-year time extension for Conditional
Use Permit 23-10, Precise Development Plan 23-07, and
Vesting Tentative Parcel Map No 84231 for a 3-unit attached
condominium project.
2.
8.PUBLIC HEARINGS
8.a LOCATION: 1054 AVIATION BOULEVARD - 25-CDD-171 43
PRECISE DEVELOPMENT PLAN (PDP25-01) FOR NEW 6,487-
SQUARE-FOOT MULTI-TENANT COMMERCIAL BUILDING, AT 1054
AVIATION BOULEVARD, LOCATED WITHIN THE GENERAL
COMMERCIAL ZONE (C-3).
CEQA: Determine the project is exempt from the California
Environmental Quality Act.
(Assistant Planner Johnny Case)
Recommendation:
Staff recommends the Planning Commission:
Determine the project is categorically exempt from the California
Environmental Quality Act (CEQA); and
1.
Adopt a Resolution approving a Precise Development Plan
(PDP25-01) for a new 6,487 square-foot multi-tenant commercial
building located at 1054 Aviation Boulevard, subject to
conditions of approval (Attachment 1).
2.
Page 4 of 324
8.b LOCATION: 901 HERMOSA AVENUE - 25-CDD-183 86
A PRECISE DEVELOPMENT PLAN AND LOT LINE ADJUSTMENT TO
REMODEL AND ADD A THIRD STORY TO AN EXISTING
COMMERCIAL BUILDING AT 901 HERMOSA AVENUE IN THE
DOWNTOWN COMMERCIAL ZONE AND COASTAL ZONE
CEQA: Determine the project is exempt from the California
Environmental Quality Act.
(Contract Planner Kaneca Pompey)
Recommendation:
Staff recommends the Planning Commission:
Determine the project is categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to section 15301,
class 1 and section 15305, class 5 of the CEQA guidelines.
1.
Adopt a Resolution approving Precise Development Plan
(PDP23-04) and Lot Line Adjustment (LLA 23-03) to remodel
and add to an existing two-story commercial building that
measures 12,012 square feet located at 901 Hermosa Avenue.
The lot line adjustment consolidates three existing parcels into a
single lot, subject to conditions of approval (Attachment 1),
including approval of a Coastal Development Permit by the
California Coastal Commission.
2.
8.c LOCATION: CITYWIDE - 25-CDD-168 291
A ZONE TEXT AMENDMENT (TA25-03) AMENDING VARIOUS
SECTIONS OF TITLE 17 OF THE HERMOSA BEACH MUNICIPAL
CODE SECTION PERTAINING TO APPEAL PERIODS AND THE
TRANSMISSION OF PLANNING COMMISSION DECISIONS TO CITY
COUNCIL
CEQA: The project qualified for a Categorical Exemption per Section
15061(b)(3) of the California Environmental Quality Act Guidelines.
(Planning Manager Alexis Oropeza)
Recommendation:
Staff recommends the Planning Commission:
Find the adoption of the proposed ordinance exempt from review
under the California Environmental Quality Act (“CEQA”) and
1.
Adopt a Resolution (Attachment 1) recommending that the City
Council adopt the proposed ordinance approving Zone Text
Amendment 25-03.
2.
8.d LOCATION: CITYWIDE - 25-CDD-175 308
A ZONE TEXT AMENDMENT (TA 25-04) AMENDING HERMOSA
BEACH MUNICIPAL CODE SECTION 17.08.020(D) PERTAINING TO
HOME OCCUPATIONS
Page 5 of 324
CEQA: The project is exempt from the CEQA per section 15061(b)(3) of
the California Environmental Quality Act Guidelines.
(Community Development Director Alison Becker)
Recommendation:
Staff recommends that the Planning Commission:
Find that the adoption of the proposed ordinance exempt from
review under the California Environmental Quality Act (“CEQA”);
and
1.
Adopt a Resolution (Attachment 1) recommending that the City
Council adopt the proposed ordinance approving Zone Text
Amendment 25-04 amending Section 17.08.020(D) pertaining to
Home Occupations (Citywide).
2.
9.COMMUNITY DEVELOPMENT DIRECTOR REPORT 322
10.COMMISSIONER ITEMS
Requests from Commissioners for possible future agenda items. No discussion
or debate of these requests shall be undertaken; the sole action is whether to
schedule the item for consideration on a future agenda. No public comment will
be taken. Commissioners should consider the city’s work plan when considering
new items.
10.a 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.
11.FUTURE AGENDA ITEMS
Requests from the Planning Commission for possible future agenda items and
questions from Planning Commission members regarding the status of future
agenda items. No discussion or debate of these requests shall be undertaken;
the sole action is whether to schedule the item for consideration on a future
agenda. No public comment will be taken. Planning Commission members
should consider the city's work plan when considering new items.
11.a PLANNING COMMISSION TENTATIVE FUTURE AGENDA - 25-CDD-
179
323
(Planning Manager Alexis Oropeza)
Recommendation:
Staff recommend Planning Commission receive and file the tentative
future agenda for the Planning Commission regular meeting of January
20, 2026.
12.ADJOURNMENT
Page 6 of 324
City of Hermosa Beach | Page 1 of 1
Meeting Date: December 16, 2025
Staff Report No. 25-CDD-180
Honorable Chair and Members of the Hermosa Beach Planning Commission
Rotation of Planning Commission Chairperson and Vice Chairperson
(Planning Manager Alexis Oropeza)
Recommended Action:
In accordance with past direction and practice, the Chairperson and Vice Chairperson of
the Planning Commission rotate every nine months. The current Chairperson, Kate Hirsh,
and the current Vice Chairperson, Stephen Izant, served from March 1, 2025, through
November 30, 2025.
On December 16, 2025, the Chairperson position will rotate to Stephen Izant and the Vice
Chairperson will rotate to Michael Flaherty for the term running from December 16, 2025
through August 31, 2026.
Respectfully Submitted by: Alexis Oropeza, Planning Manager
Approved: Alison Becker, AICP, Community Development Director
Page 7 of 324
City of Hermosa Beach | Page 1 of 1
Meeting Date: December 16, 2025
Staff Report No. 25-CDD-185
Honorable Chair and Members of the Hermosa Beach Planning Commission
ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL AND REGULAR
MEETINGS OF NOVEMBER 18, 2025
(Planning Manager Alexis Oropeza)
Recommended Action:
Staff recommend Planning Commission receive and file the action minutes of the
Planning Commission special and regular meetings of November 18, 2025
Attachments:
1. Planning Commission Action Minutes Special Meeting of November 18, 2025
2. Planning Commission Action Minutes Regular Meeting of November 18, 2025
Respectfully Submitted by: Alexis Oropeza, Planning Manager
Approved: Alison Becker, Community Development Director
Page 8 of 324
1
CITY OF HERMOSA BEACH
Planning Commission
Special Meeting Minutes
November 18, 2025
5:00 p.m.
Council Chambers
1315 Valley Drive
Hermosa Beach, CA 90254
Members Present: Chairperson Kate Hirsh, Commissioner Greg McNally,
Commissioner Peter Hoffman, Vice Chairperson Stephen Izant,
Commissioner Michael Flaherty
Staff Present: Community Development Director Alison Becker, Associate
Planner Jake Whitney, Assistant Planner DeDe Tran, Assistant
Planner Johnny Case, Interim City Attorney Sarah Locklin
_____________________________________________________________________
1. CALL TO ORDER
Chairperson Hirsh called the meeting to order at 5:09 p.m.
2. ROLL CALL
Associate Planner Jake Whitney announced a quorum.
3. APPROVAL OF AGENDA
Moved by: Chairperson Kate Hirsh
Seconded by: Vice Chairperson Stephen Izant
To approve the order of the agenda.
Page 9 of 324
2
Ayes (5): Chairperson Kate Hirsh, Commissioner Greg McNally, Commissioner
Peter Hoffman, Vice Chairperson Stephen Izant, and Commissioner Michael
Flaherty
Motion Carried
4. PUBLIC COMMENT
Public Comment provided by:
Eric Horn (In-Person)
Tony Higgins (Virtual)
5. STAFF ITEMS
5.a 6TH CYCLE HOUSING ELEMENT IMPLEMENTATION STATUS
REPORT - 25-CDD-167
Community Development Director Alison Becker provided a presentation
Interim City Attorney Sarah Locklin provided a presentation
Planning Commissioners asked questions and received answers from staff
and Interim City Attorney Sarah Locklin.
Public Comment provided by:
John David (In-Person)
David Grethen (In-Person)
Tony Higgins (Virtual)
Laura Pena (Virtual)
Kristen (Last name not provided) (Virtual)
Moved by: Commissioner Peter Hoffman
Seconded by: Vice Chairperson Stephen Izant
Staff recommends Planning Commission:
1. Receive and file staff presentation.
Ayes (5): Chairperson Kate Hirsh, Commissioner Greg McNally,
Commissioner Peter Hoffman, Vice Chairperson Stephen Izant, and
Commissioner Michael Flaherty
Motion Carried
5.b DISCUSSION OF LAND VALUE RECAPTURE ORDINANCE A
PROGRAM OF THE 2021-2029 CERTIFIED HOUSING ELEMENT - 25-
CDD-077
Page 10 of 324
3
Community Development Director Alison Becker provided a presentation
Planning Commissioners asked questions and received answers from staff
and Interim City Attorney Sarah Locklin
Public Comment was provided by:
John David (In-Person)
John Burry (In-Person)
David Grethen (In-Person)
Laura Pena (Virtual)
Nancy Schwappach (Virtual)
Planning Commissioners deliberated and asked further questions of staff
and Interim City Attorney Sarah Locklin
Planning Commissioners recommended City Council to:
1. Move Staff Recommendation B: exempt smaller lots with a
minimum density of 1 to 2 units from any dollar amount LVR fee.
2. Move Staff Recommendation D: Direct staff to explore zoning
regulations that encourage development of residential units on
“small lots”
3. Move Staff Recommendation E: A temporary LVR fee reduction for
lots with a density of 3-4 units for 24 months to $40 dollars per
square foot.
Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Peter Hoffman
Staff recommends the Planning Commission:
1. Receive a staff report and solicit public input; and
2. Provide a recommendation to City Council.
Ayes (5): Chairperson Kate Hirsh, Commissioner Greg McNally,
Commissioner Peter Hoffman, Vice Chairperson Stephen Izant, and
Commissioner Michael Flaherty
Motion Carried
6. ADJOURNMENT
The meeting was adjourned at 7:42 p.m.
Page 11 of 324
4
Page 12 of 324
1
CITY OF HERMOSA BEACH
PLANNING COMMISSION MEETING MINUTES
November 18, 2025
6:00 p.m.
Council Chambers
1315 Valley Drive
Hermosa Beach, CA 90254
Members Present: Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice
Chairperson 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, Contract Planner Kaneca
Pompey, Interim City Attorney Sarah Locklin
_____________________________________________________________________
1. CALL TO ORDER
Chairperson Hirsh called the meeting to order at 7:55 p.m.
2. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Vice Chairperson Izant.
3. ROLL CALL
Associate Planner Jake Whitney announced a quorum.
4. APPROVAL OF AGENDA
This is the time for Planning Commission to discuss any changes to the order of
agenda items.
Item 7d moved first on the agenda.
Page 13 of 324
2
Commissioner Hoffman motioned to approve the consent calendar, Seconded by
Vice Chairperson Izant. Voice vote was taken. Motion carried unanimously.
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.
In-Person public comments:
No public comments provided.
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.
Moved by: Chairperson Kate Hirsh
Seconded by: Vice Chairperson Stephen Izant
To approve the consent calendar.
6.a ACTION MINUTES OF THE PLANNING COMMISSION REGULAR
MEETING OF OCTOBER 21, 2025 - 25-CDD-161
(Planning Manager Alexis Oropeza)
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
PERMIT (CUP 25-06), AND VESTING TENTATIVE PARCEL MAP NO.
84794 FOR A NEW TWO-UNIT RESIDENTIAL CONDOMINIUM AT 1035
Page 14 of 324
3
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)
Assistant Planner Johnny Case provided a presentation.
Planning Commissioners asked questions and received answers from staff
and Interim City Attorney Sarah Locklin.
Applicant's representative Stacy Straus spoke.
Public Comment was provided by:
Olivier Enders (in-person)
Francesca Enders (in-person)
Rachel Enders Clark (virtual)
Applicant's representative Brandon Straus spoke.
Public Comment was provided by:
Nancy Scwappach
Planning Commissioners deliberated.
Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Peter Hoffman
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.
Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice
Chairperson Stephen Izant, Commissioner Michael Flaherty, and
Commissioner McNally
Motion Carried
Page 15 of 324
4
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
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)
Commissioner Hoffman recused himself from the item.
Assistant Planner DeDe Tran provided a presentation.
Applicant's architect Alex Ioda provided a presentation.
Public Comment was provided by:
Larry Nakamura
Planning Commissioners deliberated.
Moved by: Commissioner Michael Flaherty
Seconded by: Vice Chairperson Stephen Izant
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.
Ayes (4): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant,
Commissioner Michael Flaherty, and Commissioner McNally
Recused (1): Commissioner Peter Hoffman
Motion Carried
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
APARTMENT BUILDING LOCATED AT 3232 HERMOSA AVE IN THE
MULTIPLE FAMILY RESIDENTIAL (R-3) ZONE - 25-CDD-165
Page 16 of 324
5
CEQA: Determine the project is categorically exempt from the California
Environmental Quality Act.
(Associate Planner Jake Whitney)
Associate Planner Jake Whitney provided a presentation.
Planning Commissioners asked questions and received answers from
staff.
Applicant's representative Brandon Straus spoke.
Applicant's representative Kit Bobko spoke.
Public Comment was provided by:
Nancy Schwappach (virtual)
Applicant's representative Brandon Straus spoke.
Planning Commissioners deliberated.
Community Development Director Alison Becker spoke.
Planning Commissioners deliberated.
Moved by: Commissioner Michael Flaherty
Seconded by: Commissioner Peter Hoffman
Staff recommends that 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 as amended. Condition of
Approval number 4 was modified to read " Prior to issuance of a
demolition permit, if the owner does not provide evidence that none
of the existing units are “Protected Units” under state law, 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." Additionally, Condition of Approval number 13
Page 17 of 324
6
was modified to read "A Encroachment Permit is required for any
new or existing non-conforming structures or uses located over or
within the public right-of-way".
Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice
Chairperson Stephen Izant, Commissioner Michael Flaherty, and
Commissioner McNally
Motion Carried
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
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)
Contract Planner Kaneca Pompey delivered a presentation.
Planning Commissioners posed questions and received answers.
Applicant's representative addressed the Planning Commission
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) 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)
Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice
Chairperson Stephen Izant, Commissioner Michael Flaherty, and
Commissioner McNally
Motion Carried
8. STAFF ITEMS
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8.a COMMUNITY DEVELOPMENT DIRECTOR REPORT
Community Development Director Alison Becker announced that at the
December Planning Commission meeting there would be a rotation of
chairperson role and that a schedule for the Planning Commission
meetings for the following year would be provided.
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.
Commissioner Flaherty and Commissioner Hoffman discussed issues regarding
technical difficulties.
Commissioner Hoffman and Commissioner Flaherty discussed the timing of
future special meetings.
Community Development Director Alison Becker responded.
Chairperson Hirsh provided comment.
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
(Planning Manager Alexis Ororpeza)
Moved by: Commissioner Peter Hoffman
Seconded by: Commissioner Michael Flaherty
Staff recommend Planning Commission receive and file the tentative
future agenda for the Planning Commission regular meeting of December
16, 2025.
Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice
Chairperson Stephen Izant, Commissioner Michael Flaherty, and
Commissioner McNally
Motion Carried
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.
Page 19 of 324
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No public comment provided.
12. ADJOURNMENT
The meeting was adjourned at 10:46pm.
Page 20 of 324
City of Hermosa Beach | Page 1 of 3
Meeting Date: December 16, 2025
Staff Report No. 25-CDD-172
Honorable Chair and Members of the Hermosa Beach Planning Commission
LOCATION: 620 9TH STREET
TWO YEAR TIME EXTENSION REQUEST FOR A CONDITIONAL USE PERMIT
(CUP 23-10), PRECISE DEVELOPMENT PLAN (PDP 23-07), AND VESTING
TENTATIVE PARCEL MAP (VTPM NO 84231) FOR A 3-UNIT ATTACHED
CONDOMINIUM PROJECT AT 620 9TH STREET IN THE TWO-FAMILY
RESIDENTIAL (R-2) ZONE.
CEQA: Determine that the project remains categorically exempt from the California
Environmental Quality Act pursuant to the previously approved Class 3 Exemption for
New Construction as defined in Section 15303(b) of the CEQA guidelines.
Recommended Action:
Staff recommends that the Planning Commission:
1. Determine the project remains categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to the previously approved Class 3
Exemption for New Construction as defined in Section 15303(b) of the CEQA
guidelines and;
2. Adopt by Minute Order a two-year time extension for Conditional Use Permit 23-
10, Precise Development Plan 23-07, and Vesting Tentative Parcel Map No
84231 for a 3-unit attached condominium project.
Background:
The project site is an interior 5,413-square-foot lot located in the Two-Family Residential
(R-2) zone and is currently developed with a single-family residence. An application was
filed on August 8, 2023 by the applicants Brett Drogmund and Pricilla Lee for a Conditional
Use Permit (23-10), Precise Development Plan (23-07), and Vesting Tentative Parcel Map
(No 84231) for a three-unit attached condominium project at 620 9th Street. On December
11, 2023 the Planning Commission held a duly noticed public hearing to consider the
application and ultimately approved the project and all requested entitlements via
Planning Commission Resolution No. 23-25. Furthermore, Condition No. 26 of the
approval resolution states that approval of the permits shall expire 24 months from the
date of approval, and that one or more-time extensions may be requested in writing to the
Director of the Community Development Department (Attachment 1). In accordance with
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this condition, the applicants subsequently file for an extension that was received by the
Department on October 7, 2025.
Past Board, Commission, and Council Actions
Meeting Date Description
December 11, 2023 The Planning Commission holds a duly noticed public
hearing and approves PC Resolution 23-25 for a new 3-
unit attached condominium project located at 620 9th
Street.
Project Description:
The project consists of a two-year extension of the planning entitlements for a previously
approved three-unit attached condominium project located at 620 9th Street. The
approved plans call for the demolition of the existing duplex on site, resulting in the net
increase of one unit on the subject property.
Discussion:
Hermosa Beach Municipal Code (HBMC) Section 17.70.020 specifies that all permits or
variances granted by the Planning Commission or City Council become null and void if
not established within the date specified in such permit or variance, or if no date is
specified, within two (2) years from the date of approval of such permit or variance.
Furthermore, One (1) or more extensions of time may be requested by filing a written
request with the Community Development Department at least thirty (30) days prior to the
expiration date, including the reason therefor and payment of a fee set by resolution of
the City Council. The Planning Commission may deny, approve or conditionally approve
each extension for a period not to exceed two (2) years; provided that a public hearing
shall be held pursuant to HBMC Chapter 17.68 prior to amendment of permit conditions.
The applicant indicated that additional time was needed as the plans are currently in plan
check and they are working on securing additional soil testing. As a result, the applicant
will not be ready to begin construction before the expiration of the initial approval. The
applicant tentatively expects to complete plan check by June of 2026 with construction
expected to begin following approval (Attachment 2).
Staff supports the two-year time extension of the project to allow the applicant sufficient
time to complete the plan check process and provide assurances for project continuity.
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
remains categorically exempt pursuant to previously approved Class 3 Exemption for
New Construction as defined in Section 15303(b) of the CEQA guidelines. Moreover,
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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. The project site is also not considered a historic or potentially historic resource
based on the City’s 2013 historic resource windshield survey.
Attachments:
1. PC Resolution 23-25
2. Applicant’s Time Extension Request Letter
Respectfully Submitted by: Jake Whitney, Associate Planner
Legal Review: Sarah Locklin, Interim City Attorney
Concur: Alexis Oropeza, Planning Manager
Approved: Alison Becker, Community Development Director
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https://esrour.sharepoint.com/Shared Documents/WORD/1-Nondre/2-4UNITS/HB/620 9th/City App/Extension/Letter of Request for Extension.doc
SROUR & ASSOCIATES
Real Estate Development Services Group, Inc.
2615 Pacific Coast Highway, Suite 206, Hermosa Beach, CA 90254
310/372-8433 ▪ srour@esrour.com ▪ www.srourandassociates.com
November 6, 2025
Jake Whitney, Associate Planner
City of Hermosa Beach
Community Development Department
Planning Division
1315 Valley Drive
Hermosa Beach, CA 90254
Dear Mr. Whitney,
Thank you for your assistance with the application for extension of the entitlement: PDP 23-07 and
CUP 23-10-time extension for 620 9th Street, a 3-unit condominium project.
The applicant requests an extension of the Precise Development Plan and Use Permit, as the
applicant is currently in plan check for the construction drawings and will not be ready to start
construction prior to the expiration of the initial approval. The plan check comments call for
additional soils testing to determine if there are corrosives that may impact the construction
materials, as well as coordination of site drainage and architectural design to ensure there will not be
impacts to the structure. This process is taking longer than the initial 24-month entitlement period
that was given by the Planning Commission. The applicant expects to have completed plan check
by June 1, 2026, and construction to start immediately following.
Thank you again for your assistance and consideration of this request.
Sincerely,
Stacy Straus
On behalf of property owners Brett Drogmund and Priscilla Lee
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Meeting Date: December 16, 2025
Staff Report No. 25-CDD-171
Honorable Chair and Members of the Hermosa Beach Planning Commission
LOCATION: 1054 AVIATION BOULEVARD
PRECISE DEVELOPMENT PLAN (PDP25-01) FOR NEW 6,487-SQUARE-FOOT
MULTI-TENANT COMMERCIAL BUILDING, AT 1054 AVIATION BOULEVARD,
LOCATED WITHIN THE GENERAL COMMERCIAL ZONE (C-3).
CEQA: Determine the project is exempt from the California Environmental Quality Act.
(Assistant Planner Johnny Case)
Recommended Action:
Staff recommends the Planning Commission:
1. Determine the project is categorically exempt from the California Environmental
Quality Act (CEQA); and
2. Adopt a Resolution approving a Precise Development Plan (PDP25-01) for a new
6,487 square-foot multi-tenant commercial building located at 1054 Aviation
Boulevard, subject to conditions of approval (Attachment 1).
Executive Summary:
This is a request for approval of a Precise Development Plan (PDP25-01) to demolish an
existing commercial structure and propose a new 6,487 square-foot multi-tenant building.
Staff recommend that the Planning Commission approve the project subject to conditions
of approval and determine that the project is categorically exempt from the California
Environmental Quality Act.
Background:
The project site is an existing 16,696-square-foot lot located within the Aviation Corridor
character area. The project site is located on the South side of Aviation Boulevard and is
at the corner of Aviation Boulevard and Owosso Avenue. The site has a General Plan
land use designation of Community Commercial (CC) and is zoned as General
Commercial (C-3) (Attachment 2). Additionally, the project is not located within the
Coastal Zone. The site is currently developed with a 4,765-square-foot commercial
structure and surface parking. The site was developed in 1945.
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City of Hermosa Beach | Page 2 of 7
Site Information Table:
The following table describes the existing site characteristics
Site Information
General Plan Community Commercial (CC)
Zoning General Commercial (C-3)
Lot Size 16,696 square feet
Surrounding Zoning North: C-3
East: C-3 and R-2
South: R-1
West: C-3
Surrounding Uses North: Vacant
East: Office
South: Residential
West: Retail
Project Description:
The proposed project involves demolishing the existing 4,765-square-foot, single-story
commercial building and replacing it with a 6,487-square-foot multi-tenant commercial
building. The new building would feature tenant spaces of varying sizes:
Retail space one: 647 square feet
Retail space two: 1,565 square feet
Retail space three: 1,306 square feet
Retail space four: 897 square feet
In addition, the structure would include an 886-square-foot mezzanine for storage within
retail space one (1), and a 185 square-foot common area that would contain the trash
bins, janitor’s office, and a unisex toilet. The project includes a new surface parking lot
with 25 parking spaces.
Discussion:
The following provides a summary of the Development Standards for the General
Commercial Zone (C-3).
Criteria Required Provided
LOT STANDARDS
HEIGHT: 35 feet 24 feet 11 inches
YARDS:
Front Not Required 0 feet to 8 feet 8 inches
(varies)
Side 8 feet 8 foot minimum (varies)
Rear 8 feet 22 feet 8 inches
PARKING:
Total Parking Spaces
Minimum
25 spaces 25 spaces
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Parking/Vehicular Access
The proposed parking is arranged to be located to the side and behind the proposed
building. Vehicular access is provided via a driveway off Aviation Boulevard, which would
serve as an entrance only. Vehicles would exit from an existing driveway on Owosso
Avenue. Per HBMC Section 17.44.030, offices and general retail uses require one (1)
space per 250 square feet of gross floor area, requiring this project to provide a total of
25 parking spaces. The project proposes a total of 25 spaces, consisting of 16 standard
spaces, eight (8) compact spaces, and one (1) accessible parking space.
Site/ Floor Plan
The project proposes a new multi-tenant commercial building comprising four units. The
primary pedestrian entrances are oriented towards Aviation Boulevard and Owosso, with
additional entrances located behind the building and serve the proposed parking lot.
Landscape
The project adds 642 square feet of new landscaping, bringing the total on-site
landscaping to 1,104 square feet. The new landscaping would enhance the buffer
between adjacent residential zones and would be incorporated along the property
frontage, improving the overall building façade. All on-site landscaping is subject to HBMC
Chapter 8.60, Water Efficient Landscaping. Additionally, the project will be conditioned to
comply with low-impact development standards and to reduce urban runoff, subject to
HBMC Section 8.44.095(F)(1).
This project application was routed for review by various city departments, including
Building and Safety, Public Works, and the Environmental Programs Manager in the City
Manager’s office. The noted departments do not object to the proposed PDP subject to
the conditions of approval set forth in the draft Resolution (Attachment 1).
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) Section 17.58.040. In accordance with Hermosa Beach Municipal Code
(HBMC) Sections 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 Section
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 17.58.040 in
order to approve a PDP.
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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 design, layout, and physical features of the project do comply with all
applicable provisions of the Hermosa Beach zoning code and all other titles of the
Hermosa Beach Municipal Code. The project consists of demolishing the existing
4,765-square-foot, single-story one (1) tenant commercial building, and proposes
a 6,487-square-foot four (4) tenant building. The proposed building is of a modern
design which would enhance the aesthetics of the site and the broader community.
Additionally, the proposed project proposes 642 square feet of new landscape to
the existing and maintains 462 square feet of existing landscaping already
provided on site. The new landscaping would enhance the buffer between adjacent
residential zones and would be incorporated along the property frontage,
complementing the overall building façade. The new landscaping advances the
City’s goal of landscape enhancement in accordance with PDP review
consideration number five (5) as listed above.
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 subject property has a General Plan land use designation of Community
Commercial (CC) and there are no applicable specific plans or design guidelines.
The purpose of this designation is to provide opportunities and location for uses
designed to serve the shopping, dining, and employment desires of the entire
community. The site is located within the Aviation Corridor character area, which
aims to provide ground-floor uses to serve the daily needs of residents east of
Pacific Coast Highway. Buildings within the Aviation Corridor shall be one (1) or
two (2) stories tall, have high-quality signage/materials and maximum
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transparency in order to attract shoppers, arranged along the side or behind the
building.
This proposed project would demolish the existing building and propose a new
building of a more modern aesthetic, inclusive of a variety of material to create
interest and break monotony. The front of the proposed building, facing Aviation
Boulevard, consists of large windows promoting high levels of transparency.
Additionally, the proposed parking is arranged to be located behind the proposed
building.
The design, layout, and other physical features of the proposed project are
consistent with the General Plan Goal & Policies as further described 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 1.3 Access to daily activities.
Strive to create sustainable development
patterns such that the majority of residents
are within walking distance to a variety of
neighborhood goods and services
Policy 1.7 Compatibility of Uses. Ensure
the placement of new uses does not
create or exacerbate nuisances between
different types of land uses.
The proposed project will increase access
to services in the community and
contributes to more options for residents to
have access to daily activities.
All future uses will be subject to
compliance with the permitted used of the
zone per the city’s municipal code.
Goal 3: A series of unique, destination-
oriented districts throughout Hermosa
Beach.
Policy 3.3 Diverse retail and office
centers. Provide incentives to transform
existing single-use commercial properties
that are accessible into retail destinations
by adding a diversity of uses, providing
new pedestrian connections to adjacent
residential areas, reducing the visual
prominence of parking lots, making the
centers more pedestrian-friendly and
enhancing the definition and character of
street frontage and associated
streetscapes.
The proposed project will be transforming
existing single-use commercial properties
into a four-tenant space which will add
diversity of uses provided to the residents
and visitors of the region.
Goal 6: A pedestrian focused urban
form that creates visual interest and
comfortable outdoor environment.
The proposed project incorporates human
scaled details by incorporating large
windows and awnings along the
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General Plan Consistency
Goals & Policies Findings
Policy 6.6 Human scaled buildings.
Encourage building and design to include
human-scale details such as windows on
street, awnings and architectural features
that create a visual interesting pedestrian
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.
pedestrian pathway along Aviation
Boulevard. The modern aesthetic of the
proposed building incorporates a variety of
materials creating visually interesting
façade along Aviation Boulevard.
The proposed project promotes walkability
as the proposed parking is located behind
the proposed building, away from
pedestrian walkways Along Aviation
Boulevard, and rather than long blank
walls the project proposes a façade
inclusive of a variety of materials to create
interest and breaks monotony.
Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and
resources are maintained or enhanced
Policy 5.7 Light pollution. Preserve
nighttime skyward views and reduce glare
by minimizing shoreline lighting levels.
Nighttime views would be protected by a
condition of approval requiring all exterior
lighting to be downcast to minimize light
pollution.
3. The design, layout and other physical features of the project comply with
any design or development standards applicable to the zone, unless waived
or modified pursuant to the provisions of this Title.
The subject property has a Zoning designation of General Commercial (C-3) and
is not located in the Coastal Zone. The design, layout and physical features of the
project do comply with the design and development standards applicable to the
zone, including maximum building height, setbacks, and parking requirements.
The building height does not exceed 35 feet in height as required in the C-3 zoning
district. This compliance with existing height standards directly conforms with PDP
review consideration number four (4). The Project has not requested waiver or
modification of applicable design or development standards.
Environmental Analysis:
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 commercial structure less than 10,000 square
feet in floor area not containing hazardous substances within 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
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City of Hermosa Beach | Page 7 of 7
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 December 16, 2025 Planning Commission hearing, a total of 475 public hearing
notices were mailed to the applicant, occupant, and property owner of properties within a
500-foot radius on December 3, 2025. A legal ad was published on December 4, 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 4. As of
writing the report, the staff have received no public comments.
Attachments:
1. Draft Resolution
2. Zoning Map
3. Project Plans
4. Public Notification Package
Respectfully Submitted by: Johnny Case, Assistant Planner
Concur: Alexis Oropeza, Planning Manager
Legal Review: Sarah Locklin, Interim City Attorney
Approved: Alison Becker, Community Development Director
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1
PC Resolution 25-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING, PRECISE DEVELOPMENT
PLAN (PDP 25-01) FOR NEW 6,487-SQUARE-FOOT MULTI-TENANT
COMMERCIAL BUILDING, AT 1054 AVIATION BOULEVARD, LOCATED
WITHIN THE GENERAL COMMERCIAL ZONE (C-3) AND DETERMINING
THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
The Planning Commission of the City of Hermosa Beach does hereby resolve, and order
as follows:
WHEREAS, on April 15, 2025, applicant Michael Greenberg (“applicant”), filed a
development application seeking approval Precise Development Plan 25-01, (the “project”) for
the construction of a new multi-tenant building at 1054 Aviation Boulevard in Hermosa
Beach (“project site”); and
WHEREAS, 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; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing to
consider the subject application on December 16, 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(c), Class 3 Exemption, New
Construction or Conversion of Small Structures, because the proposal pertains to
construction of one new structure. More specifically, the project is comprised of the
construction of a commercial building not exceeding 10,00-square-feet in floor area in an
urbanized area. 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
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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;
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. Based on the testimony and evidence received, the Planning
Commission hereby finds, determines, and declares the following pertaining to the
application for Precise Development Plan 25-01 pursuant to Sections 17.58.030 and 17.58.040
of the Hermosa Beach Municipal Code.
1. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title [Title 17, Zoning] and all other titles of
the Hermosa Beach Municipal Code;
The design, layout, and physical features of the project do comply with all applicable
provisions of the Hermosa Beach zoning code and all other titles of the Hermosa Beach
Municipal Code. The project consists of demolishing the existing 4,765-square-foot,
single-story one (1) tenant commercial building, and proposes a 6,487 square foot
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3
four (4) tenant building. The proposed building is of a modern design which would
enhance the aesthetics of the site and the broader community. Additionally, the
proposed project proposes 642 square feet of new landscape to the existing and
maintains 462 square feet of existing landscaping already provided on site. The new
landscaping would enhance the buffer between adjacent residential zones and would
be incorporated along the property frontage, complementing the overall building
façade. The new landscaping advances the City’s goal of landscape enhancement in
accordance with PDP review consideration number five (5).
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 subject property has a General Plan land use designation of Community
Commercial (CC) and there are no applicable specific plans or design guidelines.
The purpose of this designation is to provide opportunities and location for uses
designed to serve the shopping, dining, and employment desires of the entire
community. The site is located within the Aviation Corridor character area, which
aims to provide ground-floor uses to serve the daily needs of residents east of
Pacific Coast Highway. Buildings within the Aviation Corridor shall be one (1) or
two (2) stories tall, have high-quality signage/materials and maximum
transparency in order to attract shoppers, arranged along the side or behind the
building.
This proposed project would demolish the existing building and propose a new
building of a more modern aesthetic, inclusive of a variety of material to create
interest and break monotony. The front of the proposed building, facing Aviation
Boulevard, consists of large windows promoting high levels of transparency.
Additionally, the proposed parking is arranged to be located behind the proposed
building.
The design, layout, and other physical features of the proposed project are
consistent with the General Plan Goals & Policies as further described below:
General Plan Consistency
Goals & Policies Goals & Policies
Land Use Element
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4
General Plan Consistency
Goals & Policies Goals & Policies
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high quality of life
for residents.
Policy 1.3 Access to daily activities.
Strive to create sustainable development
patterns such that the majority of residents
are within walking distance to a variety of
neighborhood goods and services
Policy 1.7 Compatibility of Uses. Ensure
the placement of new uses does not create
or exacerbate nuisances between different
types of land uses.
The proposed project will increase access
to services in the community and
contributes to more options for residents
to have access to daily activities.
All future uses will be subject to
compliance with the permitted used of the
zone per the city’s municipal code.
Goal 3: A series of unique, destination-
oriented districts throughout Hermosa
Beach.
Policy 3.3 Diverse retail and office
centers. Provide incentives to transform
existing single-use commercial properties
that are accessible into retail destinations
by adding a diversity of uses, providing
new pedestrian connections to adjacent
residential areas, reducing the visual
prominence of parking lots, making the
centers more pedestrian-friendly and
enhancing the definition and character of
street frontage and associated
streetscapes.
The proposed project will be transforming
existing single-use commercial properties
into a four-tenant space which will add
diversity of uses provided to the residents
and visitors of the region.
Goal 6: A pedestrian focused urban
form that creates visual interest and
comfortable outdoor environment.
Policy 6.6 Human scaled buildings.
Encourage building and design to include
human-scale details such as windows on
street, awnings and architectural features
The proposed project incorporates human
scaled details by incorporating large
windows and awnings along the
pedestrian pathway along Aviation
Boulevard. The modern aesthetic of the
proposed building incorporates a variety
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5
General Plan Consistency
Goals & Policies Goals & Policies
that create a visual interesting pedestrian
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.
of materials creating visually interesting
façade along Aviation Boulevard.
The proposed project promotes walkability
as the proposed parking is located behind
the proposed building, away from
pedestrian walkways Along Aviation
Boulevard, and rather than long blank
walls the project proposes a façade
inclusive of a variety of materials to create
interest and breaks monotony.
Parks & Open Space Element Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and
resources are maintained or enhanced
Policy 5.7 Light pollution. Preserve
nighttime skyward views and reduce glare
by minimizing shoreline lighting levels.
Nighttime views would be protected by a
condition of approval requiring all exterior
lighting to be downcast to minimize light
pollution.
3. The design, layout, and other physical features of the project comply with any
design or development standards applicable to the zone, unless waived or
modified pursuant to the provisions of this Title.
The subject property has a Zoning designation of General Commercial (C-3) and is
not located in the Coastal Zone. The design, layout and physical features of the
project do comply with the design and development standards applicable to the
zone, including maximum building height, setbacks, and parking requirements. The
building height does not exceed 35 feet in height as required in the C-3 zoning
district. This compliance with existing height standards directly conforms with PDP
review consideration number four (4). The project has not requested waiver or
modification of applicable design or development standards.
Section 2. Based on the foregoing, the Planning Commission hereby approves
the subject Precise Development Plans for the construction of a new 6,487 square-foot
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6
multi-tenant commercial building located at 1054 Aviation Boulevard (PDP 25-01) 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
December 16, 2025 in accordance with the conditions below. The Community
Development Director may approve minor modifications that do not otherwise conflict
with the HBMC or requirements of this approval.
2. The project shall fully comply with all requirements of the C-3 Zone as applicable and
the Condominium Ordinance in Chapter 17.22 of the Hermosa Beach Municipal Code
(HBMC), including but not limited to:
a) Height, including required all roof-mounted equipment, shall fully comply with
the 35-foot height limit. Precise building height compliance shall be reviewed
at the time of building plan review, to the satisfaction of the Community
Development Director. Design and construction shall comply with HBMC
Section 17.22.060 except as specifically stated in this Resolution.
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 Building Division, Public Works
Department, Fire Department, and HBMC.
4. This approval shall not be effective for any purposes until the permittee and the
owners of the property involved have filed at the office of the Planning Division of
the Community Development Department with their affidavits stating that they are
aware of, and agree to accept, all of the conditions of this grant. The Conditional Use
Permit and Precise Development Plan shall be recorded, and proof of recordation
shall be submitted to the Community Development Department prior to the issuance
of a building permit.
5. Approval of this permit shall expire twenty-four (24) months from the date of
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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
a third party against the indemnified parties and the applicant to attack, set aside, or
void any permit or approval for this project authorized by the City, including (without
limitation) reimbursing the City its actual attorney’s fees and costs in defense of the
litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice. The permittee shall reimburse the City for any court and
attorney's fees which the City may be required to pay as a result of any claim or action
brought against the City because of this permit. Although the permittee is the real
party in interest in an action, the City may, at its sole discretion, participate at its own
expense in the defense of the action, but such participation shall not relieve the
permittee of any obligation under this condition.
9. Each of the above conditions is separately enforced, and if one of the conditions of
approval is found to be invalid by a court of law, all the other conditions shall remain
valid and enforceable.
Planning:
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10. All conditions of approval shall be printed verbatim on all plans submitted for plan
review to the Community Development Department. These conditions shall be
indexed on the cover sheet and referenced on the site plan.
11. Any proposed onsite landscaping shall comply with HBMC Chapter 8.60, Water
Efficient Landscaping and HBMC Section 8.44.095(F)(1) and must be submitted to the
Community Development Department for approval.
12. Any proposed roof-top mounted equipment shall be screened to the satisfaction of
the Community Development Director or designee.
13. Lighting: Outdoor lighting and lighting for signs associated with commercial uses
designed so as not to adversely impact residences. No flashing, blinking or high
intensity lighting. Adequate lighting to illuminate parking areas and corridors to
access parking and public sidewalk. Lighting for signs may only be illuminated during
business hours.
14. Lighting: All exterior lighting shall be downcast, fully shielded and illumination shall
be contained within the property boundaries. Lighting shall be energy conserving
and motion detector lighting shall be used for all lighting except low-level (3 feet or
less in height) security lighting and porch lights. Lamp bulbs and images shall not be
visible from within any onsite or offsite residential unit. Exterior lighting shall not be
deemed finally approved until 30 days after installation, during which period the
building official may order the dimming or modification of any illumination found to
be excessively brilliant or impacting to nearby properties.
15. Signs: All proposed signage shall comply with the requirements of HBMC Chapter
17.50, Signs.
16. Window Treatments: Reflective window tints shall be prohibited on all windows. The
ground floor street-facing windows shall provide a minimum visible light
transparency transmittance level of 50 percent.
17. The applicant shall comply with all applicable mitigation measures of the General
Plan Program EIR (SCH No. 201581009) as adopted by the City Council including:
a) Construction projects within the city shall demonstrate compliance with all
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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).
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
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10
content of architectural coatings (MM 4.2-2c). For any project where
earthmoving or ground disturbance activities are proposed at depths that
encounter older Quaternary terrace deposits (depths between 15 and 35 feet),
a qualified paleontologist shall be present during excavation or earthmoving
activities (MM 4.4- 3).
d) If paleontological resources are discovered during earthmoving activities, the
construction crew shall immediately cease work in the vicinity of the find and
notify the City. The project applicant(s) shall retain a qualified paleontologist
to evaluate the resource and prepare a recovery plan in accordance with
Society of Vertebrate Paleontology guidelines (1996). The recovery plan may
include, but is not limited to, a field survey, construction monitoring, sampling
and data recovery procedures, museum storage coordination for any
specimen recovered, and a report of findings. Recommendations in the
recovery plan that are determined by the lead agency to be necessary and
feasible shall be implemented before 11 construction activities can resume at
the site where the paleontological resources were discovered (MM 4.4-3).
Building:
At the time of building and safety plan check submittal, plans shall demonstrate compliance
with the following:
18. The area designated as Mezzanine Storage, will require more clarification and details
to ensure fire ratings, use, etc.
19. This proposed project is a core and shell, which will require additional submittals for
the tenant improvements before occupancy is allowed.
20. Submit all architectural, structural, grading, shoring, and associated plans for plan
review and approval and acquire all required permits.
21. Include electrical calculations, single line, and placement of any utility equipment (as
required per the utility providers). It is recommended that the applicant contact all of
the utilities to ensure that the project site accounts for the placement of all utilities,
including; Fire Department Connection, Electrical Transformers, and any other
required utility meters.
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22. Include the location of proposed utilities; sewer lines, main water line, etc.
23. 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
Public Works:
24. No new walls or foundation footing will be allowed to be constructed on or over the
public right-of-way.
25. A residential encroachment permit is required for non-confirming structures located
over or within the public right-of-way.
26. 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.
27. Civil engineering plans shall include adjacent properties/structures, sewer laterals,
and storm drain main lines on street.
28. 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.
29. Sewer manhole rim/lid elevations must be submitted prior to grading and plan check.
30. 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
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of the sewer lateral video.
31. 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. Each of the above conditions is separately enforced, and if one of the
conditions of approval is found to be invalid by a court of law, all the other conditions
shall remain valid and enforceable.
Section 4. 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 16th of December, 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 December 16, 2025.
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Kate Hirsch, Chairperson Alison Becker, Secretary
Date
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Paci
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Coast Hwy
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AUBREYPARK
8th StBonnie B
rae St
15th St
AubreyParkCt14th St
OceanDrOwosso AvePierAv e
11th Pl
Montgomery Dr
11th P l
Aviation Blvd
11th St 10th St
11th St
9th St
10th St
7th St
8th Pl
9th St
8th StCoronaS
t
13th St
Zoning MapPlanning Commission Meeting
December 16, 2025
1054 Aviation Blvd
APN: 4186-001-020
Zone: C-3 General Commercial
Precise Development Plan
Description
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
-HE Housing Element Overlay
500' Notification Radius
Page 63 of 324
DWG. NAME: 3D RENDERING - COVER TEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025 1054 AVIATIONHERMOSA BEACH, CA 90254HODGY’S TOY CHEST COVER9/18/2025 4:08:53 PMPage 64 of 324
1 2 4 5 6
1 2 4 5 6IA
1A 3
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HODGY'S TOY CHEST
56 4 3 12
465 3 12IA
1A 1054 AVIATION BLVD.HERMOSA BEACH, CA 90254CONSULTANTSCIVIL SURVEY CONSULTANTSSHEET INDEXPROJECT DATAA-01PROPOSED SITE PLANDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL) A-02A-03PROPOSED BUILDING ELEVATIONSA-04HODGY’S TOY CHEST PROPERTY OWNERSCIVIL SURVEYA-05VICINITY MAPPROPOSED AREA CALCULATIONSA-00SYMBOL LEGENDABBREVIATION ABV.A.H.A.W.B.O.W.C.H.CLG.CLR.COL.CONC.C.W.DBL. CW.DIM.DN.ELEV.FLR.FX.HORZ.HT.LAND.LT.WT.MAX.MIN.O-X-OPLINE.REQD.SECT.S.F.E.SHT.SK.SL.T.O.W.ABOVEACTUAL HEIGHTAWNING WINDOWBOTTOM OF WALLCRITICAL HEIGHTCEILINGCLEARCOLUMNCONCRETECASEMENT WINDOWDOUBLE CASEMENT WINDOWDIMENSIONDOWNELEVATIONFLOORFIXEDHORIZONTALHEIGHTLANDINGLIGHT WEIGHT CONCRETEMAXIMUMMINIMUMFIXED OPERABLE FIXEDPROPERTY LINEREQUIREDSECTIONSUB FLOOR ELEVATIONSHEETSKEWEDSLOPEDTOP OF WALLDIFFERENTIAL IN FLOOR ELEVATION,FINISH SURFACE, OR CHANGE INWALL PLANLIGHT WEIGHT CONCRETEFLOOR ELEVATIONTOP/BOTTOM RISER# OF RISERS UP/DOWNDN. 0 R. @ 0"ROOM NAMESLOPE RUNSLOPE RISEEXTENTS OF REVISIONREVISION NUMBERNORTH ARROW DESIGNATIONSKYLIGHT LETTER DESIGNATIONDOOR NUMBER DESIGNATIONWINDOW LETTER DESIGNATIONSECTION NUMBERSHEET NUMBERA1ASURFACE DESCRIPTIONSLOPED SURFACE(ARROW POINTS DOWN SLOPE)ELEVATION DESIGNATIONSHEET NUMBERROOF SLOPE DESCRIPTIONELEVATIONELEVATIONFLOW LINE(ARROW POINTS DOWN SLOPE)SUB FLOOR ELEVATION / SLAB SUB-FLOOR ELEVATION / CEILING TYPEAROOF SLOPE4:12CBA-00DPUBLIC WORKS NOTES 1. ALL LANDSCAPE IRRIGATION BACKFLOW DEVICES MUST MEET CURRENT CITY REQUIREMENTS FORPROPER INSTALLATION.2. NO DISCHARGE OF CONSTRUCTION WASTEWATER, BUILDING MATERIALS, DEBRIS, OR SEDIMENTFROM THE SITE IS PERMITTED. NO REFUSE OF ANY KIND GENERATED ON A CONSTRUCTION SITE MAYBE DEPOSITED IN RESIDENTIAL, COMMERCIAL, OR PUBLIC REFUSE CONTAINERS AT ANY TIME. THEUTILIZATION OF WEEKLY REFUSE COLLECTION SERVICE BY THE CITY'S HAULER FOR ANY REFUSEGENERATED AT THE CONSTRUCTION SITE IS STRICTLY PROHIBITED. FULL DOCUMENTATION OF ALLMATERIALS/TRASH LANDFILLED AND RECYCLED MUST BE SUBMITTED TO THE PERMITS DIVISION INCOMPLIANCE OF THE CITY'S CONSTRUCTION AND DEMOLITION RECYCLING ORDINANCE.3. A PROPERTY LINE CLEANOUT MUST BE INSTALLED ON A 6" SANITARY SEWER LATERAL. IF THERE ISNO 6" SEWER LATERAL, THEN A NEW ONE MUST BE INSTALLED. THE SEWER LATERAL MUST STAY WITHIN THE JOB SITES PROPERTY LINES. SEE CITY STANDARD PLAN ST-5. CLEANOUT MUST BE ADDED TOTHE SITE PLAN.4. A BACKWATER VALVE IS REQUIRED ON THE SANITARY SEWER LATERAL IF THE DISCHARGES FROMFIXTURES WITH FLOOD LEVEL RIMS ARE LOCATED BELOW THE NEXT UPSTREAM MANHOLE COVER OFTHE PUBLIC SEWER. SEE CITY STANDARD PLAN ST-24. MUST BE SHOWN ON THE PLAN IF APPLICABLE.5. IF ANY EXISTING SEWER LATERAL IS USED, IT MUST BE TELEVISED TO CHECK ITS STRUCTURALINTEGRITY. THE TAPE MUST BE MADE AVAILABLE FOR REVIEW BY THE PUBLIC WORKS DEPARTMENT.THE PUBLIC WORKS DEPARTMENT WILL REVIEW THE TAPE AND DETERMINE AT THAT TIME IF THESANITARY LATERAL NEEDS REPAIRING, REPLACED, OR THAT IT IS STRUCTURALLY SOUND AND CAN BEUSED IN ITS PRESENT CONDITION.6. ANY UNUSED WATER OR SANITARY SEWER LATERALS MUST BE ABANDONED AT THE CITY MAIN.7. NOT USED.8. THE SIDEWALK MUST BE REPLACED FROM THE NORTH PROPERTY LINE TO THE SOUTH PROPERTY LINEAND SHOWN ON THE PLANS.9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROTECT ALL THE STREET SIGNS, STREETLAMPS/LIGHTS, PARKING METERS, AND OR TREES AROUND THE PROPERTY. IF THEY ARE DAMAGED,LOST OR REMOVED, IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO REPLACE THEM AT THECONTRACTOR'S EXPENSE. THE CONTRACTOR IS ALSO RESPONSIBLE FOR ANY STREET MARKINGSTHAT ARE DAMAGED OR REMOVED BY THE CONTRACTOR'S OPERATIONS. CONTACT THE PUBLICWORKS INSPECTOR FOR SIGN SPECIFICATION AND SUPPLIERS.10. THE BACK OF DRIVEWAY APPROACH MUST BE SIX INCHES HIGHER THAN THE FLOW LINE ON THESTREET.11. SIDEWALK, DRIVEWAY, CURB, AND GUTTER REPAIRS OR REPLACEMENT MUST BE COMPLETED PERPUBLIC WORKS SPECIFICATIONS. SEE CITY STANDARD PLANS ST-1, ST-2, AND ST-3. THE PLANSMUST HAVE A PROFILE OF THE DRIVEWAY, PERCENTAGE (%) OF SLOPE ON DRIVEWAY, AND DRIVEWAYELEVATIONS FOR EACH SIDE AND THE MIDDLE. IN THE CASE WHERE THE GARAGE LEVEL IS BELOW THESTREET DRAINAGE FLOW LINES, THE COMBINED SLOPE OF PUBLIC AND PRIVATE APPROACH SHALLNOT EXCEED 15%. IT SHALL BE THE DUTY OF EVERY PERSON CUTTING OR MAKING AN EXCAVATION ISMADE ACROSS ANY PUBLIC STREET, ALLEY OR SIDEWALK, ADEQUATE CROSSINGS SHALL BEMAINTAINED FOR VEHICLES AND FOR PEDESTRIANS.12. WATER METERS MUST REMAIN ACCESSIBLE FOR METER READERS DURING CONSTRUCTION. WATERMETERS SHALL BE PLACED NEAR THE PROPERTY LINE AND OUT OF THE DRIVEWAY APPROACHWHENEVER POSSIBLE. WATER METER PLACEMENT MUST BE SHOWN ON THE PLANS.13. THE WATER METER BOX MUST BE PURCHASED FROM THE CITY, AND MUST HAVE A TRAFFIC RATEDLID IF THE BOX IS LOCATED IN THE DRIVEWAY.14. IF ANY PARKWAY TREES ARE REMOVED, THEY MUST BE REPLACED WITH TREES SELECTED FROMTHE CITY'S APPROVED PARKWAY TREE LIST, AND PLANTED IN ROOT BARRIER BOXES.15. EROSION AND SEDIMENT CONTROL DEVICES BMPS (BEST MANAGEMENT PRACTICES) MUST BEIMPLEMENTED AROUND THE CONSTRUCTION SITE TO PREVENT DISCHARGES TO THE STREET ANDADJACENT PROPERTIES. BMPS MUST BE IDENTIFIED AND SHOWN ON THE PLAN. CONTROL MEASURESMUST ALSO BE TAKEN TO PREVENT STREET SURFACE WATER ENTERING THE SITE.16. ALL STORM WATER, NUISANCE WATER, ETC. DRAIN LINES INSTALLED WITHIN THE STREET RIGHT OFWAY MUST BE CONSTRUCTED OF DUCTILE IRON PIPE. DRAINS MUST BE SHOWN ON PLANS.17. ALL RUNOFF WATER FROM THE ROOF AND SIDE YARDS AND PATIOS MUST DISCHARGE ONTOGOULD AVENUE. DRAINS MUST BE SHOWN ON THE PLANS.18. PLAN HOLDER MUST HAVE THE PLANS RECHECKED AND STAMPED FOR APPROVAL BY THE PUBLICWORKS DEPARTMENT BEFORE THE BUILDING PERMIT IS ISSUED.PLANNING NOTES1. ALL BUILDING FEATURES PROJECTING INTO REQUIRED SETBACKS SHALL BE INDICATED ONSITE/PLOT PLAN.2. SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS, SOLAR SYSTEMS,DEMOLITIONAND SEWER CAP OF EXISTING BUILDINGS. IF SUCH IMPROVEMENTS OR DEMOLITION IS REQUIREDAS A CONDITION OF APPROVAL FOR DISCRETIONARY ACTIONS OR TO COMMENCE BUILDING, THENSUCH PERMITS MUST BE OBTAINED BEFORE OR AT THE TIME THE PROPOSED BUILDING PERMIT ISISSUED.3. A WALL, FENCE OR HEDGE FORTY-TWO (42) INCHES IN HEIGHT MAY BE LOCATED AND MAINTAINEDON ANY PART OF A LOT. A FENCE, WALL OR HEDGE NOT MORE THAN SIX FEET IN HEIGHT MAY BELOCATED ANYWHERE ON THE LOT TO THE REAR OF THE REAR LINE OF THE REQUIRED FRONT YARD,PROVIDED THAT ON THE SIDE STREET LINE OF A CORNER LOT A FENCE, WALL OR HEDGE HIGHERTHAN FORTY-TWO (42) INCHES MAY EXTEND ONLY FROM THE REAR LOT LINE TO THE REAR LINE OFTHE REQUIRED SIDE YARD.4. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLYVISIBLE AND LEGIBLE FROM THE STREET PER CRC SECTION 319 .1.5. A. NO PARKING SPACE FOR RESIDENTIAL USES WITHIN ANY BUILDING SHALL BE LESS THAN ANINSIDE DIMENSION OF EIGHT FEET, SIX INCHES WIDE OR LESS THAN TWENTY (20) FEET LONG. INRESIDENTIAL ZONES, GUEST PARKING SPACES LOCATED IN TANDEM BEHIND A REQUIRED PARKINGSPACE SHALL HAVE A MINIMUM LENGTH OF SEVENTEEN (17) FEET. GUEST PARKING SPACESSITUATED PARALLEL TO ALLEYS AND LOCATED BEHIND GARAGE DOORS WITH A NINE-FOOT SETBACKSHALL HAVE A MINIMUM LENGTH OF TWENTY-TWO (22) FEET.6. A 'CAPPED TEE' FITTING MUST BE INSTALLED OVER THE COLD WATER SUPPLY LINE ABOVE THEWATER HEATER FOR FUTURE SOLAR WATER HEATING. P&T RELIEF VALVE SHALL TERMINATE OUTSIDETHE BUILDING.7. ROUTE UNDERGROUND CONDUIT TO POWER POLE PER PUBLIC WORKS DEPARTMENT HANDOUTST-13. STUB OUT TO PROPERTY LINE FOR FUTURE UNDER-GROUNDING OF UTILITIES WHENAPPLICABLE.8. PROVIDE VISUAL SCREENING FOR PROPOSED MECHANICAL EQUIPMENT AND UTILITY METERS (TOPNEED NOT BE SCREENED IF LOCATED ON INTERIOR SIDE OF DWELLING).9. GAS AND ELECTRIC METERS MUST CLEAR PROPERTY LINES BY 3'-0".10. CONTRACTOR TO CHECK CITY RECORDS TO DETERMINE EXISTENCE OF CESSPOOL ON PROPERTY.IF THERE IS AN EXISTING CESSPOOL, IT MUST BE LOCATED AND THEN INSPECTED BY CITYPERSONNEL BEFORE DEMOLITION OR BUILDING PERMITS CAN BE ISSUED.11. A TREE REMOVAL PERMIT OR TREE PROTECTION PLAN MAY BE REQUIRED FOR THE REMOVAL ORPRESERVATION OF TREES (HBMC. 12.36.060).12. ALL UTILITY AND EQUIPMENT LOCATIONS, INCLUDING FIRE SPRINKLER CHECK VALVES, ELECTRICAND WATER METERS, UTILITY CABINETS, ETC. AND ANY REQUIRED PROTECTIVE POLES. (NOTE: CBCAND SCE REQUIRE THAT ELECTRIC BOXES MUST PROVIDE 3 FEET CLEAR TO ANY OBSTRUCTION,AND IF LOCATED ADJACENT TO A PARKING AREA PROTECTIVE BARRIERS 3 FEET AWAY FROM THEBOX IS REQUIRED. PROTECTIVE BARRIERS MAY NOT ENCROACH INTO THE REQUIRED PARKING ORVEHICLE MANEUVERING AREA.)MAXIMUM HEIGHT NOTEPARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, AND ROOFEQUIPMENT, MUST BE WITH THE MAXIMUM HEIGHT LIMIT.PROPOSED PROJECT INFORMATIONCOVERGENERAL NOTESCLIENT NAME: HODGY’S TOY CHESTPROJECT ADDRESS: 1054 AVIATION, HERMOSA BEACH, CA 90254TELEPHONE: (310) 955 7756EMAIL: - MGREENBERG@SKXMAIL.COMIT IS THE DESIGNER'S INTENTION IN THE CONTRACT DOCUMENTS TO COMMUNICATE THE PROJECTDESIGN AND TO FULFILL THE REQUIREMENTS AS SET BY APPLICABLE BUILDING CODES, ORDINANCES,AND REGULATIONS OF ALL GOVERNING AUTHORITIES HAVING JURISDICTION, IN A MANNERCOMMENSURATE TO THE STANDARDS OF THE PROFESSION. ANY ERRORS OR OMISSIONS REGARDINGDIMENSIONS AND/OR MATERIALS AND ASSEMBLIES SHOULD BE BROUGHT TO THE DESIGNER'SATTENTION IMMEDIATELY UPON DISCOVERY, ALLOWING THE DESIGNER TO ADDRESS THE ISSUE IN ATIMELY, PROFESSIONAL MANNER.1. 2022 CRC, 2022 CMC, 2022 CPC, 2022 CEC, 2022 CGBS, 2022 CEES AND THE 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 PROOFOF NOTIFICATION (MAIL WITH RETURN RECEIPT) 10 DAYS BEFORE BUILDING PERMIT IS ISSUED, ORCOMPLETE ASBESTOS NOTIFICATION WAIVER.3. SOILS REPORTS MUST MEET THE REQUIREMENTS OF CHAPTER 4 OF THE 2022 C.R.C. (NOTREQUIRED FOR THIS REMODEL PER CITY BUILDING OFFICIAL) - R401.4.1 GEO-TECHNICALEVALUATION. IN LIEU OF A COMPLETE GEO-TECHNICAL EVALUATION, THE LOAD-BEARING VALUES INTABLE R401.4.1 SHALL BE ASSUMED. (1500 PSF. FOR CLAY, SANDY SILTY CLAY, CLAYEY SILT, SILTAND SANDY SILT CLAY SOILS) .4. STUMPS AND ROOTS SHALL BE REMOVED TO A DEPTH OF 12" IN THE AREA OCCUPIED BY THEBUILDING.5. INSTALLATION OF INTERIOR AND EXTERIOR WALL AND CEILING COVERINGS SHALL CONFORM TOCHAPTER 7 OF 2016 CRC.6. "ALL NEW FIXTURES SHALL BE WATER CONSERVING. CPC 402.07. ALL HOSE BIBS MUST BE PROTECTED BY BACK FLOW PREVENTION AND HAVE AN ANTI-SIPHONDEVICE.8. PROVIDE APPROVED BACKWATER VALVE FOR ALL PLUMBING FIXTURES LOCATED BELOW THEELEVATION OF THE NEXT UPSTREAM MANHOLE COVER. FIXTURES ABOVE SUCH ELEVATION SHALLNOT DISCHARGE THROUGH THE BACKWATER VALVE. PROVIDE CAST IRON WASTE PIPING RISERS.9. ALL WINDOW COVERINGS REQUIRED BY CFIR. FORM SHALL BE POSTED PRIOR TO FINALINSPECTION.10. WRITTEN APPROVAL FROM THE SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT (SCAQMD).(714) 396:2000 PER RULE 1403 FOR THE PROPER DISPOSAL OF ASBESTOS.11. ONLY LOS ANGELES COUNTY HEALTH DEPARTMENT APPROVED DEVICES MAY BE UTILIZED FORLANDSCAPE IRRIGATION BACK FLOW PREVENTION DEVICES.12. N/A13. PROVIDE DRIP PAN OR SIMILAR DEVICE FOR LAUNDRY ROOM, WATER HEATER, AND DISHWASHER.14. PROVIDE SURVEY STAKES PRIOR TO FOUNDATION INSPECTION TO VERIFY LOT LINES.15. THE DESIGNER IS NOT RESPONSIBLE FOR SITE GRADING OR DRAINAGE.16. IAPMO APPROVAL REQUIRED FOR ONE PIECE LAVATORY.17. POST INSULATION COMPLIANCE CARD IN CONSPICUOUS LOCATION IN DWELLING PRIOR TO FINALINSPECTION.18. IT IS THE GENERAL CONTRACTORS RESPONSIBLITY TO VERIFY THAT THE BUILDING IS WITHIN THEHEIGHT LIMIT PRIOR TO FRAMING THE ROOF RAFTERS. CONTACT THE CIVIL SURVEY CONSULTANTS.19. CONTROL VALVE FOR SHOWERS AND TUB/SHOWERS SHALL BE OF THE PRESSURE BALANCE ORTHERMOSTATIC MIXING VALVE TYPE. CPC. SECT. 418.020. VERIFY CLEARANCES WITH OVERHEAD UTILITY LINES FROM ALL PERMANENT AND TEMPORARYSTRUCTURE INCLUDING SCAFFOLDING AND OTHER WORKING AREAS DURING CONSTRUCTION.CLEARANCE TO BE 8 FT. HORIZONTAL AND 12 FT. VERTICAL. VERIFY WITH SOUTHERN CALIFORNIAEDISON CO. BEFORE COMMENCING CONSTRUCTION.21. SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS, SOLAR SYSTEMS, DEMOLITIONAND SEWER CAP OF EXISTING BUILDINGS. IF SUCH IMPROVEMENTS OR DEMOLITION IS REQUIREDAS A CONDITION OF APPROVAL FOR DISCRETIONARY ACTIONS OR TO COMMENCE BUILDING, THENSUCH PERMITS MUST BE OBTAINED BEFORE OR AT THE TIME THIS PROPOSED BUILDING PERMIT ISISSUED.22. CRC. 309.7 - GARAGE DOOR EXTENSION SPRINGS SHALL BE FABRICATED FROM EITHER HANDDRAWN - SPRING WIRE (ASTM. A227-21)OR OIL-TEMPERED WIRE (ASTM. A229-71) AND INSULATEDIN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTION. (CBC. 1211)23. DESIGN STANDARDS. MINIMUM DESIGN STANDARD SHALL BE 9,000 CYCLES. (ONE CYCLE ISEQUAL TO DOOR OPENING PLUS DOOR CLOSING AT MAXIMUM WORKING LOAD). (CBC. 1211.2)24. PHYSICAL CYCLING TESTS OF EACH EXTENSION SPRING DESIGN AND CONTAINMENT DEVICESSHALL BE TESTED AND CERTIFIED BY AN APPROVED TESTING AGENCY. (CBC. 1211.3)25. EACH EXTENSION SPRING SHALL BE EQUIPPED WITH AN APPROVED DEVICE CAPABLE OFRESTRAINING THE SPRING OR ANY PART THEREOF IN THE EVENT IT BREAKS. (CBC. 1211.4)26. DUCTS PENETRATING WALL OR CEILING PENETRATIONS BETWEEN GARAGE AND DWELLING UNITSHALL BE CONSTRUCTED OF 26 GAUGE MINIMUM SHEET METAL AND SHALL HAVE NO OPENING INTOTHE GARAGE-PER SECT R302.5.2.27. ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC WAY VIA NON-EROSIVE DEVICE PER HBMC.28. "AS OF JULY 1, 2022, AN AUTOMATIC GARAGE DOOR BACKUP BATTERY IS REQUIRED ONNEW GARAGE DOOR OPENERS PER CALIFORNIA SENATE BILL 969.TEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025 S.F.E. / SLABXX.LT.WT.XX'NXX' SLAB / FLAT CLG.FAMILY ROOM12"DWG. NAME: PROPOSED PROJECT INFORMATIONCOVER AA-08DESIGNER OF RECORDPROPOSED MEZZANINE FLOOR PLANA-06FIXTURE FLOW RATES:ALL PLUMBING FIXTURES AND FITTINGS SHALL COMPLY WITH THE FOLLOWING MAXIMUM FLOWRATES(EFF. JULY 1, 2018): (CGBSC 4.303.1)A. WATER CLOSETS: 1.28 GALLONS/FLUSHB. SHOWERHEADS - SINGLE: 1.8 GPM@ 80 PSIC. SHOWERHEADS - MULTIPLE: 1.8 GPM @ 80 PSI COMBINEDD. LAVATORY FAUCETS: 1.2 GPM @60 PSIE. KITCHEN FAUCETS: 1.5 GPM @60 PSIA-07PROPOSED STAIRCASE DETAILSA-08PROPOSED BUILDING SECTIONSPROPOSED SIGN LOCATION AND WALL ELEVATIONSAPPLICABLE CODESCITY, STATE, NATIONALLY2022 CBC, 2022 CMC, 2022 CPC, 2022 CEC, 2022 CGBS, 2022CEES AND SUMMARY OF RULES FOR EXPANSIONS AND ALTERATIONSTO NON-CONFORMING BUILDINGS AND USES (HERMOSA BEACHMUNICIPAL CODE (HBMC) CHAPTER 17.52) THE CITY OF `HERMOSABEACH'SEPARATE PERMITCONTRACTOR TO SUBMIT SEPARATE PERMIT APPLICATIONS FORDEMOLITION, FIRE SPRINKLER, HVAC, SIGNAGE.FIRE SPRINKLER SYSTEM PROVIDED SHALL COMPLY WITH NFPA 13D. FIRE SPRINKLER PLANS SHALL BESUBMITTED TO THE SPRINKLER PLAN CHECK UNIT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATIONIN ACCORDANCE WITH FIRE CODE 901.2A-09HARRY DESIGNS LLC (310) 714-13281623 6TH STREET,MANHATTAN BEACH, CA 90266HARRYDESIGNS@AOL.COMGEO TECHNICAL CONSULTANTSCIVIL ENGINEER FOR C-SHEETLOS ALAMITOS, CA. 9072010641 HUMBOLT STREETNORCAL ENGINEERING 562.799.9469PERU CONSULTANTS (310) 270-08115061 ROCKVALLEY ROAD,RANCHO PALOS VERDES, CA 90275C SHEET - TITLE SHEETC SHEET - DEMOLITION PLANC-1C SHEET - GRADING AND DRAINAGE PLANC-2C SHEET - PUBLIC IMPROVEMENTSC-3C SHEET - DETAILSC-4C SHEET - DRIVEWAY PROFILE AND SECTIONSC-5PROPOSED FIRST FLOOR PLAN3914 DEL AMO BLVD. SUITE 921TORRANCE, CA. 90503DENN ENGINEERS 310.542.94331. "ENCLOSED SPACE UNDER STAIRS THAT IS ACCESSED BY A DOOR OR ACCESS PANEL SHALL HAVEWALLS, UNDER STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH ½INCH GYPSUM BOARD. CRC R302.7"2. BATHROOMS CONTAINING BATHTUBS, SHOWERS, SPAS, AND SIMILAR FIXTURES SHALL BEMECHANICALLY VENTILATED IN ACCORDANCE WITH THE CRC R303.3.13. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIEDDIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACHSEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN ORSNOW. VENTILATION OPENINGS SHALL HAVE THE LEAST DIMENSION OF 1/16 INCH MINIMUM AND ¼INCH MAXIMUM. CRC R806.4. DOOR OPENING BETWEEN GARAGE AND DWELLING SHALL BE PROTECTED BY 1-3/8" THICK, TIGHTFITTING, SELF-CLOSING SOLID CORE WOOD DOOR OR A 1 3/4" THICK SELF-CLOSING HAVING A FIREPROTECTION RATING OF NOT LESS THAN 20 MINUTES. CRC R302.5.15. "SOIL ENGINEER TO INSPECT AND APPROVE FOUNDATION AND SUBMIT APPROVAL TO CITY, PRIORTO CITY INSPECTION."6. UFER GROUND REQUIRED IN FOOTING PER CALIFORNIA ELECTRIC CODE, ARTICLE 250-52(A)(3).7. "PROVIDE A LA COUNTY FIRE DEPARTMENT APPROVED AUTOMATIC SPRINKLER SYSTEMTHROUGHOUT THE STRUCTURE.P.C. NOTES:NPROPOSED ROOF PLANSUBJECT PROPERTYPROPOSED TRASH AND BATHROOM DETAILSA-10PROPOSED DEMO PLANA-11PROPOSED LANDSCAPE AND HARDSCAPE PLANA-02A3D RENDER1-3DC SHEET - EROSION CONTROL PLANC-6C-7FIRE SPRINKLER NOTES:PROJECT SUMMARY:PROJECT LOCATION: 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254LEGAL DESCRIPTION: TRACT NO 5826 (EX OF ST) LOT 3 AND ALL OF LOTS 4AND LOT 5ASSESSOR'S PARCEL #: 4186-001-020ZONING: C3OCCUPANCY: MCONSTRUCTION TYPE: VBNO. OF UNITS: 4 RETAIL STORESNO OF STORIES: RETAIL STORES + MEZZANINEFIRE SPRINKLER: YES - NFPA 13DSCOPE OF WORK:APPLICABLE AREAS OF WORK:DEMO OF EXISTING PET STORE AND BUILD 4 NEW RETAIL STORES(NON-MEDICAL).GENERAL BUILDING INFORMATIONGROSS BUILDING S.F. : 6487 S.F. (INCLUDES COMMON AREA AND MEZZANINE)NET BUILDING S.F. : 6301 S.F. (EXCLUDES COMMON AREA)COMMON AREA (TRASH, JANITOR'S OFFICE, UNISEX TOILET): 185 S.F.GROSS RETAIL AREAS (INCLUDES EXTERIOR AND HALFCOMMON INTERIOR WALLS )GROSS RETAIL SPACE 1: 1647 S.F.GROSS RETAIL SPACE 2: 1565 S.F.GROSS RETAIL SPACE 3: 1306 S.F.GROSS RETAIL SPACE 4: 897 S.F.MEZZANINE GROSS AREA: 886 S.F.TOTAL GROSS FLOOR AREA: 6301 S.F.NET RETAIL AREAS (EXCLUDING EXTERIOR ANDINTERIOR WALLS)NET S.F. RETAIL 1: 1558 S.F.NET S.F. RETAIL 2: 1478 S.F.NET S.F. RETAIL 3: 1216 S.F.NET S.F. RETAIL 4: 812 S.F.MEZZANINE AREA: 886 S.F.TOTAL NET RETAIL: 5950 S.F.ZONING INFORMATION REQUIRED PROVIDEDAREA:LOT AREA EXISTING: - 16,696 S.F.LOT COVERAGE MAX: 65% (10,852 S.F.) 33.54% (5601 S.F.)FLOOR AREA RATIO:FAR = 6301 / 16,696 (TOTAL GROSS FLOOR AREA/LOT AREA)FAR = 0.37YARDS:FRONT: 0'-0" MIN. 8'-8" ACTUALSIDE: 8'-0" MIN. 8'-0" VARIESSIDE STREET: 8'-0" MIN. 8'-0" VARIESREAR: 0'-0" 22'-8" ACTUALPARKING AND DRIVEWAYS:GROSS RETAIL AREA 6301 S.F.NUMBER OF SPACES: 1/250 S.F. 25 SPOTSADA SPOTS: 1/25 SPOTS 1 SPOTCOMPACT SPOTS (30% OF REQ'D): 8 SPOTS 8 SPOTSFULL PARKING SPOT DIMENSIONS : 8'-6" X 18'-0"ADA SPOT DIMENSIONS: 9'-0" X 18'-0"COMPACT SPOT DIMENSIONS: 7'-5" X 15'-0"PARALLEL SPOT DIMENSIONS: 8'-6" X 20'-0"9/18/2025 4:13:35 PMPage 65 of 324
886 S.F MEZZANINE STORAGE5415 S.F. TOTAL
897 S.F.
RETAIL 4
1306 S.F.
RETAIL 31565 S.F.
RETAIL2
1647 S.F.
RETAIL 1185 S.F.SERVICES157'-858"177'-034"NORTH5601 S.F. FOUNDATION FOOTPRINT3'-814"22'-6"17'-4"
78'-81
8"32'-834"50'-0"80'-618"111'-1"91'-1112"3'-112"40'-078"
TEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025
A-00DWG. NAME: PROPOSED AREA CALCULATION 17.04.040 GENERAL DEFINITIONS."LOT COVERAGE" MEANS:A. THAT PORTION OF A LOT COVERED BY THE AREA WITHIN THE FOUNDATION OF THE MAIN BUILDINGAND ALL ACCESSORY BUILDINGS AND STRUCTURES,B. THE AREA COVERED BY CANTILEVERS PROJECTING FROM A BUILDING, ANDC. THE AREA COVERED BY DECKS AND STAIRS MORE THAN THIRTY (30) INCHES ABOVE GRADE ASTHAT TERM IS DEFINED IN SECTION 17.04.040.THE FOLLOWING SHALL NOT BE INCLUDED WHEN CALCULATING LOT COVERAGE:A. THE AREA COVERED BY ARCHITECTURAL PROJECTIONS, EAVES, AND UNENCLOSED BALCONIES (I.E.,BALCONIES OPEN ON AT LEAST TWO SIDES AND WHICH MAY BE UNDER ANOTHER BALCONY) THATPROJECT FIVE (5) FEET OR LESS FROM THE FACE OF A BUILDING,B. NON-STRUCTURAL STAIRS, PATIOS, WALKWAYS, AND PLANTERS WHICH ESTABLISH FINISH GRADE,ANDC. FENCES AND WALLS.SCALE: 3/32":12"MEZZANINE FLOOR PLANSCALE: 3/32":12"FIRST FLOOR PLANSCALE: 3/32":12"LOT COVERAGE PLANPROJECT SUMMARY:PROJECT LOCATION: 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254LEGAL DESCRIPTION: TRACT NO 5826 (EX OF ST) LOT 3 AND ALL OF LOTS 4 AND LOT 5ASSESSOR'S PARCEL #: 4186-001-020ZONING: C3OCCUPANCY: MCONSTRUCTION TYPE: VBNO. OF UNITS: 4 RETAIL STORESNO OF STORIES: RETAIL STORES + MEZZANINEFIRE SPRINKLER: YES - NFPA 13DSCOPE OF WORK:APPLICABLE AREAS OF WORK:DEMO OF EXISTING PET STORE AND BUILD 4 NEW RETAIL STORES (NON-MEDICAL).GENERAL BUILDING INFORMATIONGROSS BUILDING S.F. : 6487 S.F. (INCLUDES COMMON AREA AND MEZZANINE)NET BUILDING S.F. : 6301 S.F. (EXCLUDES COMMON AREA)COMMON AREA (TRASH, JANITOR'S OFFICE, UNISEX TOILET): 185 S.F.GROSS RETAIL AREAS (INCLUDES EXTERIOR AND HALFCOMMON INTERIOR WALLS )GROSS RETAIL SPACE 1: 1647 S.F.GROSS RETAIL SPACE 2: 1565 S.F.GROSS RETAIL SPACE 3: 1306 S.F.GROSS RETAIL SPACE 4: 897 S.F.MEZZANINE GROSS AREA: 886 S.F.TOTAL GROSS FLOOR AREA: 6301 S.F.NET RETAIL AREAS (EXCLUDING EXTERIOR AND INTERIOR WALLS)NET S.F. RETAIL 1: 1558 S.F.NET S.F. RETAIL 2: 1478 S.F.NET S.F. RETAIL 3: 1216 S.F.NET S.F. RETAIL 4: 812 S.F.MEZZANINE AREA: 886 S.F.TOTAL NET RETAIL: 5950 S.F.ZONING INFORMATION REQUIRED PROVIDEDAREA:LOT AREA EXISTING: - 16,696 S.F.LOT COVERAGE MAX: 65% (10,852 S.F.) 33.54% (5601 S.F.)YARDS:FRONT: 0'-0" MIN. 8'-8" ACTUALSIDE: 8'-0" MIN. 8'-0" VARIESSIDE STREET: 8'-0" MIN. 8'-0" VARIESREAR: 0'-0" 22'-8" ACTUALPARKING AND DRIVEWAYS:GROSS RETAIL AREA 6301 S.F.NUMBER OF SPACES: 1/250 S.F. 25 SPOTSADA SPOTS: 1/25 SPOTS 1 SPOTCOMPACT SPOTS (30% OF REQ'D): 8 SPOTS 7 SPOTSFULL PARKING SPOT DIMENSIONS : 8'-6" X 18'-0"ADA SPOT DIMENSIONS: 9'-0" X 18'-0"COMPACT SPOT DIMENSIONS: 7'-5" X 15'-0"PARALLEL SPOT DIMENSIONS: 8'-6" X 20'-0"9/18/2025 4:13:50 PMPage 66 of 324
TEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025
DWG. NAME: CIVIL SURVEYA-019/18/2025 4:13:53 PMPage 67 of 324
N 76°33'52"E177.06'N 42°15'22"W157.72'N 13°25'29"W78.87'N 13°25'29"W217.47'N 76°33'46"E349.98'N 47°49'44"E816.75'20.00'117.46'100.01'10TH STREET
40'20'80'40'40'ESTABLISHED PER TIES17.36'97.90'151.02150.67151.27156.82151.70152.44151.07GWGWPP150.74 TC150.24 FL150.37 EGSIGN150.29 BX1
5
0
.4
6 B
X SIGN150.99151.65 TC151.17 FL151.27 EG151.78152.38FH152.35WV151.70WV150.24149.96149.61 FL149.36 EG149.93 EG149.77 FL150.26 TX149.47 BX149.24 BX149.46 TX148.97 FL149.15 EG150.01150.5612"PALM152.4012"PALM153.3212"PALM12"PALM155.28155.74155.67 TX155.09 FL154.37151.86152.61153.15 TC151.52 TC150.95 FL153.87 FL154.31 TX156.10 FL156.88158.23 TX158.43SIGN158.50158.10159.91160.83160.63160.54160.42 TX159.83 FL159.09158.18 TX157.60 FL156.13151.25152.02150.64 FL150.41 EG150.42151.33 TC150.25 TC149.75 FL149.90 EGSSMH150.26150.34 EG151.00 EG151.05 EG152.06 TC151.84 TX151.38 FL151.50 EG151.83 EG151.71 FL152.18 TX152.32 TX152.51152.426"PALM152.41249152.38152.28 TX151.76 FL151.49 FL151.63 EG152.2 PC152.25GRD POSTGRD POST151.81151.66 TX151.15 FLSSMHEL=151.13151.74151.67151.608"PALM151.616"PALM151.41151.38151.28 TC150.76 FL150.88 EG151.46151.39151.9815
4.68
T
W158.63 TW152.76153.07153.81154.81161.64 TW6"PALM160.16160.56160.47161.27160.95161.02161.39164.79162.00164.64162.84162.39162.99162.88162.57160.89 TW160.22 TW159.57 TW159.13 TW163.55 TW164.28 TW164.24 TW163.59 TW158.49157.56 FLEXISTING RESIDENCEEXISTING RESIDENCECONC. SIDEWALK152.27152.00151.75151.56CONC. SWALECONC. SWALESIGN1
5
1.19 TX
150.67 FL
RAMPCONC. GUTTERCONC.CONC.CONC. GUTTERCONC. DRIVEWAY 153.00HOUSE O/HFOUND WELL MON. PER R.S. 295-67FOUND S&W PER R.S. 249-10FITS L&T TANGENT TIESSTA.8+01.3332.17'32.16'#0817#0627SSMHEL=148.05#062637'± TO C/LSTA.8+30STA.9+91150.69 TX150.15 FL162.6 PC158.5 PC151.0 PC152.0 PC164.79 TWSET L&T LS 9321AT POINT OF INTERSECTIONTAG ELEV.=150.72'FOUND L&T LS 53441.00' W'LY OF CORNERON PROP. LINE PROD.TAG ELEV.=158.37'163.22 TWSET L&T LS 9321ON TOP OF BLK WALL3.25' NW'LY OF CORNERON E'LY PROP. LINETAG ELEV.=162.51'SET L&T LS 93211.00' NW'LY OF CORNERON PROP. LINE PROD.TAG ELEV.=152.12'ROOF 2176.00'MEZ SLAB166.58'SLAB153.50'POINT C158.50' PC.POINT B152.2' PC.P
C.151.0'8'-6" X 18'-0"22FULL SPOTAVIATION BOULEVARD OWOSSO AVENUELINE OF ROOF ABOVELINE OF ROOF ABOVE
LINE OF ROOF ABOVE
LINE OF EXISTING BUILDING TO BE DEMOLISHED
LINE OF EXISTING BUILDING TO BE DEMOLISHED
LINE OF EXISTING BUILDING TO BE DEMOLISHED LINE OF EXISTING BUILDING TO BE DEMOLISHEDLINE OF EXISTING BUILDING TO BE DEMOLISHEDPOINT D162.60' PC.80'-618"BUILDING DEPTH60'-314"ADDITIONAL SETBACK22'-812"ACTUAL SETBACK(ZERO REQUIRED SETBACK)105'-1014"BUINDING WIDTH 26'-634"ACTUAL SETBACK9'-158"ACTUALSETBACK8'-2"ACTUALSETBACK8'-6"8'-6"8'-0"SETBACK8'-6"(TYPICAL)18'-0"13'-178"
DRIVE AISLE
13'-10"
22'-812"
SETBACK 48'-1"SETBACK8'-6"
(TYPICAL)37'-1058"ACTUAL SETBACK28'-8"BUILDING DEPTH12'-258"ACTUAL SETBACK90'-078"
BUILDING WIDTH 45°GATE BACKUPGC.L=97.45'R=757.34'=7°22'21"T=48.79'''''''''''''''''''''''''''''''''''''''''L=22.76'R=19.00'=68°37'34"T=12.97'''''''''''''''''''''''''''''''''''''''''8'-6" X 18'-0"18FULL SPOT8'-6" X 18'-0"19FULL SPOT8'-6" X 18'-0"20FULL SPOT8'-6" X 18'-0"21FULL SPOT8'-6" X 18'-0"14FULL SPOT8'-6" X 18'-0"13FULL SPOT8'-6" X 18'-0"2FULL SPOT8'-6" X 18'-0"4FULL SPOT8'-6" X 18'-0"5FULL SPOT20'CA-07A-07BA-07B
A-07AA-07AROOF 1179.50'UP 3R.UP 4R.LINE OF ROOF ABOVE105'-1014"BUINDING WIDTH
14'-234"11'-314"DRIVE AISLE12'-6"29'-1134"EXISTING WALLTO REMAINEXISTING TREE TOBE REMAINNEW PLANTERADDED TO RETAINLEVELEXISTING WALLTO REMAINGATE BACKUPGC.153.50 FF153.40 LIP153.50 FF153.40 LIP153.50 FF153.40 LIP153.50 FF153.40 LIP153.50 FF153.40 LIP153.50 FF153.40 LIP153.50 FF153.40 LIP153.50 FF153.40 LIP153.50 FF153.40 LIP153.50 FF153.40 LIP153.50 FF153.40 LIP151.85 FS153.40 FS151.90 INV153.30 FS153.35 FL153.35 FG153.30 FL150.80 FS153.30 FL153.30 FS155.00 FS156.25 FS156.33 FS153.40 FS(154.80)FS153.35 FS152.10 FS154.35 FS153.95 FS(155.80)FS153.40 FS(153.55)FS151.30 FS153.80 TW158.50 TW153.80 TW158.50 TW156.50 TW(154.20)FS(154.50)FS(154.20)FS153.80 FS(153.90)FS153.40 FS153.80 FGPOINT A151.5' PC. AVERAGE POINT A151.5' PC. AVERAGE EGRESSINGRESS8'-6" X 18'-0"23FULL SPOT8'-6" X 18'-0"FULL SPOT8'-6" X 18'-0"25FULL SPOT8'-6" X 18'-0"3FULL SPOT8'-6" X 18'-0"15FULL SPOT7'-6" X 15'-0"12COMPACT18'-0"8'-6"(TYPICAL)8'-6"8'-6"7'-6"8'-6"(TYPICAL)18'-0"
18'-0"
18'-0"
18'-0"8'-6"8'-6"8'-6"17'-0"8'-0"9'-0"18'-0"8'-6" X 15'-0"16COMPACT8'-6" X 18'-0"17FULL SPOT46'-0"ACTUAL SETBACK11'-338"SINGLEDRIVEWAY9'-0" X 18'-0"1ADA SPOT4'-0"15'-0"18'-0"2'-0"2'-0"18'-0"2'-0"18'-0"2'-0"CA-078'-0"14'-3"(11'-0" MIN. AISLE WIDTH)14'-334"(11'-0" MIN. AISLE WIDTH)11'-912"18'-0"15'-0"8'-6"18'-0"18'-0"18'-0"18'-0"7'-6" X 15'-0"11COMPACT7'-6" X 15'-0"10COMPACT7'-6" X 15'-0"9COMPACT7'-6" X 15'-0"8COMPACT7'-6" X 15'-0"7COMPACT7'-6" X 15'-0"6COMPACT1'-0"16'-978"(15'-0" MIN. AISLE WIDTH)158.50 TW155.42 FS155.00 FS154.80 FS153.40 FS154.75 FS156.50 TW153.70 FS12'-014"12'-018"12'-014"10'-714"10'-714"
10'-71
4"
10'-71
4"
10'-71
4"
10'-71
4"25'-0"(MIN. CLEAR BACKUP)19'-0"REDUCED BACKUP2'-0"18'-0"9'-0"23'-758"(C3 - ZONE)(R-2 ZONE)126'-338"PER ATTACHED ASSESSOR PARCEL MAPADDITIONAL 1'-0" WIDTHREDUCED BACK UP TO19'-0" INSTEAD OF 20'-0"PER NOTE# 5 OFPARKING HANDOUTDIMENSION A PER PARKINGHANDOUT REQUIREMENT12'-0" FOR FULL SPACE10'-6" FOR COMPACT SPACE11'-338"SINGLE DRIVEWAYWIDTH MIN. 9'-0"8'-6"1'-0"7'-6"1'-0"7'-6"7'-6"15'-0"15'-0"1'-0"45°7'-6"15'-0"7'-6"15'-0"7'-6"15'-0"7'-6"15'-0"FOR TURNING RADIUSSEE SHEET A-02DIMENSION A PER PARKINGHANDOUT REQUIREMENT12'-0" FOR FULL SPACE10'-6" FOR COMPACT SPACELANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPE
LANDSCAPE
8'-6" X 18'-0"228'-6" X 18'-0"18FULL SPOT8'-6" X 18'-0"19FULL SPOT8'-6" X 18'-0"208'-6" X 18'-0"218'-6" X 18'-0"14FULL SPOTFULL SPOT8'-6" X 18'-0"15FULL SPOT8'-6" X 15'-0"16COMPACT8'-6" X 18'-0"17FULL SPOT9'-0" X 18'-0"1ADA SPOT11'-338"R23'-0"R12'-0"11'-7"
TEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025PROPOSED SITE PLANDWG. NAME: PROPOSED SITE PLANSCALE: 1/8":12"NORTHA-02TURNING RADIUSSCALE: 1/8":12"9/18/2025 4:16:18 PMPage 68 of 324
EXISTING LANDSCAPE TO REMAIN - 462 S.F.98 SF. LANDSCAPE90 SF. LANDSCAPE 5601 SF. BUILDING FOOTPRINTAVIATION BOULEVARD OWOSSO AVENUE88 SF. LANDSCAPELOT SQUARE FOOTAGE: 16,696 S.F.BUILDING FOOT PRINT: 5601 S.F.NEW LANDSCAPING PROVIDED: 642 S.F.EXISTING LANDSCAPE : 462 S.F.LANDSCAPING SHALL NOT INTERFERE WITH SAFE SIGHT DISTANCES FOR VEHICULARTRAFFIC, THE VISION CLEARANCE IN SECTION 17.46.060, HEIGHT RESTRICTIONSFOR HEDGES IN 17.46.130, PEDESTRIAN OR BICYCLE WAYS, OR OVERHEAD UTILITYLINES OR LIGHTING.AN AUTOMATIC IRRIGATION SYSTEM USING EITHER EVAPOTRANSPIRATION OR SOILMOISTURE SENSOR DATA, WITH A RAIN SHUT-OFF SENSOR, SHALL BE INSTALLED.ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THEAMERICAN NATIONAL STANDARDS INSTITUTE (ANSI) STANDARD,AN IRRIGATION EFFICIENCY OF 0.75 FOR OVERHEAD SPRAY DEVICES AND 0.81FOR DRIP SYSTEMS SHALL BE USED FOR THE PURPOSE OF DETERMINING MAXIMUMAPPLIED WATER ALLOWANCE. IRRIGATION SYSTEMS SHALL BE DESIGNED,MAINTAINED, AND MANAGED TO MEET OR EXCEED THIS EFFICIENCY. THE IRRIGATION SYSTEM SHALL BE DESIGNED TO PREVENT WATER WASTE RESULTINGIN RUNOFF, OVERSPRAY, OR SIMILAR CONDITIONS WHERE IRRIGATION WATERPONDS OR FLOWS ONTO NON-IRRIGATED AREAS, WALKWAYS, SIDEWALKS, STREETS,ALLEYS, GUTTERS, STORM DRAINS, ADJACENT PROPERTY, OR SIMILAR UNTARGETEDAREAS. RUNOFF TO OTHER PERMEABLE OR IMPERMEABLE SURFACES SHALL NOT BEALLOWED.NARROW OR IRREGULARLY SHAPED AREAS, INCLUDING TURF LESS THAN EIGHT (8)FEET IN WIDTH IN ANY DIRECTION, SHALL BE IRRIGATED WITH SUBSURFACEIRRIGATION OR LOW VOLUME ABOVE-GROUND IRRIGATION SYSTEM.PLANTED AREAS SHALL BE COVERED WITH A MINIMUM OF THREE (3) INCHES OFORGANIC MULCH, EXCEPT IN AREAS COVERED BY GROUNDCOVERS OR WITHINTWENTY-FOUR (24) INCHES OF THE BASE OF A TREE, OR WHERE A REDUCEDAPPLICATION IS INDICATED. ADDITIONAL MULCH MATERIAL SHALL BE ADDED FROMTIME TO TIME AS NECESSARY TO MAINTAIN THE REQUIRED DEPTH OF MULCH.ALL IRRIGATION SYSTEMS SHALL PROVIDE BACKFLOW PREVENTION DEVICES INACCORDANCE WITH THE CURRENT EDITION OF THE CALIFORNIA BUILDING/PLUMBINGCODE AND CHECK VALVES AT THE LOW END OF IRRIGATION LINES TO PREVENTUNWANTED DRAINING OF IRRIGATION LINES.LANDSCAPE AND IRRIGATION MAINTENANCE.1. ALL LANDSCAPE AND RELATED ELEMENTS SHALL BE DESIGNED AND PROPERLYMAINTAINED TO INSURE LONG-TERM HEALTH AND SHALL MAINTAINCONFORMANCE WITH THE REQUIREMENTS OF THIS CHAPTER.2.IRRIGATION SCHEDULING SHALL BE REGULATED BY AUTOMATIC IRRIGATIONCONTROLLERS.3.WATERING HOURS AND DURATION SHALL BE SCHEDULED COMPLIANT WITH THEREQUIREMENTS OF CHAPTER 8.56.4.A REGULAR MAINTENANCE SCHEDULE SHALL INCLUDE, BUT NOT BE LIMITED TO,ROUTINE INSPECTION, ADJUSTMENT AND REPAIR OF THE IRRIGATION SYSTEM,AERATING AND DETHATCHING TURF AREAS, REPLENISHING MULCH, FERTILIZING,PRUNING, WEEDING AND REMOVING ANY OBSTRUCTION TO EMISSION DEVICES.5.REPAIR OF ALL IRRIGATION EQUIPMENT SHALL BE PROMPTLY UNDERTAKEN,USING THE ORIGINALLY INSTALLED COMPONENTS, OR EQUIVALENT ORENHANCED COMPONENTS COMPATIBLE WITH THE IRRIGATION SYSTEM.6.LANDSCAPE AREAS SHALL BE PERMANENTLY MAINTAINED AND KEPT FREE OFWEEDS, DEBRIS AND LITTER; PLANT MATERIALS SHALL BE MAINTAINED IN AHEALTHY GROWING CONDITION AND DISEASED OR DEAD PLANT MATERIALSSHALL BE REPLACED, IN KIND, PURSUANT TO THE APPROVED PLANS WITHINTHIRTY (30) DAYS. ALTERNATIVELY, DISEASED OR DEAD PLANT MATERIALS MAYBE REPLACED WITH PLANT MATERIALS THAT HAVE LOW WATER NEEDS, AS RATEDIN THE CURRENT EDITION OF THE WATER USE CLASSIFICATION OF LANDSCAPESPECIES.7.THE USE, STORAGE AND DISPOSAL OF ALL LANDSCAPE AND LAWN CAREPRODUCTS SHALL COMPLY WITH ALL MANUFACTURER'S SPECIFICATIONS ANDAPPLICABLE LAWS, AND MINIMIZE THE DISCHARGE OF POLLUTANTS TO THEENVIRONMENT.6BOTANICAL NAMESYMBOL6QUANTITYSIZEPLANTING LIST FOR SUNSET ZONE 24DYMONDIA MARGARATAECALIFORNIA POPPYENGLISH LAVENDERCALIFORNIA EVENING-PRIMOSE10WOOLY & COMMON YARROW16WUCOLSCLASSLLLLLHT. @MATURE±36"±12"±12"±8"94 SF. LANDSCAPE 6630 SF. PERVIOUS CONCRETE
31
03 SF. HARDS
CAPE
45 SF. LANDSCAPE227 SF. LANDSCAPETEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025PROPOSED LANDSCAPE AND HARDSCAPE PLANDWG. NAME: PROP. LANDSCAPE AND HARDSCAPESCALE: 1/8":12"NORTHA-02A9/18/2025 4:16:21 PMPage 69 of 324
N 76°33'52"E177.06'N 42°15'22"W157.72'N 13°25'29"W78.87'N 13°25'29"W217.47'N 76°33'46"E349.98'N 47°49'44"E816.75'20.00'117.46'100.01'10TH STREET
40'20'80'40'40'ESTABLISHED PER TIES17.36'TO FOUND 2" IRON PIPE @ PROSPECT AVENUE PER PWFB 0617-3060,3061
97.90'151.02150.67151.27156.82151.70152.44151.07GWGWPP150.74 TC150.24 FL150.37 EGSIGN150.29 BX 15
0
.46
B
X SIGN150.99151.65 TC
151.17 FL
151.27 EG151.78152.38FH152.35WV151.70WV150.24149.96149.61 FL149.36 EG149.93 EG149.77 FL150.26 TX149.47 BX149.24 BX149.46 TX148.97 FL149.15 EG150.01150.5612"PALM152.4012"PALM153.3212"PALM12"PALM155.28155.74155.67 TX155.09 FL154.37151.86152.61153.15 TC151.52 TC150.95 FL153.87 FL154.31 TX156.10 FL156.88158.23 TX158.43SIGN158.50158.10159.91160.83160.63160.54160.42 TX159.83 FL159.09158.18 TX157.60 FL156.13151.25152.02150.64 FL150.41 EG150.42151.33 TC150.25 TC149.75 FL149.90 EGSSMH150.26150.34 EG151.00 EG151.05 EG152.06 TC151.84 TX151.38 FL151.50 EG151.83 EG151.71 FL152.18 TX152.32 TX151.91 FL152.02 EG152.51152.01 EG151.86 FL152.40 TC152.426"PALM152.41152.49152.38152.28 TX151.76 FL151.49 FL151.63 EG152.2 PC152.25GRD POSTGRD POST151.81151.66 TX151.15 FLSSMHEL=151.13151.74151.67151.608"PALM151.616"PALM151.41151.38151.28 TC150.76 FL150.88 EG151.46151.39151.98154.68 T
W158.63 TW152.76153.07153.81154.81161.64 TW6"PALM160.16160.56160.47161.27160.95161.02161.39164.79162.00164.64162.84162.39162.99162.88162.57160.89 TW160.22 TW159.57 TW159.13 TW163.55 TW164.28 TW164.24 TW163.59 TW158.49157.56 FLEXISTING RESIDENCEEXISTING RESIDENCECONC. SIDEWALK152.27152.00151.75151.56CONC. SWALECONC. SWALESIGN151.19 TX
1
50.6
7 FL
CONC. GUTTERCONC.CONC.CONC. GUTTERCONC. DRIVEWAY153.00HOUSE O/HFOUND WELL MON. PER R.S. 295-67FOUND S&W PER R.S. 249-10FITS L&T TANGENT TIESSTA.8+01.3332.17'32.16'#0817#0627SSMHEL=148.05#062637'± TO C/LSTA.8+30STA.9+91150.69 TX150.15 FL162.6 PC158.5 PC151.0 PC152.0 PC164.79 TWSET L&T LS 9321AT POINT OF INTERSECTIONTAG ELEV.=150.72'FOUND L&T LS 53441.00' W'LY OF CORNERON PROP. LINE PROD.TAG ELEV.=158.37'163.22 TWSET L&T LS 9321ON TOP OF BLK WALL3.25' NW'LY OF CORNERON E'LY PROP. LINETAG ELEV.=162.51'SET L&T LS 93211.00' NW'LY OF CORNERON PROP. LINE PROD.TAG ELEV.=152.12'EXISTING LANDSCAPE TO REMAIN - 471 S.F.
