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Home My WebLink About2021-07-20 PC AgendaPlanning Commission City of Hermosa Beach Regular Meeting Agenda - Final City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Council Chambers (Virtually)6:00 PMTuesday, July 20, 2021 THIS VIRTUAL MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR GAVIN NEWSOM ON MARCH 17, 2020. 1 July 20, 2021Planning Commission Regular Meeting Agenda - Final ******************************************************************************************************* THIS MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR GAVIN NEWSOM ON MARCH 17, 2020. ANY OR ALL PLANNING COMMISSION MEMBERS MAY ATTEND AND PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING. MEMBERS OF THE PUBLIC MAY PARTICIPATE BY TELECONFERENCE. ******************************************************************************************************* THE PUBLIC COMMENT IS LIMITED TO THREE MINUTES PER SPEAKER Planning Commission agendas and staff reports are available for review on the City's web site at www.hermosabeach.gov. Wireless access is available in the City Council Chambers for mobile devices: Network ID: CHB-Guest, Password: chbguest Written materials distributed to the Planning Commission within 72 hours of the Planning Commission meeting are available for public inspection immediately upon distribution in the Community Development Department during normal business hours from Monday through Thursday, 7:00 AM - 6:00 PM and on the City's website. Final determinations of the Planning Commission may be appealed to the City Council within 10 days of the next regular City Council meeting date. If the 10th day falls on a Friday or City holiday, the appeal deadline is extended to the next City business day. Appeals shall be in written form and filed with the City Clerk's office, accompanied by an appeal fee. The City Clerk will set the appeal for public hearing before the City of Hermosa Beach City Council at the earliest date possible. If you challenge any City of Hermosa Beach decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described on this agenda, or in a written correspondence delivered to the Planning Commission at, or prior to, the public hearing. To comply with the Americans with Disabilities Act (ADA) of 1990, Assistive Listening Devices will be available for check out at the meeting. If you need special assistance to participate in this meeting, please call or submit your request in writing to the Community Development Department at (310) 318-0242 or CommunityDevelopment@hermosabeach.gov at least 48 hours (two working days) prior to the meeting time to inform us of your needs and to determine if/how accommodation is feasible. Page 2 City of Hermosa Beach Printed on 3/20/2024 2 July 20, 2021Planning Commission Regular Meeting Agenda - Final PUBLIC PARTICIPATION City Hall will be closed to the public until further notice. Virtual Meetings are held pursuant to Executive Order N-29-20 issued by Governor Gavin Newsom on March 17, 2020. Members of the public may submit eComments (instructions below) or email comments to CommunityDevelopment@hermosabeach.gov until 12:00 PM on the meeting date. Members of the public may also participate by phone. JOIN THE VIRTUAL PLANNING COMMISSION MEETING AT: https://us02web.zoom.us/j/82539742028?pwd=OUNTRDNvd2l6TzBpTDljc2x6bGFwdz09 OR PARTICIPATE BY PHONE: 1. Prior to 5:00 PM on the meeting date, email Planning@hermosabeach.gov to be added to speaker list. Please indicate your full name and which item you would like to speak on. 2. Dial in 5 minutes prior to the start of the meeting: > Toll Free Dial in: (888) 475-4499 > Planning Commission Webinar ID: 825 3974 2028 # > Passcode: 207860 3. ATTENDEES ARE MUTED UNTIL THE PUBLIC PARTICIPATION PERIOD IS OPENED. When you are called on to speak, press *6 to unmute your line or *9 to raise your hand. Comments from the public are limited to 3 minutes per speaker. Page 3 City of Hermosa Beach Printed on 3/20/2024 3 July 20, 2021Planning Commission Regular Meeting Agenda - Final Submit your comments via eComment in three easy steps: Note: Your comments will become part of the official meeting record. You must provide your full name, but please do not provide any other personal information (i.e. phone numbers, addresses, etc) that you do not want to be published. 1. Go to the Agendas/Minutes/Video webpage and find the meeting you’d like to submit comments on. Click on the eComment button for your selected meeting. 2. Find the agenda item for which you would like to provide a comment. You can select a specific agenda item/project or provide general comments under the Oral/Written Communications item. 3. Sign in to your SpeakUp Hermosa Account or as a guest, enter your comment in the field provided, provide your name, and if applicable, attach files before submitting your comment. eComments can be submitted as soon as the meeting materials are published, but will only be accepted until 12:00 PM on the date of the meeting to ensure Planning Commission and staff have the ability to review comments prior to the meeting. 