HomeMy WebLinkAbout2024-11-18
CITY OF HERMOSA BEACH
PLANNING COMMISSION
Regular Meeting Agenda
Monday, November 18, 2024
7:00 PM
Council Chambers
1315 Valley Drive
Hermosa Beach, CA 90254
COMMISSIONERS
David Pedersen, Chairperson
Kate Hirsh, Vice Chairperson
Stephen Izant, Commissioner
Michael Flaherty, Commissioner
Peter Hoffman, Commissioner
AMERICANS WITH DISABILITIES ACT OF 1990
To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) are
available for check out at the meeting. If you require special assistance to participate in this meeting,
you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at
cityclerk@hermosabeach.gov at least 48 hours before the meeting.
PARTICIPATION AND VIEWING OPTIONS
Hermosa Beach Planning Commission meetings are open to the public and are being held in person
in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254. Public
comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the
meeting by submitting an eComment for an item on the agenda. As a courtesy only, the public may
view and participate on action items listed on the agenda via the following:
Zoom:
https://us02web.zoom.us/j/82539742028?pwd=OUNTRDNvd2I6TzBpTDIjc2x6bGFwdz09
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Phone: Toll Free: (833) 548 0276; Meeting ID: 825 3974 2028, then #; Passcode: 207860•
eComment: Submit an eComment no later than three (3) hours before the meeting start time.
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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.
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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 •
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try another viewing option. View staff reports and attachments at www.hermosabeach.gov/agenda.
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Pages
1.CALL TO ORDER
2.PLEDGE OF ALLEGIANCE
3.ROLL CALL
4.APPROVAL OF AGENDA
This is the time for Planning Commission to discuss any changes to the order of
agenda items.
5.PUBLIC COMMENT
This is the time for members of the public to address the Planning Commission
on any items within the Commission's jurisdiction and on items where public
comment will not be taken. The public is invited to attend and provide public
comment. Public comments are limited to two minutes per speaker and shall
only be taken from those present in the Council Chambers. No remote public
comment will be taken during this time unless required by the Brown Act. A total
of thirty minutes will be allocated to this initial public participation item. This time
allotment may be modified due to time constraints at the discretion of the Chair.
No action will be taken on matters raised during public comment, except that the
Planning Commission may take action to schedule issues raised during public
comment for a future agenda. Speakers with comments regarding City
management or departmental operations are encouraged to submit those
comments directly to the Community Development Director or City Manager's
Office.
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. Planning
Commission members may orally register a negative vote on any consent
calendar item without pulling the item for separate consideration prior to the vote
on the consent calendar. There will be no separate discussion of these items
unless a Commission member removes an item from the Consent Calendar
prior to the vote on the consent calendar item. Items removed will be considered
under a latter agenda item, with only in-person public comment permitted at that
time in the Chambers. The title is deemed to be read and further reading waived
of any resolution or ordinance listed on the consent calendar for introduction or
adoption.
Recommendation:
To approve the consent calendar.
6.a ACTION MINUTES OF THE PLANNING COMMISSION REGULAR
MEETING OF OCTOBER 15, 2024 - 24-CDD-074
6
(Administrative Assistant Melanie Hurtado)
Recommendation:
Staff recommend Planning Commission receive and file the action
minutes of the Planning Commission regular meeting of October 15,
2024.
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7.PUBLIC HEARING
7.a TRI-ANNUAL REPORT FOR ON-SALE ALCOHOLIC BEVERAGE
CONDITIONAL USE PERMITS REPORTING PERIOD OF MARCH 1,
2024, TO AUGUST 31, 2024 - 24-CDD-073
15
CEQA: Determine that the project is categorically exempt from the
California Environmental Quality Act.
(Contract Planner Kaneca Pompey)
Recommendation:
Staff recommends that the Planning Commission conduct a public
hearing on the tri-annual Conditional Use Permit report.
7.b REQUEST TO APPROVE A CONDITIONAL USE PERMIT (CUP 24-07)
AND PRECISE DEVELOPMENT PLAN (PDP 24-04) TO ALLOW A NEW
2,689-SQUARE-FOOT PHYSICAL RECOVERY STUDIO AT 301 PIER
AVENUE IN THE SPECIFIC PLAN AREA 11 (SPA-11) ZONE - 24-CDD-
080
34
CEQA: Determine that the project is categorically exempt from the
California Environmental Quality Act
(Associate Planner Jake Whitney)
Recommendation:
Staff recommends that the Planning Commission:
1) Determine that the project is categorically exempt from the California
Environmental Quality Act (CEQA); and
2) Approve Conditional Use Permit 24-07 and Precise Development Plan
24-05 for a new 2,689-square-foot physical recovery studio at 301 Pier
Ave (Suite B) subject to conditions
7.c REQUEST TO APPROVE CONDITIONAL USE PERMIT (CUP 24-12)
AND PRECISE DEVELOPMENT PLAN (PDP 24-13) TO ALLOW A NEW
2,386-SQUARE-FOOT PILATES STUDIO AT 301 PIER AVENUE IN
THE SPECIFIC PLAN AREA 11 (SPA-11) ZONE - 24-CDD-082
87
CEQA: Determine that the project is categorically exempt from the
California Environmental Quality Act
(Associate Planner Jake Whitney)
Recommendation:
Staff recommends that the Planning Commission:
1) Determine that the project is categorically exempt from the California
Environmental Quality Act (CEQA); and
2) Approve Conditional Use Permit 24-12 and Precise Development Plan
24-13 for a new 2,386-square-foot Pilates studio at 301 Pier Ave (Suite
A) subject to conditions of approval.
8.STAFF ITEMS
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8.a COMMUNITY DEVELOPMENT DIRECTOR REPORT
9.PLANNING COMMISSION COMMENTS
Planning Commission members may briefly respond to public comments, may
ask a question for clarification, or make a brief announcement or report on his or
her own activities or meetings attended.
10.FUTURE AGENDA ITEMS
Questions from Planning Commission members regarding the status of future
agenda items. No discussion or debate of these requests shall be undertaken.
10.a PLANNING COMMISSION TENTATIVE FUTURE AGENDA - 24-CDD-
075
137
(Administrative Assistant Melanie Hurtado)
Recommendation:
Staff recommends Planning Commission receive and file the December
16, 2024 Planning Commission tentative future agenda.
10.b PLANNING COMMISSION MEETING SCHEDULE FOR 2025 - 24-
CDD-076
139
(Administrative Assistant Melanie Hurtado)
Recommendation:
Staff recommends Planning Commission receive and file the Planning
Commission meeting schedule for 2025.
11.PUBLIC COMMENT
This time is set aside for the public to address the Commission on any item of
interest within the subject matter jurisdiction of the Commission that could not be
heard under Item 4 during the first public participation item because there were
too many prior public speakers and the thirty-minute maximum time limit was
exhausted.
12.ADJOURNMENT
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City of Hermosa Beach | Page 1 of 1
Meeting Date: November 18, 2024
Staff Report No. 24-CDD-074
Honorable Chairperson and Members of the Hermosa Beach Planning Commission
ACTION MINUTES OF THE PLANNING COMMISSION REGULAR MEETING OF
OCTOBER 15, 2024
(Administrative Assistant Melanie Hurtado)
Recommendation:
Staff recommend Planning Commission receive and file the action minutes of the
Planning Commission regular meeting of October 15, 2024.
Attachment:
Planning Commission Action Minutes Regular Meeting of October 15, 2024
Respectfully Submitted by: Melanie Hurtado, Administrative Assistant
Approved: Alexis Oropeza, Planning Manager
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City of Hermosa Beach | Page 1 of 5
Meeting Date: November 18, 2024
Staff Report No. 24-CDD-073
Honorable Chairperson and Members of the Hermosa Beach Planning Commission
TRI-ANNUAL REPORT FOR ON-SALE ALCOHOLIC BEVERAGE CONDITIONAL
USE PERMITS REPORTING PERIOD OF MARCH 1, 2024, TO AUGUST 31, 2024
CEQA: Determine that the project is categorically exempt from the California
Environmental Quality Act.
(Contract Planner Kaneca Pompey)
Recommended Action:
Staff recommends that the Planning Commission conduct a public hearing on the tri-
annual Conditional Use Permit report.
Executive Summary:
The tri-annual report represents the findings of the administrative review process in
which the activities of establishments that have a Conditional Use Permit (CUP) and on-
sale alcoholic beverage license are reviewed against an established set of criteria
(Attachment 1). This report covers the period from March 1, 2024, to August 31, 2024.
Based on the data collected during this reporting period, no establishments have
reached the threshold for referral to initiate a Planning Commission review of a CUP.
Background:
The tri-annual report is a review of all on-sale alcoholic beverage establishments that
operate with an approved CUP. The review is presented to the Planning Commission
over the course of two meetings; the first meeting presents the report as an informational
item, while the second meeting is conducted as a public hearing. This is the second of
the two reports and provides background information gathered for this review period. If
an establishment violates any criterion within the set of standards identified in
(Attachment 1) by exceeding the defined number of incidents in any six-month period,
it will be referred to the Planning Commission for review of its CUP. The review may lead
to a modification or revocation hearing based on the type, frequency, or number of
incidents or violations.
The tri-annual report provides data related to each criterion, from City departments and
outside agencies involved in the review, including Code Enforcement, Hermosa Beach
Police Department (HBPD), Los Angeles County Fire Department (LACFD), and
California Department of Alcoholic Beverage Control (ABC). The data provided in the
report does not change between the two meetings presenting the data as an
informational item, and a public hearing. The two-step Planning Commission review was
established in 2017. In March 2019, the City Council approved Planning Commission's
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City of Hermosa Beach | Page 2 of 5
recommended changes to the process, which included a requirement to conduct the
review three times per year. This is the third report in 2024 and covers the six-month
reporting period of March 1, 2024, to August 31, 2024. In addition to current reporting
data from each respective department and/or Agency (March 1, 2024, to August 31,
2024), the previous reporting period data (November 1, 2023, to April 30, 2024) is
attached for review.
Upon request, all relevant establishments can produce prepared food-to-alcohol ratio
reports for the time referenced above. The next report will be presented in February 2025
and will cover the reporting period of July 1, 2024, to December 31, 2024.
Discussion:
Hermosa Beach Polic Department
As part of each tri-annual review, the Hermosa Beach Police Department is consulted for
any calls for service or reports at establishments with a Conditional Use Permit for on-
sale alcohol sales. During the current reporting period of March 1, 2024, through August
31, 2024, the Hermosa Beach Police Department reported sixteen (16) police reports and
four (4) calls for service related to establishments with CUPS for alcohol sales. Of the
sixteen (16) reports and four (4) calls for service, none were characterized by HBPD as
CUP violations. For additional details on the Police reporting data and protocols please
refer to Attachments 2 and 3. There were no police reports warranting a CUP review
during this review period.
Los Angeles County Fire
The Los Angeles County Fire Department (LACFD) provides information about paramedic
records which may be used to assist in the investigative analysis of responsible alcohol-
serving practices at on-sale beverage serving establishments. LACFD reported a total of
58 calls for ambulance service that were attributed to alcohol during this review period.
Health Insurance Portability and Accountability Act (HIPAA) Privacy Rules prevent
LACFD from identifying the reported incidents with a specific business. Therefore, the
data is not capable of providing any meaningful information on the alcohol-serving
practices of specific establishments. However, this information continues to be requested
following the Process and Standards for Review established for On-sale Alcoholic
Beverage Conditional Use Permits. LACFD is also responsible for inspecting the various
establishments in the City for fire prevention measures which are conducted after the
summer season. Although this data is site-specific, it relates to the facility inspected and
does not correlate with alcohol service.
Code Enforcement
Code Enforcement routinely checks on-sale establishments for Conditional Use Permit
compliance. Violations that are both a Municipal Code violation and a CUP violation are
only counted once. Although businesses may have received warnings, the Department’s
policy is to request compliance before issuing a citation fine. During this period, Code
Enforcement did not issue any citations for violations of a Conditional Use Permit for on-
sale alcohol.
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City of Hermosa Beach | Page 3 of 5
Process Criteria Statistics for On-Sale Alcoholic Beverage Conditional Use Permit
Businesses (March 1st, 2024, to August 31st, 2024)
Criteria Summary of All Businesses
Violation of Operating Hours 0
ABC Violations reported to ABC
(underage serving, violation of hours, etc.)
0
Overcrowding Citation 0
Serious Crime on Premises indicative of
Lack of Adequate Security
0
Criminal Citation of Staff while Working/on
Premises
0
Noise Violation 0
Outdoor Encroachment Permit Violation 0
Building Code Violation (including.
Remodeling without a permit)
0
Health Department Violation 0
Sign Ordinance Violation 0
NPDES Violation 0
Violation of any CUP Condition* 0
*Most but not all Code violations are also CUP violations but shall only count as one
violation.
Conclusion
Based on the data collected during the reporting period form all relevant departments and
agencies, no establishments have reached the threshold for referral to initiate a Planning
Commission review of a CUP.
General Plan Consistency:
This report and associated recommendation have been evaluated for their consistency
with the City’s General Plan. Relevant Policies are listed below:
General Plan Consistency
Goals & Policies Findings
Governance Element
Goal 2: The community is active and
engaged in decision -making processes
Policy 2.6 Responsive to community
needs
Continue to be responsive to community
inquiries, providing public information and
recording feedback from community
interactions.
The tri-annual review provides an
opportunity for residents, business owners,
and the public at large to engage in the
decision-making process for CUP
modifications.
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City of Hermosa Beach | Page 4 of 5
General Plan Consistency
Public Safety Element
Goal 5: High Quality police and fire
protection services provided to residents
and visitors
Policy 5.1 Crime deterrence. Regularly
evaluate the incidence of crime and identify
and implement measures to deter crime.
Policy 5.2 High level of response. Achieve
optional utilization of allocated public safety
resources and provide desired levels of
response, staffing, and protection within the
community.
Policy 5.3 Use of technology. Provide and
use smart surveillance technology and
communication systems to improve crime
prevention and inform the community
regarding actions to take in case of
emergency.
Policy 5.8 Nuisance abatement. Encourage
Police Department review of uses that may be
characterized historically by high levels of
nuisance (noise, nighttime patronage, and/or
rates of criminal activity) providing for
conditions of control of use to prevent adverse
impacts on adjacent residences, schools,
religious facilities, and similar “sensitive”
uses.
The tri-annual report supports accountability
with respect to alcohol serving
establishments and ensures police
resources are being best utilized and don’t
disproportionately require public safety
resources.
The regular review also provides an
opportunity to the City to impose additional
CUP conditions to operators that incur
repeated violations such as enhancing on-
site security guards or increasing security
camera footage to prevent future crimes
and/or violations. Through these efforts the
City seeks to minimize nuisances and
improve upon the quality of life for local
residents and visitors.
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA), the report qualifies for a
common-sense exemption, as defined in section 15061 (b)(3) of the CEQA Guidelines,
as it can be seen with certainty that there is no possibility that the activity in question may
have a significant effect on the environment.
Public Notification:
For the November 18, 2024 Planning Commission hearing, a legal ad was published on
November 7, 2024 in the Easy Reader, a newspaper of general circulation. As of the
writing of the report, staff have received no public comments on this matter.
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City of Hermosa Beach | Page 5 of 5
Fiscal Impact:
There is no fiscal impact associated with the recommended action.
Attachments:
1. Process and Standards
2. HBPD/ABC Report March 1, 2204, to August 31, 2024
3. HBPD/ABC Report November 1, 2023, to April 30, 2024
Respectfully Submitted by: Kaneca Pompey, Contract Planner
Legal Review: Patrick Donegan, City Attorney
Approved: Alexis Oropeza, Planning Manager
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Process and Standards for Review of On-Sale Alcoholic Beverage Conditional Use Permits
1) The CUP review process will consist of an administrative review process in which the on-sale establishments’ activities would be reviewed against an established set of criteria three times per year.
2) On-sale establishments with a CUP would be referred to the Planning Commission for a CUP review, and subsequently for a modification/revocation hearing if the Commission so decided upon its review, when they exceed
established standards for each criteria to trigger such a review. 3) The standards that would trigger a referral to the Planning Commission for a CUP review and potential
modification/revocation hearing will be based on the frequency or number of incidents/violations within a stipulated timeframe.
4) The standards that would trigger a referral to the Planning Commission for a CUP review and potentially for a subsequent modification/revocation hearing are as indicated in Table 1 below.
5) The administrative review of CUPs should be conducted three times per year with an evaluation of the on-sale establishments’ activities for the prior 6-month period.
6) The standards or criteria of the CUP review system will be made readily available to all on-sale establishments with CUPs and the public via the City website and/or other appropriate media (including direct mailings) to minimize any
confusion over what standards will initiate a Planning Commission review and potential modification/revocation hearing.
7) Information from Police and Fire Department related to patterns of patronage of on-sale establishments (as indicated by investigations of intoxicated persons after incidents) and consistency with “Model House Policies” may be generally
considered by the Planning Commission as factors in whether the business is being operated responsibly and engaging in the responsible service of alcohol. This information may be considered by the planning commission, as
additional justification for holding a CUP review hearing after referral based on the criteria above has been determined and as evidence in any CUP modification/revocation hearing.
Table 1. CUP Review Standards
Standard Initiating P.C. Review(a)
Criterion (Number of incidents in any 6 months) Violation of Operating Hours 2
ABC Violations (underage serving, violation of hours, etc.) 2 Overcrowding Citation 1
Criminal Citation of Staff while Working/on Premises 2 Serious Crime on Premises indicative of Lack of Adequate Security 2
(Combination of any 3 or more)
Violation of any CUP Condition (b) ABC Violations (underage service, violation of hours, etc.)
Overcrowding Citation Criminal Citation of Staff while Working/on Premises
Serious Crime on Premises indicative of Lack of Adequate Security Noise Citation
Health Department Violation Outdoor Encroachment Permit Violation
Building Code Violation (incl. remodeling without permit) Sign Ordinance Violation
NPDES Violation (Administrative Determination)
“Excessive Number” of Calls for Police Service
“Excessive Number” of Public Complaints to City “Excessive Number” of Criminal Events on/adjacent to Premises
NOTE: (a) – Recommended threshold number; Chief of Police may recommend CUP review to Commission at his/her discretion—at any time regardless of number of incidents in any period of time, to determine whether revocation/medication is appropriate under HBMC 17.70.010—as stipulated in many current CUPs and the Municipal Code. (b) Non-submittal of food to alcohol sales ratio reports in a timely manner when required by a CUP is considered a violation of the CUP condition. Reporting of the food to alcohol sales ratio required by a CUP, ABC license, or the Municipal Code may be required and considered during any modification/revocation action.
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HBPD and ABC
The Hermosa Beach Police Department (HBPD) conducts a thorough review of all police
reports related to establishments which hold a CA Department of Alcoholic Beverage
(ABC) on-sale alcohol license in conjunction with a Conditional Use Permit (CUP).
Additionally, HBPD contacts owners and managers of establishments related to any
concern(s) the Police Department may have, of issues that do not rise to CUP violation.
The Police reports are initiated by a Call for Service (CFS) or if an officer observes an
incident/violation/or contacts someone in an enforcement capacity. The CFS may result
in a report, citation, arrest, or no action may be taken. It is important to note that a CFS
or a report at a specific address does not mean an incident happened inside the address
or is directly related to a specific business; the address may simply be associated as a
landmark (identifying the location of an incident) wherein the location itself had nothing to
do with the incident.
Therefore, a CFS or report should not be assumed to be problematic or involved in the
incident as the CFS or report may have nothing to do with the specific address or location
other than used as a landmark/identifying the location of an incident which may have
occurred outside of the location.
HBPD will note the number of CFS, and Reports associated with an address, along with
the category of the reports (e.g., Drunk, Disturbance, Assault, etc.). An establishment will
not have a CUP violation charged against them, unless, in HBPD’s review process it is
determined that the establishment was complicit or clearly negligent in its actions which
results in a violation of the CUP standards.
As detailed in Attachment 2, HBPD’s statistics may have four (4) “Total” reports, of which
only three (3) are “reviewed”, which would indicate that one of the four reports has nothing
to do with the location. The number under the type of report may or may not be charged
against the establishment, based on information demonstrating the establishment’s
complicity or negligence, that would then inform a determination made by the HBPD Chief
of Police.
During the reporting period of March 1, 2024, to August 31st, 2024, there were sixteen
(16) police reports and four (4) calls for service related to establishments with CUPS that
merited review by HBPD staff. Of the sixteen (16) police reports reviewed, three (3) were
previously reviewed during the last CUP reporting period, as the tri-annual review
contains overlapping time periods (previous period covered November 1, 2023, to April
30th, 2023). Additionally, there were three (4) calls for service that were reviewed, none
of which were reviewed during the last period. Of the sixteen reports reviewed, none were
deemed to count for CUP violations. The four calls for service were also not deemed to
count as a violation.
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Attachment 2.
As noted in Attachment 2, a joint ABC grant with Manhattan Beach Police Department
has been issued for October 2023-September 2024. Training per the grant has been
administered and there are deployments planned over the next several months.
American Junkie had one report which was reviewed during the last period and was not
deemed a CUP violation.
Baja Sharkeez had one report reviewed where subjects were involved in an altercation
inside the location and staff attempted to de-escalate the situation, and separated the
parties involved. The investigation concluded that the complainant was the instigator, and
the case was not refereed for prosecution. The call for service reviewed was regarding a
cell phone that was inside the establishment and the patron requested it back.
Barnacles had one case that was previously reviewed and not a CUP violation. The call
for service reviewed was a subject refusing to leave the location.
Hennessey’s Tavern had 3 reports reviewed this period. The first report had two
intoxicated subjects that were verbal with staff after being kicked out of the establishment.
Subjects were notified to not return.
The second report was a subject that was asked to leave the establishment due to their
level of intoxication. The subject attempted to return and refused entry/ The subject
returned and was aggressive toward staff.
The final report was an intoxicated subject who was laying on the floor of the restroom
and refused to leave the establishment. The subject was arrested for public intoxication,
resisting arrest and trespassing.
There was one call for service reviewed for a subject refusing to leave at 1:30 am.
Hermosa Saloon had one report and one call for service reviewed. The call was a
reporting party unhappy with the way the business was being run, and they were advised
to contact ABC if they desired to file a complaint. The one report involved a subject taking
and consuming other patrons drinks before getting into a physical altercation. The subject
was subdued and escorted out of the business.
During the reporting period, The Lighthouse had one report reviewed. During the
investigation, the victim was seen getting poked by a rose being held by another patron
and when he grabbed the rose, another patron pushed the victim, the victim then swung
at the person that pushed him, and a fight ensue. The suspect then punched the victim
knocking him unconscious. The subjects then fled the location.
Paisanos had two reports reviewed this period, and one person was involved in both
reports. The subject was involved in a physical altercation inside the business in July,
then again in August the same subject became involved with people inside the business,
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and it continued outside the business. The suspect was arrested, and the victim decided
they were non-desirous.
Patrick Molloy’s had three (3) cases reviewed, one of which was reviewed last period,
and therefore will not be recapped here. The first case involved subjects that were ejected
from the location due to a verbal argument inside. The removed subject spit in the face
of the employee and was arrested. The subject was arrested for resisting arrest, public
intoxication and battery. The City Prosecutor filed battery and resisting arrests charges.
The second case involved a restraining order violation.
One case was reviewed for Saint Rocke. A subject, pretending to be a security guard,
patted down the victim and grabbed the genitals of the victim making a joke. The subject
was located and a private person arrest for battery. The case is pending review.
Proudly serving had one report of an intoxicated subject who was passed out at the
location and was arrested for public intoxication.
HB Coastal had one report was reviewed for a physical altercation between an employee
and their superior.
Additionally, when HBPD conducts routine patrols of establishments with ABC licenses.
If, during those patrols, an officer finds any suspicious activity in or around the premises,
they log it as a security check (Attachment 2). The suspicious activity that would warrant
it being logged as a security check would not necessarily be related to the CUP for the
respective establishment.
As part of Driving Under the Influence (DUI) and Drunk in Public arrests, HBPD officers,
to the best of their abilities, ask arrestees to tell them where they have previously been
drinking and more specifically the last place, they recall drinking. Not all contacts with
arrestees provide an opportunity to ask these questions, however, the answers are
presented in Attachment 2 for the current period and Attachment 2 for the previous
period.
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Business
Total
Cases
Total
Reviewed
Drunk in
Public Disturbance Assaults
Sexual
Assaults Narcotics
Other
Reports
Total
Reviewed
Disburbance
or Assault
CUP
Violations
American Junkie 2 (2) 1 (1) 0 0 1 (1) 0 0 0 0 0 0
Baja Sharkeez 4 (1) 1 0 0 1 0 0 0 1 0 0
Barnacles 1 (1) 1 (1) 0 0 1 (1) 0 0 0 1 1 0
Brews Hall 1 (1) 0 (0) 0 0 0 0 0 0 0 0 0
Chipotle 1 0 0 0 0 0 0 0 0 0 0
Crème de la Crepe 1 0 0 0 0 0 0 0 0 0 0
El Pollo Inka 2 0 0 0 0 0 0 0 0 0 0
Fritto Misto 1 0 0 0 0 0 0 0 0 0 0
Hennessey's Tavern 3 3 0 0 2 0 0 1 1 1 0
Hermosa Saloon 1 1 0 0 1 0 0 0 1 1 0
Hook and Plow 1 0 0 0 0 0 0 0 0 0 0
Lighthouse 1 1 0 0 1 0 0 0 0 0 0
Paisanos 2 2 0 0 1 0 0 1 0 0 0
Patrick Molloys 4 (1) 3 (1) 1 (1) 0 1 0 0 1 0 0 0
Poulet Du Jour 1 0 0 0 0 0 0 0 0 0 0
Saint Rocke 1 1 0 0 1 0 0 0 0 0 0
Scotty's 1 0 0 0 0 0 0 0 0 0 0
Proudly Serving 1 1 1 0 0 0 0 0 0 0 0
HB Coastal 2 1 0 0 1 0 0 0 0 0 0
Tower 12 1 (1)0 0 0 0 0 0 0 0 0 0
Totals 32 (7) 16 ( 3) 2 (1) 0 11 (2) 0 0 3 4 (0) 3 (0) 0 (0)
Overcrowding Citation
Criminal Citation of Staff while Working/on Premise
Serious Crime on Premises indicative of Lack of Adequate Security
Violation of any CUP Condition
ABC Violations (underage serving, violation of hours, etc)
April - August 2024 CUP 6 Month Review
Violation of Operating Hours
Reports CFS
Numbers contained within ( ) are reports and or CFS that were counted on the previous report. The total number does included these previously counted
numbers.
Page 24 of 140
ABC Violations (underage serving, violation of hours, etc)
Overcrowding Citation
Criminal Citation of Staff while Working/On premises
Serious Crime on Premises indicative of Lack of Adequate Security
Noise Citation
Health Department Violation
Outdoor Encroachment Permit Violation
Building Code Violation (incl. remodeling w/o permit)
Sign Ordinance Violation
"Excessive Number" of Calls for Police Service
"Excessive Number" of Public Complaints to City
"Excessive Number" of Criminal Events on/adjacent to Premises
Page 25 of 140
AGAVE AZUL 1320 Hermosa Ave.# CAD 1
BAJA SHARKEEZ 52 Pier Pz.# CAD 1
BARSHA 1141 Aviation Bl.# CAD 2
FOX AND FARROW 1340 Hermosa Ave.# CAD 1
FUSION SUSHI 1200 Pacific Coast Hwy.# CAD 1
LA PENITA 200 Longfellow Ave.# CAD 1
NORTH END 2626 Hermosa Ave.# CAD 1
PEDONE'S 1332 Hermosa Ave.# CAD 1
THE STANTON HB 844 Hermosa Ave.# CAD 1
Security Checks for Businesses with Alcohol Licenses
March - August 2024
Page 26 of 140
Baja Sharkeez 4 Abes Liquor 1
Bars 1 Barnacles Pedones Unknown 1
Beach 2 Hennessey's 1
Hermosa Saloon 1 In public on street 2
House 2 Narcotics 1
Lighthouse 1 Patrick Molloys 3
Northend Bar 1 Proudly Serving 1
Other City 8 Sharkeez 2
Palmilla 1 Unknown 52
Pier 2 Watermans 1
Refused 2 Grand Total 65
Underground 1
Unknown 2
Grand Total 28
Driving Under the Influence Public Intoxication
March - August 2024 March - August 2024
Page 27 of 140
HBPD and ABC
The Hermosa Beach Police Department (HBPD) conducts a thorough review of all police
reports related to establishments which hold a CA Department of Alcoholic Beverage
(ABC) on-sale alcohol license in conjunction with a Conditional Use Permit (CUP).
Additionally, HBPD contacts owners and managers of establishments related to any
concern(s) the Police Department may have, of issues that do not rise to CUP violation.
The Police reports are initiated by a Call for Service (CFS) or if an officer observes an
incident/violation/or contacts someone in an enforcement capacity. The CFS may result
in a report, citation, arrest, or no action may be taken. It is important to note that a CFS
or a report at a specific address does not mean an incident happened inside the address
or is directly related to a specific business; the address may simply be associated as a
landmark (identifying the location of an incident) wherein the location itself had nothing to
do with the incident.
Therefore, a CFS or report should not be assumed to be problematic or involved in the
incident as the CFS or report may have nothing to do with the specific address or location
other than used as a landmark/identifying the location of an incident which may have
occurred outside of the location.
HBPD will note the number of CFS, and Reports associated with an address, along with
the category of the reports (e.g., Drunk, Disturbance, Assault, etc.). An establishment will
not have a CUP violation charged against them, unless, in HBPD’s review process it is
determined that the establishment was complicit or clearly negligent in its actions which
results in a violation of the CUP standards.
As detailed in Attachment 2, HBPD’s statistics may have four (4) “Total” reports, of which
only three (3) are “reviewed”, which would indicate that one of the four reports has nothing
to do with the location. The number under the type of report may or may not be charged
against the establishment, based on information demonstrating the establishment’s
complicity or negligence, that would then inform a determination made by the HBPD Chief
of Police.
During the reporting period of November 1, 2023, to April 30th, 2024, there were six (6)
police reports and three (3) calls for service related to establishments with CUPS that
merited review by HBPD staff. Of the six (6) police reports reviewed, two (2) were
previously reviewed during the last CUP reporting period, as the tri-annual review
contains overlapping time periods (previous period covered July 1, 2023, to December
31st, 2023). Additionally, there were three (3) calls for service that were reviewed, all three
of which were reviewed during the last period. Of the six reports reviewed, none were
deemed to count for CUP violations. The three calls for service were also not deemed to
count as a violation. (Attachment 2)
Page 28 of 140
As noted in Attachment 2, a joint ABC grant with Manhattan Beach Police Department
has been issued for October 2023-September 2024. Training per the grant has been
administered and there are deployments planned over the next several months.
American Junkie had one report reviewed during the period. The incident that occurred
involved a subject attempting to exit the location with a cup of alcohol in their waistband.
An employee attempted to stop the subject and take the alcohol from them, and the
subject struck the employee resulting in a cracked tooth. The suspect was arrested. The
victim was not desirous of criminal prosecution.
Barnacles had one report reviewed that was a battery between intoxicated customers and
an employee. Three subjects attempted to enter the bar with open containers of alcohol
and were asked to leave by an employee. The subjects refused and were escorted out
and then assaulted the employee. All three subjects were uncooperative with officers,
threatened to fight officers, and were under the influence. Two subjects were arrested for
battery and the other for public intoxication. The city prosecutors declined to file charges
due insufficient evidence and mutual combat claims.
Patrick Molloy’s reviewed report involved a subject that fled the location without paying
their bill. The subject was in an altercation with other subjects on the beach, and neither
party was desirous of prosecution. The subject with the outstanding bill, was found to be
intoxicated and was unable to care for their safety and was arrested for public intoxication.
The final new report of the period involved a subject contacted regarding an assault at
Tower 12. The victim was in the restroom and was attacked by a subject acting erratically.
A thorough investigation concluded that a suspect could not be identified.
Additionally, when HBPD conducts routine patrols of establishments with ABC licenses.
If, during those patrols, an officer finds any suspicious activity in or around the premises,
they log it as a security check (Attachment 2). The suspicious activity that would warrant
it being logged as a security check would not necessarily be related to the CUP for the
respective establishment.