AVIATION BOULEVARD OWOSSO AVENUELINE OF EXISTING BUILDING TO BE DEMOLISHED
LINE OF EXISTING BUILDING TO BE DEMOLISHED LINE OF EXISTING BUILDING TO BE DEMOLISHEDLINE OF EXISTING BUILDING TO BE DEMOLISHED20'-258"28'-438"31'-7"ACTUAL SETBACK
11'-612"ACTUAL SETBACK52'-434"BUILDING DEPTH14'-10"ACTUAL SETBACKL=97.45'R=757.34'=7°22'21"T=48.79'''''''''''''''''''''''''''''''''''''''''20'95'-112"24'-258"48'-718"BUILDING DEPTH88'-1078"95'-214"POND4765 S.F.BUILDING TODEMOLIOSHEDTO BE DEMOLISHED:EXISTING WALLS TO REMAIN:TEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025
DWG. NAME: PROPOSED DEMO PLANPROPOSED DEMO PLANSCALE: 1/8":12"NORTHA-039/18/2025 4:16:24 PMPage 70 of 324
9'-878"(AB-CP2)14'-812"
EAVE TO PLINE 71'-934"EAVE TO PLINE1FLAT ROOF1FLAT ROOFPOINT C158.50' PC.POINT B152.2' PC.POINT D162.6' PC.POINT A151.5' PC. AVERAGE 111'-614"
(LENGTH A-B)
22'-812"
BUILDING TO PLINE157'-858"(LENGTH AB-CD)177'-034"(LENGTH C-D)
1 5 2 .2 P C 151.81158.501 5 2 .2 P C 158.49162.6 PC158.5 PC258"
(A-AB)
21
8"(C-CDTO CP-1)91'-018"(LENGTH AB-CD)10'-434"(AB-CP1)34'-878"
(A-AB)
89'-6"
(C-CD TO CP2)ACT: 176.00'MAX: 182.30'CP-1119'-514"(LENGTH AB-CD)ACT: 179.50'MAX: 182.43'CP-256'-1078"BUILDING TO PLINE152.00 PC151.00 PC50'-414"EAVE TO PLINE52'-414"BUILDING TO PLINEAVIATION BOULEVARD OWOSSO AVENUEA-07CA-07CA-07BA-07B
A-07AA-07A123456ABCDEF1AG1234561AABCDEFG46'-0"BUILDING TO PLINE (VARIES)44'-0"EAVE TO PLINE (VARIES)22334464'-0"EAVEROOF 2ROOF 1TEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025PROPOSED ROOF PLANDWG. NAME: PROPOSED ROOF PLANSCALE: 1/8":12"NORTHA-049/18/2025 4:16:27 PMPage 71 of 324
1 5 2 .2 P C154.68
T
W158.501 5 2 .2 P C 158.49151.56162.6 PC158.5 PCUP 21R.A-07CA-07CA-07BA-07B
A-07AA-07A123456ABCDEF8'-0"SETBACK177'-034"157'-858"EXISTING LANDSCAPE TO REMAIN - 471 S.F.46'-0"BUILDING SETBACK46'-0"SETBACK48'-1"SETBACKAVIATION BOULEVARD OWOSSO AVENUE12'-258"ACTUAL SETBACK52'-734"1AGATE BACKUPGC.G90'-078"UP 3R.UP 4R.80'-618"9'-258"6'-838"11'-612"53'-058"14'-2"23'-10"32'-834"BUILDING DEPTH1234561AABCDEFG2A-111A-1022'-812"
ACTUAL SETBACK
119'-5"
119'-5"
5'-0"NEW WALLS:EXISTING WALLS TO REMAIN:69'-434"ACTUAL SETBACK8'-134"ACTUALSETBACKRETAIL 4897 S.F. GROSS812 S.F. NETRETAIL 31306 S.F. GROSS1216 S.F. NETRETAIL 21565 S.F. GROSS1478 S.F. NETRETAIL 11647 S.F. GROSS1558 S.F. NETUT.3 YARD BIN4'X6'X(4'B-3'-9"F)
2-35 GALCARTS (O+R)
TEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025PROPOSED FIRST FLOOR PLANDWG. NAME: PROPOSED FIRST FLOOR PLANSCALE: 1/8":12"NORTHA-059/18/2025 4:16:30 PMPage 72 of 324
1 5 2 .2 P C154.68
T
W158.501 5 2 .2 P C 158.49151.56162.6 PC158.5 PCEXISTING LANDSCAPE TO REMAIN - 471 S.F.
AVIATION BOULEVARD OWOSSO AVENUEGATE BACKUPGC.OPEN TO BELOW16'-518"13'-378"47'-2"DN. 21R.MEZZANINE STORAGE886 S.F.A-07CA-07CA-07BA-07B
A-07AA-07A8'-0"SETBACK177'-034"157'-858"46'-0"BUILDING SETBACK46'-0"SETBACK48'-1"SETBACK12'-258"ACTUAL SETBACK119'-5"
52'-734"
90'-078"80'-618"14'-2"23'-10"32'-834"BUILDING DEPTH8'-0"SETBACK177'-034"157'-858"46'-0"BUILDING SETBACK46'-0"SETBACK48'-1"SETBACK12'-258"ACTUAL SETBACK119'-5"
52'-734"
90'-078"80'-618"11'-612"53'-058"14'-2"23'-10"32'-834"BUILDING DEPTH123456ABCDEF1AG1234561AABCDEFG5'-0"NEW WALLS:EXISTING WALLS TO REMAIN:69'-434"ACTUAL SETBACK8'-134"ACTUALSETBACK15'-11"UTILITIES ROOFTEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025
DWG. NAME: PROPOSED MEZZANINE FLOOR PLANPROPOSED MEZZANINE FLOOR PLANNORTHSCALE: 1/8":12"NORTHA-069/18/2025 4:16:33 PMPage 73 of 324
12'-0"
8'-0"
DOOR HT.
7'-0"
1'-1"
5'-11"
20'-6"2'-0"EXIST158.5'EXIST156.13'EXIST151.75'PC.151.00'EXIST152.25'PC.152.20'SLAB153.50'MEZZ. S.F.E.166.53'EXIST151.00'EXIST151.39'EXIST151.45'EXIST151.81'TX.151.19'FL.151.19'PC.152.00'FL.149.77'TX.150.26'EXIST153.00'1245612456ACT: 176.00'MAX: 182.30'CP-1ACT: 179.50'MAX: 182.43'CP-2SLAB153.50'IA1A33ROOF 1179.50'ROOF 2176.00'MAX HT. AT CP2182.43'MAX HT. AT CP1182.30'HODGY'S TOY CHESTLINE OF PROPOSED GRADE ATBUILDING LINE12334578LINE OF EXISTING WALL AT NORTHPROPERTY LINELINE OF EXISTING WALKWAY GRADE20'-6"2'-0"1'-6"
1'-1"
6'-5"4'-6"12'-0"PC.151.00'EXIST151.75'EXIST152.00'EXIST152.44'EXIST153.00'EXIST156.13'PC.158.5'EXIST155.81'SLAB153.50'TC.150.74'FL.150.24'EXIST158.1'FDECBAFEDCBAACT: 176.00'MAX: 182.30'CP-1ACT: 179.50'MAX: 182.43'CP-2UTILITIES ROOF171.09'MEZZ. S.F.E.166.53'SLAB153.50'12'-0"
GARAGE ROLL UP DOOR GG2'-0"
2'-0"ROOF 1179.50'ROOF 1179.50'ROOF 2176.00'LINE OF PROPOSED GRADE ATBUILDING LINE123536910LINE OF EXISTING WALL AT WESTPROPERTY LINELINE OF EXISTING GRADEEXIST159.91'12'-0"
1'-1"
5'-11"2'-0"5'-0"
8'-0"
TRASH ROLL UP DOOR
12'-0"
1'-1"
4'-6"6'-5"2'-0"EXIST162'.6EXIST155.81'EXIST152.2'MEZZ. S.F.E.166.58'SLAB153.50'ABCDEFABCDEFMEZZ. S.F.E.166.58'UTILITIES ROOF171.09'SLAB153.50'MAX HT. AT CP2182.43'MAX HT. AT CP2182.43'GGROOF 1179.50'ROOF 1179.50'HODGY'S TOY CHESTLINE OF PROPOSED GRADE ATBUILDING LINE123489LINE OF EXISTING GRADELINE OF EXISTING WALL ATEAST PROPERTY LINEEXIST151.63'12'-0"
1'-1"
4'-6"1'-5"5'-0"2'-0"
8'-0"
DOOR HT.
20'-6"2'-0"EXIST158.43'EXIST158.49'EXIST158.10'EXIST154.46'EXIST154.90'EXIST155.13'EXIST155.61'EXIST155.81'5MEZZ. S.F.E.166.53'SLAB153.50'64312465312SLAB153.50'UTILITIES ROOF171.09'IA1AMAX HT. AT CP2182.43'MAX HT. AT CP1182.30'ROOF 2176.00'ROOF 1179.50'LINE OF PROPOSEDGRADE AT BUILDING LINE123599118'-0"
DOOR HT.
16'-6"2'-0"5'-6"LINE OF EXISTING WALL ATSOUTH PROPERTY LINELINE OF EXISTING GRADEAT PLANTER WALL BASEEXIST154.21'TEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025
DWG. NAME: PROPOSED BUILDING ELEVATIONS 3.2. PROVIDE #15 FELT PAPER AT ALL EXTERIOR WALLS PRIOR TO EXTERIOR FINISHES.PROVIDE TWO LAYERS OF #15 FELT PAPER OVER ALL EXTERIOR SHEAR WALLS. 1.STOREFRONT SYSTEM: VERTICAL PLANTER: EXTERIOR FINISH NOTESWOODEN POSTS: ROOFING:6"X12" THERMALLY TREATED WOOD COLUMNSNATURE SCREEN TRELLIS SYSTEM (SMT) - SINGLE MESH TRELLISSLATPANEL WOOD EFFECT EXTERIOR COMPOSITE SLAT WALL PANEL 7.56" X1.02" X 11.81".WOOD SLATS:1345678IMPERIAL MARQUEE AWNING WITH LATTICE TUBES 144" X 36"AWNING:STUCCO:STUCCO COLOR #2, 7/8" SMOOTH TROWEL FINISH STUCCO PLASTER OVER WIRELATH ATTACHED WITH 8d COOLER NAILS @ 6" O.C. OWNER TO SELECT COLOR.2FIBRE REINFORCED LIGHTWEIGHT CONCRETE 12” x 72” BOARD FORM FROMURBAN CONCRETE. INSTALL PER MANUFACTURERS SPECIFICATIONSIB ROOF SYSTEMS FOR FLAT ROOFS. MAX 1:12 SLOPE ICC ESR # 2852 CLASSA ROOFING. WATER & SLIP RESISTANT. SRI VALUE - 110THE ROOF VALLEY FLASHING SHALL BE PROVIDED OF NOT LESS THAN NO. 28 GALVANIZED SHEETGAUGE CORROSION-RESISTANT METAL, WHICH SHALL EXTEND AT LEAST 8" FROM THE CENTER LINEEACH WAY AND SHALL HAVE A SPLASH DIVERTER RIB NOT LESS THAN 3/4" HIGH AT THE FLOW LINEFORMED AS PART OF THE FLASHING. SECTIONS OF FLASHING SHALL HAVE AN END LAP OF NOT LESSTHAN 4". THE METAL VALLEY FLASHING SHALL HAVE A 36" WIDE UNDERLAYMENT DIRECTLY UNDER ITCONSISTING OF ONE LAYER OF TYPE 15 FELT RUNNING THE FULL LENGTH OF THE VALLEY, IN ADDITIONTO THE METAL VALLEY FLASHING UNDERLAYMENT SHALL BE SOLID CEMENTED TO THE ROOFINGUNDERLAYMENT FOR ROOF SLOPES UNDER 7" IN 12".WALL CLADDING:9COMMERCIAL HOLLOW METAL STEEL DOORS WITH NARROW LITE BY ARMORDOORS WITH PANIC HARDWARE.SOLID CORE DOOR:10SST-II HYDRAULIC BI-FOLD SYSTEMBI-FOLD GARAGE DOOR:KAWNEER’S TRIFAB® VERSAGLAZE® 450 FRAMING SYSTEM 1-3/4″ SIGHTLINESCALE: 1/8":12" PROPOSED NORTH ELEVATIONSCALE: 1/8":12" PROPOSED WEST ELEVATIONSCALE: 1/8":12" PROPOSED SOUTH ELEVATIONSCALE: 1/8":12" PROPOSED EAST ELEVATIONA-079/18/2025 4:16:36 PMPage 74 of 324
1245612456IA1A33HODGY'S TOY CHESTEXISTING WALL TO REMAINEXISTING WALL TO REMAINNEW TECH WOODMETAL FRAMINGWOODEN FENCEMETAL VERTICAL POST6'-0"41'-218"2'-5"
2'-614"43'-812"18" TALL METAL ILLUMINATEDBUILDING SIGN LOCATION16'-0"1'-6"FDECBAFEDCBAGGEXISTING WALL TO REMAINNEW WALL TO BECONSTRUCTEDNEW PLANTER WALL TO BECONSTRUCTED TO RETAINGRADEGATE BACKUPNEW TECH WOODMETAL FRAMINGEXIST159.91'TW158.50'TW153.80'2'-958"
4'-938"
3'-0"
3'-0"ABCDEFABCDEFGGHODGY'S TOY CHESTEXISTING WALL TO REMAINEXISTING WALL TO REMAINWOODEN FENCE5'-1114"
6'-912"
5'-718"
5'-418"
5'-514"
5'-1178"
6'-1"METAL VERTICAL POSTTW161.64'EXIST162.57'TW160.89'TW160.22'TW159.57'TW159.13'TW158.63'TW154.68'3'-6"2'-814"18" TALL METAL ILLUMINATEDBUILDING SIGN LOCATION16'-0"1'-6"564312465312IA1AEXISTING WALL TO REMAINEXISTING WALL TO REMAINEXIST159.91'EXIST162.57'TEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025SCALE: 1/8":12" PROPOSED NORTH ELEVATIONSCALE: 1/8":12" PROPOSED WEST ELEVATIONSIGN LOCATIONS AND SITE WALL ELEVATIONS SCALE: 1/8":12" PROPOSED SOUTH ELEVATIONSCALE: 1/8":12" PROPOSED EAST ELEVATIONA. PERMITTED SIGNS. IN THE C-3 ZONE, ONLY THE FOLLOWING SIGNSSHALL BE PERMITTED PER SITE, SUBJECT TO THE PROVISIONS ANDREGULATIONS HEREINAFTER SET FORTH:1. BUSINESS SIGNS;2. BUILDING IDENTIFICATION SIGNS;3. ONE (1) REAL ESTATE SIGN;4. ONE (1) CONSTRUCTION SIGN;5. TEMPORARY SIGN(S);6. PERCENT OF ALLOWABLE SIGN AREA WHICH MAY BE USED FORCOMMODITY IDENTIFICATION:COMMODITY EQUAL TO LESS THAN TEN (10) PERCENT OF BUSINESS:TEN (10) PERCENTCOMMODITY EQUAL TO TEN (10) PERCENT TO FIFTY (50) PERCENT OFBUSINESS: TWENTY-FIVE (25) PERCENTCOMMODITY EQUAL TO MORE THAN FIFTY (50) PERCENT OF BUSINESS:SEVENTY-FIVE (75) PERCENTCOMMODITY IDENTIFICATION FOR BEVERAGES SOLD BY RESTAURANTSAND MARKETS: TEN (10) PERCENT7. PORTABLE A-FRAME SIGNS, AS SET FORTH IN SECTION 17.50.220.B. STYLES OF SIGNS. ONLY THE FOLLOWING STYLES OF SIGNS SHALL BEPERMITTED PER BUSINESS:1. ONE (1) WALL SIGN;2. ONE (1) GROUND SIGN, OR ONE (1) POLE SIGN PER SITE;3. ONE (1) AWNING SIGN;4. ONE (1) MARQUEE SIGN;5. WINDOW SIGN(S);6. BANNERS;7. MURAL (MURALS APPROVED BY THE COMMISSION MAY BE PERMITTED.IN ITS REVIEW THE COMMISSION MAY WAIVE SPECIFIC PROVISIONS OFTHIS CHAPTER RELATING TO TOTAL SIGN AREA, COVERAGE, HEIGHT,TYPE AND STYLE);8. PORTABLE A-FRAME SIGNS, AS SET FORTH IN SECTION 17.50.220.THESE SIGNS MAY BE ELECTRICAL, ILLUMINATED OR NEON, WITH THEEXCEPTION OF PORTABLE A-FRAME SIGNS, AS SET FORTH IN SECTION17.50.220.C. PROJECTION AND HEIGHT.1. WALL SIGNS SHALL NOT PROJECT MORE THAN SIX (6) INCHES FROMTHE WALL OF THE BUILDING OR STRUCTURE. ENDS OF THE SIGN MAYNOT BE USED FOR SIGN PURPOSES.2. ALL GROUND SIGNS SHALL BE LOCATED ENTIRELY ON PRIVATEPROPERTY AND CANNOT PROJECT OVER PUBLIC PROPERTY, AND SHALLNOT EXCEED TEN (10) FEET FROM GRADE TO THE HIGHEST PORTION OFTHE SIGN BODY WITH THE EXCEPTION OF PORTABLE AFRAME SIGNS,AS SET FORTH IN SECTION 17.50.220.D. ALLOWABLE SIGN AREA.1. TOTAL PERMANENT SIGN AREA SHALL NOT EXCEED THREE (3) SQUAREFEET FOR EACH FOOT OF LINEAL BUILDING FRONTAGE. BOTH SIDES OFA DOUBLE-FACED SIGN SHALL BE CALCULATED WHEN DETERMININGSIGN AREA.2. WHERE THERE IS MORE THAN ONE (1) BUSINESS OR ENTITY LOCATEDON ANY ONE (1) SITE, THE SIGN AREA SHALL BE CALCULATEDSEPARATELY FOR EACH ENTITY OR BUSINESS ACCORDING TO ITSAMOUNT OF BUILDING FRONTAGE.3. WHERE A BUSINESS OR ENTITY IS ABUTTED BY MORE THAN ONE (1)STREET, THE BUILDING FRONTAGE FOR SAID BUSINESS OR ENTITYSHALL BE THE SUM OF THE PRIMARY BUILDING FRONTAGE, PLUSONE-HALF (1/2) OF ANY SECONDARY BUILDING FRONTAGE,PROVIDEDTHE SECONDARY BUILDING FRONTAGE HAS A BUILDING ENTRANCE/EXITWHICH IS OPEN TO THE PUBLIC DURING BUSINESS HOURS FORCUSTOMER/PEDESTRIAN USE, WHICH ENTRANCE IS FRONTING ON ASTREET OR HIGHWAY. SIGN AREA GRANTED BY VIRTUE OF QUALIFIEDSECONDARY FRONTAGE MAY BE USED ON THE SECONDARY FRONTAGEONLY.4. NO SIGN SHALL COVER MORE THAN TWENTY-FIVE (25) PERCENT OFTHE WALL OR FASCIA IT OCCUPIES OR IS PLACED UPON.5. BUSINESSES FRONTING ONLY ON A PUBLIC/PRIVATE PARKING LOT,ALLEY OPEN MALL, LANDSCAPED OPEN SPACE OR OTHER PUBLIC WAYMAY USE THE BUILDING SIDE FACING SUCH PUBLIC WAY AS THEBUILDING FRONTAGE. ONLY ONE (1) SUCH BUILDING SIDE MAY BECONSIDERED BUILDING FRONTAGE.6. ALLOWABLE SIGN AREA FOR PORTABLE A-FRAME SIGNS SHALL BE ASSET FORTH IN SECTION 17.50.220.E.E, WINDOW SIGNS. WINDOW SIGNS SHALL BE ALLOWED IN THIS ZONEAND SHALL BE COUNTED IN THE TOTAL ALLOWABLE SIGN AREA, ANDSHALL NOT OBSCURE MORE THAN TWENTY (20) PERCENT OF THEGLASS SURFACE AREA OF THE WINDOW(S).F.F. SIGNS ABOVE THE FIRST STORY. SIGNS FOR BUSINESSES LOCATEDABOVE THE FIRST STORY MAY BE PROVIDED, BUT SHALL BE PART OFTHE TOTAL SIGN AREA ALLOCATION FOR THE CORRESPONDINGBUILDING FRONTAGE. THE MAXIMUM HEIGHT FOR UPPER STORY SIGNSSHALL BE TWENTY-EIGHT (28) FEET ABOVE THE ADJACENT STREETGRADE, OR THE UPPERMOST PORTION OF THE SECOND STORY,WHICHEVER IS HIGHER.G. POLE SIGNS. POLE SIGNS ARE PERMITTED BUT SHALL NOT EXCEED THEHEIGHT OF THE BUILDING ON THE SAME LOT, OR TWENTY (20) FEET INHEIGHT MEASURED FROM EXISTING GRADE, WHICHEVER IS LESSER,AND NO PART OF THE SIGN SHALL ENCROACH OR PROJECT WITHINFIVE (5) FEET OF ANY ADJACENT PRIVATE PROPERTY, OR ENCROACHOR PROJECT INTO THE PUBLIC RIGHT-OF-WAY. TO QUALIFY FOR APOLE SIGN, THE SITE MUST HAVE AT LEAST FORTY (40) FEET OFSTREET FRONTAGE. NO POLE SIGN MAY HAVE MORE THAN ONE SIGNCAN ATTACHED TO IT AND ALL POLE SIGNS SHALL INCORPORATE ARAISED LANDSCAPED PLANTER.A-089/18/2025 4:17:51 PMPage 75 of 324
12'-0"
PLATE HT.1'-1"
12'-0"
PLATE HT.11"
12'-0"
PLATE HT.
1'-1"
4'-6"
PARAPET
2'-0"
EAVE
RETAIL SPACE 1BCDEFBCDEFGGMEZZ. S.F.E.166.58'SLAB153.50'MEZZ. S.F.E.166.58'UTILITIES ROOF171.09'SLAB153.50'MAX HT. AT CP2182.43'MAX HT. AT CP2182.43'ROOF 1179.50'ROOF 1179.50'MEZZANINE STORAGE10'-0"
MEZZANINE CEILING HT.
2'-0"
TRUSS HT.UNISEXTRASH ENCLOSURE2'-0"EAVE2'-0"EAVEMECHANICAL DECK7'-0"
DOOR HT.
8'-0"
DOOR HT.
12'-0"
DOOR HT.
8'-0"
DOOR HT.
3'-0"8'-0"4'-0"BATHROOM20'-6"2'-0"
12'-0"
PLATE HT.
10'-0"
MEZZANINE CEILING HT.
12'-0"
MEZZANINE CEILING HT.
1'-1"
8'-0"
DOOR HT.SLAB153.50'MEZZ. S.F.E.166.53'12451245ACT: 176.00'MAX: 182.30'CP-1ACT: 179.80'MAX: 182.43'CP-2F.F.E153.50'IA1A33ROOF 1179.50'ROOF 2176.00'MAX HT. AT CP2182.43'MAX HT. AT CP1182.30'3'-6"MEZZANINE SUSPENDED BYPOSTS FROM BEAM IN ROOF20'-0"
CEILING HT.
23'-1"
CEILING HT.
8'-0"
DOOR HT.
3'-0"
TRANS.
8'-0"
FIXED WINDOW
8'-0"
DOOR HT.
3'-0"
TRANS.
4'-6"
12'-0"
DOOR HT.
12'-0"6'-5"
7'-0"
2'-0"
8'-0"
DOOR HT.
2'-0"1'-6"
1'-1"
2'-0"11'-0"1'-0"8'-6"MAX HT. AT CP1182.30'MAX HT. AT CP1182.30'SLAB153.50'UTILITIES ROOF171.09'MEZZ. S.F.E.166.53'SLAB153.50'ROOF 1179.50'ROOF 1179.50'ROOF 2176.00'FDECBAFEDCBAGGOVERHANG165.50'1'-6"
20'-0"
CEILING HT.2'-0"EAVE4'-0"EAVE3'-6"
GUARDRAIL
TEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025 SCALE: 1/8":12"PROPOSED SECTION AAMAXIMUM HEIGHT NOTEPARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, AND ROOFEQUIPMENT, MUST BE WITH THE MAXIMUM HEIGHT LIMIT.TITLE 24 ENERGY NOTES1. THE BUILDING DESIGN MEETS THE REQUIREMENTS OFCALIFORNIA CODE OF REGULATIONS, TITLE 24 PART 6.2. INSULATION INSTALLER SHALL POST IN A CONSPICUOUSLOCATION IN THE BUILDING A CERTIFICATE SIGNED BY THEINSTALLER AND THE BUILDER STATING THAT THE INSTALLATIONCONFORMS WITH THE REQUIREMENTS OF TITLE 20,CHAPTER 2, SUBCHAPTER 4, ARTICLE 3.3. THE BUILDER SHALL PROVIDE THE ORIGINAL OCCUPANT A LISTOF THE HEATING, COOLING, WATER HEATING AND LIGHTING SYSTEMS ANDCONSERVATION OR SOLAR DEVICES INSTALLED IN THE BUILDING ANDINSTRUCTIONS ON HOW TO USE THEM EFFICIENTLY.4. ALL PARTS OF THE DUCT SYSTEM SHALL BE TIGHTLY SEALEDWITH MASTIC OR TAPE.5. DUCTS SHALL BE INSULATED TO A MINIMUM INSTALLED VALUEOF R-4.2.6. CONTRACTOR SHALL POST THE INSTALLATION CERTIFICATE (CF-6R) FORMAND INSULATION CERTIFICATE (IC-1) FORM IN A CONSPICUOUS LOCATION OFKEPT WITH PLANS AND MADE AVAILABLE TO THE INSPECTOR.7. CONTRACTOR SHALL PROVIDE COPIES OF THE CALIFORNIA GUIDE TOHOME COMFORT AND ENERGY SAVINGS, CF-1R, MF-1R, CF-6R, AND IC-1FORMS TO THE BUILDING OWNER.8. AN APPROVED H.E.R.S. PROVIDER AND CERTIFIED RATER SHALL CONDUCTTHE FIELD VERIFICATION AND DIAGNOSTIC TESTING.9. CONTRACTOR SHALL PROVIDE A CERTIFICATE OF FIELD VERIFICATION ANDDIAGNOSTIC TESTING (CF-4R), SIGNED AND DATED BY THE HERS RATER TOTHE BUILDING DEPARTMENT PRIOR TO FINAL INSPECTION.10. WALL INSULATION SHALL HAVE A MINIMUM INSTALLED THERMALRESISTANCE OF R-19 IN 2X6 FRAMING SECTION 150.0(C)2.1. WHERE FINISH MATERIALS ARE APPLIED ON WALLS, CEILINGS ORSTRUCTURAL ELEMENTS REQUIRED TO HAVE A FIRE-RESISTANCE RATING ORTO BE OF NONCOMBUSTIBLE CONSTRUCTION, THEY SHALL COMPLY WITH THEREQUIREMENTS OF CBC 803.4.2. WALL, FLOOR AND CEILING SHALL NOT EXCEED THE FLAME SPREADCLASSIFICATIONS IN CBC T-803.5."3. INTERIOR FLOOR FINISH AND FLOOR COVERING MATERIALS SHALL COMPLYWITH CBC 804.2 THROUGH 804.4.1.FINISH NOTESDWG. NAME: PROPOSED BUILDING SECTIONS SCALE: 1/8":12"PROPOSED SECTION BBSCALE: 1/8":12"PROPOSED SECTION CCA-099/18/2025 4:17:55 PMPage 76 of 324
TEL: 310-714 1328
MANHATTAN BEACH, CA 90266
1623 6TH STREETHODGY'S TOY CHESTDEMO OF EXISTING AND BUILD 4 RETAIL STORES (NON-MEDICAL)DESIGNER: HARRY DESIGNS LLCFOR: HODGY’S TOY CHEST
1054 AVIATION BLVD., HERMOSA BEACH, CA 90254
TEL: (310) 955 7756 PC1: 03/10/2025
STAMPS
PC2: 07/02/2025
LOCATED AT 1054 AVIATION BLVD., HERMOSA BEACH, CA 90254.
PC3: 09/18/2025
DWG. NAME: MATERIAL BOARDSHT NO. COVERSCALE: N.T.S.MATERIAL BOARD9/18/2025 4:17:58 PMPage 77 of 324
Public Notification Packagre 1054 Aviation Boulevard
Page 78 of 324
Page 79 of 324
Page 80 of 324
Page 81 of 324
City of
Hermosa Beach
PUBLIC HEARING NOTICE
NOjlCE IS HEREBY GIVEN lllat the C):llil!J)lllSO!f of the He1T110sa Beach Planning Commission has
calleih special public hearlng !>" TuOldllY, ~ember 16, 2(!25, at 5:00 p.m. to consldera~ take
acllcn on on!y-those.maltetS·setfc>rth on'li,i,-a~enda beloYI. •
1. A PRECISE DEVELOF!MENT {!LAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA
23-03) TO REMODEL AND ADD TO AN EXISTING 1WO-STORY COMMERCIAL
BUILDING. THE PROJECT ADDS A THIRD STORY WITH A HEIGHT OF 28 FEET 9.6
INCHES AND f!.EC00NFJGUBES THE EXI.STll:IG: BUILDING LAYOUT, RESULTING IN A
REMODELED MWbTI-TENANT OOMME.RCIAL BUILDING, AT 901 HERMOSA AVENUE,
IN THE DOWNTOWN COMMER€~(0.2fZONE. THE LOT LINE ADJUSTMENT
CONSOLIDATES THREE EXISTING PARCELS INTO A SINGLE.LOT. CEQA: THE
PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION
15301 AND CLASS 5 CATEGORICAL EXEMPTION PER SECTION 5305 OF THE CEQA
GUIDELINES.
2. A PRECISE DEVELOPMENT PLAN (PDP 25-01) FOR A NEW 6,487-SQUARE-FOOT
MULTI-TENANT COMMERCIAL BUILDING WITHA HEIGHT OP24 FEET AND 11
INCHES AND 25 PARKING SPACES, AT 1054AVIATION BOULEVARD, LOCATED
WITHIN THE GENERAL COMMERCIAL ZONE (C-3). CEQA: THE PROJECT QUALIFIES
FOR CLASS 3 CATEGORICAL EXEMPTION PER SECTION 15303 OF THE CEQA
GUIDELINES.
3. A ZONE TEXT AMENDMENT AMENDING VARIOUS SECTIONS OF TITLE 17 OF
THE HERMOSA BEACH MUNICIPAL CODE PERTAINING TO APPEAL PERIODS AND TRANSMISSION OF PLANNING COMMISSION'S RECORD TO CITY COUNCIL
(CITYWIDE). CEQA: THE PROJECT IS EXEMPT FROM CEQAPER SECTION 15061(b) (3) OF THE CEQA GUIDELINES.
4. A ZONE TEXT AMENDMENT AMENDING HERMOSA BEACH MUNICIPAL CODE
SECTION 17.08:020,(d) PERTAINING TO.HOME.OCCUPATIONS (CITYWIDE).
CEQA: THE PROJECT IS,EXEMPT FROM CEOAPER SECTION 15061(b)(3) OF
Tt-1E <;EQA GUIDELINES.
SAID PUBLIC MEETING is open to the public and l:!i,be1!)9 held in-pe,son in the City Hall Council
Chambers located at 1315 Vaney Drive, Hermosa Beac.h; ear11om;a·oo254.
PUBLIC PARTICIPATION. Soo tho meeting agend!lfor an pllb)k: commen1 debails and oppo~nities. All
written l~y by.any lnleresJed party will be accepte!I prior lo ~rat lffi!.scheduled ti~ on 1/ie·a~nda
IDr•the matter. lnfonnation ll!gardlng the .Am<1ricans with OlsabUities Ad of 1990, please .\/istt the ~Hng agen\18 or contact the Office pf the City Cleft at (310J 318-0204 or cjtycie.rll@harmosabeach.goy.
VIEWING OPTIONS are available on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or
the City's website. IF YOU CHALLENGE the above-~Her(s) in court, you may be limited to raising only
those Issues that are raised at or before the publlc hearing: -
FOR•FURTHER INFORMATION, P,Jease 00fllaci th~ C_ommunlly O.Velopme(ll Oepar,mont at
{310) 3!8-0242 ~r plann)ng@h"l'll'i¢a!lfa'1!J pow Aoopy,o/ ~ agenda and~~ i:.e1>ort!~) \'/Ill be
viewable on··lhe City's we.bslle 72 hours·bero,e tlie'nleeling. As a aiilrtesy, (he hea/lng,c;a11 be viewed on Sr>edtum Channel 8, Frontier Channel 31 .,YooTube, Zoom, and/or,the City's webslle.
AHson Becker, AICP Community OevelojitJ,enl Olrecior
Easy Reader Inc/Redondo Beach News/December 4, 202S/H025-048
Page 82 of 324
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Aubrey
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8th Pl CoronaSt
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8th St
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1054
500' RADIUS MAP r1054 Aviation Blvd, Hermosa Beach, CA 90254
Page 83 of 324
Community Development Department
Planning Division Attn: JC
City of Hermosa Beach 1315 Valley Drive
Hermosa Beach, CA 90254
IMPORTANT PUBLIC NOTICE 1054 Aviation Boulevard, Hermosa Beach, CA 90254
Assessor Parcel Numbers: 4186-001-020
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on Tuesday, December 16, 2025, at 5:00 p.m. to consider the request described below.
A PRECISE DEVELOPMENT PLAN (PDP 25-01) FOR A NEW 6,487-SQUARE-FOOT MULTI-TENANT COMMERCIAL BUILDING WITH A HEIGHT OF 24 FEET AND 11 INCHES AND 25 PARKING SPACES, AT 1054 AVIATION
BOULEVARD, LOCATED WITHIN THE GENERAL COMMERCIAL ZONE (C-3). CEQA: THE PROJECT QUALIFIES FOR CLASS 3 CATEGORICAL EXEMPTION PER SECTION 15303 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, AICP, Community Development Director
Page 84 of 324
NOTICES MAILED: 475
CITY OF HERMOSA BEACH
AFFIDAVIT OF MAILING NOTICE
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF SAN CLEMENTE )
AFFIDAVIT OF MAILING OF NOTICE
I, Denise Kaspar, declare as follows:
That I am an employee or representative of Advanced Listing Services Inc; that a
copy of the Notice of Public Hearing for the City of Hermosa Beach in conjunction with the
above-referenced meeting, was mailed to each and every person set forth on the attached
list on December 3, 2025. A copy of said notice is attached.
Said notice was completed by placing a copy of said notice with postage prepaid
December 3, 2025 and depositing same in the outgoing mail at the Untied Postal Service
located at Laguna Niguel, CA.
I declare under the penalty of perjury that the foregoing is true and correct.
Executed on December 3, 2025 at Dana Point CA.
Printed: Denise Kaspar
SUBJECT:
4186-001-020
HODGYS TOY CHEST LLC
1054 AVIATION BLVD
HERMOSA BEACH CA 90254
Page 85 of 324
City of Hermosa Beach | Page 1 of 11
Meeting Date: December 16, 2025
Staff Report No. 25-CDD-183
Honorable Chair and Members of the Hermosa Beach Planning Commission
LOCATION: 901 HERMOSA AVENUE
A PRECISE DEVELOPMENT PLAN AND LOT LINE ADJUSTMENT TO REMODEL
AND ADD A THIRD STORY TO AN EXISTING COMMERCIAL BUILDING AT 901
HERMOSA AVENUE IN THE DOWNTOWN COMMERCIAL ZONE AND COASTAL
ZONE
CEQA: Determine the project is exempt from the California Environmental Quality Act.
(Contract Planner Kaneca Pompey)
Recommended Action:
Staff recommends the Planning Commission:
1. Determine the project is categorically exempt from the California Environmental
Quality Act (CEQA) pursuant to section 15301, class 1 and section 15305, class 5
of the CEQA guidelines.
2. Adopt a Resolution approving Precise Development Plan (PDP23-04) and Lot Line
Adjustment (LLA 23-03) to remodel and add to an existing two-story commercial
building that measures 12,012 square feet located at 901 Hermosa Avenue. The
lot line adjustment consolidates three existing parcels into a single lot, subject to
conditions of approval (Attachment 1), including approval of a Coastal
Development Permit by the California Coastal Commission.
Executive Summary:
This is a request for approval of a Precise Development Plan (PDP) and Lot Line
Adjustment (LLA) to remodel and add to an existing two-story commercial building that
measures 12,021 square feet. The project adds a third story with a height of 28 feet, 9.6
inches and reconfigures the existing building layout, resulting in a decrease of 194 square
feet of usable floor area for a remodeled multi-tenant commercial building located at 901
Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single
lot. The Planning Commission considered this request at its October 21, 2025 meeting
and continued the item to a date uncertain to give the applicant time to address questions
and concerns raised during the meeting. Staff recommends 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.
Page 86 of 324
City of Hermosa Beach | Page 2 of 11
Background:
The project site is an existing 8,177-square-foot corner lot located in the southwestern
portion of the City, between Ninth Street and Tenth Court and is adjacent to a walk-street.
The site is designated Community Commercial (CC) in the General Plan and is zoned
Downtown Commercial (C-3) (Attachment 2). The site is currently developed with a
12,021-square-foot two-story multi-tenant commercial building across three parcels. The
current development has no surface parking. The site was developed in 1928.
On October 21, 2025, the Planning Commission held a public hearing to consider the
current application, at which time project-specific questions from Planning
Commissioners remained unanswered (Attachment 6). To give the applicant and staff
time to address these questions and concerns raised, the Planning Commission
continued the item to a date uncertain.
Since that time, staff have met with the applicant several times, including conducting a
site visit. The applicant has provided revised plans (Attachment 3), 3D sectionals
(Attachment 4), and a structural engineer letter (Attachment 5), which clarify building
design.
Past Board, Commission, and Council Actions
Meeting Date Description
October 21, 2025
Planning Commission holds a public hearing for a remodel and
third story addition to an existing commercial building and
continues the matter to a date uncertain.
Site Information Table:
The following table describes the existing site characteristics:
Site Information
General Plan Community Commercial (CC)
Zoning General Commercial (C-2), Coastal Zone
Lot Size 8,177 square feet
Surrounding Zoning North: C-2
East: C-2
South: C-2 and R-2 (Two-Family Residential)
West: R-2
Surrounding Uses North: Residential
East: Restaurant
South: Restaurant and Residential
West: Residential
Page 87 of 324
City of Hermosa Beach | Page 3 of 11
Authorization: Pursuant to HBMC Section§ 17.58.020, Precise Development Plan review
is required for remodels of 1,500 square feet or more in any zone. Precise Development
Plans shall be decided upon by the Planning Commission. Additionally, pursuant to HBMC
Section 17.58.010 the purpose of Precise Development Plans is to ensure that new
development supports the goals and objectives of the General Plan and other adopted
plans and guidelines. The applicant proposes the interior and exterior remodel of a 12,012
square-foot two-story multi-tenant commercial building. Therefore, the project requires
the approval of a Precise Development Plan.
Project Description:
The proposed project would renovate the existing 12,012 square-foot, two-story, multi-
tenant building. The project would also include decommissioning approximately 1,340
square feet on the second floor and adding a 4,058 square-foot third story to the building
for office use. The project would result in the square footage of the building increasing by
793 square feet. A transformer would be located in a 172 square-foot enclosed space on
the first floor with access from a roll up door on 10th court. To comply with Southern
California Edison guidelines, a 160 square-foot area on the second floor above the
transformer will be clear and open. The property currently does not have a trash enclosure
on site. The proposed project would include a trash room and loading room on the first
floor both accessible from 10th Court. The project also includes a lot line adjustment to
merge the three parcels the existing building is developed over into one parcel.
Discussion:
At the October 21st meeting the Planning Commission indicated a need for additional
information on floor area of the existing and proposed building to better inform its
deliberation on the request.
Site/Floor plan:
The applicant has submitted revised project plans to reflect the accurate floor area. The
project proposes decreasing square footage on the first and second floors to
accommodate the third-story addition. The proposed project would decrease the 7,653
square-foot first floor to 5,980 square feet and decrease the 4,359 square-foot second
floor to 2,767 square feet. Overall, the project would also include decommissioning
approximately 1,340 square feet on the second floor and adding a 4,058 square-foot third
story to the building for office use. The project would result in the square footage of the
building increasing by 793 square feet. Staff recommend a special condition of approval
expressly prohibiting the use of this area without accounting for parking and would be
walled off to prevent use of the area. Additionally, the transformer would be located in a
172 square-foot enclosed space on the first floor with access from a roll-up door on 10th
Court. To comply with Southern California Edison guidelines, a 160 square-foot area on
the second floor above the transformer will be kept clear and open. The property currently
does not have a trash enclosure and incorporates a room for trash and recycling on the
north side of the building that will be accessible from 10th Court.
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City of Hermosa Beach | Page 4 of 11
October 21, 2025 Planning Commission Meeting:
The Planning Commission raised questions regarding the floor plans, and indicated
detailed assessment of the existing building floor area and new floor area was needed to
better inform its deliberation. The following provides a discussion of the existing floor area:
1) Clarification on the existing floor area on record and the existing floor area
the applicant has reported
The Planning Commission raised concerns regarding potential discrepancies in the
existing floor area reported by various sources.
Since the public hearing, staff conducted a site visit and reviewed past permits and plans.
Staff found inconsistencies between the second-floor square footage stated on the
previous plans and the square footage approved by the City. The previous second-floor
plan included movable floors and staircases, along with open areas as countable floor
area in error. The existing building floor area for the first and second floors has now been
revised to reflect a reduction in existing floor area from 14,021 square feet to 12,012
square feet. Figures 1 and 2 illustrate the corrected floor area; areas shaded in green,
yellow, and blue are usable and permitted areas that count towards the existing floor area
of the building. Areas shown in white were not counted towards the building floor area.
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City of Hermosa Beach | Page 5 of 11
Figure 1. Diagram of Existing First Floor
Figure 2. Diagram of Existing Second Floor
2) Countable Floor area Clarification
The Planning Commission requested clarification on which areas were included in the
floor area calculation and on the programming of the various spaces shown on the
proposed building plan.
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City of Hermosa Beach | Page 6 of 11
Pursuant to HBMC Section 174.44.010, the definition of gross floor area means the total
area occupied by a building or structure, excepting therefrom only the area of any inner
courts, exterior corridors, open balconies, open stairways, and designated garages. Such
total area shall be calculated by measuring along the outside dimensions of the exterior
surfaces of such building or the total of each floor level. Staff finds that certain utilitarian
spaces, such as mechanical/utility rooms, elevators, stairways, and loading/parking areas
should also be excluded, as these spaces do not contribute to the functional intensity of
the building. In Figures 3 through 5, areas that have not been counted toward floor area
appear in white.
Figure 3. Diagram of Proposed First Floor
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Figure 4. Diagram of Proposed Second Floor
Figure 5. Diagram of Proposed Third Floor
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City of Hermosa Beach | Page 8 of 11
3) Justification of the second-floor decommissioned area
The Planning Commission questioned the reasoning for the decommissioned area and
brought forward concerns that the area could be converted to usable space. The applicant
has provided a letter (Attachment 5) from their structural engineer from Labib Funk and
Associates justifying the need to keep the decommissioned area as it is structurally critical
for seismic transfer of lateral forces to the lateral force resisting system.
Parking/Loading
The property currently has no off-street parking. Pursuant to HBMC Section 17.44.015,
additions greater than ten (10) percent or 500 square feet, additional parking in
accordance with this Chapter shall be provided for any alteration which would change the
building square footage on site by more than ten (10) percent or 500 square feet,
whichever is greater. The existing commercial building is 12,012 square feet. The project
would include decommissioning approximately 1,340 square feet on the second floor and
adding a 4,058 square foot third story. After accounting for the uninhabitable and utilitarian
areas of the building, the proposed project would increase the square footage of the
building by 793 square feet or six and a half percent. Therefore, the proposed project
would not increase the usable square footage and would not require additional parking.
Landscaping
The project proposes a green roof and four raised gardens (see images below) on the
third floor to be utilized as a visual aesthetic for the enjoyment of future tenants. The
gardens would not be utilized or accessible by the tenants and is a visual amenity to the
office spaces. Staff have added a condition of approval requiring maintenance of the
gardens and green roof.
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City of Hermosa Beach | Page 9 of 11
Figure 6. Proposed raised gardens (Third Floor Cross-Section)
Findings:
Pursuant to Hermosa Beach Municipal Code Section 17.58.020, remodels of 1,500
square feet or more in any zone shall be subject to a Precise development Plan (PDP).
Pursuant to Hermosa Beach Municipal Code Section 17.58.040, all projects requiring a
Precise Development plan must make the following findings to approve the PDP.
1. The design, layout, and other physical features of the project comply with all other
applicable provisions of this Title and all other titles of the Hermosa Beach
Municipal Code;
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
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 third-floor gardens
are intended as visual
amenities; access to
the space is provided
for maintenance. The
planter beds are raised
and open to the sky.
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City of Hermosa Beach | Page 10 of 11
After reviewing the revised plans and additional information, staff still recommends that
the project meets the required findings for the approval of a Precise Development Plan
as detailed in the draft resolution (Attachment 1).
Additionally, Pursuant to the state Subdivision Map Act (California Government Code
Section 66412(d)), a tentative map, parcel map, or final map shall not be required as a
condition to the approval of a lot line adjustment between four or fewer existing adjoining
parcels, where the land taken from one parcel is added to an adjoining parcel, and where
a greater number of parcels than originally existed is not thereby created, if the lot line
adjustment is approved by the City.
Environmental Analysis:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
qualifies for a Class 1 categorical exemption, existing facilities as defined in section 15301
of the CEQA Guidelines, as it consists of internal and exterior modification of an existing
building. The proposed project also qualifies for a Class 5 categorical exemption, minor
alterations in land use limitations, as defined in Section 15305, as the project consists of
a minor lot line adjustment. Additionally, a historic resource assessment was prepared for
the project by Page & Turnbull in April 2024, and it was determined that the property is
not considered a historic resource for the purposes of CEQA.
Public Notification:
For the December 16, 2025, Planning Commission hearing, a total of 694 public hearing
notices were mailed to the applicant, occupants, and property owners of properties within
a 500-foot radius on December 2, 2025. A legal ad was published on December 4, 2025,
in the Daily Breeze, a newspaper of general circulation. Additionally, the applicant
received a notice poster to post on-site and provided proof of posting a minimum of ten
days in advance of the public hearing, in accordance with HBMC Section 17.68.050.
Public notification materials are included as Attachment 7. As of the writing of the report,
one public comment was received (Attachment 8).
Attachments:
1. Resolution 25-XX
2. Zoning Map
3. Revised Plans
4. 3D Sections and Views
5. Structural Engineer Letter
6. October 21, 2025 Planning Commission Staff Report and Attachments
7. Public Notification Package
8. Public Comment
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City of Hermosa Beach | Page 11 of 11
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
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CITY OF HERMOSA BEACH
RESOLUTION NO. 25-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE
DEVELOPMENT PLAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA
23-03) TO REMODEL AN EXISTING 12,012 SQUARE-FOOT TWO-STORY
COMMERCIAL BUILDING AND CONSOLIDATE THREE EXISTING
PARCELS INTO A SINGLE LOT AT 901 HERMOSA AVENUE, AND
DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT
TO SECTION 15301, CLASS 1 AND SECTION 15305, CLASS 5 OF THE
CEQA GUIDELINES.
The Planning Commission of the City of Hermosa Beach does hereby resolve, and
order as follows:
WHEREAS, on May 30, 2023, the applicant, Kyle Ransford, filed an application for
a Precise Development Plan and Lot Line Adjustment, to remodel and add to an existing
14,021 square-foot two-story commercial building (the “Project”) located at 901 Hermosa
Avenue (the “site”). The project proposes to add a third story to the exiting building,
increasing the building height to 28 feet 9.6 inches, and reconfigure the existing building
layout, resulting in a decrease of 194 square feet of usable floor area for a remodeled
multi-tenant commercial building. Additionally, the lot line adjustment will consolidate
three existing parcels at the project site into a single lot; and
WHEREAS, the Planning Commission, at its public meeting of October 21, 2025,
conducted a public hearing, and continued the item to a date uncertain to give the applicant
time to address questions and concerns raised during the meeting. At the October 21st
meeting the Planning Commission indicated a need for additional information on floor area
of the existing and proposed building to better inform its deliberation on the request. The
applicant has submitted revised project plans to reflect the accurate floor area of 12,012
square feet; and
WHEREAS, the Planning Commission, at its public meeting of December 16, 2025,
conducted a public hearing, and considered all testimony and evidence, both oral and
written, that was presented to the Planning Commission; and
WHEREAS, the proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in section 15301, Class 1, Existing Facilities as the
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project consists of internal and exterior modification of an existing building. The proposed
project also qualifies for a Class 5 categorical exemption, Minor Alterations in land use
limitations, as defined in section 15305, as the project consists of a minor lot line adjustment.
Additionally, a historic resource assessment was prepared for the project by Page & Turnbull
in July 2024 and determined that the property is not considered a historical resource for the
purposes of CEQA and will not cause a substantial adverse change in the significance of a
historical resource, as per CEQA Guidelines (14 CCR § 15064.5(a)), 901 Hermosa Avenue is
not currently listed in a local register of historic resources or in the California Register and
is not eligible for listing in the California Register, the property is not a historic resource for
the purposes of the CEQA. Moreover, none of the exceptions to the categorical exemption(s)
apply under section 15300.2. The project is not located in a particularly sensitive
environment such that its impact on the environment will be significant, and will not result
in a significant cumulative impact of successive projects of the same type in the same place
over time, or have a significant effect on the environment due to unusual circumstances.
The project will not damage a scenic highway or scenic resources within a state scenic
highway as no scenic state highway exist in the vicinity of the project, nor is the project
located on a hazardous waste site.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares the following pertaining to the
application for a Precise Development Plan (PDP 23-04), pursuant to section 17.58.040 of
the Hermosa Beach Municipal Code (“HBMC”):
1. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title [Title 17, Zoning] and all other titles of
the Hermosa Beach Municipal Code; The proposed project would renovate the
existing 12,012-square-foot two-story multi-tenant building and would include
decommissioning approximately 1,340 square feet on the second floor, adding a
4,058-square-foot third story to the building for office use, and would result in the
square footage of the building decreasing by 194 square feet. A transformer would
be located in a 172-square-foot enclosed space on the first floor with access from a
roll up door on 10th court. To comply with Southern California Edison guidelines, a
160-square-foot area on the second floor above the transformer will be clear and
open. The project has been reviewed for compliance, and the design, layout, and
physical features of the proposed development would comply with all applicable
provisions of the Municipal Code.
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2. The design, layout, and other physical features of the project are consistent
with the General Plan, and any applicable specific plan or design guidelines; The
subject property has a General Plan land use designation of Community Commercial.
The purpose of this designation is to provide opportunities and locations for uses
designed to serve the shopping, dining, and employment desires of the entire
community. The site is also located within the Downtown District character area. The
vision of this district is to enhance building form and orientation and maintain the
pedestrian realm along Pier Avenue while transforming the realm on Hermosa
Avenue. The Downtown District intended uses are services and activities associated
with the local beach culture to residents as well as visitors to the city. Additionally,
the Downtown character district areas specifies a desired character and building area
form that includes 1) “many of the unique buildings, streetscape features, and public
spaces are iconic or historic in nature, and new buildings should be carefully
integrated to retain the town’s eclectic charm,” and 2) “buildings should be two to
three stories in height, cover most or all of the parcel, and may abut neighboring
structures.” The General Plan states the maximum floor area ratio (F.A.R.) for a
community commercial land use designation is 1.25. The property is currently
nonconforming with a FAR of 1.7, and the proposed project would maintain this
nonconforming FAR.
The proposed project would revitalize the existing building and incorporate a more
modern aesthetic inclusive of a variety of materials to create interest and break
monotony. The large arched storefront windows on the first floor would be
maintained. The modern aesthetic would largely come into play in the new third floor
addition with the installation of numerous windows and the incorporation of
different materials. Additionally, staff proposes a condition of approval prohibiting
tinting and reflective glass. Therefore, the proposed project is consistent with the
General Plan.
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high-quality life for
residents
The proposed project will increase
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3. The design, layout, and other physical features of the project comply with any
design or development standards applicable to the Zone, unless waived or
modified pursuant to the provisions of this Title. The subject property has a
Zoning Designation of Downton Commercial (C-2). The proposed project would
renovate the existing 12,012-square-foot two-story multi-tenant building and would
include decommissioning approximately 1,340 square feet on the second floor,
adding a 4,058 square-foot third story to the building for office use, and would result
in the square footage of the building decreasing by 194 square feet. The
development proposes a contemporary architectural style and would utilize several
materials, such as metal paneling, aluminum and glass on the storefront, and
incorporate stucco, aluminum and glass curtain walls to break the monotony and
create visual interest. The proposed design will be compatible with buildings in the
surrounding area. Moreover, the project complies with all design development
standards of the C-2 Zone.
SECTION 2. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares the following pertaining to the
application for a Lot Line Adjustment (LLA 23-03) pursuant to the Subdivision Map Act,
California Government Code Section 66412(d):
Policy 1.3 Access to daily activities.
Strive to create sustainable development
patterns such that the majority of residents
are within walking distance to a variety of
neighborhood goods and services
Policy 1.7 Compatibility of Uses. Ensure
the placement of new uses does not create
or exacerbate nuisances between different
types of land uses.
access to services in the community
and contribute to more options for
residents to have access to daily
activities.
All future uses will be subject to
compliance with the permitted uses
of the C-2 zone per the city’s
municipal code.
Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and
resources are maintained or enhanced
Policy 5.7 Light pollution. Preserve
skyward nighttime views and lessen glare
by minimizing lighting levels along the
shoreline.
Nighttime views would be protected
by a condition of approval requiring all
exterior lighting to be downcast to
minimize light pollution.
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1. Pursuant to the state Subdivision Map Act (California Government Code Section
66412(d)), a tentative map, parcel map, or final map shall not be required as a condition
to the approval of a lot line adjustment between four or fewer existing adjoining parcels,
where the land taken from one parcel is added to an adjoining parcel, and where a
greater number of parcels than originally existed is not thereby created, if
the lot line adjustment is approved by the City.
2. The City must limit its review and approval to a determination of whether the parcels
resulting from the adjustment will conform to the local general plan, any applicable
specific plan, any applicable coastal plan, and zoning and building ordinances.
Conditions and exactions placed on approval must be limited to those necessary to
comply with the local general plan, any applicable specific plan, any applicable coastal
plan, and zoning and building ordinances, to require the prepayment of real property
taxes prior to the approval of the lot line adjustment, or to facilitate the relocation of
existing utilities, infrastructure, or easements. In addition, the City cannot require a
record of survey for a lot line adjustment unless otherwise required by law. The
proposed lot line adjustment consolidates three existing lots into a single 8,177-square-
foot lot (86 feet 2 inches wide by 95 feet) that is consistent with the General Plan, Zoning,
applicable Coastal Plan, and building regulations.
SECTION 3. Based on the foregoing, the Planning Commission hereby approves the
subject Lot Line Adjustment (LLA 23-03) located at 901 Hermosa Avenue. The lot line
adjustment consolidates three existing parcels into a single lot as set forth in Planning
Commission Resolution 25-XX, subject to the following Conditions of Approval:
General Conditions
1. 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.
2. 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
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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.
3. 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.
4. The property is located in the Coastal Zone. As such, California Coastal Commission
project approval is required prior to submittal of the building plan check. A verbatim
copy of the California Coastal Commission’s project approval along with any
conditions of approval shall be incorporated into the plan check set of plans.
Planning
5. Prepayment of all taxes as required California Government Code Section 66412 and
any fees required by the City shall be evidenced prior to recordation of the Certificate
of Compliance.
6. A Certificate of Compliance and legal descriptions in a form approved by the City and
compliant with the Subdivision Map Act shall be submitted consistent with the plans
approved by the Planning Commission, approved by the Community Development
Director and City Attorney, and recorded with the Office of the Los Angeles County
Recorder and evidence of recording shall be submitted to the Community
Development Department within one (1) year of this approval.
SECTION 4. Based on the foregoing, the Planning Commission hereby approves the
subject Precise Development Plan (PDP 23-04) to remodel and add to an existing 12, 012-
square-foot two-story commercial building located at 901 Hermosa Avenue, 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
October 21, 2025, in accordance with the conditions below. The Community
Development Director may approve minor modifications that do not otherwise
conflict with the HBMC or requirements of this approval.
2. The project shall fully comply with all requirements of the Downtown Commercial (C-
2) Zone as applicable of the Municipal Code, including but not limited to:
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a. Height, including all required roof-mounted equipment, shall fully comply
with the 30-foot height limit. Precise building height compliance shall be
reviewed at the time of the building plan review, to the satisfaction of the
Community Development Director.
b. Architectural treatments and accessory facilities shall be as shown on building
elevations, site, and floor plans.
3. The project shall comply with all requirements of the City of Hermosa Beach Building
Division, Public Works Department, Los Angeles County Fire Department, and the
HBMC.
4. This approval shall not be effective for any purposes until the permittee, Kyle Ransford,
and the owners of the property involved have filed at the office of the Planning
Division of the Community Development Department signed affidavits stating that
they are aware of, and agree to accept, all the conditions of this grant. The 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 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
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against the City because of this permit. Although the permittee is the real party in
interest in an action, the City may, at its sole discretion, participate at its own expense
in the defense of the action, but such participation shall not relieve the permittee of
any obligation under this condition.
9. Each of the above conditions is separately enforced, and if one of the conditions of
approval is found to be invalid by a court of law, all the other conditions shall remain
valid and enforceable.
Planning
10. All Conditions of Approval shall be printed verbatim on all plans submitted for plan
review to the Community Development Department. These conditions shall be
indexed on the cover sheet and referenced on the site plan.
11. The property is located in the Coastal Zone. As such, California Coastal Commission
project approval is required prior to submittal of the building plan check. A verbatim
copy of the California Coastal Commission’s project approval along with any
conditions of approval shall be incorporated into the plan check set of plans.
12. Floor Plans: The floor plans shall be maintained and used in accordance with the floor
plans incorporated as Exhibit A of this Resolution. Any revision to the floor plan
configuration shall be reviewed and approved by the Planning Commission. Minor
changes that do not materially change the project may be approved by the
Community Development Director.
13. Landscaping: All landscaped areas shall maintained and shall be strictly prohibited
from use without approval of a modification to the approved Precise Development
Plan by the Planning Commission.
14. 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.
15. 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).
16. Lighting: Outdoor lighting and lighting for signs associated with commercial uses
designed so as not to adversely impact residences. No flashing, blinking, or high-
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intensity lighting. Adequate lighting to illuminate parking areas and corridors to
access parking and public sidewalk. Lighting for signs may only be illuminated during
business hours.
17. 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.
18. Signs: Signs shall be limited to the commercial space frontage pursuant to the
requirements of HBMC Chapter 17.50, Signs.
19. 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.
20. Use of the second-floor decommissioned area shall be strictly prohibited from use.
21. At the time of plan check approval, the applicant shall submit a building permit. The
applicant shall remit a construction plan, which shall include a plan for how it will
maintain\the existing perimeter walls throughout the various construction phases.
22. Window Treatments. Reflective window tints shall be prohibited on all windows. The
ground floor street-facing windows shall provide a minimum visible light transparency
transmittance level of 50 percent.
23. 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
Page 105 of 324
P a g e 10 of 13
means to prevent spillage and dust.
· All dirt/soil materials transported off-site shall be required to cover their loads
as required by California Vehicle Code Section 23114 to prevent excessive amount
of dust.
· General contractors shall maintain and operate construction equipment to
minimize exhaust emissions.
· Trucks having no current hauling activity shall not idle but shall be turned off.
24. 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.
25. The project shall comply with South Coast Air Quality Management District Rule 1113,
limiting the volatile organic compound content of architectural coatings.
26. Construction projects within the city shall install odor-reducing equipment in
accordance with South Coast Air Quality Management District Rule 1138.
27. 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.
28. As a standard condition of approval for future development projects implemented
under PLAN Hermosa that involve ground disturbance or excavation:
· For any project where earthmoving or ground disturbance activities are
proposed at depths that encounter older Quaternary terrace deposits, a qualified
paleontologist shall be present during excavation or earthmoving activities.
· If paleontological resources are discovered during earthmoving activities, the
construction crew shall immediately cease work in the vicinity of the find and
notify the City. The project applicant(s) shall retain a qualified paleontologist to
evaluate the resource and prepare a recovery plan in accordance with Society of
Vertebrate Paleontology guidelines (1996). The recovery plan may include, but is
not limited to, a field survey, construction monitoring, sampling and data recovery
procedures, museum storage coordination for any specimen recovered, and a
report of findings. Recommendations in the recovery plan that are determined by
the lead agency to be necessary and feasible shall be implemented before
construction activities can resume at the site where the paleontological resources
were discovered.
Page 106 of 324
P a g e 11 of 13
Building
29. The previously provided LFA Report dated 10/8/24 states that the existing wall will not
be entirely abandoned and that alterations will be made to mitigate structural
deficiencies. Structural plans have not yet been reviewed to determine the extent of
this work and how it may encroach into the PROW. No new walls or foundation
footings (including underpinning) will be allowed within the public right-of-way
without the approval of Public Works.
30. Must reference all gross square footage on page G-202, to include square footage
that is being designated and labeled as “deactivated space”.
31. Must clarify access areas on page G-202/G-203/G-204: a. It appears that the access
path to the proposed electrical room is less than 3 feet. b. The South egress path and
door swing appear to swing out onto the encroachment area, subject to the approval
of Public Works. c. The doors on the North side of the building for the proposed fire
room and trash room appear to swing into the public right of way, subject to the
approval of Public Works.
32. Must acquire approval from Public Works if the existing wall encroaching on the Public
Way is to be maintained in that location.
33. Referencing page AD-111: Any work that exceeds 50% demolition of the existing
framing will be considered new and is subject to the development and building
standards of a new building.
The following items will require plan review and approval, prior to permit issuance:
34. Pedestrian and adjacent property protection plans will be required for review and
approval.
35. Submit all Architectural, Geotechnical Reports, LID, Site Drainage, Energy
Sheets/Calculations, and Structural Plans for plan review and approval and acquire all
required permits.
36. Submittal and plan approval required to LA County Fire Land Development Unit for
the site plans and floor plans
37. Submittal and plan approval required to LA County Fire for Fire Sprinklers and Fire
Alarm Systems.
Public Works
38. No new walls or foundation footing will be allowed to be constructed on or over the
Page 107 of 324
P a g e 12 of 13
public right-of-way.
39. A Residential Encroachment permit is required for non-confirming structures located
over or within the public right-of-way.
The following conditions of approval shall be satisfied, subject to the satisfaction of the
Public Works Director or designee.
40. Prior to issuance of a Building Permit, an approved civil engineering plans prepared
by a licensed civil engineer, and approved by Public Works, addressing grading,
undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements,
on-site and off-site drainage (no sheet flow permitted), installation of utility laterals,
and all other improvements necessary to comply with the Municipal Code and Public
Works specifications, shall be filed with the CD Department.
41. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and
storm drain main lines on the street.
42. 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.
43. Sewer manhole rim/lid elevations must be submitted prior to grading and plan check.
44. 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.
45. 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 5. Pursuant to the Code of Civil Procedure Section 1094.6, any legal
challenge to the decision of the Planning Commission, after exhaustion of any available
administrative remedies, must be made within 90 days after the final decision by the City
Council. The Hermosa Beach City Council may on its own initiative review all actions of the
Planning Commission. If the City Council does not initiate review of this decision as set
forth in Hermosa Beach Municipal Code Section 2.52.040, this decision will become final.
PASSED, APPROVED, and ADOPTED on the 16th of December, 2025.
Page 108 of 324
P a g e 13 of 13
______________________________________________________________________________
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 December 16, 2025.
Kate Hirsh, Chair Alison Becker, Secretary
Date
Page 109 of 324
Palm
DrManhattan AveBeach D
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9th
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Hermosa AveBeach D
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C
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t Monterey B
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Bayview
DrProject Zoning Map Planning CommissionDecember 16, 2025
Description
901 Hermosa Avenue
APN: 4187-003-028
Zone: C-2 Downtown Commercial
Precise Development Plan
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
500' Notification Radius
Page 110 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 17 OF 141
G-101
COVER SHEET
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
ENTRY
101
DIMENSION TO FACE
DIMENSION TO CENTERLINE
REVISION NUMBER
NEW ELEVATION
BUILDING SECTION
WALL SECTION
DETAIL
INTERIOR ELEVATION - MULTIPLE WALLS
GRIDLINE TO FACE OF STRUCTURE
EXISTING ELEVATION
CONTROL POINT / DATUM
ALIGN
FINISH DESIGNATION
EQUIPMENT MARK
PLUMBING FIXTURES
NEW WALL
EXISTING WALL
INTERIOR ELEVATION - 1 WALL
EXTERIOR ELEVATION
ROOM NAME
ROOM NUMBER
WALL TYPE
WINDOW MARK
DIRECTION OF SLOPE TO DRAIN
DOOR MARK
DASHED LINES INDICATE HIDDEN,
OVERHEAD OR ITEMS TO BE REMOVED
PROPERTY LINE
BUILDING FLOOR OR ELEVATION
SOLID LINE
BREAK LINE - MATERIAL TO CONTINUE
EXHAUST FAN
GRIDLINE ON CENTER OF COLUMN
FIRE SPRINKLER
SMOKE DETECTOR
KEYNOTE
DIMMER/VACANCY SENSOR
WALK STREET
SETBACK
100
A
1001
SD
WS
SB
SP
PL-01
PT-01
APP-01
1
COVER SHEET & GENERAL INFO
DIAGRAMS
SURVEY - MAPPING
DEMOLITION SITE
DEMOLITION PLANS
CIVIL
G-101
G-102
G-201
G-202
G-203
G-204
V-101
AD-101
AD-111
AD-112
AD-113
C-000
C-100
C-210
C-300
C-400
COVER SHEET
GENERAL NOTES
SITE PHOTOS
CURRENT VS PROPOSED SQ FT
CODE REPORT
CODE PLANS & SECTIONS
SURVEY PLAN
DEMOLITION SITE PLAN
DEMOLITION 1st FLOOR PLAN
DEMOLITION 2nd FLOOR PLAN
DEMOLITION ROOF PLAN
TITLE SHEET
EROSION CONTROL PLAN
GRADING AND DRAINAGE PLAN
LOW IMPACT DEVELOPMENT PLAN
UTILITY PLAN
SITE PLANS
FLOOR PLANS
ELEVATIONS
SECTIONS
ENLARGED PLANS
ASSEMBLY DETAILS
SCHEDULES
A-101
A-111
A-112
A-113
A-114
A-115
A-201
A-202
A-203
A-204
A-301
A-302
A-303
A-401
A-402
A-403
A-404
A-405
A-501
A-502
A-601
A-602
A-603
SITE PLAN
FOUNDATION PLAN
1st FLOOR PLAN
2nd FLOOR PLAN
3rd FLOOR PLAN
ROOF PLAN
EXISTING ELEVATIONS
EXISTING ELEVATIONS
PROPOSED ELEVATIONS
PROPOSED ELEVATIONS
BUILDING SECTIONS
BUILDING SECTION
WALL SECTIONS
STAIR 01 PLAN & SECTION
STAIR 02 PLAN & SECTION
STAIR 03 & ELEVATOR 02 PLAN & SECTION
ENLARGED BATHROOM PLANS & ELEVATIONS
ENLARGED KITCHEN PLANS & ELEVATIONS
DETAILS - WALL ASSEMBLIES
DETAILS - FLOOR / ROOF / CEILING ASSEMBLIES
FINISH SCHEDULE & MATERIAL LEGEND
DOOR + WINDOW SCHEDULES
CURTAIN WALL SCHEDULE
PROJECT INFORMATION PROJECT DIRECTORY ABBREVIATIONS
RELEVANT CODESDEFERRED SUBMITTALS
FIRE SPRINKLER NOTE
SYMBOLS
VICINITY MAP
OTHER
SHEET INDEX
PROJECT ADDRESS
901 HERMOSA
LEGAL DESCRIPTION
LOT 25, 26 AND 27, BLOCK 10. HERMOSA BEACH, M.B. 1-25-26
APN#
4187-003-028
ZONE
C2 (DOWNTOWN COMMERCIAL ZONE)
LOT AREA (NET)
8,180 SF
OCCUPANCY GROUP
MERCANTILE OFFICE & STORAGE
CONSTRUCTION TYPE
TYPE V
NO. OF STORIES
THREE STORIES
FIRE SPRINKLERS
SPRINKLERS THROUGHOUT
PARKING
N/A
SCOPE OF WORK
MAJOR REMODEL OF EXISTING TWO-STORY COMMERCIAL
STRUCTURE. PROPOSED WORK INCLUDES:
REMOVE EXISTING EXTERIOR WALL FINISH AND INSTALL
NEW FINISH OVER SUBSTRATE
REMOVE EXISTING EXTERIOR DOORS AND REPLACE WITH
NEW
REMOVE EXISTING EXTERIOR WINDOWS AND REPLACE
WITH NEW
RECONFIGURE EXISTING INTERIOR SPACES PER PLANS. GC
TO REMOVE DRYWALL AT ALL SURFACES AS NEEDED TO
ACCOMMODATE REMODEL.
EXISTING INTERIOR AND EXTERIOR LIGHTING TO BE
REMOVED AND REPLACED
EXISTING MECHANICAL EQUIPMENT AND DUCTWORK TO BE
REMOVED AND REPLACED
EXISTING ROOF AND ROOF DRAINAGE TO BE RENEWED. GC
TO APPLY NEW FINISH TO EXISTING ROOF
EXISTING FLOOR AND WALL FINISHES TO BE REMOVED
THROUGHOUT
EXISTING LOW VOLTAGE AND A/V SYSTEMS TO BE REMOVED
AND REPLACED WITH NEW
EXISTING PLUMBING FIXTURES TO BE REMOVED AND
REPLACED WITH NEW. GC TO REWORK EXISTING PIPING AS
NEEDED FOR NEW CONFIGURATION
EXISTING HARDSCAPE, SOFTSCAPE, AND PLANTERS TO BE
REMOVED. GC TO INSTALL NEW HARDSCAPE, SOFTSCAPE,
AND PLANTERS PER PLANS
REWORK EXISTING DRAINAGE AS NEEDED
2022 CALIFORNIA BUILDING CODE, 2022
CALIFORNIA GREEN BUILDING STANDARDS CODE,
2022 CMC, 2022 CEC, 2022 CPC, 2022 CRC
CLIENT
KYLE RANSFORD
901 HERMOSA PARTNERS LLC
2301 ROSECRANS AVENUE, SUITE 4130 EL SEGUNDO CA
90254 USA
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE HERMOSA BEACH CA 90254
ANTHONY@LANEY.LA
(310) 870-7175
SURVEYOR
DENN ENGINEERS
3914 DEL AMO BLVD, SUITE 921, TORRANCE, CA, 90503
(310) 542-9491
STRUCTURE + CIVIL
LABIB FUNK + ASSOCIATES
319 MAIN STREET, EL SEGUNDO, CA 90245
(213) 239-9700
GEO-TECHNICAL ENGINEER
NORCAL ENGINEERING
10641 HUMBOLT STREET, LOS ALAMITOS, CA 90720
(526) 799-9469
MEP
NATIONAL ENGINEERING & CONSULTING, INC
30 THOMAS I, IRVINE, CA 92618
(714) 495-8004
@ AT
A.F.F. ABOVE FINISH FLOOR
AFG ABOVE FINISH GRADE
ACOUS ACOUSTICAL
ADJ ADJUSTABLE
ALUM ALUMINUM
ANCH ANCHOR
APPROX APPROXIMATELY
ATTEN ATTENUATION
BD BOARD
BLDG BUILDING
BLK BLOCK
BM BEAM
B.O. BOTTOM OF
(C) COMPACT PARKING STALL
CA CLEAR ANODIZED
CAB CABINET
CER CERAMIC
CJ CONTROL JOINT
CL CLOSET
C.L. CENTER LINE
CLG CEILING
CLR CLEAR
CMU CONCRETE MASONRY UNIT
COL COLUMN
CONC CONCRETE
CONST CONSTRUCTION
CONT CONTINUOUS
DBL DOUBLE
DTL DETAIL
DIA DIAMETER
DIAG DIAGONAL
DIM DIMENSION
DN DOWN
DS DOWNSPOUT
DWG DRAWING
EA EACH
EL ELEVATION
ELECT ELECTRICAL
EQ EQUAL
EQUIP EQUIPMENT
(E) EXISTING
EP ELECTRIC PANEL
EXT EXTERIOR
FD FLOOR DRAIN
FIN. FINISH
F.F.E. FINISH FLOOR ELEVATION
FLR FLOOR
FLUOR FLUORESCENT
F.O. FACE OF
FT FOOT
FTG FOOTING
FV FIELD VERIFY
GA GAUGE
GI GALVANIZED IRON
GALV GALVANIZED
GL GLASS
GYP BD GYPSUM BOARD
HD HEAD
HDWD HARDWOOD
HORIZ HORIZONTAL
HT HEIGHT
ID INSIDE DIAMETER
IN INCH
INSUL INSULATION
INT INTERIOR
LAM LAMINATE
LAV LAVATORY
LT FXT LIGHT FIXTURE
MAX MAXIMUM
MEMB MEMBRANE
MECH MECHANICAL
MTL METAL
MIN MINIMUM
(N) NEW
NIC NOT IN CONTRACT
OC ON CENTER
OD OUTSIDE DIAMETER
P.C. PROPERTY CORNER
P.L. PROPERTY LINE
PLT PLATE
PLAS PLASTER
PLWD PLYWOOD
R RISERS
RD ROOF DRAIN
R.O. ROUGH OPENING
RAD RADIUS
RDL ROOF DRAIN LEADER
REC RECESSED
REINF REINFORCED
REQ'D REQUIRED
RES RESISTANT
RESIL RESILIENT
RET RETAINING
REV. REVERSE
RM ROOM
S.S. STAINLESS STEEL
SV SHEET VINYL
SCHED SCHEDULE
SECT SECTION
SAM SELF ADHERING MEMBRANE
SFR SINGLE FAMILY RESIDENCE
SHT SHEET
SIM SIMILAR
SPEC SQUARE
STD STANDARD
STL STEEL
STRUCT STRUCTURAL
SUSP SUSPENDED
T TREADS
T&B TOP AND BOTTOM
T&G TONGUE AND GROOVE
T.O. TOP OF
T.O.C. TOP OF CONCRETE
TOP TOPPING
TELE TELEPHONE
TEMP TEMPERED
T.S. TUBE STEEL
TYP TYPICAL
UNO UNLESS NOTED OTHERWISE
URM UNREINFORCED MASONRY
VCT VINYL COMPOSITION TILE
W/ WITH
WC WATER CLOSET
WF WIDE FLANGE
WP WATERPROOF
WD WOOD
WRB WEATHER RESISTANT BARRIER
± PLUS OR MINUS
# NUMBER
- ANY EXISTING FIRE SPRINKLER OR FIRE ALARM SYSTEMS
MUST SUBMIT FOR SEPARATE PLAN REVIEW.
- FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN
CHECK PERMIT.
- PROPERTY ADDRESS(S) MUST BE PERMANENTLY AFFIXED
TO BUILDING IN ACCORDANCE WITH MBFC 505.1 PRIOR TO
FINAL FIRE INSPECTION. [MBMC 3.16.20].
- AUTOMATIC COMMERCIAL FIRE SPRINKLER SYSTEM SHALL
BE INSTALLED IN THE BUILDING AND IN OTHER AREAS AS
REQUIRED BY THE FIRE CODE OFFICIAL.
- AUTOMATIC COMMERCIAL FIRE SPRINKLERS SHALL
COMPLY WITH THE HERMOSA BEACH FIRE DEPARTMENT
MINIMUM REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER
SYSTEMS.
- HORN/STROBE ALARM DEVICES SHALL BE PLACED ON THE
ADDRESS SIDE OF THE BUILDING UNLESS OTHERWISE
SPECIFIED BY FIRE DEPARTMENT PERSONNEL.
- ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES
SHALL BE INSTALLED WITH SOUND DEADENING MATERIALS
TO PREVENT THE TRANSFER OF NOISE.
- ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK
WOOL OR EQUIVALENT SOUND-DEADENING MATERIALS TO
PREVENT THE TRANSFER OF NOISE.
- NO PLUMBING VENTS OR SIMILAR EQUIPMENT SHALL BE
PLACED BACK TO BACK BETWEEN SEPARATE DWELLING
UNITS.
• FIRE SPRINKLERS AND ALARMS
A) DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT
ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED
PRIOR TO SUBMITTAL FOR PLAN REVIEW. THE ENGINEER OF
RECORD FOR THE BUILDING PROJECT SHALL PROVIDE A
NOTE ON THE DEFERRED PLANS OR A SHOP DRAWING
APPROVAL STAMP STATING THAT THE PLANS ARE IN
GENERAL CONFORMANCE WITH THE DESIGN OF THE
BUILDINGS. (CBC 106.3.4.2)
AN AUTOMATIC COMMERCIAL FIRE SPRINKLER SYSTEM
SHALL BE INSTALLED IN THE BUILDING AND IN OTHER
AREAS AS REQUIRED BY THE FIRE CODE OFFICIAL.
AUTOMATIC COMMERCIAL FIRE SPRINKLERS SHALL COMPLY
WITH THE HERMOSA BEACH FIRE DEPARTMENT MINIMUM
REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER SYSTEMS.
FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN
CHECK AND PERMIT [R313 CRC, 903.2.8.2 CFC AS AMENDED
BY MBMC 3.16.020]
Page 111 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 18 OF 141
G-102
GENERAL NOTES
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
GENERAL CONSTR.
HERMOSA BCH CITY BEST MANAGEMENT
PRACTICES
BUILDING & SAFETY PUBLIC WORKS
CITY OF HERMOSA BEACH
PLANNING
A) CONSTRUCTION DOCUMENTS: THE CONTRACTOR SHALL BE RESPONSIBLE FOR READING AND
COMPLYING WILL ALL NOTES INCLUDED IN THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL
BRING ANY AND ALL DISCREPANCIES OR CONFLICTS TO THE ATTENTION OF THE ARCHITECT. THE
CONTRACTOR SHALL THOROUGHLY REVIEW THE CONSTRUCTION DRAWINGS, SPECIFICATIONS,
ADDENDUMS, AND ANY REVISIONS ISSUED AND SHALL REPORT ANY DISCREPANCIES TO THE
ARCHITECT FOR WRITTEN CLARIFICATION.