1. Call to Order 2. Pledge of Allegiance 3. Roll Call 4. Oral / Written Communications a.REPORT 21-0440 Written Communications Recommendation:Receive and file written communications. Section I CONSENT CALENDAR 5.REPORT 21-0441 Approval of the June 15, 2021 Planning Commission Action Minutes Recommendation:Approve the Planning Commission action minutes of the June 15, 2021 regular meeting. 6. Resolution(s) for Consideration - None *************************************************************************************************************** THE RECOMMENDATIONS NOTED BELOW ARE FROM THE PLANNING STAFF AND ARE RECOMMENDATIONS ONLY. THE FINAL DECISION ON EACH ITEM RESTS WITH THE PLANNING COMMISSION. PLEASE DO NOT ASSUME THAT THE STAFF RECOMMENDATION WILL BE THE ACTION OF THE PLANNING COMMISSION. *************************************************************************************************************** Section II Page 4 City of Hermosa Beach Printed on 3/20/2024 4 July 20, 2021Planning Commission Regular Meeting Agenda - Final HEARING 7.REPORT 21-0445 TRI-ANNUAL REPORT FOR ON-SALE ALCOHOLIC BEVERAGE CONDITIONAL USE PERMITS Recommendation:Determine whether further review is necessary for The Deck, 1272 The Strand, as they have reached the threshold of the "Standard Initiating Planning Commission Review". This report covers the period from November 1, 2020 to April 30, 2021. Based on the information in the report, one establishment, The Deck at 1272 The Strand, has reached the "Standard Initiating Planning Commission Review." Details of these violations are below. Section III PUBLIC HEARING 8.REPORT 21-0442 Information Only: Public Hearing Notices and Project Zoning Maps 9.REPORT 21-0433 CON 21-2, PDP 21-2, VTPM #83160- Conditional Use Permit, Precise Development Plan and Tentative Parcel Map No. 83160 for a two-unit detached condominium project at 856 Cypress Avenue and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommendation:Staff recommends the Planning Commission: 1. Adopt the attached resolution approving the Conditional Use Permit, Precise Development Plan and Tentative Parcel Map No. 83160 for a two-unit detached condominium project at 856 Cypress Avenue, subject to conditions, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). 10.REPORT 21-0443 WITHDRAWN. CUP 21-3 - A request to amend Conditional Use Permit 19-7 to allow general alcohol (beer, wine, and distilled spirits) at an existing restaurant (MOSA) currently operating with beer and wine only and open for indoor dining service from 7:00 a.m. to 10:00 p.m. Sunday through Thursday and 7:00 a.m. to 11:00 p.m. Friday and Saturday and open for outdoor dining from 8:00 a.m. to 9:00 p.m. daily with no change in business hours of operation located at 170-190 Hermosa Avenue; and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). Page 5 City of Hermosa Beach Printed on 3/20/2024 5 July 20, 2021Planning Commission Regular Meeting Agenda - Final 11.REPORT 21-0434 TEXT 21-02 - Consideration of amendments to the Hermosa Beach Municipal Code regarding off-street parking in commercial zones and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommendation:Staff recommends the Planning Commission: 1. Adopt the attached resolution recommending the City Council adopt a text amendment to the Hermosa Beach Municipal Code regarding off-street parking in commercial zones and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Section IV 12. Staff Items a. Verbal report on City Council actions b. Verbal status report on major Planning projects c.REPORT 21-0444 August 17, 2021 Planning Commission Tentative Future Agenda Items Recommendation:Receive and file the August 17, 2021 Planning Commission tentative future agenda items. 13. Commissioner Items 14. Adjournment Page 6 City of Hermosa Beach Printed on 3/20/2024 6 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0440 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of July 20, 2021 Written Communications Recommended Action: Receive and file written communications. Attachments: 1. Tony Higgins email from July 1, 2021 City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™7 From: tony higgins [mailto:tony.higgins123@gmail.com] Sent: Thursday, July 01, 2021 8:24 PM To: City Council <citycouncil@hermosabeach.gov>; DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov>; DG_PubWorksCommission <Pubworks@hermosabeach.gov>; Michael Jenkins <Michael.jenkins@bbklaw.com>; gary@mammet.net Cc: Bob Rollins <brollins@hermosabch.org>; Suja Lowenthal <suja@hermosabeach.gov>; Angela Crespi <acrespi@hermosabch.org> Subject: 5 corners occupancy permit Dear City Council Dear Planning Commission Dear City Attorney As you all know the commercial/residential construction project at 5 corners has been ongoing for ~6 years now and probably longer. I now understand the city is nearly ready to issue occupancy permits for both the commercial and residential areas of this building. The commercial space of this building has its entrance on 27th street a narrow steep residential street with no curbside buffer and heavy almost constant vehicle and heavy truck traffic. Picture below shows damaged sidewalk near commercial entrance one house up from the 5 corners construction l 8 This traffic situation on 27th has only been made worse by the single lane configuration on Pier Ave that discourages trucks and vehicles destined for the plaza area from using