As part of Driving Under the Influence (DUI) and Drunk in Public arrests, HBPD officers,
to the best of their abilities, ask arrestees to tell them where they have previously been
drinking and more specifically the last place, they recall drinking. Not all contacts with
arrestees provide an opportunity to ask these questions, however, the answers are
presented in Attachment 2 for the current period and Attachment 3 for the previous
period.
Page 29 of 140
Business
Total
Cases
Total
Reviewed
Drunk in
Public Disturbance Assaults
Sexual
Assaults Narcotics
Other
Reports
Total
Reviewed
Disburbance
or Assault
CUP
Violations
American Junkie 2 1 0 0 1 0 0 0 2(2) 2(2)0
Baja Sharkeez 3 0 0 0 0 0 0 0 0 0 0
Barnacles 3(2) 1 0 0 1 0 0 0 0 0 0
The Brews Hall 1 0 0 0 0 0 0 0 0 0 0
Chiptotle 1(1) 0 0 0 0 0 0 0 0 0 0
El Pollo Inka 0 0 0 0 0 0 0 0 0 0 0
Fritto Misto 0 0 0 0 0 0 0 0 0 0 0
Hennessey's Tavern 2(2) 0 0 0 0 0 0 0 0 0 0
Lighthouse 2(1) 0 0 0 0 0 0 0 0 0 0
Paisano's 0 0 0 0 0 0 0 0 0 0 0
Palmilla 2(2) 0 0 0 0 0 0 0 0 0 0
Patrick Molloy's 2 1 0 0 0 0 0 1 0 0 0
Rosa's Restaurant 0 0 0 0 0 0 0 0 0 0 0
RYLA 1 0 0 0 0 0 0 0 0 0 0
Sainte Rock 1(1) 1(1) 1(1) 0 0 0 0 0 0 0 0
Tower 12 3 1 0 0 0 0 0 1 0 0 0
Uncorked 1 0 0 0 0 0 0 0 0 0 0
Vista 1(1) 0 0 0 0 0 0 0 0 0 0
Waterman's 1(1)1(1)1(1)0 0 0 0 0 1(1)1(1)0
Totals 26(11) 6(2) 2(2) 0 2 0 0 2 3(3) 3(3) 0
Overcrowding Citation
Criminal Citation of Staff while Working/on Premise
Serious Crime on Premises indicative of Lack of Adequate Security
Violation of any CUP Condition
ABC Violations (underage serving, violation of hours, etc)
ABC Violations (underage serving, violation of hours, etc)
November 2023 - April 2024 CUP 6 Month Review
Violation of Operating Hours
Reports CFS
Numbers contained within ( ) are reports and or CFS that were counted on the previous report. The total number does included these previously counted
numbers.
Page 30 of 140
Overcrowding Citation
Criminal Citation of Staff while Working/On premises
Serious Crime on Premises indicative of Lack of Adequate Security
Noise Citation
Health Department Violation
Outdoor Encroachment Permit Violation
Building Code Violation (incl. remodeling w/o permit)
Sign Ordinance Violation
"Excessive Number" of Calls for Police Service
"Excessive Number" of Public Complaints to City
"Excessive Number" of Criminal Events on/adjacent to Premises
Page 31 of 140
AGAVE AZUL 1320 Hermosa Ave.# CAD 1
AMERICAN JUNKIE - 68 Pier Pz.# CAD 2
BAJA SHARKEEZ 52 Pier Pz.# CAD 2
BARSHA 1141 Aviation Bl.# CAD 1
BONAPARTE BISTRO 36 Pier Pz.# CAD 1
CHIPOTLE MEXICAN GRILL 1439 Pacific Coast Hwy.# CAD 1
FOX AND FARROW 1340 Hermosa Ave.# CAD 1
FUSION SUSHI 1200 Pacific Coast Hwy.# CAD 1
NORTH END 2626 Hermosa Ave.# CAD 1
PEDONE'S 1332 Hermosa Ave.# CAD 2
SAINT ROCKE 142 Pacific Coast Hwy.# CAD 1
Security Checks for Businesses with Alcohol Licenses
November 2023 -April 2024
Page 32 of 140
American Junkie 4 Baja Sharkeez 3
Barnacles 1 Hennesseys 2
Bars 1 Patrick Molloys 1
Beach 2 Proudly Serving 0
Hennessey's 1 Refused 1
Hermosa Beach 3 Saint Rocke 1
Lighthouse 1 Tower 12 1
Other City 16 Unknown 62
Pier 1 Watermans 1
Refused 3 Grand Total 72
Sharkeez 3
Tower 12 3
Unknown 3
Grand Total 42
Driving Under the Influence Public Intoxication
November 2023-April 2024 November 2023-April 2024
Page 33 of 140
City of Hermosa Beach | Page 1 of 14
Meeting Date: November 18, 2024
Staff Report No. 24-CDD-080
Honorable Chairperson and Members of the Hermosa Beach Planning
Commission
REQUEST TO APPROVE A CONDITIONAL USE PERMIT (CUP 24-07) AND PRECISE
DEVELOPMENT PLAN (PDP 24-04) TO ALLOW A NEW 2,689-SQUARE-FOOT
PHYSICAL RECOVERY STUDIO AT 301 PIER AVENUE IN THE SPECIFIC PLAN
AREA 11 (SPA-11) ZONE
CEQA: Determine that the project is categorically exempt from the California
Environmental Quality Act
(Associate Planner Jake Whitney)
Recommended Action:
Staff recommends that the Planning Commission:
1) Determine that the project is categorically exempt from the California Environmental
Quality Act (CEQA); and
2) Approve Conditional Use Permit 24-07 and Precise Development Plan 24-05 for a
new 2,689-square-foot physical recovery studio at 301 Pier Ave (Suite B) subject to
conditions of approval.
Executive Summary:
The following report concerns a request by the applicant to obtain a Conditional Use
Permit and Precise Development Plan for a new physical recovery studio (classified as a
day spa) located at 301 Pier Avenue. Staff recommends the Planning Commission
provide input on the proposed conditions of approval in the draft resolution as needed
and approve the resolution along with any added conditions deemed appropriate by the
Planning Commission.
Background:
The project site is located at the corner of Monterey Boulevard and Pier Avenue in Specific
Plan Area 11 and is located in the Housing Element Overlay (Attachment 2). The site
is developed with an existing 5,292-square-foot commercial building constructed in 1959
and is currently vacant. The last business was a retail store, Becker Surfboards. In
addition to the leasable square footage, the site also contains an upper parking deck
which is currently striped for 15 standard parking stalls and one existing non-compliant
Americans with Disabilities Act (ADA) parking stall. The non-compliant ADA stall as well
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City of Hermosa Beach | Page 2 of 14
as one standard parking stall currently encroach into the public right of way on the western
side of the property as well as some existing retaining walls, and planter walls on the
eastern side of the property. The property is also located within the Coastal Zone and in
the event of project approval, would be required to receive a Coastal Development Permit
or an exemption from said permit from the California Coastal Commission.
Site Information Table:
The following table describes the existing site characteristics.
Site Information
General Plan Community Commercial (CC)
Zoning Specific Plan Area 11 (SPA-11)
Housing Element Overlay
Lot Size 8,699 square feet
Existing Building Square-Footage 5,292 square feet
Surrounding Zoning
North: R-3
East: SPA-11 w/ Housing Element Overlay
South: SPA-11 w/Housing Element Overlay
West: R-3
Surrounding Uses
North: Residential
East: Commercial
South: Commercial
West: Residential
The project site is located in the Housing Element Overlay and is on the Housing Element
site's inventory list. The site was identified for five new moderate-income units. If the
project is approved by the Planning Commission, in accordance with state law and
Hermosa Beach Municipal Code Section 17.39.080 the Planning Commission must
“Make a finding of fact that the remaining sites identified in the Housing Element are
adequate to meet the City’s remaining Regional Housing Needs Assessment Allocation
(RHNA) for the Housing Element planning period by income category.”
Project Description
The applicant seeks approval for a new 2,689-square-foot tenant improvement to
accommodate a new physical recovery studio intended to optimize physical and mental
health of active individuals and athletes. The proposed services offered include contrast
therapy involving hot and cold-water immersion, traditional sauna therapy, compression
therapy utilizing air compression devices for enhanced physical recovery, and hyperbaric
therapy to increase oxygen levels through pressurized chambers.
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City of Hermosa Beach | Page 3 of 14
The proposed floor plan would include three treatment rooms, a pneumatic compression
treatment station, two plunge pools, one large sauna, four changing rooms, a fitting room,
a storage room, an equipment room, an office, a merchandise corner, an accessible
shower and restroom facilities (which would be shared with the adjacent tenant), and a
front reception area. Proposed landscaping for the site includes three Acuba Japonica
Gold Plants, twenty-three Codiaeum Variegatum Variegated Crotons, eight Cordyline
Terminalis TI Plants, forty Sansevieria Trifasciata Black Gold Snake Plants, and fifteen
Sedum Rubrotinctum Pork and Beans plants.
The hours of operation for the establishment are from 7:00 a.m. to 9:00 p.m. Monday
through Friday and from 8:00 a.m. to 6:00 p.m. Saturdays and Sundays. The facility would
have one full-time manager supported by five to seven additional staff members.
The applicant intends to construct new concrete masonry unit (CMU) retaining walls fully
on private property to accommodate a new pad mounted electrical transformer for the
site. In consultation with City staff, the applicant would also remove all existing parking
stalls which encroach into the public right of way. They would also be required to construct
a new trash enclosure capable of containing a three cubic yard bin for trash and a 35-
gallon cart for organics recycling pursuant to HBMC Section 8.12.220. The new enclosure
is shown on sheet three of the plan set. Due to the removal of parking stalls in the public
right-of-way as well as to accommodate a new electrical transformer, new trash
enclosure, and a code compliant ADA parking space, the number of parking stalls would
decrease to nine from fifteen spaces.
Discussion:
Use Classification
Upon review of the provided floor plan, applicant narrative, and characteristics of the
proposed project, planning staff made the determination that the most appropriate use
classification for the proposal would be an Assembly Hall. Pursuant to Hermosa Beach
Municipal Code Section 17.04.050 an Assembly Hall is defined as “any building, or portion
of a building, used for public or private gatherings. For example, and without limitation,
"assembly hall" includes convention/meeting halls, business schools, funeral homes,
gymnasium/health and fitness centers, educational institutions (K-12), game arcades with
(5) or more machines, miniature golf courses, large day spas, movie theaters, museums,
music academies, religious institutions, and skating rinks, whether available for public or
private use.
Given that the proposed use most closely resembles that of a spa which is defined in the
code as an establishment that “offers a combination of non-medical personal services
that may include hair, nail and skin care treatment or other services typically found in a
beauty shop, and also massage therapy and similar treatment of the human body, and
may also include spa tubs, pools, steam rooms, saunas or other related accessory
Page 36 of 140
City of Hermosa Beach | Page 4 of 14
facilities and uses” it is appropriate to include the proposed physical recovery studio into
this spa categorization. Furthermore, given that spas are included in the definition of
Assembly Halls, it was determined that the proposal could proceed under the Assembly
Hall umbrella.
Entitlements Required
Pursuant to Hermosa Beach Municipal Code Section 17.38.540 all Assembly Hall uses in
the Specific Plan Area 11 zoning district are required to obtain a Conditional Use Permit.
Furthermore, pursuant to Hermosa Beach Municipal Code Section 17.58.020 (A)(2) all
commercial remodels which exceed 1,500-square-feet require a Precise Development
Plan review by the Planning Commission.
Development Standards
Due to the property’s location within the SPA-11 zoning district new projects must comply
with the development standards identified within Hermosa Beach Municipal Code Section
17.58.550. Many of the standards listed focus on new development such as building
placement and allowable number of stories. However, planning staff identified a number
of required standards that are applicable because of the Precise Development Plan. The
following provides a discussion of each standard applicable and how the applicant has
addressed each item.
Store Frontage
HBMC Section 17.58.550 (G)(3) which regulates store frontages was determined to be
applicable and requires that the frontage on the ground floor fronting on Pier Avenue
provide glazing that shall cover at least 70 percent of the area of the façade that is located
between 3 and 8 feet in height. Glazing is defined as a transparent part of a wall typically
made of glass or plastic. The glazing must also be substantially transparent. In response
to this requirement, the applicant has noted on the plans that they would abide by this
requirement. Staff has included this as one of recommended conditions of approval
(condition 13) in the draft resolution (Attachment 1).
Solar Orientation
HBMC Section 17.58.550 (H)(4) which regulates solar orientation, states that all projects
requiring a Precise Development Plan abide by the following standards unless found by
the Planning Commission to be infeasible or inapplicable due to site conditions:
“a. Design and orientation to accommodate solar collection systems.
b. Install cool roofs.
c. Install deciduous vegetation, overhangs, awnings or other features
to protect south/west faces and/or improvements to moderate
interior temperatures”
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City of Hermosa Beach | Page 5 of 14
Regarding the cool roof requirement, the existing roofing membrane has a white cap
sheet consistent with the cool roof requirement and is intended to remain. The existing
building also has architectural features which moderates indoor temperatures. A
continuous overhang spans the length of the southern building elevation. The western
elevation is a solid wall, and no new work is intended to these areas. Regarding the solar
collection requirement, the applicant has provided an assessment from a licensed solar
contractor detailing the cost of a solar collection system and is requesting a waiver from
installing such a system. The solar assessment states that such a system would cost
approximately $56,000 utilizing (27) 3.6 kilowatt photovoltaic modules installed on the
roof facing south where they could fit between mechanical equipment and distribution
while maintaining 36 inches clear for fire walk access. A diagram showing the layout of
the solar panels can be found on sheet 12 of the plan set. (Attachment 2) Staff
recommends that the Planning Commission require the installation of a solar collection
system consistent with the Zoning Ordinance City’s General Plan (Plan Hermosa) and
Conservation and Sustainability Element Goal 4 and Policy 4.1 which requires that the
City support or facilitate the installation of renewable energy projects on homes and
businesses. This requirement is added as condition of approval number 14 in the draft
resolution.
Accessibility and Visitability
HBMC Section 17.58.550 (H)(5) which regulates accessibility and visitability requires the
applicant to comply with the Americans with Disabilities Act of 1990 as amended and to
the extent practical other requirements that facilitate physical accessibility for all persons,
such as universal design principles. Projects that require a Precise Development Plan are
also required to incorporate the following elements to maximize accessibility to all persons
unless found by the Planning Commission to be infeasible due to site conditions:
“A minimum of one (1) zero-step entrance to each building from an accessible path from
the sidewalk and handicap parking space to the front, side or rear of each building shall
be provided. All ground floor interior doors (including bathrooms) shall provide at least
thirty-two (32) inches of clear passage. One half-bath (toilet and sink) shall be provided
on the ground floor of each building.”
In response to these accessibility requirements the applicant provided a narrative
detailing that the entrance doors along Pier Ave have no steps in height. All interior doors
are proposed to be 32” minimum clear and the rest rooms are intended to comply with all
accessibility codes as well. The existing non-complaint ADA space in the public right-of-
way would also be removed and located fully on private property and all dimensions would
be fully compliant to current ADA standards and provide for adequate isle and back up
space.
Furthermore, while not under the scope of the Planning Commissions review, the
applicant has provided an alternative floor plan to demonstrate how the site and floor plan
Page 38 of 140
City of Hermosa Beach | Page 6 of 14
could be reconfigured to provide ADA access from the ADA parking space to the business
entrance. This plan would include an accessible elevator and a common corridor to the
public sidewalk, as well as a modification to a concrete planter to accommodate the
required handicap door clearances. While the Building and Safety Division maintains
review authority over compliance with ADA standards the Planning Commission could
impose additional conditions of approval if found necessary to make the entitlement
findings.
Circulation and Parking
HBMC Section 17.38.550 (I)(5) which regulates parking and circulation requires that
secure bicycle parking facilities be provided as follows:
“(1) space per (7) employees or (3,000) square feet of floor area. Bicycle facilities installed
onsite shall not be placed within required pedestrian ways. Where facilities cannot be
accommodated onsite as determined by the community development director or planning
commission, the developer shall pay a commensurate fee adopted by the city for the
provision and installation of bicycle parking facilities along Pier Avenue in a manner
determined by the public works director. ’Secure’ facilities means firmly attached devices
in well-lit locations, protected from rain if feasible.”
Based on the aforementioned code section, 2 bicycle spaces, rounded up from 1.76, are
required. The applicant would incorporate parking for two bicycles on site at the southeast
side of the building clear but accessible to the pedestrian pathway. The spaces would be
located under the existing canopy, on private property protected from the rain. They are
shown and noted on the site plan on sheet three of the plan set. Additionally, this
requirement has been added as a condition of approval in the draft resolution (condition
15).
Pedestrian Amenities
HBMC Section 17.38.550 (J) which regulates pedestrian amenities for the comfort and
security of pedestrians circulating along the Pier Avenue corridor states the following:
“Pedestrian amenities are desirable for the comfort and security of pedestrians.
"Pedestrian amenities" mean any facility or feature that facilitates or increases the
desirability of walking, such as sidewalks and pedestrian ways, canopies or shade trees,
outdoor places for pedestrians to congregate, seating, and security lighting and signage
designed at the human scale and oriented to people walking.
1. Pedestrian amenities shall be provided in conjunction with the development or
redevelopment exceeding (500)-square-feet of floor area or lot area. The planning
commission may require additional pedestrian amenities related to the type or
intensity of use in conjunction with a precise development plan, conditional use
permit or parking plan.
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City of Hermosa Beach | Page 7 of 14
2. (1) bench visible from and accessible to the sidewalk and (1) tree with irrigation to
shade the sidewalk for each (50) feet of lot frontage on Pier Avenue shall be
supplied. Where frontage is less than (50) feet, these amenities are not required.
Where the amenities cannot be accommodated onsite as determined by the
community development director or planning commission, the developer shall pay
a commensurate fee adopted by the city for provision and installation of such
amenities along Pier Avenue as determined by the public works director.”
Due to spatial constraints and the presence of adjacent pedestrian amenities no
additional amenities have been added to the plan set.
Landscaping
HBMC Section 17.38.550 (L) which regulates landscaping states the following:
“1.Existing trees and plants shall be protected, unless determined by the community
development director or planning commission to be infeasible.
2.All lot areas not encumbered by buildings, required parking, and amenities required by
this zone shall be landscaped and permanently maintained in an attractive manner.
Projects for which a precise development plan is required shall provide a minimum of (2)
percent of the lot area in landscape unless a reduced percentage is authorized by the
planning commission. In addition, new development and redevelopment of at least (500)-
square-feet of the surface area of the lot shall in the development area provide landscape,
or increase conformance of existing landscape on the lot with this subsection, unless the
community development director determines it to be infeasible.
3.Landscape may consist of lot perimeter, street screen, parking lot median, and other
planters a minimum of (4) feet wide, installed with live plants, compliant with the
requirements of this section. (1) five-gallon shrub shall be provided for each (20)-square-
feet of landscaped area. Adjacent to residential zones, the required rear and/or side yard
area shall be provided with a minimum (5) foot wide planter strip landscaped with a
minimum of one (24) inch or (15) gallon size specimen tree for every (10) feet of length,
unless an alternative consistent with the provisions of this subsection (L) is approved by
the community development director or planning commission. (1) tree with irrigation to
shade the sidewalk for each (50) feet of lot frontage on Pier Avenue, coordinated with
street tree spacing, except as provided by subsection (J).
4.Landscape areas shall consist of at least (75) percent pervious materials. Planting beds
shall be mulched to a depth of (2) inches or greater, and installed with live plants.
Landscaping shall be perpetually maintained, trimmed and void of weeds. Landscape
shall not impair vehicular sight distance or encroach on the public right-of-way or
pedestrian ways.
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City of Hermosa Beach | Page 8 of 14
5.Landscape shall consist primarily of species tolerant of drought and urban site
conditions (e.g., constrained root area, compacted soil, reflected heat, urban runoff) and
other localized site elements. No species listed by the Invasive Plant Inventory of the
California Invasive Plant Council or equivalent authority accepted by community
development director shall be planted. Trees species installed in planters adjacent to the
public sidewalk shall be subject to the approval of the public works director. Although not
required, native species should be used, deciduous trees should be used to shade
southern and western exposures unless equivalent energy conservation features are
employed, and species selected should not exceed (30) feet in height at maturity under
local site conditions.
6. All landscaped areas shall include an automatic water-conserving irrigation system that
adjusts for hydrozones and seasons. Reclaimed water shall be used when available.
Plans shall demonstrate a water budget that conforms to the California Department of
Water Resources’ ’Model Water Efficient Landscape Ordinance’ or a local ordinance,
whichever is stricter.
7. (6) inch high raised curbs shall be provided along the perimeter of all landscaped areas
except on the side abutting building walls or fences. Modifications for stormwater and
urban runoff management (e.g., curb inlets, at-grade planters) may be allowed to
specifications approved by the building official or city engineer as applicable.
8.Landscape plans and irrigation systems shall be reviewed and approved by the
community development director.
9.The Planning Commission may require additional or alternative measures in
conjunction with a precise development plan or conditional use permit to further the
purposes of this section and ensure that landscaping is compatible with the scale and
design of the streetscape and site elements.”
The applicant has provided a plan to relandscape the existing planter areas along the
storefront as discussed in the project description portion of the report. The plan provides
for three Acuba Japonica Gold Plants, twenty-three Codiaeum Variegatum Variegated
Crotons, eight Cordyline Terminalis TI Plants, forty Sansevieria Trifasciata Black Gold
Snake Plants, and fifteen Sedum Rubrotinctum Pork and Beans plants. All plants are 5-
gallon size plants with the exception of the Sedum Rubrotinctum Pork and Beans plants
which are 1-gallon in size. Automatic irrigation shall be used in accordance with
requirement 6 stated above. As stated in requirement 9, the Planning Commission may
increase the landscaping requirements or modify the requirements in conjunction with the
approval of the Precise Development Plan and Conditional Use Permit at their discretion.
Staff is not recommending the incorporation of additional. Conformity with the proposed
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City of Hermosa Beach | Page 9 of 14
landscaping plan has been added as a condition of approval in the draft resolution
(condition 16).
Findings:
Pursuant to Hermosa Beach Municipal Code Section 17.56.050 all projects requiring a
Conditional Use Permit must make the following findings to approve the CUP:
A. The proposed use is allowed within the applicable zone and complies with all
other applicable provisions of this Title and all other titles of the Hermosa Beach
Municipal Code;
The proposed use is allowed within the applicable SPA-11 zoning district as an Assembly
Hall use and complies with all other applicable provisions of this title and all other titles of
the Hermosa Beach Municipal Code as discussed earlier in the report and as conditioned.
This includes conformity with the parking requirements section of the code. Pursuant to
HBMC Section 17.44.015 (C), no parking is required for the first 5,000 square feet of
ground floor non-residential, non-office, and non-late night alcohol establishment uses.
Only ground floor area in excess of 5,000 square feet and upper story floor area triggers
parking in accordance with this section. Furthermore, pursuant to HBMC Section
17.44.015 (B) no additional parking is required when there is a change of use of an
existing building for any use other than a late-night alcohol serving establishment. The
entire building is 5,292 square feet, and a change of use, and is therefore exempt from
requiring additional parking pursuant to the Zoning Ordinance as listed above.
B. The proposed use is consistent with the General Plan and any applicable
specific plan;
The site is designated as Community Commercial which according to the Plan Hermosa
General Plan is envisioned for providing for locally-oriented uses including retail stores,
restaurants, professional and medical offices, and personal services. The proposed use
would align with the personal services category of the General Plan. Furthermore, the
use is also consistent with the Assembly Hall use allowed within Specific Plan Area 11 as
discussed earlier in the report.
C. The proposed use will not be averse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or
improvements;
The proposed use would not be averse to the public health, safety, or general welfare of
the community, nor detrimental to surrounding properties or improvements. Personal
service and wellness services such as what is being proposed with this application are
common in the City’s current downtown and they blend harmoniously with other existing
uses. No components of the applicant’s proposed plans deviate from what is typical of
these common uses and pose risks to public health, safety, or welfare.
Page 42 of 140
City of Hermosa Beach | Page 10 of 14
D. The design, location, size, and operating characteristics of the proposed activity
are compatible with the existing and reasonably foreseeable future land uses and
circulation in the vicinity;
The design of the structure is largely remaining the same and therefore there are no
significant design issues which would warrant objection. The location of the proposed
activity is in the City’s downtown which already contains several other similar personal
service type uses. The size of the tenant space would remain unchanged and therefore
warrants no objection. There are also no operating characteristics of note that would
conflict with any existing land uses or circulation of those in the reasonably foreseeable
future.
E. The site is physically suitable for the type of the use being proposed, including
access, utilities, and the absence of physical constraints.
The site is physically suitable for the type of use being proposed. The site is developed
with an existing 5,075-square-foot building and the applicant would be incorporating
features to bring the project into compliance with applicable standards including a trash
enclosure, additional bike parking, etc. The applicant has provided an alternative site
plan (sheet 10 in the plan set) which demonstrates how an enclosed mechanical lift may
accommodate this path of travel if required by the City in the plan check process. The site
is currently served by all public utilities and the applicant is proposing to incorporate a
new electrical transformer to support the increased electrical needs of the site with the
proposed use. There are no concerns regarding utilities or other physical constraints.
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:
A. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title and all other titles of the Hermosa Beach
Municipal Code;
The design, layout, and 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 site is existing, and modifications proposed are mostly internal aside from an
additional electrical transformer, trash enclosure, and restriped parking lot. Furthermore,
all signage on the property would be required to conform to the City’s zoning ordinance
and would be required to obtain a separate sign permit. No additional signage shall be
granted for any existing projecting architectural panels or elements as the City does not
have any historic record of approvals for signage in these areas.
B. The design, layout, and other physical features of the project are consistent with
the General Plan, and any applicable specific plan or design guidelines; and
The design, layout, and other physical features of the project would remain largely
unchanged and are consistent with the General Plan. Furthermore, the project has been
analyzed for conformance with several specific plan guidelines pertaining to Specific Plan
Page 43 of 140
City of Hermosa Beach | Page 11 of 14
Area 11 which are discussed earlier in the report. The project as currently proposed and
conditioned is consistent with the Specific Plan Area 11 guidelines. This conformity is
enabled due to conditions of approval in the draft resolution including the requirement for
two new bike parking spaces, a new photovoltaic solar capture system, new public art,
and new trash enclosure. The proposed use also activates the street by providing a
neighborhood serving amenity and will be visible from the pedestrian right-of-way via a
requirement for 70 percent transparent glazing at eye level.
The project site is also on the site inventory list of the Housing Element of the General
plan which was certified by the State of California Housing and Community Development
in August 2024. Pursuant to Government Code Section 65863, cities must maintain, at all
times during the planning period, adequate sites to meet their unmet share of the Regional
Housing Needs Assessment. Sites on the site inventory list were analyzed and selected
to demonstrate that the City had land use and zoning capacity to facilitate the 2021-2029
RHNA of 558 total housing units. The housing units are allocated among the following
income categories.
City of Hermosa Beach 6th Cycle RHNA by Income Category
Income
Level
Very Low Low Moderate Above
Moderate
Total
Number of
Units
232 127 106 93 558
Sites were selected for the based-on set of objective criteria for analyzing the likelihood
of housing being developed on the site, which included lot size, improvement-to-land-
ratio, and whether the underlying zoning or land use designation allows residential uses.
The underlying general plan was amended, and the property was rezoned into the city’s
Housing Element Overlay Zone to facilitate the development of (5) moderate level
residential units. The site has an existing 64-year-old retail building and would undergo a
substantial remodel to facilitate the change of use from retail to a day spa type use.
Pursuant to state law and HBMC Section 17.39.080 if the site is developed below the
minimum residential density anticipated in the Housing Element the City must, “Make a
finding of fact that the remaining sites identified in the Housing Element are adequate to
meet the City’s remaining RHNA for the Housing Element planning period by income
category.” The City can make this finding due to the City’s adopted Housing Element
showing that there is currently a surplus of 65 units in the moderate-income category
capacity. Approval of this project would bring this surplus capacity down to 60 units for
the moderate-income category (Housing Element Technical Report, Page B7, Table B4).
Page 44 of 140
City of Hermosa Beach | Page 12 of 14
C. The design, layout, and other physical features of the project comply with any
design or development standards applicable to the zone, unless waived or
modified pursuant to the provisions of this Title.
The design, layout, and other physical features of the project would remain largely
unchanged and are consistent the development standards of the zone. Of the SPA-11
standards which were determined to be applicable, the project has been revised in
consultation with City staff to meet these guidelines, the analysis of which is discussed
earlier in the report. This includes conditions of approval in the draft resolution for two
new bike parking spaces, a new photovoltaic solar capture system (unless waived by the
Planning Commission), transparent glazing, and new trash enclosure.
General Plan Consistency:
This report and associated recommendation have been evaluated for their consistency
with the City’s General Plan. Relevant Policies are listed below:
General Plan Consistency
Land Use Element Finding
Goal 1. Create a sustainable urban form
and land use pattern that supports a
robust economy and high quality of life
for residents.
The proposed project would allow for the
reuse of a retail establishment by a physical
recovery studio, enhancing the variety of
services available downtown to residents
and visitors alike. The placement of this use
would be compatible with the surrounding
land uses and is characteristic of existing
personal service uses downtown.
Policy 1.7 Compatibility of uses. Ensure
the placement of new uses does not
create or exacerbate nuisances between
different types of land uses.
Goal 11. A proud and visible identity as
an arts and cultural community.
As conditioned, the project would require the
applicant to treat the new electrical
transformer in the parking area with a wrap
or painted artwork that positively depicts the
coastal environment.
Policy 1.8. Public art in private
development. Actively encourage private
development to contribute to the cultural
and economic health of the public realm
through incorporation of public art.
Mobility Element Finding
Goal 4. A parking system that meets the
parking needs and demand of residents,
visitors, and employees in an efficient
and cost-effective manner.
The proposed project would incorporate a
bike rack on site supporting active
transportation and add capacity for two
additional bicycles in addition to the four
spaces existing adjacent to the site on public
property.
Policy 3.3 Active transportation. Require
commercial development or
redevelopment projects and residential
projects with four or more units to
accommodate active transportation by
providing on-site amenities, necessary
connections to adjacent existing and
planned pedestrian and bicycle
Page 45 of 140
City of Hermosa Beach | Page 13 of 14
General Plan Consistency
networks, and incorporate people-
oriented design practices.
Conservation and Sustainability
Element
Finding
Goal 4. A leader in reducing energy
consumption and renewable energy
production
The draft resolution contains a condition of
approval requiring the installation of a new
solar collection system such as shown on
sheet 12 of the plan set which facilitates the
installation of renewable energy projects on
a business in the City.
Policy 4.1 Renewable energy
generation. Support or facilitate the
installation of renewable energy projects
on homes and businesses.
Goal 6. Hermosa Beach is a low or zero-
waste community with convenient and
effective options for recycling,
composting, and diverting waste from
landfills.
The project plans and the draft resolution
require the addition of a new enclosure for
trash and recycling bins to the satisfaction of
this policy.
Policy 6.3. Require the provision of
convenient recycling options in multi-
family residential and commercial uses,
until single-stream services make it
unnecessary to separate recycling from
other materials.
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
qualifies for a Class 3 categorical exemption for Conversion of Small Structures as
defined in section 15303 of the CEQA Guidelines, as it consists of a conversion of a small
structure from one use to another where only minor modifications are being made to the
exterior of the structure. Moreover, none of the exceptions to the categorical exemption(s)
apply, nor would the project result in a significant cumulative impact of successive projects
of the same type in the same place over time or have a significant effect on the
environment due to unusual circumstances or damage a scenic highway or scenic
resources within a state scenic highway.