B) CONSTRUCTION DOCUMENTS; THE CONSTRUCTION DRAWINGS AND SPECIFICATIONS ARE
REPRESENTATIONAL OF THE FINISHED STRUCTURE AND DO NOT INDICATE THE MEANS + METHODS
OF CONSTRUCTION, TECHNIQUES, SEQUENCING, OR PROCEDURES REQUIRED FOR CONSTRUCTION.
C) APPROVED DRAWING SET: THE CONTRACTOR SHALL KEEP AND MAINTAIN THE CITY APPROVED
RECORD SET OF DRAWINGS AT THE JOB SITE AT ALL TIMES. THE CONTRACTOR SHALL KEEP THE SET
CURRENT WITH ANY APPROVED REVISIONS OR ADDENDA.
D)MINIMUM STANDARDS OF WORK: IF ANY CONFLICT EXISTS IN QUALITY OF WORK OR CODE
REQUIREMENTS, THE HIGHER QUALITY AND MORE RESTRICTIVE SHALL APPLY.
E)NOT IN SCOPE: WORK INDICATED ON THE DRAWINGS OR IN THE SPECIFICATIONS AS N.I.C. OR
BY SEPARATE CONTRACTORS, IS NOT INCLUDED WITHIN THE CONTRACT OR CONSTRUCTION
DOCUMENTS FOR THE PROJECT. CONTRACTOR SHALL COOPERATE FULLY WITH ALL SEPARATE
CONTRACTORS CONTRACTED WITH THE OWNER.
F) CODE COMPLIANCE: THE WORK SHALL BE COMPLIANT WITH ALL APPLICABLE CODE,
ORDINANCES, AND REGULATIONS LISTED IN THE CONSTRUCTION DOCUMENTS AND AS REQUIRED BY
THE LOCAL AUTHORITY HAVING JURISDICTION.
G) OSHA COMPLIANCE: WORK SHALL COMPLY WITH PERTINENT HEALTH AND SAFETY
REGULATIONS FOR REQUIRED METHODS TO PROTECT ALL PERSONS INVOLVED WITH THE WORK OR
VISITING THE SITE DURING THE CONSTRUCTION PERIOD.
H) SITE MEASUREMENTS: CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALLDIMENSIONS IN THE FIELD PRIOR TO STARTING ANY WORK. THE CONTRACTOR SHALL REPORT ANY
DISCREPANCIES BETWEEN FIELD CONDITIONS AND THE DRAWINGS TO THE ARCHITECT PRIOR TO
CONTINUING WORK.
I) DIMENSIONS: THE CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY CONFLICTING
DIMENSIONS BETWEEN ARCHITECTURAL + ENGINEERING DRAWINGS. THE CONTRACTOR SHALL NOT
SCALE ANY DIMENSIONS OFF OF THE DRAWINGS.
J) DETAILS: DETAILS PROVIDED WITHIN THE CONSTRUCTION DOCUMENTS ARE INTENDED TO
SHOW THE INTENT OF THE DESIGN. MINOR MODIFICATIONS MAY BE REQUIRED PER FIELD
CONDITIONS. CONTRACTOR TO NOTIFY ARCHITECT OF SUCH REVISIONS.
K) SUBSTITUTIONS: NO SUBSTITUTIONS ARE ALLOWED UNLESS SPECIFICATIONS ARE
SUBMITTED TO AND APPROVED BY THE OWNER AND ARCHITECT.
L)CONTRACT DEVIATIONS: ANY VALUE ENGINEERING OR SUBSTITUTION OF REQUIREMENTS
NOTED IN THE CONTRACT DOCUMENTS TAKEN WITHOUT WRITTEN CONSENT FROM THE ARCHITECT,SHALL RELEASE THE ARCHITECT FROM ANY AND ALL LIABILITY FOR THAT PORTION OF THE PROJECT.
M) COORDINATION WITH CONTRACTORS/CONSULTANTS: THE CONTRACTOR SHALL COORDINATE
THEIR WORK WITH ALL OTHER TRADES, CONSULTANTS, AND SUB-CONTRACTORS WORKING ON THE
PROJECT WHETHER UNDER CONTRACT OF THE CONTRACTOR OR OWNER.
N) DIMENSIONS: ALL DIMENSIONS ARE TO FACE OF STUD (F.O.S.) UNLESS NOTED OTHERWISE.
CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DIMENSIONAL CONFLICTS WITHIN THE CONTRACT
DOCUMENTS.
O) SITE ACCESS: THE CONTRACTOR SHALL GIVE THE CLIENT, ARCHITECT, CONSULTANTS, AND
INSPECTORS ACCESS TO THE JOB SITE DURING NORMAL BUSINESS HOURS FOR THE DURATION OF
CONSTRUCTION.
P) SITE OBSERVATION: ANY SITE OBSERVATION BY THE ARCHITECT DURING CONSTRUCTION IS
FOR THE SOLE PURPOSE OF REVIEWING THE WORK FOR COMPLIANCE WITH THE CONTRACT
DOCUMENTS. THE ARCHITECT IS NOT RESPONSIBLE FOR INSPECTION OF PROTECTIVE MEASURE ORTHE CONSTRUCTION PROCEDURES OR FOR GUARANTEEING THE CONTRACTOR'S WORK.
Q) DAMAGES: CONTRACTOR TO PROTECT ALL AREAS ADJACENT TO CONSTRUCTION AREAS
FROM DAMAGE CAUSED BY MOVEMENT OF MATERIALS OR DUST. ALL DAMAGE INCURRED SHALL BE
REPAIRED AT THE CONTRACTOR'S EXPENSE.
R) SITE EGRESS: ALL EXIT DOORS, EXIT ACCESS, AND CORRIDORS SHALL REMAIN
UNOBSTRUCTED AT ALL TIMES. MATERIALS SHALL NOT BE STORED OR STOCKPILED IN A MANNER
WHICH BLOCKS EGRESS OF CREATES AN UNSAFE CONDITION.
S) SITE CLEANLINESS: CONTRACTOR SHALL MAINTAIN A CLEAN JOB SITE FREE OF TRASK AND
DEBRIS. WORK AREAS SHALL BE MAINTAINED IN A BROOM CLEAN CONDITIONS AT THE END OF EACH
WORK DAY/SHIFT.
T) STORING + DISPOSING OF MATERIALS: ALL CONSTRUCTION WORK INCLUDING MATERIALS OF
CONSTRUCTION AND PROCEDURES FOR STORING, DISPOSING OF, AND INSTALLING MATERIALS
SHALL CONFORM TO THE LATEST ADOPTED CODES OF THE LOCAL AUTHORITY HAVING JURISDICTION.
U) ROUGH UTILITIES: CONTRACTOR SHALL FURNISH AND INSTALL ROUGH PLUMBING AND
ELECTRICAL AND FINAL HOOK-UP FOR ALL SPECIFIED FIXTURES, APPLIANCES, AND EQUIPMENT.
V) ACCESS PANELS: CONTRACTOR SHALL INCLUDE IN THE BASE BID ALL ACCESS PANELS
REQUIRED IN CEILINGS, WALLS, OR FLOORS FOR ACCESS TO ALL EQUIPMENT AS REQUIRED PER
APPLICABLE CODE.
W) EQUIPMENT STANDARDS: ALL ELECTRICAL, MECHANICAL AND PLUMPING FIXTURES/
EQUIPMENT SHOULD BE LISTED AND LABELED BY AN APPROVED TESTING AGENCY.
X) SUBMITTALS: THE CONTRACTOR SHALL SUBMIT TO THE ARCHITECT SUBMITTALS FOR REVIEW
DURING CONSTRUCTION PRIOR TO COMMENCEMENT OF SPECIFIC WORK. SUBMITTALS INCLUDE,
BUT ARE NOT LIMITED TO, MATERIAL DATA SHEETS, PHYSICAL SAMPLES, AND SHOP DRAWINGS AND
SHALL BE SUPPLIED TO THE ARCHITECT AS REQUESTED.
A) BACK FLOW DEVICES: ALL LANDSCAPE IRRIGATION BACK FLOW DEVICES MUST MEET
CURRENT CITY REQUIREMENTS FOR PROPER INSTALLATION.
B) WASTE REMOVAL: NO DISCHARGE OF CONSTRUCTION WASTEWATER, BUILDING MATERIALS,
DEBRIS, OR SEDIMENT FROM THE SITE IS PERMITTED. NO REFUSE OF ANY KIND GENERATED ON A
CONSTRUCTION SITE MAY BE DEPOSITED IN RESIDENTIAL, COMMERCIAL, OR PUBLIC REFUSE
CONTAINERS AT ANY TIME. THE UTILIZATION OF WEEKLY REFUSE COLLECTION SERVICE BY THE
CITY'S HAULER FOR ANY REFUSE GENERATED AT THE CONSTRUCTION SITE IS STRICTLY PROHIBITED.
FULL DOCUMENTATION OF ALL MATERIALS/TRASK LANDFILLED AND RECYCLED MUST BE SUBMITTED
TO THE PERMITS DIVISION IN COMPLIANCE OF THE CITY'S CONSTRUCTION AND DEMOLITION
RECYCLING ORDINANCE.
C) SEWER CLEANOUT: A PROPERTY LINE CLEANOUT MUST BE INSTALLED ON A 6 DEGREE
SANITARY SEWER LATERAL. IF THERE IS NO 6 DEGREE LATERAL, THEN A NEW ONE MUST BE
INSTALLED WITHIN THE PROPERTY LINES. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR TYPICALCONSTRUCTION DETAILS.
D) BACKWATER VALVE: A BACKWATER VALVE IS REQUIRED ON THE SANITARY SEWER LATERAL IF
THE DISCHARGES FROM FIXTURES WITH FLOOD LEVEL RIMS ARE LOCATED BELOW THE NEXT
UPSTREAM MANHOLE COVER OF THE PUBLIC SEWER. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR
TYPICAL CONSTRUCTION DETAILS.
E) EXISTING SEWER LATERAL: IF AN EXISTING SEWER LATERAL IS USED, IT MUST BE TELEVISED
TO VERIFY ITS STRUCTURAL INTEGRITY. THE TAPE MUST BE MADE AVAILABLE FOR REVIEW BY THE
PUBLIC WORKS DEPARTMENT. THE LOCAL PUBLIC WORKS DEPARTMENT WILL REVIEW THE TAPE AND
DETERMINE AT THAT TIME IF THE SANITARY LATERAL NEEDS REPAIRING, REPLACING, OR THAT IT IS
STRUCTURALLY SOUND AND CAN BE USED IN ITS PRESENT CONDITION.
F) UNUSED LATERALS: ANY UNUSED WATER OR SANITARY SEWER LATERALS MUST BE
ABANDONED AT THE CITY MAIN.
G) PROTECTION OF PROPERTY: IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROTECTALL THE STREET SIGNS, STREET LAMPS/LIGHTS, PARKING METERS, AND/OR TREES AROUND THE
PROPERTY. IF THEY ARE DAMAGED, LOST OR REMOVED, IT IS THE RESPONSIBILITY OF THE
CONTRACTOR TO REPLACE THEM AT THE CONTRACTOR'S EXPENSE. THE CONTRACTOR IS ALSO
RESPONSIBLE FOR ANY STREET MARKINGS THAT ARE DAMAGED OR REMOVED BY THE
CONTRACTOR'S OPERATIONS. CONTACT THE PUBLIC WORKS INSPECTOR FOR SIGN SPECIFICATION
AND SUPPLIERS.
H) WATER METERS: WATER METERS MUST REMAIN ACCESSIBLE FOR METER READERS DURING
CONSTRUCTION. WATER METERS SHALL BE PLACED NEAR THE PROPERTY LINE AND OUT OF THE
DRIVEWAY APPROACH WHENEVER POSSIBLE. THE WATER METER BOX MUST BE PURCHASED FROM
THE CITY AND MUST HAVE A TRAFFIC RATED LID IF THE BOX IS LOCATED IN THE DRIVEWAY.
I) PARKWAY TREES: IF ANY PARKWAY TREES ARE REMOVED, THEY MUST BE REPLACED WITH
TREES SELECTED FROM THE CITY'S APPROVED PARKWAY TREE LIST AND PLANTED IN ROOT BARRIER
BOXES.
J) BEST MANAGEMENT PRACTICES: EROSION AND SEDIMENT CONTROL DEVICES BMP'S (BESTMANAGEMENT PRACTICES) MUST BE IMPLEMENTED AROUND THE CONSTRUCTION SITE TO PREVENT
DISCHARGE TO THE STREET AND ADJACENT PROPERTIES. CONTROL MEASURES MUST ALSO BE
TAKEN TO PREVENT STREET SURFACE WATER FROM ENTERING THE SITE.
K) DRAIN LINES: ALL DRAIN LINES INSTALLED WITHIN THE STREET RIGHT-OF-WAY MUST BE
CONSTRUCTED OF DUCTILE IRON PIPE. DRAINS MUST BE SHOWN ON PLANS.
L) RUNOFF DISCHARGE: ALL RUNOFF WATER FROM THE ROOF, SIDE YARDS, AND PATIOS MUST
DISCHARGE ONTO STREET.
A) TYPE OF CONSTRUCTION: ALL PERSONS WORKING ON THE SITE SHOULD OBTAIN, READ, AND
UNDERSTAND THE BEST MANAGEMENT PRACTICES PAMPHLET FOR THE TYPE(S) OF CONSTRUCTION
BEING DONE.
B) SITE WASH-OFF: STOCKPILES OF SOILS, DEMOLITION DEBRIS, CEMENT, SAND, TOPSOIL, ETC.,MUST BE COVERED WITH WATERPROOF MATERIALS OR BERMED TO PREVENT BEING WASHED OFF
SITE.
C) LIQUID MATERIALS: FUELS, OILS, PAINTS, SOLVENTS, AND OTHER LIQUID MATERIALS MUST
NOT BE WASHED INTO THE STREET.
D) CONCRETE WASTE: WASTE CONCRETE MUST NOT BE WASHED INTO STREET, STORM DRAIN
CATCH BASINS, OR PUBLIC RIGHT-OF-WAY. ALL DUST AND SLURRY FROM CONCRETE CUTTING MUST
BE REMOVED USING WET-DRY VACUUM OR EQUIVALENT.
E) SOLID WASTE: TRASH AND OTHER CONSTRUCTION SOLID WASTE MUST BE PLACED IN A
COVERED TRASH RECEPTACLE.
F) ERODED SOIL: ERODED SOIL FROM DISTURBED SLOPED MUST BE CONTAINED USING BERMS,
SILT FENCES, SETTING BASINS, OR GOOD EROSION MANAGEMENT PRACTICES SUCH AS RESEEDING.
G) WASH WATER: WASH WATER FROM CLEANING CONSTRUCTION VEHICLES AND EQUIPMENTMUST BE KEPT ON-SITE WITHIN A CONTAINMENT AREA.
H) CONCRETE DRIVEWAY: CONSTRUCT NEW COMMERCIAL CONCRETE DRIVEWAY TYPE WHERE
NOTED ON SITE PLAN. NEW CONCRETE SHALL BE CLASS 520-C-2500.
I) PREFABRICATED BEAMS: SUBMIT CERTIFICATE OF PREFABRICATED BEAMS TO BUILDING
INSPECTOR PRIOR TO INSTALLATION OF SUCH BEAMS.
X)
A) CONSTRUCTION TIMES: CONTRACTOR SHALL CONFIRM HOURS FOR CONSTRUCTION
ACTIVITY WITH LOCAL AGENCY AND ONLY OPERATE DURING APPROVED HOURS. NO
CONSTRUCTION IS PERMITTED OUTSIDE OF THOSE HOURS.
B) CONSTRUCTION SIGNS: CONTRACTOR SHALL CONFIRM REQUIREMENTS FOR
CONSTRUCTION SITE SIGNAGE WITH LOCAL AGENCY. CONTRACTOR SHALL PROVIDE AND
MAINTAIN REQUIRED SIGNAGE AT PROJECT SITE AT ALL TIMES.
C) CONSTRUCTION FENCE: CONTRACTOR SHALL PROVIDE CONSTRUCTION FENCE PER
CBC 3303 AT PUBLIC RIGHT-OF-WAY FOR PEDESTRIAN PROTECTION IF ANY WORK IS TO BE
PERFORMED ON ANY BUILDING OR STRUCTURE ADJACENT TO PUBLIC RIGHT-OF-WAY.
D) DEMOLITION: NO DEMOLITION SHALL COMMENCE WITHOUT A VALID DEMOLITION
PERMIT. WORK COMMENCES WITHOUT A VALID PERMIT MAY BE SUBJECT TO A SPECIAL
INVESTIGATION BEFORE A PERMIT MAY BE ISSUED.
E) GRADING PERMIT: A GRADING PERMIT IS REQUIRED WHEN GRADING OR EXCAVATION
INVOLVES A CUT OR FILL DEPTH OF 3' OR MORE AND/OR 200 CUBIC YARDS. SUBMIT GRADING
PLAN AND SOILS REPORT TO THE BUILDING DEVISION FOR REVIEW AND APPROVAL. DUST
SHALL BE CONTROLLED CONTINUOUSLY BY WATERING OR BY OTHER APPROVED MEANS OF
EXCAVATING. CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT
(1-800-422-4133) PRIOR TO ANY EXCAVATION.
F) SHORING PERMIT: A SHORING PERMIT IS REQUIRED FOR ANY VERTICAL CUT OR FILL
THAT IS EQUAL TO OR GREATER THAN 5' IN HEIGHT. ENGINEERED SHORING PLANS AND
CALCULATIONS AND SOILS REPORT MUST BE SUBMITTED TO THE BUILDING DIVISION FOR
REVIEW AND APPROVAL PER SECTION 3301.2 OF THE CBC. THE HOLDER OF A SHORING
PERMIT SHALL NOTIFY IN WRITING ALL THE OWNER'S OF ADJOINING PROPERTIES NOT LESS
THAN 10 DAYS BEFORE SUCH EXCAVATION IS TO COMMENCE. AN OSHA PERMIT IS ALSO
REQUIRED - A COPY OF WHICH SHALL BE SUBMITTED TO THE BUILDING DEVISION. SHORING
CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO
ANY EXCAVATION.
G) SANDBLASTING: THE SANDBLASTING MUST BE WET SANDBLASTING AND ALL THE
PRECAUTIONARY MEASURES MUST BE TAKEN BY THE CONTRACTOR TO PROTECT LIFE AND
PROPERTY OF NEIGHBORS, RESIDENTS AND THE PUBLIC. ADJACENT PROPERTY OWNERS
MUST BE NOTIFIED AT LEAST (2) DAYS PRIOR TO SANDBLASTING.
H) SITE DRAINAGE: PROVIDE ROOF GUTTERS AND DOWNSPOUTS OR CONCRETE
PAVEMENT/SWALE ON GROUND TO DIVERT OR CARRY SURFACE WATER AWAY FROM
BUILDING TO CATCH BASIN AND DRAIN PIPES THROUGH CURB TO STREET AND STORM DRAIN
SYSTEM.
I) STAIRWAYS: WIDTH OF STAIRWAYS SHALL BE 36" MIN CLEAR TAKEN FROM FACE OF
FINISH. GUARDRAILS OR HANDRAIL PICKETS SHALL HAVE A MAXIMUM 4" SPACING BETWEEN
PICKETS.
J) GARAGE DOOR: GARAGE DOOR OPENING INCLUDING HARDWARE SHALL BE 7'
MINIMUM AND 18' WIDE. GARAGE DOOR SPRINGS AND OPENERS SHALL BE STATE APPROVEDAND WITH MANUFACTURER'S LABEL. DOOR LEADING FROM GARAGE TO DWELLING UNIT
SHALL BE A 20 MINUTE FIRE RATED, 1-3/8" SOLID WOOD, SELF-CLOSING, AND TIGHT FITTING
DOOR.
K) NAILS: ONLY COMMON NAILS SHALL BE PERMITTED FOR THE REQUIRED NAILINGS ON
VERTICAL AND HORIZONTAL DIAPHRAGMS SUCH AS SHEAR WALLS AND ROOF/FLOOR
SHEATHINGS RESPECTIVELY.
L) REBAR WELDING: WELDING OF REBAR SHALL COMPLY WITH CBC, STANDARD 19-1.
CONTRACTOR TO SUBMIT WELDING PROCEDURES AND QUALIFICATION OF DEPUTY/SPECIAL
INSPECTIONS IN ACCORDANCE WITH SPECIAL INSPECTION PROGRAM TO THE BUILDING
DIVISION FOR APPROVAL PRIOR TO ANY WELDING WORK.
M) FUTURE UTILITIES: CONTRACTOR TO PROVIDE UNDERGROUND CONDUIT FOR FUTURE
ELECTRICAL LINES AT THE PRONT PROPERTY LINES. CONTRACTOR TO COORDINATE WITH
INSPECTOR FOR ADDITIONAL COMMENTS.
A) SEPARATE PERMITS: SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS,
SOLAR PANELS, DEMOLITION, AND SEWER CAP OF EXISTING BUILDINGS.
B) VERTICAL PROJECTIONS IN SETBACKS: FENCE, WALL, AND HANDRAIL HEIGHTS AS MEASURED
FROM THE LOWEST FINISHED GRADE ADJACENT TO EACH SECTION OF THESE STRUCTURES, MAY BE
A MAXIMUM OF 42" IN THE FRONT YARD SETBACK, AND 72" AT ALL OTHER LOCATIONS ON SITE UNLESS
LOCATED IN A LINE-OF-SIGHT OR DRIVEWAY VISIBILITY AREA. CONTRACTOR TO CONFIRM HEIGHT
LIMITATIONS WITH THE LOGAL PLANNING DEPARTMENT
C) ADDRESS NUMBERS: BUILDING ADDRESS NUMBERS SHALL CONTRAST WITH THEIR
BACKGROUND AND BE 4" MINIMUM HIGH WITH A MINIMUM STROKE WIDTH OF 0.5" PER CBC R319.9.
D) ON SITE PARKING: PARKING IS NOT PERMITTED IN REQUIRED YARDS OR OPEN SPACE EXCEPT
FOR A 20' WIDE FRONT YARD DRIVEWAY.
E) FUTURE SOLAR WATER HEATING: A "CAPPED TEE" FITTING MUST BE INSTALLED OVER THE
COLD WATER SUPPLY LINE ABOVE THE WATER HEATER FOR FUTURE SOLAR WATER HEATING. PIT
RELIEF VALVE SHALL TERMINATE OUTSIDE THE BUILDING.
F) UNDERGROUND CONDUIT: ROUTE UNDERGROUND CONDUIT TO POWER POLE PER PUBLIC
WORKS STANDARD DETAILS. STUB OUT FOR PROPERTY LINE FOR FUTURE UNDER-GROUNDING OF
UTILITIES WHEN APPLICABLE.
G) MECHANICAL EQUIPMENT SCREENING: PROVIDE VISUAL SCREENING FOR PROPOSED
MECHANICAL EQUIPMENT AND UTILITY METERS. TOP NEED NOT TO BE SCREENED IF LOCATED ON
INTERIOR SIDE OF DWELLING.
H) METER CLEARANCE: GAS AND ELECTRIC METERS MUST CLEAR PROPERTY LINES BY 3'-0".
I) CESSPOOL LOCATIONS: IF THERE IS AN EXISTING CESSPOOL ON SITE, IT MUST BE LOCATED
BY CITY PERSONNEL BEFORE DEMOLITION OR BUILDING PERMITS CAN BE ISSUED. CONTRACTOR TO
VERIFY EXISTENCE OF CESSPOOL WITH LOCAL AUTHORITY HAVING JURISDICTION PRIOR TOPROCEEDING WITH DEMOLITION OR CONSTRUCTION ACTIVITIES.
Page 112 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 19 OF 141
G-201
SITE PHOTOS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
WEST VIEW NORTHEAST VIEW NORTHWEST VIEW
SOUTHEAST VIEW SOUTHWEST VIEW
Page 113 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 20 OF 141
G-202
CURRENT VS PROPOSED SQ
FT
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
4,093 sq ft
3,560 sq ft
OPENTO
BELOW
OPEN
TOBELOW
OPEN
TO
BELOW
OPENTO
BELOW
LOWER FLOOR
ONLY
OPENTO
BELOW
OPEN
TOBELOW
OPEN
TOBELOW
OPEN
TO
BELOW
887 sq ft
476 sq ft 476 sq ft2,520 sq ft
OPENTO
BELOW
817 sq ft
146 sq ft 123456789101112131415161718
UP18 RISERS (6 23/32")
4'-9 1/2"
2,360 sq ft
1,973 sq ft
684 sq ft
RETAIL
104RETAIL105
WINE STORAGE
112
LOADING ZONE
115
OFFICE
110
STORAGE
113
ELEVATOR 01
RSTRM106 RSTRM
103
STAIR 02
114
STAIR 01121
FIRE (ASR) RM
118
RESTRM CORRIDOR
107
ELEVATOR 02
OFFICE111
RETAIL101
HALL
102
ELEV RM121
ELECTRIC RM
120
TRANSFORMER
121
OPENTO
ABOVE
1234567
8
UP
20 RISERS (7")
RESTRM108
ACC. RSTRM109
TRASH RM
119
499 sq ft
DN
2,268 sq ft
OPEN
TOBELOW
OPEN
TOBELOW
OPEN
TOBELOW
DEACTIVATED SPACE
(NOT ACCESSIBLE)
OPEN
TOABOVE
OPEN
TOBELOW
OFFICE
207
OFFICE206
OFFICE205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02
209
LOBBY203
STORAGE UNITS
210
HALLWAY
208
SPACE NOT USED211
DN
12345 67UP
12 RISERS (6 1/2")123456789101112131415 16UP 16 RISERS (6 25/32")
OPEN
TO
ABOVE
3,906 sq ft
SK-1
SK-2
SK-3
F DW F 45" CLROPENTO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPENTO
ABOVE
ELEVATOR 01
STAIR 02
324
MECHANICAL PLATFORM
312
OFFICE
305
GARDEN PATIO303 OFFICE
301
OFFICE315
OFFICE
308
OFFICE
310
COURTYARD
318
GARDEN316
CONFERENCE RM314
OFFICE
309
OFFICE
304
RSTRM321
KITCHEN
319
ELEVATOR 02
RSTRM322
OUTDOOR ROOM
317
GARDEN
311
GARDEN320
GARDEN
323
VESTIBULE
306
STAIRWELL EXIT
325
RESTROOM CORRIDOR
324
MECH. PLATFORM302
STAIR 01
327
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TOABOVE
DN
DN
41 sq ft 111 sq ft
OPEN
TOABOVE
OPEN
TOABOVE
GREEN ROOF307
GROSS SQUARE FOOTAGE
EXISTING SQ FT PROPOSED SQ FT NET PROPOSED
EXPANSION SQ FT
FIRST FLOOR 7653 5980 -1673
STORAGE 3,560 2,360 -1,200
RETAIL 4,093 1,973 -2,120
RETAIL STORAGE 0 817 817
OFFICE 0 684 684
UTILITIES/STAIRS 0 146 146
SECOND FLOOR 4359 2767 -1592
STORAGE 3,472 2268 -1204
RETAIL STORAGE 0 0 0
OFFICE 887 499 -388
THIRD FLOOR 0 4058 4058
OFFICE 0 3906 3906
STAIRS 0 152 152
TOTAL 12012 12805 793
F.A.R. (8180 SF SITE)1.47 1.57
2
10
10
NOT TO SCALE1EXISTING FIRST FLOOR
NOT TO SCALE2EXISTING SECOND FLOOR
NOT TO SCALE3PROPOSED FIRST FLOOR
NOT TO SCALE4PROPOSED SECOND FLOOR
NOT TO SCALE5PROPOSED THIRD FLOOR
NOT TO SCALE6GROSS SQUARE FOOTAGE
Page 114 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 21 OF 141
G-203
CODE REPORT
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
ZONING SUMMARY
APPLICABLE CODE: HERMOSA BEACH MUNICIPAL CODE (HBMC)
ZONING DESIGNATION: COMMUNITY COMMERCIAL - CC (GENERAL PLAN)
GENERAL COMMERCIAL - C2 (HBMC)
CHARACTER AREA: DOWNTOWN CENTER
NEIGHBORING ZONING: LOT TO NORTH = C2 (GENERAL COMMERCIAL)
LOT TO EAST = C2 (GENERAL COMMERCIAL)
LOT TO SOUTH = R2/C2 (TWO-FAMILY RESIDENTIAL & GENERAL COMMERCIAL)
LOT TO WEST = R2 (TWO-FAMILY RESIDENTIAL)
PARCEL NUMBER: 4187003028
SITE AREA: 8180 SQFT
BUILDING AREA PROPOSED:14,018 SQFT
1ST FLOOR PROPOSED: 7,531 SQFT
2ND FLOOR PROPOSED: 2,833 SQFT
3RD FLOOR PROPOSED: 3,654 SQFT
ZONING ANALYSIS
HBMC 17.26.050 STANDARDS AND LIMITATIONS
FRONT: N/A
PROPOSED: NO CHANGE TO EXISTING
REAR: N/A (EXISTING BUILDING PER 17.26.050.H.3)
PROPOSED: NO CHANGE TO EXISTING
SIDE: N/A (EXISTING BUILDING PER 17.26.050.H.3)
PROPOSED: NO CHANGE TO EXISTING
GENERAL PLAN INTENSITY RANGE (FAR)
MAX FAR: 1.25 FOR COMMUNITY COMMERCIAL
1.25 * 8,180 SF = 10,225 SF
MIN FAR: .5 FOR COMMUNITY COMMERCIAL
.5 * 8,180 SF = 4,090 SFPROPOSED: EXEMPTION: THE PROJECT BUILDING IS EXISTING AND FALLS OUTSIDE FAR MAX; SEE SHEET G201
HBMC 17.26.050 STANDARDS AND LIMITATIONS
THE DESIGN OF ALL SIGNS SHALL BE IN CONFORMANCE WITH THE DESIGN STANDARDS REFERENCED IN HBMC 17.50.130.
HBMC 17.26.050(E) BUILDING HEIGHT
MAX BUILDING HEIGHT: 30'-0"
EXISTING: 16.71' MIN - 23.82' MAX
PROPOSED: 28.81' MIN - 29.97' MAX (SEE ROOF PLAN SHEET FOR CALCS)
HBMC 17.26.050(F,G,H) SETBACKS
FRONT YARD SETBACK: N/A PROPOSED: EXISTING BUILDING FOOTPRINT
ALLEY SETBACK: SHALL CONFORM W/ SECTION 17.44.130 PROPOSED: EXISTING BUILDING FOOTPRINT
REAR YARD SETBACK: 5' SETBACK PROPOSED: EXISTING BUILDING FOOTPRINT
EXISTING: ZERO LOT-LINE CONDITIONS AT NORTH, EAST, & SOUTH; WEST PROP LINE SETBACK OF 2.8'
HBMC 17.46.010 HEIGHT OF ROOF STRUCTURES
A. ELEMENTS LISTED IN 17.46.010.A MAY BE CONSTRUCTED ABOVE THE HEIGHT LIMIT, PROVIDED THEY DO NOT EXCEED
THE HEIGHT LIMIT BY MORE THAN 8 FEET AND COVER NO MORE THAN 5 PERCENT OF THE TOTAL ROOF AREA.
HBMC 17.44.015 OFF-STREET PARKING (APPLICABILITY)
D.1 ADDITIONS LESS THAN 10 PERCENT OR 500 SF. NO ADDITIONAL PARKING IS REQUIRED FOR ALTERATIONS TO EXISTING
BUILDINGS THAT DO NOT CHANGE THE BUILDING SQUARE FOOTAGE ON SITE BY MORE THAN 10 PERCENT OR 500 SF,
WHICHEVER IS GREATER, PROVIDED THE USE IS OTHER THAN A LATE NIGHT ALCOHOL ESTABLISHMENT
PARKING PROPOSED: N/A - EXISTING SITE WILL REMAIN WITH ZERO PARKING SPACES
HBMC 17.46.220 SOLAR ENERGY SYSTEMS-HEIGHT LIMIT EXCEPTION AND STREAMLINED PERMITTING
C1. SOLAR COLLECTORS AND SOLAR ENERGY SYSTEMS MAY EXCEED THE HEIGHT LIMITS MANDATED BY THIS CODE TO THE
MINIMUM EXTENT NECESSARY FOR THEIR SAFE AND EFFICIENT OPERATION IN ACCORDANCE WITH THE
CALIFORNIA BUILDING CODE AND OTHER APPLICABLE PROVISIONS OF STATE LAW.
HBMC 12.36.060 PERMIT REQUIREMENT FOR TREE REMOVAL
E. A PERMIT TO REMOVE A TREE SHALL BE CONDITIONED ON REPLACEMENT OF THE TREE, EITHER ON SITE OR
ELSEWHERE AS DESCRIBED BY THE CITY. ON-SITE REPLACEMENT IS REQUIRED UNLESS ON-SITE REPLACEMENT IS
INFEASIBLE. REMOVED TREES SHALL BE REPLACED AT A MIN 2:1 RATIO WITH A TREE FROM THE CITY'S OFFICIAL LIST OF
APPROVED PARKWAY TREES.
TREES REMOVED: 1 TREE
TREES PROPOSED: 4TREES 123456789101112131415161718
UP18 RISERS (6 23/32")
29'-0"
51'-5"
EXIT 8
RETAIL104RETAIL
105
WINE STORAGE
112
LOADING ZONE
115
OFFICE
110
STORAGE
113
ELEVATOR 01
RSTRM106 RSTRM103
STAIR 02114
STAIR 01
121
FIRE (ASR) RM118
RESTRM CORRIDOR107
ELEVATOR 02
OFFICE111
RETAIL101
HALL
102
ELEV RM
121
ELECTRIC RM
120
TRANSFORMER1211234567
8
UP
20 RISERS (7")
RESTRM
108
ACC. RSTRM109
TRASH RM119
DN
81'-4 "OFFICE207
OFFICE
206
OFFICE
205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02209
LOBBY203
STORAGE UNITS
210
HALLWAY
208
SPACE NOT USED211
DN
123456 7UP
12 RISERS (6 1/2")12345678910111213141516
UP 16 RISERS (6 25/32")
SK-1
SK-2
SK-3
F DW F 45" CLR1
0
3'-
5
"
ELEVATOR 01
STAIR 02
324
MECHANICAL PLATFORM
312
OFFICE
305
GARDEN PATIO303 OFFICE301
OFFICE
315
OFFICE308
OFFICE310
COURTYARD318
GARDEN316
CONFERENCE RM
314
OFFICE
309
OFFICE304
RSTRM
321
KITCHEN
319
ELEVATOR 02
RSTRM
322
OUTDOOR ROOM317
GARDEN311
GARDEN
320
GARDEN323
VESTIBULE306
STAIRWELL EXIT325
RESTROOM CORRIDOR324
MECH. PLATFORM
302
STAIR 01327 DN
DN
GREEN ROOF
307
BUILDING CODE SUMMARY
APPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC)
2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA PLUMBING CODE (CPC)
2022 HERMOSA BEACH MUNICIPAL CODE (HBMC)
OCCUPANCY CLASSIFICATION (302):
BUSINESS: B
MERCANTILE: M
STORAGE: S-1
CONSTRUCTION TYPE FOR EXISTING AND NEW PORTIONS OF PROJECT (601):
TYPE: VB - 0 HOUR
FIRE SPRINKLER REQUIREMENTS (903):
PER 903.2.7 - M OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM
PER 903.2.9 - S1 OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM
REQUIRED: FIRE SPRINKLER NOT REQUIRED
PROPOSED: NFPA 13 SPRINKLER PROVIDED
GENERAL CODE
CHAPTER 5: BUILDING HEIGHT AND AREA
504 - 506 TABLE: ALLOWABLE BUILDING HEIGHTS, STORIES ABOVE GRADE PLAN, AND AREAS:
TYPE VB CONSTRUCTION / SPRINKLERED / B OCCUPANCY: 60' H / 3-STORIES / 27,000 SF
TYPE VB CONSTRUCTION / SPRINKLERED / M OCCUPANCY: 60' H / 2-STORIES / 27,000 SF
TYPE VB CONSTRUCTION / SPRINKLERED / S-1 OCCUPANCY: 60' H / 2-STORIES / 27,000 SF
EXISTING HEIGHT / STORIES / AREA: 23.32' MIN - 24.48' MAX / 2 STORIES / 13,943 SF
PROPOSED HEIGHT / STORIES / AREA: 28.81' MIN - 29.97' MAX / 3 STORIES / 13,885 SF
CHAPTER 6: TYPES OF CONSTRUCTION
601 TABLE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS):
PRIMARY STRUCTURAL FRAME 0 HR
EXTERIOR BEARING WALLS 0 HR
INTERIOR BEARING WALLS 0 HR
INTERIOR NONBEARING WALLS AND PARTITIONS 0 HR
FLOOR CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR
ROOF CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR
CHAPTER 7: FIRE AND SMOKE PROTECTION FEATURES
705.2: PROJECTIONS
PROJECTS SHALL NOT EXTEND ANY CLOSER TO THE LINE USED TO DETERMINE THE FIRE SEPARATION DISTANCE THAN SHOWN IN
TABLE 705.2
705.2.2: TYPE III, IV, OR V CONSTRUCTION
PROJECTIONS FROM WALLS OF TYPE III, IV, OR V CONSTRUCTION SHALL BE OF ANY APPROVED MATERIAL
705.5 FIRE-RESISTANCE RATINGSEXTERIOR WALLS SHALL BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH SECTION 601 AND 602. THE REQUIRED FIRE-
RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF GREATER THAN 10' SHALL BE RATED
FOR EXPOSURE TO FIRE FROM THE INSIDE. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE
SEPARATION DISTANCE OF LESS THAN OR EQUAL TO 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM BOTH SIDES.
TABLE: FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE (HOURS):
GROUP B / TYPE VB
LESS THAN 5'-0" 0 HR
5'-0" TO LESS THAN 10'-0" 0 HR
10'-0" TO LESS THAN 30'-0" 0 HR
GREATER THAN 30'-0" 0 HR
GROUP M & S-1 / TYPE VBLESS THAN 5'-0" 2 HR
5'-0" TO LESS THAN 10'-0" 1 HR
10'-0" TO LESS THAN 30'-0" 0 HR
GREATER THAN 30'-0" 0 HR
EXISTING SEPARATION DISTANCE (SEE SITE PLAN A101)
705.8: OPENINGS
OPENINGS IN EXTERIOR WALLS SHALL COMPLY WITH SECTION 705.8.1 THROUGH 705.8.6
705.8.1: ALLOWABLE AREA OF OPENINGS EXCEPTION 2: BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARY
STRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE-RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITED
UNPROTECTED OPENINGS.
705.8.5: VERTICAL SEPARATION OF OPENINGS
EXCEPTION 2: THIS SECTION SHALL NOT APPLY TO BUILDINGS THAT ARE THREE STORIES OR LESS ABOVE GRADE PLAN
EXCEPTION 3: THIS SECTION SHALL NOT APPLY TO BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEMIN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.1.2
705.11: PARAPETS
PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS
EXCEPTION: A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS ARE MET
- THE WALL IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH TABLE 705.5 BECAUSE OF FIRE
SEPARATION DISTANCE
708.6: OPENINGS (EXTERIOR WALL)
OPENINGS IN A FIRE PARTITIONS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716
708.7: PENETRATIONS (EXTERIOR WALL)
PENETRATIONS IN A FIRE PARTITION SHALL COMPLY WITH SECTION 714
708.9: DUCTS AND AIR TRANSFER OPENINGS (EXTERIOR WALL)
PENETRATIONS IN A FIRE PARTITION BY DUCTS AND AIR TRANSFER OPENINGS SHALL COMPLY WITH SECTION 717
711.2.3: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES)
THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THE
HORIZONTAL ASSEMBLY SUPPORTED
EXCEPTION: IN BUILDINGS OF TYPE IIB, IIIB, OR VB CONSTRUCTION, THE CONSTRUCTION SUPPORTING THE HORIZONTAL
ASSEMBLY IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED AT THE FOLLOWING:
- HORIZONTAL ASSEMBLIES AT THE SEPARATIONS OF INCIDENTAL USES AS SPECIFIED BY TABLE 509.1 PROVIDED THAT THE
REQUIRED FIRE-RESISTANCE RATING DOES NOT EXCEED 1 HOUR.
- HORIZONTAL ASSEMBLIES AT SMOKE BARRIERS CONSTRUCTED IN ACCORDANCE WITH SECTION 709
711.2.4.1: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES)
WHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATING
OF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ONT HE OCCUPANCIES BEING SEPARATED
ALLOWABLE: NO SEPARATION REQUIREMENT REQUIRED
711.3: NONFIRE-RESISTANCE-RATED FLOOR AND ROOF ASSEMBLIES
NONFIRE-RESISTANCE-RATED FOOR, FLOOR/CEILING, ROOF AND ROOF/CEILING ASSEMBLIES SHALL COMPLY WITH SECTIONS
711.3.1 AND 711.3.2
713.4: FIRE-RESISTANCE RATING (SHAFT WALLS)
SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIES
OR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTED
BY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE A
FIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURES
SHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1
713.6: EXTERIOR WALLS (SHAFT WALLS) WHERE EXTERIOR WALLS SERVE AS A PART OF A REQUIRED SHAFT ENCLOSURE, SUCH WALLS SHALL COMPLY WITH THE
REQUIREMENTS OF SECTION 705 FOR EXTERIOR WALLS AND THE FIRE-RESISTANCE-RATED ENCLOSURE REQUIREMENTS SHALL
NOT APPLY.
CHAPTER 9: FIRE PROTECTION SYSTEMS
906.1: PORTABLE FIRE EXTINGUISHERS
EXTINGUISHERS REQUIRED PER SECTION 906.1
906.2: GENERAL REQUIREMENTS
PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF
REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3.
906.3 TABLE: SIZE AND DISTRIBUTIONS
LOW HAZARD OCCUPANCY MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER
MAX FLOOR AREA FOR UNIT 3,000 SF
MAX FLOOR AREA FOR EXTINGUISHER 11,250 SF
MAX DISTANCE OF TRAVEL TO EXTINGUISHER 75'-0"
REQUIRED:
PROVIDED:
906.5: CONSPICUOUS LOCATION
PORTABLE FIRE EXTINGUISHERS SHALL BE LOCATED IN CONSPICUOUS LOCATIONS WHERE THEY WILL HAVE READY ACCESS AND BE
IMMEDIATELY AVAILABLE FOR USE. THESE LOCATIONS SHALL BE ALONG NORMAL PATHS OF TRAVEL, UNLESS THE FIRE CODE OFFICIAL
DETERMINES THAT THE HAZARD POSED INDICATES THE NEED FOR PLACEMENT AWAY FROM NORMAL PATHS OF TRAVEL.
907: FIRE ALARM AND DETECTION SYSTEMS
GROUP B, M, & S: MANUAL FIRE ALARM BOXES ARE NOT REQUIRED WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN
AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT NOTIFICATION
APPLIANCES WILL AUTOMATICALLY ACTIVATE THROUGHOUT THE NOTIFICATION ZONES UPON SPRINKLER WATER FLOW.
911: FIRE COMMAND CENTER
NOT REQUIRED FOR S-1 OCCUPANCY WITH A SIZE LESS THAN 500,000 SF
CHAPTER 10: MEANS OF EGRESS
1003.2: CEILING HEIGHT
THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6" ABOVE THE FINISHED FLOOR
EXCEPTIONS:
- SLOPED CEILINGS IN ACCORDANCE WITH SECTION 1208.2
- ALLOWABLE PROJECTIONS IN ACCORDANCE WITH SECTION 1003.3
- STAIR HEADROOM IN ACCORDANCE WITH SECTION 1011.3 - DOOR HEIGHT IN ACCORDANCE WITH SECTION 1010.1.1
- RAMP HEADROOM IN ACCORDANCE WITH SECTION 1012.5.2
- AREAS ABOVE AND BELOW MEZZANINE FLOORS IN ACCORDANCE WITH SECTION 505.2
1004.4: MULTIPLE OCCUPANCIES
WHERE A BUILDING CONTAINS TWO OR MORE OCCUPANCIES, THE MEANS OF EGRESS REQUIREMENTS SHALL APPLY TO EACH
PORTION OF THE BUILDING BASED ON THE OCCUPANCY OF THAT SPACE. WHERE TWO OR MORE OCCUPANCIES UTILIZE PORTIONS OF
THE SAME MEANS OF EGRESS SYTEMS, THOSE EGRESS COMPONENTS SHALL MEET THE MORE STRINGENT REQUIREMENTS OF ALL
OCCUPANCIES THAT ARE SERVED.
1004.5: AREAS WITHOUT FIXED SEATING
THE NUMBER OF OCCUPANTS SHALL BE COMPUTED AT THE RATE OF ONE OCCUPANT PER UNIT OF AREA AS PRESCRIBED IN TABLE
1004.5 FOR AREAS WITHOUT FIXED SEATING, THE OCCUPANT LOAD SHALL BE NOT LESS THAN THAT NUMBER DETERMINED BY
DIVIDING THE FLOOR AREA UNDER CONSIDERATION BY THE OCCUPANT LOAD FACTOR ASSIGNED TO THE FUNCTION OF THE SPACE
AS SET FORTH IN TABLE 1004.5 WHERE AN INTENDED FUNCTION IS NOT LISTED IN TABLE 1004.5, THE BUILDING OFFICIAL SHALL
ESTABLISH A FUNCTION BASED ON A LISTED FUNCTION THAT MOST NEARLY RESEMBLES THE INTENDED FUNCTION.
PER TABLE 1004.5
OFFICE SPACE, (BUSINESS AREAS) B: 150 GROSS/OCCUPANT
RETAIL, M: 60 GROSS/OCCUPANT
RETAIL STORAGE, M: 300 GROSS/OCCUPANT
SELF-STORAGE, S-1: N/A (USING 500 GROSS FOR CALCULATIONS)
PROPOSED: SEE SHEET PLANS - G203 & G204
1004.9 POSTING OF OCCUPANT LOAD
EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN
OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE,
NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED
SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S
AUTHORIZED AGENT.
1005.3: REQUIRED CAPACITY BASED ON OCCUPANT LOAD
THE REQUIRED CAPACITY, IN INCHES (MM), OF THE MEANS OF EGRESS FOR ANY ROOM, AREA, SPACE OR STORY SHALL BE NOT
LESS THAN THAT DETERMINED IN ACCORDANCE WITH SECTIONS 1005.3.1 AND 1005.3.2.
1005.3.1: STAIRWAYS
THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD
SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.3 INCH (7.6MM) PER OCCUPANT. WHERE STAIRWAYS
SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVIDUALLY SHALL BE USED IN
CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAYS SERVING THAT STORY.
REQ'D STAIR WIDTH: 36" MIN
PROPOSED STAIR WIDTH: 38.5" MIN
1005.3.2: OTHER EGRESS COMPONENTS
THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING
THE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH (5.1MM) PER
OCCUPANT.
PROPOSED: XXX OCCUPANTS / XXX EXITS = XXX XXX*.02= XXX MIN ALLOWED: 44"
PER 1028.4 THE MIN WIDTH OR REQUIRED CAPACITY OF THE EXIT DISCHARGE SHALL BE NOT LESS THAN THE MINIMUM WIDTH ORREQUIRED CAPACITY OF THE EXITS BEING SERVED.
BUILDING CODE SUMMARYAPPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA PLUMBING CODE (CPC) 2022 HERMOSA BEACH MUNICIPAL CODE (HBMC)OCCUPANCY CLASSIFICATION (302): BUSINESS: B MERCANTILE: M STORAGE: S-1CONSTRUCTION TYPE FOR EXISTING AND NEW PORTIONS OF PROJECT (601):TYPE: VB - 0 HOURFIRE SPRINKLER REQUIREMENTS (903):PER 903.2.7 - M OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM PER 903.2.9 - S1 OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM REQUIRED: FIRE SPRINKLER NOT REQUIRED PROPOSED: NFPA 13 SPRINKLER PROVIDEDGENERAL CODECHAPTER 5: BUILDING HEIGHT AND AREA504 - 506 TABLE: ALLOWABLE BUILDING HEIGHTS, STORIES ABOVE GRADE PLAN, AND AREAS: TYPE VB CONSTRUCTION / SPRINKLERED / B OCCUPANCY: 60' H / 3-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / M OCCUPANCY: 60' H / 2-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / S-1 OCCUPANCY: 60' H / 2-STORIES / 27,000 SF EXISTING HEIGHT / STORIES / AREA: 23.32' MIN - 24.48' MAX / 2 STORIES / 13,943 SFPROPOSED HEIGHT / STORIES / AREA: 28.81' MIN - 29.97' MAX / 3 STORIES / 13,885 SFCHAPTER 6: TYPES OF CONSTRUCTION601 TABLE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS):PRIMARY STRUCTURAL FRAME 0 HR EXTERIOR BEARING WALLS 0 HR INTERIOR BEARING WALLS 0 HR INTERIOR NONBEARING WALLS AND PARTITIONS 0 HR FLOOR CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR ROOF CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HRCHAPTER 7: FIRE AND SMOKE PROTECTION FEATURES705.2: PROJECTIONSPROJECTS SHALL NOT EXTEND ANY CLOSER TO THE LINE USED TO DETERMINE THE FIRE SEPARATION DISTANCE THAN SHOWN IN TABLE 705.2705.2.2: TYPE III, IV, OR V CONSTRUCTIONPROJECTIONS FROM WALLS OF TYPE III, IV, OR V CONSTRUCTION SHALL BE OF ANY APPROVED MATERIAL705.5 FIRE-RESISTANCE RATINGSEXTERIOR WALLS SHALL BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH SECTION 601 AND 602. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF GREATER THAN 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM THE INSIDE. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF LESS THAN OR EQUAL TO 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM BOTH SIDES. TABLE: FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE (HOURS): GROUP B / TYPE VBLESS THAN 5'-0" 0 HR 5'-0" TO LESS THAN 10'-0" 0 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HRGROUP M & S-1 / TYPE VBLESS THAN 5'-0" 2 HR 5'-0" TO LESS THAN 10'-0" 1 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HR EXISTING SEPARATION DISTANCE (SEE SITE PLAN A101)705.8: OPENINGSOPENINGS IN EXTERIOR WALLS SHALL COMPLY WITH SECTION 705.8.1 THROUGH 705.8.6705.8.1: ALLOWABLE AREA OF OPENINGS EXCEPTION 2: BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARYSTRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE-RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITEDUNPROTECTED OPENINGS.705.8.5: VERTICAL SEPARATION OF OPENINGS EXCEPTION 2: THIS SECTION SHALL NOT APPLY TO BUILDINGS THAT ARE THREE STORIES OR LESS ABOVE GRADE PLAN EXCEPTION 3: THIS SECTION SHALL NOT APPLY TO BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEMIN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.1.2705.11: PARAPETS PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS EXCEPTION: A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS ARE MET - THE WALL IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH TABLE 705.5 BECAUSE OF FIRE SEPARATION DISTANCE708.6: OPENINGS (EXTERIOR WALL) OPENINGS IN A FIRE PARTITIONS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716708.7: PENETRATIONS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION SHALL COMPLY WITH SECTION 714708.9: DUCTS AND AIR TRANSFER OPENINGS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION BY DUCTS AND AIR TRANSFER OPENINGS SHALL COMPLY WITH SECTION 717711.2.3: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THEHORIZONTAL ASSEMBLY SUPPORTED EXCEPTION: IN BUILDINGS OF TYPE IIB, IIIB, OR VB CONSTRUCTION, THE CONSTRUCTION SUPPORTING THE HORIZONTALASSEMBLY IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED AT THE FOLLOWING: - HORIZONTAL ASSEMBLIES AT THE SEPARATIONS OF INCIDENTAL USES AS SPECIFIED BY TABLE 509.1 PROVIDED THAT THEREQUIRED FIRE-RESISTANCE RATING DOES NOT EXCEED 1 HOUR. - HORIZONTAL ASSEMBLIES AT SMOKE BARRIERS CONSTRUCTED IN ACCORDANCE WITH SECTION 709711.2.4.1: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) WHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATINGOF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ONT HE OCCUPANCIES BEING SEPARATED ALLOWABLE: NO SEPARATION REQUIREMENT REQUIRED711.3: NONFIRE-RESISTANCE-RATED FLOOR AND ROOF ASSEMBLIES NONFIRE-RESISTANCE-RATED FOOR, FLOOR/CEILING, ROOF AND ROOF/CEILING ASSEMBLIES SHALL COMPLY WITH SECTIONS711.3.1 AND 711.3.2 713.4: FIRE-RESISTANCE RATING (SHAFT WALLS) SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIESOR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTEDBY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE AFIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURESSHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1
713.6: EXTERIOR WALLS (SHAFT WALLS)
WHERE EXTERIOR WALLS SERVE AS A PART OF A REQUIRED SHAFT ENCLOSURE, SUCH WALLS SHALL COMPLY WITH THE
REQUIREMENTS OF SECTION 705 FOR EXTERIOR WALLS AND THE FIRE-RESISTANCE-RATED ENCLOSURE REQUIREMENTS SHALL
NOT APPLY.
CHAPTER 9: FIRE PROTECTION SYSTEMS
906.1: PORTABLE FIRE EXTINGUISHERS
EXTINGUISHERS REQUIRED PER SECTION 906.1
906.2: GENERAL REQUIREMENTS
PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF
REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3.
906.3 TABLE: SIZE AND DISTRIBUTIONS
LOW HAZARD OCCUPANCY
MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER
MAX FLOOR AREA FOR UNIT 3,000 SF
MAX FLOOR AREA FOR EXTINGUISHER 11,250 SF
MAX DISTANCE OF TRAVEL TO EXTINGUISHER 75'-0"
REQUIRED:
PROVIDED:
906.5: CONSPICUOUS LOCATION
PORTABLE FIRE EXTINGUISHERS SHALL BE LOCATED IN CONSPICUOUS LOCATIONS WHERE THEY WILL HAVE READY ACCESS AND BE
IMMEDIATELY AVAILABLE FOR USE. THESE LOCATIONS SHALL BE ALONG NORMAL PATHS OF TRAVEL, UNLESS THE FIRE CODE OFFICIAL
DETERMINES THAT THE HAZARD POSED INDICATES THE NEED FOR PLACEMENT AWAY FROM NORMAL PATHS OF TRAVEL.
907: FIRE ALARM AND DETECTION SYSTEMS
GROUP B, M, & S: MANUAL FIRE ALARM BOXES ARE NOT REQUIRED WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN
AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT NOTIFICATION
APPLIANCES WILL AUTOMATICALLY ACTIVATE THROUGHOUT THE NOTIFICATION ZONES UPON SPRINKLER WATER FLOW.
911: FIRE COMMAND CENTER
NOT REQUIRED FOR S-1 OCCUPANCY WITH A SIZE LESS THAN 500,000 SF
CHAPTER 10: MEANS OF EGRESS
1003.2: CEILING HEIGHT
THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6" ABOVE THE FINISHED FLOOR
EXCEPTIONS:
- SLOPED CEILINGS IN ACCORDANCE WITH SECTION 1208.2
- ALLOWABLE PROJECTIONS IN ACCORDANCE WITH SECTION 1003.3
- STAIR HEADROOM IN ACCORDANCE WITH SECTION 1011.3
- DOOR HEIGHT IN ACCORDANCE WITH SECTION 1010.1.1
- RAMP HEADROOM IN ACCORDANCE WITH SECTION 1012.5.2
- AREAS ABOVE AND BELOW MEZZANINE FLOORS IN ACCORDANCE WITH SECTION 505.2
1004.4: MULTIPLE OCCUPANCIES
WHERE A BUILDING CONTAINS TWO OR MORE OCCUPANCIES, THE MEANS OF EGRESS REQUIREMENTS SHALL APPLY TO EACH
PORTION OF THE BUILDING BASED ON THE OCCUPANCY OF THAT SPACE. WHERE TWO OR MORE OCCUPANCIES UTILIZE PORTIONS OF
THE SAME MEANS OF EGRESS SYTEMS, THOSE EGRESS COMPONENTS SHALL MEET THE MORE STRINGENT REQUIREMENTS OF ALL
OCCUPANCIES THAT ARE SERVED.
1004.5: AREAS WITHOUT FIXED SEATING
THE NUMBER OF OCCUPANTS SHALL BE COMPUTED AT THE RATE OF ONE OCCUPANT PER UNIT OF AREA AS PRESCRIBED IN TABLE
1004.5 FOR AREAS WITHOUT FIXED SEATING, THE OCCUPANT LOAD SHALL BE NOT LESS THAN THAT NUMBER DETERMINED BY
DIVIDING THE FLOOR AREA UNDER CONSIDERATION BY THE OCCUPANT LOAD FACTOR ASSIGNED TO THE FUNCTION OF THE SPACE
AS SET FORTH IN TABLE 1004.5 WHERE AN INTENDED FUNCTION IS NOT LISTED IN TABLE 1004.5, THE BUILDING OFFICIAL SHALL
ESTABLISH A FUNCTION BASED ON A LISTED FUNCTION THAT MOST NEARLY RESEMBLES THE INTENDED FUNCTION.
PER TABLE 1004.5
OFFICE SPACE, (BUSINESS AREAS) B: 150 GROSS/OCCUPANT
RETAIL, M: 60 GROSS/OCCUPANT
RETAIL STORAGE, M: 300 GROSS/OCCUPANT SELF-STORAGE, S-1: N/A (USING 500 GROSS FOR CALCULATIONS)
PROPOSED: SEE SHEET PLANS - G203 & G204
1004.9 POSTING OF OCCUPANT LOAD
EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN
OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE,
NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED
SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S
AUTHORIZED AGENT.
1005.3: REQUIRED CAPACITY BASED ON OCCUPANT LOAD
THE REQUIRED CAPACITY, IN INCHES (MM), OF THE MEANS OF EGRESS FOR ANY ROOM, AREA, SPACE OR STORY SHALL BE NOT
LESS THAN THAT DETERMINED IN ACCORDANCE WITH SECTIONS 1005.3.1 AND 1005.3.2.
1005.3.1: STAIRWAYS
THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD
SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.3 INCH (7.6MM) PER OCCUPANT. WHERE STAIRWAYS
SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVIDUALLY SHALL BE USED IN
CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAYS SERVING THAT STORY.
REQ'D STAIR WIDTH: 36" MIN
PROPOSED STAIR WIDTH: 38.5" MIN
1005.3.2: OTHER EGRESS COMPONENTS
THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYINGTHE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH (5.1MM) PER
OCCUPANT.
PROPOSED: XXX OCCUPANTS / XXX EXITS = XXX XXX*.02= XXX MIN ALLOWED: 44"
PER 1028.4 THE MIN WIDTH OR REQUIRED CAPACITY OF THE EXIT DISCHARGE SHALL BE NOT LESS THAN THE MINIMUM WIDTH OR
REQUIRED CAPACITY OF THE EXITS BEING SERVED.
1005.7.1 DOORS
DOORS, WHEN FULLY OPENED, SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN 7 INCHES (178MM). DOORS IN ANY
POSITION SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN ONE-HALF.
1006.1: NUMBER OF EXITS AND EXIT ACCESS DOORWAYS:
MAXIMUM OCCUPANT LOAD OF SPACE: SEE SHEET G204
MAXIMUM COMMON PATH OF EGRESS TRAVEL DISTANCE:
A/M OCCUPANCY : 75' (W/ SPRINKLER SYSTEM)
B OCCUPANCY: 100' (W/ SPRINKLER SYSTEM)
S OCCUPANCY: 100' (W/ SPRINKLER SYSTEM)
1006.3.3: EGRESS BASED ON OCCUPANT LOAD
EACH STORY AND OCCUPIED ROOF SHAL HAVE THE MIN NUMBER OF SEPARATE AND DISTINCT EXITS, OR ACCESS TO EXITS, AS
SPECIFIED IN TABLE 1006.3.3. A SINGLE EXIT OR ACCESS TO A SINGLE EXIT SHALL BE PERMITTED IN ACCORDANCE WITH SECTION
1006.3.4. THE REQUIRED NUMBER OF EXITS, OR EXIT ACCESS STAIRWAYS OR RAMPS PROVIDING ACCESS TO EXITS, FROM ANY
STORY OR OCCUPIED ROOF SHALL BE MAINTAINED UNTIL ARRIVAL AT THE EXIT DISCHARGE OR A PUBLIC WAY.
1-500 OCC LOAD EXIT(S) PER STORY: 2 EXITS REQ'D
PROPOSED: 2 EXITS
1007.1.1: TWO EXITS OR EXIT ACCESS DOORWAYS
WHERE TWO EXITS, EXIT ACCESS DOORWAYS, EXIT ACCESS STAIRWAYS OR RAMPS, OR ANY COMBINATION THEREOF, ARE
REQUIRED FROM ANY PORTION OF THE EXIT ACCESS, THEY SHALL BE PLACED A DISTANCE APART EQUAL TO NOT LESS THAN ONE-
HALF OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE BUILDING OR AREA TO BE SERVED MEASURED IN
A STRAIGHT LINE BETWEEN THEM. INTERLOCKING OR SCISSOR STAIRWAYS SHALL BE COUNTED AS ONE EXIT STAIRWAY.
EXCEPTION 2: WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH
SECTION 903.3.1.1 OR 903.3.1.2, THE SEPARATION DISTANCE SHALL BE NOT LESS THAN ONE-THIRD OF THE LENGTH OF THE
MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED.
SEE SHEET G205 FOR EGRESS DIAGRAMS
1008.2: ILLUMINATION REQUIRED
THE MEANS OF EGRESS SERVING A ROOM OR SPACE SHALL BE ILLUMINATED AT ALL TIMES THAT THE ROOM OR SPACE ISOCCUPIED.
1008.2: ILLUMINATION LEVEL UNDER NORMAL POWER
THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL BE NOT LESS THAN 1 FOOTCANDLE (11 LUX) AT THE WALKING SURFACE.
ALONG EXIT ACCESS STAIRWAYS, EXIT STAIRWAYS, AND AT THEIR REQUIRED LANDINGS, THE ILLUMINATION LEVEL SHALL NOT BE
LESS THAN 10 FOOTCANDLES (108 LUX) AT THE WALKING SURFACE WHEN THE STAIRWAY IS IN USE.
1008.3: EMERGENCY POWER FOR ILLUMINATION
THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL
SUPPLY. EMERGENCY ILLUMINATION TO BE IN ACCORDANCE WITH SECTION 1008.3.1-5
1008.3.3 ROOMS AND SPACES
IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE ALL OF THE
FOLLOWING AREAS:
ELECTRICAL EQUIPMENT ROOMS, FIRE COMMAND CENTERS, FIRE PUMP ROOMS, GENERATOR ROOMS, PUBLIC
RESTROOMS WITH AN AREA GREATER THAN 300 SF
1008.3.4 DURATION THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OF
STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL
BE IN ACCORDANCE WITH SECTION 2702.
SCALE: 3/32" = 1'-0"1 EXIT SEPARATION - FIRST FLOOR
SCALE: 3/32" = 1'-0"2 EXIT SEPARATION - SECOND FLOOR
SCALE: 3/32" = 1'-0"3 EXIT SEPARATION - THIRD FLOOR
EXIT SEPARATION:
DIAGONAL = 81'-4"
PROPOSED = 39'-7"
ALLOWABLE MINIMUM = 27'-1"
DOOR SEPARATION:
DIAGONAL = 51'-5"
PROPOSED = 29'-0"
ALLOWABLE MINIMUM = 17'-1"
EXIT SEPARATION:
DIAGONAL = 103'-5"
PROPOSED = 67'-9"
ALLOWABLE MINIMUM = 34'-5"
*CBC 2022 1007.1.1 EXCEPTION #2
WHERE A BUILDING IS EQUIPPED
THROUGHOUT WITH AN AUTOMATIC
SPRINKLER SYSTEM IN ACCORDANCE
WITH SECTION 903.3.1.1 OR 903.3.1.2, THE
SEPARATION DISTANCE SHALL BE NOT
LESS THAN ONE-THIRD OF THE LENGTH
OF THE MAXIMUM OVERALL DIAGONAL
DIMENSION OF THE AREA SERVED.
Page 115 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 22 OF 141
G-204
CODE PLANS & SECTIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10123456789101112131415161718UP18 RISERS (6 23/32")
5G-204
5G-204
6'-0"6'-0"6'-0"
6'-0"7'-6 1/4"5'-0"5'-0"5'-3"
2'-10 1/4"2'-10 1/4"2'-10 1/4"3'-3 1/4"3'-2 1/4" TRAVEL DISTANCE = 79'-0"
TRAVEL DISTANCE = 87'-0"
EXIT 1
EXIT 2
EXIT 3
EXIT 4EXIT 5EXIT 6EXIT 7EXIT 9
EXIT 8
TRAVEL DISTANCE = 29'-0"
TRAVEL DISTANCE = 23'-0"
RETAIL
104RETAIL
105
WINE STORAGE112
LOADING ZONE115
OFFICE110
STORAGE113
ELEVATOR 01
RSTRM
106
RSTRM
103
STAIR 02
114
STAIR 01
121
FIRE (ASR) RM
118
RESTRM CORRIDOR
107
ELEVATOR 02
OFFICE
111
RETAIL
101
HALL
102
ELEV RM121
ELECTRIC RM120
TRANSFORMER
121
4G-204 4G-204
1234567
8
UP
20 RISERS (7")
RESTRM
108
ACC. RSTRM
109
TRASH RM
119
DN
5G-204
5G-2045'-0"3'-8"25'-0"5'-0"5'-0"4'-1"3'-8"EXITACCESS
TRAVEL
DISTANCE
= 44'-5"
OPEN TO BELOWOPEN TO BELOW
OPEN TO BELOW EXIT ACCESS TRAVEL DISTANCE = 71'-9"EXIT ACCESS TRAVELDISTANCE = 59'-0"TRAVEL DISTANCE = 33'-6"
OPEN TO BELOW
OFFICE207
OFFICE
206
OFFICE
205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02209
LOBBY203
STORAGE UNITS
210
HALLWAY
208
SPACE NOT USED211
4G-204 4G-204
DN
123456 7UP
12 RISERS (6 1/2")12345678910111213141516
UP 16 RISERS (6 25/32")
SK-1
SK-2
SK-3
F DW F
5G-204
5G-204
4G-204 4G-204
5'-0"3'-6"5'-0"3'-0"3'-2 1/2"45" CLR2'-8"EXIT ACCESS TRAVEL DISTANCE = 79'-0"
ELEVATOR 01
STAIR 02
324
MECHANICAL PLATFORM
312
OFFICE
305
GARDEN PATIO303 OFFICE301
OFFICE
315
OFFICE308
OFFICE310
COURTYARD318
GARDEN316
CONFERENCE RM
314
OFFICE
309
OFFICE304
RSTRM
321
KITCHEN
319
ELEVATOR 02
RSTRM
322
OUTDOOR ROOM317
GARDEN311
GARDEN
320
GARDEN323
VESTIBULE306
STAIRWELL EXIT325
RESTROOM CORRIDOR324
MECH. PLATFORM
302
STAIR 01327 DN
DN
GREEN ROOF
307
LIFE SAFETY LEGEND
EXIT ACCESS TRAVEL DISTANCE
1 HOUR RATED SEPARATION
2 HOUR RATED SEPARATION
3 HOUR RATED SEPARATION
EXIT
EXITS PER OCCUPANT LOAD
EXIT 1:
2 OCCUPANTS
EXIT 2:
2 OCCUPANTS
EXIT 3:
31/2 = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3
6 TOTAL OCCUPANTS FROM BUSINESS LEVEL 2
1 TOTAL OCCUPANTS FROM BUSINESS LEVEL 1
23 TOTAL OCCUPANTS
EXIT 4:
14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105
3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112
8.5 OCCUPANTS = 9 TOTAL OCCUPANTS
EXIT 5:
14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105
3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112
8.5 OCCUPANTS = 9 TOTAL OCCUPANTS
EXIT 6:
9 OCCUPANTS
EXIT 7:
12 OCCUPANTS
EXIT 8:
10/2 EXITS = 5 OCCUPANTS FROM STORAGE LEVEL 2
12 TOTAL OCCUPANTS FROM STORAGE 113
17 TOTAL OCCUPANTS
EXIT 9:31/2 EXITS = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3
10/2 EXITS = 5 TOTAL OCCUPANTS FROM STORAGE LEVEL 2
21 TOTAL OCCUPANTS
EXIT #
GENERAL NOTES
*ALL DOORS TO BE SIZED IN ACCORDANCE TO SECTION 1005.3.2 OF CBC
*DEAD END CORRIDORS NOT TO EXCEED 50' IN ACCORDANCE TO SECTION 1020.5 OF CBC
*TRAVEL DISTANCE SHALL NOT EXCEED 205 FT. FOR BUILDINGS SPRINKLED THROUGHOUT PER CBC SECTION
1004.2.3.2.2
(M) MERCANTILE
OCCUPANT LEGEND
(B) BUSINESS
(S-1) STORAGE
FOUNDATION
-3.13'
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'
-3.13'FOUNDATION -3.13'FOUNDATION
±0.00'1ST FLOOR ±0.00'1ST FLOOR
+9.13'2ND FLOOR - STORAGE +9.13'2ND FLOOR - STORAGE
+11.67'2ND FLOOR - OFFICE +11.67'2ND FLOOR - OFFICE
+18.17'3RD FLOOR +18.17'3RD FLOOR
+23.17'GARDEN ROOF +23.17'GARDEN ROOF
+28.79'ROOF +28.79'ROOF
SCALE: 3/32" = 1'-0"1 FIRST FLOOR LIFE SAFETY PLAN
SCALE: 3/32" = 1'-0"2 SECOND FLOOR LIFE SAFETY PLAN
SCALE: 3/32" = 1'-0"3 THIRD FLOOR LIFE SAFETY PLAN
SCALE: 1/8" = 1'-0"5 BUILDING SECTION - NORTH/SOUTH
0 4'8'16'
SCALE: 1/8" = 1'-0"4 BUILDING SECTION - EAST/WEST
0 4'8'16'
RETAIL 105 (M)
817 SF
817/60 = 14 OCCUPANTS
RETAIL 104 (M)
528 SF
528/60 = 9 OCCUPANTS
RETAIL 101 (M)
708 SF
708/60 = 12 OCCUPANTS
OFFICE 110 (B)
249SF
249/150 = 2 OCCUPANTS
OFFICE 111 (B)
245 SF
245/150 = 2 OCCUPANTS
LOBBY 107 (B)
122 SF
122/150 = 1 OCCUPANTS
STORAGE 112 (S-1)
769 SF
769/300 = 3 OCCUPANTS
TOTAL TRAVEL DISTANCE: 79'-0"
STORAGE 02 (S-1)
2,685 SF
2,685/300 = 9 OCCUPANTS
TOTAL TRAVEL DISTANCE: 87'-0"
OFFICE 207 (B)
161 SF
161/150 = 2 OCCUUPANTS
OFFICE 206 (B)
156 SF
156/150 = 2 OCCUUPANTS
OFFICE 205 (B)
154 SF
154/150 = 2 OCCUUPANTS
STORAGE 210 (S-1)
2,687 SF
2,687/300 = 9 OCCUUPANTS
TOTAL TRAVEL DISTANCE: 86'-0"
OFFICE (B)
4,611 SF
4,611/150 = 31 OCCUUPANTS
TOTAL TRAVEL DISTANCE: 79'-0"
*ALL DOORS TO BE SIZED IN
ACCORDANCE TO SECTION
1005.3.2
Page 116 of 324
ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN
CONSENT OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY
LIABILITY OR DAMAGE RESULTING FROM SUCH CHANGES OR
MODIFICATIONS, INCLUDING ANY ATTORNEYS FEES OR COSTS INCURRED IN
ANY PROCEEDING THAT DENN ENGINEERS MAY BE JOINED.
CONCRETE
BRICK
106.76 EXISTING ELEVATION
BLOCK WALL
LEGEND
100 EXISTING CONTOUR
X EXISTING FENCE
EXISTING
BUILDING
WOOD
DECK
THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR
UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS
OF PROFESSIONAL LAND SURVEYORS' ACT
R.C.E. 30826GARY J. ROEHL
3914 DEL AMO BLVD, SUITE 921
TORRANCE, CA 90503 (310) 542-9433
E N G IN E E R S
JOB ADDRESS
LEGAL DESCRIPTION
FOR
DRAWN BY CHECK BY
SHEET 1 OF 1
DRAWN ON
REVISIONS
COPYRIGHT
JOB NO.
BCR BEGINNING OF CURB RETURN
CATV CABLE TV PULL BOX
CONC.CONCRETE
CHMNY CHIMNEY
CEFB CITY ENGINEERS FIELD BOOK
C/L CENTERLINE
C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE
E'LY EASTERLY
EG EDGE OF GUTTER
EM ELECTRIC METER
FF FINISH FLOOR
FH FIRE HYDRANT
FL FLOW LINE
GFF GARAGE FINISH FLOOR
GM GAS METER
GUY / GW GUY WIRE
I.P. IRON PIPE MONUMENT
L&T LEAD AND TACK / TAG MONUMENT
MH MANHOLE ( SANITARY SEWER / STORM DRAIN)
N'LY NORTHERLY
N&T NAIL AND TAG MONUMENT
PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT
PB (CONT)TELEPHONE / CABLE TV)
PC PROPERTY CORNER / PROP. CORNER
PL PROPERTY LINE / PROP. LINE
PP / UP POWER POLE / UTILITY POLE
PPT PARAPET
PWFB PUBLIC WORKS FIELD BOOK
R.R.RAIL ROAD
RDFB ROAD DEPARTMENT FIELD BOOK
R.S.RECORD OF SURVEY
SPK / S&W SPIKE / SPIKE AND WASHER MONUMENT
S'LY SOUTHERLY
SSCO SANITARY SEWER CLEANOUT
STK / STK&T STAKE / STAKE AND TAG MONUMENT
STLT / LT STREET LIGHT POLE / LIGHT POLE
TC TOP OF CURB
TX / BX TOP OF APRON / BOTTOM OF APRON
W'LY WESTERLY
WM WATER METER
BOUNDARY MONUMENTS ARE NOT NECESSARILY
SET ON PROPERTY CORNERS. PLEASE REFER TO
THE NOTATION ON THIS SURVEY PLAT FOR OFFSET
DIMENSIONS. IF THERE ARE ANY QUESTIONS,
PLEASE DO NOT HESITATE TO CONTACT DENN
ENGINEERS FOR CLARIFICATION BY PHONE AT:
(310) 542-9433, M-F 8:00 AM TO 5:00 PM.
NOTE: ALL SETBACK DIMENSIONS SHOWN
ARE MEASURED TO EXTERIOR SURFACE OF
BUILDINGS UNLESS OTHERWISE NOTED.
901 HERMOSA AVENUE
HERMOSA BEACH, CA 90254
LOT 25,26 AND 27, BLOCK 10
HERMOSA BEACH
M.B. 1-25-26
APN 4187-003-028
SURVEY AND
TOPOGRAHY
FM GR
SCALE 1" = 8'
FEBRUARY 10, 2022
REVISIONS
NORTH22-006
CARDINAL INVESTMENTS
2301 ROSECRANS AVENUE, SUITE 4130
EL SEGUNDO, CA, 90254
PHONE
N 77°25'58"E 86.17'N 12°10'00"W95.11'N 77°26'20"E 86.16'N 12°10'00"W95.10'N 77°25'58"E 334.16'N 12°10'00"W135.11'N 77°26'20"E 323.80'
10TH COURT
9TH STREET HERMOSA AVENUE10.00'30.00'30.00'KYLE RANSFORD
SET L&T RCE 30826
3.00' E'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=16.40'
SET L&T RCE 30826
3.00' E'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=16.00'
FOUND N&T RCE 30826
0.95' N'LY & 0.11' W'LY
OF PROP. CORNER
TAG ELEV.=15.24'
FOUND L&T RCE 30826
23.00' S'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=15.19'
217.63'
20.00'
20.00'
227.99'16.2616.4915.2915.1115.78 TC15.20 FLCATV 15.30ED BOX 16.22 TC15.59 FLCATV15.8116.54 TC16.06 FL
16.2016.21 TX
15.88 FL
15.98 EG
SIGN
PARKING METER
15.892"GUARD POST 16.172"GUARD POST 16.122"GUARD POST 16.092"GUARD POST16.082"GUARD POST 16.142"GUARD POST 16.088"POST
16
.
9
9
16.0716.1216.0416.0416.35 TX
16.01 FL16.13 EG
PARKING METER
16.2916.0916.0616.56 FF16.0516.0515.92 FF8"TREE 15.6215.7515.2215.3115.4117.54 TW 15.44 PC15.9015.9239
.
2
6
P
A
R
A
P
E
T
36.61 PARAPET32.46 PARAPET16.57 FF16.40 TC
16.10 FL
PARKING METER
16.4215.2415.2116.56 PC16.44
SIGN 16.3716.2516.36 FL
16.44 TC
16.13 FL16.26 EG
WV16.35WV
16.41FH 16.47SSMH16.2915.93 FF15.53TEL BOX 15.34WM15.2115.2415.4415.52EBOX 3*4
15.3215.4016.3615.6515.8315.8115.91
17.03
17.03
16.02 22.87 TW15.5416.9917.0416.5015.70N 16°33'18"W135.40'BEACH DRIVECONC. GUTTERCONC. SIDEWALK100'
20'80'
FOUND PK NAIL PER R.S. 134-78
STA. 0+00.00STA. 0+38.192.8'20'10'10'60'30'30'20'
10'10'
FOUNT 4 PM's IN MANHOLE RIM
PER PWFB 0616-1732,1733
STA. 3+34.16
FOUND L&T 5909 ACCEPTED AS
C/L INT. PER PWFB 0616-1732,1733 FOUND NAIL PER R.S. 134-78
CONC. CURB
BUILDING IS 0.05' S'LY OF PROP. LINE.
BUILDING IS 0.29' N'LY OF PROP. LINE BUILDING IS 0.27' N'LY OF PROP. LINE
BUILDING IS 0.14' E'LY OF PROP. LINE
BUILDING IS 0.09' E'LY OF PROP. LINE
EXISTING RESIDENCE
EXISTING RESIDENCE
58 10TH COURT
APN 4187-003-027
LOT 24 LOT 25 LOT 26 LOT 27
30.00'95.11'10.00'106.17'
106.17'
NOTE:
A TITLE POLICY WAS NOT PROVIDED TO DENN ENGINEERS AT THE TIME OF THIS SURVEY. THEREFORE, DENN ENGINEERS DOES
NOT GUARANTEE THE LEGAL DESCRIPTION OF THIS PROPERTY SURVEYED NOR DOES IT REFLECT OR DELINEATE ANY
EASEMENTS THAT MAY BE ON SAID PROPERTY.
Page 117 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 27 OF 141
AD-101
DEMOLITION SITE PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
PL
PL
05
06
12
02
07
01
HERMOSA AVENUE 10TH COURT9TH STREET(E) NEIGHBORING BUILDING
(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDINGABV
PLPL
PL PL
PL
PL
08
901 HERMOSA AVE
(E) BUILDING FOOTPRINT
7,756 SQ FT
01
02
03
04
05
06
07
08
09
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED
EXISTING CONCRETE CURB TO BE
REMOVED
EXISTING COLUMN TO BE REMOVED
EXISTING PLANTER BOX TO BE REMOVED
EXISTING HARDSCAPE TO BE REMOVED
EXISTING UTILITY BOX TO BE REMOVED.
UTILITIES TO BE RELOCATED.
EXISTING TREE TO BE REMOVED
EXISTING BOLLARDS TO BE REMOVED
SCALE: 3/16" = 1'-0"1 DEMO SITE PLAN
0 4'8'12'
Page 118 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 28 OF 141
AD-111
DEMOLITION 1st FLOOR PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
#DrgID
#LayID
1
PERM
1
A-201
2
A-201
4'-2"7"10'-5"4'-7 1/2"8'-2"2'-0"8'-2"1'-9"4'-2 1/4"9'-2 1/2"3'-5 1/4"26'-9 1/2"2
1'-0"
VIF 13'-2"
01 14
02
04
03
03
03
03
030303
07
07
04
04
04
04
04
07
07
04
04
04
16
19
19
19
19
13
13
0101
070707
16
16161616
1616
1616
15
19
07
08
08VIF VIFPL
PL
SB
PL
PL
PL
PL
01
02
03
04
05
06
07
08
09
11
10
12
13
14
15
16
17
18
19
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
EXISTING STAIRS TO BE REMOVED
NOT USED
NOT USED
NOT USED
NOT USED
EXISTING WALL CORNER TO BE
REMOVED. REPAIR TO MATCH ADJACENT.
EXISTING ROLLUP DOOR SYSTEM TO BE
REMOVED / REPLACED
EXISTING UTILITIES TO BE RELOCATED.
OPEN TO ABOVE
NOT USED
NOT USED
EXISTING EXTERIOR STUCCO WALL FINISH AND
WRB TO BE REMOVED AND REPLACED PER
WALL ASSEMBLIES; TYP
WALLS TO REMAIN
WALLS TO BE DEMO'D
NEW WALLS
10
10
SCALE: 1/4" = 1'-0"1 1st FLOOR DEMOLITION PLAN
0 2'4'8'
Page 119 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 29 OF 141
AD-112
DEMOLITION 2nd FLOOR
PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
#DrgID
#LayID
1
PERM
1
A-201
2
A-201
04
01
04
030303040413
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04
03
03
07
07
03
010101
0101
01
19
19
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08
08
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
01
02
03
04
05
06
07
08
09
11
10
12
13
14
15
16
17
18
19
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
EXISTING STAIRS TO BE REMOVED
NOT USED
NOT USED
NOT USED
NOT USED
EXISTING WALL CORNER TO BE
REMOVED. REPAIR TO MATCH ADJACENT.
EXISTING ROLLUP DOOR SYSTEM TO BE
REMOVED / REPLACED
EXISTING UTILITIES TO BE RELOCATED.
OPEN TO ABOVE
NOT USED
NOT USED
EXISTING EXTERIOR STUCCO WALL FINISH AND
WRB TO BE REMOVED AND REPLACED PER
WALL ASSEMBLIES; TYP
WALLS TO REMAIN
WALLS TO BE DEMO'D
NEW WALLS
10
10
SCALE: 1/4" = 1'-0"1 2nd FLOOR DEMOLITION PLAN
0 2'4'8'
Page 120 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 30 OF 141
AD-113
DEMOLITION ROOF PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
PL
PL
PL
PL
1
A-201
2
A-201
1
PERM
#DrgID
#LayID
04
05
06
05
05
PL
PL
01
02
03
04
05
06
07
08
09
11
10
12
13
14
15
16
17
18
19
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
EXISTING STAIRS TO BE REMOVED
NOT USED
NOT USED
NOT USED
NOT USED
EXISTING WALL CORNER TO BE
REMOVED. REPAIR TO MATCH ADJACENT.
EXISTING ROLLUP DOOR SYSTEM TO BE
REMOVED / REPLACED
EXISTING UTILITIES TO BE RELOCATED.
OPEN TO ABOVE
NOT USED
NOT USED
EXISTING EXTERIOR STUCCO WALL FINISH AND
WRB TO BE REMOVED AND REPLACED PER
WALL ASSEMBLIES; TYP
WALLS TO REMAIN
WALLS TO BE DEMO'D
NEW WALLS
SCALE: 1/4" = 1'-0"1 DEMOLITION ROOF PLAN
Page 121 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 31 OF 141
C-000
1
1
2
2
3
3
4
4
5
5
6
6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnTITLE SHEET
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
10 12-02-25 PLANNING COM. HEARING
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-000
TITLE SHEET
N
N
“”
“”
“”
“”
” ”
“
”
“
”
Page 122 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 32 OF 141
C-100
1
1
2
2
3
3
4
4
5
5
6
6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnEROSION CONTROL PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
10 12-02-25 PLANNING COM. HEARINGN 77°25'58"E86.17'N 12°10'00"W95.11'N 77°26'20"E86.16'N 12°10'00"W95.10'N 77°25'58"E334.16'N 12°10'00"W135.11'N 77°26'20"E323.80'10.00'
30.00'
30.00'20.00'20.00'16.
2
6
16
.
4
915.2915
.
1
1
15.78 TC
15.20 FLCATV
15
.
3
0
ED BOX16.22 TC
15.59 FL
CATV15
.
8
1
16.54 TC
16.06 FL16
.
2
0
16.21 TX15.88 FL15.98 EGSIGNPARKING METER15
.
8
9 2"GUARD POST16
.
1
72"GUARD POST16.
1
22"GUARD POST16
.
0
92"GUARD POST16
.
0
82"GUARD POST16.
1
42"GUARD POST16
.
0
8
8"POST16.9916.0716
.
1
2
16.
0
4
16
.
0
4
16.35 TX16.01 FL16.13 EGPARKING METER16
.
2
9
16.
0
9
16
.
0
616.56 FF16.0516.0515
.
9
2
F
F8"TREE15.
6
2
15.
7
5
15
.
2
2
15
.
3
1
15
.
4
117.54 TW 15
.
4
4
P
C
15
.
9
0
15
.
9
2
39.26 PARAPET36.61 PARAPET32
.
4
6
P
A
R
A
P
E
T
16
.
5
7
F
F
16.40 TC16.10 FLPARKING METER16.
4
2 15.2415
.
2
1
16.56 PC 16.44SIGN16
.
3
7
16.
2
516.36 FL16.44 TC16.13 FL16.26 EGWV16
.
3
5 WV16
.
4
1
FH16
.
4
7SSMH16.
2
9
15
.
9
3
F
F
15.
5
3TEL BOX15
.
3
4WM15
.
2
1
15
.
2
4
15
.
4
4
15
.
5
2EBOX 3*415.3215.
4
016.36
15
.
6
5
15.
8
3
15.
8
115.9117.0317.0316.0222.
8
7
T
W
15
.
5
4
16
.
9
9
17
.
0
4
16
.
5
0
15
.
7
0
100'20'80'2.8'20'10'10'60'30'30'30.00'95.11'10.00'106.17'106.17'5008LT NT16.22
5008 LT NT16.22
501
0 LT NT16.24
5028
16.2
2 503216.6
1
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-100
EROSION CONTROL PLAN
Page 123 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 33 OF 141
C-210
1
1
2
2
3
3
4
4
5
5
6
6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnGRADING AND DRAINAGE
PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
10 12-02-25 PLANNING COM. HEARING
30.00'1
6
.
2
6 15.291
5
.
1
1
15.78 TC
15.20 FLCATV
15
.
3
0
ED BOX16.22 TC
15.59 FL
CATV15
.
8
1
16.54 TC
16.06 FL16
.
2
0
16.21 TX15.88 FL15.98 EGSIGNPARKING METER15
.
8
9 2"GUARD POST16
.
1
72"GUARD POST16
.
1
22"GUARD POST1
6
.
0
92"GUARD POST16
.
0
82"GUARD POST1
6
.
1
42"GUARD POST16
.
0
8
8"POST16.9916.0716
.
1
2
16
.
0
4
16
.
0
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16.35 TX16.01 FL16.13 EGPARKING METER16
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2
9
1
6
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0
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1
6
.
0
616.56 FF16.0516.0515
.
9
2
F
F8"TREE1
5
.
6
2
1
5
.
7
5
1
5
.
2
2
15
.
3
1
15
.
4
117.54 TW 15
.
4
4
P
C
1
5
.
9
0
15
.
9
2
39.26 PARAPET36.61 PARAPET32
.
4
6
P
A
R
A
P
E
T
1
6
.
5
7
F
F
16.40 TC16.10 FLPARKING METER16
.
4
2 15.2415
.
2
1
16.56 PC 16.44SIGN16
.
3
7
1
6
.
2
516.36 FL16.44 TC16.13 FL16.26 EGWV1
6
.
3
5 WV1
6
.
4
1SSMH1
6
.
2
9
15
.
9
3
F
F
1
5
.
5
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5
.
3
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.
2
1
1
5
.
2
4
1
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.
4
4
1
5
.
5
2EBOX 3*415.321
5
.
4
0
16.36
1
5
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8
115.9117.0317.0316.022
2
.
8
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T
W
15
.
5
4
16
.
9
9
17
.
0
4
16
.
5
0
15
.
7
0
2.8'5008LT NT16.
2
2
50
0
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2
2
50
1
0 LT NT16.
2
4
50
2
8
16.
2
2
50
3
2
16.
6
1
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-210
GRADING AND DRAINAGE
PLAN
Page 124 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 34 OF 141
C-300
1
1
2
2
3
3
4
4
5
5
6
6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnLOW IMPACT DEVELOPMENT
PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
10 12-02-25 PLANNING COM. HEARING
30.00'16.
2
6
16
.
4
915.2915
.
1
1
15.78 TC
15.20 FLCATV
15
.
3
0
ED BOX16.22 TC
15.59 FL
CATV15
.