the Pier Ave truck route and the recent opening of vista elementary. After an exchange of emails with Mr Rollings I’ve come to find out that despite the significant increase in foot, e-bike, truck and vehicle traffic on 27th street their is no mechanism for the city make fixing the sidewalk that’s around 10 yards from the buildings entrance as a matter of public safety. With the additional foot traffic, truck traffic and vehicle traffic we will undoubtedly see and the dangers posed both by trucks and vehicles often coming within 12 inches of a sharply sloped curb and sidewalk that is caving-in very near the building commercial entrance; this is an unacceptable risk that the city has had six years to address. I find it unfathomable, that per Mr Rollings attached the city will issue an occupancy permit before fixing the sidewalk. Mr Rollings indicated basically his hands are tied unless the city council changes the municipal code. 9 While not Mr Rollings fault, this is bat ass crazy and something needs to be done to fix the sidewalk before the 5 corners occupancy permit is issued... To conclude time for the planning commission, the public works commission and the city council to address this since apparently the code enforcement and public works departments hands are tied by municipal ordinances and there is no way to provide for resident safety Here is the message in italics I received today from Mr Rollings who has been quite responsive even though I don’t like what he is saying. ———- [From Bob Rollings] Mr. Higgins, It has been a long standing section of the Hermosa Beach Municipal Code (Section pasted below) that a property being developed must also improve the public right of way directly adjacent to that property. The section of sidewalk in your photo is not adjacent to the project, it is in front of the house to the east. Therefore the answer to your question is no. We will not nor will we require such improvements unless and until the Municipal Code is changed. 12.08.010 General requirement. Except as provided in Section 12.08.020, any owner, lessee or agent or any other person or persons constructing or arranging for the construction of: (a) any commercial or industrial building or residential dwelling structure, or addition thereto, exceeding four hundred (400) square feet in floor area, or (b) any accessory building greater than fifty percent (50%) of the square footage of the existing main building, shall provide for the construction of Portland cement concrete curbs, gutters and sidewalks, street pavement between the gutter and center line of the street fronting the property, and pavement between the edge of pavement and center line of any alley adjoining the property, in accordance with the standard specifications of the City Engineer. (Ord. 02-1219, §1, May 2002) Regards, Bob Rollings 10 From: noreply@granicusideas.com [mailto:noreply@granicusideas.com] Sent: Monday, July 19, 2021 1:36 PM Subject: New eComment for Planning Commission Virtual Meeting New eComment for Planning Commission Virtual Meeting Tim Podczerviensky submitted a new eComment. Meeting: Planning Commission Virtual Meeting Item: Submit your comments via eComment in three easy steps: eComment: It’s been well over two weeks since the roundabout at 10th St. had been removed again. My wife and myself watched as a distracted driver plowed right into it without even raising her head. We got her license plate number and submitted it to a city worker. That roundabout was safe and effective, it slowed traffic just as it was designed to. It made entrance and exit from our driveways safe as we have requested for years. Substitute that sign for a mom pushing her kid across the street, thank God that didn’t happen because she would’ve hit that kid and mom a lot quicker than the very visible signage. Time to reinstall the roundabout and make it permanent. Supplemental Information 11 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0441 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of July 20, 2021 Approval of the June 15, 2021 Planning Commission Action Minutes Recommended Action: Approve the Planning Commission action minutes of the June 15, 2021 regular meeting. Attachment: 1.June 15, 2021 Planning Commission action minutes Respectfully Submitted by: Melanie Hurtado, Administrative Assistant Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™12 City Hall 1315 Valley Drive Hermosa Beach, CA 90254 City of Hermosa Beach Action Minutes - Draft Planning Commission Chair Marie Rice Vice Chair David Pedersen Commissioners Stephen Izant Peter Hoffman Rob Saemann 6:00 PM Council Chambers (Virtually)Tuesday, June 15, 2021 ******************************************************************************************************* THIS MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR GAVIN NEWSOM ON MARCH 17, 2020. ANY OR ALL PLANNING COMMISSION MEMBERS MAY ATTEND AND PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING. MEMBERS OF THE PUBLIC MAY PARTICIPATE BY TELECONFERENCE. ******************************************************************************************************* 1. Call to Order 2. Pledge of Allegiance 3. Roll Call Commissioner Rob Saemann, Commissioner Peter Hoffman, Commissioner Stephen Izant, Vice Chair