Public Notification:
For the November 18, 2024 Planning Commission hearing, a total of 910 public hearing
notices were mailed to the applicant, and occupants and property owners of properties
within a 500-foot radius on October 31, 2024. A legal ad was published on November 7,
2024 in the Easy Reader, a newspaper of general circulation. Additionally, the notice was
posted on-site 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
6. As of the writing of the report, staff has received no public comments.
Attachments:
Page 46 of 140
City of Hermosa Beach | Page 14 of 14
1. Draft Resolution 24-21
2. Zoning Map
3. Project Plans
4. Applicant Narrative
5. Solar Assessment
6. Public Notification
Respectfully Submitted by: Jake Whitney, Associate Planner
Legal Review: Patrick Donegan, City Attorney
Approved: Alexis Oropeza, Planning Manager
Page 47 of 140
CITY OF HERMOSA BEACH
RESOLUTION NO. 24-21
A RESOLUTION OF THE PLANNING COMMISSION, OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT (CUP 24-07)
AND PRECISE DEVELOPMENT PLAN (PDP 24-04) TO ALLOW A NEW 2,869-
SQUARE-FOOT PHYSICAL RECOVERY STUDIO (CLASSIFIED AS AN ASSEMBLY
HALL) AT 301 PIER AVENUE IN THE SPECIFIC PLAN AREA 11 ZONE (SPA-11),
AND DETERMINATION THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
WHEREAS, an application was filed on April 24, 2024, by the applicant, Michael Robinson,
requesting Planning Commission approval of a Conditional Use Permit (24-07) and Precise
Development Plan (24-04) to allow a 2,869-square-foot physical recovery studio (classified as a
day spa); and
WHEREAS, the Planning Commission, at its public meeting of November 18, 2024, considered all
testimony and evidence, both oral and written, that was presented to the Planning Commission;
and
WHEREAS, the proposed project is exempt from the California Environmental Quality Act (CEQA)
pursuant to a Class 3 Categorical Exemption in accordance with State CEQA Guidelines Section
15303 for Conversion of Small Structures).
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Based on the foregoing factual findings, the Planning Commission hereby further
determines, and declares the following pursuant to Hermosa Beach Municipal Code (HBMC)
Section 17.56.050 (Required CUP Findings), that the property is consistent with the required
findings of the Municipal Code:
A. The proposed use is allowed within the applicable zone and complies with all
other applicable provisions of this Title and all other titles of the Hermosa Beach
Municipal Code;
The proposed use is allowed within the applicable SPA-11 zoning district as an Assembly
Hall use and complies with all other applicable provisions of this title and all other titles of
the Hermosa Beach Municipal Code as discussed in the staff report and as conditioned.
This includes conformity with the parking requirements section of the code. Pursuant to
HBMC Section 17.44.015 (C), no parking is required for the first 5,000-square-feet of
ground floor non-residential, non-office, and non-late night alcohol establishment uses.
Only ground floor area in excess of 5,000 square feet and upper story floor area triggers
parking in accordance with this section. Furthermore, pursuant to HBMC Section 17.44.015
(B) no additional parking is required when there is a change of use of an existing building
for any use other than a late-night alcohol serving establishment.
Page 48 of 140
B. The proposed use is consistent with the General Plan and any applicable specific
plan;
The site is designated as Community Commercial which according to the PLAN Hermosa
General Plan is envisioned for providing for locally oriented uses including retail stores,
restaurants, professional and medical offices, and personal services. The proposed use
would align with the personal services category of the General Plan. Furthermore, the use
is also consistent with the Assembly Hall use allowed within Specific Plan Area 11.
C. The proposed use will not be averse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or
improvements;
The proposed use would not be averse to the public health, safety, or general welfare of
the community, nor detrimental to surrounding properties or improvements. Personal
service and wellness services such as what is being proposed with this application are
common in the City’s current downtown and they blend harmoniously with other existing
uses. No components of the applicant’s proposed plans deviate from what is typical of
these common uses and pose risks to public health, safety, or welfare.
D. The design, location, size, and operating characteristics of the proposed activity
are compatible with the existing and reasonably foreseeable future land uses and
circulation in the vicinity;
The design of the structure is largely remaining the same and therefore there are no
significant design issues which would warrant objection. The location of the proposed
activity is in the City’s downtown which already contains several other similar personal
service types uses. The size of the tenant space would remain unchanged and therefore
warrants no objection. There are also no operating characteristics of note that would
conflict with any existing land uses or circulation of those in the reasonably foreseeable
future.
E. The site is physically suitable for the type of the use being proposed, including
access, utilities, and the absence of physical constraints.
The site is physically suitable for the type of use being proposed. The site is developed
with an existing 5,075-square-foot building and the applicant would be incorporating
features to bring the project into compliance with applicable standards including a trash
enclosure, additional bike parking, etc. The applicant has provided an alternative site plan
(sheet 10 in the plan set) which demonstrates how an enclosed mechanical lift may
accommodate this path of travel if required by the City in the plan check process. The site
is currently served by all public utilities and the applicant is proposing to incorporate a
new electrical transformer to support the increased electrical needs of the site with the
proposed use. There are no concerns regarding utilities or other physical constraints.
Page 49 of 140
SECTION 2. Based on the foregoing factual findings, the Planning Commission herby further
determines, and declares the following pursuant to Hermosa Beach Municipal Code (HBMC)
Section 17.58.040 (Required PDP Findings), that the property is consistent with the required
findings of the Municipal Code:
A. The design, layout, and other physical features of the project comply with all other
applicable provisions of this Title and all other titles of the Hermosa Beach Municipal
Code;
The design, layout, and 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 site is existing, and modifications proposed are mostly internal aside from an
additional electrical transformer, trash enclosure, and restriped parking lot. Furthermore,
all signage on the property will be required to conform to the City’s zoning ordinance and
will be processed separately from this scope of work. No additional signage shall be
granted for any existing projecting architectural panels or elements as the City does not
have any historic record of approvals for signage in these areas.
B. The design, layout, and other physical features of the project are consistent with
the General Plan, and any applicable specific plan or design guidelines; and
The design, layout, and other physical features of the project would remain largely
unchanged and are consistent with the General Plan. Furthermore, the project has been
analyzed for conformance with several specific plan guidelines pertaining to Specific Plan
Area 11 which are discussed in detail in the project’s staff report. The project as currently
proposed and conditioned is consistent with the Specific Plan Area 11 guidelines. This
conformity is enabled due to conditions of approval in this resolution including the
requirement for two new bike parking spaces, a new photovoltaic solar capture system,
new public art, and new trash enclosure. The proposed use also activates the street by
providing a neighborhood serving amenity and will be visible from the pedestrian right-
of-way via a requirement for 70% transparent glazing at eye level.
The project site is also on the site inventory list of the Housing Element of the General plan
which was certified by the State of California Housing and Community Development in
August 2024. Pursuant to Government Code Section 65863, cities must maintain, at all
times during the planning period, adequate sites to meet their unmet share of the Regional
Housing Needs Assessment. Sites on the site inventory list were analyzed and selected to
demonstrate that the City had land use and zoning capacity to facilitate the 2021-2029
RHNA of 558 total housing units. The housing units are allocated among the following
income categories.
Page 50 of 140
City of Hermosa Beach 6th Cycle RHNA by Income Category
Income Level Very Low Low Moderate Above
Moderate
Total
Number of
Units
232 127 106 93 558
Sites were selected for the based-on set of objective criteria for analyzing the likelihood of
housing being developed on the site, which included lot size, improvement-to-land-ratio,
and whether the underlying zoning or land use designation allows residential uses. The
underlying general plan was amended, and the property was rezoned into the city’s
Housing Element Overlay Zone to facilitate the development of five (5) moderate level
residential units. The site has an existing 64-year-old retail building and would undergo a
substantial remodel to facilitate the change of use from retail to a day spa type use.
Pursuant to state law and HBMC Section 17.39.080 if the site is developed below the
minimum residential density anticipated in the Housing Element the City must, “Make a
finding of fact that the remaining sites identified in the Housing Element are adequate to
meet the City’s remaining RHNA for the Housing Element planning period by income
category.” The City can make this finding due to the City’s adopted Housing Element
showing that there is currently a surplus of 65 units in the moderate-income category
capacity. Approval of this project would bring this surplus capacity down to 60 units for
the moderate-income category (Housing Element Technical Report Page B7 Table B4).
The project was also found to be consistent with several PLAN Hermosa goals and policies
as described below:
General Plan Consistency
Land Use Element Finding
Goal 1. Create a sustainable urban form and
land use pattern that supports a robust
economy and high quality of life for
residents.
The proposed project would allow for the reuse
of a retail establishment by a physical recovery
studio, enhancing the variety of services available
downtown to residents and visitors alike. The
placement of this use would be compatible with
the surrounding land uses and is characteristic of
existing personal service uses downtown.
Policy 1.7 Compatibility of uses. Ensure the
placement of new uses does not create or
exacerbate nuisances between different
types of land uses.
Page 51 of 140
General Plan Consistency
Goal 11. A proud and visible identity as an
arts and cultural community.
As conditioned, the project would require the
applicant to treat the new electrical transformer
in the parking area with a wrap or painted
artwork that positively depicts the coastal
environment.
Policy 1.7. Public art in private
development. Actively encourage private
development to contribute
to the cultural and economic health of the
public realm through incorporation of public
art.
Mobility Element Finding
Goal 4. A parking system that meets the
parking needs and demand of residents,
visitors, and employees in an efficient and
cost-effective manner.
The proposed project would incorporate a bike
rack on site supporting active transportation and
add capacity for two additional bicycles in
addition to the four spaces existing adjacent to
the site on public property. Policy 3.3 Active transportation. Require
commercial development or redevelopment
projects and residential projects with four or
more units to accommodate active
transportation by providing on-site
amenities, necessary connections to
adjacent existing and planned pedestrian
and bicycle networks and incorporate
people-oriented design practices.
Conservation and Sustainability Element Finding
Goal 4. A leader in reducing energy
consumption and renewable energy
production
This resolution contains a condition of approval
requiring the installation of a new solar collection
system such as shown on sheet 12 of the plan set
which facilitates the installation of renewable
energy projects on a business in the City. Policy 4.1 Renewable energy generation.
Support or facilitate the installation of
renewable energy projects on homes and
businesses.
Goal 6. Hermosa Beach is a low or zero-
waste community with convenient and
effective options for recycling, composting,
and diverting waste from landfills.
The project plans and this resolution require the
addition of a new enclosure for trash and
recycling bins to the satisfaction of this policy.
Page 52 of 140
General Plan Consistency
Policy 6.3. Require the provision of
convenient recycling options in multi-family
residential and commercial uses, until single-
stream services make it unnecessary to
separate recycling from other materials.
C. The design, layout, and other physical features of the project comply with any
design or development standards applicable to the zone, unless waived or modified
pursuant to the provisions of this Title.
The design, layout, and other physical features of the project would remain largely
unchanged and are consistent the development standards of the zone. Of the SPA-11
standards which were determined to be applicable, the project has been revised in
consultation with City staff to meet these guidelines, the analysis of which is discussed in
detail in the project staff report. This includes conditions of approval in this resolution for
two new bike parking spaces, a new photovoltaic solar capture system (unless waived by
the Planning Commission), transparent glazing, new public art, and new trash enclosure.
SECTION 3. Based on the forgoing, the Planning Commission hereby approves the request for
Conditional Use Permit 24-07, and Precise Development Plan 24-04 to allow a new 2,869-square-
foot physical recovery studio (classified as an Assembly Hall) at 301 Pier Avenue in the Specific
Plan Area 11 (SPA-11) zone subject to the following Conditions of Approval:
General Conditions
1. The development and continued use of the property shall be in conformance with
submitted plans received and reviewed by the Planning Commission at its meeting of
November 18, 2024, 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 SPA-11 Zone as applicable of
the Municipal Code
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.
Page 53 of 140
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 their affidavits stating that they are aware of, and agree to
accept, all of the conditions of this grant. The Conditional Use Permit and Precise
Development Plan shall be recorded, and proof of recordation shall be submitted to the
Community Development Department prior to the issuance of a building permit.
5. Approval of this permit shall expire twenty-four (24) months from the date of approval
by the Planning Commission unless significant construction or improvements or the use
authorized hereby has commenced. One or more extensions of time may be requested.
No extension shall be considered unless requested, in writing to the Community
Development Director including the reason therefore, at least 60 days prior to the
expiration date. No additional notice of expiration shall be provided.
6. The Planning Commission may review this Conditional Use Permit and Precise
Development Plan and may amend the subject conditions or impose any new conditions
if deemed necessary to mitigate any 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
Page 54 of 140
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 applicant must construct an enclosure for all solid waste containers necessary to
serve the business pursuant to HBMC 8.12.220 prior to the issuance of a certificate of
occupancy.
12. The applicant shall obtain approval from Southern California Edison to treat the new
electrical transformer with a wrap or painted artwork imagery that positively depicts the
local coastal environment. The image is subject to the approval of the Community
Development Director designee and must be submitted prior to permit issuance. The
installation of this new wrap or painted artwork shall be completed prior to the issuance
of a Certificate of Occupancy.
13. The applicant shall provide glazing in accordance with HBMC 17.38.550 (G)(3) that shall
cover at least seventy (70) percent of the area of the façade that is located between three
(3) and eight (8) feet in height. Glazing is defined as a transparent part of a wall typically
made of glass or plastic. The glazing must also be substantially transparent.
14. The applicant shall install a solar collection system in accordance with HBMC 17.38.550
(H)(4) such as that described on sheet 12 of the submitted plans considered and reviewed
by the Planning Commission at their meeting of November 18th 2024.
15. The applicant shall incorporate bicycle parking in accordance with HBMC 17.38.550 (I)(5)
located fully on private property which shall be capable of accommodating two bicycles
for the benefit of the community such as shown on sheet three of the submitted plans
considered and reviewed by the Planning Commission at their meeting of November 18th
2024.
Page 55 of 140
16. The applicant shall provide landscaping in accordance with HBMC 17.38.550 (L) and the
submitted plans considered and reviewed by the Planning Commission at their meeting
of November 18th 2024.
17. All proposed signage shall conform to the City’s zoning ordinance and shall be processed
separately from the scope of this approval.
18. All projecting architectural panels and elements shall not be granted additional signage
as there is no historic record of approvals for signage located in those areas.
Public Works
19. No new walls or foundation footing will be allowed to be constructed on or over the
public right-of-way.
20. A Commercial Encroachment permit is required for non-confirming structures located
over or within the public right-of-way.
21. Prior to issuance of a Building Permit, approved civil engineering plans prepared by a
licensed civil engineer, and approved by Public Works, addressing grading,
undergrounding of all utilities, pavement, sidewalk, curb, and gutter improvements, on-
site and off-site drainage (no sheet flow permitted), installation of utility laterals, and all
other improvements necessary to comply with the Municipal Code and Public Works
specifications, shall be filed with the Community Development Department.
22. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and
storm drain main lines on street.
23. 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.
24. Sewer manhole rim/lid elevations must be submitted prior to grading and plan check.
Page 56 of 140
25. Sewer lateral video must be submitted with plan check submittal if the developer plans
to use the existing sewer lateral. Sewer lateral work may be required after review of the
sewer lateral video.
26. 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 a formal appeal to the City Council, must be made
within 90 days after the final decision by the City Council.
PASSED, APPROVED and ADOPTED on the 18th of November 2024.
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing Resolution PC 24-21 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 on November 18, 2024.
David Pedersen, Chairperson Alexis Oropeza, Secretary
Date
Page 57 of 140
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Project Zoning MapPlanning CommissionNov18, 2024
301 Pier Ave (Recoverie Wellness Studio)
APN: 4183-017-001
Zone: SPA-11 Specific Plan Area 11
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)
500' Notification Radius
Page 58 of 140
Vicinity Map
NorthNorth
A Conditional Use Permit Submittal For:
Architect & Applicant
Robinson Hill Architecture,Inc.
3195B Airport Loop Drive
Costa Mesa, California 92626
Michael Robinson
714.825.8888
Property Location
Property Owner
301 Pier Street, Suite B
619.261.6122
Project Team
Hermosa Beach, California 90254
Sandy Feet LLC
12770 El Camino Real, Suite 210
San Diego, California 92130-2247
Don English
dae@englishapc.com
robinson@rhainc.net
Tenant
Recoverie
116 Coogee Bay Road
Coogee NSW 2034, Australia
Nick Bardetta
+61 410 662 673
nick@recoverie.com.au
Design Architect
Suite 92/26-32 Pirrama Road
Dan Eagles
+61 438 102 384
deagles@northandnorth.com
Pyrmont 2009 Sydney
North + North
Drawing Directory
03
Proposed Floor Plan
08
Building Sections09
13 Reference Photographs
Construction Type
Proposed Occupancy
Previous Occupancy
No of Stores
Project Scope
1
Building Height 30'-0"
Fire Sprinklered
2,689 sf In Line Space
Type V-B
Tenant Improvement
No
M-Mercantile
General Project Information
Project Area
Property Zone General Commercial - SPA 11
Assessor's Parcel No 4183 017 001
Project Description
Tenant signage will be by separate permit
Pilates tenant
The toilet facilities will be shared with the adjacent
distribution systems
The work will include mechanical, electrical & plumbing
treatments for active individuals and athletes
for a facility providing physical and metal recovery
This is a 2,689 sf tenant improvement project
CUP Submittal 1 4.2.24
01
Occupancy
Use Health Club
Recoverie Occupancy
Required Parking
2,689 / 150 = 18
04
Rendered Design Plan05
Building Elevations
01 Cover Sheet
301 Pier Street, Suite B, Hermosa Beach, California 90254
RECOVERIE
A Wellness Destination
B-Wellness Spa (Assembly Hall)
Pilates Studio (Reference)2,604 / 50 = 52
Context Site
North
Site Plan
Location
Project
Location
Project
Proposed Site Plan
Area of Suite B 2,689 sf
Required Parking 54 spaces1 space/50sf
Recoverie
Use Gymnasium
Area of Suite A 2,604 sf
Required Parking 52 spaces1 space/50sf
Adjacent Pilates (Not in Scope)
Total Parking Required 106 spaces
Total Parking Provided 9 spaces
Overall Parking Deficit 97 spaces
Location
Project
14 Existing Topographic Site Plan
CUP Submittal 2 6.14.24
is included
One code-compliant van accessible parking
Civil Engineer
NA Civi, Inc.
Lake Forest California 92630
22672 Lambert St. Suite 606
Matt Palermo
949.753.0600
matt.palermo@nacivil.com
CUP Submittal 3 8.26.24
02 Existing Site Plan
Site Plan Option - Handicap Lift to Entries10
Floor Plan Option - Handicap Lift to Parking11
CUP Submittal 4 10.17.24
Landscape Plan06
Site Plan Option - Solar PV Modules12
Landscape Details & Specifications07
SHEET TITLE:
Irvine, California 92612
tel.
DATE:
SHEET NUMBER:
OWNER:
Airport Loop Drive
3195 B
714.825.8888
ROBINSON HILL ARCHITECTURE, INC
SUBMITTAL DATE
Sandy Feet LLC
12770 El Camino Real, Suite 210
San Diego, CA 92130
Donald English 301 Pier Street, Suite B, Hermosa Beach, California 902544.2.24RECOVERIEA Wellness Destinationtel: 619-261-6122
CUP Submittal #1
92 /26-32 Pirrama Road
Pyrmont 2009 Sydney
NORTH + NORTH
tel.+61 293 558
Designer:
Architect:
Consultant Stamp:
Architect Stamp:
6.14.24CUP Submittal #2
8.26.24CUP Submittal #3
CD Progress Set 9.19.24
10.17.24CUP Submittal #4
Page 59 of 140
PLANTING
PLANTINGM O N T E R E Y B O U L E V A R DP I E R A V E N U E L O M A D R I V E BUILDING
ADJACENT
1 2 3 4 5 6 7
8 9 10 11 12 13 14 15
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
Existing Site Plan 1/8"=1'-0"01
NORTH
02
FLOOR PLAN
FOR RECOVERIE BELOW. SEE
AREA OF TENANT IMPROVEMENT
HATCHED AREA INDICATES
WITH PAINTED FINISH
EXISTING CMU WALL
PLANTER WALL
EXISTING CONCRETE
POLE
EXISTING POWER
MECHANICAL UNIT
EXISTING
PALM TREE
EXISTING
FIRE HYDRANT
EXISTING
SHADE TREE
EXISTING
FOR 4 BIKES
EXISTING PARKING
EXIT TO STREET
SLOPED PARKING
EXISTING
TRUNCATED DOMES
CURB RAMP WITH
EXISTING
STRIPE
EXISTING PAINTED
WALL
CMU RETAINING
EXISTING
PLANTING
SHADE TREE
EXISTING
PUBLIC SIDEWALK
EXISTING
PUBLIC PARKING
EXISTING
SHADE TREE
EXISTING
METAL BENCH
EXISTING
CONCRETE BENCH
EXISTING
PAVING
EXISTING ACCENT
SHADE TREE
EXISTING
TRUNCATED DOMES
CURB RAMP WITH
EXISTING
UP TO PARKING
ENTRANCE AND RAMP
PAINTED HANDICAP PARKING
EXISTING NON-COMPLIANT
SPACES
PARALLEL PARKING
EXISTING PUBLIC
SIDEWALK TO REMAIN
EXISTING CONCRETE
CURB
EXISTING CONCRETE
PLASTER VENEER
WITH PAINTED CEMENT
EXISTING CMU WALL
TO WALL
PAVING EXTENDED
EXISTING AC
LINE
BEYOND PROPERTY
PARKING SPACES
CMU WALL
EXISTING
EXISTING AC PAVING
SPACES
EXISTING PARKING
SPACES
EXISTING PARKING
EXISTING SKYLIGHT
WOOD SCREEN
EXISTING 1X6 UNFINISHED
MECHANICAL UNIT
EXISTING
WOOD SCREEN
EXISTING 1X6 UNFINISHED
DUCT DISTRIBUTION
EXISTING INSULATED
PLASTER FINISH
WITH PAINTED, CEMENT
PARAPET SCREEN WALL
FRAME. GRAPHICS
GRAPHICS IN METAL
CAP SHEET
ROOFING WITH WHITE
EXISTING BUILT UP
TO REMAIN
MECHANICAL UNIT
EXISTING
DUCT DISTRIBUTION
EXISTING INSULATED
METER CABINET
EXISTING ELECTRIC
POLE FOR FEED
EXISTING ELECTRICAL
GATE
ROOF ACCESS
EXISTING
Existing Site Plan
SHEET TITLE:
Irvine, California 92612
tel.
DATE:
SHEET NUMBER:
OWNER:
Airport Loop Drive
3195 B
714.825.8888
ROBINSON HILL ARCHITECTURE, INC
SUBMITTAL DATE
Sandy Feet LLC
12770 El Camino Real, Suite 210
San Diego, CA 92130
Donald English 301 Pier Street, Suite B, Hermosa Beach, California 902544.2.24RECOVERIEA Wellness Destinationtel: 619-261-6122
CUP Submittal #1
92 /26-32 Pirrama Road
Pyrmont 2009 Sydney
NORTH + NORTH
tel.+61 293 558
Designer:
Architect:
Consultant Stamp:
Architect Stamp:
6.14.24CUP Submittal #2
8.26.24CUP Submittal #3
CD Progress Set 9.19.24
10.17.24CUP Submittal #4
Page 60 of 140
NORTH
A
SCALE: 1/8"=1'-0"
Existing Site Plan
2 3 4 5
6 7 8 9
Proposed Site Plan
FLOOR PLAN
FOR RECOVERIE BELOW. SEE
AREA OF TENENAT IMPROVEMENT
HATCHED AREA INDICATES
100.00'
UP TO PARKING TO REMAIN
ENTRANCE AND RAMP
TO BE REMOVED
PAINTED HANDICAP PARKING
EXISTING NON-COMPLIANT
SPACES TO REMAIN
PARALLEL PARKING
EXISTING PUBLIC
SIDEWALK TO REMAIN
EXISTING CONCRETE
CURB TO REMAIN
EXISTING CONCRETE PROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINE
TO REMAIN
PLASTER VENEER
WITH PAINTED CEMENT
EXISTING CMU WALL
TO WALL TO REMAIN
PAVING EXTENDED
EXISTING AC
TO REMAIN
WITH PAINTED FINISH
EXISTING CMU WALL
PLANTER WALL TO REMAIN
EXISTING CONCRETE
POLE TO REMAIN
EXISTING POWER
MECHANICAL UNIT
EXISTING
PARKING SPACES
RESTRIPE ALL
TO REMAIN
EXISTING AC PAVING
TO REMAIN
CMU WALL
EXISTING
EXISTING SKYLIGHT
TO REMAIN
MECHANICAL UNIT
EXISTING
TO REMAIN
MECHANICAL UNIT
EXISTING
WOOD SCREEN TO REMAIN
EXISTING 1X6 UNFINISHED
DUCT DISTRIBUTION
NEW INSULATED
PLASTER FINISH TO REMAIN
WITH PAINTED, CEMENT
PARAPET SCREEN WALL
REPLACED
FRAME. GRAPHICS TO BE
GRAPHICS IN METAL
CAP SHEET TO REMAIN
ROOFING WITH WHITE
EXISTING BUILT UP
ELECTRICAL POWER POLE
DEMOLISH EXISTING
CABINET
ELECTRIC METER
DEMOLISH EXISTING
PALM TREE
EXISTING
TO REMAIN
FIRE HYDRANT
EXISTING
TO REMAIN
PUBLIC PARKING
EXISTING
TO REMAIN
PUBLIC SIDEWALK
EXISTING
TO REMAIN
PLANTING
PLANTING
PLANTING
PAVING TO REMAIN
EXISTING ACCENT
P I E R A V E N U E M O N T E R E Y B O U L E V A R DL O M A D R I V E 03106.8'106.8' BUILDING
ADJACENT
6'-4 3/16 "13'-7 15/16 "77'-9 1/4 "21'-6 3/4 "6'-7 5/8 "
TO REMAIN
SHADE TREE
EXISTING
TO REMAIN
SHADE TREE
EXISTING
METAL BENCH TO REMAN
EXISTING
TO REMAIN
CONCRETE BENCH
EXISTING
TO REMAIN
SHADE TREE
EXISTING
TO REMAIN
SHADE TREE
EXISTING
FOR 4 BIKES TO REMAIN
EXISTING PARKING
STEEL ROOF CANOPY
ENCLOSURE WITH
NEW TRASH
1
A SEPARATE PERMIT
SIGN STANDARDS AND SHALL BEDONE UNDER
GRAPHIC PANELS ARE SUBJECT TO THE CITY'S
THE REPLACEMENT OF GRAPHICS ON EXISTING
NOTE:
DESIGN AND FINISH
BICYCLES TO MATCH EXISTING
NEW PARKING FOR 2 ADDITIONAL
DUCT DISTRIBUTION
NEW INSULATED18'-0"9'-0"8'-0"24'-0"FOR HC PARKING (DASHED)
BACK UP SPACE
8'-6"8'-6"8'-6"8'-6"8'-6"8'-6"8'-6"8'-6"16'-1 1/16 "14'-2 7/16 "18'-0"48'-3 1/2 "4560BIN
3 YARD
GALLON
2-35
WOOD SCREEN TO REMAIN
EXISTING 1X6 UNFINISHED
RETAINING WALL
EXISTING CMU
TO REMAIN
EXIT TO STREET
SLOPED PARKING
EXISTING
TRUNCATED DOMES
CURB RAMP WITH
EXISTING L O M A D R I V E TRUNCATED DOMES
CURB RAMP WITH
EXISTING
STRIPE
EXISTING PAINTED
LINE TO BE REMOVED
BEYOND PROPERTY
PARKING SPACES
WOOD SCREEN TO REMAIN
EXISTING 1X6 UNFINISHED
GATE TO REMAIN
ROOF ACCESS
EXISTING
TRANSFORMER
NEW PAD MOUNT
ENCLOSURE
SWITCHGEAR IN WATERPROOF
NEW ELECRICAL
WALL TO REMAIN
CMU RETAINING
EXISTING
WITH 2% SLOPE TO DRAIN
NEW AC PAVING
PROPERTY LINE
SERVICE AREA WITHIN
LEVEL TRANSFORMER
WALLS TO ACCOMMODATE
NEW CMU RETAINING
2% SLOPE
Proposed Site Plan 1/8"=1'-0"01
6'-4"13'-4"SPACE
VAN ACCESSIBLE PARKING
NEW CODE COMPLIANT
EACH WAY
2% SLOPE
SHEET TITLE:
Irvine, California 92612
tel.
DATE:
SHEET NUMBER:
OWNER:
Airport Loop Drive
3195 B
714.825.8888
ROBINSON HILL ARCHITECTURE, INC
SUBMITTAL DATE
Sandy Feet LLC
12770 El Camino Real, Suite 210
San Diego, CA 92130
Donald English 301 Pier Street, Suite B, Hermosa Beach, California 902544.2.24RECOVERIEA Wellness Destinationtel: 619-261-6122
CUP Submittal #1
92 /26-32 Pirrama Road
Pyrmont 2009 Sydney
NORTH + NORTH
tel.+61 293 558
Designer:
Architect:
Consultant Stamp:
Architect Stamp:
6.14.24CUP Submittal #2
8.26.24CUP Submittal #3
CD Progress Set 9.19.24
10.17.24CUP Submittal #4 PARKINGNO Page 61 of 140
C
SCALE: 1/4"=1'-0"
Floor Plan
Floor Plan
NOT IN SCOPE
ADJACENT TENANT
2,604 sf
301 Pier Avenue, Suite A
NORTH
ENTRY
RECOVERIE
REMAIN
STOREFRONT TO
EXISTING GLASS
RECEPTION
PLANTER WALLS
EXISTING CONCRETE
TOILET ROOM
MENS
TENANT
DOOR TO ADJACENT
ROOM
CHANGING
ROOM
CHANGING
ROOM
CHANGING
ROOM
CHANGING
TOILET
ACCESSIBLE
POOL
PLUNGE
SAUNA
LARGE
ROOM 1
TREATMENT
STOR
TREATMENT
NORMATEC
STORAGE ROOM 37'-8 1/2 "7'-4"6'-2 1/2 "6'- 1/2 "SIDEWALK
CONCRETE
PARKING
PROTECT IN PLACE
EXISTING PLANTING
04
RECOVERIE
2,689 sf
301 Pier Avenue, Suite B
WAL
RATED DEMISING
NEW 1 HOUR FIRE
WALL
EXISTING CMU
RETAINING WALL
EXISTING CONCRETE
STOREFRONT TO REMAIN
EXISTING GLASS 51'- 1/2 "13'-5 1/2 "VISIBILITY.
(3) FEET AND (8) FEET IN HEIGHT FOR PEDESTRIAN
PORTION OF THE FACADE LOCATED BETWEEN
AREA AS TRANSPARENT GLAZING FOR THE
AVENUE SHALL RETAIN AT LEAST 70% OF TOTAL
THE GROUND FLOOR FACADE FRONTING PIER
NOTE:
PARKING
EXISTING BIKE
OFFICE
ROOM
EQUIPMENT
SHOWER
ACCESSIBLE
PROTECT IN PLACE
EXISTING PLANTING
PROTECT IN PLACE
EXISTING PLANTING
PROTECT IN PLACE
EXISTING PLANTING
POTS WITH IRRIGATION
NEW PLANTING SET
PLANTER WALLS
EXISTING CONCRETE
POTS WITH IRRIGATION
NEW PLANTING SET
STOREFRONT TO REMAIN
EXISTING GLASS
PLANTER WALLS
EXISTING CONCRETE
POTS WITH IRRIGATION
NEW PLANTING SET
STOREFRONT TO REMAIN
EXISTING GLASS
EXISTING
BICYCLES TO MATCH
NEW PARKING FOR TWO
POOL
PLUNGE
58'-3 9/16 "
TOILET ROOM
WOMENS
VESTIBULE
TOILET ROOM
TOILET
ACCESSIBLE
BOTH TENANTS
FACILITIES TO BE SHARED BY
TOILET ROOM & SHOWER
HATCHED AREA INDICATES
ROOM 2
TREATMENT
ROOM 3
TREATMENT
ROOM
HC FITTING
SHEET TITLE:
Irvine, California 92612
tel.
DATE:
SHEET NUMBER:
OWNER:
Airport Loop Drive
3195 B
714.825.8888
ROBINSON HILL ARCHITECTURE, INC
SUBMITTAL DATE
Sandy Feet LLC
12770 El Camino Real, Suite 210
San Diego, CA 92130
Donald English 301 Pier Street, Suite B, Hermosa Beach, California 902544.2.24RECOVERIEA Wellness Destinationtel: 619-261-6122
CUP Submittal #1
92 /26-32 Pirrama Road
Pyrmont 2009 Sydney
NORTH + NORTH
tel.+61 293 558
Designer:
Architect:
Consultant Stamp:
Architect Stamp:
6.14.24CUP Submittal #2
8.26.24CUP Submittal #3
CD Progress Set 9.19.24
10.17.24CUP Submittal #4
Page 62 of 140
C
SCALE: 1/4"=1'-0"
Rendered Floor Plan
NORTH
Rendered Design Plan
05
SHEET TITLE:
Irvine, California 92612
tel.