8
1
16.54 TC
16.06 FL16
.
2
0
16.21 TX15.88 FL15.98 EGSIGNPARKING METER15
.
8
9 2"GUARD POST16
.
1
72"GUARD POST16.
1
22"GUARD POST16
.
0
92"GUARD POST16
.
0
82"GUARD POST16.
1
42"GUARD POST16
.
0
8
8"POST16.9916.0716
.
1
2
16.
0
4
16
.
0
4
16.35 TX16.01 FL16.13 EGPARKING METER16
.
2
9
16.
0
9
16
.
0
616.56 FF16.0516.0515
.
9
2
F
F8"TREE15.
6
2
15.
7
5
15
.
2
2
15
.
3
1
15
.
4
117.54 TW 15
.
4
4
P
C
15
.
9
0
15
.
9
2
39.26 PARAPET36.61 PARAPET32
.
4
6
P
A
R
A
P
E
T
16
.
5
7
F
F
16.40 TC16.10 FLPARKING METER16.
4
2 15.2415
.
2
1
16.56 PC 16.44SIGN16
.
3
7
16.
2
516.36 FL16.44 TC16.13 FL16.26 EGWV16
.
3
5 WV16
.
4
1
FH16
.
4
7SSMH16.
2
9
15
.
9
3
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15.
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.
3
4WM15
.
2
1
15
.
2
4
15
.
4
4
15
.
5
2EBOX 3*415.3215.
4
016.36
15
.
6
5
15.
8
3
15.
8
115.9117.0317.0316.0222.
8
7
T
W
15
.
5
4
16
.
9
9
17
.
0
4
16
.
5
0
15
.
7
0
2.8'5008LT NT16.22
5008 LT NT16.22
501
0 LT NT16.24
5028
16.2
2 503216.6
1
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-300
LOW IMPACT
DEVELOPMENT PLAN
Page 125 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 35 OF 141
C-400
1
1
2
2
3
3
4
4
5
5
6
6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnUTILITY PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
10 12-02-25 PLANNING COM. HEARING
30.00'16.
2
6
16
.
4
915.2915
.
1
1
15.78 TC
15.20 FLCATV
15
.
3
0
ED BOX16.22 TC
15.59 FL
CATV15
.
8
1
16.54 TC
16.06 FL16
.
2
0
16.21 TX15.88 FL15.98 EGSIGNPARKING METER15
.
8
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.
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.
0
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.
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.
0
8
8"POST16.9916.0716
.
1
2
16.
0
4
16
.
0
4
16.35 TX16.01 FL16.13 EGPARKING METER16
.
2
9
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0
9
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.
0
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.
9
2
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6
2
15.
7
5
15
.
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2
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.
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.
4
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.
4
4
P
C
15
.
9
0
15
.
9
2
39.26 PARAPET36.61 PARAPET32
.
4
6
P
A
R
A
P
E
T
16
.
5
7
F
F
16.40 TC16.10 FLPARKING METER16.
4
2 15.2415
.
2
1
16.56 PC 16.44SIGN16
.
3
7
16.
2
516.36 FL16.44 TC16.13 FL16.26 EGWV16
.
3
5 WV16
.
4
1
FH16
.
4
7SSMH16.
2
9
15
.
9
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.
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.
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4
016.36
15
.
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5
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8
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8
7
T
W
15
.
5
4
16
.
9
9
17
.
0
4
16
.
5
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.
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0
2.8'5008LT NT16.22
5008 LT NT16.22
501
0 LT NT16.24
5028
16.2
2 503216.6
1
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-400
UTILITY PLAN
Page 126 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 65 OF 141
A-101
1
1
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6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnSITE PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
10 12-02-25 PLANNING COM. HEARING
01
02
03
04
05
06
07
08
09
10
11
12
13
14
(E) SEWER
(E) FIRE HYDRANT
(E) CURB CUT PER SURVEY
(E) EDISON BOX
(N) TRASH ENCLOSURE
(E) WATER METER
SLOPE NOT TO EXCEED 6.67%
(N) FIRE ROOM ENCLOSURE
PROPOSED CONCRETE PLANTER NOT TO
EXCEED 42"
(E) CATV BOX
(E) ELECTRICAL BOX
(E) TELEPHONE BOX
PROPOSED CONCRETE BENCH NOT TO EXCEED
20"
(N) TRANSFORMER ENCLOSURE
CLCL
PC 15.44'PC 15.24'
PC 15.98'
11"83'-4"95'-1 1/4"
8'-1" WALKSTREET 21'-10 1/2" ENCROACHMENT
86'-2"16.35 TX
EG 15.59
06
07
01
02
04
10
16.01 FL
5X5
10TH COURT5X5
5X5
5X5
5X5
5X10
5X5
5X5
5X10 5X10
5X5 5X5 5X5 5X5
5X10 5X10 5X10 5X10 5X10 5X10 5X10
5X10
5X10
5X10
5X5
5X5
5X5
5X10 5X10
5X10 5X10
5X105X10
5X5
5X5
5X15
2% SLOPE
MAX
ENTRY ENTRY ENTRY
E
N
T
R
YENTRYENTRYENTRY ENTRYOPEN
TO
ABOVE
SIM
HERMOSA AVE
5X5
9TH STREETPLPL
PL PL
WS
WS
SBSB
PL
PL
PL
PL
PC 16.56'
39.26' TO PARAPET
39.26' TO PARAPET
FF 16.56'
FF 16.57'
FF 15.93'
32.46'
FF 16.56'
16.09'
16.06'
10'-0"2'-11"20'-1/2"29'-11 1/2"5'-10"24'-3 1/4"FF 16.56'
32.46' TO PARAPET
FF 16.56'
FF 16.56'
03
THIRD STORY
SETBACK
ABOVE
05
12
11
08
14
SECOND STORY
SETBACK
ABOVE
901 HERMOSA AVE
(E) BUILDING FOOTPRINT
7,756 SQ FT
(E) NEIGHBORING BUILDING
(E) CONCRETE SIDEWALK (E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDINGSCALE: 3/16" = 1'-0"1 SITE PLAN
0 4'8'12'
Page 127 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 66 OF 141
A-111
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6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnFOUNDATION PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
10 12-02-25 PLANNING COM. HEARING
5 5
9 1/4"
2'-2 3/4"2'-1/2"HSS
F5
F6 F6 F5 F5
F5 F5
F5 F5F5F4
F4
W12B
W10B
W8A
W10B
W10B
W10B
W10A
TYP.
ELEV.
PIT
ELEV.
PIT2'-4 1/2"2'-7 1/2"3'-0"3'-0"2'-0"3'-3/4"2'-4 1/4"1'-1 3/4"1'-3/4"2'-5 1/4"5'-5"5'-5"6'-9 1/4"6'-8 3/4"1'-3/4"2'-5 1/4"6'-9"6'-9"1'-1/2"2'-5 1/2"7'-11 3/4"
1'-1/4"11 3/4"7'-11 3/4"8 1/4"2'-11 1/2"3'-2"2'-10"3'-3/4"6'-0"1'-10 1/2"2'-0"2'-0"
PL
PL
PL
PL
SB
SB
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
GRADE BEAM, SEE STRUCTUAL SET
CONCRETE WALL, SEE STRUCTURAL SET
TURN DOWN SLAB EDGE, SEE STRUCTURAL SET
TYPICAL CONCRETE FOOTING, SEE
STRUCTURAL SET
EXISTING FOUNDATION
STRUCTURAL WALL & COLUMN TAG,
SEE STRUCTURAL SET
INDICATES CHANGE IN FLOOR
ELEVATION, SEE STRUCTURAL SET
xx
SCALE: 1/4" = 1'-0"1 FOUNDATION PLAN
0 2'4'8'
Page 128 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 67 OF 141
A-112
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ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
10 12-02-25 PLANNING COM. HEARING115.2119.1118.1101.B104.A105.A
105.B107.1102.1102.2106.1121.1109.1108.1
103.1
120.1 115.1110.A
111.A111.1111.2110.2110.1101.1104.1
10
5.2 114.1115.3101.A 119.1123456789101112131415161718UP18 RISERS (6 23/32")
5 5CL121.1105.1
1
A-403
8
A-908
2
A-204
1
A-204
1
A-203
PC 15.98'
PC 15.56'
PC 15.24'
PC 15.44'9 1/2"81'-11"3'-5 1/2"7 1/2"7"
94'-2"2'-10 3/4"7'-9 1/2"CLR5'-0"5'-0"
5'-0"5'-0"5'-5 1/2"2'-8 3/4"
RO
10"
6'-6 1/4"
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. -1.00' = 15.50'
F.F. -0.97' = 15.53'3'-8"CLR2'-0"3'-1 1/2"R.O.14'-1/4"6'-8 3/4"3'-9"5'-1 1/2"
F.F. 0.00' = 16.56'
6'-11 1/2"12'-1/4"55'-0"9'-3 1/4"10'-11"
VIF
7'-2"9'-2 1/2"RO1'-7"8'-6 3/4"5'-5"14'-11"14'-11"EG 15.75
EG 15.53
20'-2"4'-8 1/2"3'-1 1/2"
R.O.
1'-3/4"
9'-1/4"
1'-1/4"
3'-4 1/4"19'-9"3'-3 1/2"
R.O.
10'-9"7'-1/2"8'-2" R.O.2'-0"8'-2" R.O.6'-1 1/4"4'-7 1/2"10'-5"R.O.4'-2 1/2"9 1/2"10"2'-1/2"10'-7 1/2"RO1'-4"10'-7 1/2"RO2'-8"2
1'-0" R
O
VIF
21'-1/2" RO
VIF
1'-11"3'-3"
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'3'-8" CLEAR3'-2 1/2"R.O.8 1/2"11'-3/4"3'-2 1/4"R.O.14'-6 3/4"
F.F. 0.00' = 16.56'2'-10 1/4"6 3/4"4'-7"RO5'-1 1/4"26'-8 1/2"11'-5"28'-1/2"15'-9"2'-10 3/4"RO5'-8"0 3/4"3'-2 1/4" R.O.7'-10 3/4"4'-2"R.O.4"8'-4 3/4"5'-11 1/2"
8'-4"CLR
3"3'-0"CLEAR3'-0"CLEAR4'-6 1/2"
CLEAR
F.F. 0.00' = 16.50'WT02-CWT07-B
WT07-B
WT07-BWT08-B
WT05WT09-CWT10-A
WT07-B WT07-BWT12
WT06
WT07-B
WT07-BWT07-A
WT07-BWT10-A
WT02-
A WT02-A
WT11WT07-BWT07-AALIGNALIGNALIGNALIGN
WT07-BWT07-BWT06WT11WT11 WT06WT06WT06WT02-C WT02-CWT10-BWT09-BALIGNALIGN
WT03-AWT02-BALIGNALIGNWT02-CWT09-C
WT03-B
WT02-AWT02-AWT06WT02-CWT02-CWT06WT13 WT13WT06WT06 WT06
WT06
5X5 10TH COURT5X5
5X5
5X5
5X5
5X10
5X5
5X5
5X10 5X10
5X5 5X5 5X5 5X5
5X10 5X10 5X10 5X10 5X10 5X10 5X10
5X10
5X10
5X10
5X5
5X5
5X5
5X10 5X10
5X10 5X10
5X105X10
5X5
5X5
METER/
DIST.
METER/
DIST.
PULL/
MAIN
5X15
EP2% SLOPE
MAX
OPEN
TO
ABOVE
WIRE
WAY
METER/
DIST.
SIM CONTROLLER5X5
6'x8'
RETAIL
104
RETAIL
105
WINE STORAGE
112
LOADING ZONE
115
OFFICE
110
STORAGE
113
ELEVATOR 01
RSTRM
106
RSTRM
103
STAIR 02
114
STAIR 01
121
FIRE (ASR) RM
118
RESTRM CORRIDOR
107
ELEVATOR 02
OFFICE
111
RETAIL
101
HALL
102
ELEV RM
121
ELECTRIC RM
120
TRANSFORMER
121
3
A-203
#DrgID
#LayID
105.3
112.11234567
8
UP
20 RISERS (7")
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
1
A-401
1
A-402
2
A-404
3
A-404
1
A-404
5
A-908
12A-908
13
A-908
2
A-203
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
3'-6 3/4"15'-8" ROVIF2'-4 3/4"8'-2"R.O.18'-1 1/2"4'-1 3/4"3'-1 1/2"R.O.6"24'-1"23'-9 3/4"
1'-1"
03
03
03
WT11
03
0204
WT17
WT03-B13
13
13
13
RESTRM
108
ACC. RSTRM
109
TRASH RM
119
01
02
03
04
05
06
07
08
09
10
11
12
13
14
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSEDBEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
METAL TRELLIS
SCALE: 1/4" = 1'-0"1 1st FLOOR PLAN
0 2'4'8'
Page 129 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 68 OF 141
A-113
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ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
10 12-02-25 PLANNING COM. HEARING
101.B104.A105.A
105.B
101.A
DN
5 5
2
A-401
2
A-402
5
A-403
2
A-204
1
A-204
1
A-203
3
A-203
2
9'-2 1/4"3'-8 3/4"VIF15'-8"VIF40'-1"5'-2 1/4"7 1/2"12'-11 3/4"4'-5 1/4"6'-3"VIF11'-8 1/2"12'-2 1/2"12'-4"14'-1 1/2"5'-1 1/4"3'-8"CLRF.F. 11.67'
= 28.17'82'-6 3/4"2'-10"7 1/2"3 1/2"
94'-2"
6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"
VIF
F.F. 9.17' = 25.67'
10 1/2"3'-2 1/4"
R.O.
15'-11 1/2"4'-3 1/4"4'-9"5 1/2"F.F. 11.67' = 28.17'
F.F. 11.67' = 28.17'
F.F. 11.67' = 28.17'
F.F. 9.17' = 25.67' 26'-8 3/4"11'-5"28'-1/2"15'-9"4'-5"WT10-BWT07-B
WT07-B
WT11
WT10-A
WT07-B
WT07-BWT07-BWT03-BWT02-A
WT06WT12
WT06
WT05
WT11
42" GUARDRAIL WT09-BWT07-BWT10-BWT09-CWT09-C
WT07-A
WT07-A
WT07-B
WT02-BW
T02-C
WT08-BWT04-B
WT06WT01WT14-B
OPEN
TO
BELOW
5X5
5X10
5X10
5X10
5X5 5X5
5X10 5X10 5X10 5X10
5X10 5X10 5X10 5X10 5X10
5X5 5X5
5X105X105X105X105X10
5X5
5X5
5X5
5X5
5X5
5X5
5X5
5X10
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
ABOVE
5X5
5X5
5X5 5X5 5X5 5X15
5X5
5X5
OPEN TO
TRANSFORMER
BELOW
5X6
DECOMISISONED AREA
1340 SF
OFFICE
207
OFFICE
206
OFFICE
205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02
209
LOBBY
203
STORAGE UNITS
210
HALLWAY
208
SPACE NOT USED
211
#DrgID
#LayID
DN
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2
A-203
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
209.1
1234567UP
12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32")
5
A-908
6
A-903
0905
03
03
WT06
WT17
01
02
03
04
05
06
07
08
09
10
11
12
13
14
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSEDBEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
METAL TRELLIS
SCALE: 1/4" = 1'-0"1 2ND FLOOR PLAN
0 2'4'8'
Page 130 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 69 OF 141
A-114
3rd FLOOR PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
316.A
316.1
316.B
316.C
320.A
320.1
310.B
308.A
309.A
310.A
308.1310.1309.1318.A
303.A 303.C
312.1
318.B
306.A
306.1305.A 305.1323.A
316.1325.1320.B
321.1
322.1 325.2311.B
304.A 303.B 301.A303.B 303.B
303.1 301.1304.1
311.A
311.C
317.A
317.B 317.1
317.C
314.A
315.A314.1314.2
SK-1
SK-2
SK-3
5 5
F DW F
4
A-404
1
A-405
2
A-405
3
A-908
5
A-908
9
A-908
9
A-908
2
A-204
1
A-204
1
A-203
3
A-203
#DrgID
#LayID 19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2"
PC 15.24'PC 15.44'13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4"
6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"11'-5 3/4"9'-3 3/4"6'-2"3'-1/2"R.O.2'-7 1/2"3'-3"R.O.3 3/4"5'-9"
6 1/2"
2'-8 1/2"
RO
15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"4'-1 1/2"2'-1"7'-6 1/4"48'-3 3/4"
F.F. = 18.17'
= 34.67'45" CLR2'-7 1/4"4'-2"
RO
2'-1 1/2"
FF =18.25'
= 34.75'
28'-1"5'-0"
27'-7"5'-6 1/2"
VIF
13'-10 3/4"26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"FF = 18.17'
= 34.67'
14'-0"
RO
WT07-B
WT07-B
WT04-A
WT07-A
WT11
WT07-BWT07-BWT11WT11
WT12
WT12
WT04-A WT07-B
WT06ALIGNALIGN
WT14-B
W
T
14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A
WT14-AWT14-AWT07-B WT07-AWT04-A
WT07-BWT07-BWT07-BWT04-AWT16 WT16
W
T
16WT16WT16
WT14-B
WT14-B
WT16WT16WT16WT14-A
WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A
WT14-AOPEN TO
ABOVE
OPEN TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPENTO
BELOW
OPEN
TO
BELOW
OPEN
TO
ABOVE
OPEN
TO
ABOVE
ELEVATOR 01
STAIR 02
324
MECHANICAL PLATFORM
312
OFFICE
305
GARDEN PATIO
303 OFFICE
301
OFFICE
315
OFFICE
308
OFFICE
310
COURTYARD
318
GARDEN
316
CONFERENCE RM
314
OFFICE
309
OFFICE
304
RSTRM
321
KITCHEN
319
ELEVATOR 02
RSTRM
322
OUTDOOR ROOM
317
GARDEN
311
GARDEN
320
GARDEN
323
VESTIBULE
306
STAIRWELL EXIT
325
RESTROOM CORRIDOR
324
MECH. PLATFORM
302
STAIR 01
327
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2
A-203
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
DN
DN
#DrgID
#LayID
3
A-402
3
A-403
3
A-907
319.1
308.B
309.B
PC 15.56'
7'-2 3/4"4'-8 1/2"4'-3 1/2"7'-5"5'-3/4"VIF6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"09
09
09
09
09
0505
06
06
06
06
07
07
07
WT04-A
WT14-BWT15-BWT09-COPENTO
ABOVE
465 SQ FT
LID PLANTER
GREEN ROOF
307
01
02
03
04
05
06
07
08
09
10
11
12
13
14
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSEDBEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
METAL TRELLIS
SCALE: 1/4" = 1'-0"1 3RD FLOOR PLAN
0 2'4'8'
Page 131 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 70 OF 141
A-115
ROOF PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
01
02
03
04
05
06
07
08
09
10
11
12
13
14
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSED
BEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
METAL TRELLIS
5 5
2
A-204
1
A-204
1
A-203
3
A-203
#DrgID
#LayID 23'-5 1/4"29'-11 1/2"21'-11 1/2"68'-9"3'-1/4"17'-4 1/4"17'-9 1/4"6 1/4"42'-4 1/4"27'-4 1/2"3'-2 1/4"TO PL81'-11"7 1/2"3 1/2"
94'-2"
PC 16.07'
PC 16.56'
PC 15.24'
PC 15.44'3'-7 3/4"43'-6 1/4"21'-2 1/4"21'-9 1/4"4'-3/4"
6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"
CP F
PROPOSED: 45.93'
ALLOWED: 53.78'26'-8 3/4"11'-5"28'-1/2"15'-9"LOWEST POINT ON SITE
OPEN
TO
BELOW
SLOPE 1/4":12"
MIN.SLOPE 1/4":12"
MIN.
SLOPE 1/4":12"
MIN.
SLOPE 1/4":12"
MIN.
SLOPE 1/4":12"
MIN.
520 SQ FT
SOLAR ZONE AREA
OPEN
TO
BELOW
OPEN
TOBELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2
A-203
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
CP A PROPOSED: 45.29'
ALLOWED: 45.32'
CP B PROPOSED: 45.29'
ALLOWED: 45.47'
CP C PROPOSED: 45.29'
ALLOWED: 46.48'CP D1 PROPOSED: 45.29'
ALLOWED: 46.15'
CP D2 PROPOSED: 45.29'
ALLOWED: 45.93'
CP E1
PROPOSED: 48.60'ALLOWED: 53.78'
CP E2 PROPOSED: 48.60'
ALLOWED: 53.53'
01
01
01 01
06
06
06
01
07
06
06
14
14
14
ELEVATOR
OVERRUN
ELEVATOR
OVERRUN
SLOPE 1/4":12"
MIN.
10
10
SCALE: 1/4" = 1'-0"1 ROOF PLAN
0 2'4'8'
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'4.35 Distance from A to Critical Point along Line AB
Elev. AB':15.25
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'4.35 Distance from C to Critical Point along Line CD
Elev.CD':16.54
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 5 Distance from Line AB to Critical Point (width)
Elev. CP1:15.32
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP A:45.32
Prop. Ht. @ CP A:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'4.35 Distance from A to Critical Point along Line AB
Elev. AB':15.25
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'4.35 Distance from C to Critical Point along Line CD
Elev.CD':16.54
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 5 Distance from Line AB to Critical Point (width)
Elev. CP1:15.32
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP A:45.32
Prop. Ht. @ CP A:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'90.83 Distance from A to Critical Point along Line AB
Elev. AB':15.43
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'90.83 Distance from C to Critical Point along Line CD
Elev.CD':16.09
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 5 Distance from Line AB to Critical Point (width)
Elev. CP1:15.47
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP B:45.47
Prop. Ht. @ CP B:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'4.35 Distance from A to Critical Point along Line AB
Elev. AB':15.25
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'4.35 Distance from C to Critical Point along Line CD
Elev.CD':16.54
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width)
Elev. CP1:16.48
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP C:46.48
Prop. Ht. @ CP C:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'73.13 Distance from A to Critical Point along Line AB
Elev. AB':15.39
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'73.13 Distance from C to Critical Point along Line CD
Elev.CD':16.18
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width)
Elev. CP1:16.15
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP D1:46.15
Prop. Ht. @ CP D1:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'90.83 Distance from A to Critical Point along Line AB
Elev. AB':15.43
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'90.83 Distance from C to Critical Point along Line CD
Elev.CD':16.09
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 65.52 Distance from Line AB to Critical Point (width)
Elev. CP1:15.93
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP D2:45.93
Prop. Ht. @ CP D2:45.29
Page 132 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 77 OF 141
A-201
EXISTING ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING107"16.09'
15.54'
05
02
06
03
0404
02
06
02
0303
0404
07
07
07
PL
PL
2ND FLOOR+24.50'
1ST FLOOR+16.50'
ROOF+34.00'
T.O. PARAPET+39.80"
39.26'
36.61'
EXISTING GRADE
EXISTING SLAB
ON GRADE
EXISTING STEP INTO PROPERTY
01
02
03
04
05
06
07
08
09
11
10
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
EXISTING STAIRS TO BE REMOVED
NOT USED
NOT USED
NOT USED
0505
0404
EXISTING GRADE
EXISTING SLAB
PLPL
2ND FLOOR+24.50
1ST FLOOR+16.50
ROOF+34.00'
T.O. PARAPET+39.80'
15.46'15.50'
SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION - EXISTING
0 2'4'8'
SCALE: 1/4" = 1'-0"2 WEST ELEVATION - EXISTING
0 2'4'8'
Page 133 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 78 OF 141
A-202
EXISTING ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
03 0303
06
03
04
04
04
04
0404
(E) STEP INTO ENTRY
03
07
PLPL
2ND FLOOR+24.50'
1ST FLOOR+16.50'
ROOF+34.00'
T.O. PARAPET+39.80'
16.05'
16.09'16.56'
39.26'
36.61'1'-0"15.44'
05
04
02
02
03
0404
07 07 070707
07
PLPL
2ND FLOOR+24.50'
1ST FLOOR+16.50'"
ROOF+34.00'
T.O. PARAPET+39.80'
16.50'
(E) BUILDING SLAB(E) ALLEY
(E) DOOR
1' ABOVE GRADE
01
02
03
04
05
06
07
08
09
11
10
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
EXISTING STAIRS TO BE REMOVED
NOT USED
NOT USED
NOT USED
SCALE: 1/4" = 1'-0"2 EAST ELEVATION - EXISTING
0 2'4'8'
SCALE: 1/4" = 1'-0"1 NORTH ELEVATION - EXISTING
0 2'4'8'
Page 134 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 79 OF 141
A-203
PROPOSED ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
1 2 3 4 5
6A-908
8
A-908
10A-908
13A-908 12A-908
9'-1 1/2"9'-1/2"10'-7 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"CP B 45.29'CP D1 45.29'CP D2 45.29'10'-0"19.17'
CP E1 48.50'4'-7"10'-2 1/2" RO8'-0"MAX ELEV HT09
04
107.1
MAXIMUM ROOF
HEIGHT SLOPE
111.2 110.2 110.1111.1
111.A 110.A
CW-A CW-B
STC-1
MTL-5
MTL-4
GL-1
GL-4
MTL-4
GL-4
CW-C
PL PL
7A-908 11A-908
PC15.44'
PC16.07'
PC46.07'
45.44'
CO-4
CO-4
CO-2
01
02
03
04
05
06
07
08
09
10
11
12
13
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSED
BEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
PLPLCABDEF
FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'
GARDEN ROOF
+39.67'
ROOF
+45.29'3'-11"4'-7"28'-9 1/2"CP B 45.29'CP A 45.29'
CP E2 48.50'CP E1 48.50'
09
STC-1
MT-3
(E) SLAB
(N) GRADE
MAXIMUM ROOF
HEIGHT
(E) GRADE
CW-K CW-L
STC-1
MTL-3MTL-3
MTL-5
GL-1
MTL-5
GL-1
MTL-3MTL-3
312.1
MTL-5
PC15.24'PC15.44'
45.35'45.44'1'-0"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'
GARDEN ROOF
+39.67'
ROOF
+45.29'9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"CP D2 45.29'CP D1 45.29'6 1/4"1'-6"12'-10"VIF105.B105.2
SLOPE
PER CIVIL
CW-D
STC-1
MTL-5
MTL-4
GL-1
GL-4
28'-9 1/2"SCALE: 1/4" = 1'-0"2 SOUTH ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"3 WEST ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"1 SOUTHWEST ELEVATION
0 2'4'8'
Page 135 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 80 OF 141
A-204
PROPOSED ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
PL PLDFECBA
FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'
GARDEN ROOF
+39.67'
ROOF
+45.29'
1
A-904
2A-904
9A-904
11A-904 7A-904
5A-904
4A-904 3A-904
1'-6"VIF9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"28'-9 1/2"CP D2 45.29'CP C 45.29'CP D1 45.29'12'-11 1/2"VIFCP E2 48.50'CP E1 48.50'
CP F 45.93'
04
09
105.1 104.A 101.B105.A
MAXIMUM ROOF
HEIGHT
104.1 101.1
CW-D CW-F
STC-1
MTL-5
MTL-4
GL-1
GL-4
MTL-3MTL-3
CW-E
PC16.05'
PC16.56
5 4 3 2 1
FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'
GARDEN ROOF
+39.67'
ROOF
+45.29'1'-3"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"28'-9 1/2"CP C 45.29'
CP A 45.29'
24.13'
CP F 45.93'
CP E2 48.50'8'-0"MAX ELEV HT8'-10 1/2"R.O.
+24.13'
09
04
115.2
MAXIMUM ROOF
HEIGHT
119.1
114.1
CW-G CW-H CW-I
STC-1
MTL-5
MTL-4
GL-1
GL-4
MTL-3
10
CW-JCW-F
MTL-5
121.1 118.1115.3
PLPL
PC15.24'
PC16.56'
45.24'
46.56'7'-8" RO7'-8" RO7'-8" RO7'-8" RO(E) ALLEY
(E) BUILDING SLAB
HEAD HEIGHT TO MATCH
7'-0" AFF
01
02
03
04
05
06
07
08
09
10
11
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
SCALE: 1/4" = 1'-0"2 EAST ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"1 NORTH ELEVATION
0 2'4'8'
Page 136 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 82 OF 141
A-301
1
1
2
2
3
3
4
4
5
5
6
6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnBUILDING SECTIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
10 12-02-25 PLANNING COM. HEARING
01
02
03
04
05
06
07
08
09
10
11
12
TRASH ENCLOSURE
OPEN TO BELOW
BENCH
CONCRETE PLANTER
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
DG GROUT
SLOPE NOT TO EXCEED 6.67%
CONCRETE PAVER
TELEPHONE BACKBOARD
OPEN TO BELOW
CONCRETE SLAB
AT GRADE PLANTER
PAD-MOUNTED TRANSFORMER PER SCE
(E) BOLLARDS TO BE REPLACED WITH
REMOVABLE BOLLARDS
1
A-905
3
A-905
3
A-904
8
A-904
1
A-904
1
A-902
1
A-902
4
A-902
2
A-902
2
A-902
4
A-902 4
A-906
FOUNDATION
-3.13'
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'
5A-904
6
A-904
7A-904
4A-904 28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"FT04 FT04 FT04 FT04
RT02
FT02FT02
RT01 RT01 RT01
RT05
SIM
SIM
SIM
SIM
SIM
OFFICE
301
STAIR 02
114
LOADING ZONE
115
ELEVATOR 02
STORAGE UNITS
113
RETAIL
101
STAIR 02
209
STORAGE UNITS
210
STORAGE UNITS
210
GARDEN
316
OFFICE
315
CONFERENCE RM
314
STAIR
EXIT
325STAIR 02
324
TRANSFORMER
121
9
A-904
4
A-906
FT01FT01FT01FT01
RT02
2
A-904
1
A-904
1
A-902
1
A-902
1
A-902
1
A-906
1
A-906
3
A-902
4
A-902
3
A-905
5
A-902
1
A-906
FOUNDATION
-3.13'
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'
5A-904 28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"4'-0"FT04 FT07 RT02FT07FT04
FT02
FT01 FT01
FT04
RT01RT01 RT01
LID PLANTER
BEYOND
LID PLANTER
BEYOND
FT02
PERGOLA
SIM
SIM SIM
SIM SIM
GARDEN
323
COURTYARD
318
RECEPTION
317
GARDEN PATIO
303
RSTRM
CORRIDOR324
STAIR 02
209
STORAGE UNITS
210
RETAIL
104
STORAGE UNITS
113
SIM
SCALE: 1/4" = 1'-0"1 BUILDING SECTION - E/W
0 2'4'8'
SCALE: 1/4" = 1'-0"2 BUILDING SECTION - COURTYARDS E/W
0 2'4'8'
Page 137 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 83 OF 141
A-302
1
1
2
2
3
3
4
4
5
5
6
6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnBUILDING SECTION
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
10 12-02-25 PLANNING COM. HEARING
1
A-902
1
A-902
1
A-905
4
A-902
1
A-906 1
A-906
2
A-906
2
A-907
1
A-902
3
A-902
4
A-908
FOUNDATION
-3.13'
FOUNDATION
-3.13'
1ST FLOOR
±0.00'
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'
ROOF
+28.79'28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"4'-6 1/2"FT06FT03
FT07
FT02
FT01
FT04FT04
RT02
FT01
FT02
FT01
FT02
FT01 FT01
RT01RT01
RT03
SIM
SIM
COURTYARD
318
OFFICE
308
OFFICE
205
SPACE NOT USEDSTORAGE UNITS
210
LOBBY
107
RESTROOM
109
WINE STORAGE
112
STORAGE UNITS
113
LOADING ZONE
115
CONFERENCE RM
314
SIM
SIM SIM
SIM
3
A-906
SCALE: 1/4" = 1'-0"1 BUILDING SECTION N/S
0 2'4'8'
Page 138 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 84 OF 141
A-303
1
1
2
2
3
3
4
4
5
5
6
6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnWALL SECTIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
10 12-02-25 PLANNING COM. HEARING2.8960.9141.8541.3461.829HSS COLUMN BEYOND
FIRE STOPPING
WALL TBD PER T24
ROOF DRAIN
2ND FLOOR - STORAGE
+12'-1.5"
3RD FLOOR - OFFICE
+19.58'
ROOF GARDEN
+24.00'
2ND FLOOR - STORAGE
+9'-2"
1ST FLOOR
+0.00'
ROOF
+30.00'
3
A-904
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'
FT06FT03
FT02
FT01FT01
SCALE: 1/2" = 1'-0"1 WALL SECTION C
0 1'2'4'
SCALE: 1/2" = 1'-0"2 WALL SECTION A - COORDINATION
0 1'2'4'
Page 139 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 85 OF 141
A-401
STAIR 01 PLAN & SECTION
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
4A-401
8A-401
9A-4017'-4"CLR44" CLR6'-7 1/2"
CLR
4'-7"RO MIN.OPEN
TO
ABOVE
ELEVATOR 01 STAIR 01
121
RESTRM CORRIDOR
107
1234567
8
UP
20 RISERS (7")
1
A-302
7A-401
6A-401
5
A-401
10A-401
4
4"
ACC. RSTRM
109
4A-401
8A-401
9A-40144"44" CLR44" CLR44"
CLR
ELEVATOR 01
STAIR 01
204
LOBBY
203
DN
7A-401
6A-401
5
A-401
10A-401
1234567UP
12 RISERS (6 1/2")
4A-401
8A-401
9A-401 44" CLROPEN
TO
BELOW
OPEN
TO
BELOW
ELEVATOR 01
GARDEN
311
VESTIBULE
306
STAIR 01
327
7A-401
6
A-401
5A-401
10
A-401
DN
34
5
A-903
16
A-903
8
A-903
34" - 38"42" MINGUARDAIL42" MINGUARDAILFT05
FT01
FT03
SIM
E DF
4
A-903
7
A-903
34" - 38"12"
FT01
FT06 FT03
SIM
E DF
3
A-903
1
A-903
4
A-903
+13.38'FOUNDATION
+16.50'
1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'
2ND FLOOR - OFFICE
+34.67'
3RD FLOOR
+39.67'
GARDEN ROOF
+45.29'
ROOF
34" - 38"12"
11"42"GUARDRAILFT06 FT03
FT05
FT01FT012
A-90334" - 38"E DPLF
8
A-903
+4.077
FOUNDATION
+5.029
1ST FLOOR
+7.8112ND FLOOR - STORAGE
+8.585
2ND FLOOR - OFFICE
+10.566
3RD FLOOR
+12.090
GARDEN ROOF
+13.805ROOF
FT03FT06
FT01
RT05
RT01RT01
FT05
D E F
+160 1/2"FOUNDATION
+198"
1ST FLOOR
+307 1/2"
2ND FLOOR - STORAGE
+338"
2ND FLOOR - OFFICE
+416"
3RD FLOOR
+476"
GARDEN ROOF
+543 1/2"
ROOF
FT06FT03
FT05
D E F
FT01
FT03 FT06
FT05
FT01
3 4
+160 1/2"
FOUNDATION
+198"
1ST FLOOR
+307 1/2"
2ND FLOOR - STORAGE
+338"
2ND FLOOR - OFFICE
+416"
3RD FLOOR
+476"
GARDEN ROOF
+543 1/2"
ROOF
FT05
FT01
SCALE: 1/4" = 1'-0"1 1ST FLOOR STAIR / ELEVATOR 01 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"2 2ND FLOOR STAIR / ELEVATOR 01 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"3 3RD FLOOR STAIR / ELEVATOR 01 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"7 STAIR 01 SECTION SOUTH
0 2'4'8'SCALE: 1/4" = 1'-0"6 STAIR 01 SECTION WEST
0 2'4'8'
SCALE: 1/4" = 1'-0"5 STAIR 01 SECTION WEST
0 2'4'8'SCALE: 1/4" = 1'-0"10 ELEVATOR SECTION
0 2'4'8'
SCALE: 1/4" = 1'-0"4 STAIR 01 SECTION EAST
SCALE: 1/4" = 1'-0"8 STAIR 01 SECTION EAST
SCALE: 1/4" = 1'-0"9 STAIR 01 SECTION NORTH
0 2'4'8'
Page 140 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 86 OF 141
A-402
STAIR 02 PLAN & SECTION
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10123456789101112131415161718UP18 RISERS (6 23/32")
4
A-402
5A-40245"CLR12"
5X10
5X5 5X5 5X5 5X55X5
STAIR 02
114
PL
SB
C B A
1
1
A-301
2
A-301
6A-402
13
DN
4A-402
5
A-402
12"45"CLEAR45"CLEARR 45"
5X10
STAIR 02
209
PL
SB
C B A
1
1
A-301
2
A-301
6
A-402
12345678910111213141516UP 16 RISERS (6 25/32")
4A-402
5
A-402
4
A-403 45" CLR15"-16"
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
STAIR 02
324
GARDEN
STAIRWELL EXIT
325
PL
SB
C B
2
A
1
1
A-301
2
A-301
6
A-402
DN
PLA B C
9
A-903
12
A-903
11
A-903
+16.50'1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'2ND FLOOR - OFFICE
+34.67'3RD FLOOR
+39.67'GARDEN ROOF
+45.29'
ROOF
7'-1/4"3'-0"PLA B C
12
A-903
11
A-903
9
A-903
+16.50'1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'2ND FLOOR - OFFICE
+34.67'3RD FLOOR
+39.67'GARDEN ROOF
+45.29'
ROOF
7'-7"3'-0"SIM
SIM
SIM
10
A-903
+16.50'1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'2ND FLOOR - OFFICE
+34.67'3RD FLOOR
+39.67'GARDEN ROOF
+45.29'
ROOF
SCALE: 1/4" = 1'-0"1 1ST FLOOR STAIR PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"2 2ND FLOOR STAIR PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"3 3RD FLOOR STAIR PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"4 STAIR 02 SECTION
0 2'4'8'
SCALE: 1/4" = 1'-0"5 STAIR 02 SECTION
0 2'4'8'
SCALE: 1/4" = 1'-0"6 STAIR 02 SECTION
0 2'4'8'
Page 141 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 87 OF 141
A-403
STAIR 03 & ELEVATOR 02
PLAN & SECTION
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
4
A-403
7'-9 1/2"CLR8'-4"CLR
4'-2"
RO MIN.
5X10
5X5 CONTROLLERFIRE (ASR) RM
118
ELEVATOR 02
ELEV RM
121
TRASH RM
119
4
A-403
4'-2"
RO MIN.7'-9 1/2"CLR8'-4"
CLR
5X105X10
5X5 5X5
5X5
5X5
5X6
ELEVATOR 02
STORAGE UNITS
210
4
A-403
7'-9 1/2"CLR36"
DBL DOOR
TALL CABINET
30"
DBL DOOR
BASE CABINET
30"36"36"
170 7/8"
OVERALL 24"1 1/2"8'-4"
CLR
OPEN
TO
ABOVE
ELEVATOR 02
STAIRWELL EXIT
325
MECH. PLATFORM
302
2
+13.38'
FOUNDATION
+16.50'1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'2ND FLOOR - OFFICE
+34.67'3RD FLOOR
+39.67'GARDEN ROOF
+45.29'
ROOF
SCALE: 1/4" = 1'-0"1 1ST FLOOR ELEVATOR 02 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"5 2ND FLOOR ELEVATOR 02 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"3 3RD FLOOR ELEVATOR 02 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"4 ELEVATOR 2 SECTION
0 2'4'8'
Page 142 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 88 OF 141
A-404
ENLARGED BATHROOM
PLANS & ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
CL
CL
17"-18"
24" MIN12"
MIN
36" MIN
33"-36"17"-19"36"
PT-1
SURFACE MOUNTED
TOILET PAPER
DISPENSER; MOUNT
UNDER GRAB BAR
(MIN CLR 1-1/2")
TL-1
MIRROR
48"40" MAX29" MIN11"
MIN
8"
MIN
9"MINTL-1
ACCESSIBLE SINK &
FAUCET W/ INSUL
DRAIN PIPE BELOW
PT-1
48" MAX18"RECESSED PAPER
TOWEL DISPENSER
AND RECEPTACLE
PT-1
TL-1
TO LOBBY CL
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
12"
MAX
54" MIN
24" MIN19" MIN1 1/2" MAX7"-9"
PT-1
TL-1
109.1108.1
CL CL CL
CLCL
1A
1B
1C
1D A-404
1E
1F
1G
1H A-404
18"18"22"22"18"18"106.1CLCL2A
2B
2C
2D A-404
18"18"22"
103.1
CL CL
2B
2A
2D
2C A-404
12"48"12"
SIM
320.A
320.1
323.A
316.1320.B
321.1
322.1
3A
3B
3D
3C A-404
3H
3E
3F
3G A-404
2 1/2"
MAX
3" MAX1 1/2" MAX15"-16"
OPEN
TO
ABOVE
OPEN
TO
ABOVE
48" MAX28"
PT01
TL01
MIRROR
CL
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTINGCEILING HT.40" MAX.17"-18"17"-19"RECESSED TOILET
PAPER DISPENSER;
MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
RECESSED PAPER
TOWEL DISPENSER
AND RECEPTACLE
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTINGCEILING HT.33"-36"PT01
TL01
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTINGCEILING HT.34" MAX.29" MIN.9"MIN.11"
MIN.
8"
MIN.
PT01
TL01
ACCESSIBLE SINK &
FAUCET W/ INSUL
DRAIN PIPE BELOW
TO RESTROOM
CORRIDOR
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTINGCEILING HT.33"-36"12"
MAX.
42"MIN.19"MIN.54"MIN.
7"-9"1 1/2"MAX.24" MIN.
PT01
ACCESSIBLE TOILET
W/ FLUSH CTRL @
OPEN SIDE OF TOILET
TL01
8"
MIN
48" MAX18"
TL-1
TO LOBBY
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
PT-1
29" MIN11"MIN 9"MINACCESSIBLE SINK &
FAUCET W/ INSUL
DRAIN PIPE BELOW
RECESSED PAPERTOWEL DISPENSER
AND RECEPTACLE
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
TL-1
PT-1
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.33"-36"36"MIN.
24" MIN 12"
MIN
17"-18"17"-19"18" MIN 40" MAX48"31"
PT01
RECESSED TOILET
PAPER DISPENSER;
MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
TL-1
MIRROR
CL
CL
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
11"
1"
54" MIN.
PT01
27"MIN. (KNEE)9MIN. (TOE)8"MIN. (KNEE)6"MAX. (TOE)
17"MIN.
+0'-0" A.F.F.
PT01
CL
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
17"-18"
24" MIN 12"
MIN
36" MIN
33"-36"17"-19"32"
PT-1
RECESSED TOILET
PAPER DISPENSER;
MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
TL-1
MIRROR
48"40" MAX+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.29"2 1/2"
8 1/2"MAX.2 1/2"
PT01
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
PT01
TL01
TO RETAIL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING CEILING HT.
36"48" MAX33" MIN16" MIN
27" MAX
PT01
MIRROR
6" MAX
SHOWER CONTROL
BOUNDARY LOCATION
40" MAX48"15"6'8"-7'-0" TYP.SHOWER HEAD HT.+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING CEILING HT.
PT01
TL01
CL
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING CEILING HT.34" MAX24" MIN12"
MIN
36" MIN
33"-36"17"-18"29" MIN11"
MIN
8"
MIN
9"MIN17"-19"48" MAXPT-1
RECESSED TOILET
PAPER DISPENSER;
MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
ACCESSIBLE SINK &FAUCET W/ INSUL
DRAIN PIPE BELOW
RECESSED PAPERTOWEL DISPENSER
AND RECEPTACLE
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING CEILING HT.24"42" MIN 12"
MAX
54" MIN
24" MIN33"-36"19" MIN1 1/2" MAX7"-9"
PT-1
WALL BEHIND
PT-1
ACCESSIBLE TOILET
W/ FLUSH CTRL @
OPEN SIDE OF TOILET
TL-1
SCALE: 3/8" = 1'-0"1A RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1B RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1C RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1D RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1 LOBBY RESTROOM
SCALE: 3/8" = 1'-0"2 RETAIL RESTROOM 106
SCALE: 3/8" = 1'-0"3 RETAIL RESTROOM 103
SCALE: 3/8" = 1'-0"4 OFFICE RESTROOM
3E OFFICE RESTROOM 3G OFFICE RESTROOM 3H OFFICE RESTROOM3FOFFICE RESTROOM
SCALE: 3/8" = 1'-0"1H RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1G RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1E RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1F RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"2A RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"2B RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"2C RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"2D RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"3A RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"3B RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"3C RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"3D RESTROOM ELEVATION
Page 143 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 89 OF 141
A-405
ENLARGED KITCHEN PLANS
& ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING
CEILING HT.
169 3/8"OVERALL
2 1/4"
84"84"5/8"36"69 1/2"105 1/2"CL 76"29 1/2"329 3/4"
OVERALL 105 1/2"OVERALL17"10"10"40"29 1/2"36"7 1/2"7 1/2"7 1/2"7 1/2"1/4"
161"7 1/2"161"
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING
CEILING HT.
DW
CL
F DW F
1A
59"36"24"
DRAWER
24"
DRAWER
36"
SINK
24"24"
DRAWER
36"59"
322 1/2"
OVERALL 24"1 9/16"F F
319.1
2A
36"
DBL DOOR
TALL CABINET
30"
DBL DOOR
BASE CABINET
30"36"36"
170 7/8"
OVERALL 24"1 1/2"SCALE: 1/2" = 1'-0"2A BAR ELEVATION
SCALE: 1/2" = 1'-0"1A KITCHEN ELEVATION
SCALE: 1/2" = 1'-0"1 ENLARGED PLAN - KITCHEN
SCALE: 1/2" = 1'-0"2 ENLARGED PLAN - BAR
Page 144 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 90 OF 141
A-501
DETAILS - WALL ASSEMBLIES
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
WT02WT07
WT13 WT03
WT09
WT11
WT04
WT10
WT01
WT05
WT06
WT08
WT12
WT14
WT15
WT16
WT17 TYP FURR'G WALL
@ EXIST PERIMTYP INT WALL
TYP SHAFT WALL CONC FURR'G WALL
@ EXIST PERIM
CONC INT WALL
ELEV 01 EXT/INT WALL
TYP EXT MTL
STUD WALL
TYP INT DOUBLE
STUD WALL
EXT/EXT STUD
WALL @ ROOF
TYP UNCONDITIONED
STUD WALL
TYP UNCONDITIONED /
INT STUD WALL
CONC EXT/INT WALL
ELEVATOR 02 WALL
CONC LID PLANTER
WALL @ 3RD FLOOR
EXT STUD WALL @ 3RD
FLOOR CLERESTORY
CONC FURR'G WALL
@ 3RD FLOOR LID
PLANTER @ EXIST
PERIM
CONC EXT WALL
TYP EXT BUILD UP
TYP EXT BUILD UP
TYP EXT BUILD UP
TYP EXT BUILD UP
SECTION
FIRE RATING:
STC RATING:
2 HOUR (GA FILE NO. WP 8191)
N/A
A: 6" STL STUD
B: 10" STL STUDC: 12" STL STUD
TYPE:SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 2X4 STUD
B: 2X6 STUDC: 2X10 STUD
TYPE:
SECTION
FIRE RATING:
STC RATING:
1 HOUR (GA FILE NO. WP 6852)
N/A
A: N/A
B: N/A
C: N/A
TYPE:SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 8" THICK
B: 10" THICK
C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 8"B: 10"
C: 12"
TYPE:
SECTION
FIRE RATING:
STC RATING:
1 HOUR (GA FILE NO. WP 1072)
N/A
A: N/A
B:
C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 6" STL STUDB: 10" STL STUD
C: N/A
TYPE:
(N) 3-PART STUCCO SYSTEM;
FINISH COLOR PER SCHED
(N) WRB
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED
BOARDS TO BE REPLACED AS REQ'D W/
APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) R-19 MINERAL WOOL INSUL
(N) 5/8" GWB
(N) FINISH PER SCHED
5/8" GWB; BACKERBOARD AS REQ'D
FOR TILE
FINISH PER SCHED
5/8" GWB; BACKERBOARD AS REQ'D
FOR TILE
FINISH PER SCHED
MINERAL WOOL INSUL; FOR SOUND
ATTENUATION; FILL CAVITY
PLYWD SHEATH'G AS REQ'D; PER STRUCT
(3) 5/8" GWB
FINISH PER SCHED
INTERIORINTERIOR
SHAFT
INTERIORINTERIOR
INTERIOREXTERIOR
2X STUD WALL; PER PLAN
2-1/2" LT GA STL STUD
ELEV SHAFTEXTERIOR
5/8" GWB TYP X
FINISH PER SCHEDULE
(N) 3/8" DRAINAGE LAYER
(N) WRB
INTERIOREXTERIOR
(N) METAL SIDING
(N) SHEATH'G PER STRUCT
(N) 2X STUD WALL
(N) MINERAL WOOL INSUL; R-19
(N) 5/8" GWB
(N) FINISH PER SCHEDULE
FINISH PER SCHED
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) 3/8" STUCCO DRAIN MAT
(N) LT GA STL STUD WALL; PER TYPE
(N) 3-PART STUCCO FINISH;
FINISH COLOR PER SCHED
(N) WRB
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS
TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) R-15 MINERAL WOOL INSUL
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB
INTERIOR
(N) 3/8" STUCCO DRAIN MAT
(N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR
BARRIER; TO BE BURRIED IN WALL; REMOVE (E)
1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT
WALL FACE
REMOVE (E) 1X6 ANGLED BOARD SHEATH'G AS
REQ'D @ INT WALL FACE
(N) FINISH PER SCHED
EXTERIOR
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB
INTERIOR
(N) FINISH PER SCHED
INTERIOR
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 1/2" AIR GAP
B: 3" AIR GAP
C:
TYPE:
INTERIORINTERIOR
(2) 4" LT GA STL STUD WALL
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
5/8" GWB
FINISH PER SCHEDULE
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) 3/8" STUCCO DRAINAGE MAT
(N) WRB
EXTERIOREXTERIOR
(N) 3-COAT STUCCO SYSTEM; FINISH
COLOR PER SCHEDULE
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGEDBOARDS TO BE REPLACED AS REQ'D W/
APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) PLYWD SHEATH'G PER STRUCT
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) WRB
UNCONDITIONED
(N) 5/8 GWB; EXT RATED
(N) 2X STUD WALL
UNCONDITIONED
(N) FINISH PER SCHEDULE
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) WRB
(N) 5/8 GWB; EXT RATED
(N) FINISH PER SCHEDULE
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) WRB
INTERIOR
(N) 5/8 GWB; EXT RATED
(N) 2X STUD WALL
UNCONDITIONED
(N) FINISH PER SCHEDULE
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) 5/8 GWB
(N) FINISH PER SCHEDULE
(N) R-15 MINERAL WOOL INSUL
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 8" THICK
B: 10" THICK
C:
TYPE:
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB
INTERIOR
(N) FINISH PER SCHED
EXTERIOR
(N) MTL FINISH PER SCHED
(N) WRB
(N) 3/8" STUCCO DRAIN MAT
AIR GAP
5/8" GWB; EXT RATED TYP X
FIRE RATING:
STC RATING:
1 HOUR (GA FILE NO. WP 1072)
N/A
A: N/A
B:C:
TYPE:
ELEV SHAFTINTERIOR
5/8" GWB TYP X
FINISH PER SCHEDULE
FINISH PER SCHED
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
5/8" GWB TYP X
2X FRAM'G PER STRUCT
2X FRAM'G PER STRUCT
NOTE:- THIS CONDITION WILL OCCUR AT ALL
EXISTING EXPOSED PARAPET WALLS.
- PER DEMO SHEETS; ALL EXISTING EXTERIOR
SIDING AND WRB TO BE REMOVED AND
REPLACED PER TYP EXTERIOR BUILD UP
NOTE:
- PER DEMO SHEETS; ALL EXISTING EXTERIOR
SIDING AND WRB TO BE REMOVED AND
REPLACED PER TYP EXTERIOR BUILD UP
NOTE:
- PER DEMO SHEETS; ALL EXISTING EXTERIOR
SIDING AND WRB TO BE REMOVED AND
REPLACED PER TYP EXTERIOR BUILD UP
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 6" THICKB: 8" THICK
C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) WRB
INTERIOREXTERIOR
PLANTER
(N) EXT SHEATH'G PER STRUCT
(N) 2X STUD WALL
(N) AIR GAP PER TYPE
(N) FINISH PER SCHEDULE
(N) 5/8" GWB
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB
PLANTER
(N) FINISH PER SCHED
(N) WRB
(N) 1" RIGID INSULATION
INTERIOR
(N) 1/2" FURR'G CHANNEL
(N) MINERAL WOOL INSUL; R19
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A:
B:
C:
TYPE:
(N) 3-PART STUCCO FINISH;
FINISH COLOR PER SCHED
(N) WRB
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS
TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) R-15 MINERAL WOOL INSUL
(N) CONC WALL; PER STRUCT
PLANTER
(N) 3/8" STUCCO DRAIN MAT
(N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR
BARRIER; TO BE BURRIED IN WALL; REMOVE (E)
1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT
WALL FACE
(N) WRB
EXTERIOR
NOTE:
- PER DEMO SHEETS; ALL EXISTING EXTERIOR
SIDING AND WRB TO BE REMOVED AND
REPLACED PER TYP EXTERIOR BUILD UP
WRB
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:C:
TYPE:
(N) 10" CONC WALL; PER STRUCT
EXTERIOREXTERIOR
Page 145 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 91 OF 141
A-502
DETAILS - FLOOR / ROOF /
CEILING ASSEMBLIES
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
FT02
FT03
FT01
FT04
RT01
RT02
RT03
FT06
FT07
FT05
RT04
RT05
CONC O/ MTL DECK
@ STORAGE
CONC O/ MTL DECK
@ 2ND FLR OFFICE
TYP SOG INFILL
CONC O/ MTL DECK
@ 3RD FLR OFFICE
TYP ROOF
TYP ROOF @
LID PLANTER
GREEN ROOF
EXT. WALKWAY
@ 2ND FLOOR
EXT COURTYARD
@ 3RD FLOOR
CONC O/ MTL DECK
@ 3RD FLR LANDING/
ENTRY
ROOF @ 3RD FLOOR
MECH. DECK
ELEVATOR ROOF 1 1/2"PER STRUCTVARIESNTSVARIESPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTVARIESPER STRUCTVARIESPER STRUCTF.F.E.
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
SECTION
FIRE RATING:
STC RATING:
A: N/AB:
C:
TYPE:
N/A
N/A
A: N/A
B:
C:
TYPE:
A: N/A
B:
C:
TYPE:
A: N/A
B:C:
TYPE:
SLOPE INSUL TO DRAIN
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:
C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:
C:
TYPE:
FULLY- ADHERED 60 MIL MEMB ROOF
1/2" COVERBOARD
1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
PLYWD SHEATH'G
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
SECONDARY FULLY- ADHERED MEMB ROOF'G
1/2" COVERBOARD
1/2" DRAINAGE MAT
PRIMARY; FULLY-ADHERED 60 MIL MEMB ROOF'G
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
MTL DECK'G PER STRUCT
DRAINAGE LAYER; PER GREEN ROOF MFR
PEDESTAL SYSTEM; PER MFR
EXTENSIVE TRAY GREEN ROOF SYSTEM; INSTALLED
BY OTHERS
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION (NOINSUL @ STORAGE CEILING; TYP)
1/2" RESILIENT CHANNEL
5/8" GWB (NO GWB @ STORAGE CEILING; TYP)
FINISH PER SCHED
MTL DECK'G PER STRUCT
FINISH PER SCHED
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
MTL DECK'G PER STRUCT
1-1/2" CONC TOPP'G SLAB
REINFORCED CONC SLAB; PER STRUCT; TIE
INTO (E) FOUNDATION AS SPEC'D BY STRUCT
1-1/2" TOPP'G SLAB; TO FLUSH OUT W/
(E) SLAB AS REQ'D
FINISH PER SCHED
10 MIL VAPOR RETARDER; 12" MIN
OVERLAP @ SEAMS; TAPED
2" MIN RIGID INSUL (R10); AS REQ'D
6" FREE-DRAINING CLEAN GRAVEL
(1/4" MIN - 2" MAX DIA AGGREGATE)
COMPACT SUBGRADE; STRUCT
FILL WHERE REQ'D
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
1/2" RESILIENT CHANNEL
5/8" GWB (NO GWB @ STORAGE CEILING; TYP)
FINISH PER SCHED
MTL DECK'G PER STRUCT
1-1/2" CONC TOPP'G SLAB
1/4" ACOUSTIC UNDERLAYMENT
FINISH FLOOR AS SCHEDULED
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:
C:
TYPE:
SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
FINISH PER SCHED
PEDESTAL SYSTEM; PER MFR
PAVER O/ PEDESTAL SYSTEM PER SCHED;
INSTALLED PER MFR
1/2" RESILIENT CHANNEL
5/8" GWB
1" RIGID INSUL
WICKING GEO-TEXTILE; PER MFR
PERMAVOID STRUCTURAL CELLS
PLANTING MEDIUM PER LANDSCAPE PLANS
WICKING GEO-TEXTILE; PER MFR
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:C:
TYPE:
SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
FINISH PER SCHED
PEDESTAL SYSTEM; PER MFR
PAVER O/ PEDESTAL SYSTEM PER SCHED
1/2" RESILIENT CHANNEL
5/8" GWB
EXTERIOR
INTERIOR
EXTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
SECTION
FIRE RATING:
STC RATING:
A: N/A
B:
C:
TYPE:
N/A
N/A
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
1/2" RESILIENT CHANNEL
5/8" GWB; EXT RATED AS REQ'D
FINISH PER SCHED
MTL DECK'G PER STRUCT
RIGID INSUL; FILL AS REQ'D TO FLUSH
OUT TOPP'G SLAB
1-1/2" CONC TOPP'G SLAB; FLUSH OUT W/INT OFFICE FLR
EXTERIOR
INTERIOR
STRUCT CONC O/ MTL DECK; PER STRUCT
MTL DECK'G PER STRUCT
SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF
1/2" COVERBOARD
1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
PLYWD SHEATH'G
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
MTL DECK'G PER STRUCT
SECTION
FIRE RATING:N/A
N/A
A: N/AB:
C:
TYPE:
SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF
1/2" COVERBOARD
1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
PLYWD SHEATH'G
HOIST BEAM, PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
2X STL STUDS
SECTION
FIRE RATING:N/A
N/A
A: N/A
B:
C:
TYPE:
STRUCT CONC O/ MTL DECK; PER STRUCT
MTL DECK'G PER STRUCT
MTL DECK'G PER STRUCT
AIR/VAPOR BARRIER
STRUCT CONC O/ MTL DECK; PER STRUCT
Page 146 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 92 OF 141
A-601
FINISH SCHEDULE &
MATERIAL LEGEND
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
303
304
305
306
307
308
309
310
311
312
314
315
316
317
318
319
320
321
322
323
324
324
325
327
GARDEN PATIO
OFFICE
OFFICE
VESTIBULE
GREEN ROOF
OFFICE
OFFICE
OFFICE
GARDEN
MECHANICAL
PLATFORM
CONFERENCE
RM
OFFICE
GARDEN
OUTDOOR
ROOM
COURTYARD
KITCHEN
GARDEN
RSTRM
RSTRM
GARDEN
RESTROOM
CORRIDOR
STAIR 02
STAIRWELL
EXIT
STAIR 01
GL-2
GL-2
PL-1 / GL-2
GL-2
GL-2
GL-2
PL-1 / GL-2
PT-1
STC-1
PL-1 / GL-1
PL-1 / GL-1
GL-1
GL-2
MT-1 / GL-2
WD-3
MT-3
PL-1
TL-1 / GL-2
MT-3
PL-1
PT-1
PT-1
N/A
PL-1 / GL-1
PL-1 / GL-1
PL-1 / GL-1
MT-1 / GL-3
PL-1 / GL-2
PL-1
PL-1
PT-1
STC-1
PL-1
PL-1 / GL-2
PL-1 / GL-2
GL-2
MT-1 / GL-2
GL-2
MT-3
PL-1
PL-1
MT-3
PL-1
PT-1
PT-1
MT-1
GL-2
PL-1
PL-1 / GL-1
MT-1
PL-1
PL-1
PL-1
PT-1
STC-1
GL-2
GL-2
PL-1 / GL-2
GL-2
MT-1 / GL-2
WD-3
PL-1 / GL-2
PL-1
PL-1
PL-1 / GL-2
PL-1
PT-1
PT-1
N/A
GL-2
GL-2
PL-2
MT-1 / GL-3
PL-1
PL-1
PL-1 / GL-1
PT-1
N/A
PL-1 / WD-3
PL-1
PL-1 / GL-2
GL-2
MT-1 / GL-2
PL-1 / WD-3
PL-1 / GL-2
PL-1
PL-1
MT-3
PL-1
PT-1
PT-1
MT-1 / GL-3
N/A
N/A
TM-2
TM-1
N/A
TM-2
TM-2
TM-5
N/A
TM-2
TM-2
N/A
N/A
N/A
TM-1
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
N/A
N/A
TM-2
TM-2
TM-1
TM-2
TM-2
TM-2
TM-5
N/A
TM-2
TM-2
N/A
N/A
N/A
N/A
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
TM-1
N/A
TM-2
TM-2
TM-1
TM-2
TM-2
TM-2
TM-5
N/A
N/A
N/A
N/A
TM-2
N/A
TM-1
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
N/A
N/A
N/A
TM-2
TM-1
TM-2
TM-2
TM-2
TM-5
N/A
TM-2
TM-2
N/A
N/A
N/A
TM-1
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
TM-1 / GL-3
WD-1
WD-1
WD-1
CO-2
WD-1
WD-1
WD-1
WD-1
N/A
WD-1
WD-1
N/A
WD-1
WD-1
TL-1
TL-1
WD-1
CO-1
CO-1
CO-2
OTS
PL-1
PL-1
MT-1
OTS
PL-1
PL-1
PL-1
PT-1
PT-1
PL-1
PL-1
OTS
PL-1
OTS
PL-1
OTS
PL-1
PL-1
OTS
PL-1
PT-1
PT-1
MT-1
ST-1
ST-1
SEE LANDSCAPE PLANS
SEE LANDSCAPE PLANS
SEE LANDSCAPE PLANS, SEE ELEVATIONS
SEE INTERIOR ELEVATION
SEE LANDSCAPE PLANS
SEE LANDSCAPE PLANS
SEE INTERIOR ELEVATION
SEE LANDSCAPE PLANS
SEE LANDSCAPE PLANS
FINISH SCHEDULE
ROOM
NUMBER
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
118
119
120
121
121
121
203
204
205
206
207
208
209
210
211
301
302
303
NAME
ELEVATOR 01
ELEVATOR 02
RETAIL
HALL
RSTRM
RETAIL
RETAIL
RSTRM
RESTRM
CORRIDOR
RESTRM
ACC. RSTRM
OFFICE
OFFICE
WINE STORAGE
STORAGE
STAIR 02
LOADING ZONE
FIRE (ASR) RM
TRASH RM
ELECTRIC RM
ELEV RM
STAIR 01
TRANSFORMER
LOBBY
STAIR 01
OFFICE
OFFICE
OFFICE
HALLWAY
STAIR 02
STORAGE
UNITS
SPACE NOT
USED
OFFICE
MECH.
PLATFORM
GARDEN PATIO
WALL
NORTH
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
MT-1
MT-1
PL-1
PL-1
PL-1
N/A
PT-1
PT-1
PT-1
PL-1 / GL-1
PT-1
GL-2
EAST
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
MT-1
MT-1
PL-1
PL-1
PL-1
STC-1
PT-1
PT-1
PT-1
PL-1 / GL-1
PT-1
PL-1 / GL-1
SOUTH
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
STC-1
MT-1
PL-1
PL-1
PL-1
STC-1
PT-1
PT-1
PT-1
GL-2
PT-1
GL-2
WEST
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
MT-1
MT-1
PL-1
PL-1
PL-1
N/A
PT-1
PT-1
PT-1
GL-2
PT-1
GL-2
BASE
NORTH
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
TM-5
TM-2
TM-5
N/A
EAST
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
TM-5
TM-2
TM-5
N/A
SOUTH
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
TM-5
N/A
TM-5
N/A
WEST
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
N/A
TM-5
N/A
FLOOR
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-2
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-2
CO-2
CO-2
CO-1
CO-1
CO-1
CO-3
CO-1
CO-1
CO-1
WD-1
CO-1
WD-1
CEILING
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
OTS
PT-1
OTS
OTS
OTS
OTS
OTS
MT-1
MT-1
MT-1
PL-1
PL-1
OTS
PT-1
OTS
PTS
PL-1
PT-1
OTS
COUNTERTOP &
BACKSPLASH REMARKS
BASE TRIM TO BE 6" MIN
BASE TRIM TO BE 6" MIN
BASE TRIM TO BE 6" MIN
BASE TRIM TO BE 6" MIN
SEE STORAGE UNIT SPECS FOR WALL FINISH
SEE STORAGE UNIT SPECS FOR WALL FINISH
SEE LANDSCAPE PLANS
FINISH SCHEDULE
ROOM
NUMBER NAME
WALL
NORTH EAST SOUTH WEST
BASE
NORTH EAST SOUTH WEST FLOOR CEILING COUNTERTOP &
BACKSPLASH REMARKS
FINISH LEGEND
TAG DESCRIPTION VENDOR/MANUFACTURER MODEL FINISH/COLOR SIZE LOCATION NOTES
CO-1 CONCRETE FLOOR TBD TBD TBD TBD 101 - 106, 108 - 120, 201, 202, 205 - 207, 209 - 211 TOPPING SLAB
CO-2 CONCRETE FLOOR - BUSH HAMMERED 107, 121, 319 TOPPING SLAB BUSH HAMMERED
CO-3 CONCRETE PEDESTAL SYSTEM 208 PAVERS TO MATCH CO-2
CO-4 TEXTURED CONCRETE EXTERIOR PLANTERS
GL-1 GLASS CURTAIN WALL ARCADIA TBD TBD TBD SEE ELEVATIONS
GL-2 GLASS PARTITION WALL ARCADIA TBD TBD TBD SEE PLANS
GL-3 GLASS RAILING ARCADIA TBD TBD TBD 306
GL-4 GLASS STOREFRONT ARCADIA TBD TBD TBD SEE ELEVATIONS
MT-1 METAL PANELING - DECORATIVE TBD TBD TBD TBD 107, 121, 203, 204, 306, 327
MT-2 METAL PANELING - PROTECTION TBD TBD TBD TBD 119 TRASH ROOM
MT-3 METAL PANELING - EXTERIOR 312, 320, 323 EXTERIOR GRADE
MT-4 ALUMINUM STOREFRONT LIGHT CHAMPAGNE 101, 104, 105 STOREFRONT / 110, 111 IN 1ST FLOOR OFFICE
MT-5 ALUMINUM CURTAIN WALL MEDIUM BRONZE 2ND FLOOR AND 3RD FLOOR
OTS OPEN TO STRUCTURE
PL-1 PLASTER - LEVEL 5 FINISH TBD TBD TBD TBD 110, 111, 205, 206, 207
PT-1 PAINT 101 - 106, 108, 109, 112, 114, 116 - 118, 120, 201, 202, 209, 211, 311, 324 - 326
ST-1 GRANITE COUNTER TOP TBD TBD TBD TBD 314, 319
STC-1 3 PART STUCCO - EXTERIOR COAT TBD TBD TBD TBD SEE ELEVATIONS
TL-1 TILE TBD TBD TBD TBD 321, 322
WD-1 WOOD FLOOR TBD TBD TBD TBD 301, 302, 304, 305, 308 - 311, 314, 315, 317, 324
WD-2 WOOD WALL TBD TBD TBD TBD
WD-3 WOOD MILLWORK TBD TBD TBD TBD 314, 319
TM-1 BASE TRIM - METAL TBD TBD TBD TBD 107, 119, 121, 203, 204, 306, 327
TM-2 BASE TRIM - 3/8" REVEAL TBD TBD TBD TBD 110, 111, 205, 206, 207, 301, 304, 305, 308, 309, 310, 314, 315, 317, 324
TM-3 BASE TRIM - TILE 6"TBD TBD TBD TBD 108, 109, 321, 322
TM-4 BASE TRIM - WOOD TBD TBD TBD TBD 101, 102, 104, 105, 112,
TM-5 BASE TRIM - RUBBER TBD TBD TBD TBD 103, 106, 112 - 118, 120, 201, 202, 209, 210, 211, 311, 324, 325, 326
SCALE: 1' = 1'-0"2 FINISH SCHEDULE CONTINUED
SCALE: 1' = 1'-0"1 FINISH SCHEDULE
SCALE: 1' = 1'-0"3 FINISH LEGEND
Page 147 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 93 OF 141
A-602
DOOR + WINDOW
SCHEDULES
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
INTERIOR DOOR SCHEDULE
ID
102.1
102.2
103.1
105.3
106.1
108.1
109.1
112.1
209.1
301.1
304.1
305.1
308.1
309.1
310.1
314.1
314.2
321.1
322.1
325.1
325.2
ROOM NAME
RETAIL
RETAIL
HALL
RESTRM CORRIDOR
RSTRM
RESTRM CORRIDOR
ACC. RSTRM
WINE STORAGE
STAIR 02
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
CONFERENCE RM
OFFICE
RSTRM
RESTROOM CORRIDOR
STAIRWELL EXIT
STAIRWELL EXIT
TYPE
D
D
D
D
D
D
D
D
M
B
B
B
B
B
B
B
B
C
C
C
I
OPERATION
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
INT. SWING
NET FRAME
WIDTH
3'-1/2"
3'-1/2"
3'-1/2"
3'-2 1/2"
3'-1/2"
2'-10 1/2"
3'-1/2"
3'-2 1/2"
3'-4"
3'-2"
3'-0"
3'-0"
3'-0"
3'-0"
3'-0"
3'-0"
3'-3 1/4"
2'-8"
2'-9 1/2"
3'-2"
3'-0"
NET FRAME
HEIGHT
8'-1 1/4"
8'-1 1/4"
6'-9 1/4"
7'-1 1/4"
8'-1 1/4"
6'-9 1/4"
6'-9 1/4"
7'-1 1/4"
6'-10"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
6'-10"
MATL
HM
HM
HM
HM
HM
HM
HM
HM
HM
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
SC WOOD
SC WOOD
HM
HM
FRAME
MATL
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
WD
WD
HM
HM
DETAIL
HEAD
4/908
4/908
4/908
4/908
4/908
4/908
4/908
4/908
4/908
JAMB
5/908
5/908
5/908
5/908
5/908
5/908
5/908
5/908
5/908
HDWR.
SET
2
2
3
3
3
3
3
3
6
2
2
2
2
2
2
2
2
3
3
2
3
ACCESORIES
RATINGS
FIRE
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
1.5 hours
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
45 minutes
Unrated
STC Manufacturer
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
REMARKS
EXTERIOR DOOR SCHEDULE
ID
101.1
104.1
105.1
105.2
107.1
110.1
110.2
111.1
111.2
114.1
115.1
115.2
115.3
119.1
120.1
121.1
303.1
306.1
312.1
316.1
316.1
317.1
319.1
320.1
ROOM NAME
RETAIL
RETAIL
RETAIL
RETAIL
RESTRM CORRIDOR
OFFICE
OFFICE
OFFICE
OFFICE
STAIR 02
LOADING ZONE
LOADING ZONE
LOADING ZONE
LOADING ZONE
STORAGE
GARDEN PATIO
VESTIBULE
GARDEN
GARDEN
OUTDOOR ROOM
COURTYARD
GARDEN
TYPE
H
H
H
H
K
L
H
L
H
E
E
F
E
F
F
E
B
A
C
B
B
J
J
B
OPERATION
EXT. DOUBLE SWING
EXT. DOUBLE SWING
EXT. DOUBLE SWING
EXT. DOUBLE SWING
EXT. PIVOT
EXT. SWING
EXT. BI-FOLD
EXT. SWING
EXT. BI-FOLD
EXT. SWING
EXT. SWING
EXT. ROLL-UP
EXT. SWING
EXT. ROLL-UP
EXT. ROLL-UP
EXT. SWING
SWING
PIVOT
SWING
SWING
SWING
EXT. SLIDING
EXT. SLIDING
SWING
NET FRAME
WIDTH
5'-9 1/2"
5'-9 1/2"
5'-9 1/2"
5'-9 1/2"
9'-1 1/2"
3'-6"
7'
3'-6"
6'-11 1/2"
3'-4"
3'
10'-4"
3'
8'-2"
14'-2 1/4"
3'
3'
6'-1 1/2"
3'
2'
2'
14'
26'-5"
2'-1/8"
NET FRAME
HEIGHT
9'-10"
9'-10"
9'-10"
9'-10"
10'
10'
7'-4"
10'
7'-4"
6'-10"
7'
7'-8 1/4"
7'
7'-8"
7'
7'
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
6'-9 1/4"
6'-9 1/4"
8'-10"
8'-10"
6'-9 1/4"
MATL
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
SC WOOD
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
HM
HM
HM
HM
HM
HM
HM
ALUM / GLASS
ALUM / GLASS
HM
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
FRAME
MATL
HM
HM
HM
HM
WD
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
DETAIL
HEAD
8/904
8/904
8/904
8/904
10/908
6/908
6/908
6/908
6/908
4/908
4/908
4/908
4/908
---
4/908
1/902
1/908
4/908
1/902
1/902
1/908
1/908
1/902
JAMB
11/904
11/904
11/904
11/904
12/908
7/908
8/908
8/908
8/908
5/908
5/908
5/908
5/908
---
5/908
3/908
3/908
5/908
3/908
3/908
9/908
9/908
3/908
HDWR.
SET
1
1
1
1
1
1
3
1
3
6
6
5
6
5
5
6
2
1
3
2
2
2
2
3
ACCESORIES
RATINGS
FIRE
Unrated
Unrated
Unrated
Unrated
1 hour
1 hour
1 hour
1 hour
1 hour
1.5 hours
45 minutes
1 hour
20 minutes
1 hour
1 hour
20 minutes
Unrated
Unrated
30 minutes
Unrated
Unrated
Unrated
Unrated
Unrated
STC
---
Manufacturer
ARCADIA
ARCADIA
ARCADIA
ARCADIA
CUSTOM
ARCADIA
ARCADIA
ARCADIA
ARCADIA
JANUS
JANUS
JANUS
ARCADIA
ARCADIA
ARCADIA
ARCADIA
REMARKS
10" BOTTOM RAILS W/ ADA THRESHOLD
10" BOTTOM RAILS W/ ADA THRESHOLD
10" BOTTOM RAILS W/ ADA THRESHOLD
10" BOTTOM RAILS W/ ADA THRESHOLD
8" LEAF / STEEL W/ CLADDING (PLASTER)
10" BOTTOM RAIL W/ ADA THRESHOLD
10" BOTTOM RAIL W/ ADA THRESHOLD
GARAGE DOOR
GARAGE DOOR
GARAGE DOOR
1 FIXED, 2 SLIDING PER SIDE
1 FIXED, 2 SLIDING PER SIDE
GARDEN DOOR TO SWING INTO HALLWAY
TYPE A TYPE B TYPE C TYPE D TYPE E TYPE F
VIEW
OPERATION PIVOT SWING SWING INT. SWING EXT. SWING EXT. ROLL-UP
DOOR
TYPE G TYPE H TYPE I TYPE J TYPE K TYPE L TYPE M
EXT. SWING EXT. DOUBLE SWING INT. SWING EXT. SLIDING EXT. PIVOT EXT. SWING INT. SWING
DOOR
1
HARDWARE SCHEDULE
HARDWARE
GROUP FUNCTION MANUFACTURER MODEL FINISH NOTES
2
3
4
5
ENTRY
PASSAGE
PRIVACY
COVER PANEL
GARAGE
TBD TBD TBD
TBD TBD TBD
TBD TBD TBD
TBD TBD TBD
TBD TBD TBD
TYPE A B C D
VIEW
OPERATION FIX FIX FIX FIX
WINDOW LEGEND WINDOW SCHEDULE
STORY
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
LOCATION
OFFICE
OFFICE
RETAIL
RETAIL
RETAIL
RETAIL
RETAIL
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
TYPE
C
C
A
D
D
D
D
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
ID
110.A
111.A
101.A
101.B
104.A
105.A
105.B
301.A
303.A
303.B
303.B
303.B
303.C
304.A
305.A
306.A
308.A
309.A
309.B
310.A
314.A
315.A
317.A
317.B
317.C
318.A
318.B
308.B
310.B
311.A
311.B
311.C
316.A
316.B
316.C
320.A
320.B
323.A
UNIT SIZE
7'-0"×2'-8"
6'-11 3/4"×2'-8"
15'-8"×13'-3"
21'-0"×15'-2 1/2"
21'-0"×15'-2 1/2"
21'-0"×15'-2 1/2"
21'-0"×15'-2 1/2"
5'-4 3/4"×8'-9 1/2"
14'-11 3/4"×9'-0"
6'-9 1/2"×8'-9 1/2"
6'-9 1/2"×8'-9 1/2"
10'-8"×8'-9 1/2"
14'-11 3/4"×8'-9 1/2"
12'-0"×8'-9 1/2"
3'-3 1/2"×8'-9 1/2"
4'-3 1/2"×8'-9 1/4"
7'-8 1/4"×8'-9 1/4"
9'-1/2"×8'-9 1/2"
12'-3 1/2"×3'-9 1/4"
1'-4 1/4"×8'-9 1/2"
12'-7 3/4"×8'-9 1/2"
10'-9 1/2"×8'-9 1/2"
5'-5 1/4"×8'-9 1/2"
11'-11 1/2"×8'-9 1/2"
5'-5 1/4"×8'-9 1/2"
15'-8"×8'-9 1/2"
15'-8"×8'-9 1/4"
10'-9 3/4"×3'-9 1/4"
12'-2"×3'-9 1/4"
5'-3"×6'-9 1/4"
16'-4 1/2"×6'-9 1/2"
16'-3 3/4"×6'-9 1/2"
9'-1 1/4"×6'-9 1/4"
7'-1/4"×6'-9 1/4"
11'-4 1/2"×6'-9 1/4"
3'-0"×6'-9 1/4"
7'-1"×6'-9 1/4"
4'-9 1/2"×6'-10"
Nominal Surface Area
18.67
18.63
207.64
319.55
319.55
319.55
319.55
47.43
134.82
59.71
59.71
93.78
131.70
105.41
28.96
37.69
67.35
79.51
46.32
11.95
111.23
94.88
47.77
105.13
47.77
137.73
137.40
40.75
45.84
35.60
111.20
110.85
61.64
47.52
77.08
20.29
48.00
32.70
MODEL
<Undefined>
N/A
N/A
N/A
N/A
N/A
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
UNDEFINED
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
MANUFACTURER
ARCADIA
ARCADIA
CUSTOM
CUSTOM
CUSTOM
CUSTOM
CUSTOM
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
<Undefined>
ARCADIA
ARCADIA
<Undefined>
<Undefined>
<Undefined>
<Undefined>
ARCADIA
ARCADIA
FRAME MAT.
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
FRAME FINISH OPERATION
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
HW SET REMARKS
SCALE: 1' = 1'-0"2 DOOR SCHEDULE
SCALE: 1' = 1'-0"1 HARDWARE SCHEDULE
SCALE: 1' = 1'-0"3 WINDOW SCHEDULE
TRASH ROOM
RESTROOM CORRIDOR
Page 148 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:
COPYRIGHT:
SHEET 94 OF 141
A-603
CURTAIN WALL SCHEDULE
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
12-02-25 PLANNING COM. HEARING10
CURTAIN WALL SCHEDULE
Element ID
CW-A
CW-B
CW-D
CW-E
CW-F
CW-G
CW-H
CW-I
CW-J
CW-K
CW-L
Number of Panels
26
6
14
8
10
2
3
5
9
5
6
MODEL
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
MFG
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
MATERIAL
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
FINISH
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
SURFACE AREA
581.59
132.45
386.49
221.57
284.70
58.54
89.71
125.76
226.99
147.24
176.10
REMARKS
D E
34.67'
45.29'2'-0"8'-7 1/2"5'-6"2"8'-5 1/2"14'-1"
ZONE L
36.67'
31.17'
CW-K CW-L
2 3 4
45.29'8'-7 1/2"8'-6"2"8'-5 1/2"37'-7"
ZONE A
16'-8"
ZONE B
3'-0"
ZONE C
17'-1 1/2"CW-A CW-B
207.1 206.1 205.1
34.67'
45.29'2'-0"8'-7 1/2"24'-2"
ZONE D.1
36.67'
CW-D.1
C B
34.67'
45.29'10'-7 1/2"19'-1"
ZONE D.2
27'-11"
ZONE E
20'-6 1/2"
ZONE F.1
36.67'2'-0"8'-7 1/2"CW-D CW-FCW-E
3 24
34.67'
45.29'2'-0"7'-5"
ZONE G
11'-4"
ZONE H
16'-0"
ZONE I
23'-7"
ZONE J.1
16'-2"
ZONE F.2
36.67'
CW-F CW-G CW-H CW-I CW-J
B C
34.67'
45.29'2'-0"6'-10"
ZONE J.2
36.67'
316.A
316.1
316.B
316.C
320.A
320.1
310.B
308.A
309.A
310.A
308.1310.1309.1318.A
303.A 303.C
312.1
318.B
306.A
306.1305.A305.1323.A
316.1325.1320.B
321.1
322.1 325.2311.B
304.A 303.B 301.A303.B 303.B303.1 301.1304.1
311.A
311.C
317.A
317.B 317.1
317.C
314.A
315.A314.1314.2
SK-1
SK-2
SK-3
F DW F
4A-404
1A-405
3A-908
9A-908
9A-908
1A-203 4'-2"11'-5 3/4"9'-3 3/4"6'-2"3'-1/2"R.O.2'-7 1/2"3'-3"R.O.3 3/4"5'-9"
6 1/2"
2'-8 1/2"RO
15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"4'-1 1/2"2'-1"7'-6 1/4"48'-3 3/4"
F.F. = 18.17'= 34.67'45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2"
FF =18.25' = 34.75'
28'-1"5'-0"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"FF = 18.17'= 34.67'
14'-0"RO
WT07-B
WT07-B
WT04-A
WT07-A
WT11
WT07-BWT07-BWT11WT11
WT12
WT12
WT04-A WT07-B
WT06ALIGNALIGN
WT14-B
WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A
WT14-AWT14-AWT07-B WT07-AWT04-A
WT07-BWT07-BWT07-BWT04-AWT16 WT16
W
T16WT16WT16
WT14-B
WT14-B
WT16WT16WT16WT14-A
WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A
WT14-AOPEN TOABOVE
OPEN TOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOBELOW
OPENTOBELOW
OPENTOABOVE
OPENTOABOVE
ELEVATOR 01
STAIR 02324
MECHANICAL PLATFORM312
OFFICE305
GARDEN PATIO
303 OFFICE301
OFFICE
315
OFFICE308
OFFICE310
COURTYARD318
GARDEN
316
CONFERENCE RM
314
OFFICE309
OFFICE304
RSTRM
321
KITCHEN319
ELEVATOR 02
RSTRM322
OUTDOOR ROOM317
GARDEN
311
GARDEN
320
GARDEN323
VESTIBULE306
STAIRWELL EXIT325
RESTROOM CORRIDOR324
MECH. PLATFORM
302
STAIR 01327 DN
DN
3A-907
319.1
308.B
309.B
7'-2 3/4"4'-8 1/2"4'-3 1/2"7'-5"5'-3/4"VIF6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"09
09
09
09
09
0505
06
07
07
07
WT04-A
WT14-BWT15-BWT09-COPENTOABOVE
465 SQ FTLID PLANTER
GREEN ROOF
307
SCALE: 1' = 1'-0"8 CURTAIN WALL SCHEDULE
SCALE: 1/4" = 1'-0"2 CURTAIN WALL ELEVATION - ZONE K & L
0 2'4'8'
SCALE: 1/4" = 1'-0"5 CURTAIN WALL ELEVATION - ZONE A, B & C
0 2'4'8'
SCALE: 1/4" = 1'-0"4 CURTAIN WALL ELEVATION - ZONE D.1
0 2'4'8'
SCALE: 1/4" = 1'-0"6 CURTAIN WALL ELEVATION - ZONE D.2, E, & F.1
0 2'4'8'
SCALE: 1/4" = 1'-0"7 CURTAIN WALL ELEVATION - ZONE F.2, G, H, I, & J.1
0 2'4'8'
SCALE: 1/4" = 1'-0"1 CURTAIN WALL ELEVATION - ZONE J.2
0 2'4'8'
SCALE: 3/32" = 1'-0"3 CURTAIN WALL KEY
Page 149 of 324
901 HERMOSA | Roof Gardens
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316.A
316.1
316.B
316.C
320.A320.1
310.B
308.A
309.A
310.A
308.1310.1309.1318.A
303.A 303.C
312.1
318.B
306.A
306.1305.A
305.1
323.A
316.1325.1320.B
321.1 322.1 325.2311.B
304.A 303.B 301.A303.B 303.B303.1 301.1304.1
311.A
311.C
317.A
317.B 317.1
317.C
314.A
315.A314.1314.2
SK-1
SK-2
SK-3
5 5
F DW F
4A-404
1A-405 2A-405
3A-908
5A-908
9A-908
9A-908
2A-204
1A-204
1A-203
3A-203
19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2"
13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4"
6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"
2'-7 1/2"
3'-3"R.O.3 3/4"5'-9"6 1/2"2'-8 1/2"RO
15'-3 1/4"
9'-3"6'-2"
7'-1/2"
18'-9 3/4"
15'-8 1/2"
4'-9"
2'-1"
7'-6 1/4"
4'-1 1/2"
48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2"
28'-1"5'-0"
13'-10 3/4"27'-7"5'-6 1/2"VIF
26'-8 1/2"
11'-5"
28'-1/2"
15'-9"
10'-10 1/2"
R.O.
16'-11 1/4"
12'-11"
5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"
3'-0"
14'-0"RO
PC 15.24'PC 15.44'
F.F. = 18.17'= 34.67'
FF =18.25' = 34.75'
FF = 18.17'= 34.67'
#DrgID#LayID
WT07-B
WT07-B
WT04-A
WT07-A
WT11
WT07-BWT07-BWT11WT11
WT12
WT12
WT04-A WT07-B
WT06ALIGNALIGN
WT14-B
WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A
WT14-AWT14-AWT07-B WT07-AWT04-A
WT07-BWT07-BWT07-BWT04-AWT16 WT16
WT16WT16
WT16
WT14-B
WT14-B
WT16WT16WT16WT14-A
WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A
WT14-AOPEN TOABOVE
OPEN TOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOBELOW
OPENTOBELOW
OPENTOABOVE
OPENTOABOVE
ELEVATOR 01
STAIR 02324
MECHANICAL PLATFORM312
OFFICE305
GARDEN PATIO303 OFFICE301
OFFICE315
OFFICE308
OFFICE310
COURTYARD318
GARDEN316
CONFERENCE RM314
OFFICE309
OFFICE304
RSTRM321
KITCHEN319
ELEVATOR 02
RSTRM322
OUTDOOR ROOM317
GARDEN311
GARDEN320
GARDEN323
VESTIBULE306
STAIRWELL EXIT325
RESTROOM CORRIDOR324
MECH. PLATFORM302
STAIR 01327
PLPL
PL PL
SBSB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2A-203
1A-302
1A-301
1A-301
2A-303
2A-301
2A-301
DN
DN
#DrgID#LayID
3A-402
3A-403
3A-907
7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56'
319.1
308.B
309.B
09
09
09
09
09
0505
06
06
06
06
07
07
07
WT04-A
WT14-BWT15-BWT09-COPENTOABOVE
465 SQ FTLID PLANTER
GREEN ROOF307
NOT TO SCALE13RD FLOOR PLAN
Page 150 of 324
901 HERMOSA | Roof Gardens
12/3/25
316.A
316.1
316.B
316.C
320.A320.1
310.B
308.A
309.A
310.A
308.1310.1309.1318.A
303.A 303.C
312.1
318.B
306.A
306.1305.A
305.1
323.A
316.1325.1320.B
321.1 322.1 325.2311.B
304.A 303.B 301.A303.B 303.B303.1 301.1304.1
311.A
311.C
317.A
317.B 317.1
317.C
314.A
315.A314.1314.2
SK-1
SK-2
SK-3
5 5
F DW F
4A-404
1A-405 2A-405
3A-908
5A-908
9A-908
9A-908
2A-204
1A-204
1A-203
3A-203
19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2"
13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4"
6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"
2'-7 1/2"
3'-3"R.O.3 3/4"5'-9"6 1/2"2'-8 1/2"RO
15'-3 1/4"
9'-3"6'-2"
7'-1/2"
18'-9 3/4"
15'-8 1/2"
4'-9"
2'-1"
7'-6 1/4"
4'-1 1/2"
48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2"
28'-1"5'-0"
13'-10 3/4"27'-7"5'-6 1/2"VIF
26'-8 1/2"
11'-5"
28'-1/2"
15'-9"
10'-10 1/2"
R.O.