David Pedersen, and Chair Marie Rice Present:5 - Absent:0 All Planning Commissioners attended remotely. Also Present Remotely: Ken Robertson, Community Development Director Patrick Donegan, Assistant City Attorney Christy Teague, Senior Planner Yuritzy Randle, Assistant Planner Melanie Emas, Assistant Planner 4. Oral / Written Communications Attending remotely to speak: Kathy Knoll. Section I Page 1City of Hermosa Beach DRAFT13 June 15, 2021Planning Commission Action Minutes - Draft CONSENT CALENDAR 5.REPORT 21-0357 Approval of the May 18, 2021 Planning Commission Action Minutes May 18, 2021 Planning Commission action minutesAttachments: ACTION: Motion by Commissioner Izant and seconded by Commissioner Saemann to approve the May 18, 2021 action minutes, with corrections to the references to Chair and Vice Chair in the vote counts. The motion carried by the following vote: Aye:Commissioner Saemann, Commissioner Hoffman, Commissioner Izant, Vice Chair Pedersen, and Chair Rice 5 - Absent:0 6.REPORT 21-0359 Resolution of approval determining an existing 270 square foot painted display on the easterly wall of an existing commercial building located at 25 22nd Street (Martha’s Hermosa Beach), and determine that the project is exempt from the California Environmental Quality Act. 1. Approval ResolutionAttachments: ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Izant to adopt the resolution determining an existing 270 square foot painted display on the easterly wall of an existing commercial building located at 25 22nd Street. The motion carried by the following vote: Aye:Commissioner Saemann, Commissioner Hoffman, Commissioner Izant, Vice Chair Pedersen, and Chair Rice 5 - Absent:0 Section II PUBLIC HEARING 7.REPORT 21-0360 Information Only: Public Hearing Notices and Project Zoning Maps 1. Public Notices 2. Project Zoning Maps Attachments: 8.REPORT 21-0352 Conditional Use Permit CON 20-4 and Precise Development Plan PDP 20- 8 Amendment a request to remodel and construct a 619 square foot addition to one of the two attached condominiums, located at 160 Lyndon Street and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). Page 2City of Hermosa Beach DRAFT14 June 15, 2021Planning Commission Action Minutes - Draft 1. Proposed Resolution 2. Site Photographs 3. Applicant Submittal 4. Alternative Driveway Design 5. CC Resolution No. 78-4236 6. Recorded Parcel No.10787 7. Radius Map 8. Poster Verification Attachments: Attending remotely to speak: Stacy Straus, Luc Imbrechts, Debbie Imbrechts, George Konstantouros, Tina Konstantouros, and Rosa Velasquez. ACTION: Motion by Commissioner Izant and seconded by Commissioner Pedersen to continue the public hearing to a date uncertain. The motion carried by the following vote: Aye:Commissioner Saemann, Commissioner Hoffman, Commissioner Izant, Vice Chair Pedersen, and Chair Rice 5 - Absent:0 9.REPORT 21-0362 CUP 20-2 -Conditional Use Permit request to construct and operate an unmanned wireless telecommunications facility (Verizon Wireless) at 2629 Manhattan Avenue, and to determine the project is categorically exempt from the California Environmental Quality Act (CEQA). 1. Draft Resolution 2. Location/Radius Map 3. Project Plans and Photo Simulation 4. Alternative Design Analysis 5. Radio Frequency Exposure Report 6. Propagation Map 7. Existing Wireless Facilities 8. Poster Verification 9. Supplemental - eComment from Kedem HarShalom, added 6-15-21 Attachments: Chair Rice recused herself. Attending remotely to speak: Lisa Desmond, William Desmond, and Kedem HarShalom. ACTION: Motion by Commissioner Izant and seconded by Commissioner Saemann to adopt the resolution approving the Conditional Use Permit 20-2 to construct and operate an unmanned wireless telecommunications facility (Verizon Wireless) at 2629 Manhattan Avenue, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA), with aesthetic enhancements to be worked out with staff. The motion carried by the following vote: Page 3City of Hermosa Beach DRAFT15 June 15, 2021Planning Commission Action Minutes - Draft Aye:Commissioner Saemann, Commissioner Hoffman, and Commissioner Izant3 - No:Vice Chair Pedersen1 - Absent:0 Recused:Chair Rice1 - 10.REPORT 21-0367 TA 21-1 Consideration of amendments to Section 17.08.020 of the Zoning Ordinance regarding Home Occupations (home-based businesses) in residential zones and determination that the project is categorically exempt from the California Environmental Quality Act. 1. Resolution and Ordinance 2. Link to May 18, 2021 Planning Commission Meeting 3. Hermosa Beach Municipal Code Section 17.08.020 4. Supplemental - eComment from Frederick Nichols, added 6-15-21 Attachments: Attending remotely to speak: Jon Davis, Laura Pena, and Don DeMaderios. ACTION: Motion by Commissioner Saemann and seconded by Commissioner Izant to adopt the resolution to recommend to the City Council deletion of Section 17.08.020.D14 regarding "Home Occupations" (home-based businesses), and determine that the project is categorically exempt from the California Environmental Quality Act. The motion carried by the following vote: Aye:Commissioner Saemann, Commissioner Hoffman, Commissioner Izant, Vice Chair Pedersen, and Chair Rice 5 - Absent:0 Section III 11. Staff Items a.REPORT 21-0368 