DATE:
SHEET NUMBER:
OWNER:
Airport Loop Drive
3195 B
714.825.8888
ROBINSON HILL ARCHITECTURE, INC
SUBMITTAL DATE
Sandy Feet LLC
12770 El Camino Real, Suite 210
San Diego, CA 92130
Donald English 301 Pier Street, Suite B, Hermosa Beach, California 902544.2.24RECOVERIEA Wellness Destinationtel: 619-261-6122
CUP Submittal #1
92 /26-32 Pirrama Road
Pyrmont 2009 Sydney
NORTH + NORTH
tel.+61 293 558
Designer:
Architect:
Consultant Stamp:
Architect Stamp:
6.14.24CUP Submittal #2
8.26.24CUP Submittal #3
CD Progress Set 9.19.24
10.17.24CUP Submittal #4
Page 63 of 140
download.jpgdownload.jpgdownload.jpgoak.jpg5 GAL5 GAL41, 2, & 3BOTANICAL/COMMON NAME SIZEQUANTITYPOT5 GALPLANTING AREA NOTES:245 GAL5438401551 GAL1.CONTAINER POTS TO HAVE 3" LAYERS OF 1" BLACK RIVER ROCK2.CONTAINER POTS TO HAVE A DRIP IRRIGATION SYSTEM WITH PROPER DRAINAGEAUCUBA JAPONICA 'CENTIFOLIA'GOLD PLANTCODIAEUM VARIEGATUMVARIEGATED CROTONCORDYLINE TERMINALISTI PLANTSANSEVIERIA TRIFASCIATA 'BLACK GOLD'BLACK GOLD SNAKE PLANTSEDUM RUBROTINCTUMPORK AND BEANSSYMBOLSHRUB LEGENDNORTHASCALE: 1/8"=1'-0"Site PlanLandscape PlanL-1ROBINSON HILL ARCHITECTURE, INCSandy Feet LLC301 Pier Street, Suite B, Hermosa Beach, California 90254
RECOVERIE
A Wellness Destination NAMESYMBOLPLANTER LEGEND4513243414131WILSHIRE FRP RECTANGLEOLIVE60"L x 18"W x 24"HSTAINLESS STEELWCR-601824TOURNESOLWILSHIRE RFP RECTANGLEOLIVE48"L x 18"W x 24"HSTAINLESS STEELWCR-481824TOURNESOLWILSHIRE RFP RECTANGLEOLIVE30"L x 18"W x 24"HSTAINLESS STEELWCR-301824TOURNESOLWILSHIRE RFP ROUNDOLIVE18"dia x 20"HSTAINLESS STEELWS-1800FTOURNESOLWILSHIRE RFP RECTANGLEOLIVE24"dia x 24"HSTAINLESS STEELWS-2400FTOURNESOLCOLORSIZEFINISHPRODUCT2345www.rpala.com06Page 64 of 140
L-2ROBINSON HILL ARCHITECTURE, INCSandy Feet LLC301 Pier Street, Suite B, Hermosa Beach, California 90254
RECOVERIE
A Wellness Destination www.rpala.comPlanting Specifications& Cut SheetsIMMEDIATELY REMOVE REJECTED MATERIALS FROM THE SITE, AT CONTRACTOR'S EXPENSE. COSTFOR FIR SAWDUST, 1.0% FOR CEDAR SAWDUST, 1.0% FOR FIR OR PINE BARK. NOTE: PINE SAWDUSTNOT MEET THE APPROVED TEST RESULTS AND/OR THE SPECIFICATIONS.OF SPECIFIED MULCH TO THE OWNER'S REPRESENTATIVE.OF TESTING OF MATERIALS NOT MEETING SPECIFICATIONS SHALL BE PAID BY CONTRACTOR.NO SUBSTITUTION OF SPECIFIED MATERIALS SHALL BE MADE WITHOUT REVIEW BY THE OWNER'SPROVIDE MATERIALS OF BEST RECOMMENDED QUALITY OBTAINABLE WHICH COMPLY WITHIMPORT SOIL: OWNER RESERVES THE RIGHT TO REJECT SOIL DELIVERED TO THE SITE THAT DOESORGANIC AMENDMENT: SUBMIT WITHIN 30 DAYS AFTER NOTICE TO PROCEED A SAMPLEWITH NITROGEN, FORTIFIED WITH MINERALS. AND HAVING THE FOLLOWING PROPERTIES:SALINITY - CONDUCTIVITY 3.5 MILLIMHOS/CM AT 25 C OR LESS AS DETERMINED IN SATURATIONNITROGEN CONTENT - (ALL VALUES BASED ON DRY WEIGHT) 0.5% FOR REDWOOD SAWDUST, 0.7%ORGANIC AMENDMENT SHALL BE DERIVED FROM WOOD OR BARK, GRANULAR IN NATURE, STABILIZED3.EXTRACT CONDUCTIVITY.ORGANIC CONTENT - MINIMUM 90% BY WEIGHT.4.ORGANIC AMENDMENT:MIN. 80% PASSING 8 MESH SCREENMIN. 95% PASSING 4 MESH SCREENNOT ACCEPTABLE.2.03A.PARTICLE SIZE:2.1.REPRESENTATIVE. DRAWINGS AND SPECIFICATIONS.PART 2 - PRODUCTSB.A.2.01GENERAL:5.4.SITE AND WEATHER CONDITIONS ARE SUITABLE FOR PERFORMANCE OF THE SPECIFICATIONS. DOENOUGH TO PERMIT HANDLING AND PLANTING MINIMIZING INJURY TO ROOTBALL, AND REMAIN 12LOCATIONS, AND OBTAIN VERIFICATION FROM THE OWNER'S REPRESENTATIVE BEFORE EXCAVATINGNOT PLANT IF THE SOIL IS EXCESSIVELY WET.INCHES (UNLESS CALLED OUT DIFFERENTLY ON THE PLANS) OR MORE AWAY FROM CURBS AND EXCAVATE PITS WITH VERTICAL SIDES AND ROUGHENED SURFACES. THE SIZE SHALL BE LARGEPLANT TREE, SHRUB AND GROUND COVER MATERIALS AS SOON AS THEY ARE DELIVERED TO THEPITS, MAKING NECESSARY ADJUSTMENTS AS DIRECTED.STAKE PLANT LOCATIONS OR PLACE RECOMMENDED QUANTITIES OF PLANTS IN CONTAINERS ONTREES, SHRUBS AND VINES:PLANTING:3.3.041.2.A.UPROOT EXISTING WEEDS AND GRASSES AND REMOVE FROM SITE.NO PRE-EMERGENT HERBICIDE SHALL BE USED IN LANDSCAPE AREAS WITH WOODY, NON-LAWN AFTER ESTABLISHMENT OF ROUGH GRADES, AND PRIOR TO SOIL PREPARATION, TILL SOIL TOBEFORE BARK MULCH IS INSTALLED.FINISH GRADING, MOUNDING, SOILS TESTING AND WEED CONTROL SHALL BE COMPLETED PRIOR TOAPPLY HERBICIDE AS A FINAL STEP AFTER SOIL CULTIVATION AND PLANTING IS IN PLACE. APPLY PLANT INSTALLATION.SOIL PREPARATION:3.02A.F.ORNAMENTAL PLANTING.WEED CONTROL:PART 3 - EXECUTION 3.01E.A.FURNISH LABOR, MATERIALS AND EQUIPMENT TO COMPLETE PLANTING WORK AS INDICATED ANDFOR SOIL AMENDMENT, FERTILIZER AND CHEMICAL CONDITIONERS, APPLICATION RATES FOR SOILSOILS REPORT RECOMMENDATIONS SHALL TAKE PRECEDENCE OVER THE AMENDMENT ANDDEPTH OF 6 TO 12 INCHES, WITHIN PROPOSED PLANTING AREAS, AFTER COMPLETION OF GRADINGREPRESENTATIVE, AT NO COST TO THE OWNER. REPLACEMENT TREES SHALL MEET THE SAMEPERIOD, OR THOSE PLANTS SO INJURED OR DAMAGED AS TO RENDER THEM UNSUITABLE FORMATERIALS WHICH, FOR ANY REASON, FAIL TO MEET REQUIREMENTS OF GUARANTEE. REPLACEMENTPORTION OF THIS WORK ARE HEREBY MADE A PART OF THESE SPECIFICATIONS.WORK DURING CONSTRUCTION AND MAINTENANCE PERIOD. BROOM CLEAN ALL PAVED AREAS.PROTECT INSTALLED CONTRACT WORK AND WORK OF OTHERS.ENGINEERING AND ARCHITECTURAL FEATURES. VERIFY REQUIRED SETBACKS FROM UTILITIES.REPRESENTATIVE. IF NOTIFICATION IS NOT PERFORMED, THE CONTRACTOR SHALL ASSUME ARE APPROXIMATE. BEFORE PROCEEDING WITH WORK, CHECK AND VERIFY SITE DIMENSIONS.CHANGED DURING COURSE OF THIS WORK TO ORIGINAL OR INTENDED CONTOURS WHERE PRACTICAL.ARCHITECT PRIOR TO SOIL PREPARATION AND ORDERING PLANT MATERIAL.GUARANTEED MATERIALS SHALL MATCH EXISTING REMAINING PLANTS OF SAME TYPE AND SIZE.INSTALL AND STAKE TREES AS ORIGINALLY SPECIFIED AT NO COST TO THE OWNER.DETERMINED BY THE OWNER'S REPRESENTATIVE AT FINAL OBSERVATION.THE DATE OF COMPLETION OF THE SPECIFIED MAINTENANCE PERIOD. THIS DATE SHALL BEAMENDMENTS AND FERTILIZERS WITH THESE SPECIFICATIONS.IT WILL REQUIRE AMENDING NOT COVERED UNDER THE ORIGINAL CONTRACT.FERTILIZERS CERTIFYING DELIVERY TO THE SITE AND QUANTITIES BY BULK AND/OR WEIGHT.SOIL FOR CONFORMITY TO SPECIFICATIONS AT ANY TIME. FURNISH SAMPLES UPON REQUESTLANDSCAPE ARCHITECT RESERVES THE RIGHT TO TAKE AND ANALYZE ADDITIONAL SAMPLES OFOWNER RESERVES THE RIGHT TO REJECT CONTRACTOR'S SUBMITTED LANDSCAPE IMPORT SOIL IF SUBMIT SUPPLIERS' STATEMENTS OF CONFIRMATION RECORDING COMPLIANCE OF ORGANICSUBMIT AT THE TIME OF DELIVERY INVOICE STATEMENTS FOR ORGANIC AMENDMENTS ANDAND ALL SUCH REPLACEMENT MATERIALS GUARANTEED OR SPECIFIED FOR ORIGINALSHALL BE MADE WITH PLANT MATERIALS AS INDICATED OR SPECIFIED FOR ORIGINAL PLANTINGWITHIN FIFTEEN (15) DAYS OF NOTIFICATION, REMOVE AND REPLACE ALL GUARANTEED PLANTPURPOSE INTENDED, SHALL BE IMMEDIATELY REPLACED IN KIND AND SIZE AT THE EXPENSE OFSIGNS OF FAILING GROWTH AT ANY TIME DURING LIFE OF CONTRACT, INCLUDING MAINTENANCEALL SHRUBS AND GROUND COVER SHALL BE GUARANTEED AS TO THE GROWTH AND HEALTH FORAS THE ORIGINAL TREES. REPLACEMENT TREES SHALL BE GUARANTEED FOR ONE YEAR AFTERREPLACE DEAD OR UNHEALTHY TREES IMMEDIATELY UPON NOTIFICATION BY THE OWNER'SALL TREES SHALL BE GUARANTEED TO LIVE IN A HEALTHY CONDITION FOR ONE YEAR FOLLOWING SUBMIT WRITTEN REPORT TO OWNER'S REPRESENTATIVE AND NOTIFICATION TO LANDSCAPEPREPARATION, PLANTING BACKFILL MIX, HYDROSPRAY AND POST-MAINTENANCE FERTILIZATIONREQUEST TESTING FOR FERTILITY AND SUITABILITY ANALYSIS WITH WRITTEN RECOMMENDATIONSBRING SAMPLES TO AN AGRONOMIC SOILS TESTING LABORATORY REGISTERED BY THE STATE OFUNDER THE DIRECTION OF THE OWNER'S REPRESENTATIVE, TAKE (2) SAMPLE(S) OF SITE SOIL AT ADO NOT PROCEED WITH THE PLANTING INSTALLATION UNTIL THE IRRIGATION SYSTEM IS INSTALLED ANDGRADED TO +/-0.10, UNLESS NOTED DIFFERENTLY ON THE PLANS. RESTORE FINISH GRADESNOTE ALL FINISH GRADES BEFORE COMMENCING WORK. LANDSCAPE CONTRACTOR TO RECEIVE SITEKEEP PREMISES CLEAN AND FREE OF EXCESS EQUIPMENT, MATERIALS AND RUBBISH INCIDENTAL TOLOCAL, MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATING TO AAPPLY AND PAY FOR NECESSARY PERMITS AND FEES REQUIRED IN PURSUIT OF WORK AS REQUIREDCOORDINATE INSTALLATION OF PLANTING TO AVOID CONFLICTS WITH IRRIGATION WORK, UTILITIES, ORIN AREA DIMENSIONS EXIST. IMMEDIATELY BRING DISCREPANCIES TO THE ATTENTION OF THE OWNER'SDO NOT INSTALL PLANTING WHEN UNKNOWN OBSTRUCTIONS, GRADE DIFFERENCES OR DISCREPANCIES THE PLANTING DESIGN AS INDICATED ON THE DRAWINGS IS DIAGRAMMATIC. SCALED DIMENSIONSA PERIOD OF NINETY DAYS AFTER THE COMPLETION OF THE SPECIFIED MAINTENANCE PERIOD. BY LANDSCAPE ARCHITECT.STATEMENTS OF CONFIRMATION:THE CONTRACTOR.THEIR REVIEW BY THE OWNER'S REPRESENTATIVE.SAMPLES AND TESTSC.D.2.3.1.1.2.6.5.4.3.2.CALIFORNIA FOR SOIL EVALUATION.WRITTEN GUARANTEE:AGRONOMIC SOILS TEST REPORT:FERTILIZER APPLICATION RATES SPECIFIED HERE.AND PRIOR TO WEED CONTROL AND SOIL PREPARATION.B.1.5.PROGRAMS.4.3.2.H.G.A.1.03I.OPERABLE.SUBMITTALS:1.PLANTING SPECIFICATIONSRESPONSIBILITY FOR REVISIONS NECESSARY.BY GOVERNING CODES.GENERAL CONDITIONS:E.D.C.F.A.PART 1 - GENERALB.A.1.021.01SPECIFIED.SCOPE:REPRESENTATIVE.VARIETY SPECIFIED IN THE LEGEND. THE ROOT SYSTEM SHALL FILL THE CONTAINER BUT NOT BE ROOTCONSENT IS RECEIVED FROM THE OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT.COUNTS, AND SHALL BE FURNISHED AS DRAWN.INJURY SHALL BE CAUSE FOR REJECTION EVEN AFTER INITIAL REVIEW.QUANTITIES: CIRCLES AND DOTS INDICATING PLANTS ON THE PLANS ARE THE AUTHORITY TO PLANTPROTECTION: HANDLE AND STORE PLANTS TO PROTECT FROM SUN, WIND AND OTHER INJURIES.AT NO ADDITIONAL COST TO THE OWNER. SUBSTITUTES SHALL NOT BE PERMITTED UNLESS EXPRESSEDREJECTION OR SUBSTITUTION: REMOVE REJECTED PLANTS FROM THE SITE IMMEDIATELY AND REPLACEBOUND. SIZE IN ACCORDANCE WITH THESE SPECIFICATIONS SHALL BE DETERMINED BY THE OWNER'SSIZE: THAT NORMALLY EXPECTED FOR COMMERCIALLY AVAILABLE NURSERY STOCK FOR SPECIES/ACCESSORIES:2.08E.REPRESENTATIVE.D.C.B.ACCORDANCE WITH THESE SPECIFICATIONS SHALL BE DETERMINED BY THE OWNER'S3:3:1 (N-P-K) LAWN AREA1:3:3 (N-P-K) GENERAL USEFERTILIZERS AND ANCILLARY MATERIALS:PRE-EMERGENCE HERBICIDE: RONSTAR G50 WP BY RHONE-POULENC, INC. OR SURFLAN BY ELANCO.MANUFACTURER: BEST, SIERRA CHEMICAL CO., W. R. GRACE AND CO., OR APPROVED EQUAL.FERTILIZER TABLETS: GRO-POWER PLANTING TABLETS. 7 GRAMS WITH MINIMUM GRADE 12-8-8.DISEASE, SUN SCALE, ABRASIONS OF THE BARK AND OTHER DISFIGUREMENTS. QUALITY INQUALITY: HEALTHY, VIGOROUS, NORMAL HABIT. FREE OF WEEDS, INSECT INFESTATIONS AND PLANTSOIL CONDITIONER/FERTILIZER: GRO-POWER PLUS WITH 4% SULFUR, BY GRO-POWER, INC.TYPE: MIXED BY COMMERCIAL FERTILIZER SUPPLIER AND CONSISTING OF THE FOLLOWINGORGANIC MULCH SHALL BE 100% BARK DERIVED FROM THE BARK OF REDWOOD, WHITE FIR, RED FIR(800) 473-1307.PLANTS:E.2.07A.D.2.B.OR PINE AND CONTAINING NO DOUGLAS FIR. THE BARK SHALL BE GRANULAR OR CHUNKY IN NATURERATIO BY WEIGHT:MULCH:PRE-PLANT FERTILIZER:2.061.B.A.A.2.05A.FERTILIZATION, WEED CONTROL, CULTIVATION, PEST CONTROL, OPERATION, ADJUSTMENT AND REPAIRCONTRACTOR'S RESPONSIBILITY TO NOTIFY OWNER'S REPRESENTATIVE AT THE BEGINNING AND ENDOF THE IRRIGATION SYSTEM, AND CLEAN-UP.AREAS, 45 DAYS AFTER THE BEGINNING OF THE MAINTENANCE PERIOD, OR MORE OFTEN AS NEEDEDCONTRACT. AN OBSERVATION SCHEDULE SHALL BE DETERMINED AT THIS TIME FOR ALL WORK.IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT THE OWNER'S REPRESENTATIVE DAY MAINTENANCE PERIOD AND ONE AT THE END OF THE 60-DAY MAINTENANCE PERIOD.OBSERVATIONS SHALL INCLUDE, BUT NOT BE LIMITED TO, ONE MEETING AT THE START OF THE 60A PRE-JOB CONFERENCE SHALL BE REQUIRED BEFORE PROCEEDING WITH WORK UNDER THISCOMPLETION OF PROJECT MAINTENANCE AND PLANT ESTABLISHMENT WILL BE REVIEWED BY THERE-PLANT AREAS THAT DO NOT SHOW A PROMPT ESTABLISHMENT OF PLANT MATERIALS. REPLACEPROTECT NEWLY PLANTED AREAS FROM FOOT TRAFFIC, VANDALISM, BURROWING ANIMALS ANDAPPLY COMMERCIAL FERTILIZER AT THE RATE OF 5 LBS. PER 1,000 SQ. FT. FOR ALL PLANTEDMAINTENANCE SHALL INCLUDE, BUT NOT BE LIMITED TO: MOWING, TRIMMING, PRUNING, WATERING, WORK HAS BEEN COMPLETED TO THE SATISFACTION OF THE OWNER'S REPRESENTATIVE. IT IS THEMAINTAIN PROJECT FOR A PERIOD OF (60) CALENDAR DAYS, COMMENCING FROM TIME CONTRACT(5) FIVE WORKING DAYS IN ADVANCE OF EACH AGREED OBSERVATION OR CONFERENCE. B.EROSION. REPAIR AND REPLANT DAMAGED AREAS.OF THE 60-DAY MAINTENANCE PERIOD.TO ESTABLISH THRIVING PLANTS.DEAD AND MISSING PLANTS.OWNER'S REPRESENTATIVE.OBSERVATION SCHEDULE:3.06A.F.E.D.C.B.MAINTENANCE:A.3.05MANUFACTURER.MATERIAL SHALL BE APPLIED IN SOLUTION WITH WATER AS RECOMMENDED BY THERESULT OF THE WORK IN THIS SECTION. ALL PAVED SURFACES SHALL BE CLEAN OF DIRT ORCONTRACTOR SHALL REMOVE FROM SITE, DEBRIS AND/OR WASTE MATERIALS DEVELOPED AS A APPLICATION OF CHEMICAL HERBICIDES SHALL BE AT THE RATE OF 12-13 POUNDS PER ACRE.PROTECT ALL PLANTS DURING APPLICATION OF MULCH. PLANTS DAMAGED DURING APPLICATIONANY SLOPE AREAS GREATER THAN 3:1 WILL NOT RECEIVE ORGANIC MULCH.SPREAD EVENLY THROUGHOUT ALL GROUND COVER AND SHRUB AREAS TO A DEPTH OF 2 INCHES.WILL BE REPLACED AT THE CONTRACTOR'S EXPENSE.ORGANIC MULCH:MULCH WITH COMPLETION OF THIS SCOPE OF WORK.3.2.G.1.ORGANIC AMENDMENT -BACKFILL MIX:STOCKPILE TOPSOIL FOUND ON SITE OR USE SPECIFIED IMPORT SOIL. THIS MIX MAY BEPLANTING TABLETS: PLACE PER THE FOLLOWING SCHEDULE:TOPSOIL/IMPORT SOIL -42 INCH BOX/48 INCH BOX30 INCH BOX/36 INCH BOX15-GAL., 24 INCH BOX5.5-GAL.1-GAL.A.4.21631512SUBMIT SUPPLIERS STATEMENTS OF CONFIRMATION RECORDING COMPLIANCE OF ORGANIC 6.AMENDMENTS AND FERTILIZERS WITH THESE SPECIFICATIONS.WITH ALL PARTICLES FALLING BETWEEN 1 TO 2 INCHES IN DIAMETER.SOIL SULFUR(S): MINIMUM 95% ELEMENTAL SULFUR.IRON SULFATE 3/4 FE2(SO4) 7/8: 3 MINIMUM 20% FE, AS METALLIC.GYPSUM (CALCIUM SULFATE CA SO4 2HO): 23% CA.H.F.G.AFTER REMOVAL OF VISUAL WEEDS, ETC., APPLY 200 LBS. PER ACRE OF COMMERCIAL FERTILIZER21-0-0. IRRIGATE (4) TIMES PER DAY DURING THE SUMMER SEASON AND (2) TIMES PER DAY DURING B.OTHER SEASONS FOR (3) WEEKS, OR UNTIL MOST WEEDS HAVE GERMINATED.SPRAY A NON-SELECTIVE CONTACT HERBICIDE PER MANUFACTURER'S DIRECTIONS TO ERADICATETHE GERMINATED WEEDS. ALLOW HERBICIDE TO KILL WEEDS. TILL SOIL TO UPROOT GERMINATEDC.WEEDS AND GRASSES AND REMOVE FROM SITE. MINIMIZE SOIL DISTURBANCE ON SLOPES.IF WEEDS AND GRASSES STILL EXIST, IRRIGATE (4) OR (2) TIMES PER DAY, AS ABOVE, FOR (2) WEEKS OR UNTIL NEW GROWTH APPEARS. REAPPLY HERBICIDE AND ALLOW TIME TO KILL WEEDS. REMOVED.WEEDS FROM SITE.PAVING.ADJUSTED BY THE SOILS REPORT. BLEND PER CU. YD.:4 PARTS BY VOLUME6 PARTS BY VOLUMETABLETSTABLETSTABLETSTABLETSTABLETSHAND WATER IMMEDIATELY AFTER INSTALLATION. PLANTS SHALL NOT BE ALLOWED TO DRYOUT BEFORE, DURING, OR AFTER INSTALLATION. PLANT GROUND COVER TO COVER THE DESIGNATED AREAS AT THE SPECIFIED SPACING.PLANT IN STRAIGHT ROWS, EVENLY SPACED USING TRIANGULAR SPACING UNLESS OTHERWISEMOISTEN SOIL BEFORE PLANTING. RETAIN SLIGHT DEPRESSION AROUND EACH PLANT, ANDFINISH WITH NEAT, UNIFORM NATURAL GRADE.GROUND COVER:NOTED ON PLANS.3.4.1.2.E.4.GRADE UNTIL FINAL ACCEPTANCE AND UNTIL COMPLETION OF ANY CONTRACTED MAINTENANCEAREAS OF MULCH SHALL BE MAINTAINED FREE OF WEEDS, FREE OF OTHER DEBRIS, AND TRUE TO PERIOD.5.ENVIRONMENTAL STANDARDS. SEE DETAILS FOR POLE LENGTH. STAKING SHALL BE PER INDUSTRY PER TREE. (2) AT TOP, (2) AT BOTTOM. SEE TREE STAKING DETAIL.CHAMFERED TOP. POLES SHALL BE TREATED WITH A WOOD PRESERVATIVE PER INDUSTRY AND ALL TREE STAKING SHALL BE DONE WITH FOUR 'ORIGINAL TREE STRAPS' BY GCS, INC., (800) 360-3584,TREE STAKES: ALL STAKES ARE TO BE LODGE POLE PINE WITH TAPERED DRIVING POINT ANDB.A.STANDARDS.(SEE ITEM #B.1).8.FERTILIZER TABLETS, SEE7.6.5.2" HIGH BERM EXCEPT IN DRIP OR4.BUBBLER IRRIGATED AREAS.SCARIFY SIDES OF HOLE PRIORTO PLANTING.EASE BACK SLOPE ON UPHILLSIDE (WHERE APPLICABLE).2.PLANT CROWN AT GRADE.MULCH SURFACE.3.1.LEGENDSHRUB PLANTINGSPECIFICATIONS.BACKFILL MIXTURE, SEESPECIFICATIONS.NATIVE SITE SOIL.9.2 TIMES THE WIDTH OF ROOT BALL.10.11.1-1/2 TIMES THE HEIGHT OF ROOTBALL.FOOT-TAMPED COMPACTED BACKFILLMIX UNDER ROOT BALL. SEESPECIFICATIONS.SCALE: N.T.S.A07Page 65 of 140
B
SCALE: 1/4"=1'-0"
West Elevation
A
SCALE: 1/4"=1'-0"
East Elevation
C
SCALE: 1/4"=1'-0"
South Elevation
TO REMAIN
CEMENT PLASTER OVER CMU.
EXISTING CEMENT PAINTED,
FINISH TO REMAIN
PAINTED, CEMENT PLASTER
PARAPET WALL WITH
REPLACED
GRAPHICS TO BE
PANELS TO REMAIN
EXISTING GRAPHIC
GRAPHICS TO BE REPLACED
PANEL IN METAL FRAME
EXISTING GRAPHIC
PLASTER FINISH TO REMAIN
FASCIA WITH PASINTED, CEMENT
SHADE CANOPY AND SIGN
EXISTING WOOD FRAMED
SIDEWALK TO REMAIN
EXISTING CONCRETE
MECHANICAL UNIT TO REMAIN
WOOD SCREEN AROUND
EXISTING 1X6 UNFINISHED
SCREEN TO REMAIN
1X6 UNFINISHED WOOD
EXISTING CONTINUOUS
FINISH TO REMAIN
WITH PAINTED, CEMENT PLASTER
EXHAUST ENCLOSURE
EXISTING WOOD FRAMED
SUPPLY POLE TO REMAIN
EXISTING POWER
TO REMAIN
EXISTING CMU WALL
SLOPE TO BUILDING FACE
EXISTING AC PAVING
PROPERTY LINE
REMOVE PROJECTION BEYOND
REMAIN. MODIFY END TO
EXISTING CMU WALL TO
GRAPHICS TO BE REPLACED
PANEL IN METAL FRAME
EXISTING GRAPHIC
FINISH TO REMAIN
CEMENT PLASTER
FASCIA WITH PAINTED,
SHADE CANOPY AND SIGN
EXISTING WOOD FRAMED
FINISH TO REMAIN
PAINTED, CEMENT PLASTER
PARAPET WALL WITH
TO REMAIN
ALUMINUM STOREFRONT
EXISTING GLASS IN
PAINTED FINISH TO REMAIN
EXISTING CMU WITH.
SCREEN WALL TO REMAIN
1X6 UNFINISHED WOOD
EXISTING CONTINUOUS
PLASTER FINISH TO REMAIN
WITH PAINTED, CEMENT
EXHAUST SHAFT ENCLOSURE
EXISTING WOOD FRAMED
FINISH TO REMAIN
WITH PAINTED, CEMENT PLASTER
ELECTRIC METER ENCLOSURE
EXISTING WOOD FRAMED
SCREEN TO REMAIN
1X6 UNFINISHED WOOD
EXISTING CONTINUOUS
UNIT TO REMAIN
EXISTING MECHANICAL
PLANTER WALL TO REMAIN
EXISTING CONCRETE
SIDEWALK TO REMAIN
EXISTING CONCRETE
TO REMAIN
CONCRETE PLANTER WALL
EXISTING BOARD FORMED
TO REMAIN
ALUMINUM STOREFRONT
EXISTING GLASS IN
PLASTER FINISH TO REMAIN
FASCIA WITH PAINTED, CEMENT
SHADE CANOPY AND SIGN
EXISTING WOOD FRAMED
GRAPHICS TO BE REPLACED
PANEL IN METAL FRAME
EXISTING GRAPHIC
FINISH TO REMAIN
PAINTED, CEMENT PLASTER
PARAPET WALL WITH
TO REMAIN
CONCRETE SIDEWALK
EXISTING
PAINTED FINISH TO REMAIN
EXISTING CMU WITH
TO REMAIN
ALUMINUM STOREFRONT
EXISTING GLASS IN
PLASTER FINISH TO REMAIN
FASCIA WITH PAINTED, CEMENT
SHADE CANOPY AND SIGN
EXISTING WOOD FRAMED
FINISH TO REMAIN
PAINTED, CEMENT PLASTER
PARAPET WALL WITH
TO REMAIN
CONCRETE SIDEWALK
EXISTING
TO REMAIN
WITH PAINTED FINISH OVER CMU
EXISTING CEMENT PLASTER
RECOVERIEADJACENT TENANT NOT IN SCOPE
PLANTER WALLS TO REMAIN
EXISTING CONCRETE
TO REMAIN
AC PAVING
EXISTING
TO REMAIN
EXISTING AC PAVING
SUPPLY POLE
EXISTING POWER
Elevations
08
RECOVERIE
PERMIT
UNDER SEPARATE
NEW SIGNAGE8'-3"3'-3 "5'-3 "2'-8"VISIBILITY.
(3) FEET AND (8) FEET IN HEIGHT FOR PEDESTRIAN
PORTION OF THE FACADE LOCATED BETWEEN
AREA AS TRANSPARENT GLAZING FOR THE
AVENUE SHALL RETAIN AT LEAST 70% OF TOTAL
THE GROUND FLOOR FACADE FRONTING PIER
NOTE:16'-9"REPLACED
GRAPHICS TO BE
PANELS TO REMAIN
EXISTING GRAPHIC
A SEPARATE PERMIT
SIGN STANDARDS AND SHALL BEDONE UNDER
GRAPHIC PANELS ARE SUBJECT TO THE CITY'S
THE REPLACEMENT OF GRAPHICS ON EXISTING
NOTE:
A SEPARATE PERMIT
SIGN STANDARDS AND SHALL BEDONE UNDER
GRAPHIC PANELS ARE SUBJECT TO THE CITY'S
THE REPLACEMENT OF GRAPHICS ON EXISTING
NOTE:
A SEPARATE PERMIT
SIGN STANDARDS AND SHALL BEDONE UNDER
GRAPHIC PANELS ARE SUBJECT TO THE CITY'S
THE REPLACEMENT OF GRAPHICS ON EXISTING
NOTE:
ENCLOSURE ROOF CANOPY
PROPOSED TRASH
ENCLOSURE ROOF CANOPY
PROPOSED TRASH
ROOF CANOPY
WALLS AND STEEL
ENCLOSURE WITH CMU
PROPOSED TRASH
BEYOND
STEELROOF CANOPY
NEW TRASH ENCLOSURE
SHEET TITLE:
Irvine, California 92612
tel.