16'-11 1/4"
12'-11"
5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"
3'-0"
14'-0"RO
PC 15.24'PC 15.44'
F.F. = 18.17'= 34.67'
FF =18.25' = 34.75'
FF = 18.17'= 34.67'
#DrgID#LayID
WT07-B
WT07-B
WT04-A
WT07-A
WT11
WT07-BWT07-BWT11WT11
WT12
WT12
WT04-A WT07-B
WT06ALIGNALIGN
WT14-B
WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A
WT14-AWT14-AWT07-B WT07-AWT04-A
WT07-BWT07-BWT07-BWT04-AWT16 WT16
WT16WT16
WT16
WT14-B
WT14-B
WT16WT16WT16WT14-A
WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A
WT14-AOPEN TOABOVE
OPEN TOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOBELOW
OPENTOBELOW
OPENTOABOVE
OPENTOABOVE
ELEVATOR 01
STAIR 02324
MECHANICAL PLATFORM312
OFFICE305
GARDEN PATIO303 OFFICE301
OFFICE315
OFFICE308
OFFICE310
COURTYARD318
GARDEN316
CONFERENCE RM314
OFFICE309
OFFICE304
RSTRM321
KITCHEN319
ELEVATOR 02
RSTRM322
OUTDOOR ROOM317
GARDEN311
GARDEN320
GARDEN323
VESTIBULE306
STAIRWELL EXIT325
RESTROOM CORRIDOR324
MECH. PLATFORM302
STAIR 01327
PLPL
PL PL
SBSB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2A-203
1A-302
1A-301
1A-301
2A-303
2A-301
2A-301
DN
DN
#DrgID#LayID
3A-402
3A-403
3A-907
7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56'
319.1
308.B
309.B
09
09
09
09
09
0505
06
06
06
06
07
07
07
WT04-A
WT14-BWT15-BWT09-COPENTOABOVE
465 SQ FTLID PLANTER
GREEN ROOF307
NOT TO SCALE13RD FLOOR PLAN
Page 151 of 324
901 HERMOSA | Roof Gardens
12/3/25
316.A
316.1
316.B
316.C
320.A320.1
310.B
308.A
309.A
310.A
308.1310.1309.1318.A
303.A 303.C
312.1
318.B
306.A
306.1305.A
305.1
323.A
316.1325.1320.B
321.1 322.1 325.2311.B
304.A 303.B 301.A303.B 303.B303.1 301.1304.1
311.A
311.C
317.A
317.B 317.1
317.C
314.A
315.A314.1314.2
SK-1
SK-2
SK-3
5 5
F DW F
4A-404
1A-405 2A-405
3A-908
5A-908
9A-908
9A-908
2A-204
1A-204
1A-203
3A-203
19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2"
13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4"
6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"
2'-7 1/2"
3'-3"R.O.3 3/4"5'-9"6 1/2"2'-8 1/2"RO
15'-3 1/4"
9'-3"6'-2"
7'-1/2"
18'-9 3/4"
15'-8 1/2"
4'-9"
2'-1"
7'-6 1/4"
4'-1 1/2"
48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2"
28'-1"5'-0"
13'-10 3/4"27'-7"5'-6 1/2"VIF
26'-8 1/2"
11'-5"
28'-1/2"
15'-9"
10'-10 1/2"
R.O.
16'-11 1/4"
12'-11"
5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"
3'-0"
14'-0"RO
PC 15.24'PC 15.44'
F.F. = 18.17'= 34.67'
FF =18.25' = 34.75'
FF = 18.17'= 34.67'
#DrgID#LayID
WT07-B
WT07-B
WT04-A
WT07-A
WT11
WT07-BWT07-BWT11WT11
WT12
WT12
WT04-A WT07-B
WT06ALIGNALIGN
WT14-B
WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A
WT14-AWT14-AWT07-B WT07-AWT04-A
WT07-BWT07-BWT07-BWT04-AWT16 WT16
WT16WT16
WT16
WT14-B
WT14-B
WT16WT16WT16WT14-A
WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A
WT14-AOPEN TOABOVE
OPEN TOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOBELOW
OPENTOBELOW
OPENTOABOVE
OPENTOABOVE
ELEVATOR 01
STAIR 02324
MECHANICAL PLATFORM312
OFFICE305
GARDEN PATIO303 OFFICE301
OFFICE315
OFFICE308
OFFICE310
COURTYARD318
GARDEN316
CONFERENCE RM314
OFFICE309
OFFICE304
RSTRM321
KITCHEN319
ELEVATOR 02
RSTRM322
OUTDOOR ROOM317
GARDEN311
GARDEN320
GARDEN323
VESTIBULE306
STAIRWELL EXIT325
RESTROOM CORRIDOR324
MECH. PLATFORM302
STAIR 01327
PLPL
PL PL
SBSB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2A-203
1A-302
1A-301
1A-301
2A-303
2A-301
2A-301
DN
DN
#DrgID#LayID
3A-402
3A-403
3A-907
7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56'
319.1
308.B
309.B
09
09
09
09
09
0505
06
06
06
06
07
07
07
WT04-A
WT14-BWT15-BWT09-COPENTOABOVE
465 SQ FTLID PLANTER
GREEN ROOF307
NOT TO SCALE13RD FLOOR PLAN
Page 152 of 324
901 HERMOSA | Offices + Green Roof
12/3/25
316.A
316.1
316.B
316.C
320.A320.1
310.B
308.A
309.A
310.A
308.1310.1309.1318.A
303.A 303.C
312.1
318.B
306.A
306.1305.A
305.1
323.A
316.1325.1320.B
321.1 322.1 325.2311.B
304.A 303.B 301.A303.B 303.B303.1 301.1304.1
311.A
311.C
317.A
317.B 317.1
317.C
314.A
315.A314.1314.2
SK-1
SK-2
SK-3
5 5
F DW F
4A-404
1A-405 2A-405
3A-908
5A-908
9A-908
9A-908
2A-204
1A-204
1A-203
3A-203
19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2"
13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4"
6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"
2'-7 1/2"
3'-3"R.O.3 3/4"5'-9"6 1/2"2'-8 1/2"RO
15'-3 1/4"
9'-3"6'-2"
7'-1/2"
18'-9 3/4"
15'-8 1/2"
4'-9"
2'-1"
7'-6 1/4"
4'-1 1/2"
48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2"
28'-1"5'-0"
13'-10 3/4"27'-7"5'-6 1/2"VIF
26'-8 1/2"
11'-5"
28'-1/2"
15'-9"
10'-10 1/2"
R.O.
16'-11 1/4"
12'-11"
5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"
3'-0"
14'-0"RO
PC 15.24'PC 15.44'
F.F. = 18.17'= 34.67'
FF =18.25' = 34.75'
FF = 18.17'= 34.67'
#DrgID#LayID
WT07-B
WT07-B
WT04-A
WT07-A
WT11
WT07-BWT07-BWT11WT11
WT12
WT12
WT04-A WT07-B
WT06ALIGNALIGN
WT14-B
WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A
WT14-AWT14-AWT07-B WT07-AWT04-A
WT07-BWT07-BWT07-BWT04-AWT16 WT16
WT16WT16
WT16
WT14-B
WT14-B
WT16WT16WT16WT14-A
WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A
WT14-AOPEN TOABOVE
OPEN TOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOBELOW
OPENTOBELOW
OPENTOABOVE
OPENTOABOVE
ELEVATOR 01
STAIR 02324
MECHANICAL PLATFORM312
OFFICE305
GARDEN PATIO303 OFFICE301
OFFICE315
OFFICE308
OFFICE310
COURTYARD318
GARDEN316
CONFERENCE RM314
OFFICE309
OFFICE304
RSTRM321
KITCHEN319
ELEVATOR 02
RSTRM322
OUTDOOR ROOM317
GARDEN311
GARDEN320
GARDEN323
VESTIBULE306
STAIRWELL EXIT325
RESTROOM CORRIDOR324
MECH. PLATFORM302
STAIR 01327
PLPL
PL PL
SBSB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2A-203
1A-302
1A-301
1A-301
2A-303
2A-301
2A-301
DN
DN
#DrgID#LayID
3A-402
3A-403
3A-907
7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56'
319.1
308.B
309.B
09
09
09
09
09
0505
06
06
06
06
07
07
07
WT04-A
WT14-BWT15-BWT09-COPENTOABOVE
465 SQ FTLID PLANTER
GREEN ROOF307
NOT TO SCALE13RD FLOOR PLAN
Page 153 of 324
901 HERMOSA | Aerial View
12/3/25Page 154 of 324
Pa g e 1 of 1 31 9 M a in Stre e t
E l Se gu n do , C a lif o rn ia 90 24 5
(21 3 ) 2 39 9 70 0
in f o @ la b ib fu n k .c o m | w w w .la b ib fu nk .c o m
MEMO
Date: December 03, 2025
To: City of Hermosa Beach
Associate Planner
Community Development Department | Planning Division, City of Hermosa Beach
From: John Labib, SE, Principal
Re: PDP23-04 (Precise Development Plan)
901 Hermosa Ave., Hermosa Beach, CA 90254
Structural Memo
LFA Job No. 22079
To whom it may concern,
This memo is intended to confirm that the diaphragm in the area highlighted in red below is
structurally critical for seismic transfer of lateral forces to the lateral force resisting system.
cc: Peter Behnam, LFA
Page 155 of 324
City of Hermosa Beach | Page 1 of 9
Meeting Date: October 21, 2025
Staff Report No. 25-CDD-140
Honorable Chairperson and Members of the Hermosa Beach Planning Commission
ADOPT A RESOLUTION TO APPROVE A PRECISE DEVELOPMENT PLAN AND
LOT LINE ADJUSTMENT TO REMODEL AND ADD A THIRD STORY TO AN
EXISTING BUILDING AT 901 HERMOSA AVE IN THE GENERAL COMMERCIAL
ZONE
CEQA: Determine the project is exempt from the California Environmental Quality Act.
(Contract Planner Kaneca Pompey)
Recommended Action:
Staff recommends the Planning Commission:
1. Determine the project is categorically exempt from the California Environmental
Quality Act (CEQA) pursuant to section 15301, class 1 and section 15305, class 5
of the CEQA guidelines.
2. Adopt a Resolution approving Precise Development Plan (PDP23-04) and Lot Line
Adjustment (LLA 23-03) to remodel and add to an existing two-story commercial
building that measures 14,021 square feet located at 901 Hermosa Avenue. The
lot line adjustment consolidates three existing parcels into a single lot, subject to
conditions of approval (Attachment 1); and
Executive Summary:
This is a request for approval of a Precise Development Plan (PDP) and Lot Line
Adjustment (LLA) to remodel and add to an existing two-story commercial building that
measures 14,021 square feet. The project adds a third story with a height of 28 feet, 9.6
inches and reconfigures the existing building layout, resulting in a decrease of 194 square
feet of usable floor area for a remodeled multi-tenant commercial building located at 901
Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single
lot. Staff recommend that the Planning Commission approve the project subject to
conditions of approval and determine that the project is categorically exempt from the
California Environmental Quality Act.
Background:
The project site is an existing 8,177-square-foot corner lot located in the southwestern
portion of the City, between Ninth Street and Tenth Court and is adjacent to a walk-street.
The site has a General Plan land use designation of Community Commercial (CC) and is
zoned Downtown Commercial (C-3) (Attachment 2). The site is currently developed with
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a 14,021-square-foot two-story multi-tenant commercial building across three parcels.
The current development has no surface parking. The site was developed in 1928.
Site Information Table:
The following table describes the existing site characteristics
Site Information
General Plan Community Commercial (CC)
Zoning Downtown Commercial (C-3), Coastal Zone
Lot Size 8,177 square feet
Surrounding Zoning
North: C-2
East: C-2
South: C-2 and R-2 (Two-Family Residential)
West: R-2
Surrounding Uses
North: Residential
East: Restaurant
South: Restaurant and Residential
West: Residential
Authorization:
Pursuant to HBMC § 17.58.020, Precise Development Plan review is required for
remodels of 1,500 square feet or more in any zone. Precise Development Plans shall be
decided upon by the Planning Commission. Additionally, Pursuant to HBMC §17.58.010
the purpose of Precise Development Plans is to ensure that new development supports
the goals and objectives of the General Plan and other adopted plans and guidelines. The
applicant proposes the interior and exterior remodel of a 14,021-square-foot two-story
multi-tenant commercial building. Therefore, the project requires the approval of a Precise
Development Plan.
Project Description
The proposed project would renovate the existing 14,021-square-foot, two-story, multi-
tenant building. The project would also include decommissioning approximately 1,340
square feet on the second floor and adding a 3,654-square-foot third story to the building
for office use. The project would result in the square footage of the building decreasing
by 194 square feet. A transformer would be located in a 172-square-foot enclosed space
on the first floor with access from a roll up door on 10th court. To comply with southern
California Edison guidelines, a 160 square foot area on the second floor above the
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transformer will be clear and open. The property currently does not have a trash enclosure
on site. The proposed project would include a trash room and loading room on the first
floor both accessible from 10th Court (Attachment 3). The project also includes a lot line
adjustment to merge the three parcels the existing building is developed over into one
parcel. (Attachment 4).
Discussion:
Nonconformity
The building is currently nonconforming as it does not meet required parking, setbacks,
and the north, west, and east sides of the building sit over property lines. Pursuant to
HBMC section 17.52.030(B)(1)(b), any existing nonconforming portions of the structure
(e.g. a wall nonconforming to a yard requirement, or a roof non-conforming to height
requirements) may be partially modified or altered only to the extent necessary to satisfy
the Uniform Building Code as recommended by a certified structural engineer but shall
not be completely removed and replaced, and if completely removed must be brought
into compliance with current requirements.
Criteria Required Provided
LOT STANDARDS
HEIGHT: 30 ft 28ft, 9.6in
YARDS:
Front Not required 0 feet
Side 5 ft 0 ft (existing, no change)
Rear 5 ft
1st floor: 2 ft, 11 in (existing,
no change)
2nd floor: 5 ft, 10 inch
3rd floor: 5ft, 10 inch
PARKING:
Total Parking Spaces Minimum
0 existing
No additional stalls are
required if building
square footage does not
increase
0 stalls
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A licensed structural engineer prepared a memo to clarify that the north wall of the
property does not meet basic performance objectives. The existing wall will not be entirely
abandoned. The proposed alterations to the wall will mitigate the performance deficiency
and will meet current building code.
Site/Floor plan
The project proposes decreasing square footage on the first and second floors to
accommodate the addition. The proposed project would decrease the 7,724-square-foot
first floor to 7,179 square feet and decrease the 6,297-square-foot second floor to 2,994
square feet. Overall, the project would also include decommissioning approximately 1,340
square feet on the second floor and adding a 3,654 square-foot third story to the building
for office use. The project would result in the square footage of the building decreasing
by 194 square feet. Staff recommend a special condition of approval expressly prohibiting
the use of this area without accounting for parking and would be walled off to prevent use
of the area.
Additionally, the transformer would be located in a 172-square-foot enclosed space on
the first floor with access from a roll-up door on 10th court. To comply with Southern
California Edison guidelines, a 160 square foot area on the second floor above the
transformer will be clear and open. The property currently does not have a trash enclosure
and incorporates a room for trash and recycling on the northside of the building that will
be accessible from 10th court.
Parking/Loading
The property currently has no off-street parking. Pursuant to HBMC § 17.44.015,
additions greater than 10 percent or 500 square feet, additional parking in accordance
with this Chapter shall be provided for any alteration which would change the building
square footage on site by more than 10 percent or 500 square feet, whichever is greater.
The existing commercial building is 14,021 square feet. The project would include
decommissioning approximately 1,340 square feet on the second floor and adding a
3,654 third story. The proposed project would decrease the square footage of the building
by 194 square feet. Therefore, the proposed project would not increase the usable square
footage and would not require additional parking.
The property also currently has no loading area. The proposed project would create a
ground level loading room accessible by a grade level roll up door off 10th Court.
Landscape
The project does not propose landscaping. Any future onsite landscaping would be
subject to HBMC Chapter 8.60, Water Efficient Landscaping.
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Design
The development proposes a contemporary architectural style and would utilize several
materials, such as metal paneling, aluminum and glass on the storefront, and
incorporates stucco, aluminum and glass curtain walls to break the monotony and create
visual interest.
The pedestrian entryway closest to the walk street would be redesigned to be arched,
thus keeping consistent with the other windows and entryways on the east side of the
building. Additional service doors would be installed on the north side of the building off
Tenth Court. Additional windows would be installed on the south side of the building.
Historic Assessment
The City’s General Plan identified the property as a potential historic resource in the
windshield survey prepared as part of the General Plan Program Environmental Impact
Report. All proposed alterations and demolitions of buildings identified on the City’s
survey of potential historic resources are required to be evaluated by a qualified historic
preservationist to determine if the proposed demolition or alteration would result in the
degradation of a historically significant site. As such, a historic resource assessment was
prepared for the property by Page & Turnbull in April 2024 (Attachment 5).
The historic resource assessment found that 901 Hermosa Avenue is not currently listed
on any local, state, or federal register of historic resources. The structure is a local
example of a 1920s automobile showroom. The building is a modest representation of
the Mission Revival architectural style, as it is less elaborate and ornamented than other
high-style examples in the region. In addition, some of the original features, such as
windows and doors, have been replaced or infilled. The assessment finds that the building
does not possess a level of architectural distinction, nor is it associated with events or
individuals of significance; the property does meet the eligibility criteria for the National or
California Register of Historical Resources. The city’s Historic Preservation Ordinance
has been implemented voluntarily, and this building has not been locally designated as a
landmark. The assessment concludes that the project is not a historic resource for the
purposes of CEQA.
Lot Line Adjustment
A lot line adjustment is the process under the State Subdivision Map Act that is used to
change the property lines of existing parcels. The process can be used to do a number
of things, such as: combine up to four (4) adjacent parcels into one (1) parcel, alter the
boundary between up to four (4) parcels, or reconfigure the shapes of up to four (4)
parcels.
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The property is a corner lot consisting of three parcels, lots 25-27, and has the following
dimensions.
Existing Lot Configuration
Lot Width Length
25 30 ft 95 ft
26 26 ft- 2 in 95 ft
27 30 ft 95 ft
The project would adjust the lot lines to create a single parcel with dimensions of 86 feet
2 inches wide by 95 feet long, totaling 8,177 square feet.
Findings:
Pursuant to Hermosa Beach Municipal Code §17.58.020, remodels of 1,500 square feet
or more in any zone shall be subject to a Precise development Plan (PDP). Pursuant to
Hermosa Beach Municipal Code §17.58.040, all projects requiring a Precise
Development plan must make the following findings to approve the PDP:
1. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title and all other titles of the Hermosa
Beach Municipal Code; The proposed project would renovate the existing
14,021-square-foot two-story multi-tenant building and would include
decommissioning approximately 1,340 square feet on the second floor, adding a
3,654 square-foot third story to the building for office use, and would result in the
square footage of the building decreasing by 194 square feet. A transformer would
be located in a 172-square-foot enclosed space on the first floor with access from
a roll-up door on 10th court. To comply with southern California Edison guidelines,
a 160-square-foot area on the second floor above the transformer will be clear and
open. The project has been reviewed for compliance, and the design, layout, and
physical features of the proposed development would comply with all applicable
provisions of the Municipal Code.
2. The design, layout, and other physical features of the project are consistent
with the General Plan, and any applicable specific plan or design guidelines;
The subject property has a General Plan land use designation of Community
Commercial. The purpose of this designation is to provide opportunities and
locations for uses designed to serve the shopping, dining, and employment desires
of the entire community. The site is also located within the Downtown District
character area. The vision of this district is to enhance building form and orientation
and maintain the pedestrian realm along Pier Avenue while transforming the realm
on Hermosa Avenue. The Downtown District intended uses would be services and
activities associated with the local beach culture to residents as well as visitors to
the city. Additionally, The Downtown character district areas specifies a desired
character and building area form that includes 1) Many of the unique buildings,
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streetscape features, and public spaces are iconic or historic in nature, and new
buildings should be carefully integrated to retain the town’s eclectic charm and 2)
Buildings should be two to three stories in height, cover most or all of the parcel,
and may abut neighboring structures. The general plan states the maximum floor
area ratio (FAR) for a community commercial land use designation is 1.25. The
property is currently nonconforming with a FAR of 1.7. the proposed project would
maintain this nonconforming FAR.
The proposed project would revitalize the existing building and incorporate a more
modern aesthetic, inclusive of a variety of materials to create interest and break
monotony. The large arched storefront windows on the first floor would be
maintained. The modern aesthetic would largely come into play in the new third-
floor addition with the installation of numerous windows and the incorporation of
different materials. Additionally, the staff proposes a condition of approval
prohibiting tinting and reflective glass. Therefore, the proposed project is
consistent with the General Plan.
3. The design, layout, and other physical features of the project comply with any
design or development standards applicable to the zone, unless waived or
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high-quality life for
residents
Policy 1.3 Access to daily activities.
Strive to create sustainable development
patterns such that the majority of residents
are within walking distance to a variety of
neighborhood goods and services
Policy 1.7 Compatibility of Uses. Ensure
the placement of new uses does not create
or exacerbate nuisances between different
types of land uses.
The proposed project will increase
access to services in the community
and contribute to more options for
residents to have access to daily
activities.
All future uses will be subject to
compliance with the permitted uses of
the C-3 zone per the city’s municipal
code,
Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and
resources are maintained or enhanced
Policy 5.7 Light pollution. Preserve
nighttime skyward views and reduce glare
by minimizing shoreline lighting levels.
Nighttime views would be protected by
a condition of approval requiring all
exterior lighting to be downcast to
minimize light pollution.
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City of Hermosa Beach | Page 8 of 9
modified pursuant to the provisions of this Title. The proposed project would
renovate the existing 14,021-square-foot two-story multi-tenant building and would
include decommissioning approximately 1,340 square feet on the second floor, adding
a 3,654 square-foot third story to the building for office use, and would result in the
square footage of the building decreasing by 194 square feet. The development
proposes a contemporary architectural style and would utilize several materials, such
as metal paneling, aluminum and glass on the storefront, and incorporate stucco,
aluminum and glass curtain walls to break the monotony and create visual interest.
The proposed design will be compatible with buildings in the surrounding area.
Moreover, the project complies with all design development standards.
Pursuant to the state Subdivision Map Act (California Government Code Section
66412(d)), a tentative map, parcel map, or final map shall not be required as a condition
to the approval of a lot line adjustment between four or fewer existing adjoining parcels,
where the land taken from one parcel is added to an adjoining parcel, and where a greater
number of parcels than originally existed is not thereby created, if the lot line adjustment is
approved by the City.
The City must limit its review and approval to a determination of whether the parcels
resulting from the adjustment will conform to the local general plan, any applicable
specific plan, any applicable coastal plan, and zoning and building ordinances. Conditions
and exactions placed on approval must be limited to those necessary to comply with the
local general plan, any applicable specific plan, any applicable coastal plan, and zoning
and building ordinances, to require the prepayment of real property taxes prior to the
approval of the lot line adjustment, or to facilitate the relocation of existing utilities,
infrastructure, or easements. In addition, the City cannot require a record of survey for
a lot line adjustment unless otherwise required by law. The proposed lot line adjustment
consolidates three existing lots into a single 8,177-square-foot lot (86 feet 2 inches wide
by 95 feet) that is consistent with the General Plan, Zoning, applicable Coastal Plan, and
building regulations.
Environmental Analysis:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
qualifies for a Class 1 categorical exemption, existing facilities as defined in section 15301
of the CEQA Guidelines, as it consists of internal and exterior modification of an existing
building. The proposed project also qualifies for a Class 5 categorical exemption, minor
alterations in land use limitations, as defined in section 15305, as the project consists of
a minor lot line adjustment. Additionally, a historic resource assessment was prepared
for the project by Page & Turnbull in April 2024, and it was determined that the property
is not considered a historic resource for the purposes of CEQA.
Public Notification:
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CITY OF HERMOSA BEACH
RESOLUTION NO. 25-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE
DEVELOPMENT PLAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA
23-03) TO REMODEL AN EXISTING 14,021 SQUARE-FOOT TWO-STORY
COMMERCIAL BUILDING AND CONSOLIDATE THREE EXISTING
PARCELS INTO A SINGLE LOT, AND DETERMINING THAT THE PROJECT
IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION
15301, CLASS 1 and SECTION 15305, CLASS 5 OF THE CEQA
GUIDELINES.
The Planning Commission of the City of Hermosa Beach does hereby resolve, and
order as follows:
WHEREAS, on May 30, 2023, the applicant, Kyle Ransford, filed an application for
a Precise Development Plan and Lot Line Adjustment, to remodel and add to an existing
14,021 square-foot two-story commercial building (the “Project”) located at 901 Hermosa
Avenue (the “site”). The project proposes to add a third story to the exiting building,
increasing the building height to 28 feet 9.6 inches, and reconfigure the existing building
layout, resulting in a decrease of 194 square feet of usable floor area for a remodeled
multi-tenant commercial building. Additionally, the lot line adjustment will consolidate
three existing parcels at the project site into a single lot; and
WHEREAS, the Planning Commission, at its public meeting of October 21, 2025,
conducted a public hearing, and considered all testimony and evidence, both oral and
written, that was presented to the Planning Commission; and
WHEREAS, the proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in section 15301, Class 1, Existing Facilities as the
project consists of internal and exterior modification of an existing building. The proposed
project also qualifies for a Class 5 categorical exemption, Minor Alterations in land use
limitations, as defined in section 15305, as the project consists of a minor lot line adjustment.
Additionally, a historic resource assessment was prepared for the project by Page & Turnbull
in July 2024 and determined that the property is not considered a historical resource for the
purposes of CEQA and will not cause a substantial adverse change in the significance of a
historical resource, as per CEQA Guidelines (14 CCR § 15064.5(a)), 901 Hermosa Avenue is
not currently listed in a local register of historic resources or in the California Register and
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is not eligible for listing in the California Register, the property is not a historic resource for
the purposes of the CEQA.. Moreover, none of the exceptions to the categorical
exemption(s) apply under section 15300.2. The project is not located in a particularly
sensitive environment such that its impact on the environment will be significant, and will
not result in a significant cumulative impact of successive projects of the same type in the
same place over time, or have a significant effect on the environment due to unusual
circumstances. The project will not damage a scenic highway or scenic resources within a
state scenic highway as no scenic state highway exist in the vicinity of the project, nor is the
project located on a hazardous waste site.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares the following pertaining to the
application for a Precise Development Plan (PDP 23-04), pursuant to section 17.58.040 of
the Hermosa Beach Municipal Code (“HBMC”):
1. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title and all other titles of the Hermosa
Beach Municipal Code; The proposed project would renovate the existing 14,021-
square-foot two-story multi-tenant building and would include decommissioning
approximately 1,340 square feet on the second floor, adding a 3,654 square-foot
third story to the building for office use, and would result in the square footage of
the building decreasing by 194 square feet. A transformer would be located in a 172-
square-foot enclosed space on the first floor with access from a roll up door on 10th
court. To comply with Southern California Edison guidelines, a 160-square-foot area
on the second floor above the transformer will be clear and open. The project has
been reviewed for compliance, and the design, layout, and physical features of the
proposed development would comply with all applicable provisions of the Municipal
Code.
2. The design, layout, and other physical features of the project are consistent
with the General Plan, and any applicable specific plan or design guidelines; The
subject property has a General Plan land use designation of Community Commercial.
The purpose of this designation is to provide opportunities and locations for uses
designed to serve the shopping, dining, and employment desires of the entire
community. The site is also located within the Downtown District character area. The
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vision of this district is to enhance building form and orientation and maintain the
pedestrian realm along Pier Avenue while transforming the realm on Hermosa
Avenue. The Downtown District intended uses are services and activities associated
with the local beach culture to residents as well as visitors to the city. Additionally,
the Downtown character district areas specifies a desired character and building area
form that includes 1) “many of the unique buildings, streetscape features, and public
spaces are iconic or historic in nature, and new buildings should be carefully
integrated to retain the town’s eclectic charm,” and 2) “buildings should be two to
three stories in height, cover most or all of the parcel, and may abut neighboring
structures.” The General Plan states the maximum floor area ratio (F.A.R.) for a
community commercial land use designation is 1.25. The property is currently
nonconforming with a FAR of 1.7, and the proposed project would maintain this
nonconforming FAR.
The proposed project would revitalize the existing building and incorporate a more
modern aesthetic inclusive of a variety of materials to create interest and break
monotony. The large arched storefront windows on the first floor would be
maintained. The modern aesthetic would largely come into play in the new third floor
addition with the installation of numerous windows and the incorporation of
different materials. Additionally, staff proposes a condition of approval prohibiting
tinting and reflective glass. Therefore, the proposed project is consistent with the
General Plan.
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high-quality life for
residents
Policy 1.3 Access to daily activities.
Strive to create sustainable development
patterns such that the majority of residents
are within walking distance to a variety of
neighborhood goods and services
Policy 1.7 Compatibility of Uses. Ensure
the placement of new uses does not create
The proposed project will increase
access to services in the community
and contribute to more options for
residents to have access to daily
activities.
All future uses will be subject to
compliance with the permitted uses
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3. 3. The design, layout, and other physical features of the project comply with
any design or development standards applicable to the zone, unless waived or
modified pursuant to the provisions of this Title. The subject property has a
General Plan land use designation of Community Commercial. The purpose of this
designation is to provide opportunities and locations for uses designed to serve the
shopping, dining, and employment desires of the entire community. The site is also
located within the Downtown District character area. The vision of this district is to
enhance building form and orientation and maintain the pedestrian realm along Pier
Avenue while transforming the realm on Hermosa Avenue. The Downtown District
intended uses would be services and activities associated with the local beach culture
to residents as well as visitors to the city. Additionally, The Downtown character
district areas specifies a desired character and building area form that includes 1)
Many of the unique buildings, streetscape features, and public spaces are iconic or
historic in nature, and new buildings should be carefully integrated to retain the
town’s eclectic charm and 2) Buildings should be two to three stories in height, cover
most or all of the parcel, and may abut neighboring structures. The general plan
states the maximum floor area ratio (FAR) for a community commercial land use
designation is 1.25. The property is currently nonconforming with a FAR of 1.7. the
proposed project would maintain this nonconforming FAR.
The proposed project would revitalize the existing building and incorporate a more
modern aesthetic inclusive of a variety of materials to create interest and break
monotony. The large arched storefront windows on the first floor would be
maintained. The modern aesthetic would largely come into play in the new third
floor addition with the installation of numerous windows and the incorporation of
different materials. Additionally, staff proposes a condition of approval prohibiting
or exacerbate nuisances between different
types of land uses.
of the C-3 zone per the city’s
municipal code.
Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and
resources are maintained or enhanced
Policy 5.7 Light pollution. Preserve
skyward nighttime views and lessen glare
by minimizing lighting levels along the
shoreline.
Nighttime views would be protected
by a condition of approval requiring all
exterior lighting to be downcast to
minimize light pollution.
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tinting and reflective glass. Therefore, the proposed project is consistent with the
General Plan.
SECTION 2. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares the following pertaining to the
application for a Lot Line Adjustment (LLA 23-03) pursuant to the Subdivision Map Act,
California Government Code Section 66412(d):
1. Pursuant to the state Subdivision Map Act (California Government Code Section
66412(d)), a tentative map, parcel map, or final map shall not be required as a condition
to the approval of a lot line adjustment between four or fewer existing adjoining parcels,
where the land taken from one parcel is added to an adjoining parcel, and where a
greater number of parcels than originally existed is not thereby created, if
the lot line adjustment is approved by the City.
2. The City must limit its review and approval to a determination of whether the parcels
resulting from the adjustment will conform to the local general plan, any applicable
specific plan, any applicable coastal plan, and zoning and building ordinances.
Conditions and exactions placed on approval must be limited to those necessary to
comply with the local general plan, any applicable specific plan, any applicable coastal
plan, and zoning and building ordinances, to require the prepayment of real property
taxes prior to the approval of the lot line adjustment, or to facilitate the relocation of
existing utilities, infrastructure, or easements. In addition, the City cannot require a
record of survey for a lot line adjustment unless otherwise required by law. The
proposed lot line adjustment consolidates three existing lots into a single 8,177-square-
foot lot (86 feet 2 inches wide by 95 feet ) that is consistent with the General Plan, Zoning,
applicable Coastal Plan, and building regulations.
SECTION 3. Based on the foregoing, the Planning Commission hereby approves the
subject Precise Development Plan (PDP 23-04) and Lot Line Adjustment (LLA 23-03) to
remodel and add to an existing 14, 021 square-foot two-story commercial building
located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing
parcels into a single lot as set forth in Planning Commission Resolution 25-10, subject to
the following Conditions of Approval:
General Conditions
1. The development and continued use of the property shall be in conformance with
submitted plans received and reviewed by the Planning Commission at its meeting of
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October 21, 2025, in accordance with the conditions below. The Community
Development Director may approve minor modifications that do not otherwise
conflict with the HBMC or requirements of this approval.
2. The project shall fully comply with all requirements of the Downtown Commercial (C-
2) Zone as applicable of the Municipal Code, including but not limited to:
a. Height, including all required roof-mounted equipment, shall fully comply
with the 30-foot height limit. Precise building height compliance shall be
reviewed at the time of the building plan review, to the satisfaction of the
Community Development Director.
b. Architectural treatments and accessory facilities shall be as shown on building
elevations, site, and floor plans.
3. The project shall comply with all requirements of the City of Hermosa Beach Building
Division, Public Works Department, Los Angeles County Fire Department, and the
HBMC.
4. This approval shall not be effective for any purposes until the permittee, Kyle Ransford,
and the owners of the property involved have filed at the office of the Planning
Division of the Community Development Department signed affidavits stating that
they are aware of, and agree to accept, all the conditions of this grant. The Conditional
Use Permit and Precise Development Plan shall be recorded, and proof of recordation
shall be submitted to the Community Development Department prior to the issuance
of a building permit.
5. Approval of this permit shall expire twenty-four (24) months from the date of
approval by the Planning Commission unless significant construction or
improvements or the use authorized hereby has commenced. One or more extensions
of time may be requested. No extension shall be considered unless requested, in
writing to the Community Development Director including the reason therefore, at
least 60 days prior to the expiration date. No additional notice of expiration shall be
provided.
6. The Planning Commission may review this Precise Development Plan and may amend
the subject conditions or impose any new conditions if deemed necessary to mitigate
detrimental effects on the surrounding neighborhood.
7. The subject property shall be developed, maintained, and operated in full compliance
with the conditions of this permit and any law, statute, ordinance, or other regulation
applicable to any development or activity on the subject property. Failure of the
permittee to cease any development or activity not in full compliance shall be a
violation of these conditions.
8. To the extent permitted by law, permittee shall defend, indemnify and hold harmless
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the City of Hermosa Beach, its City Council, its officers, employees and agents (the
“indemnified parties”) from and against any claim, action, or proceeding brought by
any party against the indemnified parties to attack, set aside, or void any permit or
approval for this project authorized by the City, including (without limitation)
reimbursing the City its actual attorney’s fees and costs in defense of the litigation.
The City may, in its sole discretion, elect to defend any such action with attorneys of
its choice. The permittee shall reimburse the City for any court and attorney's fees
which the City may be required to pay as a result of any claim or action brought
against the City because of this permit. Although the permittee is the real party in
interest in an action, the City may, at its sole discretion, participate at its own expense
in the defense of the action, but such participation shall not relieve the permittee of
any obligation under this condition.
9. Each of the above conditions is separately enforced, and if one of the conditions of
approval is found to be invalid by a court of law, all the other conditions shall remain
valid and enforceable.
Planning
10. All Conditions of Approval shall be printed verbatim on all plans submitted for plan
review to the Community Development Department. These conditions shall be
indexed on the cover sheet and referenced on the site plan.
11. Landscaping: Any proposed onsite landscaping shall comply with HBMC chapter 8.60,
Water Efficient Landscaping and HBMC section 8.44.095(F)(1) and must be submitted
to the Community Development Department and be approved prior to issuance of
the building permit.
12. Walls/Fences: All walls, or fences, including the visible surface of retaining walls, shall
be constructed of, or treated with, an aesthetically pleasing material approved by the
Community Development Director, including, but not limited to,
masonry block designed and manufactured to be exposed (e.g., split-face, scored,
textured or striated); surface treated masonry (e.g. stucco or paint); wrought iron or
simulated wrought iron; brick; wood; stucco or paint. Plain gray untreated block not
designed or manufactured to be exposed and chain link fences are prohibited (HBMC
Section 17.46.130.E).
13. Lighting: Outdoor lighting and lighting for signs associated with commercial uses
designed so as not to adversely impact residences. No flashing, blinking, or high-
intensity lighting. Adequate lighting to illuminate parking areas and corridors to
access parking and public sidewalk. Lighting for signs may only be illuminated during
business hours.
14. Lighting: All lighting shall be directed downward, fully shielded and illumination shall
be contained within the property boundaries. Lighting shall be energy conserving and
Page 170 of 324
P a g e 8 of 10
motion detector lighting shall be used for all lighting except low-level (3 feet or less
in height) securing lighting and porch lights. Exterior lighting shall not be deemed
finally approved until 30 days after installation, during which period the building
official may order the dimming or modification of any illumination found to be
excessively brilliant or impacting to nearby properties.
15. Signs: Signs shall be limited to the commercial space frontage pursuant to the
requirements of HBMC Chapter 17.50, Signs.
16. All proposed mechanical equipment shall be located outside of required setbacks in
accordance with the Hermosa Beach Municipal Code. All mechanical equipment must
be screened from public view subject to the review and approval of the Community
Development Director or designee.
17. Use of the second-floor decommissioned area shall be strictly prohibited from use.
18. At the time of plan check approval, the applicant shall submit a building permit. The
applicant shall remit a construction plan, which shall include a plan for how it will
maintain \the existing perimeter walls throughout the various construction phases.
19. The use of tinted and/or reflective glass is prohibited.
20. Prepayment of all taxes as required California Government Code Section 66412 and
any fees required by the City shall be evidenced prior to recordation of the Certificate
of Compliance.
21. A Certificate of Compliance and legal descriptions in a form approved by the City and
compliant with the Subdivision Map Act shall be submitted consistent with the plans
approved by the Planning Commission, approved by the Community Development
Director and City Attorney, and recorded with the Office of the Los Angeles County
Recorder and evidence of recording shall be submitted to the Community
Development Department within one (1) year of this approval.
22. Construction projects within the city shall demonstrate compliance with all applicable
standards of the Southern California Air Quality Management District, including the
following provisions of District Rule 403:
· All unpaved demolition and construction areas shall be wetted at least twice daily
during excavation and construction, and temporary dust covers shall be used to
reduce dust emissions and meet SCAQMD Rule 403. Wetting could reduce
fugitive dust by as much as 50 percent.
· The construction area shall be kept sufficiently dampened to control dust caused
by grading and hauling, and at all times provide reasonable control of dust caused
by wind.
· All clearing, earth moving, or excavation activities shall be discontinued during
periods of high winds (i.e., greater than 15 mph), to prevent excessive amounts of
Page 171 of 324
P a g e 9 of 10
dust.
· All dirt/soil loads shall be secured by trimming, watering, or other appropriate
means to prevent spillage and dust.
· All dirt/soil materials transported off-site shall be required to cover their loads
as required by California Vehicle Code Section 23114 to prevent excessive amount
of dust.
· General contractors shall maintain and operate construction equipment to
minimize exhaust emissions.
· Trucks having no current hauling activity shall not idle but shall be turned off.
23. In accordance with Section 2485 in Title 13 of the California Code of Regulations, the
idling of all diesel-fueled commercial vehicles (weighing over 10,000 pounds) during
construction shall be limited to 5 minutes at any location.
24. The project shall comply with South Coast Air Quality Management District Rule 1113,
limiting the volatile organic compound content of architectural coatings.
25. Construction projects within the city shall install odor-reducing equipment in
accordance with South Coast Air Quality Management District Rule 1138.
26. Project applicants shall identify all measures to reduce air pollutant emissions below
SCAQMD thresholds prior to the issuance of building permits. Should attainment of
SCAQMD thresholds be determined to be infeasible, construction contractors shall
provide evidence of this to the City and will be encouraged to apply for SCAQMD
SOON funds.
27. As a standard condition of approval for future development projects implemented
under PLAN Hermosa that involve ground disturbance or excavation:
· For any project where earthmoving or ground disturbance activities are
proposed at depths that encounter older Quaternary terrace deposits, a qualified
paleontologist shall be present during excavation or earthmoving activities.
· If paleontological resources are discovered during earthmoving activities, the
construction crew shall immediately cease work in the vicinity of the find and
notify the City. The project applicant(s) shall retain a qualified paleontologist to
evaluate the resource and prepare a recovery plan in accordance with Society of
Vertebrate Paleontology guidelines (1996). The recovery plan may include, but is
not limited to, a field survey, construction monitoring, sampling and data recovery
procedures, museum storage coordination for any specimen recovered, and a
report of findings. Recommendations in the recovery plan that are determined by
the lead agency to be necessary and feasible shall be implemented before
construction activities can resume at the site where the paleontological resources
were discovered.
Page 172 of 324
P a g e 10 of 10
Building
28. The previously provided LFA Report dated 10/8/24 states that the existing wall will not
be entirely abandoned and that alterations will be made to mitigate structural
deficiencies. Structural plans have not yet been reviewed to determine the extent of
this work and how it may encroach into the PROW. No new walls or foundation
footings (including underpinning) will be allowed within the public right-of-way
without the approval of Public Works.
29. Must reference all gross square footage on page G-202, to include square footage
that is being designated and labeled as “deactivated space”.
30. Must clarify access areas on page G-202/G-203/G-204: a. It appears that the access
path to the proposed electrical room is less than 3 feet. b. The South egress path and
door swing appear to swing out onto the encroachment area, subject to the approval
of Public Works. c. The doors on the North side of the building for the proposed fire
room and trash room appear to swing into the public right of way, subject to the
approval of Public Works.
31. Must acquire approval from Public Works if the existing wall encroaching on the Public
Way is to be maintained in that location.
32. Referencing page AD-111: Any work that exceeds 50% demolition of the existing
framing will be considered new and is subject to the development and building
standards of a new building.
The following items will require plan review and approval, prior to permit issuance:
33. Pedestrian and adjacent property protection plans will be required for review and
approval.
34. Submit all Architectural, Geotechnical Reports, LID, Site Drainage, Energy
Sheets/Calculations, and Structural Plans for plan review and approval and acquire all
required permits.
35. Submittal and plan approval required to LA County Fire Land Development Unit for
the site plans and floor plans
36. Submittal and plan approval required to LA County Fire for Fire Sprinklers and Fire
Alarm Systems.
Public Works
37. No new walls or foundation footing will be allowed to be constructed on or over the
Page 173 of 324
P a g e 11 of 10
public right-of-way.
38. A Residential Encroachment permit is required for non-confirming structures located
over or within the public right-of-way.
The following conditions of approval shall be satisfied, subject to the satisfaction of the
Public Works Director or designee.
39. Prior to issuance of a Building Permit, an approved civil engineering plans prepared
by a licensed civil engineer, and approved by Public Works, addressing grading,
undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements,
on-site and off-site drainage (no sheet flow permitted), installation of utility laterals,
and all other improvements necessary to comply with the Municipal Code and Public
Works specifications, shall be filed with the CD Department.
40. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and
storm drain main lines on the street.
41. Project construction shall protect private and public property in compliance with
Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence
unless and until all necessary permits are attained from the Public Works Department
including, if required, an approved Residential or Commercial Encroachment Permit.
42. Sewer manhole rim/lid elevations must be submitted prior to grading and plan check.
43. Sewer lateral video must be submitted with plan check submittal if the developer plans
to use the existing sewer lateral. Sewer lateral work may be required after reviewing
the sewer lateral video.
44. The project must comply with Storm Water and Urban Runoff Pollution Control
Regulations (HBMC Ch. 8.44). Implement required Low Impact Development
Standards, provide calculations and documents i.e. Appendix D and E of the Storm
Water LID Guidelines, submit at time of grading and plan check along with an erosion
control plan.
SECTION 4. Pursuant to the Code of Civil Procedure Section 1094.6, any legal
challenge to the decision of the Planning Commission, after exhaustion of any available
administrative remedies, must be made within 90 days after the final decision by the City
Council. The Hermosa Beach City Council may on its own initiative review all actions of the
Planning Commission. If the City Council does not initiate review of this decision as set
forth in Hermosa Beach Municipal Code Section 2.52.040, this decision will become final.
PASSED, APPROVED, and ADOPTED on the 21st of October, 2025.
______________________________________________________________________________________
Page 174 of 324
P a g e 12 of 10
VOTE:
AYES:
NOES:
ABSTAIN:
ABSENT
CERTIFICATION
I hereby certify the foregoing Resolution PC 25-XX is a true and complete record of the
action taken by the Planning Commission of the City of Hermosa Beach, California, at its
regular meeting of October 21, 2025.
Kate Hirsh, Chair Alison Becker, Secretary
Date
Page 175 of 324
Palm
DrManhattan AveBeach D
r
9th
S
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7th
S
t
11th
S
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10th
S
t
Hermosa AveBeach D
r
8th S t
6th
S
t
P i e r A v e
The St
rand
7th
C
t
8th
C
t Sunset Dr
9th
C
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10th
C
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C
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11th
C
t Monterey B
lvd
Pier
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Bayview
DrProject Zoning Map Planning CommissionOctober 21, 2025
Description
901 Hermosa Avenue
APN: 4187-003-028
Zone: C-2 Downtown Commercial
Precise Development Plan
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
500' Notification Radius
Page 176 of 324
City of Hermosa Beach | Page 9 of 9
For the October 21, 2025, Planning Commission hearing, a total of 696 public hearing
notices were mailed to the applicant, occupants, and property owners of properties within
a 500-foot radius on October 11, 2025. A legal ad was published on October 11, 2025, in
the Daily Breeze, a newspaper of general circulation. An eBlast was sent to all
subscribers on October 9, 2025 and it was posted on our website and bulletin board.
Additionally, the applicant received a notice poster to post on-site and provided proof of
posting a minimum of ten days in advance of the public hearing, in accordance with HBMC
17.68.050. Public notification materials are included as Attachment 6. As of the writing
of the report, one public comment expressing opposition to the project was received
(Attachment 7).
Attachments:
1. Resolution 25-XX
2. Zoning Map
3. Project Plans
4. Lot Line Adjustment
5. Historic Resource Assessment
6. Public Notification Package
7. Public Comment
Respectfully Submitted by: Kaneca Pompey, Contract Planner
Concur: Alexis Oropeza, Planning Manager
Approved: Sarah Locklin, Interim Assistant City Attorney
Approved: Alison Becker, Community Development Director
Page 177 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 12 OF 136
G-101
COVER SHEET
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
ENTRY
101
DIMENSION TO FACE
DIMENSION TO CENTERLINE
REVISION NUMBER
NEW ELEVATION
BUILDING SECTION
WALL SECTION
DETAIL
INTERIOR ELEVATION - MULTIPLE WALLS
GRIDLINE TO FACE OF STRUCTURE
EXISTING ELEVATION
CONTROL POINT / DATUM
ALIGN
FINISH DESIGNATION
EQUIPMENT MARK
PLUMBING FIXTURES
NEW WALL
EXISTING WALL
INTERIOR ELEVATION - 1 WALL
EXTERIOR ELEVATION
ROOM NAME
ROOM NUMBER
WALL TYPE
WINDOW MARK
DIRECTION OF SLOPE TO DRAIN
DOOR MARK
DASHED LINES INDICATE HIDDEN,
OVERHEAD OR ITEMS TO BE REMOVED
PROPERTY LINE
BUILDING FLOOR OR ELEVATION
SOLID LINE
BREAK LINE - MATERIAL TO CONTINUE
EXHAUST FAN
GRIDLINE ON CENTER OF COLUMN
FIRE SPRINKLER
SMOKE DETECTOR
KEYNOTE
DIMMER/VACANCY SENSOR
WALK STREET
SETBACK
100
A
100
1
SD
WS
SB
SP
PL-01
PT-01
APP-01
1
COVER SHEET & GENERAL INFO
DIAGRAMS
SURVEY - MAPPING
DEMOLITION SITE
DEMOLITION PLANS
CIVIL
G-101
G-102
G-201
G-202
G-203
G-204
V-101
AD-101
AD-111
AD-112
AD-113
C-000
C-100
C-210
C-300
C-400
COVER SHEET
GENERAL NOTES
SITE PHOTOS
CURRENT VS PROPOSED SQ FT
CODE REPORT
CODE PLANS & SECTIONS
SURVEY PLAN
DEMOLITION SITE PLAN
DEMOLITION 1st FLOOR PLAN
DEMOLITION 2nd FLOOR PLAN
DEMOLITION ROOF PLAN
TITLE SHEET
EROSION CONTROL PLAN
GRADING AND DRAINAGE PLAN
LOW IMPACT DEVELOPMENT PLAN
UTILITY PLAN
SITE PLANS
FLOOR PLANS
ELEVATIONS
SECTIONS
ENLARGED PLANS
ASSEMBLY DETAILS
SCHEDULES
A-101
A-111
A-112
A-113
A-114
A-115
A-201
A-202
A-203
A-204
A-301
A-302
A-303
A-401
A-402
A-403
A-404
A-405
A-501
A-502
A-601
A-602
A-603
SITE PLAN
FOUNDATION PLAN
1st FLOOR PLAN
2nd FLOOR PLAN
3rd FLOOR PLAN
ROOF PLAN
EXISTING ELEVATIONS
EXISTING ELEVATIONS
PROPOSED ELEVATIONS
PROPOSED ELEVATIONS
BUILDING SECTIONS
BUILDING SECTION
WALL SECTIONS
STAIR 01 PLAN & SECTION
STAIR 02 PLAN & SECTION
STAIR 03 & ELEVATOR 02 PLAN & SECTION
ENLARGED BATHROOM PLANS & ELEVATIONS
ENLARGED KITCHEN PLANS & ELEVATIONS
DETAILS - WALL ASSEMBLIES
DETAILS - FLOOR / ROOF / CEILING ASSEMBLIES
FINISH SCHEDULE & MATERIAL LEGEND
DOOR + WINDOW SCHEDULES
CURTAIN WALL SCHEDULE
PROJECT INFORMATION PROJECT DIRECTORY ABBREVIATIONS
RELEVANT CODESDEFERRED SUBMITTALS
FIRE SPRINKLER NOTE
SYMBOLS
VICINITY MAP
OTHER
SHEET INDEX
PROJECT ADDRESS
901 HERMOSA
LEGAL DESCRIPTION
LOT 25, 26 AND 27, BLOCK 10. HERMOSA BEACH, M.B. 1-25-26
APN#
4187-003-028
ZONE
C2 (DOWNTOWN COMMERCIAL ZONE)
LOT AREA (NET)
8,180 SF
OCCUPANCY GROUP
MERCANTILE OFFICE & STORAGE
CONSTRUCTION TYPE
TYPE V
NO. OF STORIES
THREE STORIES
FIRE SPRINKLERS
SPRINKLERS THROUGHOUT
PARKING
N/A
SCOPE OF WORK
MAJOR REMODEL OF EXISTING TWO-STORY COMMERCIAL
STRUCTURE. PROPOSED WORK INCLUDES:
REMOVE EXISTING EXTERIOR WALL FINISH AND INSTALL
NEW FINISH OVER SUBSTRATE
REMOVE EXISTING EXTERIOR DOORS AND REPLACE WITH
NEW
REMOVE EXISTING EXTERIOR WINDOWS AND REPLACE
WITH NEW
RECONFIGURE EXISTING INTERIOR SPACES PER PLANS. GC
TO REMOVE DRYWALL AT ALL SURFACES AS NEEDED TO
ACCOMMODATE REMODEL.
EXISTING INTERIOR AND EXTERIOR LIGHTING TO BE
REMOVED AND REPLACED
EXISTING MECHANICAL EQUIPMENT AND DUCTWORK TO BE
REMOVED AND REPLACED
EXISTING ROOF AND ROOF DRAINAGE TO BE RENEWED. GC
TO APPLY NEW FINISH TO EXISTING ROOF
EXISTING FLOOR AND WALL FINISHES TO BE REMOVED
THROUGHOUT
EXISTING LOW VOLTAGE AND A/V SYSTEMS TO BE REMOVED
AND REPLACED WITH NEW
EXISTING PLUMBING FIXTURES TO BE REMOVED AND
REPLACED WITH NEW. GC TO REWORK EXISTING PIPING AS
NEEDED FOR NEW CONFIGURATION
EXISTING HARDSCAPE, SOFTSCAPE, AND PLANTERS TO BE
REMOVED. GC TO INSTALL NEW HARDSCAPE, SOFTSCAPE,
AND PLANTERS PER PLANS
REWORK EXISTING DRAINAGE AS NEEDED
2022 CALIFORNIA BUILDING CODE, 2022
CALIFORNIA GREEN BUILDING STANDARDS CODE,
2022 CMC, 2022 CEC, 2022 CPC, 2022 CRC
CLIENT
KYLE RANSFORD
901 HERMOSA PARTNERS LLC
2301 ROSECRANS AVENUE, SUITE 4130 EL SEGUNDO CA
90254 USA
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE HERMOSA BEACH CA 90254
ANTHONY@LANEY.LA
(310) 870-7175
SURVEYOR
DENN ENGINEERS
3914 DEL AMO BLVD, SUITE 921, TORRANCE, CA, 90503
(310) 542-9491
STRUCTURE + CIVIL
LABIB FUNK + ASSOCIATES
319 MAIN STREET, EL SEGUNDO, CA 90245
(213) 239-9700
GEO-TECHNICAL ENGINEER
NORCAL ENGINEERING
10641 HUMBOLT STREET, LOS ALAMITOS, CA 90720
(526) 799-9469
MEP
NATIONAL ENGINEERING & CONSULTING, INC
30 THOMAS I, IRVINE, CA 92618
(714) 495-8004
@ AT
A.F.F. ABOVE FINISH FLOOR
AFG ABOVE FINISH GRADE
ACOUS ACOUSTICAL
ADJ ADJUSTABLE
ALUM ALUMINUM
ANCH ANCHOR
APPROX APPROXIMATELY
ATTEN ATTENUATION
BD BOARD
BLDG BUILDING
BLK BLOCK
BM BEAM
B.O. BOTTOM OF
(C) COMPACT PARKING STALL
CA CLEAR ANODIZED
CAB CABINET
CER CERAMIC
CJ CONTROL JOINT
CL CLOSET
C.L. CENTER LINE
CLG CEILING
CLR CLEAR
CMU CONCRETE MASONRY UNIT
COL COLUMN
CONC CONCRETE
CONST CONSTRUCTION
CONT CONTINUOUS
DBL DOUBLE
DTL DETAIL
DIA DIAMETER
DIAG DIAGONAL
DIM DIMENSION
DN DOWN
DS DOWNSPOUT
DWG DRAWING
EA EACH
EL ELEVATION
ELECT ELECTRICAL
EQ EQUAL
EQUIP EQUIPMENT
(E) EXISTING
EP ELECTRIC PANEL
EXT EXTERIOR
FD FLOOR DRAIN
FIN. FINISH
F.F.E. FINISH FLOOR ELEVATION
FLR FLOOR
FLUOR FLUORESCENT
F.O. FACE OF
FT FOOT
FTG FOOTING
FV FIELD VERIFY
GA GAUGE
GI GALVANIZED IRON
GALV GALVANIZED
GL GLASS
GYP BD GYPSUM BOARD
HD HEAD
HDWD HARDWOOD
HORIZ HORIZONTAL
HT HEIGHT
ID INSIDE DIAMETER
IN INCH
INSUL INSULATION
INT INTERIOR
LAM LAMINATE
LAV LAVATORY
LT FXT LIGHT FIXTURE
MAX MAXIMUM
MEMB MEMBRANE
MECH MECHANICAL
MTL METAL
MIN MINIMUM
(N) NEW
NIC NOT IN CONTRACT
OC ON CENTER
OD OUTSIDE DIAMETER
P.C. PROPERTY CORNER
P.L. PROPERTY LINE
PLT PLATE
PLAS PLASTER
PLWD PLYWOOD
R RISERS
RD ROOF DRAIN
R.O. ROUGH OPENING
RAD RADIUS
RDL ROOF DRAIN LEADER
REC RECESSED
REINF REINFORCED
REQ'D REQUIRED
RES RESISTANT
RESIL RESILIENT
RET RETAINING
REV. REVERSE
RM ROOM
S.S. STAINLESS STEEL
SV SHEET VINYL
SCHED SCHEDULE
SECT SECTION
SAM SELF ADHERING MEMBRANE
SFR SINGLE FAMILY RESIDENCE
SHT SHEET
SIM SIMILAR
SPEC SQUARE
STD STANDARD
STL STEEL
STRUCT STRUCTURAL
SUSP SUSPENDED
T TREADS
T&B TOP AND BOTTOM
T&G TONGUE AND GROOVE
T.O. TOP OF
T.O.C. TOP OF CONCRETE
TOP TOPPING
TELE TELEPHONE
TEMP TEMPERED
T.S. TUBE STEEL
TYP TYPICAL
UNO UNLESS NOTED OTHERWISE
URM UNREINFORCED MASONRY
VCT VINYL COMPOSITION TILE
W/ WITH
WC WATER CLOSET
WF WIDE FLANGE
WP WATERPROOF
WD WOOD
WRB WEATHER RESISTANT BARRIER
± PLUS OR MINUS
# NUMBER
- ANY EXISTING FIRE SPRINKLER OR FIRE ALARM SYSTEMS
MUST SUBMIT FOR SEPARATE PLAN REVIEW.
- FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN
CHECK PERMIT.
- PROPERTY ADDRESS(S) MUST BE PERMANENTLY AFFIXED
TO BUILDING IN ACCORDANCE WITH MBFC 505.1 PRIOR TO
FINAL FIRE INSPECTION. [MBMC 3.16.20].
- AUTOMATIC COMMERCIAL FIRE SPRINKLER SYSTEM SHALL
BE INSTALLED IN THE BUILDING AND IN OTHER AREAS AS
REQUIRED BY THE FIRE CODE OFFICIAL.
- AUTOMATIC COMMERCIAL FIRE SPRINKLERS SHALL
COMPLY WITH THE HERMOSA BEACH FIRE DEPARTMENT
MINIMUM REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER
SYSTEMS.
- HORN/STROBE ALARM DEVICES SHALL BE PLACED ON THE
ADDRESS SIDE OF THE BUILDING UNLESS OTHERWISE
SPECIFIED BY FIRE DEPARTMENT PERSONNEL.
- ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES
SHALL BE INSTALLED WITH SOUND DEADENING MATERIALS
TO PREVENT THE TRANSFER OF NOISE.
- ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK
WOOL OR EQUIVALENT SOUND-DEADENING MATERIALS TO
PREVENT THE TRANSFER OF NOISE.
- NO PLUMBING VENTS OR SIMILAR EQUIPMENT SHALL BE
PLACED BACK TO BACK BETWEEN SEPARATE DWELLING
UNITS.
• FIRE SPRINKLERS AND ALARMS
A) DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT
ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED
PRIOR TO SUBMITTAL FOR PLAN REVIEW. THE ENGINEER OF
RECORD FOR THE BUILDING PROJECT SHALL PROVIDE A
NOTE ON THE DEFERRED PLANS OR A SHOP DRAWING
APPROVAL STAMP STATING THAT THE PLANS ARE IN
GENERAL CONFORMANCE WITH THE DESIGN OF THE
BUILDINGS. (CBC 106.3.4.2)
AN AUTOMATIC COMMERCIAL FIRE SPRINKLER SYSTEM
SHALL BE INSTALLED IN THE BUILDING AND IN OTHER
AREAS AS REQUIRED BY THE FIRE CODE OFFICIAL.
AUTOMATIC COMMERCIAL FIRE SPRINKLERS SHALL COMPLY
WITH THE HERMOSA BEACH FIRE DEPARTMENT MINIMUM
REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER SYSTEMS.
FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN
CHECK AND PERMIT [R313 CRC, 903.2.8.2 CFC AS AMENDED
BY MBMC 3.16.020]
Page 178 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 13 OF 136
G-102
GENERAL NOTES
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
GENERAL CONSTR.
HERMOSA BCH CITY BEST MANAGEMENT
PRACTICES
BUILDING & SAFETY PUBLIC WORKS
CITY OF HERMOSA BEACH
PLANNING
A) CONSTRUCTION DOCUMENTS: THE CONTRACTOR SHALL BE RESPONSIBLE FOR READING AND
COMPLYING WILL ALL NOTES INCLUDED IN THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL
BRING ANY AND ALL DISCREPANCIES OR CONFLICTS TO THE ATTENTION OF THE ARCHITECT. THE
CONTRACTOR SHALL THOROUGHLY REVIEW THE CONSTRUCTION DRAWINGS, SPECIFICATIONS,
ADDENDUMS, AND ANY REVISIONS ISSUED AND SHALL REPORT ANY DISCREPANCIES TO THE
ARCHITECT FOR WRITTEN CLARIFICATION.
B) CONSTRUCTION DOCUMENTS; THE CONSTRUCTION DRAWINGS AND SPECIFICATIONS ARE
REPRESENTATIONAL OF THE FINISHED STRUCTURE AND DO NOT INDICATE THE MEANS + METHODS
OF CONSTRUCTION, TECHNIQUES, SEQUENCING, OR PROCEDURES REQUIRED FOR CONSTRUCTION.
C) APPROVED DRAWING SET: THE CONTRACTOR SHALL KEEP AND MAINTAIN THE CITY APPROVED
RECORD SET OF DRAWINGS AT THE JOB SITE AT ALL TIMES. THE CONTRACTOR SHALL KEEP THE SET
CURRENT WITH ANY APPROVED REVISIONS OR ADDENDA.
D)MINIMUM STANDARDS OF WORK: IF ANY CONFLICT EXISTS IN QUALITY OF WORK OR CODE
REQUIREMENTS, THE HIGHER QUALITY AND MORE RESTRICTIVE SHALL APPLY.
E)NOT IN SCOPE: WORK INDICATED ON THE DRAWINGS OR IN THE SPECIFICATIONS AS N.I.C. OR
BY SEPARATE CONTRACTORS, IS NOT INCLUDED WITHIN THE CONTRACT OR CONSTRUCTION
DOCUMENTS FOR THE PROJECT. CONTRACTOR SHALL COOPERATE FULLY WITH ALL SEPARATE
CONTRACTORS CONTRACTED WITH THE OWNER.
F) CODE COMPLIANCE: THE WORK SHALL BE COMPLIANT WITH ALL APPLICABLE CODE,
ORDINANCES, AND REGULATIONS LISTED IN THE CONSTRUCTION DOCUMENTS AND AS REQUIRED BY
THE LOCAL AUTHORITY HAVING JURISDICTION.
G) OSHA COMPLIANCE: WORK SHALL COMPLY WITH PERTINENT HEALTH AND SAFETY
REGULATIONS FOR REQUIRED METHODS TO PROTECT ALL PERSONS INVOLVED WITH THE WORK OR
VISITING THE SITE DURING THE CONSTRUCTION PERIOD.
H) SITE MEASUREMENTS: CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALLDIMENSIONS IN THE FIELD PRIOR TO STARTING ANY WORK. THE CONTRACTOR SHALL REPORT ANY
DISCREPANCIES BETWEEN FIELD CONDITIONS AND THE DRAWINGS TO THE ARCHITECT PRIOR TO
CONTINUING WORK.
I) DIMENSIONS: THE CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY CONFLICTING
DIMENSIONS BETWEEN ARCHITECTURAL + ENGINEERING DRAWINGS. THE CONTRACTOR SHALL NOT
SCALE ANY DIMENSIONS OFF OF THE DRAWINGS.
J) DETAILS: DETAILS PROVIDED WITHIN THE CONSTRUCTION DOCUMENTS ARE INTENDED TO
SHOW THE INTENT OF THE DESIGN. MINOR MODIFICATIONS MAY BE REQUIRED PER FIELD
CONDITIONS. CONTRACTOR TO NOTIFY ARCHITECT OF SUCH REVISIONS.
K) SUBSTITUTIONS: NO SUBSTITUTIONS ARE ALLOWED UNLESS SPECIFICATIONS ARE
SUBMITTED TO AND APPROVED BY THE OWNER AND ARCHITECT.
L)CONTRACT DEVIATIONS: ANY VALUE ENGINEERING OR SUBSTITUTION OF REQUIREMENTS
NOTED IN THE CONTRACT DOCUMENTS TAKEN WITHOUT WRITTEN CONSENT FROM THE ARCHITECT,SHALL RELEASE THE ARCHITECT FROM ANY AND ALL LIABILITY FOR THAT PORTION OF THE PROJECT.
M) COORDINATION WITH CONTRACTORS/CONSULTANTS: THE CONTRACTOR SHALL COORDINATE
THEIR WORK WITH ALL OTHER TRADES, CONSULTANTS, AND SUB-CONTRACTORS WORKING ON THE
PROJECT WHETHER UNDER CONTRACT OF THE CONTRACTOR OR OWNER.
N) DIMENSIONS: ALL DIMENSIONS ARE TO FACE OF STUD (F.O.S.) UNLESS NOTED OTHERWISE.
CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DIMENSIONAL CONFLICTS WITHIN THE CONTRACT
DOCUMENTS.
O) SITE ACCESS: THE CONTRACTOR SHALL GIVE THE CLIENT, ARCHITECT, CONSULTANTS, AND
INSPECTORS ACCESS TO THE JOB SITE DURING NORMAL BUSINESS HOURS FOR THE DURATION OF
CONSTRUCTION.
P) SITE OBSERVATION: ANY SITE OBSERVATION BY THE ARCHITECT DURING CONSTRUCTION IS
FOR THE SOLE PURPOSE OF REVIEWING THE WORK FOR COMPLIANCE WITH THE CONTRACT
DOCUMENTS. THE ARCHITECT IS NOT RESPONSIBLE FOR INSPECTION OF PROTECTIVE MEASURE ORTHE CONSTRUCTION PROCEDURES OR FOR GUARANTEEING THE CONTRACTOR'S WORK.
Q) DAMAGES: CONTRACTOR TO PROTECT ALL AREAS ADJACENT TO CONSTRUCTION AREAS
FROM DAMAGE CAUSED BY MOVEMENT OF MATERIALS OR DUST. ALL DAMAGE INCURRED SHALL BE
REPAIRED AT THE CONTRACTOR'S EXPENSE.
R) SITE EGRESS: ALL EXIT DOORS, EXIT ACCESS, AND CORRIDORS SHALL REMAIN
UNOBSTRUCTED AT ALL TIMES. MATERIALS SHALL NOT BE STORED OR STOCKPILED IN A MANNER
WHICH BLOCKS EGRESS OF CREATES AN UNSAFE CONDITION.
S) SITE CLEANLINESS: CONTRACTOR SHALL MAINTAIN A CLEAN JOB SITE FREE OF TRASK AND
DEBRIS. WORK AREAS SHALL BE MAINTAINED IN A BROOM CLEAN CONDITIONS AT THE END OF EACH
WORK DAY/SHIFT.
T) STORING + DISPOSING OF MATERIALS: ALL CONSTRUCTION WORK INCLUDING MATERIALS OF
CONSTRUCTION AND PROCEDURES FOR STORING, DISPOSING OF, AND INSTALLING MATERIALS
SHALL CONFORM TO THE LATEST ADOPTED CODES OF THE LOCAL AUTHORITY HAVING JURISDICTION.
U) ROUGH UTILITIES: CONTRACTOR SHALL FURNISH AND INSTALL ROUGH PLUMBING AND
ELECTRICAL AND FINAL HOOK-UP FOR ALL SPECIFIED FIXTURES, APPLIANCES, AND EQUIPMENT.
V) ACCESS PANELS: CONTRACTOR SHALL INCLUDE IN THE BASE BID ALL ACCESS PANELS
REQUIRED IN CEILINGS, WALLS, OR FLOORS FOR ACCESS TO ALL EQUIPMENT AS REQUIRED PER
APPLICABLE CODE.
W) EQUIPMENT STANDARDS: ALL ELECTRICAL, MECHANICAL AND PLUMPING FIXTURES/
EQUIPMENT SHOULD BE LISTED AND LABELED BY AN APPROVED TESTING AGENCY.
X) SUBMITTALS: THE CONTRACTOR SHALL SUBMIT TO THE ARCHITECT SUBMITTALS FOR REVIEW
DURING CONSTRUCTION PRIOR TO COMMENCEMENT OF SPECIFIC WORK. SUBMITTALS INCLUDE,
BUT ARE NOT LIMITED TO, MATERIAL DATA SHEETS, PHYSICAL SAMPLES, AND SHOP DRAWINGS AND
SHALL BE SUPPLIED TO THE ARCHITECT AS REQUESTED.
A) BACK FLOW DEVICES: ALL LANDSCAPE IRRIGATION BACK FLOW DEVICES MUST MEET
CURRENT CITY REQUIREMENTS FOR PROPER INSTALLATION.
B) WASTE REMOVAL: NO DISCHARGE OF CONSTRUCTION WASTEWATER, BUILDING MATERIALS,
DEBRIS, OR SEDIMENT FROM THE SITE IS PERMITTED. NO REFUSE OF ANY KIND GENERATED ON A
CONSTRUCTION SITE MAY BE DEPOSITED IN RESIDENTIAL, COMMERCIAL, OR PUBLIC REFUSE
CONTAINERS AT ANY TIME. THE UTILIZATION OF WEEKLY REFUSE COLLECTION SERVICE BY THE
CITY'S HAULER FOR ANY REFUSE GENERATED AT THE CONSTRUCTION SITE IS STRICTLY PROHIBITED.
FULL DOCUMENTATION OF ALL MATERIALS/TRASK LANDFILLED AND RECYCLED MUST BE SUBMITTED
TO THE PERMITS DIVISION IN COMPLIANCE OF THE CITY'S CONSTRUCTION AND DEMOLITION
RECYCLING ORDINANCE.
C) SEWER CLEANOUT: A PROPERTY LINE CLEANOUT MUST BE INSTALLED ON A 6 DEGREE
SANITARY SEWER LATERAL. IF THERE IS NO 6 DEGREE LATERAL, THEN A NEW ONE MUST BE
INSTALLED WITHIN THE PROPERTY LINES. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR TYPICALCONSTRUCTION DETAILS.
D) BACKWATER VALVE: A BACKWATER VALVE IS REQUIRED ON THE SANITARY SEWER LATERAL IF
THE DISCHARGES FROM FIXTURES WITH FLOOD LEVEL RIMS ARE LOCATED BELOW THE NEXT
UPSTREAM MANHOLE COVER OF THE PUBLIC SEWER. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR
TYPICAL CONSTRUCTION DETAILS.
E) EXISTING SEWER LATERAL: IF AN EXISTING SEWER LATERAL IS USED, IT MUST BE TELEVISED
TO VERIFY ITS STRUCTURAL INTEGRITY. THE TAPE MUST BE MADE AVAILABLE FOR REVIEW BY THE
PUBLIC WORKS DEPARTMENT. THE LOCAL PUBLIC WORKS DEPARTMENT WILL REVIEW THE TAPE AND
DETERMINE AT THAT TIME IF THE SANITARY LATERAL NEEDS REPAIRING, REPLACING, OR THAT IT IS
STRUCTURALLY SOUND AND CAN BE USED IN ITS PRESENT CONDITION.
F) UNUSED LATERALS: ANY UNUSED WATER OR SANITARY SEWER LATERALS MUST BE
ABANDONED AT THE CITY MAIN.
G) PROTECTION OF PROPERTY: IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROTECTALL THE STREET SIGNS, STREET LAMPS/LIGHTS, PARKING METERS, AND/OR TREES AROUND THE
PROPERTY. IF THEY ARE DAMAGED, LOST OR REMOVED, IT IS THE RESPONSIBILITY OF THE
CONTRACTOR TO REPLACE THEM AT THE CONTRACTOR'S EXPENSE. THE CONTRACTOR IS ALSO
RESPONSIBLE FOR ANY STREET MARKINGS THAT ARE DAMAGED OR REMOVED BY THE
CONTRACTOR'S OPERATIONS. CONTACT THE PUBLIC WORKS INSPECTOR FOR SIGN SPECIFICATION
AND SUPPLIERS.
H) WATER METERS: WATER METERS MUST REMAIN ACCESSIBLE FOR METER READERS DURING
CONSTRUCTION. WATER METERS SHALL BE PLACED NEAR THE PROPERTY LINE AND OUT OF THE
DRIVEWAY APPROACH WHENEVER POSSIBLE. THE WATER METER BOX MUST BE PURCHASED FROM
THE CITY AND MUST HAVE A TRAFFIC RATED LID IF THE BOX IS LOCATED IN THE DRIVEWAY.
I) PARKWAY TREES: IF ANY PARKWAY TREES ARE REMOVED, THEY MUST BE REPLACED WITH
TREES SELECTED FROM THE CITY'S APPROVED PARKWAY TREE LIST AND PLANTED IN ROOT BARRIER
BOXES.
J) BEST MANAGEMENT PRACTICES: EROSION AND SEDIMENT CONTROL DEVICES BMP'S (BESTMANAGEMENT PRACTICES) MUST BE IMPLEMENTED AROUND THE CONSTRUCTION SITE TO PREVENT
DISCHARGE TO THE STREET AND ADJACENT PROPERTIES. CONTROL MEASURES MUST ALSO BE
TAKEN TO PREVENT STREET SURFACE WATER FROM ENTERING THE SITE.
K) DRAIN LINES: ALL DRAIN LINES INSTALLED WITHIN THE STREET RIGHT-OF-WAY MUST BE
CONSTRUCTED OF DUCTILE IRON PIPE. DRAINS MUST BE SHOWN ON PLANS.
L) RUNOFF DISCHARGE: ALL RUNOFF WATER FROM THE ROOF, SIDE YARDS, AND PATIOS MUST
DISCHARGE ONTO STREET.
A) TYPE OF CONSTRUCTION: ALL PERSONS WORKING ON THE SITE SHOULD OBTAIN, READ, AND
UNDERSTAND THE BEST MANAGEMENT PRACTICES PAMPHLET FOR THE TYPE(S) OF CONSTRUCTION
BEING DONE.
B) SITE WASH-OFF: STOCKPILES OF SOILS, DEMOLITION DEBRIS, CEMENT, SAND, TOPSOIL, ETC.,MUST BE COVERED WITH WATERPROOF MATERIALS OR BERMED TO PREVENT BEING WASHED OFF
SITE.
C) LIQUID MATERIALS: FUELS, OILS, PAINTS, SOLVENTS, AND OTHER LIQUID MATERIALS MUST
NOT BE WASHED INTO THE STREET.
D) CONCRETE WASTE: WASTE CONCRETE MUST NOT BE WASHED INTO STREET, STORM DRAIN
CATCH BASINS, OR PUBLIC RIGHT-OF-WAY. ALL DUST AND SLURRY FROM CONCRETE CUTTING MUST
BE REMOVED USING WET-DRY VACUUM OR EQUIVALENT.
E) SOLID WASTE: TRASH AND OTHER CONSTRUCTION SOLID WASTE MUST BE PLACED IN A
COVERED TRASH RECEPTACLE.
F) ERODED SOIL: ERODED SOIL FROM DISTURBED SLOPED MUST BE CONTAINED USING BERMS,
SILT FENCES, SETTING BASINS, OR GOOD EROSION MANAGEMENT PRACTICES SUCH AS RESEEDING.
G) WASH WATER: WASH WATER FROM CLEANING CONSTRUCTION VEHICLES AND EQUIPMENTMUST BE KEPT ON-SITE WITHIN A CONTAINMENT AREA.
H) CONCRETE DRIVEWAY: CONSTRUCT NEW COMMERCIAL CONCRETE DRIVEWAY TYPE WHERE
NOTED ON SITE PLAN. NEW CONCRETE SHALL BE CLASS 520-C-2500.
I) PREFABRICATED BEAMS: SUBMIT CERTIFICATE OF PREFABRICATED BEAMS TO BUILDING
INSPECTOR PRIOR TO INSTALLATION OF SUCH BEAMS.
X)
A) CONSTRUCTION TIMES: CONTRACTOR SHALL CONFIRM HOURS FOR CONSTRUCTION
ACTIVITY WITH LOCAL AGENCY AND ONLY OPERATE DURING APPROVED HOURS. NO
CONSTRUCTION IS PERMITTED OUTSIDE OF THOSE HOURS.
B) CONSTRUCTION SIGNS: CONTRACTOR SHALL CONFIRM REQUIREMENTS FOR
CONSTRUCTION SITE SIGNAGE WITH LOCAL AGENCY. CONTRACTOR SHALL PROVIDE AND
MAINTAIN REQUIRED SIGNAGE AT PROJECT SITE AT ALL TIMES.
C) CONSTRUCTION FENCE: CONTRACTOR SHALL PROVIDE CONSTRUCTION FENCE PER
CBC 3303 AT PUBLIC RIGHT-OF-WAY FOR PEDESTRIAN PROTECTION IF ANY WORK IS TO BE
PERFORMED ON ANY BUILDING OR STRUCTURE ADJACENT TO PUBLIC RIGHT-OF-WAY.
D) DEMOLITION: NO DEMOLITION SHALL COMMENCE WITHOUT A VALID DEMOLITION
PERMIT. WORK COMMENCES WITHOUT A VALID PERMIT MAY BE SUBJECT TO A SPECIAL
INVESTIGATION BEFORE A PERMIT MAY BE ISSUED.
E) GRADING PERMIT: A GRADING PERMIT IS REQUIRED WHEN GRADING OR EXCAVATION
INVOLVES A CUT OR FILL DEPTH OF 3' OR MORE AND/OR 200 CUBIC YARDS. SUBMIT GRADING
PLAN AND SOILS REPORT TO THE BUILDING DEVISION FOR REVIEW AND APPROVAL. DUST
SHALL BE CONTROLLED CONTINUOUSLY BY WATERING OR BY OTHER APPROVED MEANS OF
EXCAVATING. CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT
(1-800-422-4133) PRIOR TO ANY EXCAVATION.
F) SHORING PERMIT: A SHORING PERMIT IS REQUIRED FOR ANY VERTICAL CUT OR FILL
THAT IS EQUAL TO OR GREATER THAN 5' IN HEIGHT. ENGINEERED SHORING PLANS AND
CALCULATIONS AND SOILS REPORT MUST BE SUBMITTED TO THE BUILDING DIVISION FOR
REVIEW AND APPROVAL PER SECTION 3301.2 OF THE CBC. THE HOLDER OF A SHORING
PERMIT SHALL NOTIFY IN WRITING ALL THE OWNER'S OF ADJOINING PROPERTIES NOT LESS
THAN 10 DAYS BEFORE SUCH EXCAVATION IS TO COMMENCE. AN OSHA PERMIT IS ALSO
REQUIRED - A COPY OF WHICH SHALL BE SUBMITTED TO THE BUILDING DEVISION. SHORING
CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO
ANY EXCAVATION.
G) SANDBLASTING: THE SANDBLASTING MUST BE WET SANDBLASTING AND ALL THE
PRECAUTIONARY MEASURES MUST BE TAKEN BY THE CONTRACTOR TO PROTECT LIFE AND
PROPERTY OF NEIGHBORS, RESIDENTS AND THE PUBLIC. ADJACENT PROPERTY OWNERS
MUST BE NOTIFIED AT LEAST (2) DAYS PRIOR TO SANDBLASTING.
H) SITE DRAINAGE: PROVIDE ROOF GUTTERS AND DOWNSPOUTS OR CONCRETE
PAVEMENT/SWALE ON GROUND TO DIVERT OR CARRY SURFACE WATER AWAY FROM
BUILDING TO CATCH BASIN AND DRAIN PIPES THROUGH CURB TO STREET AND STORM DRAIN
SYSTEM.
I) STAIRWAYS: WIDTH OF STAIRWAYS SHALL BE 36" MIN CLEAR TAKEN FROM FACE OF
FINISH. GUARDRAILS OR HANDRAIL PICKETS SHALL HAVE A MAXIMUM 4" SPACING BETWEEN
PICKETS.
J) GARAGE DOOR: GARAGE DOOR OPENING INCLUDING HARDWARE SHALL BE 7'
MINIMUM AND 18' WIDE. GARAGE DOOR SPRINGS AND OPENERS SHALL BE STATE APPROVEDAND WITH MANUFACTURER'S LABEL. DOOR LEADING FROM GARAGE TO DWELLING UNIT
SHALL BE A 20 MINUTE FIRE RATED, 1-3/8" SOLID WOOD, SELF-CLOSING, AND TIGHT FITTING
DOOR.
K) NAILS: ONLY COMMON NAILS SHALL BE PERMITTED FOR THE REQUIRED NAILINGS ON
VERTICAL AND HORIZONTAL DIAPHRAGMS SUCH AS SHEAR WALLS AND ROOF/FLOOR
SHEATHINGS RESPECTIVELY.
L) REBAR WELDING: WELDING OF REBAR SHALL COMPLY WITH CBC, STANDARD 19-1.
CONTRACTOR TO SUBMIT WELDING PROCEDURES AND QUALIFICATION OF DEPUTY/SPECIAL
INSPECTIONS IN ACCORDANCE WITH SPECIAL INSPECTION PROGRAM TO THE BUILDING
DIVISION FOR APPROVAL PRIOR TO ANY WELDING WORK.
M) FUTURE UTILITIES: CONTRACTOR TO PROVIDE UNDERGROUND CONDUIT FOR FUTURE
ELECTRICAL LINES AT THE PRONT PROPERTY LINES. CONTRACTOR TO COORDINATE WITH
INSPECTOR FOR ADDITIONAL COMMENTS.
A) SEPARATE PERMITS: SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS,
SOLAR PANELS, DEMOLITION, AND SEWER CAP OF EXISTING BUILDINGS.
B) VERTICAL PROJECTIONS IN SETBACKS: FENCE, WALL, AND HANDRAIL HEIGHTS AS MEASURED
FROM THE LOWEST FINISHED GRADE ADJACENT TO EACH SECTION OF THESE STRUCTURES, MAY BE
A MAXIMUM OF 42" IN THE FRONT YARD SETBACK, AND 72" AT ALL OTHER LOCATIONS ON SITE UNLESS
LOCATED IN A LINE-OF-SIGHT OR DRIVEWAY VISIBILITY AREA. CONTRACTOR TO CONFIRM HEIGHT
LIMITATIONS WITH THE LOGAL PLANNING DEPARTMENT
C) ADDRESS NUMBERS: BUILDING ADDRESS NUMBERS SHALL CONTRAST WITH THEIR
BACKGROUND AND BE 4" MINIMUM HIGH WITH A MINIMUM STROKE WIDTH OF 0.5" PER CBC R319.9.
D) ON SITE PARKING: PARKING IS NOT PERMITTED IN REQUIRED YARDS OR OPEN SPACE EXCEPT
FOR A 20' WIDE FRONT YARD DRIVEWAY.
E) FUTURE SOLAR WATER HEATING: A "CAPPED TEE" FITTING MUST BE INSTALLED OVER THE
COLD WATER SUPPLY LINE ABOVE THE WATER HEATER FOR FUTURE SOLAR WATER HEATING. PIT
RELIEF VALVE SHALL TERMINATE OUTSIDE THE BUILDING.
F) UNDERGROUND CONDUIT: ROUTE UNDERGROUND CONDUIT TO POWER POLE PER PUBLIC
WORKS STANDARD DETAILS. STUB OUT FOR PROPERTY LINE FOR FUTURE UNDER-GROUNDING OF
UTILITIES WHEN APPLICABLE.
G) MECHANICAL EQUIPMENT SCREENING: PROVIDE VISUAL SCREENING FOR PROPOSED
MECHANICAL EQUIPMENT AND UTILITY METERS. TOP NEED NOT TO BE SCREENED IF LOCATED ON
INTERIOR SIDE OF DWELLING.
H) METER CLEARANCE: GAS AND ELECTRIC METERS MUST CLEAR PROPERTY LINES BY 3'-0".
I) CESSPOOL LOCATIONS: IF THERE IS AN EXISTING CESSPOOL ON SITE, IT MUST BE LOCATED
BY CITY PERSONNEL BEFORE DEMOLITION OR BUILDING PERMITS CAN BE ISSUED. CONTRACTOR TO
VERIFY EXISTENCE OF CESSPOOL WITH LOCAL AUTHORITY HAVING JURISDICTION PRIOR TOPROCEEDING WITH DEMOLITION OR CONSTRUCTION ACTIVITIES.
Page 179 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 14 OF 136
G-201
SITE PHOTOS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
WEST VIEW NORTHEAST VIEW NORTHWEST VIEW
SOUTHEAST VIEW SOUTHWEST VIEW
Page 180 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 15 OF 136
G-202
CURRENT VS PROPOSED SQ
FT
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
4,134 sq ft
3,590 sq ft
906 sq ft
159 sq ft
OPENTO
BELOW
OPEN
TOBELOW
OPEN
TO
BELOW
887 sq ft
4,345 sq ftOPENTO
BELOW
817 sq ft
349 sq ft
60 sq ft
48 sq ft
89 sq ft
226 sq ft123456789101112131415161718UP18 RISERS (6 23/32")
4'-9 1/2"
2,840 sq ft
1,973 sq ft
684 sq ft
RETAIL
104RETAIL105
WINE STORAGE
112
LOADING ZONE
115
OFFICE
110
STORAGE
113
ELEVATOR 01
RSTRM106 RSTRM
103
STAIR 02
114
STAIR 01121
FIRE (ASR) RM
118
RESTRM CORRIDOR
107
ELEVATOR 02
OFFICE111
RETAIL101
HALL
102
ELEV RM121
ELECTRIC RM
120
TRANSFORMER
121
OPENTO
ABOVE
1234567
8
UP
20 RISERS (7")
93 sq ft
RESTRM108
ACC. RSTRM109
TRASH RM
119
499 sq ft
DN
2,268 sq ft
OPEN
TOBELOW
OPEN
TOBELOW
OPEN
TOBELOW
DEACTIVATED SPACE
(NOT ACCESSIBLE)
OPEN
TOABOVE
OPEN
TOBELOW
OFFICE
207
OFFICE206
OFFICE205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02
209
LOBBY203
STORAGE UNITS
210
HALLWAY
208
SPACE NOT USED211
DN
12345 67UP
12 RISERS (6 1/2")123456789101112131415 16UP 16 RISERS (6 25/32")
227 sq ft
OPEN
TO
ABOVE
3,459 sq ft
SK-1
SK-2
SK-3
F DW F 45" CLROPENTO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPENTO
ABOVE
ELEVATOR 01
STAIR 02
324
MECHANICAL PLATFORM
312
OFFICE
305
GARDEN PATIO303
OFFICE
301
OFFICE315
OFFICE
308
OFFICE
310
COURTYARD
318
GARDEN316
CONFERENCE RM314
OFFICE
309
OFFICE
304
RSTRM321
KITCHEN
319
ELEVATOR 02
RSTRM322
OUTDOOR ROOM317
GARDEN
311
GARDEN320
GARDEN
323
VESTIBULE
306
STAIRWELL EXIT
325
RESTROOM CORRIDOR
324
MECH. PLATFORM302
STAIR 01
327
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TOABOVE
DN
DN
195 sq ft
OPEN
TOABOVE
OPEN
TOABOVE
GREEN ROOF307
GROSS SQUARE FOOTAGE
EXISTING SQ FT PROPOSED SQ FT NET PROPOSED
EXPANSION SQ FT
FIRST FLOOR 7724 7179 -545
STORAGE 3,590 2,840 -750
RETAIL 4,134 1,973 -2,161
RETAIL STORAGE 0 817 817
OFFICE 0 684 684
UTILITIES/STAIRS 0 639 639
ADDITIONAL SPACE 0 226 226
SECOND FLOOR 6297 2994 -3303
STORAGE 4,345 2,268 -2,077
RETAIL STORAGE 1,065 0 -1065
OFFICE 887 499 -388
ADDITIONAL SPACE 0 227 227
THIRD FLOOR 0 3654 3654
OFFICE 0 3,459 3459
STAIRS 0 195 195
TOTAL 14021 13827 -194
F.A.R. (8180 SF SITE)1.71 1.69
1
9
9
NOT TO SCALE1EXISTING FIRST FLOOR
NOT TO SCALE2EXISTING SECOND FLOOR
NOT TO SCALE3PROPOSED FIRST FLOOR
NOT TO SCALE4PROPOSED SECOND FLOOR
NOT TO SCALE5PROPOSED THIRD FLOOR
NOT TO SCALE6GROSS SQUARE FOOTAGE
Page 181 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 16 OF 136
G-203
CODE REPORT
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
ZONING SUMMARY
APPLICABLE CODE: HERMOSA BEACH MUNICIPAL CODE (HBMC)
ZONING DESIGNATION: COMMUNITY COMMERCIAL - CC (GENERAL PLAN)
GENERAL COMMERCIAL - C2 (HBMC)
CHARACTER AREA: DOWNTOWN CENTER
NEIGHBORING ZONING: LOT TO NORTH = C2 (GENERAL COMMERCIAL)
LOT TO EAST = C2 (GENERAL COMMERCIAL)
LOT TO SOUTH = R2/C2 (TWO-FAMILY RESIDENTIAL & GENERAL COMMERCIAL)
LOT TO WEST = R2 (TWO-FAMILY RESIDENTIAL)
PARCEL NUMBER: 4187003028
SITE AREA: 8180 SQFT
BUILDING AREA PROPOSED:14,018 SQFT
1ST FLOOR PROPOSED: 7,531 SQFT
2ND FLOOR PROPOSED: 2,833 SQFT
3RD FLOOR PROPOSED: 3,654 SQFT
ZONING ANALYSIS
HBMC 17.26.050 STANDARDS AND LIMITATIONS
FRONT: N/A
PROPOSED: NO CHANGE TO EXISTING
REAR: N/A (EXISTING BUILDING PER 17.26.050.H.3)
PROPOSED: NO CHANGE TO EXISTING
SIDE: N/A (EXISTING BUILDING PER 17.26.050.H.3)
PROPOSED: NO CHANGE TO EXISTING
GENERAL PLAN INTENSITY RANGE (FAR)
MAX FAR: 1.25 FOR COMMUNITY COMMERCIAL
1.25 * 8,180 SF = 10,225 SF
MIN FAR: .5 FOR COMMUNITY COMMERCIAL
.5 * 8,180 SF = 4,090 SFPROPOSED: EXEMPTION: THE PROJECT BUILDING IS EXISTING AND FALLS OUTSIDE FAR MAX; SEE SHEET G201
HBMC 17.26.050 STANDARDS AND LIMITATIONS
THE DESIGN OF ALL SIGNS SHALL BE IN CONFORMANCE WITH THE DESIGN STANDARDS REFERENCED IN HBMC 17.50.130.