Receive Tri-Annual Report for On-Sale Alcoholic Beverage Conditional Use Permits 1. Process and Standards, updated 2019 2. Police/ABC Report for this period 3. Police/ABC Report for last period 4. Police Statistics for this period 5. Police Officer Checks for this period, updated 6-15-21 6. Police DUI Report 7. LA County Fire Inspection Report 8. Code Enforcement Data for this period 9. Code Enforcement Data for last period 10. Supplemental - eComment from Mark Bolour, added 6-15-21 Attachments: Page 4City of Hermosa Beach DRAFT16 June 15, 2021Planning Commission Action Minutes - Draft ACTION: Motion by Vice Chair Pedersen and seconded by Commissioner Hoffman to receive and file the November 1, 2020 to April 30, 2021 report. The motion carried by the following vote: Aye:Commissioner Saemann, Commissioner Hoffman, Commissioner Izant, Vice Chair Pedersen, and Chair Rice 5 - Absent:0 b. Verbal report on City Council actions c. Verbal status report on major Planning projects d.REPORT 21-0358 June 30, 2021 and July 20, 2021 Planning Commission Tentative Future Agenda Items 1. Planning Commission June 30, 2021 Tentative Future Agenda 2. Planning Commission July 20, 2021 Tentative Future Agenda Attachments: ACTION: Motion by Commissioner Izant and seconded by Commissioner Saemann to receive and file the June 30, 2021 and July 20, 2021 tentative future agendas. The motion carried by the following vote: Aye:Commissioner Saemann, Commissioner Hoffman, Commissioner Izant, Vice Chair Pedersen, and Chair Rice 5 - Absent:0 12. Commissioner Items 13. Adjournment ACTION: Motion by Commissioner Saemann and seconded by Commissioner Izant to adjourn to the special June 30, 2021 meeting. The meeting was adjourned at 9:21 PM. The motion carried by the following vote: Aye:Commissioner Saemann, Commissioner Hoffman, Commissioner Izant, Vice Chair Pedersen, and Chair Rice 5 - Absent:0 Page 5City of Hermosa Beach DRAFT17 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0445 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of July 20, 2021 TRI-ANNUAL REPORT FOR ON-SALE ALCOHOLIC BEVERAGE CONDITIONAL USE PERMITS Recommended Action: Determine whether further review is necessary for The Deck, 1272 The Strand, as they have reached the threshold of the “Standard Initiating Planning Commission Review”. This report covers the period from November 1, 2020 to April 30, 2021. Based on the information in the report, one establishment, The Deck at 1272 The Strand, has reached the “Standard Initiating Planning Commission Review.” Details of these violations are below. Background: Since 2017 the tri-annual reviews of on-sale alcoholic beverage establishments includes the two-step process of providing an informational report before scheduling a hearing. The Process and Standards, updated in 2019, is Attachment 1. Changes to the process and reporting for this review, recommended by the Planning Commission, were approved by the City Council in March 2019, and include reporting and conducting the review three times a year. This is the second report in 2021 and covers the prior 6 months. The establishments required to prepare food to alcohol ratio reports for the first half of 2021 will be required to do so in the report that includes that time period. The next report will be presented in October 2021 and will cover the period between March 1, 2021 and August 30, 2021. Analysis: Police Reports and ABC Activity: The Police Report and ABC Activity are included as Attachment 2, with the last period report as Attachment 3. The current data sheet is Attachment 4 and officer security checks is Attachment 5.The Police Report includes a thorough summary of approach to reporting incidents, and their review and City of Hermosa Beach Printed on 2/20/2024Page 1 of 5 powered by Legistar™18 Staff Report REPORT 21-0445 statistics related to each location. The DUI Report is Attachment 6. For the reporting period of November 1 -2020 to April 30, 2021, the Police Department found one violation considered to be a violation for the purpose of this report with specific information about the incident in the attached report Any single incident may not rise to the level of a citation of the business if they can immediately correct the violation. However, repeated or egregious violations, over the course of several weeks or months should be used administratively and reported as CUP violations to gain and maintain compliance. These violations should also be considered in the context of the multiple changes presented by the COVID-19 pandemic. Occupant Load: The threshold to trigger review is one (1). Code Enforcement routinely checks on-sale establishments and did not report occupant load violations during the review period. Due to the Coronavirus pandemic, most establishments obtained permits for temporary outdoor dining areas during this reporting period. Code Enforcement and Fire Prevention: The Los Angeles County Fire Department resumed inspections on March 18, 2021. Station 100 has inspected 153 inspections of the 983 businesses. Attachment 7 provides an overview of the inspections conducted in 2020. Code Enforcement/Violation of CUP Conditions: Code Enforcement efforts have shifted in response to Covid-19. With the new temporary outdoor dining/retail display