DATE:
SHEET NUMBER:
OWNER:
Airport Loop Drive
3195 B
714.825.8888
ROBINSON HILL ARCHITECTURE, INC
SUBMITTAL DATE
Sandy Feet LLC
12770 El Camino Real, Suite 210
San Diego, CA 92130
Donald English 301 Pier Street, Suite B, Hermosa Beach, California 902544.2.24RECOVERIEA Wellness Destinationtel: 619-261-6122
CUP Submittal #1
92 /26-32 Pirrama Road
Pyrmont 2009 Sydney
NORTH + NORTH
tel.+61 293 558
Designer:
Architect:
Consultant Stamp:
Architect Stamp:
6.14.24CUP Submittal #2
8.26.24CUP Submittal #3
CD Progress Set 9.19.24
10.17.24CUP Submittal #4
Page 66 of 140
Sections
098'-3 "3'-3 "5'-3 "2'-8"1'- 0 "6'-2"8'- 0 "8'- 0 "9'- 0 "9'- 0 "10'-0"A
SCALE: 1/4"=1'-0"
Cross Section
B
SCALE: 1/4"=1'-0"
Longitudinal Section
EXISTING GRAPHIC
PANEL IN METAL FRAME
GRAPHICS TO BE REPLACED
EXISTING WOOD FRAMED
SHADE CANOPY AND SIGN
FASCIA WITH PAINTED, CEMENT
PLASTER FINISH TO REMAIN
EXISTING POURED
IN PLACE CONCRETE
PLANTER WALLS TO REMAIN
PARAPET WALL WITH
PAINTED, CEMENT PLASTER
FINISH TO REMAIN
EXISTING GLASS IN
ALUMINUM STOREFRONT
TO REMAIN
EXISTING CONCRETE
SIDEWALK TO REMAIN
EXISTING CMU WALL
TO REMAIN
EXISTING CONCRETE
RETAINING WALL TO REMAIN
EXISTING CONCRETE
FOOTING TO REMAIN
EXISTING 2X12
WOOD JOISTS 12" OC
TO REMAIN
EXISTING CONTINUOUS
1X6 UNFINISHED WOOD SCREEN
TO REMAIN
PARAPET WALL WITH
CEMENT PAINTED, PLASTER
FINISH TO REMAIN
EXISTING 2X12
WOOD JOISTS 12" OC
TO REMAIN
EXISTING RAISED
ROOF JOISTS SLOPED
TO DRAIN TO REMAIN
EXISTING 5" STEEL
COLUMNS SUPPORTING
STEEL BEAMS TO REMAIN
EXISTING 4"
CONCRETE SLAB
TO REMAIN
EXISTING 5" STEEL
COLUMNS SUPPORTING
STEEL BEAMS TO REMAIN
EXISTING WOOD
JOISTS WITH PLYWOOD
SHEATHING SLOPED TO
DRAIN TO PARKING
EXISTING PAINTED CMU.
TO REMAIN
EXISTING AC PAVING
SLOPE TO BUILDING FACE
TO REMAIN EXISTING CONCRETE
PLANTER WALL TO REMAIN
EXISTING
MECHANICAL UNIT
TO REMAIN
EXISTING CONTINUOUS
1X6 UNFINISHED WOOD
SCREEN TO REMAIN
EXISTING 1X6 UNFINISHED
WOOD SCREEN AROUND
MECHANICAL UNIT TO REMAIN
EXISTING PAINTED, CEMENT
PLASTER OVER CMU TO REMAIN
EXISTING
MECHANICAL UNIT
TO REMAIN
EXISTING 4"
CONCRETE SLAB
EXISTING CONCRETE
FOOTING TO REMAIN
EXISTING POWER
SUPPLY POLE TO REMAIN
EXISTING STEEL
FRAMES TO REMAIN
NEW 1 HOUR FIRE RATED
DEMISING WALL
ADJACENT TENANT
NOT IN SCOPE
EXISTING AC
PAVING TO REMAIN
10'-0"EXISTING BUILT UP ROOFING
WITH WHITE CAP TO REMAIN
EXISTING AC PAVING OVER
WATERPROOF MEMBRANE ON
PLYWOOD SHEATHING TO REMAIN
EXISTING BUILT UP ROOFING
WITH WHITE CAP TO REMAIN
EXISTING STEEL
FRAMES TO REMAIN
NOTE:
THE REPLACEMENT OF GRAPHICS ON EXISTING
GRAPHIC PANELS ARE SUBJECT TO THE CITY'S
SIGN STANDARDS AND SHALL BEDONE UNDER
A SEPARATE PERMIT
NOTE:
THE REPLACEMENT OF GRAPHICS ON EXISTING
GRAPHIC PANELS ARE SUBJECT TO THE CITY'S
SIGN STANDARDS AND SHALL BEDONE UNDER
A SEPARATE PERMIT
SHEET TITLE:
Irvine, California 92612
tel.
DATE:
SHEET NUMBER:
OWNER:
Airport Loop Drive
3195 B
714.825.8888
ROBINSON HILL ARCHITECTURE, INC
SUBMITTAL DATE
Sandy Feet LLC
12770 El Camino Real, Suite 210
San Diego, CA 92130
Donald English 301 Pier Street, Suite B, Hermosa Beach, California 902544.2.24RECOVERIEA Wellness Destinationtel: 619-261-6122
CUP Submittal #1
92 /26-32 Pirrama Road
Pyrmont 2009 Sydney
NORTH + NORTH
tel.+61 293 558
Designer:
Architect:
Consultant Stamp:
Architect Stamp:
6.14.24CUP Submittal #2
8.26.24CUP Submittal #3
CD Progress Set 9.19.24
10.17.24CUP Submittal #4
Page 67 of 140
NORTH
A
SCALE: 1/8"=1'-0"
Existing Site Plan
2 3 4 5
6 7 8 9
Handicap Lift to Project Entry
Proposed Site Plan Option
FLOOR PLAN
FOR RECOVERIE BELOW. SEE
AREA OF TENENAT IMPROVEMENT
HATCHED AREA INDICATES
100.00'
UP TO PARKING TO REMAIN
ENTRANCE AND RAMP
TO BE REMOVED
PAINTED HANDICAP PARKING
EXISTING NON-COMPLIANT
SPACES TO REMAIN
PARALLEL PARKING
EXISTING PUBLIC
SIDEWALK TO REMAIN
EXISTING CONCRETE
CURB TO REMAIN
EXISTING CONCRETE PROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINE
TO REMAIN
PLASTER VENEER
WITH PAINTED CEMENT
EXISTING CMU WALL
TO WALL TO REMAIN
PAVING EXTENDED
EXISTING AC
TO REMAIN
WITH PAINTED FINISH
EXISTING CMU WALL
PLANTER WALL TO REMAIN
EXISTING CONCRETE
POLE TO REMAIN
EXISTING POWER
MECHANICAL UNIT
EXISTING
PARKING SPACES
RESTRIPE ALL
TO REMAIN
EXISTING AC PAVING
TO REMAIN
CMU WALL
EXISTING
EXISTING SKYLIGHT
TO REMAIN
MECHANICAL UNIT
EXISTING
TO BE RELOCATED
AND SCREEN
MECHANICAL UNIT
EXISTING
DUCT DISTRIBUTION
NEW INSULATED
PLASTER FINISH TO REMAIN
WITH PAINTED, CEMENT
PARAPET SCREEN WALL
REPLACED
FRAME. GRAPHICS TO BE
GRAPHICS IN METAL
CAP SHEET TO REMAIN
ROOFING WITH WHITE
EXISTING BUILT UP
ELECTRICAL POWER POLE
DEMOLISH EXISTING
CABINET
ELECTRIC METER
DEMOLISH EXISTING
PALM TREE
EXISTING
TO REMAIN
FIRE HYDRANT
EXISTING
TO REMAIN
PUBLIC PARKING
EXISTING
TO REMAIN
PUBLIC SIDEWALK
EXISTING
TO REMAIN
PLANTING
PLANTING
PLANTING
PAVING TO REMAIN
EXISTING ACCENT
P I E R A V E N U E M O N T E R E Y B O U L E V A R DL O M A D R I V E 10106.8'106.8' BUILDING
ADJACENT
6'-4 3/16 "13'-7 15/16 "77'-9 1/4 "21'-6 3/4 "6'-7 5/8 "
TO REMAIN
SHADE TREE
EXISTING
TO REMAIN
SHADE TREE
EXISTING
METAL BENCH TO REMAN
EXISTING
TO REMAIN
CONCRETE BENCH
EXISTING
TO REMAIN
SHADE TREE
EXISTING
TO REMAIN
SHADE TREE
EXISTING
FOR 4 BIKES TO REMAIN
EXISTING PARKING
STEEL ROOF CANOPY
ENCLOSURE WITH
NEW TRASH
1
A SEPARATE PERMIT
SIGN STANDARDS AND SHALL BEDONE UNDER
GRAPHIC PANELS ARE SUBJECT TO THE CITY'S
THE REPLACEMENT OF GRAPHICS ON EXISTING
NOTE:
DESIGN AND FINISH
BICYCLES TO MATCH EXISTING
NEW PARKING FOR 2 ADDITIONAL
DUCT DISTRIBUTION
NEW INSULATED18'-0"9'-0"8'-0"24'-0"FOR HC PARKING (DASHED)
BACK UP SPACE
8'-6"8'-6"8'-6"8'-6"8'-6"8'-6"8'-6"8'-6"16'-1 1/16 "14'-2 7/16 "18'-0"48'-3 1/2 "4560BIN
3 YARD
GALLON
2-35
WOOD SCREEN TO REMAIN
EXISTING 1X6 UNFINISHED
RETAINING WALL
EXISTING CMU
TO REMAIN
EXIT TO STREET
SLOPED PARKING
EXISTING
TRUNCATED DOMES
CURB RAMP WITH
EXISTING L O M A D R I V E TRUNCATED DOMES
CURB RAMP WITH
EXISTING
STRIPE
EXISTING PAINTED
LINE TO BE REMOVED
BEYOND PROPERTY
PARKING SPACES
WOOD SCREEN TO REMAIN
EXISTING 1X6 UNFINISHED
GATE TO REMAIN
ROOF ACCESS
EXISTING
TRANSFORMER
NEW PAD MOUNT
ENCLOSURE
SWITCHGEAR IN WATERPROOF
NEW ELECRICAL
WALL TO REMAIN
CMU RETAINING
EXISTING
WITH 2% SLOPE TO DRAIN
NEW AC PAVING
LINE
AREA WITHIN THE PROPERTY
LEVEL TRANSFORMER SERVICE
WALLS TO ACCOMMODATE
NEW CMU RETAINING
2% SLOPE
Proposed Site Plan Option - Handicap Lift to Lower Level Entrances 1/8"=1'-0"01
6'-4"13'-4"SPACE
VAN ACCESSIBLE PARKING
NEW CODE COMPLIANT
EACH WAY
2% SLOPE
TO BE RELOCATED
AND SCREEN
MECHANICAL UNIT
RELOCATED
LANDING
ACCOMMODATE LEVEL
STRUCTURE 9" TO
LOWER EXISTING
EXISTING
SCREEN TO MATCH
NEW WOOD
5'-0"ENCLOSED LIFT
HANDICAP ACCESSIBLE
SHEET TITLE:
Irvine, California 92612
tel.
DATE:
SHEET NUMBER:
OWNER:
Airport Loop Drive
3195 B
714.825.8888
ROBINSON HILL ARCHITECTURE, INC
SUBMITTAL DATE
Sandy Feet LLC
12770 El Camino Real, Suite 210
San Diego, CA 92130
Donald English 301 Pier Street, Suite B, Hermosa Beach, California 902544.2.24RECOVERIEA Wellness Destinationtel: 619-261-6122
CUP Submittal #1
92 /26-32 Pirrama Road
Pyrmont 2009 Sydney
NORTH + NORTH
tel.+61 293 558
Designer:
Architect:
Consultant Stamp:
Architect Stamp:
6.14.24CUP Submittal #2
8.26.24CUP Submittal #3
CD Progress Set 9.19.24
10.17.24CUP Submittal #4 PARKINGNO Page 68 of 140
C
SCALE: 1/4"=1'-0"
Floor Plan
with Handicap Lift
Proposed Floor Plan Option
NOT IN SCOPE
ADJACENT TENANT
2,364 sf
301 Pier Avenue, Suite A
NORTH
ENTRY
RECOVERIE
REMAIN
STOREFRONT TO
EXISTING GLASS
RECEPTION
PLANTER WALLS
EXISTING CONCRETE
TOILET ROOM
MENS
TENANT
DOOR TO ADJACENT
ROOM
CHANGING
ROOM
CHANGING
ROOM
CHANGING
ROOM
CHANGING
TOILET
ACCESSIBLE
POOL
PLUNGE
SAUNA
LARGE
ROOM 1
TREATMENT
STOR
TREATMENT
NORMATEC
STORAGE ROOM 37'-8 1/2 "7'-4"6'-2 1/2 "6'- 1/2 "SIDEWALK
CONCRETE
PARKING
PROTECT IN PLACE
EXISTING PLANTING
11
RECOVERIE
2,689 sf
301 Pier Avenue, Suite B
WAL
RATED DEMISING
NEW 1 HOUR FIRE
WALL
EXISTING CMU
RETAINING WALL
EXISTING CONCRETE
STOREFRONT TO REMAIN
EXISTING GLASS 51'- 1/2 "13'-5 1/2 "VISIBILITY.
(3) FEET AND (8) FEET IN HEIGHT FOR PEDESTRIAN
PORTION OF THE FACADE LOCATED BETWEEN
AREA AS TRANSPARENT GLAZING FOR THE
AVENUE SHALL RETAIN AT LEAST 70% OF TOTAL
THE GROUND FLOOR FACADE FRONTING PIER
NOTE:
PARKING
EXISTING BIKE
OFFICE
ROOM
EQUIPMENT
SHOWER
ACCESSIBLE
PROTECT IN PLACE
EXISTING PLANTING
PROTECT IN PLACE
EXISTING PLANTING
PROTECT IN PLACE
EXISTING PLANTING
SEE LANDSCAPE DRAWING
POTS WITH IRRIGATION
NEW PLANTING SET
PLANTER WALLS
EXISTING CONCRETE
SEE LANDSCAPE DRAWING
POTS WITH IRRIGATION
NEW PLANTING SET
STOREFRONT TO REMAIN
EXISTING GLASS
PLANTER WALLS
EXISTING CONCRETE
SEE LANDSCAPE DRAWING
POTS WITH IRRIGATION
NEW PLANTING SET
STOREFRONT TO REMAIN
EXISTING GLASS
EXISTING
BICYCLES TO MATCH
NEW PARKING FOR TWO
POOL
PLUNGE
58'-3 9/16 "
TOILET ROOM
WOMENS
VESTIBULE
TOILET ROOM
TOILET
ACCESSIBLE
BOTH TENANTS
FACILITIES TO BE SHARED BY
TOILET ROOM & SHOWER
HATCHED AREA INDICATES
ROOM 2
TREATMENT
ROOM 3
TREATMENT
ROOM
HC FITTING
ELEVATOR
HANDICAP
NEW
CORRIDOR
AND COMMON
240 SF ELEVATOR
CORRIDOR
1 HR FIRE RATED
NEW
4'-0"3'-8"
1'-0"
CORRIDOR
Proposed Floor Plan Option - Handicap Lift from Parking 1/4"=1'-0"01
CLEARANCES
TO ACCOMMDATE REQUIRED
WALL AND RECONSTRUCT
EXISTING CONCRETE
DEMOLISH PORTION OF
CONCRETE WALL
SIDEWALK TO NEW
EXTEND EXISTING
2'-0"
ABOVE
FROM PARKING
NEW HANDICAP LIFT
SHEET TITLE:
Irvine, California 92612
tel.
DATE:
SHEET NUMBER:
OWNER:
Airport Loop Drive
3195 B
714.825.8888
ROBINSON HILL ARCHITECTURE, INC
SUBMITTAL DATE
Sandy Feet LLC
12770 El Camino Real, Suite 210
San Diego, CA 92130
Donald English 301 Pier Street, Suite B, Hermosa Beach, California 902544.2.24RECOVERIEA Wellness Destinationtel: 619-261-6122
CUP Submittal #1
92 /26-32 Pirrama Road
Pyrmont 2009 Sydney
NORTH + NORTH
tel.+61 293 558
Designer:
Architect:
Consultant Stamp:
Architect Stamp:
6.14.24CUP Submittal #2
8.26.24CUP Submittal #3
CD Progress Set 9.19.24
10.17.24CUP Submittal #4
Page 69 of 140
NORTH
A
SCALE: 1/8"=1'-0"
Existing Site Plan
with Solar Panels
Proposed Site Plan Option
FLOOR PLAN
FOR RECOVERIE BELOW. SEE
AREA OF TENENAT IMPROVEMENT
HATCHED AREA INDICATES
100.00'
UP TO PARKING TO REMAIN
ENTRANCE AND RAMP
TO BE REMOVED
PAINTED HANDICAP PARKING
EXISTING NON-COMPLIANT
SPACES TO REMAIN
PARALLEL PARKING
EXISTING PUBLIC
SIDEWALK TO REMAIN
EXISTING CONCRETE
CURB TO REMAIN
EXISTING CONCRETE PROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINE
TO REMAIN
PLASTER VENEER
WITH PAINTED CEMENT
EXISTING CMU WALL
TO WALL TO REMAIN
PAVING EXTENDED
EXISTING AC
TO REMAIN
WITH PAINTED FINISH
EXISTING CMU WALL
PLANTER WALL TO REMAIN
EXISTING CONCRETE
POLE TO REMAIN
EXISTING POWER
MECHANICAL UNIT
EXISTING
PARKING SPACES
RESTRIPE ALL
TO REMAIN
EXISTING AC PAVING
TO REMAIN
CMU WALL
EXISTING
EXISTING SKYLIGHT
TO REMAIN
MECHANICAL UNIT
EXISTING
TO REMAIN
MECHANICAL UNIT
EXISTING
SCREEN TO REMAIN
EXISTING 1X6 WOOD
TO REPLACE EXIST'G
DUCT DISTRIBUTION
NEW INSULATED
FINISH TO REMAIN
CEMENT PLASTER
WALL WITH PAINTED
PARAPET SCREEN
TO BE REPLACED
FRAME. GRAPHICS
GRAPHICS IN METAL
CAP SHEET TO REMAIN
ROOFING WITH WHITE
EXISTING BUILT UP
ELECTRICAL POWER POLE
DEMOLISH EXISTING
CABINET
ELECTRIC METER
DEMOLISH EXISTING
PALM TREE
EXISTING
TO REMAIN
FIRE HYDRANT
EXISTING
TO REMAIN
PUBLIC PARKING
EXISTING
TO REMAIN
PUBLIC SIDEWALK
EXISTING
TO REMAIN
PLANTING
PLANTING
PLANTING
PAVING TO REMAIN
EXISTING ACCENT
P I E R A V E N U E M O N T E R E Y B O U L E V A R DL O M A D R I V E 12106.8'106.8' BUILDING
ADJACENT
6'-4 3/16 "13'-7 15/16 "77'-9 1/4 "21'-6 3/4 "6'-7 5/8 "
TO REMAIN
SHADE TREE
EXISTING
TO REMAIN
SHADE TREE
EXISTING
METAL BENCH TO REMAN
EXISTING
TO REMAIN
CONCRETE BENCH
EXISTING
TO REMAIN
SHADE TREE
EXISTING
TO REMAIN
SHADE TREE
EXISTING
FOR 4 BIKES TO REMAIN
EXISTING PARKING
STEEL ROOF CANOPY
ENCLOSURE WITH
NEW TRASH
A SEPARATE PERMIT
SIGN STANDARDS AND SHALL BEDONE UNDER
GRAPHIC PANELS ARE SUBJECT TO THE CITY'S
THE REPLACEMENT OF GRAPHICS ON EXISTING
NOTE:
DESIGN AND FINISH
BICYCLES TO MATCH EXISTING
NEW PARKING FOR 2 ADDITIONAL
DUCT DISTRIBUTION
NEW INSULATED18'-0"9'-0"8'-0"24'-0"FOR HC PARKING (DASHED)
BACK UP SPACE
8'-6"8'-6"8'-6"8'-6"8'-6"8'-6"8'-6"9'-10 1/4 "16'-1 1/16 "14'-2 7/16 "18'-0"48'-3 1/2 "4560BIN
3 YARD
GALLON
2-35
WOOD SCREEN TO REMAIN
EXISTING 1X6 UNFINISHED
RETAINING WALL
EXISTING CMU
TO REMAIN
EXIT TO STREET
SLOPED PARKING
EXISTING
TRUNCATED DOMES
CURB RAMP WITH
EXISTING L O M A D R I V E TRUNCATED DOMES
CURB RAMP WITH
EXISTING
STRIPE
EXISTING PAINTED
LINE TO BE REMOVED
BEYOND PROPERTY
PARKING SPACES
WOOD SCREEN TO REMAIN
EXISTING 1X6 UNFINISHED
GATE TO REMAIN
ROOF ACCESS
EXISTING
TRANSFORMER
NEW PAD MOUNT
ENCLOSURE
SWITCHGEAR IN WATERPROOF
NEW ELECRICAL
WALL
CMU RETAINING
EXISTING
WITH 2% SLOPE TO DRAIN
NEW AC PAVING
PROPERTY LINE
SERVICE AREA WITHIN
LEVEL TRANSFORMER
WALLS TO ACCOMMODATE
NEW CMU RETAINING
2% SLOPE
Proposed Site Plan Option for Solar Panels 1/8"=1'-0"01
6'-4"13'-4"SPACE
VAN ACCESSIBLE PARKING
NEW CODE COMPLIANT
EACH WAY
2% SLOPE
PER ASSESSMENT
FOR SOLAR POWER
PV MODULES (27)
PROPOSED
PER ASSESSMENT
FOR SOLAR POWER
PV MODULES (27)
PROPOSED
SOLAR CONTRACTOR
BASED ON ASSESSMENT BY LICENSED
TO INSTALL ACTIVE SOLAR PV MODULES
THIS PLAN IS INCLUDED AS AN OPTION SHEET TITLE:
Irvine, California 92612
tel.
DATE:
SHEET NUMBER:
OWNER:
Airport Loop Drive
3195 B
714.825.8888
ROBINSON HILL ARCHITECTURE, INC
SUBMITTAL DATE
Sandy Feet LLC
12770 El Camino Real, Suite 210
San Diego, CA 92130
Donald English 301 Pier Street, Suite B, Hermosa Beach, California 902544.2.24RECOVERIEA Wellness Destinationtel: 619-261-6122
CUP Submittal #1
92 /26-32 Pirrama Road
Pyrmont 2009 Sydney
NORTH + NORTH
tel.+61 293 558
Designer:
Architect:
Consultant Stamp:
Architect Stamp:
6.14.24CUP Submittal #2
8.26.24CUP Submittal #3
CD Progress Set 9.19.24
10.17.24CUP Submittal #4 PARKINGNO Page 70 of 140
13
Photo Reference
Pier Ave View @ Monterey Blvd Pier Ave View looking North Concourse View looking West
Concourse View looking East
Parking Lot View looking WestParking Lot View to Roof
SHEET TITLE:
Irvine, California 92612
tel.
DATE:
SHEET NUMBER:
OWNER:
Airport Loop Drive
3195 B
714.825.8888
ROBINSON HILL ARCHITECTURE, INC
SUBMITTAL DATE
Sandy Feet LLC
12770 El Camino Real, Suite 210
San Diego, CA 92130
Donald English 301 Pier Street, Suite B, Hermosa Beach, California 902544.2.24RECOVERIEA Wellness Destinationtel: 619-261-6122
CUP Submittal #1
92 /26-32 Pirrama Road
Pyrmont 2009 Sydney
NORTH + NORTH
tel.+61 293 558
Designer:
Architect:
Consultant Stamp:
Architect Stamp:
6.14.24CUP Submittal #2
8.26.24CUP Submittal #3
CD Progress Set 9.19.24
10.17.24CUP Submittal #4
Page 71 of 140
LOT 2LOT 1FIRST ADDITION TOHERMOSA BEACHTRACTBLOCK 54Page 72 of 140
Operational Plan
RCVRI’s operational strategy is designed to ensure smooth and efficient functioning, balancing
high-quality service delivery with staff well-being. The facility will be managed by one full-time
manager, supported by a team of 5-7 casual staff members. The manager will oversee all
aspects of daily operations, including staff scheduling, customer service, and facility
management. Casual staff will be scheduled in shifts to ensure that the facility is fully staffed
during operating hours, with particular focus on peak times to optimise customer experience.
The operating hours for RCVRI are set from 7:00 AM to 9:00 PM, Monday to Friday, and from
8:00 AM to 6:00 PM on Saturdays and Sundays. These hours are designed to provide ample
access to our services while accommodating the varying schedules of our clientele. Staff will
have access to the facility 30 minutes before opening and 30 minutes after closing, allowing for
necessary preparations and end-of-day procedures.
Daily operations will focus on delivering exceptional customer service. Staff will be trained to
assist clients throughout their visit, from the initial booking process to the conclusion of their
session. Maintenance and cleanliness are paramount; therefore, daily routines will include
thorough cleaning and equipment checks both before opening and after closing. This ensures
that all services and facilities are maintained to the highest standard.
The Powered by RCVRI booking system will be integral to our operations, managing all
appointments, including group and private bookings. Staff will be trained to navigate the system
efficiently, providing support to clients as needed and addressing any issues that may arise
during the booking process.
Security is a top priority at RCVRI. Staff will monitor entry and exit during operating hours to
ensure client safety and facility security. Additionally, all staff members will be trained in
emergency procedures, including evacuation protocols and first aid, with the manager
coordinating any required external assistance.
In terms of compliance, RCVRI will adhere to all local health and safety regulations, including
accessibility requirements and employment laws. Regular audits will be conducted to ensure
that the facility continues to meet all operational standards. Risk management is also a key
focus, with potential risks such as equipment failure or staffing shortages being proactively
managed through comprehensive contingency planning. The manager will maintain a risk log,
ensuring that corrective actions are implemented swiftly to address any issues that may arise.
This operational plan lays the foundation for a well-structured and efficient facility, capable of
delivering high-quality wellness services while ensuring the safety and satisfaction of both staff
and clients.
Page 73 of 140
Treatment Services at Hermosa
At the Hermosa facility, RCVRI will provide a curated selection of advanced wellness therapies
focused on recovery and rejuvenation. These include:
● Contrast Therapy (Hot and Cold Pools): This therapy alternates between hot and cold
water immersion, promoting circulation, reducing inflammation, and accelerating
recovery.
● Traditional Sauna Therapy: The sauna experience is designed to help clients detoxify,
relax, and relieve muscle tension through controlled heat exposure.
● Normatec Compression Therapy: Using dynamic air compression, this therapy helps
enhance blood flow, reduce soreness, and speed up recovery after physical activity.
● Hyperbaric Therapy: By increasing oxygen levels in the body through pressurized
chambers, this treatment promotes healing, reduces fatigue, and supports overall
wellness.
These services will be provided by a skilled team trained in the latest wellness practices to
ensure each client has a rejuvenating and personalized experience.
Massage will not be a service provided. There will also be not storage of oxygen tanks.
Page 74 of 140
From: Steven Barrow <steve.barrow@salasobrien.com>
Sent: Friday, November 8, 2024 5:34 AM
To: Michael Robinson <robinson@rhainc.net>
Subject: RE: Recoverie - Solar
Good morning, Michael, and thank you for your patience as it has taken more time to coordination and
calculate the proposed solar installation at this property located at 301 E. Pier Ave Hermosa Beach CA
90254.
Based on the contractor, solar can be installed, but based on the existing conditions of the roof and
capacity of solar that can be utilized the production of solar is maxed to 3.6kw per tenant. This site
based on current design and utility upgrade; each tenant will have a max kwh production maximum at
the cost of approx. $54,000 to $60,000 in construction cost. Based on the total solar consumption and
current design of the Recoverie load, it would take a minimum of 31 years for a standard solar
installation return on investment.
Based on this information, even with a max system size of 10kw, and 25 panels(current design), this
solar installation would produce an annual of approximately 7,801kwh, with an average approximate
electrical bill of $2,400 (current SCE rates) you would have an estimated annual savings of $1,716 per
year. This would equate to approximate 31-year return on investment for the current zip code and solar
production restrictions. This solar installation for this facility wouldn’t be recommended for any tenant
based on the current solar production installation design proposal provided and months of research on
this facility in coordination with solar installing contractor and current solar design and calculations.
Please let me know if you require anything else.
Thanks again,
Energetically yours, STEVE BARROW, CALCTP-ATT
Senior Vice President | Electrical Design | Commissioning
00
O 760.560.0100
C 760.316.5641
E steve.barrow@salasobrien.com
Engineered for Impact™
Page 75 of 140
HBMC 17.38.550 Plan Area #11 - Development Standards
Projects that require a precise development plan shall incorporate the following elements to
facilitate passive and active solar energy use unless found by the planning commission to be
infeasible or inapplicable due to site conditions:
a. Design and orientation to accommodate solar collection systems
b. Install cool roofs
c. Install deciduous vegetation, overhangs, awnings or other features to protect south/west
faces and/or improvements to moderate temperatures
Although not required, smaller projects should be designed to maximize opportunities for passive
and active solar energy use
Narrative on Solar Energy Requirements:
The building is existing so modifying the solar orientation is not possible. The site is sloped in a way
that places the North face completely underground, and the east and west faces partially
underground. These elevations are also constructed of solid concrete and CMU. The loss of energy
from these elevations are therefore minimized. The south elevation is comprised mostly of glass,
along the pedestrian walkway, but has an existing overhang of sufficient depth to block the vast
majority of direct sunlight in the summer yet allow sun to entire in the winter and help heat the
space. The existing roof has a white cap sheet to help reflect the sunlight and absorb less heat. This
is considered a cool roof as noted in the code to reflect the radiation from the sun.
The existing building has a roof low structure, designed in relationship to the sloped site to allow
parking on top that is accessed from the rear. The resulting ceiling height does not allow duct
distribution within the structure so it is installed above the roof, penetrating where necessary to
create efficient air circulation within. The low ceiling volume provides an energy efficient space
where little cool air is lost to unused ceiling spaces.
The passive energy qualities of this existing building as described above appear to meet the intent
of this code with no need for adjustments. The cost to provide and install and active solar system in
addition to the passive characteristic seems excessive for this small tenant improvement. We
would therefore like to request an exemption from the requirement to install an active solar system.
It has been requested that we obtain an assessment from a licensed solar contractor to better
understand how a system could work and what it would cost before an exemption can be
considered. We are therefore providing a site plan option within the re-submittal showing PV
module locations recommended with the attached assessment from Power 4Ward, a solar
contractor working in California, Arizona, Florida, and North Carolina, coordinating with our
electrical engineering consultant for the project. They recommend 27- 3.6 KW PV modules to be
installed on the roof facing South where they can fit between mechanical equipment and
distribution, allowing a 36” clear fire walk for access. A cut sheet for a 74” x 41” PV module is also
attached for additional information. The cost for furnish and install has been estimated at
$57,000.00
$ 56,000.00
Page 76 of 140
1032163
Report produced on October 14th 2024
Solar Production for 301 E. Pier Ave Hermosa Beach CA 90254
Solar production can be achieved by using a tilt up rail construction RACKING: IRONRIDGE XR-10
ATTACHMENT: L-FOOT WITH CROSSRAIL TILT UP SYSTEM
3 Panel Upgrades from 100 to 200 amps each per unit are required
3.6 KW per unit will be installed around the HVAC duct work and packaged units while still maintaining 3’ fire walk
clearance. Install 27 panels 9 panels per unit.
Total Cost $56,000.