HBMC 17.26.050(E) BUILDING HEIGHT
MAX BUILDING HEIGHT: 30'-0"
EXISTING: 16.71' MIN - 23.82' MAX
PROPOSED: 28.81' MIN - 29.97' MAX (SEE ROOF PLAN SHEET FOR CALCS)
HBMC 17.26.050(F,G,H) SETBACKS
FRONT YARD SETBACK: N/A PROPOSED: EXISTING BUILDING FOOTPRINT
ALLEY SETBACK: SHALL CONFORM W/ SECTION 17.44.130 PROPOSED: EXISTING BUILDING FOOTPRINT
REAR YARD SETBACK: 5' SETBACK PROPOSED: EXISTING BUILDING FOOTPRINT
EXISTING: ZERO LOT-LINE CONDITIONS AT NORTH, EAST, & SOUTH; WEST PROP LINE SETBACK OF 2.8'
HBMC 17.46.010 HEIGHT OF ROOF STRUCTURES
A. ELEMENTS LISTED IN 17.46.010.A MAY BE CONSTRUCTED ABOVE THE HEIGHT LIMIT, PROVIDED THEY DO NOT EXCEED
THE HEIGHT LIMIT BY MORE THAN 8 FEET AND COVER NO MORE THAN 5 PERCENT OF THE TOTAL ROOF AREA.
HBMC 17.44.015 OFF-STREET PARKING (APPLICABILITY)
D.1 ADDITIONS LESS THAN 10 PERCENT OR 500 SF. NO ADDITIONAL PARKING IS REQUIRED FOR ALTERATIONS TO EXISTING
BUILDINGS THAT DO NOT CHANGE THE BUILDING SQUARE FOOTAGE ON SITE BY MORE THAN 10 PERCENT OR 500 SF,
WHICHEVER IS GREATER, PROVIDED THE USE IS OTHER THAN A LATE NIGHT ALCOHOL ESTABLISHMENT
PARKING PROPOSED: N/A - EXISTING SITE WILL REMAIN WITH ZERO PARKING SPACES
HBMC 17.46.220 SOLAR ENERGY SYSTEMS-HEIGHT LIMIT EXCEPTION AND STREAMLINED PERMITTING
C1. SOLAR COLLECTORS AND SOLAR ENERGY SYSTEMS MAY EXCEED THE HEIGHT LIMITS MANDATED BY THIS CODE TO THE
MINIMUM EXTENT NECESSARY FOR THEIR SAFE AND EFFICIENT OPERATION IN ACCORDANCE WITH THE
CALIFORNIA BUILDING CODE AND OTHER APPLICABLE PROVISIONS OF STATE LAW.
HBMC 12.36.060 PERMIT REQUIREMENT FOR TREE REMOVAL
E. A PERMIT TO REMOVE A TREE SHALL BE CONDITIONED ON REPLACEMENT OF THE TREE, EITHER ON SITE OR
ELSEWHERE AS DESCRIBED BY THE CITY. ON-SITE REPLACEMENT IS REQUIRED UNLESS ON-SITE REPLACEMENT IS
INFEASIBLE. REMOVED TREES SHALL BE REPLACED AT A MIN 2:1 RATIO WITH A TREE FROM THE CITY'S OFFICIAL LIST OF
APPROVED PARKWAY TREES.
TREES REMOVED: 1 TREE
TREES PROPOSED: 4TREES 123456789101112131415161718
UP18 RISERS (6 23/32")
29'-0"
51'-5"
EXIT 8
RETAIL104RETAIL
105
WINE STORAGE
112
LOADING ZONE
115
OFFICE
110
STORAGE
113
ELEVATOR 01
RSTRM106 RSTRM103
STAIR 02114
STAIR 01
121
FIRE (ASR) RM118
RESTRM CORRIDOR107
ELEVATOR 02
OFFICE111
RETAIL101
HALL
102
ELEV RM
121
ELECTRIC RM
120
TRANSFORMER1211234567
8
UP
20 RISERS (7")
RESTRM
108
ACC. RSTRM109
TRASH RM119
DN
81'-4 "OFFICE207
OFFICE
206
OFFICE
205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02209
LOBBY203
STORAGE UNITS
210
HALLWAY
208
SPACE NOT USED211
DN
123456 7UP
12 RISERS (6 1/2")12345678910111213141516
UP 16 RISERS (6 25/32")
SK-1
SK-2
SK-3
F DW F 45" CLR1
0
3'-
5
"
ELEVATOR 01
STAIR 02
324
MECHANICAL PLATFORM
312
OFFICE
305
GARDEN PATIO303 OFFICE301
OFFICE
315
OFFICE308
OFFICE310
COURTYARD318
GARDEN316
CONFERENCE RM
314
OFFICE
309
OFFICE304
RSTRM
321
KITCHEN
319
ELEVATOR 02
RSTRM
322
OUTDOOR ROOM317
GARDEN311
GARDEN
320
GARDEN323
VESTIBULE306
STAIRWELL EXIT325
RESTROOM CORRIDOR324
MECH. PLATFORM
302
STAIR 01327 DN
DN
GREEN ROOF
307
BUILDING CODE SUMMARY
APPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC)
2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA PLUMBING CODE (CPC)
2022 HERMOSA BEACH MUNICIPAL CODE (HBMC)
OCCUPANCY CLASSIFICATION (302):
BUSINESS: B
MERCANTILE: M
STORAGE: S-1
CONSTRUCTION TYPE FOR EXISTING AND NEW PORTIONS OF PROJECT (601):
TYPE: VB - 0 HOUR
FIRE SPRINKLER REQUIREMENTS (903):
PER 903.2.7 - M OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM
PER 903.2.9 - S1 OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM
REQUIRED: FIRE SPRINKLER NOT REQUIRED
PROPOSED: NFPA 13 SPRINKLER PROVIDED
GENERAL CODE
CHAPTER 5: BUILDING HEIGHT AND AREA
504 - 506 TABLE: ALLOWABLE BUILDING HEIGHTS, STORIES ABOVE GRADE PLAN, AND AREAS:
TYPE VB CONSTRUCTION / SPRINKLERED / B OCCUPANCY: 60' H / 3-STORIES / 27,000 SF
TYPE VB CONSTRUCTION / SPRINKLERED / M OCCUPANCY: 60' H / 2-STORIES / 27,000 SF
TYPE VB CONSTRUCTION / SPRINKLERED / S-1 OCCUPANCY: 60' H / 2-STORIES / 27,000 SF
EXISTING HEIGHT / STORIES / AREA: 23.32' MIN - 24.48' MAX / 2 STORIES / 13,943 SF
PROPOSED HEIGHT / STORIES / AREA: 28.81' MIN - 29.97' MAX / 3 STORIES / 13,885 SF
CHAPTER 6: TYPES OF CONSTRUCTION
601 TABLE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS):
PRIMARY STRUCTURAL FRAME 0 HR
EXTERIOR BEARING WALLS 0 HR
INTERIOR BEARING WALLS 0 HR
INTERIOR NONBEARING WALLS AND PARTITIONS 0 HR
FLOOR CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR
ROOF CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR
CHAPTER 7: FIRE AND SMOKE PROTECTION FEATURES
705.2: PROJECTIONS
PROJECTS SHALL NOT EXTEND ANY CLOSER TO THE LINE USED TO DETERMINE THE FIRE SEPARATION DISTANCE THAN SHOWN IN
TABLE 705.2
705.2.2: TYPE III, IV, OR V CONSTRUCTION
PROJECTIONS FROM WALLS OF TYPE III, IV, OR V CONSTRUCTION SHALL BE OF ANY APPROVED MATERIAL
705.5 FIRE-RESISTANCE RATINGSEXTERIOR WALLS SHALL BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH SECTION 601 AND 602. THE REQUIRED FIRE-
RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF GREATER THAN 10' SHALL BE RATED
FOR EXPOSURE TO FIRE FROM THE INSIDE. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE
SEPARATION DISTANCE OF LESS THAN OR EQUAL TO 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM BOTH SIDES.
TABLE: FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE (HOURS):
GROUP B / TYPE VB
LESS THAN 5'-0" 0 HR
5'-0" TO LESS THAN 10'-0" 0 HR
10'-0" TO LESS THAN 30'-0" 0 HR
GREATER THAN 30'-0" 0 HR
GROUP M & S-1 / TYPE VBLESS THAN 5'-0" 2 HR
5'-0" TO LESS THAN 10'-0" 1 HR
10'-0" TO LESS THAN 30'-0" 0 HR
GREATER THAN 30'-0" 0 HR
EXISTING SEPARATION DISTANCE (SEE SITE PLAN A101)
705.8: OPENINGS
OPENINGS IN EXTERIOR WALLS SHALL COMPLY WITH SECTION 705.8.1 THROUGH 705.8.6
705.8.1: ALLOWABLE AREA OF OPENINGS EXCEPTION 2: BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARY
STRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE-RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITED
UNPROTECTED OPENINGS.
705.8.5: VERTICAL SEPARATION OF OPENINGS
EXCEPTION 2: THIS SECTION SHALL NOT APPLY TO BUILDINGS THAT ARE THREE STORIES OR LESS ABOVE GRADE PLAN
EXCEPTION 3: THIS SECTION SHALL NOT APPLY TO BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEMIN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.1.2
705.11: PARAPETS
PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS
EXCEPTION: A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS ARE MET
- THE WALL IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH TABLE 705.5 BECAUSE OF FIRE
SEPARATION DISTANCE
708.6: OPENINGS (EXTERIOR WALL)
OPENINGS IN A FIRE PARTITIONS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716
708.7: PENETRATIONS (EXTERIOR WALL)
PENETRATIONS IN A FIRE PARTITION SHALL COMPLY WITH SECTION 714
708.9: DUCTS AND AIR TRANSFER OPENINGS (EXTERIOR WALL)
PENETRATIONS IN A FIRE PARTITION BY DUCTS AND AIR TRANSFER OPENINGS SHALL COMPLY WITH SECTION 717
711.2.3: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES)
THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THE
HORIZONTAL ASSEMBLY SUPPORTED
EXCEPTION: IN BUILDINGS OF TYPE IIB, IIIB, OR VB CONSTRUCTION, THE CONSTRUCTION SUPPORTING THE HORIZONTAL
ASSEMBLY IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED AT THE FOLLOWING:
- HORIZONTAL ASSEMBLIES AT THE SEPARATIONS OF INCIDENTAL USES AS SPECIFIED BY TABLE 509.1 PROVIDED THAT THE
REQUIRED FIRE-RESISTANCE RATING DOES NOT EXCEED 1 HOUR.
- HORIZONTAL ASSEMBLIES AT SMOKE BARRIERS CONSTRUCTED IN ACCORDANCE WITH SECTION 709
711.2.4.1: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES)
WHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATING
OF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ONT HE OCCUPANCIES BEING SEPARATED
ALLOWABLE: NO SEPARATION REQUIREMENT REQUIRED
711.3: NONFIRE-RESISTANCE-RATED FLOOR AND ROOF ASSEMBLIES
NONFIRE-RESISTANCE-RATED FOOR, FLOOR/CEILING, ROOF AND ROOF/CEILING ASSEMBLIES SHALL COMPLY WITH SECTIONS
711.3.1 AND 711.3.2
713.4: FIRE-RESISTANCE RATING (SHAFT WALLS)
SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIES
OR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTED
BY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE A
FIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURES
SHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1
713.6: EXTERIOR WALLS (SHAFT WALLS) WHERE EXTERIOR WALLS SERVE AS A PART OF A REQUIRED SHAFT ENCLOSURE, SUCH WALLS SHALL COMPLY WITH THE
REQUIREMENTS OF SECTION 705 FOR EXTERIOR WALLS AND THE FIRE-RESISTANCE-RATED ENCLOSURE REQUIREMENTS SHALL
NOT APPLY.
CHAPTER 9: FIRE PROTECTION SYSTEMS
906.1: PORTABLE FIRE EXTINGUISHERS
EXTINGUISHERS REQUIRED PER SECTION 906.1
906.2: GENERAL REQUIREMENTS
PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF
REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3.
906.3 TABLE: SIZE AND DISTRIBUTIONS
LOW HAZARD OCCUPANCY MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER
MAX FLOOR AREA FOR UNIT 3,000 SF
MAX FLOOR AREA FOR EXTINGUISHER 11,250 SF
MAX DISTANCE OF TRAVEL TO EXTINGUISHER 75'-0"
REQUIRED:
PROVIDED:
906.5: CONSPICUOUS LOCATION
PORTABLE FIRE EXTINGUISHERS SHALL BE LOCATED IN CONSPICUOUS LOCATIONS WHERE THEY WILL HAVE READY ACCESS AND BE
IMMEDIATELY AVAILABLE FOR USE. THESE LOCATIONS SHALL BE ALONG NORMAL PATHS OF TRAVEL, UNLESS THE FIRE CODE OFFICIAL
DETERMINES THAT THE HAZARD POSED INDICATES THE NEED FOR PLACEMENT AWAY FROM NORMAL PATHS OF TRAVEL.
907: FIRE ALARM AND DETECTION SYSTEMS
GROUP B, M, & S: MANUAL FIRE ALARM BOXES ARE NOT REQUIRED WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN
AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT NOTIFICATION
APPLIANCES WILL AUTOMATICALLY ACTIVATE THROUGHOUT THE NOTIFICATION ZONES UPON SPRINKLER WATER FLOW.
911: FIRE COMMAND CENTER
NOT REQUIRED FOR S-1 OCCUPANCY WITH A SIZE LESS THAN 500,000 SF
CHAPTER 10: MEANS OF EGRESS
1003.2: CEILING HEIGHT
THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6" ABOVE THE FINISHED FLOOR
EXCEPTIONS:
- SLOPED CEILINGS IN ACCORDANCE WITH SECTION 1208.2
- ALLOWABLE PROJECTIONS IN ACCORDANCE WITH SECTION 1003.3
- STAIR HEADROOM IN ACCORDANCE WITH SECTION 1011.3 - DOOR HEIGHT IN ACCORDANCE WITH SECTION 1010.1.1
- RAMP HEADROOM IN ACCORDANCE WITH SECTION 1012.5.2
- AREAS ABOVE AND BELOW MEZZANINE FLOORS IN ACCORDANCE WITH SECTION 505.2
1004.4: MULTIPLE OCCUPANCIES
WHERE A BUILDING CONTAINS TWO OR MORE OCCUPANCIES, THE MEANS OF EGRESS REQUIREMENTS SHALL APPLY TO EACH
PORTION OF THE BUILDING BASED ON THE OCCUPANCY OF THAT SPACE. WHERE TWO OR MORE OCCUPANCIES UTILIZE PORTIONS OF
THE SAME MEANS OF EGRESS SYTEMS, THOSE EGRESS COMPONENTS SHALL MEET THE MORE STRINGENT REQUIREMENTS OF ALL
OCCUPANCIES THAT ARE SERVED.
1004.5: AREAS WITHOUT FIXED SEATING
THE NUMBER OF OCCUPANTS SHALL BE COMPUTED AT THE RATE OF ONE OCCUPANT PER UNIT OF AREA AS PRESCRIBED IN TABLE
1004.5 FOR AREAS WITHOUT FIXED SEATING, THE OCCUPANT LOAD SHALL BE NOT LESS THAN THAT NUMBER DETERMINED BY
DIVIDING THE FLOOR AREA UNDER CONSIDERATION BY THE OCCUPANT LOAD FACTOR ASSIGNED TO THE FUNCTION OF THE SPACE
AS SET FORTH IN TABLE 1004.5 WHERE AN INTENDED FUNCTION IS NOT LISTED IN TABLE 1004.5, THE BUILDING OFFICIAL SHALL
ESTABLISH A FUNCTION BASED ON A LISTED FUNCTION THAT MOST NEARLY RESEMBLES THE INTENDED FUNCTION.
PER TABLE 1004.5
OFFICE SPACE, (BUSINESS AREAS) B: 150 GROSS/OCCUPANT
RETAIL, M: 60 GROSS/OCCUPANT
RETAIL STORAGE, M: 300 GROSS/OCCUPANT
SELF-STORAGE, S-1: N/A (USING 500 GROSS FOR CALCULATIONS)
PROPOSED: SEE SHEET PLANS - G203 & G204
1004.9 POSTING OF OCCUPANT LOAD
EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN
OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE,
NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED
SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S
AUTHORIZED AGENT.
1005.3: REQUIRED CAPACITY BASED ON OCCUPANT LOAD
THE REQUIRED CAPACITY, IN INCHES (MM), OF THE MEANS OF EGRESS FOR ANY ROOM, AREA, SPACE OR STORY SHALL BE NOT
LESS THAN THAT DETERMINED IN ACCORDANCE WITH SECTIONS 1005.3.1 AND 1005.3.2.
1005.3.1: STAIRWAYS
THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD
SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.3 INCH (7.6MM) PER OCCUPANT. WHERE STAIRWAYS
SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVIDUALLY SHALL BE USED IN
CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAYS SERVING THAT STORY.
REQ'D STAIR WIDTH: 36" MIN
PROPOSED STAIR WIDTH: 38.5" MIN
1005.3.2: OTHER EGRESS COMPONENTS
THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING
THE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH (5.1MM) PER
OCCUPANT.
PROPOSED: XXX OCCUPANTS / XXX EXITS = XXX XXX*.02= XXX MIN ALLOWED: 44"
PER 1028.4 THE MIN WIDTH OR REQUIRED CAPACITY OF THE EXIT DISCHARGE SHALL BE NOT LESS THAN THE MINIMUM WIDTH ORREQUIRED CAPACITY OF THE EXITS BEING SERVED.
BUILDING CODE SUMMARYAPPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA PLUMBING CODE (CPC) 2022 HERMOSA BEACH MUNICIPAL CODE (HBMC)OCCUPANCY CLASSIFICATION (302): BUSINESS: B MERCANTILE: M STORAGE: S-1CONSTRUCTION TYPE FOR EXISTING AND NEW PORTIONS OF PROJECT (601):TYPE: VB - 0 HOURFIRE SPRINKLER REQUIREMENTS (903):PER 903.2.7 - M OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM PER 903.2.9 - S1 OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM REQUIRED: FIRE SPRINKLER NOT REQUIRED PROPOSED: NFPA 13 SPRINKLER PROVIDEDGENERAL CODECHAPTER 5: BUILDING HEIGHT AND AREA504 - 506 TABLE: ALLOWABLE BUILDING HEIGHTS, STORIES ABOVE GRADE PLAN, AND AREAS: TYPE VB CONSTRUCTION / SPRINKLERED / B OCCUPANCY: 60' H / 3-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / M OCCUPANCY: 60' H / 2-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / S-1 OCCUPANCY: 60' H / 2-STORIES / 27,000 SF EXISTING HEIGHT / STORIES / AREA: 23.32' MIN - 24.48' MAX / 2 STORIES / 13,943 SFPROPOSED HEIGHT / STORIES / AREA: 28.81' MIN - 29.97' MAX / 3 STORIES / 13,885 SFCHAPTER 6: TYPES OF CONSTRUCTION601 TABLE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS):PRIMARY STRUCTURAL FRAME 0 HR EXTERIOR BEARING WALLS 0 HR INTERIOR BEARING WALLS 0 HR INTERIOR NONBEARING WALLS AND PARTITIONS 0 HR FLOOR CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR ROOF CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HRCHAPTER 7: FIRE AND SMOKE PROTECTION FEATURES705.2: PROJECTIONSPROJECTS SHALL NOT EXTEND ANY CLOSER TO THE LINE USED TO DETERMINE THE FIRE SEPARATION DISTANCE THAN SHOWN IN TABLE 705.2705.2.2: TYPE III, IV, OR V CONSTRUCTIONPROJECTIONS FROM WALLS OF TYPE III, IV, OR V CONSTRUCTION SHALL BE OF ANY APPROVED MATERIAL705.5 FIRE-RESISTANCE RATINGSEXTERIOR WALLS SHALL BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH SECTION 601 AND 602. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF GREATER THAN 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM THE INSIDE. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF LESS THAN OR EQUAL TO 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM BOTH SIDES. TABLE: FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE (HOURS): GROUP B / TYPE VBLESS THAN 5'-0" 0 HR 5'-0" TO LESS THAN 10'-0" 0 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HRGROUP M & S-1 / TYPE VBLESS THAN 5'-0" 2 HR 5'-0" TO LESS THAN 10'-0" 1 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HR EXISTING SEPARATION DISTANCE (SEE SITE PLAN A101)705.8: OPENINGSOPENINGS IN EXTERIOR WALLS SHALL COMPLY WITH SECTION 705.8.1 THROUGH 705.8.6705.8.1: ALLOWABLE AREA OF OPENINGS EXCEPTION 2: BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARYSTRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE-RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITEDUNPROTECTED OPENINGS.705.8.5: VERTICAL SEPARATION OF OPENINGS EXCEPTION 2: THIS SECTION SHALL NOT APPLY TO BUILDINGS THAT ARE THREE STORIES OR LESS ABOVE GRADE PLAN EXCEPTION 3: THIS SECTION SHALL NOT APPLY TO BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEMIN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.1.2705.11: PARAPETS PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS EXCEPTION: A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS ARE MET - THE WALL IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH TABLE 705.5 BECAUSE OF FIRE SEPARATION DISTANCE708.6: OPENINGS (EXTERIOR WALL) OPENINGS IN A FIRE PARTITIONS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716708.7: PENETRATIONS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION SHALL COMPLY WITH SECTION 714708.9: DUCTS AND AIR TRANSFER OPENINGS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION BY DUCTS AND AIR TRANSFER OPENINGS SHALL COMPLY WITH SECTION 717711.2.3: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THEHORIZONTAL ASSEMBLY SUPPORTED EXCEPTION: IN BUILDINGS OF TYPE IIB, IIIB, OR VB CONSTRUCTION, THE CONSTRUCTION SUPPORTING THE HORIZONTALASSEMBLY IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED AT THE FOLLOWING: - HORIZONTAL ASSEMBLIES AT THE SEPARATIONS OF INCIDENTAL USES AS SPECIFIED BY TABLE 509.1 PROVIDED THAT THEREQUIRED FIRE-RESISTANCE RATING DOES NOT EXCEED 1 HOUR. - HORIZONTAL ASSEMBLIES AT SMOKE BARRIERS CONSTRUCTED IN ACCORDANCE WITH SECTION 709711.2.4.1: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) WHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATINGOF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ONT HE OCCUPANCIES BEING SEPARATED ALLOWABLE: NO SEPARATION REQUIREMENT REQUIRED711.3: NONFIRE-RESISTANCE-RATED FLOOR AND ROOF ASSEMBLIES NONFIRE-RESISTANCE-RATED FOOR, FLOOR/CEILING, ROOF AND ROOF/CEILING ASSEMBLIES SHALL COMPLY WITH SECTIONS711.3.1 AND 711.3.2 713.4: FIRE-RESISTANCE RATING (SHAFT WALLS) SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIESOR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTEDBY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE AFIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURESSHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1
713.6: EXTERIOR WALLS (SHAFT WALLS)
WHERE EXTERIOR WALLS SERVE AS A PART OF A REQUIRED SHAFT ENCLOSURE, SUCH WALLS SHALL COMPLY WITH THE
REQUIREMENTS OF SECTION 705 FOR EXTERIOR WALLS AND THE FIRE-RESISTANCE-RATED ENCLOSURE REQUIREMENTS SHALL
NOT APPLY.
CHAPTER 9: FIRE PROTECTION SYSTEMS
906.1: PORTABLE FIRE EXTINGUISHERS
EXTINGUISHERS REQUIRED PER SECTION 906.1
906.2: GENERAL REQUIREMENTS
PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF
REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3.
906.3 TABLE: SIZE AND DISTRIBUTIONS
LOW HAZARD OCCUPANCY
MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER
MAX FLOOR AREA FOR UNIT 3,000 SF
MAX FLOOR AREA FOR EXTINGUISHER 11,250 SF
MAX DISTANCE OF TRAVEL TO EXTINGUISHER 75'-0"
REQUIRED:
PROVIDED:
906.5: CONSPICUOUS LOCATION
PORTABLE FIRE EXTINGUISHERS SHALL BE LOCATED IN CONSPICUOUS LOCATIONS WHERE THEY WILL HAVE READY ACCESS AND BE
IMMEDIATELY AVAILABLE FOR USE. THESE LOCATIONS SHALL BE ALONG NORMAL PATHS OF TRAVEL, UNLESS THE FIRE CODE OFFICIAL
DETERMINES THAT THE HAZARD POSED INDICATES THE NEED FOR PLACEMENT AWAY FROM NORMAL PATHS OF TRAVEL.
907: FIRE ALARM AND DETECTION SYSTEMS
GROUP B, M, & S: MANUAL FIRE ALARM BOXES ARE NOT REQUIRED WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN
AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT NOTIFICATION
APPLIANCES WILL AUTOMATICALLY ACTIVATE THROUGHOUT THE NOTIFICATION ZONES UPON SPRINKLER WATER FLOW.
911: FIRE COMMAND CENTER
NOT REQUIRED FOR S-1 OCCUPANCY WITH A SIZE LESS THAN 500,000 SF
CHAPTER 10: MEANS OF EGRESS
1003.2: CEILING HEIGHT
THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6" ABOVE THE FINISHED FLOOR
EXCEPTIONS:
- SLOPED CEILINGS IN ACCORDANCE WITH SECTION 1208.2
- ALLOWABLE PROJECTIONS IN ACCORDANCE WITH SECTION 1003.3
- STAIR HEADROOM IN ACCORDANCE WITH SECTION 1011.3
- DOOR HEIGHT IN ACCORDANCE WITH SECTION 1010.1.1
- RAMP HEADROOM IN ACCORDANCE WITH SECTION 1012.5.2
- AREAS ABOVE AND BELOW MEZZANINE FLOORS IN ACCORDANCE WITH SECTION 505.2
1004.4: MULTIPLE OCCUPANCIES
WHERE A BUILDING CONTAINS TWO OR MORE OCCUPANCIES, THE MEANS OF EGRESS REQUIREMENTS SHALL APPLY TO EACH
PORTION OF THE BUILDING BASED ON THE OCCUPANCY OF THAT SPACE. WHERE TWO OR MORE OCCUPANCIES UTILIZE PORTIONS OF
THE SAME MEANS OF EGRESS SYTEMS, THOSE EGRESS COMPONENTS SHALL MEET THE MORE STRINGENT REQUIREMENTS OF ALL
OCCUPANCIES THAT ARE SERVED.
1004.5: AREAS WITHOUT FIXED SEATING
THE NUMBER OF OCCUPANTS SHALL BE COMPUTED AT THE RATE OF ONE OCCUPANT PER UNIT OF AREA AS PRESCRIBED IN TABLE
1004.5 FOR AREAS WITHOUT FIXED SEATING, THE OCCUPANT LOAD SHALL BE NOT LESS THAN THAT NUMBER DETERMINED BY
DIVIDING THE FLOOR AREA UNDER CONSIDERATION BY THE OCCUPANT LOAD FACTOR ASSIGNED TO THE FUNCTION OF THE SPACE
AS SET FORTH IN TABLE 1004.5 WHERE AN INTENDED FUNCTION IS NOT LISTED IN TABLE 1004.5, THE BUILDING OFFICIAL SHALL
ESTABLISH A FUNCTION BASED ON A LISTED FUNCTION THAT MOST NEARLY RESEMBLES THE INTENDED FUNCTION.
PER TABLE 1004.5
OFFICE SPACE, (BUSINESS AREAS) B: 150 GROSS/OCCUPANT
RETAIL, M: 60 GROSS/OCCUPANT
RETAIL STORAGE, M: 300 GROSS/OCCUPANT SELF-STORAGE, S-1: N/A (USING 500 GROSS FOR CALCULATIONS)
PROPOSED: SEE SHEET PLANS - G203 & G204
1004.9 POSTING OF OCCUPANT LOAD
EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN
OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE,
NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED
SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S
AUTHORIZED AGENT.
1005.3: REQUIRED CAPACITY BASED ON OCCUPANT LOAD
THE REQUIRED CAPACITY, IN INCHES (MM), OF THE MEANS OF EGRESS FOR ANY ROOM, AREA, SPACE OR STORY SHALL BE NOT
LESS THAN THAT DETERMINED IN ACCORDANCE WITH SECTIONS 1005.3.1 AND 1005.3.2.
1005.3.1: STAIRWAYS
THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD
SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.3 INCH (7.6MM) PER OCCUPANT. WHERE STAIRWAYS
SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVIDUALLY SHALL BE USED IN
CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAYS SERVING THAT STORY.
REQ'D STAIR WIDTH: 36" MIN
PROPOSED STAIR WIDTH: 38.5" MIN
1005.3.2: OTHER EGRESS COMPONENTS
THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYINGTHE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH (5.1MM) PER
OCCUPANT.
PROPOSED: XXX OCCUPANTS / XXX EXITS = XXX XXX*.02= XXX MIN ALLOWED: 44"
PER 1028.4 THE MIN WIDTH OR REQUIRED CAPACITY OF THE EXIT DISCHARGE SHALL BE NOT LESS THAN THE MINIMUM WIDTH OR
REQUIRED CAPACITY OF THE EXITS BEING SERVED.
1005.7.1 DOORS
DOORS, WHEN FULLY OPENED, SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN 7 INCHES (178MM). DOORS IN ANY
POSITION SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN ONE-HALF.
1006.1: NUMBER OF EXITS AND EXIT ACCESS DOORWAYS:
MAXIMUM OCCUPANT LOAD OF SPACE: SEE SHEET G204
MAXIMUM COMMON PATH OF EGRESS TRAVEL DISTANCE:
A/M OCCUPANCY : 75' (W/ SPRINKLER SYSTEM)
B OCCUPANCY: 100' (W/ SPRINKLER SYSTEM)
S OCCUPANCY: 100' (W/ SPRINKLER SYSTEM)
1006.3.3: EGRESS BASED ON OCCUPANT LOAD
EACH STORY AND OCCUPIED ROOF SHAL HAVE THE MIN NUMBER OF SEPARATE AND DISTINCT EXITS, OR ACCESS TO EXITS, AS
SPECIFIED IN TABLE 1006.3.3. A SINGLE EXIT OR ACCESS TO A SINGLE EXIT SHALL BE PERMITTED IN ACCORDANCE WITH SECTION
1006.3.4. THE REQUIRED NUMBER OF EXITS, OR EXIT ACCESS STAIRWAYS OR RAMPS PROVIDING ACCESS TO EXITS, FROM ANY
STORY OR OCCUPIED ROOF SHALL BE MAINTAINED UNTIL ARRIVAL AT THE EXIT DISCHARGE OR A PUBLIC WAY.
1-500 OCC LOAD EXIT(S) PER STORY: 2 EXITS REQ'D
PROPOSED: 2 EXITS
1007.1.1: TWO EXITS OR EXIT ACCESS DOORWAYS
WHERE TWO EXITS, EXIT ACCESS DOORWAYS, EXIT ACCESS STAIRWAYS OR RAMPS, OR ANY COMBINATION THEREOF, ARE
REQUIRED FROM ANY PORTION OF THE EXIT ACCESS, THEY SHALL BE PLACED A DISTANCE APART EQUAL TO NOT LESS THAN ONE-
HALF OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE BUILDING OR AREA TO BE SERVED MEASURED IN
A STRAIGHT LINE BETWEEN THEM. INTERLOCKING OR SCISSOR STAIRWAYS SHALL BE COUNTED AS ONE EXIT STAIRWAY.
EXCEPTION 2: WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH
SECTION 903.3.1.1 OR 903.3.1.2, THE SEPARATION DISTANCE SHALL BE NOT LESS THAN ONE-THIRD OF THE LENGTH OF THE
MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED.
SEE SHEET G205 FOR EGRESS DIAGRAMS
1008.2: ILLUMINATION REQUIRED
THE MEANS OF EGRESS SERVING A ROOM OR SPACE SHALL BE ILLUMINATED AT ALL TIMES THAT THE ROOM OR SPACE ISOCCUPIED.
1008.2: ILLUMINATION LEVEL UNDER NORMAL POWER
THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL BE NOT LESS THAN 1 FOOTCANDLE (11 LUX) AT THE WALKING SURFACE.
ALONG EXIT ACCESS STAIRWAYS, EXIT STAIRWAYS, AND AT THEIR REQUIRED LANDINGS, THE ILLUMINATION LEVEL SHALL NOT BE
LESS THAN 10 FOOTCANDLES (108 LUX) AT THE WALKING SURFACE WHEN THE STAIRWAY IS IN USE.
1008.3: EMERGENCY POWER FOR ILLUMINATION
THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL
SUPPLY. EMERGENCY ILLUMINATION TO BE IN ACCORDANCE WITH SECTION 1008.3.1-5
1008.3.3 ROOMS AND SPACES
IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE ALL OF THE
FOLLOWING AREAS:
ELECTRICAL EQUIPMENT ROOMS, FIRE COMMAND CENTERS, FIRE PUMP ROOMS, GENERATOR ROOMS, PUBLIC
RESTROOMS WITH AN AREA GREATER THAN 300 SF
1008.3.4 DURATION THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OF
STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL
BE IN ACCORDANCE WITH SECTION 2702.
9
9
SCALE: 3/32" = 1'-0"1 EXIT SEPARATION - FIRST FLOOR
SCALE: 3/32" = 1'-0"2 EXIT SEPARATION - SECOND FLOOR
SCALE: 3/32" = 1'-0"3 EXIT SEPARATION - THIRD FLOOR
EXIT SEPARATION:
DIAGONAL = 81'-4"
PROPOSED = 39'-7"
ALLOWABLE MINIMUM = 27'-1"
DOOR SEPARATION:
DIAGONAL = 51'-5"
PROPOSED = 29'-0"
ALLOWABLE MINIMUM = 17'-1"
EXIT SEPARATION:
DIAGONAL = 103'-5"
PROPOSED = 67'-9"
ALLOWABLE MINIMUM = 34'-5"
*CBC 2022 1007.1.1 EXCEPTION #2
WHERE A BUILDING IS EQUIPPED
THROUGHOUT WITH AN AUTOMATIC
SPRINKLER SYSTEM IN ACCORDANCE
WITH SECTION 903.3.1.1 OR 903.3.1.2, THE
SEPARATION DISTANCE SHALL BE NOT
LESS THAN ONE-THIRD OF THE LENGTH
OF THE MAXIMUM OVERALL DIAGONAL
DIMENSION OF THE AREA SERVED.
Page 182 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 17 OF 136
G-204
CODE PLANS & SECTIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9123456789101112131415161718UP18 RISERS (6 23/32")
6'-0"6'-0"6'-0"
6'-0"7'-6 1/4"5'-0"5'-0"5'-3"
2'-10 1/4"2'-10 1/4"2'-10 1/4"3'-3 1/4"3'-2 1/4"5G-204
5G-204
TRAVEL DISTANCE = 79'-0"
TRAVEL DISTANCE = 87'-0"
EXIT 1
EXIT 2
EXIT 3
EXIT 4EXIT 5EXIT 6EXIT 7EXIT 9
EXIT 8
TRAVEL DISTANCE = 29'-0"
TRAVEL DISTANCE = 23'-0"
RETAIL
104RETAIL
105
WINE STORAGE112
LOADING ZONE115
OFFICE110
STORAGE113
ELEVATOR 01
RSTRM
106
RSTRM
103
STAIR 02
114
STAIR 01
121
FIRE (ASR) RM
118
RESTRM CORRIDOR
107
ELEVATOR 02
OFFICE
111
RETAIL
101
HALL
102
ELEV RM121
ELECTRIC RM120
TRANSFORMER
121
4G-204 4G-204
1234567
8
UP
20 RISERS (7")
RESTRM
108
ACC. RSTRM
109
TRASH RM
119
DN
5G-204
5G-2045'-0"3'-8"25'-0"5'-0"5'-0"4'-1"3'-8"EXITACCESS
TRAVEL
DISTANCE
= 44'-5"
OPEN TO BELOWOPEN TO BELOW
OPEN TO BELOW EXIT ACCESS TRAVEL DISTANCE = 71'-9"EXIT ACCESS TRAVELDISTANCE = 59'-0"TRAVEL DISTANCE = 33'-6"
OPEN TO BELOW
OFFICE207
OFFICE
206
OFFICE
205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02209
LOBBY203
STORAGE UNITS
210
HALLWAY
208
SPACE NOT USED211
4G-204 4G-204
DN
123456 7UP
12 RISERS (6 1/2")12345678910111213141516
UP 16 RISERS (6 25/32")
SK-1
SK-2
SK-3
F DW F
5G-204
5G-204
5'-0"3'-6"5'-0"3'-0"3'-2 1/2"45" CLR2'-8"4G-204 4G-204
EXIT ACCESS TRAVEL DISTANCE = 79'-0"
ELEVATOR 01
STAIR 02
324
MECHANICAL PLATFORM
312
OFFICE
305
GARDEN PATIO303 OFFICE301
OFFICE
315
OFFICE308
OFFICE310
COURTYARD318
GARDEN316
CONFERENCE RM
314
OFFICE
309
OFFICE304
RSTRM
321
KITCHEN
319
ELEVATOR 02
RSTRM
322
OUTDOOR ROOM317
GARDEN311
GARDEN
320
GARDEN323
VESTIBULE306
STAIRWELL EXIT325
RESTROOM CORRIDOR324
MECH. PLATFORM
302
STAIR 01327 DN
DN
GREEN ROOF
307
LIFE SAFETY LEGEND
EXIT ACCESS TRAVEL DISTANCE
1 HOUR RATED SEPARATION
2 HOUR RATED SEPARATION
3 HOUR RATED SEPARATION
EXIT
EXITS PER OCCUPANT LOAD
EXIT 1:
2 OCCUPANTS
EXIT 2:
2 OCCUPANTS
EXIT 3:
31/2 = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3
6 TOTAL OCCUPANTS FROM BUSINESS LEVEL 2
1 TOTAL OCCUPANTS FROM BUSINESS LEVEL 1
23 TOTAL OCCUPANTS
EXIT 4:
14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105
3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112
8.5 OCCUPANTS = 9 TOTAL OCCUPANTS
EXIT 5:
14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105
3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112
8.5 OCCUPANTS = 9 TOTAL OCCUPANTS
EXIT 6:
9 OCCUPANTS
EXIT 7:
12 OCCUPANTS
EXIT 8:
10/2 EXITS = 5 OCCUPANTS FROM STORAGE LEVEL 2
12 TOTAL OCCUPANTS FROM STORAGE 113
17 TOTAL OCCUPANTS
EXIT 9:31/2 EXITS = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3
10/2 EXITS = 5 TOTAL OCCUPANTS FROM STORAGE LEVEL 2
21 TOTAL OCCUPANTS
EXIT #
GENERAL NOTES
*ALL DOORS TO BE SIZED IN ACCORDANCE TO SECTION 1005.3.2 OF CBC
*DEAD END CORRIDORS NOT TO EXCEED 50' IN ACCORDANCE TO SECTION 1020.5 OF CBC
*TRAVEL DISTANCE SHALL NOT EXCEED 205 FT. FOR BUILDINGS SPRINKLED THROUGHOUT PER CBC SECTION
1004.2.3.2.2
(M) MERCANTILE
OCCUPANT LEGEND
(B) BUSINESS
(S-1) STORAGE
FOUNDATION
-3.13'
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'
-3.13'FOUNDATION -3.13'FOUNDATION
±0.00'1ST FLOOR ±0.00'1ST FLOOR
+9.13'2ND FLOOR - STORAGE +9.13'2ND FLOOR - STORAGE
+11.67'2ND FLOOR - OFFICE +11.67'2ND FLOOR - OFFICE
+18.17'3RD FLOOR +18.17'3RD FLOOR
+23.17'GARDEN ROOF +23.17'GARDEN ROOF
+28.79'ROOF +28.79'ROOF
9
9
SCALE: 3/32" = 1'-0"1 FIRST FLOOR LIFE SAFETY PLAN
SCALE: 3/32" = 1'-0"2 SECOND FLOOR LIFE SAFETY PLAN
SCALE: 3/32" = 1'-0"3 THIRD FLOOR LIFE SAFETY PLAN
SCALE: 1/8" = 1'-0"5 BUILDING SECTION - NORTH/SOUTH
0 4'8'16'
SCALE: 1/8" = 1'-0"4 BUILDING SECTION - EAST/WEST
0 4'8'16'
RETAIL 105 (M)
817 SF
817/60 = 14 OCCUPANTS
RETAIL 104 (M)
528 SF
528/60 = 9 OCCUPANTS
RETAIL 101 (M)
708 SF
708/60 = 12 OCCUPANTS
OFFICE 110 (B)
249SF
249/150 = 2 OCCUPANTS
OFFICE 111 (B)
245 SF
245/150 = 2 OCCUPANTS
LOBBY 107 (B)
122 SF
122/150 = 1 OCCUPANTS
STORAGE 112 (S-1)
769 SF
769/300 = 3 OCCUPANTS
TOTAL TRAVEL DISTANCE: 79'-0"
STORAGE 02 (S-1)
2,685 SF
2,685/300 = 9 OCCUPANTS
TOTAL TRAVEL DISTANCE: 87'-0"
OFFICE 207 (B)
161 SF
161/150 = 2 OCCUUPANTS
OFFICE 206 (B)
156 SF
156/150 = 2 OCCUUPANTS
OFFICE 205 (B)
154 SF
154/150 = 2 OCCUUPANTS
STORAGE 210 (S-1)
2,687 SF
2,687/300 = 9 OCCUUPANTS
TOTAL TRAVEL DISTANCE: 86'-0"
OFFICE (B)
4,611 SF
4,611/150 = 31 OCCUUPANTS
TOTAL TRAVEL DISTANCE: 79'-0"
*ALL DOORS TO BE SIZED IN
ACCORDANCE TO SECTION
1005.3.2
Page 183 of 324
ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN
CONSENT OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY
LIABILITY OR DAMAGE RESULTING FROM SUCH CHANGES OR
MODIFICATIONS, INCLUDING ANY ATTORNEYS FEES OR COSTS INCURRED IN
ANY PROCEEDING THAT DENN ENGINEERS MAY BE JOINED.
CONCRETE
BRICK
106.76 EXISTING ELEVATION
BLOCK WALL
LEGEND
100 EXISTING CONTOUR
X EXISTING FENCE
EXISTING
BUILDING
WOOD
DECK
THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR
UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS
OF PROFESSIONAL LAND SURVEYORS' ACT
R.C.E. 30826GARY J. ROEHL
3914 DEL AMO BLVD, SUITE 921
TORRANCE, CA 90503 (310) 542-9433
E N G IN E E R S
JOB ADDRESS
LEGAL DESCRIPTION
FOR
DRAWN BY CHECK BY
SHEET 1 OF 1
DRAWN ON
REVISIONS
COPYRIGHT
JOB NO.
BCR BEGINNING OF CURB RETURN
CATV CABLE TV PULL BOX
CONC.CONCRETE
CHMNY CHIMNEY
CEFB CITY ENGINEERS FIELD BOOK
C/L CENTERLINE
C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE
E'LY EASTERLY
EG EDGE OF GUTTER
EM ELECTRIC METER
FF FINISH FLOOR
FH FIRE HYDRANT
FL FLOW LINE
GFF GARAGE FINISH FLOOR
GM GAS METER
GUY / GW GUY WIRE
I.P. IRON PIPE MONUMENT
L&T LEAD AND TACK / TAG MONUMENT
MH MANHOLE ( SANITARY SEWER / STORM DRAIN)
N'LY NORTHERLY
N&T NAIL AND TAG MONUMENT
PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT
PB (CONT)TELEPHONE / CABLE TV)
PC PROPERTY CORNER / PROP. CORNER
PL PROPERTY LINE / PROP. LINE
PP / UP POWER POLE / UTILITY POLE
PPT PARAPET
PWFB PUBLIC WORKS FIELD BOOK
R.R.RAIL ROAD
RDFB ROAD DEPARTMENT FIELD BOOK
R.S.RECORD OF SURVEY
SPK / S&W SPIKE / SPIKE AND WASHER MONUMENT
S'LY SOUTHERLY
SSCO SANITARY SEWER CLEANOUT
STK / STK&T STAKE / STAKE AND TAG MONUMENT
STLT / LT STREET LIGHT POLE / LIGHT POLE
TC TOP OF CURB
TX / BX TOP OF APRON / BOTTOM OF APRON
W'LY WESTERLY
WM WATER METER
BOUNDARY MONUMENTS ARE NOT NECESSARILY
SET ON PROPERTY CORNERS. PLEASE REFER TO
THE NOTATION ON THIS SURVEY PLAT FOR OFFSET
DIMENSIONS. IF THERE ARE ANY QUESTIONS,
PLEASE DO NOT HESITATE TO CONTACT DENN
ENGINEERS FOR CLARIFICATION BY PHONE AT:
(310) 542-9433, M-F 8:00 AM TO 5:00 PM.
NOTE: ALL SETBACK DIMENSIONS SHOWN
ARE MEASURED TO EXTERIOR SURFACE OF
BUILDINGS UNLESS OTHERWISE NOTED.
901 HERMOSA AVENUE
HERMOSA BEACH, CA 90254
LOT 25,26 AND 27, BLOCK 10
HERMOSA BEACH
M.B. 1-25-26
APN 4187-003-028
SURVEY AND
TOPOGRAHY
FM GR
SCALE 1" = 8'
FEBRUARY 10, 2022
REVISIONS
NORTH22-006
CARDINAL INVESTMENTS
2301 ROSECRANS AVENUE, SUITE 4130
EL SEGUNDO, CA, 90254
PHONE
N 77°25'58"E 86.17'N 12°10'00"W95.11'N 77°26'20"E 86.16'N 12°10'00"W95.10'N 77°25'58"E 334.16'N 12°10'00"W135.11'N 77°26'20"E 323.80'
10TH COURT
9TH STREET HERMOSA AVENUE10.00'30.00'30.00'KYLE RANSFORD
SET L&T RCE 30826
3.00' E'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=16.40'
SET L&T RCE 30826
3.00' E'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=16.00'
FOUND N&T RCE 30826
0.95' N'LY & 0.11' W'LY
OF PROP. CORNER
TAG ELEV.=15.24'
FOUND L&T RCE 30826
23.00' S'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV.=15.19'
217.63'
20.00'
20.00'
227.99'16.2616.4915.2915.1115.78 TC15.20 FLCATV 15.30ED BOX 16.22 TC15.59 FLCATV15.8116.54 TC16.06 FL
16.2016.21 TX
15.88 FL
15.98 EG
SIGN
PARKING METER
15.892"GUARD POST 16.172"GUARD POST 16.122"GUARD POST 16.092"GUARD POST16.082"GUARD POST 16.142"GUARD POST 16.088"POST
16
.
9
9
16.0716.1216.0416.0416.35 TX
16.01 FL16.13 EG
PARKING METER
16.2916.0916.0616.56 FF16.0516.0515.92 FF8"TREE 15.6215.7515.2215.3115.4117.54 TW 15.44 PC15.9015.9239
.
2
6
P
A
R
A
P
E
T
36.61 PARAPET32.46 PARAPET16.57 FF16.40 TC
16.10 FL
PARKING METER
16.4215.2415.2116.56 PC16.44
SIGN 16.3716.2516.36 FL
16.44 TC
16.13 FL16.26 EG
WV16.35WV
16.41FH 16.47SSMH16.2915.93 FF15.53TEL BOX 15.34WM15.2115.2415.4415.52EBOX 3*4
15.3215.4016.3615.6515.8315.8115.91
17.03
17.03
16.02 22.87 TW15.5416.9917.0416.5015.70N 16°33'18"W135.40'BEACH DRIVECONC. GUTTERCONC. SIDEWALK100'
20'80'
FOUND PK NAIL PER R.S. 134-78
STA. 0+00.00STA. 0+38.192.8'20'10'10'60'30'30'20'
10'10'
FOUNT 4 PM's IN MANHOLE RIM
PER PWFB 0616-1732,1733
STA. 3+34.16
FOUND L&T 5909 ACCEPTED AS
C/L INT. PER PWFB 0616-1732,1733 FOUND NAIL PER R.S. 134-78
CONC. CURB
BUILDING IS 0.05' S'LY OF PROP. LINE.
BUILDING IS 0.29' N'LY OF PROP. LINE BUILDING IS 0.27' N'LY OF PROP. LINE
BUILDING IS 0.14' E'LY OF PROP. LINE
BUILDING IS 0.09' E'LY OF PROP. LINE
EXISTING RESIDENCE
EXISTING RESIDENCE
58 10TH COURT
APN 4187-003-027
LOT 24 LOT 25 LOT 26 LOT 27
30.00'95.11'10.00'106.17'
106.17'
NOTE:
A TITLE POLICY WAS NOT PROVIDED TO DENN ENGINEERS AT THE TIME OF THIS SURVEY. THEREFORE, DENN ENGINEERS DOES
NOT GUARANTEE THE LEGAL DESCRIPTION OF THIS PROPERTY SURVEYED NOR DOES IT REFLECT OR DELINEATE ANY
EASEMENTS THAT MAY BE ON SAID PROPERTY.
Page 184 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 22 OF 136
AD-101
DEMOLITION SITE PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
PL
PL
05
06
12
02
07
01
HERMOSA AVENUE 10TH COURT9TH STREET(E) NEIGHBORING BUILDING
(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDINGABV
PLPL
PL PL
PL
PL
08
901 HERMOSA AVE
(E) BUILDING FOOTPRINT
7,756 SQ FT
01
02
03
04
05
06
07
08
09
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED
EXISTING CONCRETE CURB TO BE
REMOVED
EXISTING COLUMN TO BE REMOVED
EXISTING PLANTER BOX TO BE REMOVED
EXISTING HARDSCAPE TO BE REMOVED
EXISTING UTILITY BOX TO BE REMOVED.
UTILITIES TO BE RELOCATED.
EXISTING TREE TO BE REMOVED
EXISTING BOLLARDS TO BE REMOVED
SCALE: 3/16" = 1'-0"1 DEMO SITE PLAN
0 4'8'12'
Page 185 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 23 OF 136
AD-111
DEMOLITION 1st FLOOR PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING94'-2"7"10'-5"4'-7 1/2"8'-2"2'-0"8'-2"1'-9"4'-2 1/4"9'-2 1/2"3'-5 1/4"26'-9 1/2"2
1'-0"
VIF 13'-2"
#DrgID
#LayID
1
PERM
1
A-201
2
A-201
01 14
02
04
03
03
03
03
030303
07
07
04
04
04
04
04
07
07
04
04
04
16
19
19
19
19
13
13
0101
070707
16
16161616
1616
1616
15
19
07VIF VIFPL
PL
SB
PL
PL
PL
PL
01
02
03
04
05
06
07
08
09
11
10
12
13
14
15
16
17
18
19
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
NOT USED
NOT USED
NOT USED
NOT USED
NOT USED
EXISTING WALL CORNER TO BE
REMOVED. REPAIR TO MATCH ADJACENT.
EXISTING ROLLUP DOOR SYSTEM TO BE
REMOVED / REPLACED
EXISTING UTILITIES TO BE RELOCATED.
OPEN TO ABOVE
NOT USED
NOT USED
EXISTING EXTERIOR STUCCO WALL FINISH AND
WRB TO BE REMOVED AND REPLACED PER
WALL ASSEMBLIES; TYP
WALLS TO REMAIN
WALLS TO BE DEMO'D
NEW WALLS
SCALE: 1/4" = 1'-0"1 1st FLOOR DEMOLITION PLAN
0 2'4'8'
Page 186 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 24 OF 136
AD-112
DEMOLITION 2nd FLOOR
PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
#DrgID
#LayID
1
PERM
1
A-201
2
A-201
04
01
04
030303040413
03
04
03
03
07
07
03
010101
0101
01
19
19
19
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
01
02
03
04
05
06
07
08
09
11
10
12
13
14
15
16
17
18
19
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
NOT USED
NOT USED
NOT USED
NOT USED
NOT USED
EXISTING WALL CORNER TO BE
REMOVED. REPAIR TO MATCH ADJACENT.
EXISTING ROLLUP DOOR SYSTEM TO BE
REMOVED / REPLACED
EXISTING UTILITIES TO BE RELOCATED.
OPEN TO ABOVE
NOT USED
NOT USED
EXISTING EXTERIOR STUCCO WALL FINISH AND
WRB TO BE REMOVED AND REPLACED PER
WALL ASSEMBLIES; TYP
WALLS TO REMAIN
WALLS TO BE DEMO'D
NEW WALLS
SCALE: 1/4" = 1'-0"1 2nd FLOOR DEMOLITION PLAN
0 2'4'8'
Page 187 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 25 OF 136
AD-113
DEMOLITION ROOF PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
PL
PL
PL
PL
PL
PL
1
A-201
2
A-201
1
PERM
#DrgID
#LayID
04
05
06
05
05
PL
PL
01
02
03
04
05
06
07
08
09
11
10
12
13
14
15
16
17
18
19
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
NOT USED
NOT USED
NOT USED
NOT USED
NOT USED
EXISTING WALL CORNER TO BE
REMOVED. REPAIR TO MATCH ADJACENT.
EXISTING ROLLUP DOOR SYSTEM TO BE
REMOVED / REPLACED
EXISTING UTILITIES TO BE RELOCATED.
OPEN TO ABOVE
NOT USED
NOT USED
EXISTING EXTERIOR STUCCO WALL FINISH AND
WRB TO BE REMOVED AND REPLACED PER
WALL ASSEMBLIES; TYP
WALLS TO REMAIN
WALLS TO BE DEMO'D
NEW WALLS
SCALE: 1/4" = 1'-0"1 DEMOLITION ROOF PLAN
Page 188 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 26 OF 136
C-000
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtTITLE SHEET
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-000
TITLE SHEET
N
N
“”
“”
“”
“”
” ”
“
”
“
”
Page 189 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 27 OF 136
C-100
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtEROSION CONTROL PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9N 77°25'58"E86.17'N 12°10'00"W95.11'N 77°26'20"E86.16'N 12°10'00"W95.10'N 77°25'58"E334.16'N 12°10'00"W135.11'N 77°26'20"E323.80'10.00'
30.00'
30.00'20.00'20.00'16.
2
6
16
.
4
915.2915
.
1
1
15.78 TC
15.20 FLCATV
15
.
3
0
ED BOX16.22 TC
15.59 FL
CATV15
.
8
1
16.54 TC
16.06 FL16
.
2
0
16.21 TX15.88 FL15.98 EGSIGNPARKING METER15
.
8
9 2"GUARD POST16
.
1
72"GUARD POST16.
1
22"GUARD POST16
.
0
92"GUARD POST16
.
0
82"GUARD POST16.
1
42"GUARD POST16
.
0
8
8"POST16.9916.0716
.
1
2
16.
0
4
16
.
0
4
16.35 TX16.01 FL16.13 EGPARKING METER16
.
2
9
16.
0
9
16
.
0
616.56 FF16.0516.0515
.
9
2
F
F8"TREE15.
6
2
15.
7
5
15
.
2
2
15
.
3
1
15
.
4
117.54 TW 15
.
4
4
P
C
15
.
9
0
15
.
9
2
39.26 PARAPET36.61 PARAPET32
.
4
6
P
A
R
A
P
E
T
16
.
5
7
F
F
16.40 TC16.10 FLPARKING METER16.
4
2 15.2415
.
2
1
16.56 PC 16.44SIGN16
.
3
7
16.
2
516.36 FL16.44 TC16.13 FL16.26 EGWV16
.
3
5 WV16
.
4
1
FH16
.
4
7SSMH16.
2
9
15
.
9
3
F
F
15.
5
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.
3
4WM15
.
2
1
15
.
2
4
15
.
4
4
15
.
5
2EBOX 3*415.3215.
4
016.36
15
.
6
5
15.
8
3
15.
8
115.9117.0317.0316.0222.
8
7
T
W
15
.
5
4
16
.
9
9
17
.
0
4
16
.
5
0
15
.
7
0
100'20'80'2.8'20'10'10'60'30'30'30.00'95.11'10.00'106.17'106.17'5008LT NT16.22
5008 LT NT16.22
501
0 LT NT16.24
5028
16.2
2 503216.6
1
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-100
EROSION CONTROL PLAN
Page 190 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 28 OF 136
C-210
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtGRADING AND DRAINAGE
PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
30.00'1
6
.
2
6 15.291
5
.
1
1
15.78 TC
15.20 FLCATV
15
.
3
0
ED BOX16.22 TC
15.59 FL
CATV15
.
8
1
16.54 TC
16.06 FL16
.
2
0
16.21 TX15.88 FL15.98 EGSIGNPARKING METER15
.
8
9 2"GUARD POST16
.
1
72"GUARD POST16
.
1
22"GUARD POST1
6
.
0
92"GUARD POST16
.
0
82"GUARD POST1
6
.
1
42"GUARD POST16
.
0
8
8"POST16.9916.0716
.
1
2
16
.
0
4
16
.
0
4
16.35 TX16.01 FL16.13 EGPARKING METER16
.
2
9
1
6
.
0
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1
6
.
0
616.56 FF16.0516.0515
.
9
2
F
F8"TREE1
5
.
6
2
1
5
.
7
5
1
5
.
2
2
15
.
3
1
15
.
4
117.54 TW 15
.
4
4
P
C
1
5
.
9
0
15
.
9
2
39.26 PARAPET36.61 PARAPET32
.
4
6
P
A
R
A
P
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T
1
6
.
5
7
F
F
16.40 TC16.10 FLPARKING METER16
.
4
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.
2
1
16.56 PC 16.44SIGN16
.
3
7
1
6
.
2
516.36 FL16.44 TC16.13 FL16.26 EGWV1
6
.
3
5 WV1
6
.
4
1SSMH1
6
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9
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.
2
1
1
5
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2
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1
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2EBOX 3*415.321
5
.
4
0
16.36
1
5
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6
5
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8
3
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5
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8
115.9117.0317.0316.022
2
.
8
7
T
W
15
.
5
4
16
.
9
9
17
.
0
4
16
.
5
0
15
.
7
0
2.8'5008LT NT16.
2
2
50
0
8 LT NT16.
2
2
50
1
0 LT NT16.
2
4
50
2
8
16.
2
2
50
3
2
16.
6
1
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-210
GRADING AND DRAINAGE
PLAN
Page 191 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 29 OF 136
C-300
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtLOW IMPACT DEVELOPMENT
PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
30.00'16.
2
6
16
.
4
915.2915
.
1
1
15.78 TC
15.20 FLCATV
15
.
3
0
ED BOX16.22 TC
15.59 FL
CATV15
.
8
1
16.54 TC
16.06 FL16
.
2
0
16.21 TX15.88 FL15.98 EGSIGNPARKING METER15
.
8
9 2"GUARD POST16
.
1
72"GUARD POST16.
1
22"GUARD POST16
.
0
92"GUARD POST16
.
0
82"GUARD POST16.
1
42"GUARD POST16
.
0
8
8"POST16.9916.0716
.
1
2
16.
0
4
16
.
0
4
16.35 TX16.01 FL16.13 EGPARKING METER16
.
2
9
16.
0
9
16
.
0
616.56 FF16.0516.0515
.
9
2
F
F8"TREE15.
6
2
15.
7
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15
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2
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15
.
3
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4
117.54 TW 15
.
4
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P
C
15
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9
0
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9
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39.26 PARAPET36.61 PARAPET32
.
4
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A
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T
16
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5
7
F
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16.40 TC16.10 FLPARKING METER16.
4
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2
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516.36 FL16.44 TC16.13 FL16.26 EGWV16
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3
5 WV16
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4
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2
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3
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2
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15
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4
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15
.
5
2EBOX 3*415.3215.
4
016.36
15
.
6
5
15.
8
3
15.
8
115.9117.0317.0316.0222.
8
7
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15
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5
4
16
.
9
9
17
.
0
4
16
.
5
0
15
.
7
0
2.8'5008LT NT16.22
5008 LT NT16.22
501
0 LT NT16.24
5028
16.2
2 503216.6
1
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
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4
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5
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6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-300
LOW IMPACT
DEVELOPMENT PLAN
Page 192 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 30 OF 136
C-400
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtUTILITY PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
30.00'16.
2
6
16
.
4
915.2915
.
1
1
15.78 TC
15.20 FLCATV
15
.
3
0
ED BOX16.22 TC
15.59 FL
CATV15
.
8
1
16.54 TC
16.06 FL16
.
2
0
16.21 TX15.88 FL15.98 EGSIGNPARKING METER15
.
8
9 2"GUARD POST16
.
1
72"GUARD POST16.
1
22"GUARD POST16
.
0
92"GUARD POST16
.
0
82"GUARD POST16.
1
42"GUARD POST16
.
0
8
8"POST16.9916.0716
.
1
2
16.
0
4
16
.
0
4
16.35 TX16.01 FL16.13 EGPARKING METER16
.
2
9
16.
0
9
16
.
0
616.56 FF16.0516.0515
.
9
2
F
F8"TREE15.
6
2
15.
7
5
15
.
2
2
15
.
3
1
15
.
4
117.54 TW 15
.
4
4
P
C
15
.
9
0
15
.
9
2
39.26 PARAPET36.61 PARAPET32
.
4
6
P
A
R
A
P
E
T
16
.
5
7
F
F
16.40 TC16.10 FLPARKING METER16.
4
2 15.2415
.
2
1
16.56 PC 16.44SIGN16
.
3
7
16.
2
516.36 FL16.44 TC16.13 FL16.26 EGWV16
.
3
5 WV16
.
4
1
FH16
.
4
7SSMH16.
2
9
15
.
9
3
F
F
15.
5
3TEL BOX15
.
3
4WM15
.
2
1
15
.
2
4
15
.
4
4
15
.
5
2EBOX 3*415.3215.
4
016.36
15
.
6
5
15.
8
3
15.
8
115.9117.0317.0316.0222.
8
7
T
W
15
.
5
4
16
.
9
9
17
.
0
4
16
.
5
0
15
.
7
0
2.8'5008LT NT16.22
5008 LT NT16.22
501
0 LT NT16.24
5028
16.2
2 503216.6
1
CD - WIP CONSTRUCTION DOCUMENTS
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT:
A
B
C
D
E
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT
KYLE RANSFORD
#Client Phone Number
PROJECT ADDRESS
-
-, - -
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023
OFIL
NRCFOETAT
S
A AINo. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-400
UTILITY PLAN
Page 193 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 60 OF 136
A-101
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtSITE PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
01
02
03
04
05
06
07
08
09
10
11
12
13
14
(E) SEWER
(E) FIRE HYDRANT
(E) CURB CUT PER SURVEY
(E) EDISON BOX
(N) TRASH ENCLOSURE
(E) WATER METER
SLOPE NOT TO EXCEED 6.67%
(N) FIRE ROOM ENCLOSURE
PROPOSED CONCRETE PLANTER NOT TO
EXCEED 42"
(E) CATV BOX
(E) ELECTRICAL BOX
(E) TELEPHONE BOX
PROPOSED CONCRETE BENCH NOT TO EXCEED
20"
(N) TRANSFORMER ENCLOSURE
CLCL
11"83'-4"95'-1 1/4"
8'-1" WALKSTREET 21'-10 1/2" ENCROACHMENT
86'-2"PC 15.44'PC 15.24'
PC 15.98'
16.35 TX
EG 15.59
06
07
01
02
04
10
16.01 FL
5X5
10TH COURT5X5
5X5
5X5
5X5
5X10
5X5
5X5
5X10 5X10
5X5 5X5 5X5 5X5
5X10 5X10 5X10 5X10 5X10 5X10 5X10
5X10
5X10
5X10
5X5
5X5
5X5
5X10 5X10
5X10 5X10
5X105X10
5X5
5X5
5X15
2% SLOPE
MAX
ENTRY ENTRY ENTRY
E
N
T
R
YENTRYENTRYENTRY ENTRYOPEN
TO
ABOVE
SIM
HERMOSA AVE
5X5
9TH STREETPLPL
PL PL
WS
WS
SBSB
PL
PL
PL
PL
10'-0"2'-11"20'-1/2"29'-11 1/2"5'-10"24'-3 1/4"PC 16.56'
39.26' TO PARAPET
39.26' TO PARAPET
FF 16.56'
FF 16.57'
FF 15.93'
32.46'
FF 16.56'
16.09'
16.06'
FF 16.56'
32.46' TO PARAPET
FF 16.56'
FF 16.56'
03
THIRD STORY
SETBACK
ABOVE
05
12
11
08
14
SECOND STORY
SETBACK
ABOVE
901 HERMOSA AVE
(E) BUILDING FOOTPRINT
7,756 SQ FT
(E) NEIGHBORING BUILDING
(E) CONCRETE SIDEWALK (E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING9
9
SCALE: 3/16" = 1'-0"1 SITE PLAN
0 4'8'12'
Page 194 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 61 OF 136
A-111
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtFOUNDATION PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
5 5
9 1/4"
2'-2 3/4"2'-1/2"HSS
F5
F6 F6 F5 F5
F5 F5
F5 F5F5F4
F4
W12B
W10B
W8A
W10B
W10B
W10B
W10A
TYP.
ELEV.
PIT
ELEV.
PIT2'-4 1/2"2'-7 1/2"3'-0"3'-0"2'-0"3'-3/4"1'-1 3/4"2'-4 1/4"1'-3/4"2'-5 1/4"5'-5"5'-5"6'-9 1/4"6'-8 3/4"1'-3/4"2'-5 1/4"6'-9"6'-9"1'-1/2"2'-5 1/2"7'-11 3/4"
1'-1/4"11 3/4"7'-11 3/4"8 1/4"2'-11 1/2"3'-2"2'-10"3'-3/4"6'-0"1'-10 1/2"2'-0"2'-0"
PL
PL
PL
PL
SB
SB
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
GRADE BEAM, SEE STRUCTUAL SET
CONCRETE WALL, SEE STRUCTURAL SET
TURN DOWN SLAB EDGE, SEE STRUCTURAL SET
TYPICAL CONCRETE FOOTING, SEE
STRUCTURAL SET
EXISTING FOUNDATION
STRUCTURAL WALL & COLUMN TAG,
SEE STRUCTURAL SET
INDICATES CHANGE IN FLOOR
ELEVATION, SEE STRUCTURAL SET
xx
SCALE: 1/4" = 1'-0"1 FOUNDATION PLAN
0 2'4'8'
Page 195 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 62 OF 136
A-112
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - Powerscourt1st FLOOR PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9115.2119.1118.1101.B104.A105.A
105.B107.1102.1102.2106.1121.1109.1108.1
103.1
120.1 115.1110.A
111.A111.1111.2110.2110.1101.1104.1
10
5.2 114.1115.3101.A 119.1123456789101112131415161718UP18 RISERS (6 23/32")
5 5CL121.1105.1
1
A-403
8
A-908
9 1/2"81'-11"3'-5 1/2"7 1/2"
94'-2"
7"2'-10 3/4"7'-9 1/2"CLR5'-0"5'-0"
5'-0"5'-0"5'-5 1/2"6'-6 1/4"2'-8 3/4"
RO
10"3'-8"CLR14'-1/4"2'-0"3'-1 1/2"R.O.6'-8 3/4"3'-9"5'-1 1/2"
6'-11 1/2"12'-1/4"55'-0"9'-3 1/4"10'-11"
VIF
7'-2"9'-2 1/2"RO1'-7"8'-6 3/4"5'-5"14'-11"14'-11"1'-1/4"
3'-4 1/4"19'-9"3'-3 1/2"
R.O.
10'-9"7'-1/2"20'-2"4'-8 1/2"3'-1 1/2"
R.O.
1'-3/4"
9'-1/4"8'-2" R.O.2'-0"8'-2" R.O.6'-1 1/4"10'-5"R.O.4'-7 1/2"4'-2 1/2"9 1/2"10'-7 1/2"RO2'-8"10"2'-1/2"10'-7 1/2"RO1'-4"2
1'-0" R
O
VIF
3'-3"21'-1/2" RO
VIF
1'-11"3'-8" CLEAR3'-2 1/2"R.O.8 1/2"11'-3/4"3'-2 1/4"R.O.14'-6 3/4"6 3/4"4'-7"RO2'-10 1/4"5'-1 1/4"26'-8 1/2"11'-5"28'-1/2"15'-9"2'-10 3/4"RO5'-8"0 3/4"3'-2 1/4" R.O.7'-10 3/4"4'-2"R.O.4"8'-4 3/4"5'-11 1/2"
8'-4"CLR
3"3'-0"CLEAR3'-0"CLEAR4'-6 1/2"
CLEAR
PC 15.98'
PC 15.56'
PC 15.24'
PC 15.44'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. -1.00' = 15.50'
F.F. -0.97' = 15.53'
F.F. 0.00' = 16.56'
EG 15.75
EG 15.53
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.56'
F.F. 0.00' = 16.50'
2
A-204
1
A-204
1
A-203WT02-CWT07-B
WT07-B
WT07-BWT08-B
WT05WT09-CWT10-A
WT07-B WT07-BWT12
WT06
WT07-B
WT07-BWT07-A
WT07-BWT10-A
WT02-
A WT02-A
WT11WT07-BWT07-AALIGNALIGNALIGNALIGN
WT07-BWT07-BWT06WT11WT11 WT06WT06WT06WT02-C WT02-CWT10-BWT09-BALIGNALIGN
WT03-AWT02-BALIGNALIGNWT02-CWT09-C
WT03-B
WT02-AWT02-AWT06WT02-CWT02-CWT06WT13 WT13WT06WT06 WT06
WT06
5X5 10TH COURT5X5
5X5
5X5
5X5
5X10
5X5
5X5
5X10 5X10
5X5 5X5 5X5 5X5
5X10 5X10 5X10 5X10 5X10 5X10 5X10
5X10
5X10
5X10
5X5
5X5
5X5
5X10 5X10
5X10 5X10
5X105X10
5X5
5X5
METER/
DIST.
METER/
DIST.
PULL/
MAIN
5X15
EP2% SLOPE
MAX
OPEN
TO
ABOVE
WIRE
WAY
METER/
DIST.
SIM CONTROLLER5X5
6'x8'
RETAIL
104
RETAIL
105
WINE STORAGE
112
LOADING ZONE
115
OFFICE
110
STORAGE
113
ELEVATOR 01
RSTRM
106
RSTRM
103
STAIR 02
114
STAIR 01
121
FIRE (ASR) RM
118
RESTRM CORRIDOR
107
ELEVATOR 02
OFFICE
111
RETAIL
101
HALL
102
ELEV RM
121
ELECTRIC RM
120
TRANSFORMER
121
3
A-203
#DrgID
#LayID
105.3
112.11234567
8
UP
20 RISERS (7")
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
1
A-401
1
A-402
2
A-404
3
A-404
1
A-404
5
A-908
12A-908
13
A-908
3'-6 3/4"15'-8" ROVIF2'-4 3/4"8'-2"R.O.18'-1 1/2"4'-1 3/4"3'-1 1/2"R.O.6"24'-1"23'-9 3/4"
1'-1"
2
A-203
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
03
03
03
WT11
03
0204
WT17
WT03-B13
13
13
13
RESTRM
108
ACC. RSTRM
109
TRASH RM
119
01
02
03
04
05
06
07
08
09
10
11
12
13
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSEDBEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
SCALE: 1/4" = 1'-0"1 1st FLOOR PLAN
0 2'4'8'
Page 196 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 63 OF 136
A-113
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - Powerscourt2nd FLOOR PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
101.B104.A105.A
105.B
101.A
DN
5 5
2
A-401
2
A-402
5
A-403
2
A-204
1
A-204
1
A-203
2
9'-2 1/4"3'-8 3/4"VIF15'-8"VIF12'-11 3/4"40'-1"5'-2 1/4"4'-5 1/4"7 1/2"6'-3"VIF11'-8 1/2"5'-1 1/4"12'-2 1/2"12'-4"14'-1 1/2"3'-8"CLR82'-6 3/4"2'-10"7 1/2"
94'-2"
3 1/2"
6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"
VIF
10 1/2"3'-2 1/4"
R.O.
15'-11 1/2"4'-3 1/4"4'-9"5 1/2"26'-8 3/4"11'-5"28'-1/2"15'-9"4'-5"
F.F. 11.67'
= 28.17'
F.F. 9.17' = 25.67'
F.F. 11.67' = 28.17'
F.F. 11.67' = 28.17'
F.F. 11.67' = 28.17'
F.F. 9.17' = 25.67'
3
A-203
WT10-BWT07-B
WT07-B
WT11
WT10-A
WT07-B
WT07-BWT07-BWT03-BWT02-A
WT06WT12
WT06
WT05
WT11
42" GUARDRAIL WT09-BWT07-BWT10-BWT09-CWT09-C
WT07-A
WT07-A
WT07-B
WT02-BW
T02-C
WT08-BWT04-B
WT06WT01WT14-B
OPEN
TO
BELOW
5X5
5X10
5X10
5X10
5X5 5X5
5X10 5X10 5X10 5X10
5X10 5X10 5X10 5X10 5X10
5X5 5X5
5X105X105X105X105X10
5X5
5X5
5X5
5X5
5X5
5X5
5X5
5X10
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
ABOVE
5X5
5X5
5X5 5X5 5X5 5X15
5X5
5X5
OPEN TO
TRANSFORMER
BELOW
5X6
DECOMISISONED AREA
1340 SF
OFFICE
207
OFFICE
206
OFFICE
205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02
209
LOBBY
203
STORAGE UNITS
210
HALLWAY
208
SPACE NOT USED
211
#DrgID
#LayID
DN
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2
A-203
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
209.1
1234567UP
12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32")
5
A-908
6
A-903
0905
03
03
WT06
WT17
01
02
03
04
05
06
07
08
09
10
11
12
13
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSEDBEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
9
9
SCALE: 1/4" = 1'-0"1 2ND FLOOR PLAN
0 2'4'8'
Page 197 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 64 OF 136
A-114
3rd FLOOR PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
316.A
316.1
316.B
316.C
320.A
320.1
310.B
308.A
309.A
310.A
308.1310.1309.1318.A
303.A 303.C
312.1
318.B
306.A
306.1305.A 305.1323.A
316.1325.1320.B
321.1
322.1 325.2311.B
304.A 303.B 301.A
303.1 301.1304.1
311.A
311.C
317.A
317.B 317.1
317.C
314.A
315.A314.1314.2
SK-1
SK-2
SK-3
5 5
F DW F
4
A-404
1
A-405
2
A-405
3
A-908
5
A-908
9
A-908
9
A-908
2
A-204
1
A-204
1
A-203
3
A-203
19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2"
13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4"
6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9"
6 1/2"
2'-8 1/2"
RO
15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2"
RO
2'-1 1/2"
28'-1"5'-0"
27'-5"20'-9"5'-6 1/2"
VIF 26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0"
RO
PC 15.24'PC 15.44'
F.F. = 18.17'
= 34.67'
FF =18.25'
= 34.75'
FF = 18.17'
= 34.67'
#DrgID
#LayID
WT07-B
WT07-B
WT04-A
WT07-A
WT11
WT07-BWT07-BWT11WT11
WT12
WT12
WT04-A WT07-B
WT06ALIGNALIGN
WT14-B
W
T
14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A
WT14-AWT14-AWT07-B WT07-AWT04-A
WT07-BWT07-BWT07-BWT04-AWT16 WT16
W
T
16WT16WT16
WT14-B
WT14-B
WT16WT16WT16WT14-A
WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A
WT14-AOPEN TO
ABOVE
OPEN TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPENTO
BELOW
OPEN
TO
BELOW
OPEN
TO
ABOVE
OPEN
TO
ABOVE
ELEVATOR 01
STAIR 02
324
MECHANICAL PLATFORM
312
OFFICE
305
GARDEN PATIO
303
OFFICE
301
OFFICE
315
OFFICE
308
OFFICE
310
COURTYARD
318
GARDEN
316
CONFERENCE RM
314
OFFICE
309
OFFICE
304
RSTRM
321
KITCHEN
319
ELEVATOR 02
RSTRM
322
OUTDOOR ROOM
317
GARDEN
311
GARDEN
320
GARDEN
323
VESTIBULE
306
STAIRWELL EXIT
325
RESTROOM CORRIDOR
324
MECH. PLATFORM
302
STAIR 01
327
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2
A-203
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
DN
DN
#DrgID
#LayID
3
A-402
3
A-403
3
A-907
7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56'
319.1
308.B
309.B
09
09
09
09
09
0505
06
06
06
06
07
07
07
WT04-A
WT14-BWT15-BWT09-COPENTO
ABOVE
465 SQ FT
LID PLANTER
GREEN ROOF
307
01
02
03
04
05
06
07
08
09
10
11
12
13
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSEDBEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
SCALE: 1/4" = 1'-0"1 3RD FLOOR PLAN
0 2'4'8'
Page 198 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 65 OF 136
A-115
ROOF PLAN
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
01
02
03
04
05
06
07
08
09
10
11
12
13
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSED
BEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
5 5
2
A-204
1
A-204
1
A-203
3
A-203
#DrgID
#LayID 23'-5 1/4"29'-11 1/2"21'-11 1/2"68'-9"3'-1/4"17'-4 1/4"17'-9 1/4"6 1/4"42'-4 1/4"27'-4 1/2"3'-2 1/4"TO PL81'-11"7 1/2"
94'-2"
3 1/2"
3'-7 3/4"43'-6 1/4"21'-2 1/4"21'-9 1/4"4'-3/4"
6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"26'-8 3/4"11'-5"28'-1/2"15'-9"PC 16.07'
PC 16.56'
PC 15.24'
PC 15.44'
CP F
PROPOSED: 45.93'
ALLOWED: 53.78'
LOWEST POINT ON SITE
OPEN
TO
BELOW
SLOPE 1/4":12"
MIN.SLOPE 1/4":12"
MIN.
SLOPE 1/4":12"
MIN.
SLOPE 1/4":12"
MIN.
SLOPE 1/4":12"
MIN.
520 SQ FT
SOLAR ZONE AREA
OPEN
TO
BELOW
OPEN
TOBELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPENTO
BELOW
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2
A-203
1
A-302
1
A-301
1
A-301
2
A-303
2
A-301
2
A-301
CP A PROPOSED: 45.29'
ALLOWED: 45.32'
CP B PROPOSED: 45.29'
ALLOWED: 45.47'
CP C PROPOSED: 45.29'
ALLOWED: 46.48'CP D1 PROPOSED: 45.29'
ALLOWED: 46.15'
CP D2 PROPOSED: 45.29'
ALLOWED: 45.93'
CP E1
PROPOSED: 48.60'ALLOWED: 53.78'
CP E2 PROPOSED: 48.60'
ALLOWED: 53.53'
01
01
01 01
06
06
06
01
07
06
06
ELEVATOR
OVERRUN
ELEVATOR
OVERRUN
SLOPE 1/4":12"
MIN.
SCALE: 1/4" = 1'-0"1 ROOF PLAN
0 2'4'8'
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'4.35 Distance from A to Critical Point along Line AB
Elev. AB':15.25
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'4.35 Distance from C to Critical Point along Line CD
Elev.CD':16.54
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 5 Distance from Line AB to Critical Point (width)
Elev. CP1:15.32
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP A:45.32
Prop. Ht. @ CP A:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'4.35 Distance from A to Critical Point along Line AB
Elev. AB':15.25
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'4.35 Distance from C to Critical Point along Line CD
Elev.CD':16.54
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 5 Distance from Line AB to Critical Point (width)
Elev. CP1:15.32
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP A:45.32
Prop. Ht. @ CP A:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'90.83 Distance from A to Critical Point along Line AB
Elev. AB':15.43
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'90.83 Distance from C to Critical Point along Line CD
Elev.CD':16.09
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 5 Distance from Line AB to Critical Point (width)
Elev. CP1:15.47
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP B:45.47
Prop. Ht. @ CP B:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'4.35 Distance from A to Critical Point along Line AB
Elev. AB':15.25
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'4.35 Distance from C to Critical Point along Line CD
Elev.CD':16.54
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width)
Elev. CP1:16.48
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP C:46.48
Prop. Ht. @ CP C:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'73.13 Distance from A to Critical Point along Line AB
Elev. AB':15.39
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'73.13 Distance from C to Critical Point along Line CD
Elev.CD':16.18
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width)
Elev. CP1:16.15
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP D1:46.15
Prop. Ht. @ CP D1:45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56
(Point A)(Point C)
West East
Lot Length = 95.10’Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B)Lot Width = 86.16’(Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon
Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B
Length A-B 95.1 Distance from A to B (lot length)
Length A-AB'90.83 Distance from A to Critical Point along Line AB
Elev. AB':15.43
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon
Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D
Length C-D 95.11 Distance from C to D (lot length)
Length C-CD'90.83 Distance from C to Critical Point along Line CD
Elev.CD':16.09
Length AB'-CD'86.16 Lot width at Critical Point
Length AB'-CP1 65.52 Distance from Line AB to Critical Point (width)
Elev. CP1:15.93
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone)
Max. Ht. @ CP D2:45.93
Prop. Ht. @ CP D2:45.29
Page 199 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 72 OF 136
A-201
EXISTING ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING97"16.09'
15.54'
05
02
06
03
0404
02
06
02
0303
0404
07
07
07
PL
PL
1ST FLOOR+16.50'
2ND FLOOR+24.50'
ROOF+34.00'
T.O. PARAPET+39.80"
39.26'
36.61'
EXISTING GRADE
EXISTING SLAB
ON GRADE
EXISTING STEP INTO PROPERTY
01
02
03
04
05
06
07
08
09
11
10
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
NOT USED
NOT USED
NOT USED
NOT USED
0505
0404
EXISTING GRADE
EXISTING SLAB
PLPL
1ST FLOOR+16.50
2ND FLOOR+24.50
ROOF+34.00'
T.O. PARAPET+39.80'
15.46'15.50'
SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION - EXISTING
0 2'4'8'
SCALE: 1/4" = 1'-0"2 WEST ELEVATION - EXISTING
0 2'4'8'
Page 200 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 73 OF 136
A-202
EXISTING ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9030303
06
03
04
04
04
04
0404
(E) STEP INTO ENTRY
03
07
PLPL
1ST FLOOR+16.50'
2ND FLOOR+24.50'
ROOF+34.00'
T.O. PARAPET+39.80'
16.05'
16.09'16.56'
39.26'
36.61'1'-0"15.44'
05
04
02
02
03
0404
07 07 070707
07
PLPL
1ST FLOOR+16.50'"
2ND FLOOR+24.50'
ROOF+34.00'
T.O. PARAPET+39.80'
16.50'
(E) BUILDING SLAB(E) ALLEY
(E) DOOR
1' ABOVE GRADE
01
02
03
04
05
06
07
08
09
11
10
ALL INTERIOR WALLS TO BE REMOVED
DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.
NEW WINDOW OR DOOR SYSTEM TO BE
INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN
STRUCTURAL INTEGRITY
EXISTING ROOF TO BE REMOVED
EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE
PROPOSED PLAN/ELEVATIONS FOR DIMS
NOT USED
NOT USED
NOT USED
NOT USED
SCALE: 1/4" = 1'-0"2 EAST ELEVATION - EXISTING
0 2'4'8'
SCALE: 1/4" = 1'-0"1 NORTH ELEVATION - EXISTING
0 2'4'8'
Page 201 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 74 OF 136
A-203
PROPOSED ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
1 2 3 4 5
9'-1 1/2"9'-1/2"10'-7 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"CP B 45.29'CP D1 45.29'CP D2 45.29'10'-0"19.17'
CP E1 48.50'4'-7"10'-2 1/2" RO8'-0"MAX ELEV HT6A-908
8
A-908
10A-908
13A-908 12A-908
09
04
107.1
MAXIMUM ROOF
HEIGHT SLOPE
111.2 110.2 110.1111.1
111.A 110.A
CW-A CW-B
STC-1
MTL-5
MTL-4
GL-1
GL-4
MTL-4
GL-4
CW-C
PL PL
PC15.44'
PC16.07'
PC46.07'
45.44'
7A-908 11A-908
CO-4
CO-4
CO-2
01
02
03
04
05
06
07
08
09
10
11
12
13
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
OPEN TO BELOW
NEW APERTURES TO BE RECESSED
BEHIND PROPERTY LINE; DOORS NOT
TO PROJECT OVER PROPERTY LINE
PLPLCABDEF
FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'
GARDEN ROOF
+39.67'
ROOF
+45.29'4'-7"3'-11"28'-9 1/2"CP B 45.29'CP A 45.29'
CP E2 48.50'CP E1 48.50'
09
STC-1
MT-3
(E) SLAB
(N) GRADE
MAXIMUM ROOF
HEIGHT
(E) GRADE
CW-K CW-L
STC-1
MTL-3MTL-3
MTL-5
GL-1
MTL-5
GL-1
MTL-3MTL-3
312.1
MTL-5
PC15.24'PC15.44'
45.35'45.44'1'-0"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'
GARDEN ROOF
+39.67'
ROOF
+45.29'9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"CP D2 45.29'CP D1 45.29'6 1/4"1'-6"12'-10"VIF105.B105.2
SLOPE
PER CIVIL
CW-D
STC-1
MTL-5
MTL-4
GL-1
GL-4
28'-9 1/2"SCALE: 1/4" = 1'-0"2 SOUTH ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"3 WEST ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"1 SOUTHWEST ELEVATION
0 2'4'8'
Page 202 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 75 OF 136
A-204
PROPOSED ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
PL PLDFECBA
FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'
GARDEN ROOF
+39.67'
ROOF
+45.29'1'-6"VIF9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"28'-9 1/2"CP D2 45.29'CP C 45.29'CP D1 45.29'12'-11 1/2"VIFCP E2 48.50'CP E1 48.50'
CP F 45.93'
1
A-904
2A-904
9A-904
11A-904 7A-904
5A-904
4A-904 3A-904
04
09
105.1 104.A 101.B105.A
MAXIMUM ROOF
HEIGHT
104.1 101.1
CW-D CW-F
STC-1
MTL-5
MTL-4
GL-1
GL-4
MTL-3MTL-3
CW-E
PC16.05'
PC16.56
5 4 3 2 1
FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'
GARDEN ROOF
+39.67'
ROOF
+45.29'1'-3"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"28'-9 1/2"CP C 45.29'
CP A 45.29'
24.13'
CP F 45.93'
CP E2 48.50'8'-0"MAX ELEV HT8'-10 1/2"R.O.