program, Code Enforcement has been tasked with processing and verifying these permits, as well as ensuring that the added seating does not exceed County guidelines regarding occupant loads. Violations that are both a code violation and a CUP violation are only counted once. Although many other businesses received warnings, policy is to request compliance prior to issuing a Citation during a single shift. Code Enforcement considered the following as violations/incidents to highlight for this reporting period: Code Enforcement issued four (4) citations during this reporting period: On February 26, 2021 Code Enforcement issued an Administrative Citation to The Deck at 1272 The Strand, for violations of their CUP and the LA County Health Orders for not abiding by prohibited indoor capacity and social distancing protocols. Music was extremely loud; patrons were standing without masks and congregating in the open patio area after 10:00 p.m. City of Hermosa Beach Printed on 2/20/2024Page 2 of 5 powered by Legistar™19 Staff Report REPORT 21-0445 On March 12, 2021 Code Enforcement issued a second Administrative Citation to The Deck at 1272 The Strand, for CUP violation Music was extremely loud and patrons were congregating in the open patio area after 10:00 p.m. On March 19, 2021 Code Enforcement issued a third Administrative Citation to The Deck at 1272 The Strand, for violations of their CUP and the LA County Health Orders for serving after 10:00 p.m. in the open patio area, not abiding by 25% indoor capacity and social distancing protocols. The three citations for The Deck have been paid, and have not resulted in referral to the City Prosecutor for any further action. Code Enforcement has not identified or reported any further violations or enforcement actions at “The Deck,” which has remained open despite indications that they would be closed. On April 9, 2021 Code Enforcement issued an Administrative Citation to Agave Azul at 1320 Hermosa Avenue, for violations of their CUP and the LA County Health Orders for not abiding by 25% indoor capacity and social distancing protocols. Los Angeles County Health Department Code Enforcement has worked with the Health Department throughout the pandemic, learning how they apply the emergency orders and helping to educate residents and businesses as to how they apply to them. The Health Department reports the following citations for violations of the emergency orders issued to businesses that are addressed by this report: January 9, 2021 Barnacles January 16, 2021 Tower 12 January 16, 2021 Palmilla January 16, 2021 Sharkeez January 16, 2021 Playa Hermosa January 16, 2021 Silvios Code Enforcement Statistical Data Relating to Business Checks of Alcohol Serving Establishments July 1 - December 31, 2020 is contained in Attachment 8, with the last reporting period report as Attachment 9. General Plan Consistency: Evaluation of the City’s enforcement and police responses to achieve safety goals is consistent with City of Hermosa Beach Printed on 2/20/2024Page 3 of 5 powered by Legistar™20 Staff Report REPORT 21-0445 Goal 5 of the Public Safety Element: High Quality police and fire protection services provided to residents and visitors and the following policies under Goal 5: ·Public Safety 5.1 Crime deterrence. Regularly evaluate the incidence of crime and identify and implement measures to deter crime. ·Public Safety 5.2 High level of response. Achieve optimal utilization of allocated public safety resources and provide desired levels of response, staffing, and protection within the community. ·Public Safety 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. ·Public Safety 5.4 Physical design standards. Reduce opportunities for criminal activity through physical design standards and Crime Prevention through Environmental Design principles. ·Public Safety 5.8 Nuisance abatement. Encourage Police Department review of uses which may be characterized historically by high levels of nuisance (noise, nighttime patronage, and/or rates of criminal activity) providing for conditions of control of use to prevent adverse impacts on adjacent residences, schools, religious facilities, and similar “sensitive” uses. Additionally, Goal 2 of the Governance Element speaks to the importance of having the community, including business partners, be active and engaged in the decision-making process. Staff has found that collaboration with the Pier Plaza establishments to address safety concerns and improve access, lighting, and other aesthetics on the Plaza to be an effective partnership. Summary and Recommendations: The data relating to the Semi-Annual Review criteria is summarized below for specific businesses. City of Hermosa Beach Printed on 2/20/2024Page 4 of 5 powered by Legistar™21 Staff Report REPORT 21-0445 Based on the “Procedure for Review of On-Sale Alcoholic Beverage Conditional Use Permit” The Deck at 1272 The Strand is has met the “Standard Initiating P.C. Review” based on the “standards that would trigger a referral to the Planning Commission for a CUP review and potentially for a subsequent modification/revocation hearing.” The Planning Commission should consider whether to hold a public hearing, pursuant to Section 17.7.010 C, to revoke or modify the CUP. The Commission may want to consider the context of the violations occurring during the pandemic, and the serious economic challenges businesses were facing during this time in making this determination. Attachments: 1.Process and Standards, updated 2019 2.Police/ABC Report for this period 3.Police/ABC Report for last period 4.Police Statistics for this period 5.Police Officer Checks for this period 6.Police DUI Report 7.LA County Fire Inspection Report 8.Code Enforcement Data for this period 9.Code Enforcement Data for last period 10.Correspondence received regarding “The Deck” Respectfully Submitted by: Bob Rollins, Building and Code Enforcement Official Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 5 of 5 powered by Legistar™22 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. 