PV MODULES: Q.ANTUM Q.PEAK DUO BLK-G10+ 400
(3) SOLAREDGE SE10000H-US (240V) INVERTER(S)
Page 77 of 140
1. INSTALLATION OF SOLAR PHOTOVOLTAIC SYSTEM SHALL BE IN ACCORDANCE WITH CEC ARTICLE 690, AND ALL OTHER
APPLICABLE CEC CODES WHERE NOTED OR EXISTING
2. PROPER ACCESS AND WORKING CLEARANCE AROUND EXISTING AND PROPOSED ELECTRICAL EQUIPMENT WILL COMPLY
WITH CEC ARTICLE 110
3. ALL WIRES, INCLUDING THE GROUNDING ELECTRODE CONDUCTOR SHALL BE PROTECTED FROM PHYSICAL DAMAGE IN
ACCORDANCE WITH CEC ARTICLE 250
4. THE PV MODULES ARE CONSIDERED NON-COMBUSTIBLE; THIS SYSTEM IS UTILITY INTERACTIVE PER UL 1741 AND DOES NOT
INCLUDE STORAGE BATTERIES OR OTHER ALTERNATIVE STORAGE SOURCES
5. ALL DC WIRES SHALL BE SIZED ACCORDING TO [CEC 690.8]
6. DC CONDUCTORS SHALL BE WITHIN PROTECTED RACEWAYS IN ACCORDANCE WITH [CEC 690.31]
7. ALL SIGNAGE TO BE PLACED IN ACCORDANCE WITH LOCAL JURISDICTIONAL BUILDING CODE
Upon final approval of price and signed contract plans will be submitted to the city for approval
Sincerely
Antonio Ameen
Page 78 of 140
Page 79 of 140
Page 80 of 140
Public Notice Posters – 301 Pier Avenue
Page 81 of 140
Page 82 of 140
City of Hermosa Beach PUBLIC HEARING NOTICE
The Planning Commission of the City of Hermosa Beach shall hold an in-person public
hearing on Monday, November 18, 2024 at 7:00 p.m. in City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, California 90254 to consider the following:
1. A Conditional Use Permit (CUP 24-07) to operate a 2,689-square-foot physical recovery studio (Recoverie) day spa. and a Precise Development Plan (PDP 24-04) to remodel of a portion of the existing building at 301 Pier Avenue in the Specific Plan Area 11 (SPA-11) Zone. 2. A Conditional Use Permit (CUP 24-12) to operate a 2,386-square-foot pilates studio (Strong Pilates) and Precise Development Plan (PDP 24-13) to remodel of a portion of the existing building at 301 Pier Avenue in the specific Plan Zone.
3. Tri-Annual Report for On -Sale Alcoholic Beverage Conditional Use Permits for the reporting period of March 1, 2024, to August 31, 2024.
If you challenge the above matter(s) in court, you may be limited to raising only those
issues that are raised at or before the public hearing.
PUBLIC PARTICIPATION. Any member of the public is welcome to send the Community Development Department written comments in advance of the hearing at
planning@hermosabeach.gov or provide public comment during the hearing. To make
a request for accommodation under the Americans with Disabilities Act, please contact
the Office of the City Clerk at (310) 318-0204 or cityclerk@hermosabeach.gov.
FOR FURTHER INFORMATION, please contact the Community Development Department
at (310) 318-0242 or planning@hermosabeach.gov. A copy of the agenda and staff
report(s) will be viewable on the City’s website 72 hours before the meeting
at www.hermosabeach.gov/agenda. As a courtesy, the hearing can be viewed on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website.
Alexis Oropeza Planning Manager
Page 83 of 140
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ADDRESS: 301 Pier Ave Hermosa Beach, CA 90254 r
Page 84 of 140
Community Development Department
Planning Division City of Hermosa Beach
1315 Valley Drive Hermosa Beach, CA 90254
IMPORTANT PUBLIC NOTICE 301 Pier Avenue, Hermosa Beach, CA 90254
Assessor Parcel Number 4183-017-001
The Planning Commission of the City of Hermosa Beach shall hold an in-person public hearing on Monday, November 18, 2024 at 7:00 p.m. in City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, California 90254 to consider the following:
1.A CONDITIONAL USE PERMIT (CUP 24-07) TO OPERATE A 2,689-SQUARE-FOOT
PHYSICAL RECOVERY STUDIO DAY SPA (RECOVERIE) AND A PRECISE
DEVELOPMENT PLAN (PDP 24-04) TO REMODEL OF A PORTION OF THE EXISTING
BUILDING AT 301 PIER AVENUE IN THE SPECIFIC PLAN AREA 11 (SPA-11) ZONE.
2.A CONDITIONAL USE PERMIT (CUP 24-12) TO OPERATE A 2,386-SQUARE-FOOTPILATES STUDIO (STRONG PILATES) AND PRECISE DEVELOPMENT PLAN (PDP 24-13)TO REMODEL OF A PORTION OF THE EXISTING BUILDING AT 301 PIER AVENUE INTHE SPECIFIC PLAN ZONE.
If you challenge the above matter(s) in court, you may be limited to raising only those issues that are
raised at or before the public hearing.
PUBLIC PARTICIPATION. Any member of the public is welcome to send the Community Development Department written comments in advance of the hearing to
communitydevelopment@hermosabeach.gov or provide public comment during the hearing. To make a request for accommodation under the Americans with Disabilities Act, please contact
the Office of the City Clerk at (310) 318-0204 or cityclerk@hermosabeach.gov.
FOR FURTHER INFORMATION, please contact the Planning Department at (310) 318-0242 or planning@hermosabeach.gov. A copy of the agenda and staff report(s) will be viewable on the
City’s website 72 hours before the meeting at www.hermosabeach.gov/agenda. As a courtesy, the hearing can be viewed on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or
the City’s website.
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
Alexis Oropeza
Planning Manager
Page 85 of 140
Page 86 of 140
City of Hermosa Beach | Page 1 of 14
Meeting Date: November 18, 2024
Staff Report No. 24-CDD-082
Honorable Chairperson and Members of the Hermosa Beach Planning
Commission
REQUEST TO APPROVE CONDITIONAL USE PERMIT (CUP 24-12) AND PRECISE
DEVELOPMENT PLAN (PDP 24-13) TO ALLOW A NEW 2,386-SQUARE-FOOT
PILATES STUDIO AT 301 PIER AVENUE IN THE SPECIFIC PLAN AREA 11 (SPA-11)
ZONE
CEQA: Determine that the project is categorically exempt from the California
Environmental Quality Act
(Associate Planner Jake Whitney)
Recommended Action:
Staff recommends that the Planning Commission:
1) Determine that the project is categorically exempt from the California Environmental
Quality Act (CEQA); and
2) Approve Conditional Use Permit 24-12 and Precise Development Plan 24-13 for a
new 2,386-square-foot Pilates studio at 301 Pier Ave (Suite A) subject to conditions of
approval.
Executive Summary:
The following report concerns a request by the applicant to obtain a Conditional Use
Permit and Precise Development Plan for a new Pilates studio (classified as an Assembly
Hall) located at 301 Pier Avenue. Staff recommends the Planning Commission provide
input on the proposed conditions of approval in the draft resolution as needed and
approve the resolution along with any conditions deemed appropriate by the Planning
Commission.
Background:
The project site is located at the corner of Monterey Boulevard and Pier Avenue in Specific
Plan Area 11 Zone and Housing Element Overlay (Attachment 2). The site is developed
with an existing 5,292-square-foot commercial building constructed in 1959 that is
currently vacant. The last business was a retail store, Becker Surfboards. In addition to
the leasable square footage, the site also contains an upper parking deck which is
currently striped for 15 standard parking stalls and one existing non-compliant Americans
with Disabilities Act (ADA) parking stall. The non-compliant ADA parking stall as well as
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City of Hermosa Beach | Page 2 of 14
one standard parking stall currently encroach into the public right of way on the western
side of the property as well as some existing retaining and planter walls on the eastern
side of the property. The property is also located within the Coastal Zone and in the event
of project approval, would be required to obtain a Coastal Development Permit or an
exemption from said permit from the California Coastal Commission.
Site Information Table:
The following table describes the existing site characteristics.
Site Information
General Plan Community Commercial (CC)
Zoning Specific Plan Area 11 (SPA-11)
Housing Element Overlay
Lot Size 8,699 square feet
Existing Building Square-Footage 5,292 square feet
Surrounding Zoning
North: R-3
East: SPA-11 w/ Housing Element Overlay
South: SPA-11 w/Housing Element Overlay
West: R-3
Surrounding Uses
North: Residential
East: Commercial
South: Commercial
West: Residential
The project site is located in the Housing Element Overlay and is on the Housing Element
site's inventory list. The site was identified for five new moderate-income units. If the
project is approved by the Planning Commission, in accordance with state law and
Hermosa Beach Municipal Code Section 17.39.080 the Planning Commission must
“Make a finding of fact that the remaining sites identified in the Housing Element are
adequate to meet the City’s remaining Regional Housing Needs Assessment Allocation
(RHNA) for the Housing Element planning period by income category.”
Project Description
The applicant seeks approval for a new 2,386-square-foot tenant improvement to
accommodate a new Pilates studio at the subject property. The proposed offerings
include stationary bikes, rowers, and light weights.
The proposed floor plan consists of a front reception area leading to an open room layout
of “Rowformer” machines along with a small nook for towel storage, a washer and dryer
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machine, and mopping equipment. Proposed landscaping for the site includes three
Acuba Japonica Gold Plants, twenty-three Codiaeum Variegatum Variegated Crotons,
eight Cordyline Terminalis TI Plants, forty Sansevieria Trifasciata Black Gold Snake
Plants, and fifteen Sedum Rubrotinctum Pork and Beans plants.
The hours of operation for the establishment are from 5:00 a.m. to 9:00 p.m. Monday
through Friday and from 6:00 a.m. to 1:00 p.m. Saturdays and Sundays. The facility
anticipates approximately 14 employees with no more than six employees present at the
largest shift.
The applicant intends to construct new concrete masonry unit (CMU) retaining walls fully
on private property to accommodate a new pad mounted electrical transformer for the
site. In consultation with City staff, the applicant would also remove all existing parking
stalls which encroach into the public right of way. They would also be required to construct
a new trash enclosure capable of containing a three cubic yard bin for trash and a 35-
gallon cart for organics recycling pursuant to HBMC Section 8.12.220. The new enclosure
is shown on sheet A1.02 of the plan set (Attachment 3). Due to the removal of parking
stalls in the public right-of-way as well as to accommodate a new electrical transformer,
new trash enclosure, and a code compliant ADA parking space, the number of parking
stalls would decrease to nine from fifteen spaces.
Discussion:
Use Classification
Upon review of the provided floor plan, applicant narrative, and characteristics of the
proposed project, planning staff made the determination that the most appropriate use
classification for the proposal would be an Assembly Hall. Pursuant to Hermosa Beach
Municipal Code Section 17.04.050 an Assembly Hall is defined as “any building, or portion
of a building, used for public or private gatherings. For example, and without limitation,
"assembly hall" includes convention/meeting halls, business schools, funeral homes,
gymnasium/health and fitness centers, educational institutions (K-12), game arcades with
five (5) or more machines, miniature golf courses, large day spas, movie theaters,
museums, music academies, religious institutions, and skating rinks, whether available
for public or private use.
Given that the proposed use most closely resembles that of a health and fitness center it
is appropriate to include the proposed Pilates studio into this Assembly Hall
categorization.
Entitlements Required
Pursuant to Hermosa Beach Municipal Code Section 17.38.540 all Assembly Hall uses in
the Specific Plan Area 11 zoning district are required to obtain a Conditional Use Permit.
Furthermore, pursuant to Hermosa Beach Municipal Code Section 17.58.020 (A)(2) all
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commercial remodels which exceed 1,500 square feet require a Precise Development
Plan review by the Planning Commission.
Development Standards
Due to the property’s location within the SPA-11 zoning district new projects must comply
with the development standards identified within Hermosa Beach Municipal Code Section
17.58.550. Many of the standards listed focus on new development such as building
placement and allowable number of stories. However, planning staff identified a number
of required standards that are applicable because the project requires a Precise
Development Plan. The following provides a discussion of each standard applicable and
how the applicant has addressed each item.
Store Frontage
HBMC Section 17.58.550 (G)(3) which regulates store frontages requires that the
frontage on the ground floor fronting on Pier Avenue provide glazing that covers at least
70 percent of the area of the façade that is located between three and eight feet in height.
Glazing is defined as a transparent part of a wall typically made of glass or plastic. The
glazing must also be substantially transparent. In response to this requirement, the
applicant has noted on the plans that they would abide by this requirement. Staff has
included this as one of recommended conditions of approval (condition 13) in the draft
resolution (Attachment 1).
Solar Orientation
HBMC Section 17.58.550 (H)(4) which regulates solar orientation, states that all projects
requiring a Precise Development Plan abide by the following standards unless found by
the Planning Commission to be infeasible or inapplicable due to site conditions:
“a. Design and orientation to accommodate solar collection systems.
b. Install cool roofs.
c. Install deciduous vegetation, overhangs, awnings or other features
to protect south/west faces and/or improvements to moderate
interior temperatures”
Regarding the cool roof requirement, the existing roofing membrane has a white cap
sheet consistent with the cool roof requirement and is intended to remain. The existing
building also has architectural features which moderates indoor temperatures. A
continuous overhang spans the length of the southern building elevation. The western
elevation is a solid wall, and no new work is intended in these areas. Regarding the solar
collection requirement, the applicant has provided an assessment from a licensed solar
contractor detailing the cost of a solar collection system and is requesting a waiver from
installing such a system. The solar assessment states that such a system would cost
approximately $56,000 utilizing (27) 3.6 kilowatt photovoltaic modules installed on the
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City of Hermosa Beach | Page 5 of 14
roof facing south where they could fit between mechanical equipment and distribution
while maintaining 36 inches clear for fire walk access. A diagram showing the layout of
the solar panels can be found on sheet A2.02 of the plan set (Attachment 3). Staff
recommends that the Planning Commission require the installation of a solar collection
system consistent with the Zoning Ordinance City’s General Plan (Plan Hermosa) and
Conservation and Sustainability Element Goal 4 and Policy 4.1 which requires that the
City support or facilitate the installation of renewable energy projects on homes and
businesses. This requirement is added as condition of approval number 14 in the draft
resolution (Attachment 2).
Accessibility and Visitability
HBMC Section 17.58.550 (H)(5) which regulates accessibility and visitability requires the
applicant to comply with the Americans with Disabilities Act (ADA) of 1990 as amended
and to the extent practical other requirements that facilitate physical accessibility for all
persons, such as universal design principles. Projects that require a Precise Development
Plan are also required to incorporate the following elements to maximize accessibility to
all persons unless found by the Planning Commission to be infeasible due to site
conditions:
“A minimum of one (1) zero-step entrance to each building from an accessible path from
the sidewalk and handicap parking space to the front, side or rear of each building shall
be provided. All ground floor interior doors (including bathrooms) shall provide at least
thirty-two (32) inches of clear passage. One half-bath (toilet and sink) shall be provided
on the ground floor of each building.”
In response to these accessibility requirements the applicant provided a narrative
detailing that the entrance doors along Pier Ave have no steps in height. All interior doors
are proposed to be 32” minimum clear and the rest rooms are intended to comply with all
accessibility codes as well. The existing non-complaint ADA space in the public right-of-
way would also be removed and located fully on private property and all dimensions would
be fully compliant to current ADA standards and provide for adequate isle and back up
space.
Furthermore, while compliance with the ADA requirements is not under the scope of the
Planning Commissions review, the applicant has provided an alternative floor plan
demonstrating how the site plan and floor plan could be configured to provide ADA access
from the ADA parking space to the business entrance. This plan would include an
accessible elevator and a common corridor to the public sidewalk, as well as a
modification to a concrete planter to accommodate the required handicap door
clearances. While the Building and Safety Division maintains review authority over
compliance with ADA standards the Planning Commission could impose additional
conditions of approval if found necessary to make the entitlement findings.
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Circulation and Parking
HBMC Section 17.38.550 (I)(5) which regulates parking and circulation requires that
secure bicycle parking facilities be provided as follows:
“(1) space per (7) employees or (3,000) square feet of floor area. Bicycle facilities installed
onsite shall not be placed within required pedestrian ways. Where facilities cannot be
accommodated onsite as determined by the community development director or planning
commission, the developer shall pay a commensurate fee adopted by the city for the
provision and installation of bicycle parking facilities along Pier Avenue in a manner
determined by the public works director. ’Secure’ facilities means firmly attached devices
in well-lit locations, protected from rain if feasible.”
Based on the aforementioned code section, two bicycle spaces, rounded up from 1.76,
are required. The applicant would incorporate parking for two bicycles on site at the
southeast side of the building clear but accessible to the pedestrian pathway. The spaces
would be located under the existing canopy, on private property protected from the rain.
They are shown and noted on the site plan on sheet A1.02 of the plan set. Additionally,
this requirement has been added as a condition of approval in the draft resolution
(condition 15).
Pedestrian Amenities
HBMC Section 17.38.550 (J) which regulates pedestrian amenities for the comfort and
security of pedestrians circulating along the Pier Avenue corridor states the following:
“Pedestrian amenities are desirable for the comfort and security of pedestrians.
‘Pedestrian amenities’ mean any facility or feature that facilitates or increases the
desirability of walking, such as sidewalks and pedestrian ways, canopies or shade trees,
outdoor places for pedestrians to congregate, seating, and security lighting and signage
designed at the human scale and oriented to people walking.
1. Pedestrian amenities shall be provided in conjunction with the development or
redevelopment exceeding (500)-square-feet of floor area or lot area. The planning
commission may require additional pedestrian amenities related to the type or
intensity of use in conjunction with a precise development plan, conditional use
permit or parking plan.
2. (1) bench visible from and accessible to the sidewalk and (1) tree with irrigation to
shade the sidewalk for each (50) feet of lot frontage on Pier Avenue shall be
supplied. Where frontage is less than (50) feet, these amenities are not required.
Where the amenities cannot be accommodated onsite as determined by the
community development director or planning commission, the developer shall pay
a commensurate fee adopted by the city for provision and installation of such
amenities along Pier Avenue as determined by the public works director.”
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Due to spatial constraints and the presence of adjacent pedestrian amenities no
additional amenities have been added to the plan set.
Landscaping
HBMC Section 17.38.550 (L) which regulates landscaping states the following:
“1.Existing trees and plants shall be protected, unless determined by the community
development director or planning commission to be infeasible.
2.All lot areas not encumbered by buildings, required parking, and amenities required by
this zone shall be landscaped and permanently maintained in an attractive manner.
Projects for which a precise development plan is required shall provide a minimum of (2)
percent of the lot area in landscape unless a reduced percentage is authorized by the
planning commission. In addition, new development and redevelopment of at least (500)-
square-feet of the surface area of the lot shall in the development area provide landscape,
or increase conformance of existing landscape on the lot with this subsection, unless the
community development director determines it to be infeasible.
3.Landscape may consist of lot perimeter, street screen, parking lot median, and other
planters a minimum of (4) feet wide, installed with live plants, compliant with the
requirements of this section. (1) five-gallon shrub shall be provided for each (20)-square-
feet of landscaped area. Adjacent to residential zones, the required rear and/or side yard
area shall be provided with a minimum (5) foot wide planter strip landscaped with a
minimum of one (24) inch or (15) gallon size specimen tree for every (10) feet of length,
unless an alternative consistent with the provisions of this subsection (L) is approved by
the community development director or planning commission. (1) tree with irrigation to
shade the sidewalk for each (50) feet of lot frontage on Pier Avenue, coordinated with
street tree spacing, except as provided by subsection (J).
4.Landscape areas shall consist of at least (75) percent pervious materials. Planting beds
shall be mulched to a depth of (2) inches or greater, and installed with live plants.
Landscaping shall be perpetually maintained, trimmed and void of weeds. Landscape
shall not impair vehicular sight distance or encroach on the public right-of-way or
pedestrian ways.
5.Landscape shall consist primarily of species tolerant of drought and urban site
conditions (e.g., constrained root area, compacted soil, reflected heat, urban runoff) and
other localized site elements. No species listed by the Invasive Plant Inventory of the
California Invasive Plant Council or equivalent authority accepted by community
development director shall be planted. Trees species installed in planters adjacent to the
public sidewalk shall be subject to the approval of the public works director. Although not
required, native species should be used, deciduous trees should be used to shade
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southern and western exposures unless equivalent energy conservation features are
employed, and species selected should not exceed (30) feet in height at maturity under
local site conditions.
6. All landscaped areas shall include an automatic water-conserving irrigation system that
adjusts for hydrozones and seasons. Reclaimed water shall be used when available.
Plans shall demonstrate a water budget that conforms to the California Department of
Water Resources’ ’Model Water Efficient Landscape Ordinance’ or a local ordinance,
whichever is stricter.
7. Six-inch high raised curbs shall be provided along the perimeter of all landscaped areas
except on the side abutting building walls or fences. Modifications for stormwater and
urban runoff management (e.g., curb inlets, at-grade planters) may be allowed to
specifications approved by the building official or city engineer as applicable.
8.Landscape plans and irrigation systems shall be reviewed and approved by the
community development director.
9.The Planning Commission may require additional or alternative measures in
conjunction with a precise development plan or conditional use permit to further the
purposes of this section and ensure that landscaping is compatible with the scale and
design of the streetscape and site elements.”
The applicant has provided a plan to relandscape the existing planter areas along the
storefront as discussed in the project description portion of the report. The plan provides
for three Acuba Japonica Gold Plants, twenty-three Codiaeum Variegatum Variegated
Crotons, eight Cordyline Terminalis TI Plants, forty Sansevieria Trifasciata Black Gold
Snake Plants, and fifteen Sedum Rubrotinctum Pork and Beans plants. All plants are 5-
gallon size plants with the exception of the Sedum Rubrotinctum Pork and Beans plants
which are one-gallon in size. Automatic irrigation shall be used in accordance with
requirement 6 stated above. As stated in requirement 9, the Planning Commission may
increase the landscaping requirements or modify the requirements in conjunction with the
approval of the Precise Development Plan and Conditional Use Permit at their discretion.
Staff is not recommending the incorporation of additional. Conformity with the proposed
landscaping plan has been added as a condition of approval in the draft resolution
(condition 16).
Findings:
Pursuant to Hermosa Beach Municipal Code Section 17.56.050 all projects requiring a
Conditional Use Permit must make the following findings to approve the CUP:
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A. The proposed use is allowed within the applicable zone and complies with all
other applicable provisions of this Title and all other titles of the Hermosa Beach
Municipal Code;
The proposed use is allowed within the applicable SPA-11 zoning district as an Assembly
Hall use and complies with all other applicable provisions of this title and all other titles of
the Hermosa Beach Municipal Code as discussed earlier in the report and as conditioned.
This includes conformity with the parking requirements section of the code. Pursuant to
HBMC Section 17.44.015 (C), no parking is required for the first 5,000-square-feet of
ground floor non-residential, non-office, and non-late night alcohol establishment uses.
Only ground floor area in excess of 5,000 square feet and upper story floor area triggers
parking in accordance with this section. Furthermore, pursuant to HBMC Section
17.44.015 (B) no additional parking is required when there is a change of use of an
existing building for any use other than a late-night alcohol serving establishment. The
entire building is 5,292 square feet, and a change of use, and is therefore exempt from
requiring additional parking pursuant to the Zoning Ordinance as listed above.
B. The proposed use is consistent with the General Plan and any applicable
specific plan;
The site is designated as Community Commercial which according to the Plan Hermosa
General Plan is envisioned for providing for locally-oriented uses including retail stores,
restaurants, professional and medical offices, and personal services. The proposed use
would align with the personal services category of the General Plan. Furthermore, the
use is also consistent with the Assembly Hall use allowed within Specific Plan Area 11 as
discussed earlier in the report.
C. The proposed use will not be averse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or
improvements;
The proposed use would not be averse to the public health, safety, or general welfare of
the community, nor detrimental to surrounding properties or improvements. Personal
service and wellness services such as what is being proposed with this application are
common in the City’s current downtown and they blend harmoniously with other existing
uses. No components of the applicant’s proposed plans deviate from what is typical of
these common uses and pose risks to public health, safety, or welfare.
D. The design, location, size, and operating characteristics of the proposed activity
are compatible with the existing and reasonably foreseeable future land uses and
circulation in the vicinity;
The design of the structure is largely remaining the same and therefore there are no
significant design issues which would warrant objection. The location of the proposed
activity is in the City’s downtown which already contains several other similar personal
service type uses. The size of the tenant space would remain unchanged and therefore
warrants no objection. There are also no operating characteristics of note that would
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conflict with any existing land uses or circulation of those in the reasonably foreseeable
future.
E. The site is physically suitable for the type of the use being proposed, including
access, utilities, and the absence of physical constraints.
The site is physically suitable for the type of use being proposed. The site is developed
with an existing 5,075-square-foot building and the applicant would be incorporating
features to bring the project into compliance with applicable standards including a trash
enclosure, additional bike parking, etc. The applicant has provided an alternative site
plan (sheet A1.02A in the plan set) which demonstrates how an enclosed mechanical lift
may accommodate this path of travel if required by the City in the plan check process.
The site is currently served by all public utilities and the applicant is proposing to
incorporate a new electrical transformer to support the increased electrical needs of the
site with the proposed use. There are no concerns regarding utilities or other physical
constraints.
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:
A. The design, layout, and other physical features of the project comply with all
other applicable provisions of this Title and all other titles of the Hermosa Beach
Municipal Code;
The design, layout, and 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 site is existing, and modifications proposed are mostly internal aside from an
additional electrical transformer, trash enclosure, and restriped parking lot. Furthermore,
all signage on the property would be required to conform to the City’s zoning ordinance
and would be required to obtain a separate sign permit. No additional signage shall be
granted for any existing projecting architectural panels or elements as the City does not
have any historic record of approvals for signage in these areas.
B. The design, layout, and other physical features of the project are consistent with
the General Plan, and any applicable specific plan or design guidelines;
The design, layout, and other physical features of the project would remain largely
unchanged and are consistent with the General Plan. Furthermore, the project has been
analyzed for conformance with several specific plan guidelines pertaining to Specific Plan
Area 11 which are discussed earlier in the report. The project as currently proposed and
conditioned is consistent with the Specific Plan Area 11 guidelines. This conformity is
enabled due to conditions of approval in the draft resolution including the requirement for
two new bike parking spaces, a new photovoltaic solar capture system, new public art,
and new trash enclosure. The proposed use also activates the street by providing a
neighborhood serving amenity and will be visible from the pedestrian right-of-way via a
requirement for 70 percent transparent glazing at eye level.
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The project site is also on the site inventory list of the Housing Element of the General
plan which was certified by the State of California Housing and Community Development
in August 2024. Pursuant to Government Code Section 65863, cities must maintain, at all
times during the planning period, adequate sites to meet its unmet share of the Regional
Housing Needs Assessment. Sites on the site inventory list were analyzed and selected
to demonstrate that the City had land use and zoning capacity to facilitate the 2021-2029
RHNA of 558 total housing units. The housing units are allocated among the following
income categories.
City of Hermosa Beach 6th Cycle RHNA by Income Category
Income
Level
Very Low Low Moderate Above
Moderate
Total
Number of
Units
232 127 106 93 558
Sites were selected based-on a set of objective criteria for analyzing the likelihood of
housing being developed on the site, which included lot size, improvement-to-land-ratio,
and whether the underlying zoning or land use designation allows residential uses. The
underlying general plan of the project site was amended, and the property was rezoned
into the city’s Housing Element Overlay Zone to facilitate the development of (5) moderate
level residential units. The site has an existing 64-year-old retail building and would
undergo a substantial remodel to facilitate the change of use from retail to a day spa type
use. Pursuant to state law and HBMC Section 17.39.080 if the site is developed below
the minimum residential density anticipated in the Housing Element the City must, “Make
a finding of fact that the remaining sites identified in the Housing Element are adequate
to meet the City’s remaining RHNA for the Housing Element planning period by income
category.” The City can make this finding due to the City’s adopted Housing Element
showing that there is currently a surplus of 65 units in the moderate-income category
capacity. Approval of this project would bring this surplus capacity down to 60 units for
the moderate-income category (Housing Element Technical Report, Page B7, Table B4).
C. The design, layout, and other physical features of the project comply with any
design or development standards applicable to the zone, unless waived or
modified pursuant to the provisions of this Title.
The design, layout, and other physical features of the project would remain largely
unchanged and are consistent the development standards of the zone. Of the SPA-11
standards which were determined to be applicable, the project has been revised in
consultation with City staff to meet these guidelines, the analysis of which is discussed
earlier in the report. This includes conditions of approval in the draft resolution for two
Page 97 of 140
City of Hermosa Beach | Page 12 of 14
new bike parking spaces, a new photovoltaic solar capture system (unless waived by the
Planning Commission), transparent glazing, and new trash enclosure.
General Plan Consistency:
This report and associated recommendation have been evaluated for their consistency
with the City’s General Plan. Relevant Policies are listed below:
General Plan Consistency
Land Use Element Finding
Goal 1. Create a sustainable urban form
and land use pattern that supports a
robust economy and high quality of life
for residents.
The proposed project would allow for the
reuse of a retail establishment by a Pilates
studio, enhancing the variety of services
available downtown to residents and visitors
alike. The placement of this use would be
compatible with the surrounding land uses
and is characteristic of existing personal
service uses downtown.
Policy 1.7 Compatibility of uses. Ensure
the placement of new uses does not
create or exacerbate nuisances between
different types of land uses.
Goal 11. A proud and visible identity as
an arts and cultural community.
As conditioned, the project would require the
applicant to treat the new electrical
transformer in the parking area with a wrap
or painted artwork that positively depicts the
coastal environment.
Policy 1.8. Public art in private
development. Actively encourage private
development to contribute to the cultural
and economic health of the public realm
through incorporation of public art.
Mobility Element Finding
Goal 4. A parking system that meets the
parking needs and demand of residents,
visitors, and employees in an efficient
and cost-effective manner.
The proposed project would incorporate a
bike rack on site supporting active
transportation and add capacity for two
additional bicycles in addition to the four
spaces existing adjacent to the site on public
property.
Policy 3.3 Active transportation. Require
commercial development or
redevelopment projects and residential
projects with four or more units to
accommodate active transportation by
providing on-site amenities, necessary
connections to adjacent existing and
planned pedestrian and bicycle
networks, and incorporate people-
oriented design practices.
Conservatio
n and Sustainability Element
Finding
Goal 4. A leader in reducing energy
consumption and renewable energy
production
The draft resolution contains a condition of
approval requiring the installation of a new
solar collection system such as shown on
sheet A2.02 of the plan set which facilitates Policy 4.1 Renewable energy
generation. Support or facilitate the
Page 98 of 140
City of Hermosa Beach | Page 13 of 14
General Plan Consistency
installation of renewable energy projects
on homes and businesses.
the installation of renewable energy projects
on a business in the City.
Goal 6. Hermosa Beach is a low or zero-
waste community with convenient and
effective options for recycling,
composting, and diverting waste from
landfills.
The project plans and the draft resolution
require the addition of a new enclosure for
trash and recycling bins to the satisfaction of
this policy.
Policy 6.3. Require the provision of
convenient recycling options in multi-
family residential and commercial uses,
until single-stream services make it
unnecessary to separate recycling from
other materials.
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
qualifies for a Class 3 categorical exemption for Conversion of Small Structures as
defined in section 15303 of the CEQA Guidelines, as it consists of a conversion of a small
structure from one use to another where only minor modifications are being made to the
exterior of the structure. Moreover, none of the exceptions to the categorical exemption(s)
apply, nor would the project result in a significant cumulative impact of successive projects
of the same type in the same place over time or have a significant effect on the
environment due to unusual circumstances or damage a scenic highway or scenic
resources within a state scenic highway.
Public Notification:
For the November 18, 2024 Planning Commission hearing, a total of 910 public hearing
notices were mailed to the applicant, and occupants and property owners of properties
within a 500-foot radius on October 31, 2024. A legal ad was published on November 7,
2024 in the Easy Reader, a newspaper of general circulation. Additionally, the applicant
received a notice poster to post on-site and provided proof of posting a minimum of ten
days in advance of the public hearing, in accordance with HBMC Section 17.68.050.
Public notification materials are included as Attachment 6. As of the writing of the report,
staff has received no public comments.
Attachments:
1. Draft Resolution 24-22
2. Zoning Map
3. Project Plans
4. Applicant Narrative
5. Solar Assessment
6. Public Notification Package
Page 99 of 140
City of Hermosa Beach | Page 14 of 14
Respectfully Submitted by: Jake Whitney, Associate Planner
Legal Review: Patrick Donegan, City Attorney
Approved: Alexis Oropeza, Planning Manager
Page 100 of 140
CITY OF HERMOSA BEACH
RESOLUTION NO. 24-22
A RESOLUTION OF THE PLANNING COMMISSION, OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT (CUP 24-12)
AND PRECISE DEVELOPMENT PLAN (PDP 24-13) TO ALLOW A NEW 2,386-
SQUARE-FOOT PILATES STUDIO (CLASSIFIED AS AN ASSEMBLY HALL) AT 301
PIER AVENUE IN THE SPECIFIC PLAN AREA 11 ZONE (SPA-11), AND
DETERMINATION THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
WHEREAS, an application was filed on August 27, 2024, by the applicant, Leslie Thomas,
requesting Planning Commission approval of a Conditional Use Permit (24-12) and Precise
Development Plan (24-13) to allow a 2,386-square-foot Pilates studio (classified as an Assembly
Hall); and
WHEREAS, the Planning Commission, at its public meeting of November 18, 2024, considered all
testimony and evidence, both oral and written, that was presented to the Planning Commission;
and
WHEREAS, the proposed project is exempt from the California Environmental Quality Act (CEQA)
pursuant to a Class 3 Categorical Exemption in accordance with State CEQA Guidelines Section
15303 for Conversion of Small Structures).