+24.13'
09
04
115.2
MAXIMUM ROOF
HEIGHT
119.1
114.1
CW-G CW-H CW-I
STC-1
MTL-5
MTL-4
GL-1
GL-4
MTL-3
10
CW-JCW-F
MTL-5
121.1 118.1115.3
PLPL
PC15.24'
PC16.56'
45.24'
46.56'7'-8" RO7'-8" RO7'-8" RO7'-8" RO(E) ALLEY
(E) BUILDING SLAB
HEAD HEIGHT TO MATCH
7'-0" AFF
01
02
03
04
05
06
07
08
09
10
11
TRASH ENCLOSURE
OPEN TO BELOW
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
TELEPHONE BACKBOARD
SCALE: 1/4" = 1'-0"2 EAST ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"1 NORTH ELEVATION
0 2'4'8'
Page 203 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 77 OF 136
A-301
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtBUILDING SECTIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
01
02
03
04
05
06
07
08
09
10
11
12
TRASH ENCLOSURE
OPEN TO BELOW
BENCH
CONCRETE PLANTER
CURTAIN WALL SYSTEM
STUCCO
CURB MOUNTED SKYLIGHT
LINE OF FLOOR BELOW
PLANTED ROOFTOP
STORAGE SYSTEM BY OTHERS
ROOF DRAIN WITH OVERFLOW
HOUSE EP
DG GROUT
SLOPE NOT TO EXCEED 6.67%
CONCRETE PAVER
TELEPHONE BACKBOARD
OPEN TO BELOW
CONCRETE SLAB
AT GRADE PLANTER
PAD-MOUNTED TRANSFORMER PER SCE
(E) BOLLARDS TO BE REPLACED WITH
REMOVABLE BOLLARDS
1
A-905
3
A-905
3
A-904
8
A-904
1
A-904
1
A-902
1
A-902
4
A-902
2
A-902
2
A-902
4
A-902 4
A-906
FOUNDATION
-3.13'
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"5A-904
6
A-904
7A-904
4A-904
FT04 FT04 FT04 FT04
RT02
FT02FT02
RT01 RT01 RT01
RT05
SIM
SIM
SIM
SIM
SIM
OFFICE
301
STAIR 02
114
LOADING ZONE
115
ELEVATOR 02
STORAGE UNITS
113
RETAIL
101
STAIR 02
209
STORAGE UNITS
210
STORAGE UNITS
210
GARDEN
316
OFFICE
315
CONFERENCE RM
314
STAIR
EXIT
325STAIR 02
324
TRANSFORMER
121
9
A-904
4
A-906
FT01FT01FT01FT01
RT02
2
A-904
1
A-904
1
A-902
1
A-902
1
A-902
1
A-906
1
A-906
3
A-902
4
A-902
3
A-905
5
A-902
1
A-906
FOUNDATION
-3.13'
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"4'-0"5A-904
FT04 FT07 RT02FT07FT04
FT02
FT01 FT01
FT04
RT01RT01 RT01
LID PLANTER
BEYOND
LID PLANTER
BEYOND
FT02
PERGOLA
SIM
SIM SIM
SIM SIM
GARDEN
323
COURTYARD
318
RECEPTION
317
GARDEN PATIO
303
RSTRM
CORRIDOR324
STAIR 02
209
STORAGE UNITS
210
RETAIL
104
STORAGE UNITS
113
SIM
SCALE: 1/4" = 1'-0"1 BUILDING SECTION - E/W
0 2'4'8'
SCALE: 1/4" = 1'-0"2 BUILDING SECTION - COURTYARDS E/W
0 2'4'8'
Page 204 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 78 OF 136
A-302
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtBUILDING SECTION
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING9
1
A-902
1
A-902
1
A-905
4
A-902
1
A-906 1
A-906
2
A-906
2
A-907
1
A-902
3
A-902
4
A-908
FOUNDATION
-3.13'
FOUNDATION
-3.13'
1ST FLOOR
±0.00'
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'
ROOF
+28.79'28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"4'-6 1/2"FT06FT03
FT07
FT02
FT01
FT04FT04
RT02
FT01
FT02
FT01
FT02
FT01 FT01
RT01RT01
RT03
SIM
SIM
COURTYARD
318
OFFICE
308
OFFICE
205
SPACE NOT USEDSTORAGE UNITS
210
LOBBY
107
RESTROOM
109
WINE STORAGE
112
STORAGE UNITS
113
LOADING ZONE
115
CONFERENCE RM
314
SIM
SIM SIM
SIM
3
A-906
SCALE: 1/4" = 1'-0"1 BUILDING SECTION N/S
0 2'4'8'
Page 205 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 79 OF 136
A-303
1
1
2
2
3
3
4
4
5
5
6
6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtWALL SECTIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
11-06-23 PLANNING SUBMITTAL
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
PLANNING SUBMITTAL806-27-25
10-08-25 PLANNING COM. HEARING92.8960.9141.8541.3461.829HSS COLUMN BEYOND
FIRE STOPPING
WALL TBD PER T24
ROOF DRAIN
2ND FLOOR - STORAGE
+12'-1.5"
3RD FLOOR - OFFICE
+19.58'
ROOF GARDEN
+24.00'
2ND FLOOR - STORAGE
+9'-2"
1ST FLOOR
+0.00'
ROOF
+30.00'
3
A-904
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'
GARDEN ROOF
+23.17'
ROOF
+28.79'
FT06FT03
FT02
FT01FT01
SCALE: 1/2" = 1'-0"1 WALL SECTION C
0 1'2'4'
SCALE: 1/2" = 1'-0"2 WALL SECTION A - COORDINATION
0 1'2'4'
Page 206 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 80 OF 136
A-401
STAIR 01 PLAN & SECTION
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING97'-4"CLR44" CLR6'-7 1/2"
CLR
4'-7"RO MIN.4A-401
8A-401
9A-401
OPEN
TO
ABOVE
ELEVATOR 01 STAIR 01
121
RESTRM CORRIDOR
107
1234567
8
UP
20 RISERS (7")4
4"
1
A-302
7A-401
6A-401
5
A-401
10A-401
ACC. RSTRM
109
4A-401
8A-401
9A-40144"44" CLR44" CLR44"
CLR
ELEVATOR 01
STAIR 01
204
LOBBY
203
DN
7A-401
6A-401
5
A-401
10A-401
1234567UP
12 RISERS (6 1/2")
4A-401
8A-401
9A-401 44" CLROPEN
TO
BELOW
OPEN
TO
BELOW
ELEVATOR 01
GARDEN
311
VESTIBULE
306
STAIR 01
327
7A-401
6
A-401
5A-401
10
A-401
DN
34
5
A-903
16
A-903
8
A-903
34" - 38"42" MINGUARDAIL42" MINGUARDAILFT05
FT01
FT03
SIM
E DF
4
A-903
7
A-903
34" - 38"12"
FT01
FT06 FT03
SIM
E DF
3
A-903
1
A-903
4
A-903
+13.38'FOUNDATION
+16.50'
1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'
2ND FLOOR - OFFICE
+34.67'
3RD FLOOR
+39.67'
GARDEN ROOF
+45.29'
ROOF
34" - 38"12"
11"42"GUARDRAILFT06 FT03
FT05
FT01FT012
A-90334" - 38"E DPLF
8
A-903
+4.077
FOUNDATION
+5.029
1ST FLOOR
+7.8112ND FLOOR - STORAGE
+8.585
2ND FLOOR - OFFICE
+10.566
3RD FLOOR
+12.090
GARDEN ROOF
+13.805ROOF
FT03FT06
FT01
RT05
RT01RT01
FT05
D E F
+160 1/2"FOUNDATION
+198"
1ST FLOOR
+307 1/2"
2ND FLOOR - STORAGE
+338"
2ND FLOOR - OFFICE
+416"
3RD FLOOR
+476"
GARDEN ROOF
+543 1/2"
ROOF
FT06FT03
FT05
D E F
FT01
FT03 FT06
FT05
FT01
3 4
+160 1/2"
FOUNDATION
+198"
1ST FLOOR
+307 1/2"
2ND FLOOR - STORAGE
+338"
2ND FLOOR - OFFICE
+416"
3RD FLOOR
+476"
GARDEN ROOF
+543 1/2"
ROOF
FT05
FT01
SCALE: 1/4" = 1'-0"1 1ST FLOOR STAIR / ELEVATOR 01 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"2 2ND FLOOR STAIR / ELEVATOR 01 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"3 3RD FLOOR STAIR / ELEVATOR 01 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"7 STAIR 01 SECTION SOUTH
0 2'4'8'SCALE: 1/4" = 1'-0"6 STAIR 01 SECTION WEST
0 2'4'8'
SCALE: 1/4" = 1'-0"5 STAIR 01 SECTION WEST
0 2'4'8'SCALE: 1/4" = 1'-0"10 ELEVATOR SECTION
0 2'4'8'
SCALE: 1/4" = 1'-0"4 STAIR 01 SECTION EAST
SCALE: 1/4" = 1'-0"8 STAIR 01 SECTION EAST
SCALE: 1/4" = 1'-0"9 STAIR 01 SECTION NORTH
0 2'4'8'
Page 207 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 81 OF 136
A-402
STAIR 02 PLAN & SECTION
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9123456789101112131415161718UP18 RISERS (6 23/32")45"CLR12"
4
A-402
5A-402
5X10
5X5 5X5 5X5 5X55X5
STAIR 02
114
PL
SB
C B A
1
1
A-301
2
A-301
6A-402
13
DN
4A-402
5
A-402
12"45"CLEAR45"CLEARR 45"
5X10
STAIR 02
209
PL
SB
C B A
1
1
A-301
2
A-301
6
A-402
12345678910111213141516UP 16 RISERS (6 25/32")
4A-402
5
A-402
4
A-403 45" CLR15"-16"
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
STAIR 02
324
GARDEN
STAIRWELL EXIT
325
PL
SB
C B
2
A
1
1
A-301
2
A-301
6
A-402
DN
PLA B C
9
A-903
12
A-903
11
A-903
+16.50'1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'2ND FLOOR - OFFICE
+34.67'3RD FLOOR
+39.67'GARDEN ROOF
+45.29'
ROOF
7'-1/4"3'-0"PLA B C
12
A-903
11
A-903
9
A-903
+16.50'1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'2ND FLOOR - OFFICE
+34.67'3RD FLOOR
+39.67'GARDEN ROOF
+45.29'
ROOF
7'-7"3'-0"SIM
SIM
SIM
10
A-903
+16.50'1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'2ND FLOOR - OFFICE
+34.67'3RD FLOOR
+39.67'GARDEN ROOF
+45.29'
ROOF
SCALE: 1/4" = 1'-0"1 1ST FLOOR STAIR PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"2 2ND FLOOR STAIR PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"3 3RD FLOOR STAIR PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"4 STAIR 02 SECTION
0 2'4'8'
SCALE: 1/4" = 1'-0"5 STAIR 02 SECTION
0 2'4'8'
SCALE: 1/4" = 1'-0"6 STAIR 02 SECTION
0 2'4'8'
Page 208 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 82 OF 136
A-403
STAIR 03 & ELEVATOR 02
PLAN & SECTION
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING97'-9 1/2"CLR8'-4"CLR
4'-2"
RO MIN.
4
A-403
5X10
5X5 CONTROLLERFIRE (ASR) RM
118
ELEVATOR 02
ELEV RM
121
TRASH RM
119
4
A-403
4'-2"
RO MIN.7'-9 1/2"CLR8'-4"
CLR
5X105X10
5X5 5X5
5X5
5X5
5X6
ELEVATOR 02
STORAGE UNITS
210
4
A-403
7'-9 1/2"CLR36"
DBL DOOR
TALL CABINET
30"
DBL DOOR
BASE CABINET
36"30"36"
170 7/8"
OVERALL 1 1/2"24"8'-4"
CLR
OPEN
TO
ABOVE
ELEVATOR 02
STAIRWELL EXIT
325
MECH. PLATFORM
302
2
+13.38'
FOUNDATION
+16.50'1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'2ND FLOOR - OFFICE
+34.67'3RD FLOOR
+39.67'GARDEN ROOF
+45.29'
ROOF
SCALE: 1/4" = 1'-0"1 1ST FLOOR ELEVATOR 02 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"5 2ND FLOOR ELEVATOR 02 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"3 3RD FLOOR ELEVATOR 02 PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"4 ELEVATOR 2 SECTION
0 2'4'8'
Page 209 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 83 OF 136
A-404
ENLARGED BATHROOM
PLANS & ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
CL
CL
17"-18"
12"
MIN
24" MIN
36" MIN
33"-36"17"-19"36"
PT-1
SURFACE MOUNTED
TOILET PAPER
DISPENSER; MOUNT
UNDER GRAB BAR
(MIN CLR 1-1/2")
TL-1
MIRROR
40" MAX48"29" MIN11"
MIN
8"
MIN
9"MINTL-1
ACCESSIBLE SINK &
FAUCET W/ INSUL
DRAIN PIPE BELOW
PT-1
48" MAX18"RECESSED PAPER
TOWEL DISPENSER
AND RECEPTACLE
PT-1
TL-1
TO LOBBY CL
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
12"
MAX
54" MIN
24" MIN19" MIN1 1/2" MAX7"-9"
PT-1
TL-1
109.1108.1
CL CL CL
CLCL
18"18"22"22"18"18"
1A
1B
1C
1D A-404
1E
1F
1G
1H A-404
106.1CLCL18"18"22"
2A
2B
2C
2D A-404
103.1
CL CL
12"48"12"
2B
2A
2D
2C A-404SIM
320.A
320.1
323.A
316.1320.B
321.1
322.1
2 1/2"
MAX
3" MAX1 1/2" MAX15"-16"
3A
3B
3D
3C A-404
3H
3E
3F
3G A-404
OPEN
TO
ABOVE
OPEN
TO
ABOVE
48" MAX28"
PT01
TL01
MIRROR
CL
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTINGCEILING HT.40" MAX.17"-18"17"-19"RECESSED TOILET
PAPER DISPENSER;
MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
RECESSED PAPER
TOWEL DISPENSER
AND RECEPTACLE
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTINGCEILING HT.33"-36"PT01
TL01
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTINGCEILING HT.34" MAX.29" MIN.9"MIN.11"
MIN.
8"
MIN.
PT01
TL01
ACCESSIBLE SINK &
FAUCET W/ INSUL
DRAIN PIPE BELOW
TO RESTROOM
CORRIDOR
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTINGCEILING HT.33"-36"12"
MAX.
42"MIN.19"MIN.54"MIN.
7"-9"1 1/2"MAX.24" MIN.
PT01
ACCESSIBLE TOILET
W/ FLUSH CTRL @
OPEN SIDE OF TOILET
TL01
8"
MIN
48" MAX18"
TL-1
TO LOBBY
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
PT-1
29" MIN11"MIN 9"MINACCESSIBLE SINK &
FAUCET W/ INSUL
DRAIN PIPE BELOW
RECESSED PAPERTOWEL DISPENSER
AND RECEPTACLE
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
TL-1
PT-1
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.33"-36"36"MIN.
24" MIN 12"
MIN
17"-18"17"-19"18" MIN 40" MAX48"31"
PT01
RECESSED TOILET
PAPER DISPENSER;
MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
TL-1
MIRROR
CL
CL
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
1"
11"
54" MIN.
PT01
27"MIN. (KNEE)9MIN. (TOE)8"MIN. (KNEE)6"MAX. (TOE)
17"MIN.
+0'-0" A.F.F.
PT01
CL
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
17"-18"
12"
MIN
24" MIN
36" MIN
33"-36"17"-19"32"
PT-1
RECESSED TOILET
PAPER DISPENSER;
MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
TL-1
MIRROR
40" MAX48"+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.29"2 1/2"
8 1/2"MAX.2 1/2"
PT01
+0'-0" A.F.F.
+8'-0" A.F.F.
V.I.F. TO EXISTING CEILING HT.
PT01
TL01
TO RETAIL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING CEILING HT.
36"48" MAX33" MIN16" MIN
27" MAX
PT01
MIRROR
6" MAX
SHOWER CONTROL
BOUNDARY LOCATION
40" MAX48"15"6'8"-7'-0" TYP.SHOWER HEAD HT.+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING CEILING HT.
PT01
TL01
CL
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING CEILING HT.34" MAX12"
MIN
24" MIN
36" MIN
33"-36"17"-18"29" MIN11"
MIN
8"
MIN
9"MIN17"-19"48" MAXPT-1
RECESSED TOILET
PAPER DISPENSER;
MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
ACCESSIBLE SINK &FAUCET W/ INSUL
DRAIN PIPE BELOW
RECESSED PAPERTOWEL DISPENSER
AND RECEPTACLE
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING CEILING HT.24"42" MIN 12"
MAX
54" MIN
24" MIN33"-36"19" MIN1 1/2" MAX7"-9"
PT-1
WALL BEHIND
PT-1
ACCESSIBLE TOILET
W/ FLUSH CTRL @
OPEN SIDE OF TOILET
TL-1
SCALE: 3/8" = 1'-0"1A RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1B RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1C RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1D RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1 LOBBY RESTROOM
SCALE: 3/8" = 1'-0"2 RETAIL RESTROOM 106
SCALE: 3/8" = 1'-0"3 RETAIL RESTROOM 103
SCALE: 3/8" = 1'-0"4 OFFICE RESTROOM
3E OFFICE RESTROOM 3G OFFICE RESTROOM 3H OFFICE RESTROOM3FOFFICE RESTROOM
SCALE: 3/8" = 1'-0"1H RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1G RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1E RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"1F RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"2A RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"2B RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"2C RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"2D RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"3A RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"3B RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"3C RESTROOM ELEVATION
SCALE: 3/8" = 1'-0"3D RESTROOM ELEVATION
Page 210 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 84 OF 136
A-405
ENLARGED KITCHEN PLANS
& ELEVATIONS
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING
CEILING HT.
169 3/8"OVERALL
2 1/4"
84"84"5/8"36"69 1/2"105 1/2"CL 76"29 1/2"329 3/4"
OVERALL 105 1/2"OVERALL17"10"10"36"40"29 1/2"7 1/2"7 1/2"7 1/2"7 1/2"7 1/2"161"161"
1/4"
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.
V.I.F. TO EXISTING
CEILING HT.
DW
CL
F DW F
59"36"24"
DRAWER
24"
DRAWER
36"
SINK
24"24"
DRAWER
36"59"
322 1/2"
OVERALL 1 9/16"24"1A
F F
319.1
36"
DBL DOOR
TALL CABINET
30"
DBL DOOR
BASE CABINET
36"30"36"
170 7/8"
OVERALL 1 1/2"24"2A
SCALE: 1/2" = 1'-0"2A BAR ELEVATION
SCALE: 1/2" = 1'-0"1A KITCHEN ELEVATION
SCALE: 1/2" = 1'-0"1 ENLARGED PLAN - KITCHEN
SCALE: 1/2" = 1'-0"2 ENLARGED PLAN - BAR
Page 211 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 85 OF 136
A-501
DETAILS - WALL ASSEMBLIES
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
WT02WT07
WT13 WT03
WT09
WT11
WT04
WT10
WT01
WT05
WT06
WT08
WT12
WT14
WT15
WT16
WT17 TYP FURR'G WALL
@ EXIST PERIMTYP INT WALL
TYP SHAFT WALL CONC FURR'G WALL
@ EXIST PERIM
CONC INT WALL
ELEV 01 EXT/INT WALL
TYP EXT MTL
STUD WALL
TYP INT DOUBLE
STUD WALL
EXT/EXT STUD
WALL @ ROOF
TYP UNCONDITIONED
STUD WALL
TYP UNCONDITIONED /
INT STUD WALL
CONC EXT/INT WALL
ELEVATOR 02 WALL
CONC LID PLANTER
WALL @ 3RD FLOOR
EXT STUD WALL @ 3RD
FLOOR CLERESTORY
CONC FURR'G WALL
@ 3RD FLOOR LID
PLANTER @ EXIST
PERIM
CONC EXT WALL
TYP EXT BUILD UP
TYP EXT BUILD UP
TYP EXT BUILD UP
TYP EXT BUILD UP
SECTION
FIRE RATING:
STC RATING:
2 HOUR (GA FILE NO. WP 8191)
N/A
A: 6" STL STUD
B: 10" STL STUDC: 12" STL STUD
TYPE:SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 2X4 STUD
B: 2X6 STUDC: 2X10 STUD
TYPE:
SECTION
FIRE RATING:
STC RATING:
1 HOUR (GA FILE NO. WP 6852)
N/A
A: N/A
B: N/A
C: N/A
TYPE:SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 8" THICK
B: 10" THICK
C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 8"B: 10"
C: 12"
TYPE:
SECTION
FIRE RATING:
STC RATING:
1 HOUR (GA FILE NO. WP 1072)
N/A
A: N/A
B:
C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 6" STL STUDB: 10" STL STUD
C: N/A
TYPE:
(N) 3-PART STUCCO SYSTEM;
FINISH COLOR PER SCHED
(N) WRB
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED
BOARDS TO BE REPLACED AS REQ'D W/
APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) R-19 MINERAL WOOL INSUL
(N) 5/8" GWB
(N) FINISH PER SCHED
5/8" GWB; BACKERBOARD AS REQ'D
FOR TILE
FINISH PER SCHED
5/8" GWB; BACKERBOARD AS REQ'D
FOR TILE
FINISH PER SCHED
MINERAL WOOL INSUL; FOR SOUND
ATTENUATION; FILL CAVITY
PLYWD SHEATH'G AS REQ'D; PER STRUCT
(3) 5/8" GWB
FINISH PER SCHED
INTERIORINTERIOR
SHAFT
INTERIORINTERIOR
INTERIOREXTERIOR
2X STUD WALL; PER PLAN
2-1/2" LT GA STL STUD
ELEV SHAFTEXTERIOR
5/8" GWB TYP X
FINISH PER SCHEDULE
(N) 3/8" DRAINAGE LAYER
(N) WRB
INTERIOREXTERIOR
(N) METAL SIDING
(N) SHEATH'G PER STRUCT
(N) 2X STUD WALL
(N) MINERAL WOOL INSUL; R-19
(N) 5/8" GWB
(N) FINISH PER SCHEDULE
FINISH PER SCHED
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) 3/8" STUCCO DRAIN MAT
(N) LT GA STL STUD WALL; PER TYPE
(N) 3-PART STUCCO FINISH;
FINISH COLOR PER SCHED
(N) WRB
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS
TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) R-15 MINERAL WOOL INSUL
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB
INTERIOR
(N) 3/8" STUCCO DRAIN MAT
(N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR
BARRIER; TO BE BURRIED IN WALL; REMOVE (E)
1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT
WALL FACE
REMOVE (E) 1X6 ANGLED BOARD SHEATH'G AS
REQ'D @ INT WALL FACE
(N) FINISH PER SCHED
EXTERIOR
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB
INTERIOR
(N) FINISH PER SCHED
INTERIOR
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 1/2" AIR GAP
B: 3" AIR GAP
C:
TYPE:
INTERIORINTERIOR
(2) 4" LT GA STL STUD WALL
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
5/8" GWB
FINISH PER SCHEDULE
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) 3/8" STUCCO DRAINAGE MAT
(N) WRB
EXTERIOREXTERIOR
(N) 3-COAT STUCCO SYSTEM; FINISH
COLOR PER SCHEDULE
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGEDBOARDS TO BE REPLACED AS REQ'D W/
APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) PLYWD SHEATH'G PER STRUCT
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) WRB
UNCONDITIONED
(N) 5/8 GWB; EXT RATED
(N) 2X STUD WALL
UNCONDITIONED
(N) FINISH PER SCHEDULE
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) WRB
(N) 5/8 GWB; EXT RATED
(N) FINISH PER SCHEDULE
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) WRB
INTERIOR
(N) 5/8 GWB; EXT RATED
(N) 2X STUD WALL
UNCONDITIONED
(N) FINISH PER SCHEDULE
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) 5/8 GWB
(N) FINISH PER SCHEDULE
(N) R-15 MINERAL WOOL INSUL
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 8" THICK
B: 10" THICK
C:
TYPE:
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB
INTERIOR
(N) FINISH PER SCHED
EXTERIOR
(N) MTL FINISH PER SCHED
(N) WRB
(N) 3/8" STUCCO DRAIN MAT
AIR GAP
5/8" GWB; EXT RATED TYP X
FIRE RATING:
STC RATING:
1 HOUR (GA FILE NO. WP 1072)
N/A
A: N/A
B:C:
TYPE:
ELEV SHAFTINTERIOR
5/8" GWB TYP X
FINISH PER SCHEDULE
FINISH PER SCHED
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
5/8" GWB TYP X
2X FRAM'G PER STRUCT
2X FRAM'G PER STRUCT
NOTE:- THIS CONDITION WILL OCCUR AT ALL
EXISTING EXPOSED PARAPET WALLS.
- PER DEMO SHEETS; ALL EXISTING EXTERIOR
SIDING AND WRB TO BE REMOVED AND
REPLACED PER TYP EXTERIOR BUILD UP
NOTE:
- PER DEMO SHEETS; ALL EXISTING EXTERIOR
SIDING AND WRB TO BE REMOVED AND
REPLACED PER TYP EXTERIOR BUILD UP
NOTE:
- PER DEMO SHEETS; ALL EXISTING EXTERIOR
SIDING AND WRB TO BE REMOVED AND
REPLACED PER TYP EXTERIOR BUILD UP
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: 6" THICKB: 8" THICK
C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) WRB
INTERIOREXTERIOR
PLANTER
(N) EXT SHEATH'G PER STRUCT
(N) 2X STUD WALL
(N) AIR GAP PER TYPE
(N) FINISH PER SCHEDULE
(N) 5/8" GWB
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB
PLANTER
(N) FINISH PER SCHED
(N) WRB
(N) 1" RIGID INSULATION
INTERIOR
(N) 1/2" FURR'G CHANNEL
(N) MINERAL WOOL INSUL; R19
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A:
B:
C:
TYPE:
(N) 3-PART STUCCO FINISH;
FINISH COLOR PER SCHED
(N) WRB
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS
TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) R-15 MINERAL WOOL INSUL
(N) CONC WALL; PER STRUCT
PLANTER
(N) 3/8" STUCCO DRAIN MAT
(N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR
BARRIER; TO BE BURRIED IN WALL; REMOVE (E)
1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT
WALL FACE
(N) WRB
EXTERIOR
NOTE:
- PER DEMO SHEETS; ALL EXISTING EXTERIOR
SIDING AND WRB TO BE REMOVED AND
REPLACED PER TYP EXTERIOR BUILD UP
WRB
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:C:
TYPE:
(N) 10" CONC WALL; PER STRUCT
EXTERIOREXTERIOR
Page 212 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 86 OF 136
A-502
DETAILS - FLOOR / ROOF /
CEILING ASSEMBLIES
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
FT02
FT03
FT01
FT04
RT01
RT02
RT03
FT06
FT07
FT05
RT04
RT05
CONC O/ MTL DECK
@ STORAGE
CONC O/ MTL DECK
@ 2ND FLR OFFICE
TYP SOG INFILL
CONC O/ MTL DECK
@ 3RD FLR OFFICE
TYP ROOF
TYP ROOF @
LID PLANTER
GREEN ROOF
EXT. WALKWAY
@ 2ND FLOOR
EXT COURTYARD
@ 3RD FLOOR
CONC O/ MTL DECK
@ 3RD FLR LANDING/
ENTRY
ROOF @ 3RD FLOOR
MECH. DECK
ELEVATOR ROOF PER STRUCT1 1/2"VARIESNTSVARIESPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTVARIESPER STRUCTVARIESPER STRUCTF.F.E.
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
SECTION
FIRE RATING:
STC RATING:
A: N/AB:
C:
TYPE:
N/A
N/A
A: N/A
B:
C:
TYPE:
A: N/A
B:
C:
TYPE:
A: N/A
B:C:
TYPE:
SLOPE INSUL TO DRAIN
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:
C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:C:
TYPE:
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:
C:
TYPE:
FULLY- ADHERED 60 MIL MEMB ROOF
1/2" COVERBOARD
1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
PLYWD SHEATH'G
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
SECONDARY FULLY- ADHERED MEMB ROOF'G
1/2" COVERBOARD
1/2" DRAINAGE MAT
PRIMARY; FULLY-ADHERED 60 MIL MEMB ROOF'G
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
MTL DECK'G PER STRUCT
DRAINAGE LAYER; PER GREEN ROOF MFR
PEDESTAL SYSTEM; PER MFR
EXTENSIVE TRAY GREEN ROOF SYSTEM; INSTALLED
BY OTHERS
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION (NOINSUL @ STORAGE CEILING; TYP)
1/2" RESILIENT CHANNEL
5/8" GWB (NO GWB @ STORAGE CEILING; TYP)
FINISH PER SCHED
MTL DECK'G PER STRUCT
FINISH PER SCHED
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
MTL DECK'G PER STRUCT
1-1/2" CONC TOPP'G SLAB
REINFORCED CONC SLAB; PER STRUCT; TIE
INTO (E) FOUNDATION AS SPEC'D BY STRUCT
1-1/2" TOPP'G SLAB; TO FLUSH OUT W/
(E) SLAB AS REQ'D
FINISH PER SCHED
10 MIL VAPOR RETARDER; 12" MIN
OVERLAP @ SEAMS; TAPED
2" MIN RIGID INSUL (R10); AS REQ'D
6" FREE-DRAINING CLEAN GRAVEL
(1/4" MIN - 2" MAX DIA AGGREGATE)
COMPACT SUBGRADE; STRUCT
FILL WHERE REQ'D
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
1/2" RESILIENT CHANNEL
5/8" GWB (NO GWB @ STORAGE CEILING; TYP)
FINISH PER SCHED
MTL DECK'G PER STRUCT
1-1/2" CONC TOPP'G SLAB
1/4" ACOUSTIC UNDERLAYMENT
FINISH FLOOR AS SCHEDULED
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:
C:
TYPE:
SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
FINISH PER SCHED
PEDESTAL SYSTEM; PER MFR
PAVER O/ PEDESTAL SYSTEM PER SCHED;
INSTALLED PER MFR
1/2" RESILIENT CHANNEL
5/8" GWB
1" RIGID INSUL
WICKING GEO-TEXTILE; PER MFR
PERMAVOID STRUCTURAL CELLS
PLANTING MEDIUM PER LANDSCAPE PLANS
WICKING GEO-TEXTILE; PER MFR
SECTION
FIRE RATING:
STC RATING:
N/A
N/A
A: N/A
B:C:
TYPE:
SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
FINISH PER SCHED
PEDESTAL SYSTEM; PER MFR
PAVER O/ PEDESTAL SYSTEM PER SCHED
1/2" RESILIENT CHANNEL
5/8" GWB
EXTERIOR
INTERIOR
EXTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
INTERIOR
SECTION
FIRE RATING:
STC RATING:
A: N/A
B:
C:
TYPE:
N/A
N/A
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
1/2" RESILIENT CHANNEL
5/8" GWB; EXT RATED AS REQ'D
FINISH PER SCHED
MTL DECK'G PER STRUCT
RIGID INSUL; FILL AS REQ'D TO FLUSH
OUT TOPP'G SLAB
1-1/2" CONC TOPP'G SLAB; FLUSH OUT W/INT OFFICE FLR
EXTERIOR
INTERIOR
STRUCT CONC O/ MTL DECK; PER STRUCT
MTL DECK'G PER STRUCT
SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF
1/2" COVERBOARD
1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
PLYWD SHEATH'G
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB
FINISH PER SCHED
MTL DECK'G PER STRUCT
SECTION
FIRE RATING:N/A
N/A
A: N/AB:
C:
TYPE:
SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF
1/2" COVERBOARD
1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
AIR/VAPOR BARRIER
PLYWD SHEATH'G
HOIST BEAM, PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
2X STL STUDS
SECTION
FIRE RATING:N/A
N/A
A: N/A
B:
C:
TYPE:
STRUCT CONC O/ MTL DECK; PER STRUCT
MTL DECK'G PER STRUCT
MTL DECK'G PER STRUCT
AIR/VAPOR BARRIER
STRUCT CONC O/ MTL DECK; PER STRUCT
Page 213 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 87 OF 136
A-601
FINISH SCHEDULE &
MATERIAL LEGEND
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
303
304
305
306
307
308
309
310
311
312
314
315
316
317
318
319
320
321
322
323
324
324
325
327
GARDEN PATIO
OFFICE
OFFICE
VESTIBULE
GREEN ROOF
OFFICE
OFFICE
OFFICE
GARDEN
MECHANICAL
PLATFORM
CONFERENCE
RM
OFFICE
GARDEN
OUTDOOR
ROOM
COURTYARD
KITCHEN
GARDEN
RSTRM
RSTRM
GARDEN
RESTROOM
CORRIDOR
STAIR 02
STAIRWELL
EXIT
STAIR 01
GL-2
GL-2
PL-1 / GL-2
GL-2
GL-2
GL-2
PL-1 / GL-2
PT-1
STC-1
PL-1 / GL-1
PL-1 / GL-1
GL-1
GL-2
MT-1 / GL-2
WD-3
MT-3
PL-1
TL-1 / GL-2
MT-3
PL-1
PT-1
PT-1
N/A
PL-1 / GL-1
PL-1 / GL-1
PL-1 / GL-1
MT-1 / GL-3
PL-1 / GL-2
PL-1
PL-1
PT-1
STC-1
PL-1
PL-1 / GL-2
PL-1 / GL-2
GL-2
MT-1 / GL-2
GL-2
MT-3
PL-1
PL-1
MT-3
PL-1
PT-1
PT-1
MT-1
GL-2
PL-1
PL-1 / GL-1
MT-1
PL-1
PL-1
PL-1
PT-1
STC-1
GL-2
GL-2
PL-1 / GL-2
GL-2
MT-1 / GL-2
WD-3
PL-1 / GL-2
PL-1
PL-1
PL-1 / GL-2
PL-1
PT-1
PT-1
N/A
GL-2
GL-2
PL-2
MT-1 / GL-3
PL-1
PL-1
PL-1 / GL-1
PT-1
N/A
PL-1 / WD-3
PL-1
PL-1 / GL-2
GL-2
MT-1 / GL-2
PL-1 / WD-3
PL-1 / GL-2
PL-1
PL-1
MT-3
PL-1
PT-1
PT-1
MT-1 / GL-3
N/A
N/A
TM-2
TM-1
N/A
TM-2
TM-2
TM-5
N/A
TM-2
TM-2
N/A
N/A
N/A
TM-1
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
N/A
N/A
TM-2
TM-2
TM-1
TM-2
TM-2
TM-2
TM-5
N/A
TM-2
TM-2
N/A
N/A
N/A
N/A
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
TM-1
N/A
TM-2
TM-2
TM-1
TM-2
TM-2
TM-2
TM-5
N/A
N/A
N/A
N/A
TM-2
N/A
TM-1
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
N/A
N/A
N/A
TM-2
TM-1
TM-2
TM-2
TM-2
TM-5
N/A
TM-2
TM-2
N/A
N/A
N/A
TM-1
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
TM-1 / GL-3
WD-1
WD-1
WD-1
CO-2
WD-1
WD-1
WD-1
WD-1
N/A
WD-1
WD-1
N/A
WD-1
WD-1
TL-1
TL-1
WD-1
CO-1
CO-1
CO-2
OTS
PL-1
PL-1
MT-1
OTS
PL-1
PL-1
PL-1
PT-1
PT-1
PL-1
PL-1
OTS
PL-1
OTS
PL-1
OTS
PL-1
PL-1
OTS
PL-1
PT-1
PT-1
MT-1
ST-1
ST-1
SEE LANDSCAPE PLANS
SEE LANDSCAPE PLANS
SEE LANDSCAPE PLANS, SEE ELEVATIONS
SEE INTERIOR ELEVATION
SEE LANDSCAPE PLANS
SEE LANDSCAPE PLANS
SEE INTERIOR ELEVATION
SEE LANDSCAPE PLANS
SEE LANDSCAPE PLANS
FINISH SCHEDULE
ROOM
NUMBER
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
118
119
120
121
121
121
203
204
205
206
207
208
209
210
211
301
302
303
NAME
ELEVATOR 01
ELEVATOR 02
RETAIL
HALL
RSTRM
RETAIL
RETAIL
RSTRM
RESTRM
CORRIDOR
RESTRM
ACC. RSTRM
OFFICE
OFFICE
WINE STORAGE
STORAGE
STAIR 02
LOADING ZONE
FIRE (ASR) RM
TRASH RM
ELECTRIC RM
ELEV RM
STAIR 01
TRANSFORMER
LOBBY
STAIR 01
OFFICE
OFFICE
OFFICE
HALLWAY
STAIR 02
STORAGE
UNITS
SPACE NOT
USED
OFFICE
MECH.
PLATFORM
GARDEN PATIO
WALL
NORTH
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
MT-1
MT-1
PL-1
PL-1
PL-1
N/A
PT-1
PT-1
PT-1
PL-1 / GL-1
PT-1
GL-2
EAST
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
MT-1
MT-1
PL-1
PL-1
PL-1
STC-1
PT-1
PT-1
PT-1
PL-1 / GL-1
PT-1
PL-1 / GL-1
SOUTH
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
STC-1
MT-1
PL-1
PL-1
PL-1
STC-1
PT-1
PT-1
PT-1
GL-2
PT-1
GL-2
WEST
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
MT-1
MT-1
PL-1
PL-1
PL-1
N/A
PT-1
PT-1
PT-1
GL-2
PT-1
GL-2
BASE
NORTH
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
TM-5
TM-2
TM-5
N/A
EAST
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
TM-5
TM-2
TM-5
N/A
SOUTH
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
TM-5
N/A
TM-5
N/A
WEST
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
N/A
TM-5
N/A
FLOOR
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-2
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-2
CO-2
CO-2
CO-1
CO-1
CO-1
CO-3
CO-1
CO-1
CO-1
WD-1
CO-1
WD-1
CEILING
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
OTS
PT-1
OTS
OTS
OTS
OTS
OTS
MT-1
MT-1
MT-1
PL-1
PL-1
OTS
PT-1
OTS
PTS
PL-1
PT-1
OTS
COUNTERTOP &
BACKSPLASH REMARKS
BASE TRIM TO BE 6" MIN
BASE TRIM TO BE 6" MIN
BASE TRIM TO BE 6" MIN
BASE TRIM TO BE 6" MIN
SEE STORAGE UNIT SPECS FOR WALL FINISH
SEE STORAGE UNIT SPECS FOR WALL FINISH
SEE LANDSCAPE PLANS
FINISH SCHEDULE
ROOM
NUMBER NAME
WALL
NORTH EAST SOUTH WEST
BASE
NORTH EAST SOUTH WEST FLOOR CEILING COUNTERTOP &
BACKSPLASH REMARKS
FINISH LEGEND
TAG DESCRIPTION VENDOR/MANUFACTURER MODEL FINISH/COLOR SIZE LOCATION NOTES
CO-1 CONCRETE FLOOR TBD TBD TBD TBD 101 - 106, 108 - 120, 201, 202, 205 - 207, 209 - 211 TOPPING SLAB
CO-2 CONCRETE FLOOR - BUSH HAMMERED 107, 121, 319 TOPPING SLAB BUSH HAMMERED
CO-3 CONCRETE PEDESTAL SYSTEM 208 PAVERS TO MATCH CO-2
CO-4 TEXTURED CONCRETE EXTERIOR PLANTERS
GL-1 GLASS CURTAIN WALL ARCADIA TBD TBD TBD SEE ELEVATIONS
GL-2 GLASS PARTITION WALL ARCADIA TBD TBD TBD SEE PLANS
GL-3 GLASS RAILING ARCADIA TBD TBD TBD 306
GL-4 GLASS STOREFRONT ARCADIA TBD TBD TBD SEE ELEVATIONS
MT-1 METAL PANELING - DECORATIVE TBD TBD TBD TBD 107, 121, 203, 204, 306, 327
MT-2 METAL PANELING - PROTECTION TBD TBD TBD TBD 119 TRASH ROOM
MT-3 METAL PANELING - EXTERIOR 312, 320, 323 EXTERIOR GRADE
MT-4 ALUMINUM STOREFRONT LIGHT CHAMPAGNE 101, 104, 105 STOREFRONT / 110, 111 IN 1ST FLOOR OFFICE
MT-5 ALUMINUM CURTAIN WALL MEDIUM BRONZE 2ND FLOOR AND 3RD FLOOR
OTS OPEN TO STRUCTURE
PL-1 PLASTER - LEVEL 5 FINISH TBD TBD TBD TBD 110, 111, 205, 206, 207
PT-1 PAINT 101 - 106, 108, 109, 112, 114, 116 - 118, 120, 201, 202, 209, 211, 311, 324 - 326
ST-1 GRANITE COUNTER TOP TBD TBD TBD TBD 314, 319
STC-1 3 PART STUCCO - EXTERIOR COAT TBD TBD TBD TBD SEE ELEVATIONS
TL-1 TILE TBD TBD TBD TBD 321, 322
WD-1 WOOD FLOOR TBD TBD TBD TBD 301, 302, 304, 305, 308 - 311, 314, 315, 317, 324
WD-2 WOOD WALL TBD TBD TBD TBD
WD-3 WOOD MILLWORK TBD TBD TBD TBD 314, 319
TM-1 BASE TRIM - METAL TBD TBD TBD TBD 107, 119, 121, 203, 204, 306, 327
TM-2 BASE TRIM - 3/8" REVEAL TBD TBD TBD TBD 110, 111, 205, 206, 207, 301, 304, 305, 308, 309, 310, 314, 315, 317, 324
TM-3 BASE TRIM - TILE 6"TBD TBD TBD TBD 108, 109, 321, 322
TM-4 BASE TRIM - WOOD TBD TBD TBD TBD 101, 102, 104, 105, 112,
TM-5 BASE TRIM - RUBBER TBD TBD TBD TBD 103, 106, 112 - 118, 120, 201, 202, 209, 210, 211, 311, 324, 325, 326
SCALE: 1' = 1'-0"2 FINISH SCHEDULE CONTINUED
SCALE: 1' = 1'-0"1 FINISH SCHEDULE
SCALE: 1' = 1'-0"3 FINISH LEGEND
Page 214 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 88 OF 136
A-602
DOOR + WINDOW
SCHEDULES
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
INTERIOR DOOR SCHEDULE
ID
102.1
102.2
103.1
105.3
106.1
108.1
109.1
112.1
209.1
301.1
304.1
305.1
308.1
309.1
310.1
314.1
314.2
321.1
322.1
325.1
325.2
ROOM NAME
RETAIL
RETAIL
HALL
RESTRM CORRIDOR
RSTRM
RESTRM CORRIDOR
ACC. RSTRM
WINE STORAGE
STAIR 02
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
CONFERENCE RM
OFFICE
RSTRM
RESTROOM CORRIDOR
STAIRWELL EXIT
STAIRWELL EXIT
TYPE
D
D
D
D
D
D
D
D
M
B
B
B
B
B
B
B
B
C
C
C
I
OPERATION
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
INT. SWING
NET FRAME
WIDTH
3'-1/2"
3'-1/2"
3'-1/2"
3'-2 1/2"
3'-1/2"
2'-10 1/2"
3'-1/2"
3'-2 1/2"
3'-4"
3'-2"
3'-0"
3'-0"
3'-0"
3'-0"
3'-0"
3'-0"
3'-3 1/4"
2'-8"
2'-9 1/2"
3'-2"
3'-0"
NET FRAME
HEIGHT
8'-1 1/4"
8'-1 1/4"
6'-9 1/4"
7'-1 1/4"
8'-1 1/4"
6'-9 1/4"
6'-9 1/4"
7'-1 1/4"
6'-10"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
6'-10"
MATL
HM
HM
HM
HM
HM
HM
HM
HM
HM
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
SC WOOD
SC WOOD
HM
HM
FRAME
MATL
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
WD
WD
HM
HM
DETAIL
HEAD
4/908
4/908
4/908
4/908
4/908
4/908
4/908
4/908
4/908
JAMB
5/908
5/908
5/908
5/908
5/908
5/908
5/908
5/908
5/908
HDWR.
SET
2
2
3
3
3
3
3
3
6
2
2
2
2
2
2
2
2
3
3
2
3
ACCESORIES
RATINGS
FIRE
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
1.5 hours
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
45 minutes
Unrated
STC Manufacturer
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
REMARKS
EXTERIOR DOOR SCHEDULE
ID
101.1
104.1
105.1
105.2
107.1
110.1
110.2
111.1
111.2
114.1
115.1
115.2
115.3
119.1
120.1
121.1
303.1
306.1
312.1
316.1
316.1
317.1
319.1
320.1
ROOM NAME
RETAIL
RETAIL
RETAIL
RETAIL
RESTRM CORRIDOR
OFFICE
OFFICE
OFFICE
OFFICE
STAIR 02
LOADING ZONE
LOADING ZONE
LOADING ZONE
LOADING ZONE
STORAGE
GARDEN PATIO
VESTIBULE
GARDEN
GARDEN
OUTDOOR ROOM
COURTYARD
GARDEN
TYPE
H
H
H
H
K
L
H
L
H
E
E
F
E
F
F
E
B
A
C
B
B
J
J
B
OPERATION
EXT. DOUBLE SWING
EXT. DOUBLE SWING
EXT. DOUBLE SWING
EXT. DOUBLE SWING
EXT. PIVOT
EXT. SWING
EXT. BI-FOLD
EXT. SWING
EXT. BI-FOLD
EXT. SWING
EXT. SWING
EXT. ROLL-UP
EXT. SWING
EXT. ROLL-UP
EXT. ROLL-UP
EXT. SWING
SWING
PIVOT
SWING
SWING
SWING
EXT. SLIDING
EXT. SLIDING
SWING
NET FRAME
WIDTH
5'-9 1/2"
5'-9 1/2"
5'-9 1/2"
5'-9 1/2"
9'-1 1/2"
3'-6"
7'
3'-6"
6'-11 1/2"
3'-4"
3'
10'-4"
3'
8'-2"
14'-2 1/4"
3'
3'
6'-1 1/2"
3'
2'
2'
14'
26'-5"
2'-1/8"
NET FRAME
HEIGHT
9'-10"
9'-10"
9'-10"
9'-10"
10'
10'
7'-4"
10'
7'-4"
6'-10"
7'
7'-8 1/4"
7'
7'-8"
7'
7'
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
6'-9 1/4"
6'-9 1/4"
8'-10"
8'-10"
6'-9 1/4"
MATL
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
SC WOOD
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
HM
HM
HM
HM
HM
HM
HM
ALUM / GLASS
ALUM / GLASS
HM
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
FRAME
MATL
HM
HM
HM
HM
WD
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
DETAIL
HEAD
8/904
8/904
8/904
8/904
10/908
6/908
6/908
6/908
6/908
4/908
4/908
4/908
4/908
---
4/908
1/902
1/908
4/908
1/902
1/902
1/908
1/908
1/902
JAMB
11/904
11/904
11/904
11/904
12/908
7/908
8/908
8/908
8/908
5/908
5/908
5/908
5/908
---
5/908
3/908
3/908
5/908
3/908
3/908
9/908
9/908
3/908
HDWR.
SET
1
1
1
1
1
1
3
1
3
6
6
5
6
5
5
6
2
1
3
2
2
2
2
3
ACCESORIES
RATINGS
FIRE
Unrated
Unrated
Unrated
Unrated
1 hour
1 hour
1 hour
1 hour
1 hour
1.5 hours
45 minutes
1 hour
20 minutes
1 hour
1 hour
20 minutes
Unrated
Unrated
30 minutes
Unrated
Unrated
Unrated
Unrated
Unrated
STC
---
Manufacturer
ARCADIA
ARCADIA
ARCADIA
ARCADIA
CUSTOM
ARCADIA
ARCADIA
ARCADIA
ARCADIA
JANUS
JANUS
JANUS
ARCADIA
ARCADIA
ARCADIA
ARCADIA
REMARKS
10" BOTTOM RAILS W/ ADA THRESHOLD
10" BOTTOM RAILS W/ ADA THRESHOLD
10" BOTTOM RAILS W/ ADA THRESHOLD
10" BOTTOM RAILS W/ ADA THRESHOLD
8" LEAF / STEEL W/ CLADDING (PLASTER)
10" BOTTOM RAIL W/ ADA THRESHOLD
10" BOTTOM RAIL W/ ADA THRESHOLD
GARAGE DOOR
GARAGE DOOR
GARAGE DOOR
1 FIXED, 2 SLIDING PER SIDE
1 FIXED, 2 SLIDING PER SIDE
GARDEN DOOR TO SWING INTO HALLWAY
TYPE A TYPE B TYPE C TYPE D TYPE E TYPE F
VIEW
OPERATION PIVOT SWING SWING INT. SWING EXT. SWING EXT. ROLL-UP
DOOR
TYPE G TYPE H TYPE I TYPE J TYPE K TYPE L TYPE M
EXT. SWING EXT. DOUBLE SWING INT. SWING EXT. SLIDING EXT. PIVOT EXT. SWING INT. SWING
DOOR
1
HARDWARE SCHEDULE
HARDWARE
GROUP FUNCTION MANUFACTURER MODEL FINISH NOTES
2
3
4
5
ENTRY
PASSAGE
PRIVACY
COVER PANEL
GARAGE
TBD TBD TBD
TBD TBD TBD
TBD TBD TBD
TBD TBD TBD
TBD TBD TBD
TYPE A B C D
VIEW
OPERATION FIX FIX FIX FIX
WINDOW LEGEND WINDOW SCHEDULE
STORY
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
GARDEN ROOF
LOCATION
OFFICE
OFFICE
RETAIL
RETAIL
RETAIL
RETAIL
RETAIL
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
TYPE
C
C
A
D
D
D
D
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
ID
110.A
111.A
101.A
101.B
104.A
105.A
105.B
301.A
303.A
303.B
303.C
304.A
305.A
306.A
308.A
309.A
309.B
310.A
314.A
315.A
317.A
317.B
317.C
318.A
318.B
308.B
310.B
311.A
311.B
311.C
316.A
316.B
316.C
320.A
320.B
323.A
UNIT SIZE
7'-0"×2'-8"
6'-11 3/4"×2'-8"
15'-8"×13'-3"
21'-0"×15'-2 1/2"
21'-0"×15'-2 1/2"
21'-0"×15'-2 1/2"
21'-0"×15'-2 1/2"
5'-4 3/4"×8'-9 1/2"
14'-11 3/4"×9'-0"
24'-4"×8'-9 1/2"
14'-11 3/4"×8'-9 1/2"
12'-0"×8'-9 1/2"
3'-3 1/2"×8'-9 1/2"
4'-3 1/2"×8'-9 1/4"
7'-8 1/4"×8'-9 1/4"
9'-1/2"×8'-9 1/2"
12'-3 1/2"×3'-9 1/4"
1'-4 1/4"×8'-9 1/2"
12'-7 3/4"×8'-9 1/2"
10'-9 1/2"×8'-9 1/2"
10'-5 1/4"×8'-9 1/2"
11'-11 1/2"×8'-9 1/2"
10'-5 1/4"×8'-9 1/2"
15'-8"×8'-9 1/2"
15'-8"×8'-9 1/4"
10'-9 3/4"×3'-9 1/4"
12'-2"×3'-9 1/4"
5'-3"×6'-9 1/4"
16'-4 1/2"×6'-9 1/2"
16'-3 3/4"×6'-9 1/2"
9'-1 1/4"×6'-9 1/4"
7'-1/4"×6'-9 1/4"
11'-4 1/2"×6'-9 1/4"
3'-0"×6'-9 1/4"
7'-1"×6'-9 1/4"
4'-9 1/2"×6'-10"
Nominal Surface Area
18.67
18.63
207.64
319.55
319.55
319.55
319.55
47.43
134.82
213.93
131.70
105.41
28.96
37.69
67.35
79.51
46.32
11.95
111.23
94.88
91.72
105.13
91.72
137.73
137.40
40.75
45.84
35.60
111.20
110.85
61.64
47.52
77.08
20.29
48.00
32.70
MODEL
<Undefined>
N/A
N/A
N/A
N/A
N/A
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
UNDEFINED
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
MANUFACTURER
ARCADIA
ARCADIA
CUSTOM
CUSTOM
CUSTOM
CUSTOM
CUSTOM
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
<Undefined>
ARCADIA
ARCADIA
<Undefined>
<Undefined>
<Undefined>
<Undefined>
ARCADIA
ARCADIA
FRAME MAT.
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
FRAME FINISH OPERATION
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
HW SET REMARKS
SCALE: 1' = 1'-0"2 DOOR SCHEDULE
SCALE: 1' = 1'-0"1 HARDWARE SCHEDULE
SCALE: 1' = 1'-0"3 WINDOW SCHEDULE
TRASH ROOM
RESTROOM CORRIDOR
Page 215 of 324
EXHIBIT “A1”
EXISTING LEGAL DESCRIPTION: (APN 4187-003-028)
LOTS 25, 26, AND 27, BLOCK 10, HERMOSA BEACH TRACT, IN THE CITY OF HERMOSA
BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 1, PAGES 25 AND 26 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY.
Page 216 of 324
NOT TO SCALENORTH
86.2'95'86.2'95'10TH COURT
9TH STREET HERMOSA AVENUEBEACH DRIVE58 10TH COURT
APN 4187-003-027
LOT 24
LOT 25 LOT 26 LOT 27
EXHIBIT "A2"
EXISTING
30'26.2'30'
30'26.2'30'
NOT - A - PART
NOT - A - PART
PARCEL A
901 HERMOSA AVENUE
APN: 4187-003-028
(EXISTING & PROPOSED)
50'
50'10'10'10'2 0'10'2 0'30'30'6 0'30'30'6 0'AREA = 8,189 SF
Prepared By: Denn Engineers - Gary J. Roehl
R.C.E. No. 30826, Expires: March 31, 2025
Owner: Cardinal Investments, Kyle Ransford
Address: 901 Hermosa Avenue, Hermosa Beach
Legal Description: Lot 25, 26 & 27, Block 10
Map of Hermosa Beach
M.B. 1-25-26
APN: 4187-003-028
Page 217 of 324
EXHIBIT “B1”
PROPOSED LEGAL DESCRIPTION:
LOTS 25, 26, AND 27, BLOCK 10, HERMOSA BEACH TRACT, IN THE CITY OF HERMOSA
BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 1, PAGES 25 AND 26 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY.
Page 218 of 324
NOT TO SCALENORTH
86.2'95'86.2'95'10TH COURT
9TH STREET HERMOSA AVENUEBEACH DRIVE58 10TH COURT
APN 4187-003-027
LOT 24
LOT 25 LOT 26 LOT 27
EXHIBIT "B2"
PROPOSED
30'26.2'30'
30'26.2'30'
NOT - A - PART
NOT - A - PART
PARCEL A
901 HERMOSA AVENUE
APN: 4187-003-028
(EXISTING & PROPOSED)
50'
50'10'10'10'2 0'10'2 0'30'30'6 0'30'30'6 0'AREA = 8,189 SF
Prepared By: Denn Engineers - Gary J. Roehl
R.C.E. No. 30826, Expires: March 31, 2025
Owner: Cardinal Investments, Kyle Ransford
Address: 901 Hermosa Avenue, Hermosa Beach
Legal Description: Lot 25, 26 & 27, Block 10
Map of Hermosa Beach
M.B. 1-25-26
APN: 4187-003-028
Page 219 of 324
901 HERMOSA AVENUE
HISTORIC RESOURCES ASSESSMENT
HERMOSA BEACH, CALIFORNIA
[24017]
PREPARED FOR
901 HERMOSA PARTNERS LLC
April 17, 2024
Page 220 of 324
Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL i April 17, 2024
TABLE OF CONTENTS
I. INTRODUCTION ................................................................................................................................. 1
Methodology ................................................................................................................................................... 2
Summary of Findings ..................................................................................................................................... 3
II. EXISTING HISTORIC STATUS ............................................................................................................. 4
National Register of Historic Places ............................................................................................................. 4
California Register of Historical Resources ................................................................................................. 4
California Historical Resource Status Codes ............................................................................................... 4
Hermosa Beach Landmarks .......................................................................................................................... 5
2017 City of Hermosa Beach General Plan Update ................................................................................... 6
III. PROPERTY DESCRIPTION ................................................................................................................ 8
Building Description ....................................................................................................................................... 9
Site Features .................................................................................................................................................. 15
Surrounding Neighborhood ........................................................................................................................ 15
IV. HISTORIC CONTEXT ....................................................................................................................... 17
Hermosa Beach History ............................................................................................................................... 17
Automotive Retailing and Repair (1915 – 1930) ....................................................................................... 21
V. SITE HISTORY .................................................................................................................................. 24
Site Development ......................................................................................................................................... 24
Construction Chronology......................................................................................................................... 27
Ownership and Occupant History .............................................................................................................. 28
Select Owner and Occupant Biographies .............................................................................................. 29
VI. EVALUATION .................................................................................................................................. 31
National Register of Historic Places ........................................................................................................... 31
California Register of Historical Resources ............................................................................................... 32
Hermosa Beach Landmarks ........................................................................................................................ 34
Integrity ...................................................................................................................................................... 36
California Environmental Quality Act (CEQA) ............................................................................................ 39
Status as a Historical Resource under CEQA ........................................................................................ 39
VII. CONCLUSION ................................................................................................................................ 41
VIII. REFERENCES ................................................................................................................................. 42
IX. APPENDICES ................................................................................................................................... 44
Appendix A – Preparer Qualifications ........................................................................................................ 44
Appendix B – 2014 DPR Form for 901 Hermosa Avenue ........................................................................ 45
Page 221 of 324
Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 1 April 17, 2024
I. INTRODUCTION
This Historic Resource Assessment (HRA) has been prepared at the request of the City of Hermosa
Beach for property owners 901 Hermosa Partners LLC to evaluate the potential historic significance
of the property at 901 Hermosa Avenue (APN# 4187-003-028) in Hermosa Beach, California (Figure
1). The building sits on the west side of Hermosa Avenue, the city’s main commercial corridor, and is
bordered by 10th Court to the north and 9th Street to the south. (Figure 2). 10th Court is a driving
street while 9th Street is a pedestrian only walking street. The property has a high-bay, one-story,
7,780-square-foot commercial building with a rectangular footprint. Designed in a commercial
vernacular style with modest references to the Mission Revival style, it was erected in 1922 as an
automobile showroom and repair facility for Lincoln, Ford, and Fordson vehicles by business owner
George L. Stiles. The former showroom area, facing Hermosa Avenue, has since been subdivided to
accommodate smaller retail businesses. The former repair area, comprising the west side of the
building behind the showroom, has been subdivided with a mezzanine to serve as a storage facility.
Figure 1: The location of the subject property is shaded red. Source: Los Angeles County office of the
Assessor.
Edited by Page & Turnbull.
Page 222 of 324
Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 2 April 17, 2024
Figure 2: Aerial view of 901 Hermosa Avenue, the subject property outlined in red. Source: Google Earth 2024.
Edited by Page & Turnbull.
This report provides an examination of the current historic status for 901 Hermosa Avenue, as well
as a property description; historic contexts for Hermosa Beach and early twentieth century
automobile retailing; a site history; and a biography for the developer and first owner for the subject
property. The report also includes an evaluation of the building’s eligibility for individual listing in the
National Register of Historic Places (National Register), the California Register of Historical Resources
(California Register), and as a Hermosa Beach Landmark. The 2017 Hermosa Beach General Plan
Update identified 901 Hermosa Avenue as a potential local historic resource with a California
Historical Resource Status Code of 5S3 (appears to be individually eligible for local listing or
designation through survey evaluation) and as a representative example of a 1920s commercial
building.1 It appears that the property has not previously been evaluated for eligibility for listing in
the National Register or the California Register as an individual property or as a contributor to an
eligible district.
Methodology
Page & Turnbull staff prepared this report using research collected at various local repositories
including the Los Angeles County Hermosa Beach Library and the Hermosa Beach Historical Society.
Online resources included the Los Angeles County Office of the Assessor Property Assessment
Information System for property information, the Los Angeles County Public Works Land Records
1 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August
2017, 7-20, 7-21, 7-29.
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Information portal for historic tract maps, the Los Angeles Public Library Collection for digital
Sanborn maps, HistoricAerials.com, Newspapers.com, and Ancestry.com. Page & Turnbull staff
submitted a public record request to the City of Hermosa Beach for building permits and to the Los
Angeles County Assessor for property records; these provided information on construction and
alterations to the property and on past ownership from approximately 1946 through 2023.
Historical narratives chronicling the development of Hermosa Beach reference the historic context
in the 2017 Hermosa Beach General Plan.2 The current building owner, 901 Hermosa Partners LLC,
provided Page & Turnbull staff with a Phase 1 Environmental Site Assessment Report prepared by
Partner Engineering and Science, Inc. for the subject property in July 2022.3 This document provided
historic owner and occupant information that supplemented Page & Turnbull staff research.
Page & Turnbull staff conducted a site visit 901 Hermosa Avenue January 31, 2024. All photographs
within this report were taken at that time, unless otherwise noted.
Summary of Findings
901 Hermosa Avenue is not currently listed on any local, state, or federal register of historic
resources. The property was previously identified as potentially eligible for local landmark
designation in a 2014 windshield survey, and it is Page & Turnbull’s professional opinion that the
property does appear to be eligible for local listing as a Hermosa Beach Landmark under Hermosa
Beach Criterion C (Architecture) as a local example of a 1920s automobile showroom that is also one
of the few remaining early commercial buildings in Hermosa Beach. This Historic Resource
Assessment finds that the property does not appear to be individually eligible for listing in the
National Register or California Register.
Per California Environmental Quality Act (CEQA) Guidelines (14 CCR § 15064.5(a)), as 901 Hermosa
Avenue is not currently listed in a local register of historic resources or in the California Register, and
is not eligible for listing in the California Register, the property is not a historic resource for the
purposes of the CEQA.4
2 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August
2017, 7-3 to 7-16.
3 Partner Engineering and Science, Inc., Phase 1 Environmental Site Assessment Report, 901 Hermosa Avenue, Prepared for
Powerscourt Partners LLC, July 22, 2022.
4 Guidelines for Implementation of the California Environmental Quality Act (CEQA Guidelines), California Code of Regulations
(CCR), Title 14 § 15000 et seq.
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II. EXISTING HISTORIC STATUS
The following section examines the national, state, and local historic status currently assigned to the
commercial building at 901 Hermosa Avenue.
National Register of Historic Places
The National Register of Historic Places (National Register) is the nation’s most comprehensive
inventory of historic resources. The National Register is administered by the National Park Service
and includes buildings, structures, sites, objects, and districts that possess historic, architectural,
engineering, archaeological, or cultural significance at the national, state, or local level.
The subject property is not listed in the National Register of Historic Places individually, or as part of
a registered historic district.
California Register of Historical Resources
The California Register of Historical Resources (California Register) is an inventory of significant
architectural, archaeological, and historical resources in the State of California. Resources can be
listed in the California Register through a number of methods. State Historical Landmarks and
National Register-listed properties are automatically listed in the California Register. Properties can
also be nominated to the California Register by local governments, private organizations, or citizens.
The evaluative criteria used by the California Register for determining eligibility are closely based on
those developed by the National Park Service for the National Register of Historic Places.
The subject property is not listed in the California Register of Historical Resources individually, or as
part of a registered historic district.
California Historical Resource Status Codes
Properties listed or under review by the State of California Office of Historic Preservation are listed
within the Built Environment Resource Directory (BERD) and are assigned a California Historical
Resource Status Code (Status Code) of “1” to “7” to establish their historical significance in relation to
the National Register of Historic Places (National Register) or California Register of Historical
Resources (California Register).5 Properties with a Status Code of “1” or “2” are either eligible for
listing in the California Register or the National Register, or are already listed in one or both of the
registers. Properties assigned Status Codes of “3” or “4” appear to be eligible for listing in either
5 California State Office of Historic Preservation, Built Environment Resource Directory (BERD), Los Angeles County, updated
September 2022.
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register, but normally require more research to support this rating. Properties assigned a Status
Code of “5” have typically been determined to be locally significant or to have contextual
importance. Properties with a Status Code of “6” are not eligible for listing in either register. Finally, a
Status Code of “7” means that the resource has not been evaluated for the National Register or the
California Register or needs reevaluation.
901 Hermosa Avenue is not currently listed in the BERD database for Los Angeles County with a
status code. This means the property has not been formally evaluated using California Historical
Resource Status Codes and submitted to the California Office of Historic Preservation. The most
recent update to the BERD database was in September 2022. 6
Hermosa Beach Landmarks
The City of Hermosa Beach adopted a Historical Resources Preservation Ordinance in 1998
(Municipal Code Chapter 17.53). The ordinance is intended to identify and ensure the long-term
protection and use of historic resources that reflect special elements of the City’s architectural,
artistic, cultural, historical, political, and social heritage. A historic resource must be at least 50 years
old, or at least 30 years old if the City Council determines it is exceptional or threatened by
demolition, removal, relocation, or inappropriate alteration. Nomination of a historic resource as a
landmark is made by the City or by application of the property owners.
The ordinance has a Certificate of Appropriateness process for alterations, restorations, demolitions,
removal, or relocation of any interior or exterior features for landmark or potential landmark
properties. Potential landmark properties are those on a list of historic resources established by City
Council being considered for landmark status. Designated landmarks can benefit from certain
incentives, such as the Mills Act program, and the State Historic Building Code.
As of February 2024, four buildings have been designated or identified for protection under the
City’s Historic Resources Preservation Ordinance:
• The Bijou Theater, a 1923 theater at 1229-1235 Hermosa Avenue, as a local landmark;
• The Hermosa Beach Community Center, a 1939 Art Deco complex at 710 Pier Avenue
originally built as a school, as a local landmark;
• Bank of America building at 90 Pier Avenue as a potential landmark warranting further
study; and
6 California Office of Historic Preservation. Technical Assistance Bulletin No. 8: User’s Guide to the California Historical Resource
Status Codes & Historic Resources Inventory Directory (Sacramento: California Office of State Publishing. November 2004).
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• Hermosa Hotel at 710 Pier Avenue as a potential landmark warranting further study.7
901 Hermosa Avenue is not currently listed as a Hermosa Beach Landmark.
2017 City of Hermosa Beach General Plan Update
The 2017 Hermosa Beach General Plan Update incorporates the results of a 2014 windshield survey
of approximately 3,600 Hermosa Beach properties that were over 45 years old at that time (2014
survey). Based solely on their architecture, the survey identified about 220 potential historic and
cultural resources, including residential and commercial buildings, public facilities, and landscape
features such as parks and walk streets closed to vehicular traffic. Among the resources were 14
one- to three-story commercial buildings dispersed throughout the city, including several in the area
around Pier Plaza and south to 9th Street. These vary in style from brick utilitarian to beach cottage,
Mission Revival, Renaissance Revival, Midcentury Modern, New Formalist, and roadside vernacular.
They do not comprise a coherent district by location or type. Each potentially eligible resource was
documented with a Department of Parks and Recreation (DPR) 523A (Primary Record) form. Each of
these resources that was found to be potentially eligible for individual local listing or designation
through survey evaluation was given status codes of “5S3.”
However, the 2014 windshield survey did not conduct property-specific historic research on the
identified properties, and no DPR 532B (Building, Structure, Object) evaluation forms were prepared.
As such, the surveyed properties were expected to require additional research and evaluation as
historic resources for the purposes of CEQA review. The 2014 windshield survey was not submitted
to the California Office of Historic Preservation (OHP) or State Historic Resources Inventory and DPR
523B evaluation forms were not prepared; as such, the survey does not meet the requirements of
Public Resources Code (PRC) Section 5024.1(g) as it relates to the thresholds for historical resources
for the purposes of CEQA.8
Based on this 2014 windshield survey, the 2017 Hermosa Beach General Plan Update identified 901
Hermosa Avenue as a potential local historic resource with a California Historical Resource Status
Code of 5S3 (appears to be individually eligible for local listing or designation through survey
evaluation) as a representative example of a 1920s commercial building (Appendix B).9
7 “Historic Resources,” City of Hermosa Beach, accessed February 15, 2024, https://www.hermosabeach.gov/our-
government/city-departments/community-development/historic-resources.
8 CEQA Guidelines, 14 CCR § 15064.5.
9 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August
2017, 7-20, 7-21, 7-29.
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III. PROPERTY DESCRIPTION
The property at 901 Hermosa Avenue is a rectangular parcel that contains a high-bay one-story,
7,780-square-foot commercial building built in 1922 (Figure 3). The building occupies the majority of
its flat site which measures approximately 115 feet in width and 86 feet in depth. The east side of
the building faces, and is set back from, Hermosa Avenue behind a pedestrian sidewalk; its north
side is built out to the site perimeter at 10th Court; its west side faces a narrow, concrete-paved
pedestrian alley and a two-story apartment building at 58 10th Court; its south side is set back
approximately twenty feet from 9th Street and faces onto a concrete-paved strip that historically
served as a driveway. The property boundary on the south side is defined by a low curb that
separates the driveway from the street.
Figure 3: Aerial view of 901 Hermosa Avenue, outlined in red. Source Google Earth 2024. Edited by Page &
Turnbull.
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Building Description
901 Hermosa Avenue is occupied by a high-bay, one-story wood-frame building with box-like
massing and a rectangular footprint except at its southeast corner where the façade is angled at
forty-five-degrees (Figure 4). The design of the building is typical of one-part vernacular commercial
construction that provides a sizable wall area between windows and cornice for signage, a feature
that also makes the façade appear larger.10 The subject property’s stucco finish and arched window
openings modestly reference the Mission Revival style popular in 1920s Southern California.
Figure 4: Primary (east) façade of 901 Hermosa Avenue, view northwest.
The subject property has a combination of flat and projecting truss roof forms, covered with asphalt-
coated rolled roofing, which are hidden behind a combination stepped and flat parapet. The
stepped section of the parapet wraps the building’s primary (east) façade and continues onto the
east ends of the north and south façades. The building’s undecorated stucco walls are painted.
Fenestration includes punched arched openings with recessed, wood-framed, multi-light display
windows, and rectangular steel-framed garage door openings. Each three-part display window is
framed with tall lower panes surmounted by an arched upper transom. The lower panes and their
wood frames and thin mullions are non-original in each opening. The transoms are generally
original, featuring a centered row of narrow vertical panes flanked by arched corner fanlights; some
10 Richard Longstreth, The Buildings of Main Street (Washington DC: Preservation Press, 1987), 54-65.
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of the central sashes have been replaced. The rectangular garage openings at the side facades have
metal roll-up doors.
The overall building massing is organized as three bays. A narrow rectangular bay with a flat roof
along the east front of the building is oriented north-south and contains the former showroom,
which is currently used as retail spaces. Behind the front bay, to the west, are two adjacent
rectangular bays; these contain the former auto repair area, which has been retrofitted to serve as
storage space. These rear bays have projecting wood truss roofs. The north side of the south bay’s
roof is straight rather than sloped; though currently covered, it is likely this face served as a glazed
clerestory for natural daylighting.
Primary (East) Façade
The primary (east) facade consists of two parts: the main storefront parallel to Hermosa Avenue and
an angled southeast façade at the corner. The southeast and east-facing façades have stepped
parapets (Figure 5).
Figure 5: Primary façade (right) and southeast angled corner façade (left), view northwest.
The angled southeast corner wall features a triangular wood-framed canopy over a single-panel
entry door flanked by square, fixed wood-frame windows (Figure 6 and Figure 7). The long edge of
the canopy is attached to the angled wall and its southeast corner is supported by a wood-encased
round metal column seated on a round concrete base. The fenestration is situated on the north
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(right) half of the wall, where its perimeter is surrounded with horizontally-layered tree branch
segments that form a rustic frame.
Figure 6: Southwest corner, view west. Figure 7: Southwest corner, view north.
Figure 8: East façade, view northwest
Figure 9: East façade, view southwest
The storefront portion of the primary façade has three window bays, each with an arched opening
and multi-light display window (Figure 8 and Figure 9). The middle section of the south (left)
transom has been subdivided to accommodate a new center mullion flanked by metal-frame single-
light sliding windows. The center window retains its original configuration except for new paired
metal-frame entry doors. The north (right) window retains its original configuration. A small number
of transom lites have been replaced with new glass. Sign boards are attached to the wall above the
center of each window opening.
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North Façade
The north façade is organized in three sections, the east and center of which are located beneath
the stepped parapet (Figure 10 and Figure 11). The east (left) section features a typical arched
display window; the center section of its transom has been covered with an opaque panel. The
middle section of the façade is penetrated by a rectangular garage door opening with concrete
wheel guards at its base. The long, west (right) section has an infilled rectangular opening at its
center; its proportions suggest that it was formerly a second garage door. A single metal panel door
is located at the far west end.
Figure 10: North façade, view southwest.
Figure 11: North façade, view southeast.
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Rear (West) Façade
The west façade currently has no openings. Five recessed stucco panels, evenly arranged across the
center of the wall plane, are infilled former window openings (Figure 12).
Figure 12: Rear (west) elevation, view south.
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South Façade
The south façade is organized in two sections, which are located to the west of the angled southwest
corner wall (Figure 13 and Figure 14). The west (left) section of the façade has a large rectangular
plaster patch covering an infilled window opening. The center of the wall currently features a metal-
framed three-part fixed and sliding window with an interior security grille. The window is framed
with a simple painted wood surround (Figure 13). The east section has stepped parapet and is
penetrated by a wide garage door opening with concrete wheel guards at its base and a cloth
awning above. The opening has been subdivided to accommodate a single panel entry door with a
glass-block transom on its west side and a smaller rolling security door on its east side (Figure 14).
Figure 13: South façade, view northwest.
Figure 14: South façade, east end, view north.
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Site Features
The curb between the public sidewalk and Hermosa Avenue at the southwest front of the property
features a long curb cut, which formerly allowed vehicle access. The open area along the south
property boundary is paved with scored concrete and separated from the adjacent walking street by
a raised curb. Both site features indicate that this area was formerly used as a driveway to access
the zone under the canopy and the garage door (Figure 15). The area is now used as a seating area
with outdoor furniture and potted plants.
Figure 15: Streetside curb cut, curb, and driveway, view west.
Surrounding Neighborhood
The neighborhood surrounding 901 Hermosa Avenue is a mix of property types and uses. Hermosa
Avenue to the north and south of the subject property is a Main Street-type commercial
thoroughfare that was once a streetcar route (Figure 16 and Figure 17). Properties along Hermosa
Avenue are primarily one- and two-story commercial buildings, most of which are from the mid- to
early twenty-first century. Two- and three-story commercial buildings are located directly across
Hermosa Avenue from the subject property. Several 1920s-era commercial buildings remain on the
street, including a former automobile repair building one-half block south of the subject property at
832 Hermosa Avenue, identified as potentially historic in the 2017 General Plan.11 Also nearby,
11 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August
2017, 7-21.
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around Pier Avenue and Hermosa Avenue, are three of the four buildings receiving protection under
the City’s Historic Resources Preservation Ordinance: the former Bijou Theatre that is now a Chase
bank and retail store, the Bank of America Building, and the Hermosa Hotel.
Figure 16: Typical commercial buildings along
Hermosa Avenue, view north.
Figure 17: Typical commercial buildings along
Hermosa Avenue, view south.
The blocks along 9th Street and 10th Court between Hermosa Avenue and Beach Drive are primarily
residential with early one-story beach bungalows, mid- and late-twentieth century single-family
residences and two-story apartment buildings (Figure 18 and Figure 19).
Figure 18: Typical residential buildings along 9th
Street, view west.
Figure 19: Typical residential buildings along 10th Court,
view west.
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IV. HISTORIC CONTEXT
Hermosa Beach History
Hermosa Beach is one of a string of beach cities in the southwest corner of Los Angeles County. 12
Prior to the founding of Hermosa Beach, the area was part of Rancho Sausal Redondo. Granted to
Antonio Ignacio Avila in 1822 during the Mexican era, Rancho Sausal Redondo encompassed over
22,000 acres. It extended along the coast from present-day Marina del Rey south to Redondo Beach
and east to Inglewood and Lawndale. Avila’s ownership of the land was upheld in the transition to
United States rule after the Mexican-American War ended in 1848, but his heirs sold the rancho
lands after Avila’s death in 1858. A Scottish baron, Robert Burnett, purchased Rancho Sausal
Redondo and the adjacent Rancho Aguaje de la Centinela in the 1860s.13 In the 1870s, Canadian
Daniel Freeman and his wife, Catherine, leased both ranchos where they grew barley and grazed
sheep; the Freemans purchased the land in 1885.14 Freeman started to sell parts of the rancho and,
in 1900, the Hermosa Land and Water Company purchased 1,500 acres of the former rancho.
Railway barons Moses Sherman and Eli Clark started the Hermosa Land and Water Company in
anticipation of a resort settlement at the coast and growth from the City of Los Angeles. The land
was surveyed in 1901 starting with Santa Fe Avenue (now Pier Avenue) running from the Santa Fe
Railroad (at today’s Valley Drive) to the beach. The survey also laid out a boardwalk along the beach
(now The Strand), while Hermosa Avenue, the second thoroughfare, ran parallel to the beach. In
1901, the original Hermosa Beach tract was subdivided between the boardwalk and Hermosa
Avenue. Numbered streets started with 1st Street at the south and extended north; Santa Fe Avenue
corresponded to 12th Street. The “First Addition to Hermosa Beach” was surveyed later in 1901,
extending north to 26th Street and east to Loma Drive. The “Second Addition” was surveyed in 1902
and extended east from Loma Drive to the eastern border just beyond present day Prospect
Avenue.
The rapid pace of surveying and subdividing meant that residential development was sporadic in the
first few decades. As a beach resort, Hermosa Beach was initially a seasonal community with a small
permanent population that attracted many visitors on the weekends and in the summer.15 In 1904,
the first Hermosa Beach Pier was constructed of wood. By 1906, Hermosa Beach had a population
of around 300 people and only a few public buildings existed: a post office, schoolhouse, grocery,
12 Unless otherwise cited, this section is summarized from the PCR Services, “7.0 Historic Resources.” Hermosa Beach General
Plan Updated, 2014; and Chris Miller, Jerry Roberts, and Hermosa Beach Historical Society, Images of America: Hermosa Beach
(Charleston, SC: Arcadia Publishing, 2005).
13 Lorietta Louise Scheerer, “The History of the Sausal Redondo Rancho” (MA Thesis, University of Southern California, 1938),
20.
14 Scheerer, “The History of the Sausal Redondo Rancho,” 22-3.
15 Patricia A. Gazin, Footnotes on the Sand (Hermosa Beach: Myron Gazin, 1991), 10.
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general store, and a few boarding houses.16 In January 1907, Hermosa Beach incorporated as the
nineteenth city in Los Angeles County.
Figure 20: Late 1910s photograph of the corner of Santa Fe (now Pier) Avenue and Hermosa Avenue,
looking northwest. Source: Roger Creighton in Images of America: Hermosa Beach.
Greater growth would come with the arrival of the Pacific Electric rail line (Figure 20). By 1910,
Hermosa Beach was a stop on the Pacific Electric’s “Balloon Route Excursion” that ran along
Hermosa Avenue. The train brought more tourists and potential new residents to the beach
community. The Berth family built the first hotel at 10th Street and the Strand in 1907. The new city
spent thousands of dollars on street and lighting improvements to attract new residents. Many of
the early residences were summer homes for those in Los Angeles and Pasadena.17 Most of the
housing stock was the vernacular beach cottages or bungalows that could be built for a modest
amount. Development was denser near the coast and toward the southern end of the city, though
even in the 1920s, many blocks had several undeveloped lots. In the hills inland, Greek and Japanese
farmers grew carnations, chrysanthemums, and other flowers (Figure 21).18
16 Scheerer, “The History of the Sausal Redondo Rancho,” 28.
17 Gazin, Footnotes on the Sand, 17, 26.
18 Gazin, Footnotes on the Sand, 16-17.
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Figure 21: Map of Hermosa Beach in 1915 with concentrated development near the coast and
scattered elsewhere. The approximate location of 901 Hermosa Avenue is marked with a red dot.
Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach.
In 1913, the city approved plans to replace its wood boardwalk with a concrete “Strand.” That same
year the extant wooden pier was replaced with a concrete pier. At the entrance of the new pier was
a Mission Revival-style building (since demolished) with an archway that had an upper-level viewing
deck (Figure 22).19 In 1917, the Hermosa Beach Bathhouse Company announced plans for a
bathhouse at The Strand, just south of the pier. The Spanish Colonial Revival-style building provided
a private place for beach visitors to change and store their belongings.
Figure 22: Mission Revival-style building at entrance to the Hermosa Beach Pier, circa 1940,
demolished 1960s. Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach.
19 “Handsome Archway: Hermosa Beach Is Adding Decorative Additions to Its Pleasure Pier, Rest Rooms Provided,” Los Angeles
Times, January 4, 1914.
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With the economic boom of the 1920s, Hermosa Beach saw greater residential and commercial
development, much of the expansion serving tourists (Figure 23). In 1923, the Surf and Sand Club
announced plans for a clubhouse on The Strand located north of the pier, between 14th and 15th
streets. Designed by prominent Southern California architect, Myron Hunt, the four-story building
had a ballroom, indoor swimming pool, and 124 rooms with private bathrooms. The building
became the Hermosa Biltmore Hotel (since demolished) in the 1930s. Also constructed in the 1920s
was the Metropolitan (later Bijou) Theatre (extant, Hermosa Beach Landmark).
Figure 23: View of storefronts along Pier Plaza, circa 1925. Source: Hermosa Beach Historical Society in Images
of America: Hermosa Beach.
Development in Hermos aBeach was modest during the Great Depression and World War II. Like
much of Southern California, Hermosa Beach boomed in the post-World War II years. The lots near
the ocean that had not yet been developed were finally infilled, while previously industrial and
argicultural lands further inland were subdivided for new housing. A new civic center with a
Modernist style city hall, police station, fire station, and library opened in 1962. Many of Hermosa
Beach’s earliest notable buildings and features were demolished in the 1960s, including the arch
and pavililon buildings at the pier entrance, the former Surf and Sand Club (Hermosa Biltmore
Hotel), and the Pacific Eletric rail line.
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Automotive Retailing and Repair (1915 – 1930)
California’s early and rapid embrace of the automobile made it a pioneer in automobile ownership
and retailing.20 The earliest automobile sales were conducted through livery stable, carriage dealer,
or bicycle shops. Purpose-built auto dealerships emerged just before World War I, typically fitting
into central retail districts with conventional storefronts, except for large entry doors and windows.
By the late 1910s, sales facilities became more elaborate, and dealers frequently constructed
impressive buildings in traditional styles with opulent sales salons to convey a reputable experience.
Since most potential customers did not yet own automobiles, dealerships were located close to
streetcar lines. Auto manufacturers were often corporate sponsors of the initial buildings; these
sales rooms served as examples of the new form and distinctive quality manufacturers encouraged
locally owned and built dealerships to emulate.21
In the early 1920s, urban dealerships began to combine auto servicing and repair with sales (Figure
24). This required the construction of larger, often multi-story, facilities with ramps and the volume
to accommodate multiple vehicles. Façades continued to feature historicist detailing with the only
feature identifying the buildings as auto service facilities being factory sash windows and vehicle-
sized openings.22
Figure 24: 1050 Hope Street (Los Angeles) was built as a showroom and service center for the Willys-Overland
Company in 1916 and served as such through 1932, photo circa 2015. Source: Survey-LA.
20 This section is adapted using relevant information from the Daniel Prosser and Daniel Herrick, “Commercial Development,
1850-1980: Commercial Development and the Automobile, 1910-1970” in Survey-LA Los Angeles Historic Resources Survey, Los
Angeles Citywide Historic Context Statement, prepared for the City of Los Angeles Department of City Planning, August 2016.
21 Prosser and Herrick, “Commercial Development, “ 35-36.
22 Prosser and Herrick, “Commercial Development, “ 35-36.
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Outlying business districts continued to build small single-story outlets on local main streets (Figure
25). The suburban showrooms adopted a common three-bay façade composition consisting of an
elaborate center entrance with symmetrically flanking show windows placed directly on the street
without setback. These were essentially single-story versions of the more elaborate central business
district dealerships, and they maintained a footprint similar to that of an early livery stable. The
suburban buildings typically adopted the period revival styles popular at the time.23
Figure 25: Former showroom and repair facility (Hollywood) built in 1925, photo circa 2015. Source: Survey-LA.
By the 1930s, as many potential customers owned cars, there was no longer a need to be located
close to streetcar lines. Instead, ease of access and adequate parking meant that the few new
showrooms constructed during the Great Depression moved to outer arterial roads. The new
facilities at these locations were typically designed with a showroom in the front, still positioned
directly on the sidewalk without a setback, and service bays to the rear with generous perimeter
parking and driveways. These buildings frequently adopted the new Streamline Moderne and Art
Deco styles of the decade.
After World War II, the showroom typology shrank in size in favor of larger parts and service
departments. By the 1960s, automobile retailing shifted again to facilities in the far suburbs with on-
site showrooms at the back of the lot used as offices and for display of select models, the buying
experience focused instead on vast outdoor sales lots.24 These shifts meant that early automobile
23 Prosser and Herrick, “Commercial Development, “ 36.
24 Prosser and Herrick, “Commercial Development, “ 36-39.
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retail buildings were quickly outdated. Some were repurposed for other uses. Some continued as
brand-specific repair facilities, as satellite space for relocated dealerships, or as independent
businesses providing a specialized automobile-related service. Many were demolished and early
examples are increasingly rare.
The Sanborn Map Company fire insurance map of Hermosa Beach (Sheet 15, January 1927 –
September 1946) showed four automobile sales and repair businesses on Hermosa Avenue
between Pier Avenue and Second Street in this period. Three were located opposite 901 Hermosa
Avenue on the east side of the street. These included an auto sales and repair facility at 900-910
Hermosa Avenue (demolished), an auto repair facility at 832-842 Hermosa Avenue (extant and
converted to co-working space), and an auto service business between them (demolished). These
businesses were likely accessed from the rear alley, Palm Drive, or through the auto service
business. The remaining building at 832-842 Hermosa Avenue was built in 1913 and represents the
previous decade in automotive history when buildings for both retail and repair were industrial in
character without the accommodation for auto circulation and display evident at 901 Hermosa
Avenue built in 1922 (Figure 26).
Figure 26: 832-842 Hermosa Avenue, built in 1913, circa 2022. Source: Google Street View.
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V. SITE HISTORY
Site Development
The property at 901 Hermosa Avenue is located within the original Hermosa Beach tract that was
surveyed and subdivided in 1901. The tract map for that year shows that lots 25, 26, and 27, which
comprise the subject property, at the northwest corner of Ninth Street and Hermosa Avenue were
part of the city’s original plan (Figure 27).
Figure 27: 1901 Tract Map of Hermosa Beach. Source: Los Angeles County Public Works Land Records
Information. Edited by Page & Turnbull.
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According to historic Los Angeles County Assessor map books, the first improvement on 901
Hermosa Avenue occurred around 1922. No original building permit for the subject property is on
file at the City of Hermosa Beach, and research has not identified the architect or builder. By late
1922, the parcel was owned by George L. Stiles. A newspaper article announced his construction of a
$25,000 Lincoln–Ford–Fordson dealership and repair facility at the corner of Hermosa Avenue and
9th Street, stating it would be built of “brown stucco of the Mission type of architecture so
appropriate for western landscapes.” 25 The article further noted that it would provide a larger floor
space for Lincoln-Ford-Fordson products and repair than at other nearby dealers, and be open by
November 1922. The accompanying rendering portrayed a building that is largely consistent with
the appearance of 901 Hermosa Avenue in 2024, with overall massing fenestration, roof form,
windows, and parapet intact (Figure 28).
Figure 28: Proposed design of 901 Hermosa Avenue, October 1922. Source: “New $25,000 Lincoln – Ford –
Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6.
A 1927 Sanborn Map Company fire insurance map showed the footprint of the auto sales and repair
building, including the angled façade and canopy. The map indicated that the building had a wood
truss roof and concrete floor, and also showed the residential buildings to the west and commercial
buildings along Hermosa Avenue (Figure 29).
25 “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6.
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Figure 29: Sanborn Map Company fire insurance map of Hermosa Beach, Sheet 15, January 1927 –
September 1946. The location of the subject property is outlined in red. Source: Los Angeles Public Library.
Edited by Page & Turnbull.
Building permits indicated that, in 1946, the subject property was reroofed and that windows on the
north and south of the building were plastered over in 1975. In 1986, the exterior was water blasted
(likely meaning pressure washed) and the building was reroofed again in 1991 and in 2010. An
interior stair and emergency fire exit were constructed in 1998; this was likely the exit door at the
west end of the north façade. Assessor notes dated September 17, 1956 (added to a September 3,
1947 Los Angeles County Assessor Building Description Blank Form) indicate that the rear west wall
had been converted to a firewall by that time. It is likely that the windows on the rear wall were
infilled as part of this change.
A comparison of the building rendering from 1922 with staff observations made during the Page &
Turnbull site visit on January 31, 2024, reveals other visible alterations that are not recorded in
building permits or assessor documentation. These changes include: replacement glazing in the
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lower sections of the east façade windows and in the southeast façade windows; removal and
enclosure of a door on the south half of the southeast façade; substitution of original wood panel
doors on the south and north façades with metal rolling doors; and infill of a ribbon of windows at
the west end of the south façade.