23 Hermosa Beach Police Department November - April CUP Review 1 Police Reports: The Hermosa Beach Police Department (HBPD) conducts a thorough review of all police reports related to establishments which hold an ABC alcohol permit. Each report is typically reviewed individually by several people. The review process is initiated by the Crime Analyst, then a review by the Operations Bureau Division Commander (Lieutenant), and the Police Captain which is currently vacant. The Lieutenant and the Captain make recommendations to the Police Chief regarding their determination of an establishment’s culpability related to Conditional Use Permit (CUP) standards. In addition, the Operations Bureau Division Commander personally makes contact with owners and managers of establishments related to any concern(s) the Police Department may have of issues that do not rise to a CUP violation. The purpose of this communication is to ensure that the establishment hears directly from the Police Department in an effort to address issues before they rise to CUP violations or other potential safety concerns. Police reports are initiated by a Call for Service (CFS). A CFS begins when someone requests the help of the police (typically by a call to dispatch) or if an officer observes an incident/violation/or contacts someone in an enforcement capacity. A CFS may result in a report, citation, arrest, or no action may be taken. HBPD reviews both CFS and police reports related to ABC permitted addresses. It is important to understand that a CFS or a report at a specific address does not mean an incident happened inside the address. As an example, a traffic accident or a fight reported at 1234 Main Street does not mean the incident occurred inside the address or is associated with the 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. That said, a location with 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 location other than used as a landmark/identifying the location of an incident which occurred outside of the location. In reporting back to the Planning Commission, HBPD will note the number of CFS and Reports associated with an address. We also report back 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 (Table 1.) As an example, two people bump into each other inside of an establishment and one person hits the other person without warning. Without additional information demonstrating the establishment’s complicity or negligence, the establishment would not be charged with a CUP violation. As the Planning Commission reviews HBPD’s statistics related to each location, it should be understood that a location may have 4 “Total” reports, of which only 3 are “reviewed” would mean one of the four reports has nothing to do with the location. The number under the type of report (e.g. Drunk, Disturbance, Assault, etc.), may or may not be charged against the establishment based on the determination made the HBPD Chief of Police. As noted, this determination will be made based on information demonstrating the establishment’s complicity or negligence. If it is determined that an establishment is complicit or negligent, a number will be assigned to the “Counted for CUP” column. 24 Hermosa Beach Police Department November - April CUP Review 2 For context, the HBPD and the FBI categorizes assaults, sexual assaults and narcotics violations as ‘serious crime.” With this in mind and with the agreement of the Planning Commission, it has been determined that two (2) incidents of “Serious Crime on Premises Indicative of Lack of Adequate Security” is the established criteria needed for the Chief of Police to request a Conditional Use Permit (CUP) review by the Planning Commission (as noted on Table 1 of the CUP review standards). That said, the municipal code also provides: “the Chief of Police retains authority to recommend CUP reviews to the Planning Commission at his/her discretion— regardless of the number of incidents in any period of time, as stipulated in many current CUPs and the Municipal Code. Between 11/01/2020 and 04/30/2021, 3 police reports and 28 CFS related to establishments with CUPs merited review by police staff. Of these 3 reports, 0 were previously reviewed during the last CUP. On March 2, 2021, HBPD officers responded to a report of a fight involving six individuals at Hennessey’s Tavern. In summary, the fight involved two groups of patrons. One of the groups was in the establishment when the second group of two individuals arrived. According