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Based on the foregoing factual findings, the Planning Commission hereby further
determines, and declares the following pursuant to Hermosa Beach Municipal Code (HBMC)
Section 17.56.050 (Required CUP Findings), that the property is consistent with the required
findings of the Municipal Code:
A. The proposed use is allowed within the applicable zone and complies with all
other applicable provisions of this Title and all other titles of the Hermosa Beach
Municipal Code;
The proposed use is allowed within the applicable SPA-11 zoning district as an Assembly
Hall use and complies with all other applicable provisions of this title and all other titles of
the Hermosa Beach Municipal Code as discussed in the staff report and as conditioned.
This includes conformity with the parking requirements section of the code. Pursuant to
HBMC Section 17.44.015 (C), no parking is required for the first 5,000-square-feet of
ground floor non-residential, non-office, and non-late night alcohol establishment uses.
Only ground floor area in excess of 5,000 square feet and upper story floor area triggers
parking in accordance with this section. Furthermore, pursuant to HBMC Section 17.44.015
(B) no additional parking is required when there is a change of use of an existing building
for any use other than a late-night alcohol serving establishment.
Page 101 of 140
B. The proposed use is consistent with the General Plan and any applicable specific
plan;
The site is designated as Community Commercial which according to the PLAN Hermosa
General Plan is envisioned for providing for locally-oriented uses including retail stores,
restaurants, professional and medical offices, and personal services. The proposed use
would align with the personal services category of the General Plan. Furthermore, the use
is also consistent with the Assembly Hall use allowed within Specific Plan Area 11.
C. The proposed use will not be averse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or
improvements;
The proposed use would not be averse to the public health, safety, or general welfare of
the community, nor detrimental to surrounding properties or improvements. Personal
service and wellness services such as what is being proposed with this application are
common in the City’s current downtown and they blend harmoniously with other existing
uses. No components of the applicant’s proposed plans deviate from what is typical of
these common uses and pose risks to public health, safety, or welfare.
D. The design, location, size, and operating characteristics of the proposed activity
are compatible with the existing and reasonably foreseeable future land uses and
circulation in the vicinity;
The design of the structure is largely remaining the same and therefore there are no
significant design issues which would warrant objection. The location of the proposed
activity is in the City’s downtown which already contains several other similar personal
service type uses. The size of the tenant space would remain unchanged and therefore
warrants no objection. There are also no operating characteristics of note that would
conflict with any existing land uses or circulation of those in the reasonably foreseeable
future.
E. The site is physically suitable for the type of the use being proposed, including
access, utilities, and the absence of physical constraints.
The site is physically suitable for the type of use being proposed. The site is developed
with an existing 5,075-square-foot building and the applicant would be incorporating
features to bring the project into compliance with applicable standards including a trash
enclosure, additional bike parking, etc. The applicant has provided an alternative site plan
(sheet A1.02A in the plan set) which demonstrates how an enclosed mechanical lift may
accommodate this path of travel if required by the City in the plan check process. The site
is currently served by all public utilities and the applicant is proposing to incorporate a
new electrical transformer to support the increased electrical needs of the site with the
proposed use. There are no concerns regarding utilities or other physical constraints.
Page 102 of 140
SECTION 2. Based on the foregoing factual findings, the Planning Commission herby further
determines, and declares the following pursuant to Hermosa Beach Municipal Code (HBMC)
Section 17.58.040 (Required PDP Findings), that the property is consistent with the required
findings of the Municipal Code:
A. The design, layout, and other physical features of the project comply with all other
applicable provisions of this Title and all other titles of the Hermosa Beach Municipal
Code;
The design, layout, and 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 site is existing, and modifications proposed are mostly internal aside from an
additional electrical transformer, trash enclosure, and restriped parking lot. Furthermore,
all signage on the property will be required to conform to the City’s zoning ordinance and
will be processed separately from this scope of work. No additional signage shall be
granted for any existing projecting architectural panels or elements as the City does not
have any historic record of approvals for signage in these areas.
B. The design, layout, and other physical features of the project are consistent with
the General Plan, and any applicable specific plan or design guidelines; and
The design, layout, and other physical features of the project would remain largely
unchanged and are consistent with the General Plan. Furthermore, the project has been
analyzed for conformance with several specific plan guidelines pertaining to Specific Plan
Area 11 which are discussed in detail in the project’s staff report. The project as currently
proposed and conditioned is consistent with the Specific Plan Area 11 guidelines. This
conformity is enabled due to conditions of approval in this resolution including the
requirement for two new bike parking spaces, a new photovoltaic solar capture system,
new public art, and new trash enclosure. The proposed use also activates the street by
providing a neighborhood serving amenity and will be visible from the pedestrian right-
of-way via a requirement for 70% transparent glazing at eye level.
The project site is also on the site inventory list of the Housing Element of the General plan
which was certified by the State of California Housing and Community Development in
August 2024. Pursuant to Government Code Section 65863, cities must maintain, at all
times during the planning period, adequate sites to meet their unmet share of the Regional
Housing Needs Assessment. Sites on the site inventory list were analyzed and selected to
demonstrate that the City had land use and zoning capacity to facilitate the 2021-2029
RHNA of 558 total housing units. The housing units are allocated among the following
income categories.
Page 103 of 140
City of Hermosa Beach 6th Cycle RHNA by Income Category
Income Level Very Low Low Moderate Above
Moderate
Total
Number of
Units
232 127 106 93 558
Sites were selected for the based-on set of objective criteria for analyzing the likelihood of
housing being developed on the site, which included lot size, improvement-to-land-ratio,
and whether the underlying zoning or land use designation allows residential uses. The
underlying general plan was amended, and the property was rezoned into the city’s
Housing Element Overlay Zone to facilitate the development of five (5) moderate level
residential units. The site has an existing 64-year-old retail building and would undergo a
substantial remodel to facilitate the change of use from retail to a health and fitness center
type use. Pursuant to state law and HBMC Section 17.39.080 if the site is developed below
the minimum residential density anticipated in the Housing Element the City must, “Make
a finding of fact that the remaining sites identified in the Housing Element are adequate
to meet the City’s remaining RHNA for the Housing Element planning period by income
category.” The City can make this finding due to the City’s adopted Housing Element
showing that there is currently a surplus of 65 units in the moderate-income category
capacity. Approval of this project would bring this surplus capacity down to 60 units for
the moderate-income category (Housing Element Technical Report Page B7 Table B4).
The project was also found to be consistent with several PLAN Hermosa goals and policies
as described below:
General Plan Consistency
Land Use Element Finding
Goal 1. Create a sustainable urban form and
land use pattern that supports a robust
economy and high quality of life for
residents.
The proposed project would allow for the reuse
of a retail establishment by a Pilates studio,
enhancing the variety of services available
downtown to residents and visitors alike. The
placement of this use would be compatible with
the surrounding land uses and is characteristic of
existing personal service uses downtown.
Policy 1.7 Compatibility of uses. Ensure the
placement of new uses does not create or
exacerbate nuisances between different
types of land uses.
Page 104 of 140
General Plan Consistency
Goal 11. A proud and visible identity as an
arts and cultural community.
As conditioned, the project would require the
applicant to treat the new electrical transformer
in the parking area with a wrap or painted
artwork that positively depicts the coastal
environment.
Policy 1.7. Public art in private
development. Actively encourage private
development to contribute
to the cultural and economic health of the
public realm through incorporation of public
art.
Mobility Element Finding
Goal 4. A parking system that meets the
parking needs and demand of residents,
visitors, and employees in an efficient and
cost-effective manner.
The proposed project would incorporate a bike
rack on site supporting active transportation and
add capacity for two additional bicycles in
addition to the four spaces existing adjacent to
the site on public property. Policy 3.3 Active transportation. Require
commercial development or redevelopment
projects and residential projects with four or
more units to accommodate active
transportation by providing on-site
amenities, necessary connections to
adjacent existing and planned pedestrian
and bicycle networks, and incorporate
people-oriented design practices.
Conservation and Sustainability Element Finding
Goal 4. A leader in reducing energy
consumption and renewable energy
production
This resolution contains a condition of approval
requiring the installation of a new solar collection
system such as shown on sheet A2.02 of the plan
set which facilitates the installation of renewable
energy projects on a business in the City. Policy 4.1 Renewable energy generation.
Support or facilitate the installation of
renewable energy projects on homes and
businesses.
Goal 6. Hermosa Beach is a low or zero-
waste community with convenient and
effective options for recycling, composting,
and diverting waste from landfills.
The project plans and this resolution require the
addition of a new enclosure for trash and
recycling bins to the satisfaction of this policy.
Page 105 of 140
General Plan Consistency
Policy 6.3. Require the provision of
convenient recycling options in multi-family
residential and commercial uses, until single-
stream services make it unnecessary to
separate recycling from other materials.
C. The design, layout, and other physical features of the project comply with any
design or development standards applicable to the zone, unless waived or modified
pursuant to the provisions of this Title.
The design, layout, and other physical features of the project would remain largely
unchanged and are consistent the development standards of the zone. Of the SPA-11
standards which were determined to be applicable, the project has been revised in
consultation with City staff to meet these guidelines, the analysis of which is discussed in
detail in the project staff report. This includes conditions of approval in this resolution for
two new bike parking spaces, a new photovoltaic solar capture system (unless waived by
the Planning Commission), transparent glazing, new public art, and new trash enclosure.
SECTION 3. Based on the forgoing, the Planning Commission hereby approves the request for
Conditional Use Permit 24-12, and Precise Development Plan 24-13 to allow a new 2,386-square-
foot Pilates studio (classified as an Assembly Hall) at 301 Pier Avenue in the Specific Plan Area
11 (SPA-11) zone subject to the following Conditions of Approval:
General Conditions
1. The development and continued use of the property shall be in conformance with
submitted plans received and reviewed by the Planning Commission at its meeting of
November 18, 2024, 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 SPA-11 Zone as applicable of
the Municipal Code
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.
Page 106 of 140
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 their affidavits stating that they are aware of, and agree to
accept, all of the conditions of this grant. The Conditional Use Permit and Precise
Development Plan shall be recorded, and proof of recordation shall be submitted to the
Community Development Department prior to the issuance of a building permit.
5. Approval of this permit shall expire twenty-four (24) months from the date of approval
by the Planning Commission unless significant construction or improvements or the use
authorized hereby has commenced. One or more extensions of time may be requested.
No extension shall be considered unless requested, in writing to the Community
Development Director including the reason therefore, at least 60 days prior to the
expiration date. No additional notice of expiration shall be provided.
6. The Planning Commission may review this Conditional Use Permit and Precise
Development Plan and may amend the subject conditions or impose any new conditions
if deemed necessary to mitigate any 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
Page 107 of 140
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 applicant must construct an enclosure for all solid waste containers necessary to
serve the business pursuant to HBMC 8.12.220 prior to the issuance of a certificate of
occupancy.
12. The applicant shall obtain approval from Southern California Edison to treat the new
electrical transformer with a wrap or painted artwork imagery that positively depicts the
local coastal environment. The image is subject to the approval of the Community
Development Director designee and must be submitted prior to permit issuance. The
installation of this new wrap or painted artwork shall be completed prior to the issuance
of a Certificate of Occupancy.
13. The applicant shall provide glazing in accordance with HBMC 17.38.550 (G)(3) that shall
cover at least seventy (70) percent of the area of the façade that is located between three
(3) and eight (8) feet in height. Glazing is defined as a transparent part of a wall typically
made of glass or plastic. The glazing must also be substantially transparent.
14. The applicant shall install a solar collection system in accordance with HBMC 17.38.550
(H)(4) such as that described on sheet A2.02 of the submitted plans considered and
reviewed by the Planning Commission at their meeting of November 18th 2024.
15. The applicant shall incorporate bicycle parking in accordance with HBMC 17.38.550 (I)(5)
located fully on private property which shall be capable of accommodating two bicycles
for the benefit of the community such as shown on sheet A1.02 of the submitted plans
considered and reviewed by the Planning Commission at their meeting of November 18th
2024.
Page 108 of 140
16. The applicant shall provide landscaping in accordance with HBMC 17.38.550 (L) and the
submitted plans considered and reviewed by the Planning Commission at their meeting
of November 18th 2024.
17. All proposed signage shall conform to the City’s zoning ordinance and shall be processed
separately from the scope of this approval.
18. All projecting architectural panels and elements shall not be granted additional signage
as there is no historic record of approvals for signage located in those areas.
Public Works
19. No new walls or foundation footing will be allowed to be constructed on or over the
public right-of-way.
20. A Commercial Encroachment permit is required for non-confirming structures located
over or within the public right-of-way.
21. If Public Improvements are required, the following items (Conditions 21-26) are also
required: Prior to issuance of a Building Permit, approved civil engineering plans
prepared by a licensed civil engineer, and approved by Public Works, addressing grading,
undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements, on-
site and off-site drainage (no sheet flow permitted), installation of utility laterals, and all
other improvements necessary to comply with the Municipal Code and Public Works
specifications, shall be filed with the Community Development Department.
22. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and
storm drain main lines on street.
23. 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.
24. Sewer manhole rim/lid elevations must be submitted prior to grading and plan check.
Page 109 of 140
25. Sewer lateral video must be submitted with plan check submittal if the developer plans
to use the existing sewer lateral. Sewer lateral work may be required after review of the
sewer lateral video.
26. 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 a formal appeal to the City Council, must be made
within 90 days after the final decision by the City Council.
PASSED, APPROVED and ADOPTED on the 18th of November 2024.
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing Resolution PC 24-22 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 on November 18, 2024.
David Pedersen, Chairperson Alexis Oropeza, Secretary
Page 110 of 140
Date
Page 111 of 140
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Project Zoning MapPlanning CommissionNov18, 2024
301 Pier Ave (Recoverie Wellness Studio)
APN: 4183-017-001
Zone: SPA-11 Specific Plan Area 11
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)
500' Notification Radius
Page 112 of 140
JOB NUMBER:
DRAWN BY:
SHEET:
DATE:
SCALE:
PROJECT:
ALL DRAWINGS AND DESIGN ARE THE COPYRIGHTPROPERTY OF LARC INC. REPRODUCTION OF THEDRAWINGS, SPECIFICATIONS, RELATED DOCUMENTS, ANDDESIGN, IN WHOLE OR IN PART IS STRICTLY FORBIDDENWITHOUT WRITTEN PERMISSION
838 N. SWEETZER
LOS ANGELES, CA 90069
310.562.1007 T
A R CL
architecture and design
STRONG PILATES301 PIER AVENUEHERMOSA BEACH, CA. 9025404.08.2024
AS NOTED
ISSUE DATE
HERMOSA BEACHMW / ML
4.24.24CUP SUBMITTAL
6.19.24CUP RE-SUBMITTAL #1
10.17.24CUP RE-SUBMITTAL #2
A1.01
PROPOSED
LEASE SPACE
FLOOR PLAN
STRONG PILATES
301 PIER AVENUE, SUITE A
HERMOSA BEACH, CA. 90254
CONDITIONAL USE PERMIT
SUBMITTAL FOR:
THE PROJECT IS A 2,386 SQUARE FOOT TENANT
IMPROVEMENT FOR A PILATES STUDIO LOCATED IN THE
EXISTING VACANT RETAIL SPACE.
PROJECT DESCRIPTION:
THE PROJECT WILL INCLUDE A COMMON TOILET / SHOWER
FACILITY (UNDER SEPARATE PERMIT) TO BE SHARED WITH
SCOPE OF WORK SHALL CONSIST OF INTERIOR FINISHES AND
MECHANICAL, ELECTRICAL AND PLUMBING WORK.
A1.01
DRAWING INDEX:
COVER SHEET
A1.02 SITE PLAN
A2.01 PROPOSED LEASE SPACE PLAN
A2.02 PROPOSED LEASE SPACE ROOF PLAN
A3.01 EXTERIOR ELEVATIONS
A3.02 LEASE SPACE SECTIONS
PROJECT SQUARE FOOTAGE:
CONSTRUCTION TYPE:
BUILDING INFORMATION:
OCCUPANCY GROUP:
2,386 S.F.- GYMNASIUM
TYPE V-B
THE FUTURE ADJACENT TENANT.
1 of 1 TOPOGRAPHIC SURVEY
VICINITY MAP
NUMBER OF STORIES:
LOT / PARCEL AREA:
BUILDING HEIGHT ALLOWED:
FIRE SPRINKLERED:
OCCUPANCY GROUP:
PROPERTY ZONE:
ASSESSOR'S PARCEL NUMBER:
ONE
8,688 SQUARE FEET
30'-0" MAXIMUM
NO
B- GYMNASIUM
GENERAL COMMERCIAL- SPA 11
4183-017-001
OCCUPANCY LOAD:
REQUIRED PARKING:
GYMNASIUM PARKING:
SPACES LESS THAN OR EQUAL TO 3,000 SQUARE FEET AND
WITH LESS THAN OR EQUAL TO TWENTY (20) STUDENTS AT
ONE TIME= 1 SPACE / 250 SQUARE FEET OF GROSS FLOORAREA.
LEASE SPACE= 2,386.22 SQUARE FEET
2,386.22 S.F. / 250 S.F.= 9.54 SPACES
EXERCISE ROOMS: 1/50 GROSS
LEASE SPACE= 2,386.22 SQUARE FEET
2,386.22 S.F. / 50 S.F.= 47.72 OCCUPANTS
(OCCUPANT LOAD LESS THAN
50 OCCUPANTS)
PROVIDED PARKING:
9 SPACES
A1.02a SITE PLAN- ELEVATOR ALTERNATE
A2.01a PROPOSED LEASE SPACE PLAN- ELEVATOR ALTERNATE
L1 LANDSCAPE PLAN AND LEGENDS
L2 PLANTING SPECIFICATIONS AND CUT SHEETS
Page 113 of 140
LOT 2LOT 1FIRST ADDITION TOHERMOSA BEACHTRACTBLOCK 54Page 114 of 140
download.jpgdownload.jpgdownload.jpgoak.jpg5 GAL5 GAL41, 2, & 3BOTANICAL/COMMON NAME SIZEQUANTITYPOT5 GALPLANTING AREA NOTES:245 GAL5438401551 GAL1.CONTAINER POTS TO HAVE 3" LAYERS OF 1" BLACK RIVER ROCK2.CONTAINER POTS TO HAVE A DRIP IRRIGATION SYSTEM WITH PROPER DRAINAGEAUCUBA JAPONICA 'CENTIFOLIA'GOLD PLANTCODIAEUM VARIEGATUMVARIEGATED CROTONCORDYLINE TERMINALISTI PLANTSANSEVIERIA TRIFASCIATA 'BLACK GOLD'BLACK GOLD SNAKE PLANTSEDUM RUBROTINCTUMPORK AND BEANSSYMBOLSHRUB LEGENDNORTHASCALE: 1/8"=1'-0"Site PlanLandscape PlanL-1ROBINSON HILL ARCHITECTURE, INCSandy Feet LLC301 Pier Street, Suite B, Hermosa Beach, California 90254
RECOVERIE
A Wellness Destination NAMESYMBOLPLANTER LEGEND4513243414131WILSHIRE FRP RECTANGLEOLIVE60"L x 18"W x 24"HSTAINLESS STEELWCR-601824TOURNESOLWILSHIRE RFP RECTANGLEOLIVE48"L x 18"W x 24"HSTAINLESS STEELWCR-481824TOURNESOLWILSHIRE RFP RECTANGLEOLIVE30"L x 18"W x 24"HSTAINLESS STEELWCR-301824TOURNESOLWILSHIRE RFP ROUNDOLIVE18"dia x 20"HSTAINLESS STEELWS-1800FTOURNESOLWILSHIRE RFP RECTANGLEOLIVE24"dia x 24"HSTAINLESS STEELWS-2400FTOURNESOLCOLORSIZEFINISHPRODUCT2345www.rpala.comPage 115 of 140
L-2ROBINSON HILL ARCHITECTURE, INCSandy Feet LLC301 Pier Street, Suite B, Hermosa Beach, California 90254
RECOVERIE
A Wellness Destination www.rpala.comPlanting Specifications& Cut SheetsIMMEDIATELY REMOVE REJECTED MATERIALS FROM THE SITE, AT CONTRACTOR'S EXPENSE. COSTFOR FIR SAWDUST, 1.0% FOR CEDAR SAWDUST, 1.0% FOR FIR OR PINE BARK. NOTE: PINE SAWDUSTNOT MEET THE APPROVED TEST RESULTS AND/OR THE SPECIFICATIONS.OF SPECIFIED MULCH TO THE OWNER'S REPRESENTATIVE.OF TESTING OF MATERIALS NOT MEETING SPECIFICATIONS SHALL BE PAID BY CONTRACTOR.NO SUBSTITUTION OF SPECIFIED MATERIALS SHALL BE MADE WITHOUT REVIEW BY THE OWNER'SPROVIDE MATERIALS OF BEST RECOMMENDED QUALITY OBTAINABLE WHICH COMPLY WITHIMPORT SOIL: OWNER RESERVES THE RIGHT TO REJECT SOIL DELIVERED TO THE SITE THAT DOESORGANIC AMENDMENT: SUBMIT WITHIN 30 DAYS AFTER NOTICE TO PROCEED A SAMPLEWITH NITROGEN, FORTIFIED WITH MINERALS. AND HAVING THE FOLLOWING PROPERTIES:SALINITY - CONDUCTIVITY 3.5 MILLIMHOS/CM AT 25 C OR LESS AS DETERMINED IN SATURATIONNITROGEN CONTENT - (ALL VALUES BASED ON DRY WEIGHT) 0.5% FOR REDWOOD SAWDUST, 0.7%ORGANIC AMENDMENT SHALL BE DERIVED FROM WOOD OR BARK, GRANULAR IN NATURE, STABILIZED3.EXTRACT CONDUCTIVITY.ORGANIC CONTENT - MINIMUM 90% BY WEIGHT.4.ORGANIC AMENDMENT:MIN. 80% PASSING 8 MESH SCREENMIN. 95% PASSING 4 MESH SCREENNOT ACCEPTABLE.2.03A.PARTICLE SIZE:2.1.REPRESENTATIVE. DRAWINGS AND SPECIFICATIONS.PART 2 - PRODUCTSB.A.2.01GENERAL:5.4.SITE AND WEATHER CONDITIONS ARE SUITABLE FOR PERFORMANCE OF THE SPECIFICATIONS. DOENOUGH TO PERMIT HANDLING AND PLANTING MINIMIZING INJURY TO ROOTBALL, AND REMAIN 12LOCATIONS, AND OBTAIN VERIFICATION FROM THE OWNER'S REPRESENTATIVE BEFORE EXCAVATINGNOT PLANT IF THE SOIL IS EXCESSIVELY WET.INCHES (UNLESS CALLED OUT DIFFERENTLY ON THE PLANS) OR MORE AWAY FROM CURBS AND EXCAVATE PITS WITH VERTICAL SIDES AND ROUGHENED SURFACES. THE SIZE SHALL BE LARGEPLANT TREE, SHRUB AND GROUND COVER MATERIALS AS SOON AS THEY ARE DELIVERED TO THEPITS, MAKING NECESSARY ADJUSTMENTS AS DIRECTED.STAKE PLANT LOCATIONS OR PLACE RECOMMENDED QUANTITIES OF PLANTS IN CONTAINERS ONTREES, SHRUBS AND VINES:PLANTING:3.3.041.2.A.UPROOT EXISTING WEEDS AND GRASSES AND REMOVE FROM SITE.NO PRE-EMERGENT HERBICIDE SHALL BE USED IN LANDSCAPE AREAS WITH WOODY, NON-LAWN AFTER ESTABLISHMENT OF ROUGH GRADES, AND PRIOR TO SOIL PREPARATION, TILL SOIL TOBEFORE BARK MULCH IS INSTALLED.FINISH GRADING, MOUNDING, SOILS TESTING AND WEED CONTROL SHALL BE COMPLETED PRIOR TOAPPLY HERBICIDE AS A FINAL STEP AFTER SOIL CULTIVATION AND PLANTING IS IN PLACE. APPLY PLANT INSTALLATION.SOIL PREPARATION:3.02A.F.ORNAMENTAL PLANTING.WEED CONTROL:PART 3 - EXECUTION 3.01E.A.FURNISH LABOR, MATERIALS AND EQUIPMENT TO COMPLETE PLANTING WORK AS INDICATED ANDFOR SOIL AMENDMENT, FERTILIZER AND CHEMICAL CONDITIONERS, APPLICATION RATES FOR SOILSOILS REPORT RECOMMENDATIONS SHALL TAKE PRECEDENCE OVER THE AMENDMENT ANDDEPTH OF 6 TO 12 INCHES, WITHIN PROPOSED PLANTING AREAS, AFTER COMPLETION OF GRADINGREPRESENTATIVE, AT NO COST TO THE OWNER. REPLACEMENT TREES SHALL MEET THE SAMEPERIOD, OR THOSE PLANTS SO INJURED OR DAMAGED AS TO RENDER THEM UNSUITABLE FORMATERIALS WHICH, FOR ANY REASON, FAIL TO MEET REQUIREMENTS OF GUARANTEE. REPLACEMENTPORTION OF THIS WORK ARE HEREBY MADE A PART OF THESE SPECIFICATIONS.WORK DURING CONSTRUCTION AND MAINTENANCE PERIOD. BROOM CLEAN ALL PAVED AREAS.PROTECT INSTALLED CONTRACT WORK AND WORK OF OTHERS.ENGINEERING AND ARCHITECTURAL FEATURES. VERIFY REQUIRED SETBACKS FROM UTILITIES.REPRESENTATIVE. IF NOTIFICATION IS NOT PERFORMED, THE CONTRACTOR SHALL ASSUME ARE APPROXIMATE. BEFORE PROCEEDING WITH WORK, CHECK AND VERIFY SITE DIMENSIONS.CHANGED DURING COURSE OF THIS WORK TO ORIGINAL OR INTENDED CONTOURS WHERE PRACTICAL.ARCHITECT PRIOR TO SOIL PREPARATION AND ORDERING PLANT MATERIAL.GUARANTEED MATERIALS SHALL MATCH EXISTING REMAINING PLANTS OF SAME TYPE AND SIZE.INSTALL AND STAKE TREES AS ORIGINALLY SPECIFIED AT NO COST TO THE OWNER.DETERMINED BY THE OWNER'S REPRESENTATIVE AT FINAL OBSERVATION.THE DATE OF COMPLETION OF THE SPECIFIED MAINTENANCE PERIOD. THIS DATE SHALL BEAMENDMENTS AND FERTILIZERS WITH THESE SPECIFICATIONS.IT WILL REQUIRE AMENDING NOT COVERED UNDER THE ORIGINAL CONTRACT.FERTILIZERS CERTIFYING DELIVERY TO THE SITE AND QUANTITIES BY BULK AND/OR WEIGHT.SOIL FOR CONFORMITY TO SPECIFICATIONS AT ANY TIME. FURNISH SAMPLES UPON REQUESTLANDSCAPE ARCHITECT RESERVES THE RIGHT TO TAKE AND ANALYZE ADDITIONAL SAMPLES OFOWNER RESERVES THE RIGHT TO REJECT CONTRACTOR'S SUBMITTED LANDSCAPE IMPORT SOIL IF SUBMIT SUPPLIERS' STATEMENTS OF CONFIRMATION RECORDING COMPLIANCE OF ORGANICSUBMIT AT THE TIME OF DELIVERY INVOICE STATEMENTS FOR ORGANIC AMENDMENTS ANDAND ALL SUCH REPLACEMENT MATERIALS GUARANTEED OR SPECIFIED FOR ORIGINALSHALL BE MADE WITH PLANT MATERIALS AS INDICATED OR SPECIFIED FOR ORIGINAL PLANTINGWITHIN FIFTEEN (15) DAYS OF NOTIFICATION, REMOVE AND REPLACE ALL GUARANTEED PLANTPURPOSE INTENDED, SHALL BE IMMEDIATELY REPLACED IN KIND AND SIZE AT THE EXPENSE OFSIGNS OF FAILING GROWTH AT ANY TIME DURING LIFE OF CONTRACT, INCLUDING MAINTENANCEALL SHRUBS AND GROUND COVER SHALL BE GUARANTEED AS TO THE GROWTH AND HEALTH FORAS THE ORIGINAL TREES. REPLACEMENT TREES SHALL BE GUARANTEED FOR ONE YEAR AFTERREPLACE DEAD OR UNHEALTHY TREES IMMEDIATELY UPON NOTIFICATION BY THE OWNER'SALL TREES SHALL BE GUARANTEED TO LIVE IN A HEALTHY CONDITION FOR ONE YEAR FOLLOWING SUBMIT WRITTEN REPORT TO OWNER'S REPRESENTATIVE AND NOTIFICATION TO LANDSCAPEPREPARATION, PLANTING BACKFILL MIX, HYDROSPRAY AND POST-MAINTENANCE FERTILIZATIONREQUEST TESTING FOR FERTILITY AND SUITABILITY ANALYSIS WITH WRITTEN RECOMMENDATIONSBRING SAMPLES TO AN AGRONOMIC SOILS TESTING LABORATORY REGISTERED BY THE STATE OFUNDER THE DIRECTION OF THE OWNER'S REPRESENTATIVE, TAKE (2) SAMPLE(S) OF SITE SOIL AT ADO NOT PROCEED WITH THE PLANTING INSTALLATION UNTIL THE IRRIGATION SYSTEM IS INSTALLED ANDGRADED TO +/-0.10, UNLESS NOTED DIFFERENTLY ON THE PLANS. RESTORE FINISH GRADESNOTE ALL FINISH GRADES BEFORE COMMENCING WORK. LANDSCAPE CONTRACTOR TO RECEIVE SITEKEEP PREMISES CLEAN AND FREE OF EXCESS EQUIPMENT, MATERIALS AND RUBBISH INCIDENTAL TOLOCAL, MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATING TO AAPPLY AND PAY FOR NECESSARY PERMITS AND FEES REQUIRED IN PURSUIT OF WORK AS REQUIREDCOORDINATE INSTALLATION OF PLANTING TO AVOID CONFLICTS WITH IRRIGATION WORK, UTILITIES, ORIN AREA DIMENSIONS EXIST. IMMEDIATELY BRING DISCREPANCIES TO THE ATTENTION OF THE OWNER'SDO NOT INSTALL PLANTING WHEN UNKNOWN OBSTRUCTIONS, GRADE DIFFERENCES OR DISCREPANCIES THE PLANTING DESIGN AS INDICATED ON THE DRAWINGS IS DIAGRAMMATIC. SCALED DIMENSIONSA PERIOD OF NINETY DAYS AFTER THE COMPLETION OF THE SPECIFIED MAINTENANCE PERIOD. BY LANDSCAPE ARCHITECT.STATEMENTS OF CONFIRMATION:THE CONTRACTOR.THEIR REVIEW BY THE OWNER'S REPRESENTATIVE.SAMPLES AND TESTSC.D.2.3.1.1.2.6.5.4.3.2.CALIFORNIA FOR SOIL EVALUATION.WRITTEN GUARANTEE:AGRONOMIC SOILS TEST REPORT:FERTILIZER APPLICATION RATES SPECIFIED HERE.AND PRIOR TO WEED CONTROL AND SOIL PREPARATION.B.1.5.PROGRAMS.4.3.2.H.G.A.1.03I.OPERABLE.SUBMITTALS:1.PLANTING SPECIFICATIONSRESPONSIBILITY FOR REVISIONS NECESSARY.BY GOVERNING CODES.GENERAL CONDITIONS:E.D.C.F.A.PART 1 - GENERALB.A.1.021.01SPECIFIED.SCOPE:REPRESENTATIVE.VARIETY SPECIFIED IN THE LEGEND. THE ROOT SYSTEM SHALL FILL THE CONTAINER BUT NOT BE ROOTCONSENT IS RECEIVED FROM THE OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT.COUNTS, AND SHALL BE FURNISHED AS DRAWN.INJURY SHALL BE CAUSE FOR REJECTION EVEN AFTER INITIAL REVIEW.QUANTITIES: CIRCLES AND DOTS INDICATING PLANTS ON THE PLANS ARE THE AUTHORITY TO PLANTPROTECTION: HANDLE AND STORE PLANTS TO PROTECT FROM SUN, WIND AND OTHER INJURIES.AT NO ADDITIONAL COST TO THE OWNER. SUBSTITUTES SHALL NOT BE PERMITTED UNLESS EXPRESSEDREJECTION OR SUBSTITUTION: REMOVE REJECTED PLANTS FROM THE SITE IMMEDIATELY AND REPLACEBOUND. SIZE IN ACCORDANCE WITH THESE SPECIFICATIONS SHALL BE DETERMINED BY THE OWNER'SSIZE: THAT NORMALLY EXPECTED FOR COMMERCIALLY AVAILABLE NURSERY STOCK FOR SPECIES/ACCESSORIES:2.08E.REPRESENTATIVE.D.C.B.ACCORDANCE WITH THESE SPECIFICATIONS SHALL BE DETERMINED BY THE OWNER'S3:3:1 (N-P-K) LAWN AREA1:3:3 (N-P-K) GENERAL USEFERTILIZERS AND ANCILLARY MATERIALS:PRE-EMERGENCE HERBICIDE: RONSTAR G50 WP BY RHONE-POULENC, INC. OR SURFLAN BY ELANCO.MANUFACTURER: BEST, SIERRA CHEMICAL CO., W. R. GRACE AND CO., OR APPROVED EQUAL.FERTILIZER TABLETS: GRO-POWER PLANTING TABLETS. 