Building permits and assessor records suggest that the building continued to serve automotive uses
through the late 1960s before being converted to warehouse and general retail use.
CONSTRUCTION CHRONOLOGY
The following table provides the building permit information for construction activity at 901
Hermosa Avenue based on applications on file with the City of Hermosa Beach Planning Division.
Cancelled and expired permits are not included.
TABLE 1. PERMIT HISTORY FOR 901 HERMOSA AVENUE
Date Filed Permit
App. #
Owner Contractor Work
1946 3963 Not listed Not listed Reroofing
1975 16370 John Haworth Not listed Plaster up existing windows on north and
south of building
1976 16550 John Haworth Not listed Construct non-bearing partition wall 61’ x
12’ high with 3’ door dividing rear area
1977 Not listed John K. Haworth Not listed Interior partition walls
1980 Not listed Greg Dahle Not listed Remodel existing storage use
1986 20209 Greg Dahle Not listed Water blast building exterior
1987 20913 Greg Dahle Not listed Install awnings
1991 22214 Greg Dahle A-1 All American
Roofing Remove roof and install three-ply cap roof
1997 Not listed Not listed Not listed Hermosa Fire Department letter noting no
record of any permit for two level storage
1998 Not listed Gregg and Kay J.
Dahle Not listed Add stairs and emergency fire exit
2010 Not listed Gregg and Kay J.
Dahle
Shoreline Roof
Co.
Apply four-layer built-up roof system over
existing one-layer flat roof
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Ownership and Occupant History
The following tables provide a summary of the ownership and occupancy history of 901 Hermosa
Avenue beginning with the year of construction, compiled from historic newspaper articles, building
permits, and data in the Phase 1 Environmental Site Assessment Report (2022) prepared by Partner
Engineering and Science, Inc..26
TABLE 2. OWNERSHIP HISTORY FOR 901 HERMOSA AVENUE
Date(s) Owner(s) Occupation
1922- 1923 George L. Stiles Owner, Lincoln-Ford-Fordson Dealership and Garage
1923-1943 Unknown Unknown
1943–1980 John Haworth Owner, Haworth Chevrolet Company, auto parts warehouse and
auto glass replacement service, other retail
1980-2022 Melvin Greg Dahle
TABLE 3. OCCUPANT HISTORY FOR 901 HERMOSA AVENUE
Date(s) Occupant(s)
1923 Hufford & Haggett Lincoln and Ford
1927 Haggett Lincoln Autos
1931-1936 Nelson & Stickney Autos
1939 Haworth Jones Chevrolet
1941-1954 Haworth Chevrolet Company Autos
1954 Butler Buick
1960 John Haworth
1968 John Haworth (auto parts warehouse and auto glass replacement service, other retail)
1971 Gene’s Restaurant Equipment, Sedillo Sheet Metal
1978 Cadene Ozzie, The First Time, The Grab Bag, TK & Company
1981 Dar Es Salam, Dial A Sign Inc, The Gazelle, Greenpeace Southern California, Iris Creation,
Jamal Farida
1981-1985 Maya
1981-2024 Bay Self Storage
1985
Executive Communique, Intimate Impression, Maya, Murphy’s Graphics,
SJ & Company, Studio 9, Tattiahas Original, Things Oriental, West Coast Plants, Word Magic,
Write Now Computer
1985-1995 Bradford GM & Associates
1990 Champ Awards, Jim Searcy Glass Etching, South Bay Hng GA FU, Sun International, Treasure
House, Universal Cash Register
1995 Inta Sport, Keppler Entertainment, Woods of Holly Glory
26 Partner Engineering and Science, Inc., Phase 1 Environmental Site Assessment Report, 901 Hermosa Avenue, prepared for
Powerscourt Partners LLC, July 22, 2022, 8-9, 14.
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Date(s) Occupant(s)
1995-2003 Antique Eddy’s
1995-2020 Grizzly Clothing
2003 Bearsmouth Entertainment, Meg Co
2003-2008 Let There Be Light
2003-2020 Meg Company
2008 Hermosa Hair Studio, Lucinda Messer Lecovin MD, Sol Baby
2008-2016 David Frederickson Law Office
2008-2024 Glow Hair & Skin Therapy, Ogden Photography
2012 Sole Searching
2012-2020 By Hand
2016 Hermosa Beadworks
2020 Lily Pad, Meg Co
2021-2024 Trick E-bikes
SELECT OWNER AND OCCUPANT BIOGRAPHIES
George Leslie Stiles (1880 – 1935)
George Leslie Stiles was born in Buffalo, New York in 1880 and died in Los Angeles in 1935.27
By 1900, his family had relocated to Oklahoma City, Oklahoma, where George and his brother,
Charles, worked at the family-run Stiles Floral Company, a wholesale florist and grower business
established in 1899.28 George married Katherine Gran Jervey in Oklahoma City in 1912 and
continued working at the floral company through early 1922.29 The business filed for bankruptcy in
March of that year and, in June, George and Katherine moved to Los Angeles, likely to the
community of Redondo Beach where directories placed them in 1925.30 Within months, George
became an active member of the Hermosa Beach area Chamber of Commerce, chairing their
membership committee and networking to bring new businesses to the city.31
In October 1922, the local newspaper announced Stiles’ construction of a $25,000 Lincoln-Ford-
Fordson vehicle dealership and garage in Hermosa Beach, noting that sales were already underway
and that the building would be ready for occupancy by mid-November 1922.32 His association with
the new business was brief as, in July 1923, Stiles sold the dealership to the Hufford & Haggett
27 California United States Death Index 1880-1935, via Ancestry.com.
28 1900 United States Census, Oklahoma County, Oklahoma, digital image s.v. “George L. Stiles,” via Ancestry.com; and
“Oklahoma City Pays $300,000 Annually To Say It With Flowers,” The Daily Oklahoman (Oklahoma City, OK), November 6, 1921,
9.
29 Oklahoma County Marriage Records 1889-1951 Book 19, 460, s.v. “George Leslie Stiles,” via Ancestry.com.
30 “Notice of First Meeting of Creditors,” The Daily Law Journal-Record (Oklahoma City, OK), March 9, 1922, 3; and Sadie
Anderson, “Society,” Oklahoma City Times, June 16, 1922, 7.
31 “Agitate for Hotel,” Redondo Reflex, October 20, 1922, 11.
32 “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6.
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Lincoln and Ford company.33 By 1925, George and Charles Stiles, with partner John Zeller, took over
an existing Hudson-Essex sales and repair business in Redondo Beach, forming Zeller-Stiles
Motors.34 In 1927, Stiles moved to Pasadena and refocused his business interests on real estate. He
worked for architect and developer Frank Meline as the manager for his Miramar Sales
Corporation’s Miramar Estates in Santa Monica (now Castellammare in Pacific Palisades) and
subsequently as a sales representative for a Chandler Improvement Company project to develop a
winter resort in Arizona to be designed by architect John Byers.35
33 “Hermosa News,” Redondo Reflex, July 20, 1923, 5.
34 “Locates in Redondo,” Redondo Reflex, Jun12, 1925, 8.
35 “Completion of New Boulevard Lends Impetus,” Los Angeles Times, July 31, 1927,78; and “Winter Resort in Desert Will Be
Cooperative,” Los Angeles Times, February 23, 1920, 62.
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VI. EVALUATION
National Register of Historic Places
The National Register of Historic Places (National Register) is the nation’s most comprehensive
inventory of historic resources. The National Register is administered by the National Park
Service and includes districts, sites, buildings, structures, and objects significant in American history,
architecture, archeology, engineering, and culture. These resources contribute to an understanding
of the historical and cultural foundations of the Nation at the national, state, or local level. Typically,
properties over fifty years of age may be eligible for listing in the National Register if they meet any
one of the four significance criteria and if they retain sufficient historic integrity to convey that
significance. However, properties under fifty years of age may be determined eligible if it can be
demonstrated that they are of “exceptional importance.” Other criteria considerations apply to
cemeteries, birthplaces, graves of historical figures, properties owned by religious institutions or
used for religious purposes, structures that have been moved from their original locations,
reconstructed buildings, and properties primarily commemorative in nature. National Register
criteria are defined in depth in National Register Bulletin Number 15: How to Apply the National Register
Criteria for Evaluation.
The National Register has four basic criteria under which a property may be considered eligible for
listing. It can be found significant under one or more of the following criteria.
• Criterion A (Events): Properties associated with events that have made a significant
contribution to the broad patterns of our history.
• Criterion B (Person): Properties associated with the lives of persons significant in our past.
• Criterion C (Architecture): Properties that embody the distinctive characteristics of a type,
period, or method of construction, or that represent the work of a master, or that possess
high artistic values, or that represent a significant distinguishable entity whose components
lack individual distinction.
• Criterion D (Information Potential): Properties that have yielded, or may be likely to yield,
information important in prehistory or history.
A property may be considered significant on a national, state, or local level to American history,
architecture, archaeology, engineering, and culture.
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California Register of Historical Resources
The California Register of Historical Resources (California Register) is an inventory of significant
architectural, archaeological, and historical resources in the State of California. Resources can be
listed in the California Register through a number of methods. State Historical Landmarks and
National Register-listed properties are automatically listed in the California Register. Properties can
also be nominated to the California Register by local governments, private organizations, or citizens.
The evaluative criteria used by the California Register for determining eligibility are closely based on
those developed by the National Park Service for the National Register of Historic Places.
In order for a property to be eligible for listing in the California Register, it must be found significant
under one or more of the following criteria.
• Criterion 1 (Events): Resources that are associated with events that have made a significant
contribution to the broad patterns of local or regional history, or the cultural heritage of
California or the United States.
• Criterion 2 (Persons): Resources that are associated with the lives of persons important to
local, California, or national history.
• Criterion 3 (Architecture): Resources that embody the distinctive characteristics of a type,
period, region, or method of construction, or represent the work of a master, or possess
high artistic values.
• Criterion 4 (Information Potential): Resources or sites that have yielded or have the
potential to yield information important to the prehistory or history of the local area,
California, or the nation.36
The following section examines the eligibility of 901 Hermosa Avenue for individual listing in the
National Register and the California Register.
CRITERION A/1 (EVENTS)
901 Hermosa Avenue does not appear eligible for listing in the National Register or California
Register under Criterion A/1.
36 California Office of Historic Preservation, Technical Assistance Bulletin No. 7: How to Nominate a Resource to the California
Register of Historical Resources (Sacramento: California Office of State Publishing, September 4, 2001), 11.
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Research did not associate 901 Hermosa Avenue with any events that have made a significant
impact in history. The building was built in 1922 and was among the group of early commercial
buildings along Hermosa Avenue that arrived with the introduction of the Pacific Electric streetcar
line in 1910 and the rise in automobile ownership. Although the streetcar increased access to
Hermosa Beach, it was never a streetcar suburb of Los Angeles and remained a seasonal beach
destination until after World War II. 901 Hermosa Beach does not appear to have played a unique or
significant role in development of the Hermosa Avenue commercial corridor.
CRITERION B/2 (PERSONS)
901 Hermosa Avenue does not appear eligible for listing in the National Register or California
Register under Criterion B/2.
The subject property was commissioned by George Stiles who owned the building for less than one
year before selling. He appears to have been a serial entrepreneur whose next investment in a
Redondo Beach automobile dealership was equally brief before he shifted his attention to real
estate sales outside the beach cities area. Stiles lived in Hermosa Beach for only five years before
moving to Pasadena. Research on his contributions to the city indicate that they did not rise above
participation in various Chamber of Commerce activities. Stiles has no history as a leader or
innovator in the automotive industry, the construction industry, or as an individual of note in
shaping the new Hermosa Beach community.
CRITERION C/3 (ARCHITECTURE)
901 Hermosa Avenue does not appear to be eligible for listing in the National Register or California
Register under Criterion C/3.
901 Hermosa Avenue is a modest example of an early automobile showroom and repair facility,
typical of those located on suburban main streets adjacent to streetcar lines in the 1920s. The
subject property illustrates the simplest version of the building typology prevalent in outlying areas
in the decade before California’s exploding car culture led to larger showrooms further from
downtown areas. It features a characteristic single-story three-bay glazed façade composition. The
subject property’s massing, with a stylized streetside showroom fronting a functional rear repair
area, illustrates how this early typology complemented and functioned within a typical early
twentieth century streetscape. Its siting, which accommodates a driveway, angled corner, and
passage through the building for cars, reveals how this early architectural form was manipulated to
accommodate automobile circulation. Like other automobile sales and service buildings of the
period, its design references a popular local style of the era, Mission Revival; here, it is executed with
less elaboration and ornamentation than on more high-style examples. Further, original features
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such as side windows and doors have been replaced or infilled. No builder or architect was
identified in the course of research, and the property does not possess high artistic value. The
modest design of 901 Hermosa Avenue does not rise to the level of architectural distinction required
for state or national eligibility under Criterion C/3.
CRITERION D/4 (INFORMATION POTENTIAL)
901 Hermosa Beach does not appear to be eligible under Criterion 4 as a principal source of
important construction-related information.
The “potential to yield information important to the prehistory or history of California” typically
relates to archeological resources, rather than built resources. When California Register Criterion 4
(Information Potential) does relate to built resources, it is relevant for cases when the building itself
is the principal source of important construction-related information. Page & Turnbull’s evaluation
of this property was limited to age-eligible resources above ground and did not involve survey or
evaluation of the subject property for the purposes of archaeological information.
Hermosa Beach Landmarks
To be listed as a Hermosa Beach Landmark, a property must be at least 50 years old and meet one
or more of the following criteria:
A. It exemplifies or reflects special elements of the City’s cultural, social, economic, political,
aesthetic, engineering, or architectural history; or
B. It is identified with persons or events significant in local, state, or national history; or
C. It embodies distinctive characteristics of a style, type, period, or method of construction, or
is a valuable example of the use of indigenous materials or craftsmanship; or
D. It is representative of the notable work of a builder, designer, or architect; or
E. Its unique location or singular physical characteristic(s) represents an established and
familiar visual feature or landmark of a neighborhood, community, or the City.
A property that is at least 30 years old may become a Landmark if the City Council determines it is
exceptional or threatened by demolition, removal, relocation, or inappropriate alteration.
The following section examines the eligibility of 901 Hermosa Avenue for individual listing as a
Hermosa Beach Landmark.
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HERMOSA BEACH CRITERION A (SPECIAL ELEMENTS OF THE CITY’S HISTORY)
901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion A.
Research did not show that the building played a role in Hermosa Beach’s cultural, social, political, or
engineering history. It was one among many commercial establishments along Hermosa Avenue,
including three auto sales and service businesses located directly across the avenue, that served the
local community without making automotive services a significant economic generator for the city.
The subject property is not an exceptional example of the Mission Revival aesthetic and does not
contribute to the overall architectural history of Hermosa Beach.
HERMOSA BEACH CRITERION B (PERSONS OR EVENTS)
901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion B.
The original owner, George L. Stiles, appears to be a serial entrepreneur whose association with the
subject property and Hermosa Beach was brief and uneventful. General research on subsequent
owners did not reveal that any made contributions significant to local, state, or national history.
Research did not connect the building to events of significance to local, state, or national history.
HERMOSA BEACH CRITERION C (ARCHITECTURE)
901 Hermosa Avenue appears to be eligible under Hermosa Beach Criterion C.
901 Hermosa Avenue is one of the few remaining commercial properties that date to the early
period of Hermosa Beach development and to the 1920s era of automobile retailing. It is an
example of an increasingly rare early main street showroom and repair facility in an outlying town.
Further, it exhibits site and architectural characteristics of a modest vernacular automotive building
form specific to the 1920s, the transitional decade in which auto retailing discarded its previously
industrial aesthetic and before it shifted to larger and more suburban facilities. It is distinct from the
other remaining automotive building at 832 Hermosa Avenue that represents the industrial
appearance associated with automobile service in the nineteen-teens. 901 Hermosa Avenue
illustrates how automotive buildings fit into an early twentieth century commercial and streetcar
setting, adjusted their form to meet the needs of automobile circulation, developed a distinctive
appearance—single-story three-bay façade composition with an extensively glazed display in the
front and service at the rear—to convey their business function, and asserted their status by
adopting a current architectural style, here a minimal version of Mission Revival. The building
continues to convey its original function, form, and aesthetic to illustrate the history of automobile
and main street commercial retailing. While the property does not appear to rise to the level of
significance for listing in the National Register or California Register, the property is a rare and
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distinctive example of a former 1920s automobile showroom and repair facility in Hermosa Beach
where very few early twentieth century commercial properties remain extant.
HERMOSA BEACH CRITERION D (BUILDER OR ARCHITECT)
901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion D.
Research did not uncover any information about a particular architect or builder associated with the
building.
HERMOSA BEACH CRITERION E (UNIQUE LOCATION OR SINGULAR PHYSICAL
CHARACTERISTIC)
901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion E.
While part of the City’s downtown commercial streetscape near the ocean and pier, the building has
a modest scale. Its angled southeast façade, while a unique response to the need for automotive
circulation and service, is not a singular physical characteristic that has made the building an
established or familiar visual landmark in the neighborhood or city.
INTEGRITY
In order to qualify for listing in any local, state, or national historic register, a property or landscape
must possess significance under at least one evaluative criterion as described above and retain
integrity. Integrity is defined by the California Office of Historic Preservation as “the authenticity of
an historical resource’s physical identity evidenced by the survival of characteristics that existed
during the resource’s period of significance,” or more simply defined by the National Park Service as
“the ability of a property to convey its significance.”37
In order to evaluate whether the subject property retains sufficient integrity to convey its historic
significance, Page & Turnbull used established integrity standards outlined by the National Register
Bulletin 15: How to Apply the National Register Criteria for Evaluation. Seven variables, or aspects, that
define integrity are used to evaluate a resource’s integrity—location, setting, design, materials,
workmanship, feeling, and association. A property must possess most, or all, of these aspects in
37 California Office of Historic Preservation, Technical Assistance Series No. 7: How to Nominate a Resource to the California
Register of Historical Resources (Sacramento: California Office of State Publishing, September 4, 2001), 11; and National Park
Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation (Washington, D.C.: U.S.
Department of the Interior, National Park Service, 1995), 44.
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order to retain overall integrity. If a property does not retain integrity, it can no longer convey its
significance and is therefore not eligible for listing in local, state, or national registers.
The seven aspects that define integrity are defined as follows:
Location is the place where the historic property was constructed or the place where the
historic event occurred;
Setting addresses the physical environment of the historic property inclusive of the
landscape and spatial relationships of the building(s);
Design is the combination of elements that create the form, plan, space, structure, and style
of the property;
Materials refer to the physical elements that were combined or deposited during a particular
period of time and in a particular pattern or configuration to form the historic property;
Workmanship is the physical evidence of the crafts of a particular culture or people during
any given period in history or prehistory;
Feeling is the property’s expression of the aesthetic or historic sense of a particular period of
time; and
Association is the direct link between an important historic event or person and the historic
property.
LOCATION
901 Hermosa Avenue retains integrity of location. The subject property has not been moved from its
original site.
SETTING
901 Hermosa Avenue retains integrity of setting. Hermosa Avenue remains a commercial strip and
both 9th Street and 10th Court continue to be residential. Although the scale and design of the
surrounding properties has changed and the Pacific Electric streetcar line has been removed, these
alterations, which are typical of commercial corridor development, have not dramatically altered the
spatial relationship of 901 Hermosa Avenue to its setting. The building retains its spatial relationship
with Hermosa Avenue, which was key to its original use for automobile service.
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DESIGN
901 Hermosa Avenue retains integrity of design. The building continues to exhibit the original
footprint, massing, roof form, fenestration, and parapet profile illustrated in the 1922 news article
announcing its completion. It retains its position on the sidewalk without a setback, division into
front and rear sections, three-bay façade composition, arched window openings, unique glazing
pattern, and features reflecting automobile circulation such as service doors, driveway, canopy, and
curb cut. Some alterations to the subject property were observed at the time of the site visit
including the infill of side and rear windows. These changes are reversible and do not diminish the
building’s essential qualities as a showroom and repair facility.
MATERIALS
901 Hermosa Avenue retains integrity of materials. The original architectural palette of stucco
cladding and glazing within arched openings is intact. Some alterations to the subject property were
observed at the time of the site visit including the updating of some glazing, window frames, and
doors, within original openings. New wood window framing for the lower units replicates the layout
of the original; replaced glazing within the new frames replicates the original window pattern. Door
replacement has occurred within original frames and does not detract from the original openings.
These changes are reversible and do not diminish the building’s essential qualities as a showroom
and repair facility.
WORKMANSHIP
The majority of the building’s original materials and method of assembly are still visible to illustrate
construction of a modest retail building in the early twentieth century. The building has a reasonable
level of original workmanship, and early twentieth century details such as the arched fanlight
transoms remain extant.
FEELING
901 Hermosa Avenue retains integrity of feeling. With auto circulation accommodated by an angled
corner and extant driveway and an intact front showroom façade, it continues to express the
aesthetics and form of an early automobile retail and repair facility in a main street retail district.
ASSOCIATION
901 Hermosa Avenue retains integrity of association. It maintains its relationship to the street with
its distinctive three-part façade and angled corner continues to convey its original use as an
automobile-related business.
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Overall, 901 Hermosa Avenue retains all seven aspects of integrity for local listing.
California Environmental Quality Act (CEQA)
The California Environmental Quality Act (CEQA) is state legislation (Pub. Res. Code §21000 et seq.)
that provides for the development and maintenance of a high-quality environment for the present-
day and future through the identification of significant environmental effects.38 CEQA applies to
“projects” proposed to be undertaken or requiring approval from state or local government
agencies.39 “Projects” are defined as “activities which have the potential to have a physical impact on
the environment and may include the enactment of zoning ordinances, the issuance of conditional
use permits and the approval of tentative subdivision maps.”40 Historic and cultural resources are
considered to be part of the environment. In general, the lead agency must complete the
environmental review process as required by CEQA. In the case of a proposed project at 901
Hermosa Avenue, the City of Hermosa Beach will act as the lead agency.
STATUS AS A HISTORICAL RESOURCE UNDER CEQA
In completing an analysis of a project under CEQA, it must first be determined if the project site
possesses a historical resource. A site may qualify as a historical resource if it falls within at least one
of four categories listed in California Code of Regulations (CCR), Title 14, Section 15064.5(a). The four
categories are:
1. A resource listed in, or determined to be eligible by the State Historical Resources
Commission, for listing in the California Register of Historical Resources (Pub. Res. Code
SS5024.1, Title 14 CCR, Section 4850 et seq.).
2. A resource included in a local register of historical resources, as defined in Section 5020.1(k)
of the Public Resources Code or identified as significant in an historical resource survey
meeting the requirements of section 5024.1 (g) of the Public Resources Code, shall be
presumed to be historically or culturally significant. Public agencies must treat any such
resource as significant unless the preponderance of evidence demonstrates that it is not
historically or culturally significant.
3. Any object, building, structure, site, area, place, record, or manuscript which a lead agency
determines to be historically significant or significant in the architectural, engineering,
38 Public Resources Code (PRC), Section 21000 et seq.
39 Guidelines for Implementation of the California Environmental Quality Act (CEQA Guidelines), California Code of
Regulations (CCR), Title 14, Section 15000 et seq.
40 14 CCR § 15378: Project.
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Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 40 April 17, 2024
scientific, economic, agricultural, educational, social, political, military, or cultural annals of
California may be considered to be an historical resource, provided the lead agency’s
determination is supported by substantial evidence in light of the whole record. Generally, a
resource shall be considered by the lead agency to be “historically significant” if the resource
meets the criteria for listing on the California Register of Historical Resources (Pub. Res.
Code SS5024.1, Title 14 CCR, Section 4852).
4. The fact that a resource is not listed in, or determined to be eligible for listing in the
California Register of Historical Resources, not included in a local register of historical
resources (pursuant to section 5020.1(k) of the Pub. Resources Code), or identified in an
historical resources survey (meeting the criteria in section 5024.1(g) of the Pub. Resources
Code) does not preclude a lead agency from determining that the resource may be an
historical resource as defined in Pub. Resources Code sections 5020.1(j) or 5024.1.
In general, a resource that meets any of the four criteria listed in CEQA Guidelines Section 15064.5(a)
is considered to be a historical resource unless “the preponderance of evidence demonstrates” that
the resource “is not historically or culturally significant.”41
The subject property at 901 Hermosa Avenue is not currently listed in the California Register and this
HRA finds that the property is not eligible for listing in the California Register. The property is not
included in a local register of historic resources, nor has it been included in a survey meeting the
requirements of PRC § 5024.1(g).42 Therefore, 901 Hermosa Avenue does not appear to meet the
thresholds for status as a historical resource under CEQA.
41 14 CCR § 15064.5(a)(2).
42 Refer also to Section II. Existing Historic Status of this report relative to 14 CCR § 15064.5(a)(2) and PRC § 5024.1(g).
Page 261 of 324
Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 41 April 17, 2024
VII. CONCLUSION
Constructed in 1922 as a vernacular commercial automobile showroom and repair facility with
Mission Revival style features, 901 Hermosa Avenue was previously identified as potentially eligible
for local landmark designation in a 2014 windshield survey. This HRA finds that the property
remains eligible for local listing. However, the property does not rise to the level of significance
require to meet the eligibility criteria for individual listing in the National Register or the California
Register.
Per California Environmental Quality Act (CEQA) Guidelines (14 CCR § 15064.5(a)), as 901 Hermosa
Avenue is not currently listed in a local register of historic resources or in the California Register, and
is not eligible for listing in the California Register, the property is not a historic resource for the
purposes of the CEQA.43
43 14 CCR § 15064.5(a).
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Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 42 April 17, 2024
VIII. REFERENCES
Published Works & Reports
California Office of Historic Preservation. Technical Assistance Bulletin No. 7: How to Nominate a
Resource to the California Register of Historical Resources. Sacramento: California Office of
State Publishing, September 4, 2001.
California Office of Historic Preservation. Technical Assistance Bulletin No. 8: User’s Guide to the
California Historical Resource Status Codes & Historic Resources Inventory Directory. Sacramento:
California Office of State Publishing. November 2004.
Gazin, Patricia A. Footnotes on the Sand. Hermosa Beach: Myron Gazin, 1991.
Longstreth, Richard. The Buildings of Main Street. Washington DC: Preservation Press, 1987.
Miller, Chris Ann and Jerry Roberts. Images of America: Hermosa Beach. Charleston, SC: Arcadia
Publishing, 2005.
National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for
Evaluation. Washington, D.C.: U.S. Department of the Interior, National Park Service, 1995.
Partner Engineering and Science, Inc. Phase 1 Environmental Site Assessment Report, 901 Hermosa
Avenue. Prepared for Powerscourt Partners LLC, July 2022.
PCR Services. “7.0 Cultural Resources, Technical Background Report.” In 2017 City of Hermosa Beach
PLAN Hermosa. Prepared for the City of Hermosa Beach, August 2017.
Prosser, Daniel, and Daniel Herrick. “Commercial Development, 1850-1980: Commercial
Development and the Automobile, 1910-1970.” In Survey LA Los Angeles Historic Resources
Survey, Los Angeles Citywide Historic Context Statement, prepared for the City of Los Angeles
Department of City Planning, August 2016.
Scheerer, Lorietta Louise. “The History of the Sausal Redondo Rancho.” MA thesis, University of
Southern California, 1938.
Newspapers & Periodicals
Anderson, Sadie. “Society,” Oklahoma City Times. June 16, 1922.
Daily Law Journal-Record (Oklahoma City, OK). “Notice of First Meeting of Creditors.” March 9, 1922.
Daily Oklahoman (Oklahoma City, Oklahoma). “Oklahoma City Pays $300,000 Annually To Say It With
Flowers.” November 6, 1921.
Los Angeles Times. “Handsome Archway: Hermosa Beach Is Adding Decorative Additions to Its
Pleasure Pier, Rest Rooms Provided.” January 4, 1914.
_________. “Completion of New Boulevard Lends Impetus.” July 31, 1927.
_________. “Winter Resort in Desert Will Be Cooperative” February 23, 1930.
Page 263 of 324
Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 43 April 17, 2024
Redondo Reflex (Redondo, California). “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa
Beach.” October 13, 1922.
_________. “Agitate for Hotel.” October 20, 1922.
_________. “Hermosa News.” July 20, 1923.
_________. “Locates in Redondo.” Jun12, 1925.
Public Records
California Code of Regulations (CCR). Accessed online April 17, 2024,
https://casetext.com/regulation/california-code-of-regulations.
Public Resources Code (PRC). Accessed online April 17, 2024,
https://leginfo.legislature.ca.gov/faces/codesTOCSelected.xhtml?tocCode=PRC&tocTitle=+Pu
blic+Resources+Code+-+PRC.
California State Office of Historic Preservation. Built Environment Resource Directory (BERD), Los
Angeles County. September 2022.
Archival Records
California United States Death Index, 1880-1995. Accessed through Ancestry.com.
Oklahoma County Marriage Records, 1889-1951. Accessed through Ancestry.com.
Parcel Maps. Accessed through the Los Angeles County Assessor.
Tract Maps. Accessed through the Los Angeles County Public Works.
1900 United States Federal Census. Accessed through Ancestry.com.
Internet Sources
City of Hermosa Beach. “Historic Resources.” Accessed February 15, 2024.
https://www.hermosabeach.gov/our-government/city-departments/community-
development/historic-resources.
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Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 44 April 17, 2024
IX. APPENDICES
Appendix A – Preparer Qualifications
This Historic Resource Evaluation was prepared by Page & Turnbull of Los Angeles, California. Page
& Turnbull staff responsible for this report include Christina Dikas, Principal-in-charge; Hannah
Simonson, Senior Associate, Cultural Resources Planner, project manager; and Stephanie Hodal,
Cultural Resources Planner, primary author, all of whom meet the Secretary of the Interior’s
Professional Qualification Standards for Architectural History.
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[24017] Hermosa Beach, CA
PAGE & TURNBULL 45 April 17, 2024
Appendix B – 2014 DPR Form for 901 Hermosa Avenue
Page 266 of 324
Primary #State of California – The Resources Agency
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
NRHP Status Code 5S3Other Listings
Review Code __________ Date _______________Reviewer ____________________________
PRIMARY RECORD
c. Address:901 Hermosa Ave City Hermosa Beach Zip 90254
a. County Los Angeles
P1. Other Identifier:
Not for Publication Unrestricted
b. USGS 7.5' Quad Date T R 1/4 of 1/4 of Sec B.M.
Zone mE/mN
Parcel No.4187-003-028
P3b. Resource Attributes:HP 6. 1-3 story commercial building
Building Structure Object Site District Element of District Other (Isolates, etc.)
Prehistoric Historic Both
1928
PCR Services
201 Santa Monica Blvd, Ste 500
Santa Monica, CA 90401
P9. Date Recorded:1/1/2014
Windshield Reconnaissance
Hermosa Beach General Plan Update, 2014
NONE
Location Map
Sketch Map
Continuation Sheet
Building, Structure, and Object Record
Archaeological Record
District Record
Linear Feature Record
Milling Station Record
Rock Art Record
Artifact Record
Photograph Record
P2. Location:
and (P2b and P2c or P2d. Attach a Location Map as necessary.)
Attachments:
Other: (List)
P4. Resources Present:
P11. Report Citation:(Cite survey report and other sources, or enter "none.")
d. UTM: (Give more than one for large and/or linear resources)
P5b Description of Photo:
P6. Date Constructed/Age and Sources:
e. Other Locational Data (e.g. Parcel #, directions to resource, elevation, etc., as appropriate)
(Assigned by recorder)
P10. Survey Type:(Describe)
P8. Recorded by:
(Name, affiliation, and address)
P7. Owner Address:
;;
;
(Describe resources and its major elements. Include design, materials, condition, alterations, size, and boundaries)
(List attributes and codes)
(View, date, accession #)
;
North West, 12/12/13
P3 Description:
This one-story commercial building maintains its integrity and is potentially eligible as a good example of the Art Deco/Moderne
style.
Page of Resource Name or #:
DPR 523B (1/95) PCR Services Corporation Page 267 of 324
Imagining change in historic environments through
design, research, and technology
170 MAIDEN LANE, 5TH FLOOR SAN FRANCISCO, CALIFORNIA 94108 TEL 415-362-5154
523 WEST 6TH STREET, SUITE 1013 LOS ANGELES, CALIFORNIA 90014 TEL 213-221-1200
1007 7TH STREET, #404 SACRAMENTO, CALIFORNIA 95814 TEL 916-930-9903
75 EAST SANTA CLARA STREET, SUITE 900 SAN JOSE, CALIFORNIA 95113 TEL 408-320-7911
Page 268 of 324
MARK DATE DESCRIPTION
SHEET TITLE
CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:
COPYRIGHT:
SHEET 89 OF 136
A-603
CURTAIN WALL SCHEDULE
ARCHITECT
ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
ANTHONY@LANEY.LA
11-06-23 PLANNING SUBMITTAL
PROJECT NAME
901 HERMOSA
PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC
PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
06-27-25 PLANNING SUBMITTAL8
10-08-25 PLANNING COM. HEARING9
CURTAIN WALL SCHEDULE
Element ID
CW-A
CW-B
CW-D
CW-E
CW-F
CW-G
CW-H
CW-I
CW-J
CW-K
CW-L
Number of Panels
26
6
14
8
10
2
3
5
9
5
6
MODEL
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
MFG
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
ARCADIA
MATERIAL
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
ALUM / GLASS
FINISH
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
POWDER COATED - DARK BRONZE
SURFACE AREA
581.59
132.45
386.49
221.57
284.70
58.54
89.71
125.76
226.99
147.24
176.10
REMARKS
D E
34.67'
45.29'2'-0"8'-7 1/2"5'-6"2"8'-5 1/2"14'-1"
ZONE L
36.67'
31.17'
CW-K CW-L
2 3 4
45.29'8'-7 1/2"8'-6"2"8'-5 1/2"37'-7"
ZONE A
16'-8"
ZONE B
3'-0"
ZONE C
17'-1 1/2"CW-A CW-B
207.1 206.1 205.1
34.67'
45.29'2'-0"8'-7 1/2"24'-2"
ZONE D.1
36.67'
CW-D.1
C B
34.67'
45.29'10'-7 1/2"19'-1"
ZONE D.2
27'-11"
ZONE E
20'-6 1/2"
ZONE F.1
36.67'2'-0"8'-7 1/2"CW-D CW-FCW-E
3 24
34.67'
45.29'2'-0"16'-2"
ZONE F.2
7'-5"
ZONE G
11'-4"
ZONE H
16'-0"
ZONE I
23'-7"
ZONE J.1
36.67'
CW-F CW-G CW-H CW-I CW-J
B C
34.67'
45.29'2'-0"6'-10"
ZONE J.2
36.67'
316.A
316.1
316.B
316.C
320.A
320.1
310.B
308.A
309.A
310.A
308.1310.1309.1318.A
303.A 303.C
312.1
318.B
306.A
306.1305.A305.1323.A
316.1325.1320.B
321.1
322.1 325.2311.B
304.A 303.B 301.A303.1 301.1304.1
311.A
311.C
317.A
317.B 317.1
317.C
314.A
315.A314.1314.2
SK-1
SK-2
SK-3
F DW F
4A-404
1A-405
3A-908
9A-908
9A-908
1A-203 4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9"
6 1/2"
2'-8 1/2"RO
15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2"
28'-1"5'-0"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0"RO
F.F. = 18.17'= 34.67'
FF =18.25' = 34.75'
FF = 18.17'= 34.67'
WT07-B
WT07-B
WT04-A
WT07-A
WT11
WT07-BWT07-BWT11WT11
WT12
WT12
WT04-A WT07-B
WT06ALIGNALIGN
WT14-B
WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A
WT14-AWT14-AWT07-B WT07-AWT04-A
WT07-BWT07-BWT07-BWT04-AWT16 WT16
W
T16WT16WT16
WT14-B
WT14-B
WT16WT16WT16WT14-A
WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A
WT14-AOPEN TOABOVE
OPEN TOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOABOVE
OPENTOBELOW
OPENTOBELOW
OPENTOABOVE
OPENTOABOVE
ELEVATOR 01
STAIR 02324
MECHANICAL PLATFORM312
OFFICE305
GARDEN PATIO
303
OFFICE301
OFFICE
315
OFFICE308
OFFICE310
COURTYARD318
GARDEN
316
CONFERENCE RM
314
OFFICE309
OFFICE304
RSTRM
321
KITCHEN319
ELEVATOR 02
RSTRM322
OUTDOOR ROOM
317
GARDEN
311
GARDEN
320
GARDEN323
VESTIBULE306
STAIRWELL EXIT325
RESTROOM CORRIDOR324
MECH. PLATFORM
302
STAIR 01327 DN
DN
3A-907
7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIF319.1
308.B
309.B
09
09
09
09
09
0505
06
07
07
07
WT04-A
WT14-BWT15-BWT09-COPENTOABOVE
465 SQ FTLID PLANTER
GREEN ROOF
307
SCALE: 1' = 1'-0"8 CURTAIN WALL SCHEDULE
SCALE: 1/4" = 1'-0"2 CURTAIN WALL ELEVATION - ZONE K & L
0 2'4'8'
SCALE: 1/4" = 1'-0"5 CURTAIN WALL ELEVATION - ZONE A, B & C
0 2'4'8'
SCALE: 1/4" = 1'-0"4 CURTAIN WALL ELEVATION - ZONE D.1
0 2'4'8'
SCALE: 1/4" = 1'-0"6 CURTAIN WALL ELEVATION - ZONE D.2, E, & F.1
0 2'4'8'
SCALE: 1/4" = 1'-0"7 CURTAIN WALL ELEVATION - ZONE F.2, G, H, I, & J.1
0 2'4'8'
SCALE: 1/4" = 1'-0"1 CURTAIN WALL ELEVATION - ZONE J.2
0 2'4'8'
SCALE: 3/32" = 1'-0"3 CURTAIN WALL KEY
Page 269 of 324
Public Notification Package- 901 Hermosa Avenue
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Page 273 of 324
Community Development Department
Planning Division
City of Hermosa Beach
1315 Valley Drive
Hermosa Beach, CA 90254
IMPORTANT PUBLIC NOTICE
901 Hermosa Avenue, Hermosa Beach, CA 90254
Assessor Parcel Number 4187-003-028
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on
Tuesday, October 21, 2025, at 6:00 p.m. to consider the request described below.
A PRECISE DEVELOPMENT PLAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA 23-03) TO REMODEL AND ADD TO
AN EXISTING TWO-STORY COMMERCIAL BUILDING THAT MEASURES 14,021 SQUARE FEET. THE PROJECT ADDS A
THIRD STORY WITH A HEIGHT OF 28 FEET 9.6 INCHES AND RECONFIGURES THE EXISTING BUILDING LAYOUT,
RESULTING IN A DECREASE OF 194 SQUARE FEET OF USABLE FLOOR AREA FOR A REMODELED MULTI-TENANT
COMMERCIAL BUILDING AT 901 HERMOSA AVENUE IN THE GENERAL COMMERCIAL (C-2) ZONE. THE LOT LINE
ADJUSTMENT CONSOLIDATES THREE EXISTING PARCELS INTO A SINGLE LOT. CEQA: THE PROJECT QUALIFIES FOR
A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 AND CLASS 5 CATEGORICAL EXEMPTION PER SECTION
15305 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES.
AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive
Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate
in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at
cityclerk@hermosabeach.gov at least 48 hours before the meeting.
PARTICIPATION AND VIEWING OPTIONS - Hermosa Beach Planning Commission meetings are open to the public and
are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254.
Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by
submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on
action items listed on the agenda via the following:
Zoom - https://us02web.zoom.us/j/82539742028?pwd=ountrdnvd2l6tzbptdljc2x6bgfwdz09
Meeting ID: 825 3974 2028 Password: 207860
Phone - Toll Free: (833) 548-0276 Meeting ID: 825 3974 2028, then #; Passcode: 207860
eComment - Submit an eComment by 3:00 p.m. on the meeting date.
Supplemental Email - Supplemental emails are available for agenda items only and must be sent to Community
Development at planning@hermosabeach.gov. Supplemental emails should indicate the agenda item plus meeting
date in the subject line and must be received by 3:00 p.m. on the meeting date. Emails received after the deadline
but before the meeting ends will be posted to the agenda the next business day. Please be advised that while the
City will endeavor to ensure remote participation methods are available, the City does not guarantee that they will
be technically feasible or work all the time. Further, the City reserves the right to terminate these remote participation
methods (subject to Brown Act restrictions) at any time and for whatever reason. Please attend in person or by
submitting an eComment to ensure participation. Similarly, as a courtesy, the City will also broadcast the meeting via
the following listed mediums. However, these are done as a courtesy only and not guaranteed to be technically
feasible. To guarantee live time viewing and/or public participation, members of the public shall attend in Council
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 274 of 324
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Public Notification Package- 901 Hermosa Avenue
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City of
Hermosa Beach
PUBLIC HEARING NOTICE
NOTICE IS H~~EB'i' GIVEN Iha! !he C,halrperso1rofthe Hermqsa Beach Planning Commission has
calle,ra special p11blic hearing 9n Tuesday, Docembor 16, AA25, at 5:00 p.m. lo co~lder an!! take
action on only,those-malle$set forth on·lhe-agenda below.
1. A PRECISE DEI/El0P.MENT P.LAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA
23-03) TO REM0DELAND ADD ro AN EXISTING TWO-STORY COMMERCIAL BUILDING. THE PROJECT ADDS A TI-IIRD STORY WITH A HEIGHT OF 28 FEET 9.6
INCHES AND RECONFlGU~ES THE EXI.STll'/G BUILDING LAYOUT, RESULTING IN A
REMODELED•MULTHENANT COMMERCIAL BUILDING, AT 901 HERMOSA AVENUE,
IN TI-IE DOWNTOWN COMMEReW..(<:;;2f ioNE. THE LOT'LINEAOJUSTMENT
CONSOLIDATES THREE EXISTI,;iG PARCELS INT0 'A SINGLE-LOT. CEOA: THE
PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION
15301 AND CLASS 5 CATEGORICAL EXEMPTION PER SECTION 5305 OF THE CEOA
GUIDELINES.
2. A PRECISE DEVELOPMENT PLAN (PDP 25-01) FORA NEW 6,487-SQUARE-FOOT
MULTI-TENANT COMMERCIAL BUILDING WITii A HEIGHT OP 24 FEET AND 11
INCHES AND 25 PARKING SPACES, AT 1054AVIATION BOULEVARD, LOCATED
WITI-IIN THE GENERAL COMMERCIAL ZONE (C-3). CEOA: THE PROJECT QUALIFIES
FOR CLASS 3 CATEGORICAL EXEMPTION PER SECTION 15303 OF THE CEOA
GUIDELINES.
3. A ZONE TEXT AMENDMENT AMENDING VARIOUS SECTIONS OF TITLE 17 OF
TI-IE HERMOSA BEACH MUNICIPAL CODE PERTAINING TO APPEAL PERIODS
AND TRANSMISSION OF PLANNING COMMISSION'S RECORD TO CITY COUNCIL
(CITYWIDE). CEOA: THE PROJECT IS EXEMPT FROM CEOA PER SECTION 15061(b)
(3) OF THE CEOA GUIDELINES.
4. A ZONE TEXT AMENDMENT AMENDING HERMOSA BEACH MUNICIPAL CODE
SECTION 17.08.Q20.(d) PERTAINING TQ H0M.E'OCCUPATIONS (CITYWIDE).
CEOA: THE PR0JECT IS EXEMPT FROM CEOAP.ER SECTION 15061(b)(3) OF
11-IE <;EOAGU.IDELINES.
SAID PUBLIC MEETING is open to the public and ls,be1119 '1eld in-person in the City HaK Council
Chambers located at 1315 Valley Drive, Hermosa Beacll;'Galifornia,90254.
PUBLIC PARTICIPATION. See tho meeting agend~fo< aD pul)~conmlfll delails end oppo~nilies. All
written l~timony by a11y lillerested party will be'aooepted prior too, at lhe acheduled,ti~ on the agenda lor•lhe matter. Information regarding lhe ~ns with Disabilities Act of 1990, please.\llsij,tlle meeting
age~ or contact the Office of Ille City Clelil el (310} 318-0204 or cjtycierl<@hc{JDQSjlbeach goy.
VIEWING OPTIONS are available on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or
the City's website. IF YOU CHALLENGE the above-lT\3He<:(s) in court, you may be limited to raising only
those issues that are raised at or before the publtc hearing:
FOR,•,F\JRTHER INFORMATION, P,loa!Hl contac,t th~ C_ommunlty De'Vall>pme11t Oepar!ment at
t310)•318-0242 ~r plannJng@h"lllHi5'a!Je•".tl,gqy, A copy,o/ lhe. agen<!_aarid-~ta.lf r:epor1(~) Wlll be
viewable on·1he City's websile 72 hours·bero/li tlie'meeling.A$ a courtesy, the he3fiiig,c;arfbe viewed
on Sped/um Channel 8, Frontier Channel 31 .. YouTulie, Zoom, and/or,lhe Cif9'-s websllc,
Alison Backer, AICP
Community Deveiopl)lenl llJ(ector
Easy Reader Inc/Redondo Beach News/December 4, 2025/HD25-048
Page 284 of 324
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500' RADIUS MAP
ADDRESS: 901 Hermosa Ave, Hermosa Beach, CA 90254 r
Page 285 of 324
Community Development Department
Planning Division Attn: KP
City of Hermosa Beach
1315 Valley Drive
Hermosa Beach, CA 90254
IMPORTANT PUBLIC NOTICE
901 Hermosa Avenue, Hermosa Beach, CA 90254
Assessor Parcel Numbers: 4187-003-028
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on
Tuesday, December 16, 2025, at 5:00 p.m. to consider the request described below.
A PRECISE DEVELOPMENT PLAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA 23-03) TO REMODEL
AND ADD TO AN EXISTING TWO-STORY COMMERCIAL BUILDING. THE PROJECT ADDS A THIRD
STORY WITH A HEIGHT OF 28 FEET 9.6 INCHES AND RECONFIGURES THE EXISTING BUILDING
LAYOUT, RESULTING IN A REMODELED MULTI-TENANT COMMERCIAL BUILDING, AT 901 HERMOSA
AVENUE, IN THE DOWNTOWN COMMERCIAL (C-2) ZONE. THE LOT LINE ADJUSTMENT
CONSOLIDATES THREE EXISTING PARCELS INTO A SINGLE LOT. CEQA: THE PROJECT QUALIFIES FOR
A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 AND CLASS 5 CATEGORICAL
EXEMPTION PER SECTION 5305 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, AICP, Community Development Director Page 286 of 324
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
2nd day of December , 2025, that I deposited 694 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: 4187-003-028
Subject: 901 HERMOSA AVE
HERMOSA BEACH CA 90254-4457
that on said day there was regular communication by United States Mail to the
addresses shown above.
Page 287 of 324
Palm
DrManhattan AveBeach D
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9th
S
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7th
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11th
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10th
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Hermosa AveBeach D
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8th S t
6th
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t Sunset Dr
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C
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t Monterey B
lvd
Pier
P
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a
Bayview
DrProject Zoning Map Planning CommissionDecember 16, 2025
Description
901 Hermosa Avenue
APN: 4187-003-028
Zone: C-2 Downtown Commercial
Precise Development Plan
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
500' Notification Radius
Page 288 of 324
Page 289 of 324
Page 290 of 324
City of Hermosa Beach | Page 1 of 3
Meeting Date: December 16, 2025
Staff Report No. 25-CDD-168
Honorable Chair and Members of the Hermosa Beach Planning Commission
LOCATION: CITYWIDE
A ZONE TEXT AMENDMENT (TA25-03) AMENDING VARIOUS SECTIONS OF
TITLE 17 OF THE HERMOSA BEACH MUNICIPAL CODE SECTION PERTAINING
TO APPEAL PERIODS AND THE TRANSMISSION OF PLANNING COMMISSION
DECISIONS TO CITY COUNCIL
CEQA: The project qualified for a Categorical Exemption per Section 15061(b)(3) of
the California Environmental Quality Act Guidelines.
(Planning Manager Alexis Oropeza)
Recommended Action:
Staff recommends the Planning Commission:
1. Find the adoption of the proposed ordinance exempt from review under the
California Environmental Quality Act (“CEQA”) and
2. Adopt a Resolution (Attachment 1) recommending that the City Council
adopt the proposed ordinance approving Zone Text Amendment 25-03.
Executive Summary:
The City Council amended the process for reviewing Planning Commission decisions
under Title 2 of the Hermosa Beach Municipal Code (HBMC). The Council review period
now starts following the Planning Commission’s decision. To allow for public appeal and
City Council review simultaneously, Title 17 also needs to be amended. Staff
recommends these updates to make the process more clear and more efficient.
Background:
At the October 14, 2025, meeting of the City Council, the City Council amended Title 2 of
the HBMC to eliminate the sequential process of the City Council’s review of Planning
Commission actions and the public appeal process. Under the prior procedures,
applicants typically waited at least three weeks for the review and then the appeal process
to expire. However, the timeframe could be extended by up to six to eight weeks,
particularly if there are five weeks in a month, holidays, or both. Ordinance No. 25-1491
adopted by the City Council, established new procedures that would allow for a
concurrent timeframe for public appeal and City Council review. In addition, the call-up
period was revised to a fixed 15 days following the Planning Commission’s decision.
Page 291 of 324
City of Hermosa Beach | Page 2 of 3
To facilitate this concurrent process, the Planning Commission action report will no longer
be presented at a City Council meeting. Instead, action minutes from the Planning
Commission meeting will be posted within 24 hours of the meeting, and City Staff will
send a courtesy notice to Councilmembers. The City Council could then review and
submit a form requesting to schedule a future review of the application with the City Clerk.
Upon receipt of two requests for the same item the matter would be scheduled for a review
at future City Council meeting.
Past Board, Commission, and Council Actions
Meeting Date Description
October 14, 2025 City Council adopted an Ordinance amending Section
2.52.040, establishing that the CC review timeline should
commence following the Planning Commission’s action
and run concurrently with the public appeal process
The Planning Commission serves as the advisor to the City Council on all land-use
matters, and the Planning Commission must review the Zone Text Amendment and make
a recommendation to the City Council.
Discussion:
The City must amend HBMC Title 17-Zoning for consistency with recent Title 2
amendments. City Council call-up procedures for Variances and Conditional Use Permits
are cited in the appeals section for these entitlements and have a 10-day appeal period.
To align the public appeal period and City Council review timeframes, appeal periods are
proposed to change from ten (10) days to fifteen (15) days, starting after the Planning
Commission’s decision. Similarly, the appeal periods for Conditional Use Permits for
residential condominium conversions and Development Agreements are proposed
change from ten (10) days to fifteen (15) days. The proposed amendment also updates
the decision-making body for variances to reflect that the Planning Commission, not the
defunct Board of Zoning Adjustments, is responsible for this role. The recommended
changes would create consistency in appeal and review timeframes, making the process
more transparent to the public, more straightforward for staff, and more predictable for
applicants.
General Plan Consistency:
PLAN Hermosa, the City’s General Plan, was adopted by the City Council in August 2017.
The proposed zone text code amendment regarding appeal periods and City Council
review of Planning Commission actions has been reviewed with PLAN Hermosa and is
consistent with the goals and policies listed below.
Governance Element
Goal 1. The community is active and engaged in decision-making processes.
Page 292 of 324
City of Hermosa Beach | Page 3 of 3
Policies:
2.9 Evaluation and feedback. Periodically solicit service evaluations from the
community and utilize feedback to improve and develop the City’s policies,
ordinances, programs, and funding priorities.
Goal 5. Small beach town character is reflected throughout Hermosa Beach.
Policies:
5.2 Development Decisions. Strive to conduct the development review process
in a consistent and predictable manner.
5.3 Clear regulations. Establish clear, unambiguous regulations and policies to
clearly communicate the City’s expectations for new development.
Environmental Determination:
The proposed zone text amendment is a project subject to the California Environmental
Quality Act (CEQA) and qualifies for an exemption from CEQA pursuant to Section
15061(b)(3) (Common Sense Exemption) of the State CEQA Guidelines (Chapter 3 of
Division 6 of Title 14 of the California Code of Regulations). The activity is covered by the
Common Sense Exemption, which states that CEQA applies only to projects that have
the potential for causing a significant effect on the environment. There is no possibility
that the proposed change to the zoning code may have a significant effect on the
environment; therefore, the activity is not subject to CEQA. No special circumstances
exist that the proposed change would create a significant adverse effect on the
environment (i.e. no sensitive species or habitats, no hazardous sites, no scenic
highways, no historic resources, etc.).
Public Notification:
For the December 16, 2025, Planning Commission hearing, a legal ad was published on
December 4, 2025, in the Easy Reader, a newspaper of general circulation, and posted
in three locations.
Attachments:
1. Draft Resolution #25-XX (redlined)
2. City Council Ordinance No. 25-1491
Respectfully Submitted by: Alexis Oropeza, Planning Manager
Legal Review: Sarah Locklin, Interim Assistant City Attorney
Approved: Alison Becker, Community Development Director
Page 293 of 324
Page 1 of 9 RES NO. 25-XX
CITY OF HERMOSA BEACH
PC RESOLUTION NO. 25-
xx
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA RECOMMENDING CITY COUNCIL
APPROVE ZONE TEXT AMENDMENT 25-03 PERTAINING TO APPEAL
PERIODS AND THE TRANSMISSION OF PLANNING COMMISSION
DECISIONS TO CITY COUNCIL (CITYWIDE) AND DETERMINE THE
PROJECT IS EXEMPT UNDER THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) PURSUANT TO SECTION 15061 (B)(3) OF THE
CALIFORNIA PUBLIC RESOURCES CODE.
THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
WHEREAS, on October 14, 2025, the City Council adopted Ordinance No. 25-1491,
which amended Hermosa Beach Municipal Code Chapter 2.52 pertaining to City Council
review of Planning Commission Decisions. Pursuant to Ordinance No. 25-1491, the City
Council will conduct a review of Planning Commission actions if two councilmembers file
a City Council review form with the City Clerk within 15 days of the action; and
WHEREAS, Hermosa Beach Municipal Code Section 17.22.170 establishes the
public appeal period for conditional use permits for residential condominium conversions;
and
WHEREAS, Hermosa Beach Municipal Code Section 17.38.330 establishes the
public appeal period for Precise Development Plans in Specific Plan Area 8; and
WHEREAS, Hermosa Beach Municipal Code Section 17.54.060 establishes the
public appeal period for variances and references Chapter 2.52 of the Hermosa Beach
Municipal Code; and
WHEREAS, Hermosa Beach Municipal Code Section 17.56.100 establishes the
public appeal period for Conditional Use Permits and references Chapter 2.52 of the
Hermosa Beach Municipal Code; and
WHEREAS, Hermosa Beach Municipal Code Section 17.64.020 establishes the
Page 294 of 324
Page 2 of 9 RES NO. 25-XX
public appeal period for development agreements; and
WHEREAS, the Planning Commission held a duly noticed public hearing on
December 16, 2025, to consider amending subsection 17.22.170, 17.38.330, 17.54.060,
17.56.100, and 17.64.010 of the Hermosa Beach Municipal Code (TA25-03) to establish
public appeal periods consistent with the City Council review periods and procedures in
Chapter 2.52 established by Ordinance No. 25-1491, as described in the draft ordinance
attached as Exhibit A; and
WHEREAS, the proposed zone text amendment is not a project subject to the
California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity
will not result in a direct or reasonably foreseeable indirect physical change in the
environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of
the CEQA Guidelines (Chapter 3 to Title 14 of the California Code of Regulations) because
it has no potential for resulting in physical change to the environment, directly or
indirectly. Further, even if the amendment is a project, the project is covered by the Common
Sense Exemption that CEQA applies only to projects which have the potential for causing a
significant effect on the environment. There is no possibility that the proposed change to the
zoning code may have a significant effect on the environment, therefore the activity is not
subject to CEQA. This amendment is aimed at updating the appeal period and City Council’s
review of Planning Commission actions, but it does not authorize any new physical
development or alter the intensity of land use in the area and will not cause any physical
changes to the environment. No special circumstances exist that the proposed change would
create a significant adverse effect on the environment (i.e. no sensitive species or habitats, no
hazardous sites, no scenic highways, no historic resources, etc.).
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Hermosa Beach hereby
recommends that the City Council approve Zone Text Amendment 25-03, as included
in Exhibit A.
PASSED, APPROVED and ADOPTED on this 16th day of December 2025.
VOTE: AYES:
NOE:
ABSTAIN:
ABSENT:
Page 295 of 324
Page 3 of 9 RES NO. 25-XX
CERTIFICATION
I hereby certify the foregoing PC Resolution 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 December 16, 2025.
Kate Hirsh Alison Becker
Chair Secretary
Date
Page 296 of 324
Page 4 of 9 RES NO. 25-XX
Exhibit A to Resolution PC 25-XX – Draft Ordinance
Page 297 of 324
CITY OF HERMOSA BEACH
ORDINANCE NO. 25-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, AMENDING HERMOSA BEACH MUNICIPAL CODE
TITLE 17 PERTAINING TO APPEAL PERIODS AND THE TRANSMISSION
OF PLANNING COMMISSION DECISIONS TO CITY COUNCIL
(CITYWIDE); AND FINDING THE ACTION TO BE EXEMPT FROM CEQA
RECITALS
WHEREAS, on October 14, 2025, the City Council amended Hermosa Beach
Municipal Code Chapter 2.52 pertaining to City Council review of Planning
Commission Decisions. The City will conduct a review of Planning Commission
actions if two councilmembers file a City Council review form with the City Clerk
within 15 days of the decision; and
WHEREAS, Hermosa Beach Municipal Code Section 17.22.170 establishes
the public appeal period for conditional use permits for residential condominium
conversions; and
WHEREAS, Hermosa Beach Municipal Code Section 17.38.330 establishes
the public appeal period for Precise Development Plans in Specific Plan Area 8; and
WHEREAS, Hermosa Beach Municipal Code Section 17.54.060 establishes
the public appeal period for variances and references Chapter 2.52 of the Hermosa
Beach Municipal Code; and
WHEREAS, Hermosa Beach Municipal Code Section 17.56.100 establishes
the public appeal period for Conditional Use Permits and references Chapter 2.52
of the Hermosa Beach Municipal Code; and
WHEREAS, Hermosa Beach Municipal Code Section 17.64.020 establishes
the public appeal period for development agreements; and
WHEREAS, the City Council desires to amend subsection 17.22.170,
17.38.330, 17.54.060, 17.56.100, and 17.64.010 of the Hermosa Beach Municipal
Code to establish public appeal periods consistent with the City Council review
periods and procedures in Chapter 2.52 established by Ordinance No. 25-1491;
and
Page 298 of 324
WHEREAS, the Planning Commission held a duly noticed public hearing on
December 16, 2025, to consider amending subsection 17.22.170, 17.38.330,
17.54.060, 17.56.100, and 17.64.010 of the Hermosa Beach Municipal Code (TA25-
03) as described in the draft ordinance attached as Exhibit A.
THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA DOES HEREBY
ORDAIN AS FOLLOWS:
SECTION 1. Recitals. The recitals above are true and correct, and are hereby
incorporated herein by this reference.
SECTION 2. Amendment. Subsection 17.22.170 of Chapter 17.22, “Condominiums,
Stock Cooperatives and Community Apartments,” of Title 17, “Zoning,” of the Hermosa
Beach Municipal Code is hereby amended to read in its entirety as follows, with deletions
shown in strikethrough and additions shown in bold italics:
“17.22.170 Conversions to residential–conditional use permit required–public
hearing–appeal. Condominium conversions, community apartments and stock
cooperatives shall require a conditional use permit from the planning commission. Said
permit if approved by the commission in a public hearing shall be subject to approval or
denial by the city council. The actions of the planning commission in regard to a request
for condominium conversion, community apartment or stock cooperative may be
appealed in writing to the city council within fifteen (15)ten days of the formal action by
the commission.”
SECTION 3. Amendment. Subsection 17.54.060(B) of Chapter 17.54, “Variances,” of
Title 17, “Zoning,” of the Hermosa Beach Municipal Code is hereby amended to read in
its entirety as follows, with deletions shown in strikethrough and additions shown in bold
italics:
“Variances. Appeals shall be in writing, including the specific areas of disagreement with
the board of zoning adjustments’ Planning Commission’s decision. Fees for appeals will
be established by resolution of the city council. Appeals shall be filed with the city clerk’s
office in writing ten days from the date of the succeeding regular city council meeting at
which it is determined whether or not to review the decision of the
planning commission pursuant to Section 2.52.040 within fifteen (15) days of the planning
commission’s issuance of a report of decision and findings. The filing of an appeal or a
City Council Review initiated pursuant to Section 2.52.040 with the city clerk shall stay
the planning commission’s decision on a variance. When an appeal is filed, the planning
Page 299 of 324
commission shall transmit the record of the case to the city council. The city council shall
conduct a public hearing in accordance with Chapter 17.68. Such hearing shall be held
within forty (40) days of the council’s receipt of the written appeal. The city council shall
announce its findings within sixty (60) days of the hearing, unless good cause is found for
an extension. The council may incorporate by reference the findings of the board of
zoning adjustment. The council’s action shall be final. Within thirty (30) days of its final
decision on a variance, the city clerk shall mail notice to the applicant and appellant. A
copy of this notice shall be included in the planning commission’s permanent files.”
SECTION 4. Amendment. Subsection 17.56.100 of Chapter 17.56, “Conditional Use
Permits,” of Title 17, “Zoning,” of the Hermosa Beach Municipal Code is hereby amended
to read in its entirety as follows, with deletions shown in strikethrough and additions
shown in bold italics:
“17.56.100 Effective date – Time limitation of appeal
The orderdecision of the planning commission in granting or denying a
conditional use permit shall become final and effective fifteen (15) ten days from the
date of the succeeding city council meeting at which it is determined whether or not to
review the decision of the from the planning commission decision unless the matter is
called up for City Council review pursuant to Section 2.52.040 of this code until within
such ten-day period or an appeal in writing is filed with the council by any person
dissatisfied with the decision of the planning commission. The filing of such an appeal
within such time shall stay the effective date of the order of the planning commission until
such time as the council has acted on the appeal as hereinafter set forth in this title.”
SECTION 5. Amendment. Subsection 17.64.020 of Chapter 17.64, “Development
Agreements,” of Title 17, “Zoning,” of the Hermosa Beach Municipal Code is hereby
amended to read in its entirety as follows, with deletions shown in strikethrough and
additions shown in bold italics:
“17.64.020 Periodic review of development agreements
Any approved development agreement shall be reviewed by the
planning commission (whose decision may be appealed to
the city council in writing within fifteen (15) ten days after the planning commission
decision on review) at least every twelve (12) months after the approval of the agreement.
The review shall be preceded by reasonable notice to the other party of the time of review
and of any evidence that the agreement is not being complied with.”
Page 300 of 324
SECTION 6. Severability. If any part of this ordinance or its application is deemed
invalid by a court of competent jurisdiction, the City Council intends that such invalidity
will not affect the effectiveness of the remaining provisions or applications and, to this
end, the provisions of this Ordinance are severable.
SECTION 7. California Environmental Quality Act (“CEQA”). The City Council finds
that this not a project subject to the California Environmental Quality Act (CEQA) pursuant
to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable
indirect physical change in the environment) and 15060(c)(3) (the activity is not a project
as defined in Section 15378) of the CEQA Guidelines (Chapter 3 to Title 14 of the California
Code of Regulations) because it has no potential for resulting in physical change to the
environment, directly or indirectly. Further, even if the amendment is a project, the project is
covered by the Common Sense Exemption that CEQA applies only to projects which have the
potential for causing a significant effect on the environment. There is no possibility that the
proposed change to the zoning code may have a significant effect on the environment,
therefore the activity is not subject to CEQA. This amendment is aimed at updating the appeal
period and City Council’s review, but it does not authorize any new physical development or
alter the intensity of land use in the area and will not cause any physical changes to the
environment. No special circumstances exist that the proposed change would create a
significant adverse effect on the environment (i.e. no sensitive species or habitats, no
hazardous sites, no scenic highways, no historic resources, etc.).
SECTION 8. Effective Date. This Ordinance shall become effective and be in full
force and effect from and after thirty (30) days of its final passage and adoption.
SECTION 9. Certification. The City Clerk is directed to certify the passage and
adoption of this Ordinance; cause it to be entered into the City’s book of original
ordinances; make a note of the passage and adoption in the records of this meeting; and,
within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be
published or posted in accordance with California law.
PASSED, APPROVED and ADOPTED on this ___th day of _______, 2026.
AYES:
NOES:
ABSTAIN:
ABSENT:
______________________________________________________________________________
Page 301 of 324
Mayor Rob Saemann
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA
ATTEST: APPROVED AS TO FORM:
_________________________________ _________________________________
Myra Maravilla Jason Baltimore
City Clerk Interim City Attorney
Page 302 of 324
Page 303 of 324
Page 304 of 324
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City of Hermosa Beach | Page 1 of 3
Meeting Date: December 16, 2025
Staff Report No. 25-CDD-175
Honorable Chair and Members of the Hermosa Beach Planning Commission
LOCATION: CITYWIDE
A ZONE TEXT AMENDMENT (TA 25-04) AMENDING HERMOSA BEACH
MUNICIPAL CODE SECTION 17.08.020(D) PERTAINING TO HOME
OCCUPATIONS
CEQA: The project is exempt from the CEQA per section 15061(b)(3) of the California
Environmental Quality Act Guidelines.
(Community Development Director Alison Becker)
Recommended Action:
Staff recommends that the Planning Commission:
1. Find that the adoption of the proposed ordinance exempt from review under the
California Environmental Quality Act (“CEQA”); and
2. Adopt a Resolution (Attachment 1) recommending that the City Council adopt the
proposed ordinance approving Zone Text Amendment 25-04 amending Section
17.08.020(D) pertaining to Home Occupations (Citywide).
Executive Summary:
This item proposes amendments to the Hermosa Beach Municipal Code (HBMC)
Section17.08.020(D) to simplify and expedite the business license process for home-
based businesses. The amendments are intended to enhance customer service, reduce
processing time, and improve consistency and transparency in the City’s business
licensing practices.
The proposed changes align with the City Council’s goals of supporting local economic
vitality, improving efficiency in City operations, and fostering a business-friendly
environment while maintaining compliance with applicable regulations.
Background:
The City currently regulates business licensing under Hermosa Beach Municipal Code
Chapters 5.04 and Section 17.08.020. While the existing procedures provide necessary
regulatory oversight, they were developed prior to the implementation of the City’s current
digital permitting systems and do not fully reflect best practices for online, streamlined,
and customer-centered processes.
Staff conducted a review of the City’s business license processes in coordination with
Administrative Services, Community Development, and the City Manager’s Office. The
Page 308 of 324
City of Hermosa Beach | Page 2 of 3
review identified several opportunities to modernize and clarify existing requirements for
both commercial business and home occupation licenses and were presented as an
information item at its December 9, 2025, meeting.
Discussion:
To modernize and streamline the City’s business licensing process, the proposed
amendments refine and clarify application requirements, ensuring consistency and
transparency in documentation standards for both commercial and home-based
businesses. Staff recommends the following amendments to HBMC Section 17.08.020(D)
– Home Occupations:
1. Combine Subsections (1) and (2): Merge the current subsections (1) and (2) to
streamline standards related to permitted floor area and storage of inventory or
materials. This amendment would allow one room within a dwelling unit to be used
for the home occupation, including the storage of related inventory and supplies.
2. Update Subsection (7): Replace the reference to “Planning Department” with
“Community Development Department” to reflect the current department title.
3. Update Subsection (11): Updating the title from “Planning Director” to current title,
“Community Development Director.” This change would ensure our code reflects
the current organizational structure.
4. Delete Subsection (17): Remove subsection (17), which requires a physical
inspection of the premises prior to permit approval. Inspections for home
occupations are no longer necessary given the limited, low-impact nature of most
home-based businesses. Removing this requirement would reduce staff workload
and expedite permit issuance without compromising code compliance or public
safety. Additionally, inspections of home offices are no longer common practice in
neighboring jurisdictions.
Next Steps:
Tentatively, this Zone Text Amendment is scheduled for the City Council meeting in
January of 2026.
General Plan Consistency:
PLAN Hermosa, the City’s General Plan, was adopted by the City Council in August 2017.
The proposed Zone Text Amendments pertaining to home occupations supports several
goals and policies within the Governance Element that are listed below.
Goal 1. The community is active and engaged in decision-making processes.
Policies:
2.9 Evaluation and feedback. Periodically solicit service evaluations from the
community and utilize feedback to improve and develop the City’s policies,
ordinances, programs, and funding priorities.
Page 309 of 324
City of Hermosa Beach | Page 3 of 3
Goal 3. Excellent customer service through the use of emerging technologies.
Policies:
3.1 Increased access to services. Strive to provide access to facilities,
programs, and services at times and locations that are convenient for residents
and businesses.
3.3 Online materials. As feasible, continue to expand the City’s website with
data and materials for residents and people doing business with the City,
including City Council and Commission agenda packets, permit application
forms, web-based geographic information systems (GIS), and use of new
technologies as appropriate.
Goal 5. Small beach town character is reflected throughout Hermosa Beach.
Policies:
5.1 Residential and commercial compatibility. Provide a balance between
residential and commercial uses and strive to ensure their compatibility.
5.3 Clear regulations. Establish clear, unambiguous regulations and policies to
clearly communicate the City’s expectations for new development.
Environmental Determination:
The proposed zone text amendment is a project subject to the California Environmental
Quality Act (CEQA) and qualifies for an exemption from CEQA pursuant to Section
15061(b)(3) (Common Sense Exemption) of the State CEQA Guidelines (Chapter 3 of
Division 6 of Title 14 of the California Code of Regulations). The activity is covered by the
Common Sense Exemption that CEQA applies only to projects which have the potential
to have a significant effect on the environment. There is no possibility that the proposed
change to the zoning code may have a significant effect on the environment, therefore
the activity is not subject to CEQA. No special circumstances exist that the proposed
change would create a significant adverse effect on the environment (i.e. no sensitive
species or habitats, no hazardous sites, no scenic highways, no historic resources, etc.).
Public Notification:
For the current agenda item, a notice was published in the Easy Reader on December 4,
2025, and notices posted at City Hall, the Library, and Community Resources Building.
Attachments:
1. Draft Planning Commission Resolution
2. Draft Ordinance Amending HBMC 17.08.020
Respectfully Submitted by: Leo Zalyan, Management Analyst
Concur: Alexis Oropeza, Planning Manager
Legal Review: Sarah Lockin, Interim Assistant City Attorney
Approved: Alison Becker, Community Development Director
Page 310 of 324
Page 1 of 77 RES NO. 25-XX
CITY OF HERMOSA BEACH
PC RESOLUTION NO. 25-xx
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA RECOMMENDING CITY COUNCIL APPROVE ZONE TEXT
AMENDMENT 25-xx PERTAINING TO HOME OCCUPATIONS (CITYWIDE) AND
DETERMINE THE PROJECT IS EXEMPT UNDER THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) PURSUANT TO SECTION 15061 (B)(3) OF THE OF THE
CALIFORNIA PUBLIC RESOURCES CODE.
THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES
HEREBY RESOLVE AS FOLLOWS:
WHEREAS, on December 9, 2025, the City Council directed staff to amend subsection
17.08.020(D) to update and streamline the requirements for home occupations in the R-1 Zone; and
WHEREAS, Hermosa Beach Municipal Code Chapter 17.08, “R-1 Single-Family
Residential Zone,” provides development standards for single-family dwellings in the City to
assure adequate access to schools, parks, and facilities, prohibit negative impacts from
nonresidential uses, protect the residential character of neighborhoods, and encourage a high
quality environment for family life; and
WHEREAS, Hermosa Beach Municipal Code Section 17.08.020 defines the permitted
uses in the R-1 Zone, which includes home occupations pursuant to subsection 17.08.020(D);
and
WHEREAS, the Planning Commission held a duly noticed public hearing on December
16, 2025, to consider amending subsection 17.08.020 (D) of the Hermosa Beach Municipal Code
(TA25-xx) as described in the draft ordinance attached as Exhibit A; and
WHEREAS, the proposed zone text amendment is not a project subject to the California
Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result
in a direct or reasonably foreseeable indirect physical change in the environment) and
15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines
(Chapter 3 to Title 14 of the California Code of Regulations) because it has no potential for
resulting in physical change to the environment, directly or indirectly. Further, even if the
amendment is a project, the project is covered by the Common Sense Exemption that CEQA applies
only to projects which have the potential for causing a significant effect on the environment. There is
no possibility that the proposed change to the zoning code may have a significant effect on the
environment, therefore the activity is not subject to CEQA. This amendment is aimed at updating the
permitted uses in the R-1 Zone to reflect current needs, but it does not authorize any new physical
development or alter the intensity of land use in the area and will not cause any physical changes to
Page 311 of 324
Page 2 of 77 RES NO. 25-XX
the environment. No special circumstances exist that the proposed change would create a significant
adverse effect on the environment (i.e. no sensitive species or habitats, no hazardous sites, no scenic
highways, no historic resources, etc.).
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Hermosa Beach hereby
recommends City Council approve Zone Text Amendment 25-xx, as included in Exhibit A.
PASSED, APPROVED and ADOPTED on this 16th day of December 2025.
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing PC Resolution 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 December 16, 2025.
Kate Hirsh Alison Becker
Chair Secretary
Date
Page 312 of 324
Page 3 of 77 RES NO. 25-XX
Exhibit A to Resolution PC 25-XX – Draft Ordinance
Page 313 of 324
CITY OF HERMOSA BEACH
ORDINANCE NO. 25-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA,
AMENDING SUBSECTION 17.08.020(D) OF THE HERMOSA BEACH MUNICIPAL CODE
RELATING TO HOME OCCUPATIONS; AND FINDING THE ACTION TO BE EXEMPT FROM
CEQA
RECITALS
WHEREAS, Hermosa Beach Municipal Code Chapter 17.08, “R-1 Single-Family Residential Zone,”
provides development standards for single-family dwellings in the City to assure adequate access to
schools, parks, and facilities, prohibit negative impacts from nonresidential uses, protect the residential
character of neighborhoods, and encourage a high quality environment for family life; and
WHEREAS, Hermosa Beach Municipal Code Section 17.08.020 defines the permitted uses in the
R-1 Zone, which includes home occupations pursuant to subsection 17.08.020(D); and
WHEREAS, the City desires to amend subsection 17.08.020(D) to update and streamline the
requirements for home occupations in the R-1 Zone; and
WHEREAS, the Hermosa Beach Planning Commission conducted a duly noticed public hearing on
the proposed ordinance at its meeting on December 16, 2025, and considered all public comment and
testimony. The Planning Commission adopted Resolution No. 25-XX recommending the adoption of the
proposed ordinance.
THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA DOES HEREBY ORDAIN AS
FOLLOWS:
SECTION 1. Recitals. The recitals above are true and correct, and are hereby incorporated herein
by this reference.
SECTION 2. Amendment. Subsection 17.08.020(D) of Chapter 17.08, “R-1 Single-Family
Residential Zone,” of Title 17, “Zoning,” of the Hermosa Beach Municipal Code is hereby amended to
read in its entirety as follows, with deletions shown in strikethrough and additions shown in bold italics:
“17.08.020 Permitted Uses.
Subject to the restrictions hereinafter specified, only the following uses are permitted in an R-1 zone:
…
D. Home Occupations. When conducted in accordance with the following requirements, and when a
permit therefor, containing any conditions deemed necessary to ensure compliance with the
requirements of this chapter and with its purpose and intent, has been issued by the business
license department; provided however, that any occupation may be excluded from certain or all
zones, or portions thereof, if determined by the planning commission to be incompatible with
neighboring residential uses.
The following requirements are severally and jointly stated as absolute requirements, and any home
occupation not conforming to the following requirements shall not be permitted:
Page 314 of 324
1. Such occupation shall be carried on only by occupants of a dwelling, and shall be restricted to only
one room in the dwelling, and all materials, equipment, or facilities shall be kept therein. involve
the use of not more than four hundred (400) square feet, not to exceed twenty-five (25) percent of
the total area of the permitted buildings on the premises.
2. Inventory and supplies for such home occupation shall occupy not more than twenty-five (25)
percent of the permitted area and shall be stored entirely within an enclosure or building.
3. 2. No sale of goods is permitted on the premises.
4. 3. No employees are allowed.
5. 4. No signs are permitted.
6. 5. No display of any kind shall be visible from the exterior of the premises.
7. 6. Light, but not medium or heavy, business machines are allowed. The classification by the
planning department shall be final.
8. 7. No presses, data processing equipment, or any electrical or other equipment requiring
specialized electrical installation, or requiring over one hundred twenty (120) volts of power to
operate are allowed, nor shall any mechanical shop or electrical tools be permitted except those
which are customary to home crafts.
9. 8. No tools or equipment may be operated which make a sound audible from without the premises
at a distance of twenty (20) feet from the property line, between the hours of 6:00 p.m. and
9:00 a.m. No activity or equipment which makes any loud or whining noise discernible from
without the premises is permitted at any time.
10. 9. No garaging or storing of vehicles bearing any advertising related to the home occupation is
allowed upon the premises or in the street in the vicinity.
11. 10. No foot or vehicle traffic may be generated to or from the premises except for traditional uses
such as tutors and day care centers as approved by the Community Development Director.
planning director.
12. 11. There shall be complete conformity to fire, building, plumbing, electrical, zoning and health
codes and to all state and city laws and ordinances; except, where required parking spaces are
not available, the planning commission may temporarily waive such requirements if they find:
a. The garage, carport or space is not available solely because of temporary storage, and not
because of construction and/or building improvement or modifications; and
Page 315 of 324
b. The temporary storage is not related to products, materials, etc., used for the conduct of
the home occupation; and
c. Such waiver to be effective only if no detrimental effects are caused to adjacent properties
and no valid complaints were filed due to storage.
13. 12. No structural alterations of the premises are permitted solely for the benefit of the business.
14. 13. No listing or advertising of the address of such home occupation for business purposes is
permitted including display ads in telephone, business and city directories and in newspapers
and magazines. The telephone number and address may be listed on business cards.
15. 14. The term of any permit shall be for one (1) year, or for such other period as shall be authorized
by the city council.
16. 15. It shall be a condition of any permit hereunder that the applicant shall agree that, in the event
of amendment of this section to prohibit such or any home occupation in a zone in which the
same is situated, that such home occupation shall not have the status of nonconforming use,
and may be eliminated forthwith without provision for extended liquidation or amortization.
17. Prior to permit approval, the premises shall be inspected to determine compliance with all
limitations and requirements, particularly subsection (D)(12) of this section.
…”
SECTION 3. Severability. If any part of this ordinance or its application is deemed invalid by a
court of competent jurisdiction, the City Council intends that such invalidity will not affect the
effectiveness of the remaining provisions or applications and, to this end, the provisions of this
Ordinance are severable.
SECTION 4. California Environmental Quality Act (“CEQA”). The City Council finds that this
Ordinance is not subject to CEQA pursuant to Sections 15060(c)(2) (the activity will not result in a direct
or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is
not a project as defined in Section 15378) of the CEQA Guidelines (Chapter 3 to Title 14 of the California
Code of Regulations) because it has no potential for resulting in physical change to the environment,
directly or indirectly.
SECTION 5. Effective Date. This Ordinance shall become effective and be in full force and effect
from and after thirty (30) days of its final passage and adoption.
SECTION 6. Certification. The City Clerk is directed to certify the passage and adoption of this
Ordinance; cause it to be entered into the City’s book of original ordinances; make a note of the passage
and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption
of this Ordinance, cause it to be published or posted in accordance with California law.
Page 316 of 324
PASSED, APPROVED and ADOPTED on this ___th day of _______, 2026.
AYES:
NOES:
ABSTAIN:
ABSENT:
______________________________________________________________________________
Mayor Rob Saemann
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA
ATTEST: APPROVED AS TO FORM:
_________________________________ _________________________________
Myra Maravilla Jason Baltimore
City Clerk Interim City Attorney
Page 317 of 324
CITY OF HERMOSA BEACH ORDINANCE NO. 25-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, AMENDING SUBSECTION 17.08.020(D) OF THE HERMOSA BEACH MUNICIPAL CODE RELATING TO HOME OCCUPATIONS; AND FINDING THE ACTION TO BE EXEMPT FROM
CEQA
RECITALS
WHEREAS, Hermosa Beach Municipal Code Chapter 17.08, “R-1 Single-Family Residential Zone,” provides development standards for single-family dwellings in the City to assure adequate access to schools, parks, and facilities, prohibit negative impacts from
nonresidential uses, protect the residential character of neighborhoods, and encourage a high
quality environment for family life; and
WHEREAS, Hermosa Beach Municipal Code Section 17.08.020 defines the permitted uses in the R-1 Zone, which includes home occupations pursuant to subsection 17.08.020(D); and
WHEREAS, the City desires to amend subsection 17.08.020(D) to update and streamline
the requirements for home occupations in the R-1 Zone; and
WHEREAS, the Hermosa Beach Planning Commission conducted a duly noticed public hearing on the proposed ordinance at its meeting on December 16, 2025, and considered all public comment and testimony. The Planning Commission adopted Resolution No. 25-XX recommending the adoption of the proposed ordinance.
THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA DOES
HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Recitals. The recitals above are true and correct, and are hereby incorporated herein by this reference.
SECTION 2. Amendment. Subsection 17.08.020(D) of Chapter 17.08, “R-1 Single-
Family Residential Zone,” of Title 17, “Zoning,” of the Hermosa Beach Municipal Code is hereby
amended to read in its entirety as follows, with deletions shown in strikethrough and additions shown in bold italics:
“17.08.020 Permitted Uses.
Subject to the restrictions hereinafter specified, only the following uses are permitted in an R-1
zone:
…
D. Home Occupations. When conducted in accordance with the following requirements, and when a permit therefor, containing any conditions deemed necessary to ensure compliance with the
Page 318 of 324
requirements of this chapter and with its purpose and intent, has been issued by the business license department; provided however, that any occupation may be excluded from certain or
all zones, or portions thereof, if determined by the planning commission to be incompatible
with neighboring residential uses.
The following requirements are severally and jointly stated as absolute requirements, and any home occupation not conforming to the following requirements shall not be permitted:
1. Such occupation shall be carried on only by occupants of a dwelling, and shall be restricted to
only one room in the dwelling, and all materials, equipment, or facilities shall be kept therein. involve the use of not more than four hundred (400) square feet, not to exceed twenty-five (25) percent of the total area of the permitted buildings on the premises.
2. Inventory and supplies for such home occupation shall occupy not more than twenty-five (25)
percent of the permitted area and shall be stored entirely within an enclosure or building.
3. 2. No sale of goods is permitted on the premises.
4. 3. No employees are allowed.
5. 4. No signs are permitted.
6. 5. No display of any kind shall be visible from the exterior of the premises.
7. 6. Light, but not medium or heavy, business machines are allowed. The classification by the planning department Community Development Department shall be final.
8. 7. No presses, data processing equipment, or any electrical or other equipment requiring
specialized electrical installation, or requiring over one hundred twenty (120) volts of
power to operate are allowed, nor shall any mechanical shop or electrical tools be permitted except those which are customary to home crafts.
9. 8. No tools or equipment may be operated which make a sound audible from without the
premises at a distance of twenty (20) feet from the property line, between the hours of 6:00
p.m. and 9:00 a.m. No activity or equipment which makes any loud or whining noise discernible from without the premises is permitted at any time.
10. 9. No garaging or storing of vehicles bearing any advertising related to the home occupation
is allowed upon the premises or in the street in the vicinity.
Page 319 of 324
11. 10. No foot or vehicle traffic may be generated to or from the premises except for traditional uses such as tutors and day care centers as approved by the Community Development
Director. planning director.
12. 11. There shall be complete conformity to fire, building, plumbing, electrical, zoning and health codes and to all state and city laws and ordinances; except, where required parking spaces are not available, the planning commission may temporarily waive such
requirements if they find:
a. The garage, carport or space is not available solely because of temporary storage, and not because of construction and/or building improvement or modifications; and
b. The temporary storage is not related to products, materials, etc., used for the conduct of the home occupation; and
c. Such waiver to be effective only if no detrimental effects are caused to adjacent
properties and no valid complaints were filed due to storage.
13. 12. No structural alterations of the premises are permitted solely for the benefit of the business.
14. 13. No listing or advertising of the address of such home occupation for business purposes is
permitted including display ads in telephone, business and city directories and in newspapers and magazines. The telephone number and address may be listed on business cards.
15. 14. The term of any permit shall be for one (1) year, or for such other period as shall be
authorized by the city council.
16. 15. It shall be a condition of any permit hereunder that the applicant shall agree that, in the event of amendment of this section to prohibit such or any home occupation in a zone in
which the same is situated, that such home occupation shall not have the status
of nonconforming use, and may be eliminated forthwith without provision for extended liquidation or amortization.
17. Prior to permit approval, the premises shall be inspected to determine compliance with all
limitations and requirements, particularly subsection (D)(12) of this section.
…”
SECTION 3. Severability. If any part of this ordinance or its application is deemed invalid
by a court of competent jurisdiction, the City Council intends that such invalidity will not affect
the effectiveness of the remaining provisions or applications and, to this end, the provisions of this
Ordinance are severable.
SECTION 4. California Environmental Quality Act (“CEQA”). The City Council finds
that this Ordinance is not subject to CEQA pursuant to Sections 15060(c)(2) (the activity will not
Page 320 of 324
result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines
(Chapter 3 to Title 14 of the California Code of Regulations) because it has no potential for
resulting in physical change to the environment, directly or indirectly.
SECTION 5. Effective Date. This Ordinance shall become effective and be in full force and effect from and after thirty (30) days of its final passage and adoption.
SECTION 6. Certification. The City Clerk is directed to certify the passage and adoption
of this Ordinance; cause it to be entered into the City’s book of original ordinances; make a note
of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.
PASSED, APPROVED and ADOPTED on this ___th day of _______, 2026.
AYES:
NOES:
ABSTAIN:
ABSENT:
______________________________________________________________________________
Mayor Rob Saemann
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA
ATTEST: APPROVED AS TO FORM:
_________________________________ _________________________________
Myra Maravilla Jason Baltimore City Clerk Interim City Attorney
Page 321 of 324
Revision: 12/2/2025 F:\B95\CD\PC\2025\Planning Commission 2026 Meeting Schedule.docx
Planning Commission 2026 Meeting Schedule
Planning Commission meetings are on the third Tuesday of the month at 5:00pm.
• Tuesday, January 20, 2026
• Tuesday, February 17, 2026
• Tuesday, March 17, 2026
• Tuesday, April 21, 2026
• Tuesday, May 19, 2026
• Tuesday, June 16, 2026
• Tuesday, July 21, 2026
• Tuesday, August 18, 2026
• Tuesday, September 15, 2026
• Tuesday, October 20, 2026
• Tuesday, November 17, 2026
• Tuesday, December 15, 2026
CITY OF HERMOSA BEACH
COMMUNITY DEVELOPMENT DEPARTMENT | PLANNING DIVISION
1315 VALLEY DRIVE | HERMOSA BEACH | CA 90254 FOR QUESTIONS PLEASE CONTACT PLANNING@HERMOSABEACH.GOV OR CALL (310) 318-0242
OFFICE HOURS: MONDAY TO THURSDAY, 7:00 AM TO 6:00 PM
Page 322 of 324
City of Hermosa Beach | Page 1 of 1
Meeting Date: December 16, 2025
Staff Report No. 25-CDD-179
Honorable Chair and Members of the Hermosa Beach Planning Commission
PLANNING COMMISSION TENTATIVE FUTURE AGENDA
(Planning Manager Alexis Oropeza)
Recommended Action:
Staff recommend Planning Commission receive and file the tentative future agenda for
the Planning Commission regular meeting of January 20, 2026.
Attachment:
1. Planning Commission Tentative Agenda for January 2026
Respectfully Submitted by: Alexis Oropeza, Planning Manager
Approved: Alison Becker, Community Development Director
Page 323 of 324
C:\Program Files\eSCRIBE\TEMP\18553698128\18553698128,,,Attachment 1. Planning Commission Tentative Agenda January.docx
Tentative Future Agendas
PLANNING COMMISSION
City of Hermosa Beach
Tuesday, January 20, 2026
Regular Meeting
Project Title Public
Notice
Meeting
Date
Zone Text Amendment – Hermosa Beach Municipal Code Title 17
pertaining to Accessory Dwelling Units (ADUs) and Junior ADUs.
(Public Hearing)
12/23/25 1/20/26
Upcoming and Pending
Zoning Code More Study Sessions upcoming
3201 Pacific Coast Highway – Precise Development Plan and Parking Plan for new
commercial building (Skechers)
Page 324 of 324