7 GRAMS WITH MINIMUM GRADE 12-8-8.DISEASE, SUN SCALE, ABRASIONS OF THE BARK AND OTHER DISFIGUREMENTS. QUALITY INQUALITY: HEALTHY, VIGOROUS, NORMAL HABIT. FREE OF WEEDS, INSECT INFESTATIONS AND PLANTSOIL CONDITIONER/FERTILIZER: GRO-POWER PLUS WITH 4% SULFUR, BY GRO-POWER, INC.TYPE: MIXED BY COMMERCIAL FERTILIZER SUPPLIER AND CONSISTING OF THE FOLLOWINGORGANIC MULCH SHALL BE 100% BARK DERIVED FROM THE BARK OF REDWOOD, WHITE FIR, RED FIR(800) 473-1307.PLANTS:E.2.07A.D.2.B.OR PINE AND CONTAINING NO DOUGLAS FIR. THE BARK SHALL BE GRANULAR OR CHUNKY IN NATURERATIO BY WEIGHT:MULCH:PRE-PLANT FERTILIZER:2.061.B.A.A.2.05A.FERTILIZATION, WEED CONTROL, CULTIVATION, PEST CONTROL, OPERATION, ADJUSTMENT AND REPAIRCONTRACTOR'S RESPONSIBILITY TO NOTIFY OWNER'S REPRESENTATIVE AT THE BEGINNING AND ENDOF THE IRRIGATION SYSTEM, AND CLEAN-UP.AREAS, 45 DAYS AFTER THE BEGINNING OF THE MAINTENANCE PERIOD, OR MORE OFTEN AS NEEDEDCONTRACT. AN OBSERVATION SCHEDULE SHALL BE DETERMINED AT THIS TIME FOR ALL WORK.IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT THE OWNER'S REPRESENTATIVE DAY MAINTENANCE PERIOD AND ONE AT THE END OF THE 60-DAY MAINTENANCE PERIOD.OBSERVATIONS SHALL INCLUDE, BUT NOT BE LIMITED TO, ONE MEETING AT THE START OF THE 60A PRE-JOB CONFERENCE SHALL BE REQUIRED BEFORE PROCEEDING WITH WORK UNDER THISCOMPLETION OF PROJECT MAINTENANCE AND PLANT ESTABLISHMENT WILL BE REVIEWED BY THERE-PLANT AREAS THAT DO NOT SHOW A PROMPT ESTABLISHMENT OF PLANT MATERIALS. REPLACEPROTECT NEWLY PLANTED AREAS FROM FOOT TRAFFIC, VANDALISM, BURROWING ANIMALS ANDAPPLY COMMERCIAL FERTILIZER AT THE RATE OF 5 LBS. PER 1,000 SQ. FT. FOR ALL PLANTEDMAINTENANCE SHALL INCLUDE, BUT NOT BE LIMITED TO: MOWING, TRIMMING, PRUNING, WATERING, WORK HAS BEEN COMPLETED TO THE SATISFACTION OF THE OWNER'S REPRESENTATIVE. IT IS THEMAINTAIN PROJECT FOR A PERIOD OF (60) CALENDAR DAYS, COMMENCING FROM TIME CONTRACT(5) FIVE WORKING DAYS IN ADVANCE OF EACH AGREED OBSERVATION OR CONFERENCE. B.EROSION. REPAIR AND REPLANT DAMAGED AREAS.OF THE 60-DAY MAINTENANCE PERIOD.TO ESTABLISH THRIVING PLANTS.DEAD AND MISSING PLANTS.OWNER'S REPRESENTATIVE.OBSERVATION SCHEDULE:3.06A.F.E.D.C.B.MAINTENANCE:A.3.05MANUFACTURER.MATERIAL SHALL BE APPLIED IN SOLUTION WITH WATER AS RECOMMENDED BY THERESULT OF THE WORK IN THIS SECTION. ALL PAVED SURFACES SHALL BE CLEAN OF DIRT ORCONTRACTOR SHALL REMOVE FROM SITE, DEBRIS AND/OR WASTE MATERIALS DEVELOPED AS A APPLICATION OF CHEMICAL HERBICIDES SHALL BE AT THE RATE OF 12-13 POUNDS PER ACRE.PROTECT ALL PLANTS DURING APPLICATION OF MULCH. PLANTS DAMAGED DURING APPLICATIONANY SLOPE AREAS GREATER THAN 3:1 WILL NOT RECEIVE ORGANIC MULCH.SPREAD EVENLY THROUGHOUT ALL GROUND COVER AND SHRUB AREAS TO A DEPTH OF 2 INCHES.WILL BE REPLACED AT THE CONTRACTOR'S EXPENSE.ORGANIC MULCH:MULCH WITH COMPLETION OF THIS SCOPE OF WORK.3.2.G.1.ORGANIC AMENDMENT -BACKFILL MIX:STOCKPILE TOPSOIL FOUND ON SITE OR USE SPECIFIED IMPORT SOIL. THIS MIX MAY BEPLANTING TABLETS: PLACE PER THE FOLLOWING SCHEDULE:TOPSOIL/IMPORT SOIL -42 INCH BOX/48 INCH BOX30 INCH BOX/36 INCH BOX15-GAL., 24 INCH BOX5.5-GAL.1-GAL.A.4.21631512SUBMIT SUPPLIERS STATEMENTS OF CONFIRMATION RECORDING COMPLIANCE OF ORGANIC 6.AMENDMENTS AND FERTILIZERS WITH THESE SPECIFICATIONS.WITH ALL PARTICLES FALLING BETWEEN 1 TO 2 INCHES IN DIAMETER.SOIL SULFUR(S): MINIMUM 95% ELEMENTAL SULFUR.IRON SULFATE 3/4 FE2(SO4) 7/8: 3 MINIMUM 20% FE, AS METALLIC.GYPSUM (CALCIUM SULFATE CA SO4 2HO): 23% CA.H.F.G.AFTER REMOVAL OF VISUAL WEEDS, ETC., APPLY 200 LBS. PER ACRE OF COMMERCIAL FERTILIZER21-0-0. IRRIGATE (4) TIMES PER DAY DURING THE SUMMER SEASON AND (2) TIMES PER DAY DURING B.OTHER SEASONS FOR (3) WEEKS, OR UNTIL MOST WEEDS HAVE GERMINATED.SPRAY A NON-SELECTIVE CONTACT HERBICIDE PER MANUFACTURER'S DIRECTIONS TO ERADICATETHE GERMINATED WEEDS. ALLOW HERBICIDE TO KILL WEEDS. TILL SOIL TO UPROOT GERMINATEDC.WEEDS AND GRASSES AND REMOVE FROM SITE. MINIMIZE SOIL DISTURBANCE ON SLOPES.IF WEEDS AND GRASSES STILL EXIST, IRRIGATE (4) OR (2) TIMES PER DAY, AS ABOVE, FOR (2) WEEKS OR UNTIL NEW GROWTH APPEARS. REAPPLY HERBICIDE AND ALLOW TIME TO KILL WEEDS. REMOVED.WEEDS FROM SITE.PAVING.ADJUSTED BY THE SOILS REPORT. BLEND PER CU. YD.:4 PARTS BY VOLUME6 PARTS BY VOLUMETABLETSTABLETSTABLETSTABLETSTABLETSHAND WATER IMMEDIATELY AFTER INSTALLATION. PLANTS SHALL NOT BE ALLOWED TO DRYOUT BEFORE, DURING, OR AFTER INSTALLATION. PLANT GROUND COVER TO COVER THE DESIGNATED AREAS AT THE SPECIFIED SPACING.PLANT IN STRAIGHT ROWS, EVENLY SPACED USING TRIANGULAR SPACING UNLESS OTHERWISEMOISTEN SOIL BEFORE PLANTING. RETAIN SLIGHT DEPRESSION AROUND EACH PLANT, ANDFINISH WITH NEAT, UNIFORM NATURAL GRADE.GROUND COVER:NOTED ON PLANS.3.4.1.2.E.4.GRADE UNTIL FINAL ACCEPTANCE AND UNTIL COMPLETION OF ANY CONTRACTED MAINTENANCEAREAS OF MULCH SHALL BE MAINTAINED FREE OF WEEDS, FREE OF OTHER DEBRIS, AND TRUE TO PERIOD.5.ENVIRONMENTAL STANDARDS. SEE DETAILS FOR POLE LENGTH. STAKING SHALL BE PER INDUSTRY PER TREE. (2) AT TOP, (2) AT BOTTOM. SEE TREE STAKING DETAIL.CHAMFERED TOP. POLES SHALL BE TREATED WITH A WOOD PRESERVATIVE PER INDUSTRY AND ALL TREE STAKING SHALL BE DONE WITH FOUR 'ORIGINAL TREE STRAPS' BY GCS, INC., (800) 360-3584,TREE STAKES: ALL STAKES ARE TO BE LODGE POLE PINE WITH TAPERED DRIVING POINT ANDB.A.STANDARDS.(SEE ITEM #B.1).8.FERTILIZER TABLETS, SEE7.6.5.2" HIGH BERM EXCEPT IN DRIP OR4.BUBBLER IRRIGATED AREAS.SCARIFY SIDES OF HOLE PRIORTO PLANTING.EASE BACK SLOPE ON UPHILLSIDE (WHERE APPLICABLE).2.PLANT CROWN AT GRADE.MULCH SURFACE.3.1.LEGENDSHRUB PLANTINGSPECIFICATIONS.BACKFILL MIXTURE, SEESPECIFICATIONS.NATIVE SITE SOIL.9.2 TIMES THE WIDTH OF ROOT BALL.10.11.1-1/2 TIMES THE HEIGHT OF ROOTBALL.FOOT-TAMPED COMPACTED BACKFILLMIX UNDER ROOT BALL. SEESPECIFICATIONS.SCALE: N.T.S.APage 116 of 140
JOB NUMBER:
DRAWN BY:
SHEET:
DATE:
SCALE:
PROJECT:
ALL DRAWINGS AND DESIGN ARE THE COPYRIGHTPROPERTY OF LARC INC. REPRODUCTION OF THEDRAWINGS, SPECIFICATIONS, RELATED DOCUMENTS, ANDDESIGN, IN WHOLE OR IN PART IS STRICTLY FORBIDDENWITHOUT WRITTEN PERMISSION
838 N. SWEETZER
LOS ANGELES, CA 90069
310.562.1007 T
A R CL
architecture and design
STRONG PILATES301 PIER AVENUEHERMOSA BEACH, CA. 9025404.08.2024
AS NOTED
ISSUE DATE
HERMOSA BEACHMW / ML
4.24.24CUP SUBMITTAL
6.19.24CUP RE-SUBMITTAL #1
10.17.24CUP RE-SUBMITTAL #2
A1.02
SITE PLANNO PARKINGPage 117 of 140
JOB NUMBER:
DRAWN BY:
SHEET:
DATE:
SCALE:
PROJECT:
ALL DRAWINGS AND DESIGN ARE THE COPYRIGHTPROPERTY OF LARC INC. REPRODUCTION OF THEDRAWINGS, SPECIFICATIONS, RELATED DOCUMENTS, ANDDESIGN, IN WHOLE OR IN PART IS STRICTLY FORBIDDENWITHOUT WRITTEN PERMISSION
838 N. SWEETZER
LOS ANGELES, CA 90069
310.562.1007 T
A R CL
architecture and design
STRONG PILATES301 PIER AVENUEHERMOSA BEACH, CA. 9025404.08.2024
AS NOTED
ISSUE DATE
HERMOSA BEACHMW / ML
4.24.24CUP SUBMITTAL
6.19.24CUP RE-SUBMITTAL #1
10.17.24CUP RE-SUBMITTAL #2
A1.02a
SITE PLAN-
ELEVATOR
ALTERNATENO PARKINGPage 118 of 140
JOB NUMBER:
DRAWN BY:
SHEET:
DATE:
SCALE:
PROJECT:
ALL DRAWINGS AND DESIGN ARE THE COPYRIGHTPROPERTY OF LARC INC. REPRODUCTION OF THEDRAWINGS, SPECIFICATIONS, RELATED DOCUMENTS, ANDDESIGN, IN WHOLE OR IN PART IS STRICTLY FORBIDDENWITHOUT WRITTEN PERMISSION
838 N. SWEETZER
LOS ANGELES, CA 90069
310.562.1007 T
A R CL
architecture and design
STRONG PILATES301 PIER AVENUEHERMOSA BEACH, CA. 9025404.08.2024
AS NOTED
ISSUE DATE
HERMOSA BEACHMW / ML
4.24.24CUP SUBMITTAL
6.19.24CUP RE-SUBMITTAL #1
10.17.24CUP RE-SUBMITTAL #2
A2.01
PROPOSED
LEASE SPACE
FLOOR PLAN
Page 119 of 140
JOB NUMBER:
DRAWN BY:
SHEET:
DATE:
SCALE:
PROJECT:
ALL DRAWINGS AND DESIGN ARE THE COPYRIGHTPROPERTY OF LARC INC. REPRODUCTION OF THEDRAWINGS, SPECIFICATIONS, RELATED DOCUMENTS, ANDDESIGN, IN WHOLE OR IN PART IS STRICTLY FORBIDDENWITHOUT WRITTEN PERMISSION
838 N. SWEETZER
LOS ANGELES, CA 90069
310.562.1007 T
A R CL
architecture and design
STRONG PILATES301 PIER AVENUEHERMOSA BEACH, CA. 9025404.08.2024
AS NOTED
ISSUE DATE
HERMOSA BEACHMW / ML
4.24.24CUP SUBMITTAL
6.19.24CUP RE-SUBMITTAL #1
10.17.24CUP RE-SUBMITTAL #2
A2.01a
PROPOSED
LEASE SPACE
FLOOR PLAN-
ELEVATOR
ALTERNATE
Page 120 of 140
JOB NUMBER:
DRAWN BY:
SHEET:
DATE:
SCALE:
PROJECT:
ALL DRAWINGS AND DESIGN ARE THE COPYRIGHTPROPERTY OF LARC INC. REPRODUCTION OF THEDRAWINGS, SPECIFICATIONS, RELATED DOCUMENTS, ANDDESIGN, IN WHOLE OR IN PART IS STRICTLY FORBIDDENWITHOUT WRITTEN PERMISSION
838 N. SWEETZER
LOS ANGELES, CA 90069
310.562.1007 T
A R CL
architecture and design
STRONG PILATES301 PIER AVENUEHERMOSA BEACH, CA. 9025404.08.2024
AS NOTED
ISSUE DATE
HERMOSA BEACHMW / ML
4.24.24CUP SUBMITTAL
6.19.24CUP RE-SUBMITTAL #1
10.17.24CUP RE-SUBMITTAL #2
A2.02
PROPOSED
LEASE SPACE
ROOF PLAN
Page 121 of 140
JOB NUMBER:
DRAWN BY:
SHEET:
DATE:
SCALE:
PROJECT:
ALL DRAWINGS AND DESIGN ARE THE COPYRIGHTPROPERTY OF LARC INC. REPRODUCTION OF THEDRAWINGS, SPECIFICATIONS, RELATED DOCUMENTS, ANDDESIGN, IN WHOLE OR IN PART IS STRICTLY FORBIDDENWITHOUT WRITTEN PERMISSION
838 N. SWEETZER
LOS ANGELES, CA 90069
310.562.1007 T
A R CL
architecture and design
STRONG PILATES301 PIER AVENUEHERMOSA BEACH, CA. 9025404.08.2024
AS NOTED
ISSUE DATE
HERMOSA BEACHMW / ML
4.24.24CUP SUBMITTAL
6.19.24CUP RE-SUBMITTAL #1
10.17.24CUP RE-SUBMITTAL #2
A3.01
EXTERIOR
ELEVATIONS
Page 122 of 140
JOB NUMBER:
DRAWN BY:
SHEET:
DATE:
SCALE:
PROJECT:
ALL DRAWINGS AND DESIGN ARE THE COPYRIGHTPROPERTY OF LARC INC. REPRODUCTION OF THEDRAWINGS, SPECIFICATIONS, RELATED DOCUMENTS, ANDDESIGN, IN WHOLE OR IN PART IS STRICTLY FORBIDDENWITHOUT WRITTEN PERMISSION
838 N. SWEETZER
LOS ANGELES, CA 90069
310.562.1007 T
A R CL
architecture and design
STRONG PILATES301 PIER AVENUEHERMOSA BEACH, CA. 9025404.08.2024
AS NOTED
ISSUE DATE
HERMOSA BEACHMW / ML
4.24.24CUP SUBMITTAL
6.19.24CUP RE-SUBMITTAL #1
10.17.24CUP RE-SUBMITTAL #2
A3.02
LEASE SPACE
SECTIONS
Page 123 of 140
Operations of Business &Services
The operations consist of a Pilates studio equipped with stationary bikes,rowers,and light
weights.
Credentials
Strong Pilates recently celebrated its 5th anniversary by launching its first U.S.location,
marking the 70th location globally (including Australasia,Europe,Canada,and now the
U.S.).We have successfully sold numerous locations across the U.S.,including in LA
County,Orange County,Dallas,Austin,San Diego,New Jersey,and Boston—all of which
are sold out.
Additionally,San Antonio is our first operational site in the U.S.,with plans for locations in
Houston and various other areas,all locally owned and operated.All instructors are locally
hired and must possess U.S.accreditation in either Pilates or personal training/group
instruction.They are required to attend Strong Academy and qualify before teaching classes.
Hours of Operation
Monday -Friday:5 AM -9 PM
For a detailed schedule,please refer to the attached midweek schedule for San Antonio,
which can serve as an example.We could consider adding a 7:30 PM slot.
Saturday -Sunday:6 AM -1 PM
Websites
STRONG Pilates USA
STRONG Stone Oak
Page 124 of 140
From: Steven Barrow <steve.barrow@salasobrien.com>
Sent: Friday, November 8, 2024 5:34 AM
To: Michael Robinson <robinson@rhainc.net>
Subject: RE: Recoverie - Solar
Good morning, Michael, and thank you for your patience as it has taken more time to coordination and
calculate the proposed solar installation at this property located at 301 E. Pier Ave Hermosa Beach CA
90254.
Based on the contractor, solar can be installed, but based on the existing conditions of the roof and
capacity of solar that can be utilized the production of solar is maxed to 3.6kw per tenant. This site
based on current design and utility upgrade; each tenant will have a max kwh production maximum at
the cost of approx. $54,000 to $60,000 in construction cost. Based on the total solar consumption and
current design of the Recoverie load, it would take a minimum of 31 years for a standard solar
installation return on investment.
Based on this information, even with a max system size of 10kw, and 25 panels(current design), this
solar installation would produce an annual of approximately 7,801kwh, with an average approximate
electrical bill of $2,400 (current SCE rates) you would have an estimated annual savings of $1,716 per
year. This would equate to approximate 31-year return on investment for the current zip code and solar
production restrictions. This solar installation for this facility wouldn’t be recommended for any tenant
based on the current solar production installation design proposal provided and months of research on
this facility in coordination with solar installing contractor and current solar design and calculations.
Please let me know if you require anything else.
Thanks again,
Energetically yours, STEVE BARROW, CALCTP-ATT
Senior Vice President | Electrical Design | Commissioning
00
O 760.560.0100
C 760.316.5641
E steve.barrow@salasobrien.com
Engineered for Impact™
Page 125 of 140
HBMC 17.38.550 Plan Area #11 - Development Standards
Projects that require a precise development plan shall incorporate the following elements to
facilitate passive and active solar energy use unless found by the planning commission to be
infeasible or inapplicable due to site conditions:
a. Design and orientation to accommodate solar collection systems
b. Install cool roofs
c. Install deciduous vegetation, overhangs, awnings or other features to protect south/west
faces and/or improvements to moderate temperatures
Although not required, smaller projects should be designed to maximize opportunities for passive
and active solar energy use
Narrative on Solar Energy Requirements:
The building is existing so modifying the solar orientation is not possible. The site is sloped in a way
that places the North face completely underground, and the east and west faces partially
underground. These elevations are also constructed of solid concrete and CMU. The loss of energy
from these elevations are therefore minimized. The south elevation is comprised mostly of glass,
along the pedestrian walkway, but has an existing overhang of sufficient depth to block the vast
majority of direct sunlight in the summer yet allow sun to entire in the winter and help heat the
space. The existing roof has a white cap sheet to help reflect the sunlight and absorb less heat. This
is considered a cool roof as noted in the code to reflect the radiation from the sun.
The existing building has a roof low structure, designed in relationship to the sloped site to allow
parking on top that is accessed from the rear. The resulting ceiling height does not allow duct
distribution within the structure so it is installed above the roof, penetrating where necessary to
create efficient air circulation within. The low ceiling volume provides an energy efficient space
where little cool air is lost to unused ceiling spaces.
The passive energy qualities of this existing building as described above appear to meet the intent
of this code with no need for adjustments. The cost to provide and install and active solar system in
addition to the passive characteristic seems excessive for this small tenant improvement. We
would therefore like to request an exemption from the requirement to install an active solar system.
It has been requested that we obtain an assessment from a licensed solar contractor to better
understand how a system could work and what it would cost before an exemption can be
considered. We are therefore providing a site plan option within the re-submittal showing PV
module locations recommended with the attached assessment from Power 4Ward, a solar
contractor working in California, Arizona, Florida, and North Carolina, coordinating with our
electrical engineering consultant for the project. They recommend 27- 3.6 KW PV modules to be
installed on the roof facing South where they can fit between mechanical equipment and
distribution, allowing a 36” clear fire walk for access. A cut sheet for a 74” x 41” PV module is also
attached for additional information. The cost for furnish and install has been estimated at
$57,000.00
$ 56,000.00
Page 126 of 140
1032163
Report produced on October 14th 2024
Solar Production for 301 E. Pier Ave Hermosa Beach CA 90254
Solar production can be achieved by using a tilt up rail construction RACKING: IRONRIDGE XR-10
ATTACHMENT: L-FOOT WITH CROSSRAIL TILT UP SYSTEM
3 Panel Upgrades from 100 to 200 amps each per unit are required
3.6 KW per unit will be installed around the HVAC duct work and packaged units while still maintaining 3’ fire walk
clearance. Install 27 panels 9 panels per unit.
Total Cost $56,000.
PV MODULES: Q.ANTUM Q.PEAK DUO BLK-G10+ 400
(3) SOLAREDGE SE10000H-US (240V) INVERTER(S)
Page 127 of 140
1. INSTALLATION OF SOLAR PHOTOVOLTAIC SYSTEM SHALL BE IN ACCORDANCE WITH CEC ARTICLE 690, AND ALL OTHER
APPLICABLE CEC CODES WHERE NOTED OR EXISTING
2. PROPER ACCESS AND WORKING CLEARANCE AROUND EXISTING AND PROPOSED ELECTRICAL EQUIPMENT WILL COMPLY
WITH CEC ARTICLE 110
3. ALL WIRES, INCLUDING THE GROUNDING ELECTRODE CONDUCTOR SHALL BE PROTECTED FROM PHYSICAL DAMAGE IN
ACCORDANCE WITH CEC ARTICLE 250
4. THE PV MODULES ARE CONSIDERED NON-COMBUSTIBLE; THIS SYSTEM IS UTILITY INTERACTIVE PER UL 1741 AND DOES NOT
INCLUDE STORAGE BATTERIES OR OTHER ALTERNATIVE STORAGE SOURCES
5. ALL DC WIRES SHALL BE SIZED ACCORDING TO [CEC 690.8]
6. DC CONDUCTORS SHALL BE WITHIN PROTECTED RACEWAYS IN ACCORDANCE WITH [CEC 690.31]
7. ALL SIGNAGE TO BE PLACED IN ACCORDANCE WITH LOCAL JURISDICTIONAL BUILDING CODE
Upon final approval of price and signed contract plans will be submitted to the city for approval
Sincerely
Antonio Ameen
Page 128 of 140
Page 129 of 140
Page 130 of 140
Public Notice Posters – 301 Pier Avenue
Page 131 of 140
Page 132 of 140
City of Hermosa Beach PUBLIC HEARING NOTICE
The Planning Commission of the City of Hermosa Beach shall hold an in-person public
hearing on Monday, November 18, 2024 at 7:00 p.m. in City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, California 90254 to consider the following:
1. A Conditional Use Permit (CUP 24-07) to operate a 2,689-square-foot physical recovery studio (Recoverie) day spa. and a Precise Development Plan (PDP 24-04) to remodel of a portion of the existing building at 301 Pier Avenue in the Specific Plan Area 11 (SPA-11) Zone. 2. A Conditional Use Permit (CUP 24-12) to operate a 2,386-square-foot pilates studio (Strong Pilates) and Precise Development Plan (PDP 24-13) to remodel of a portion of the existing building at 301 Pier Avenue in the specific Plan Zone.
3. Tri-Annual Report for On -Sale Alcoholic Beverage Conditional Use Permits for the reporting period of March 1, 2024, to August 31, 2024.
If you challenge the above matter(s) in court, you may be limited to raising only those
issues that are raised at or before the public hearing.
PUBLIC PARTICIPATION. Any member of the public is welcome to send the Community Development Department written comments in advance of the hearing at
planning@hermosabeach.gov or provide public comment during the hearing. To make
a request for accommodation under the Americans with Disabilities Act, please contact
the Office of the City Clerk at (310) 318-0204 or cityclerk@hermosabeach.gov.
FOR FURTHER INFORMATION, please contact the Community Development Department
at (310) 318-0242 or planning@hermosabeach.gov. A copy of the agenda and staff
report(s) will be viewable on the City’s website 72 hours before the meeting
at www.hermosabeach.gov/agenda. As a courtesy, the hearing can be viewed on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website.
Alexis Oropeza Planning Manager
Page 133 of 140
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16th
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11th St
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14th Ct Bard St
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anAveLomaDrCypress Ave301500' RADIUS MAP
ADDRESS: 301 Pier Ave Hermosa Beach, CA 90254 r
Page 134 of 140
Community Development Department
Planning Division City of Hermosa Beach
1315 Valley Drive Hermosa Beach, CA 90254
IMPORTANT PUBLIC NOTICE 301 Pier Avenue, Hermosa Beach, CA 90254
Assessor Parcel Number 4183-017-001
The Planning Commission of the City of Hermosa Beach shall hold an in-person public hearing on Monday, November 18, 2024 at 7:00 p.m. in City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, California 90254 to consider the following:
1.A CONDITIONAL USE PERMIT (CUP 24-07) TO OPERATE A 2,689-SQUARE-FOOT
PHYSICAL RECOVERY STUDIO DAY SPA (RECOVERIE) AND A PRECISE
DEVELOPMENT PLAN (PDP 24-04) TO REMODEL OF A PORTION OF THE EXISTING
BUILDING AT 301 PIER AVENUE IN THE SPECIFIC PLAN AREA 11 (SPA-11) ZONE.
2.A CONDITIONAL USE PERMIT (CUP 24-12) TO OPERATE A 2,386-SQUARE-FOOTPILATES STUDIO (STRONG PILATES) AND PRECISE DEVELOPMENT PLAN (PDP 24-13)TO REMODEL OF A PORTION OF THE EXISTING BUILDING AT 301 PIER AVENUE INTHE SPECIFIC PLAN ZONE.
If you challenge the above matter(s) in court, you may be limited to raising only those issues that are
raised at or before the public hearing.
PUBLIC PARTICIPATION. Any member of the public is welcome to send the Community Development Department written comments in advance of the hearing to
communitydevelopment@hermosabeach.gov or provide public comment during the hearing. To make a request for accommodation under the Americans with Disabilities Act, please contact
the Office of the City Clerk at (310) 318-0204 or cityclerk@hermosabeach.gov.
FOR FURTHER INFORMATION, please contact the Planning Department at (310) 318-0242 or planning@hermosabeach.gov. A copy of the agenda and staff report(s) will be viewable on the
City’s website 72 hours before the meeting at www.hermosabeach.gov/agenda. As a courtesy, the hearing can be viewed on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or
the City’s website.
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
Alexis Oropeza
Planning Manager
Page 135 of 140
Page 136 of 140
City of Hermosa Beach | Page 1 of 1
Meeting Date: November 18, 2024
Staff Report No. 24-CDD-075
Honorable Chairperson and Members of the Hermosa Beach Planning Commission
PLANNING COMMISSION TENTATIVE FUTURE AGENDA
(Administrative Assistant Melanie Hurtado)
Recommended Action:
Staff recommends Planning Commission receive and file the December 16, 2024
Planning Commission tentative future agenda.
Attachment:
Planning Commission December 16, 2024 Tentative Future Agenda
Respectfully Submitted by: Melanie Hurtado, Administrative Assistant
Approved: Alexis Oropeza, Planning Manager
Page 137 of 140
C:\Program Files\eSCRIBE\TEMP\1051561695\1051561695,,,Planning Commission Tentative Agenda for December 16, 2024.docx
Revised 111/12/2024 10:51 AM
Tentative Future Agenda
PLANNING COMMISSION
City of Hermosa Beach
Monday, December 16, 2024
Regular Meeting
7:00 PM
Project Title Public
Notice
Meeting
Date
Zoning Code Study Session
(Staff Item) 12/6/24 12/16/24
3415 Palm Drive Precise Development Plan for a 5-unit project
(Public Hearing) 12/6/24 12/16/24
1601 Pacific Coast Highway Precise Development Plan for
consolidation of retail suites to office suites (Public Hearing) 12/6/24 12/16/24
Upcoming and Pending Projects
Zoning Code – More Study Sessions to come
Tri-Annual Report for July 1, 2024 – Dec. 31, 2024
(Staff Item in February 2025 and Public Hearing in March 2025)
Page 138 of 140
City of Hermosa Beach | Page 1 of 1
Meeting Date: November 18, 2024
Staff Report No. 24-CDD-076
Honorable Chairperson and Members of the Hermosa Beach Planning Commission
PLANNING COMMISSION MEETING SCHEDULE FOR 2025
(Administrative Assistant Melanie Hurtado)
Recommended Action:
Staff recommends Planning Commission receive and file the Planning Commission
meeting schedule for 2025.
Attachment:
1. Planning Commission Meeting Schedule for 2025
Respectfully Submitted by: Melanie Hurtado, Administrative Assistant
Approved: Alexis Oropeza, Planning Manager
Page 139 of 140
Revision: 10/28/2024 \\CHB-FS-01\Vol1\B95\CD\PC\2024\Planning Commission 2025 Meeting Schedule.docx
Planning Commission 2025 Meeting Schedule
Planning Commission meetings are on the third Tuesday of each month at 7:00 PM.
•Tuesday, January 21, 2025
•Tuesday, February 18, 2025
•Tuesday, March 18, 2025
•Tuesday, April 15, 2025
•Tuesday, May 20, 2025
•Tuesday, June 17, 2025
•Tuesday, July 15, 2025
•Tuesday, August 19, 2025
•Tuesday, September 16, 2025
•Tuesday, October 21, 2025
•Tuesday, November 18, 2025
•Tuesday, December 16, 2025
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 140 of 140