to Hennessey’s staff, the second group was obviously intoxicated but still allowed to enter the establishment. After being allowed into the establishment, the second group instigated the fight with the first group. The practice of allowing obviously intoxicated patrons into an establishment is an indication of lack of security and it resulted in a serious crime on the premises. There is no indication that Hennessey’s served any alcohol to the obviously intoxicated group. Of all the 28 Calls for service that were reviewed, 21were Code Enforcement calls. All others were not determined to count for any CUP violations. See attached November 2020 – April 2021 CUP 6 Month Review Chart. Reports CFS Total Reviewed Drunk in Public Disturbances Assaults Sexual Assaults Narcotics Other Reports Total Reviewed Disturbance or Assault CUP Violations 3 0 1 2 0 0 3 28 (14) 3 1 *CFS- Calls for Service (#) number that were counted in the previous report ABC Activity: The Hermosa Beach Police Department previously participated in a tri-city (Hermosa Beach, Manhattan Beach and El Segundo) grant with Alcohol Beverage Control (ABC) which ended on June 30, 2019. The tri-cities did not receive a new ABC grant for this fiscal year. We will be re- 25 Hermosa Beach Police Department November - April CUP Review 3 applying for future grants. This grant provided funding for officers from each agency to work together to impact alcohol related issues in each city. While this program is primarily enforcement related, there is an educational component where police and ABC personnel meet with the staff/ownership at on-site and off-site sales establishments to review expectations and provide guidance. Updates of any future ABC grants will be provided to the Planning Commission. Responsible Beverage Service Training: On March 10, 2020 Behavioral Health Services provided RBS training in Hermosa Beach and had 15 attendees. 10 attendees were from Hermosa Beach establishments and 5 attendees were from Manhattan Beach establishments. 12 of the 15 attendees passed the post-test with a score of 70% or higher. Definitions: IMPACT (Informed Merchants Preventing Alcohol-Related Crime Tendencies) Inspection- objective of the project is to educate licensees about the various ways they can participate in reducing alcohol-related crimes such as sales to underage and obviously intoxicated persons. Licensee Education on Alcohol and Drugs (LEAD) Training- A free, voluntary prevention and education program for retail licensees, their employees and applicants, designed to promote the legal and responsible sale and service of alcoholic beverages in California. Minor Decoy- This operation allows law enforcement to use persons under 20 years of age as decoys to test establishments ID check process to determine if they will sell alcohol to minors. Party Patrol Enforcement- This operation focuses on under aged alcohol related parties. Responsible Beverage Service (RBS) Training- Similar to LEAD training, this free training is provided by the Behavioral Health Services (BHS) to sellers/servers designed to promote the legal and responsible sale and service of alcoholic beverages in California. Shoulder Tap- During these operations, a minor decoy, under the direct supervision of law enforcement officers, solicits adults outside ABC licensed establishments to buy the minor decoy alcohol. Trap Door- During these operations, law enforcement works with establishments to interview and cite minors who have attempted to gain access to an establishment using a false ID. DUI and Drunk in Public Summary: As part of 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. The answers are documented and are presented here. 26 Hermosa Beach Police Department November - April CUP Review 4 Driving Under the Influence Drunk in Public November 2020 - April 2021 November 2020 - April 2021 Bar 2 Beach 1 Dia De Campo 1 Other City 1 Fusion Sushi 1 Plaza 1 Hennessey’s 1 Sharkeez 1 House 3 Unknown 32 Other city 10 Total 36 Patrick Molloys 1 Plaza 1 Sharkeez 3 Tower 12 3 Underground 1 Unknown 6 Total 33 27 Hermosa Beach Police Department July - December 2020 CUP Review 1 Police Reports: The Hermosa Beach Police Department (HBPD) conducts a thorough review of all police reports related to establishments which hold an ABC alcohol permit. Each report is typically reviewed individually by several people. The review process is initiated by the Crime Analyst, then a review by the Operations Bureau Division Commander (Lieutenant), and the Police Captain which is currently vacant. The Lieutenant and the Captain make recommendations to the Police Chief regarding their determination of an establishment’s culpability related to Conditional Use Permit (CUP) standards. In addition, the Operations Bureau Division Commander personally makes contact with owners and managers of establishments related to any concern(s) the Police Department may have of issues that do not rise to a CUP violation. The purpose of this communication is to ensure that the establishment hears directly from the Police Department in an effort to address issues before they rise to CUP violations or other potential safety concerns. Police reports are initiated by a Call for Service (CFS). A CFS begins when someone requests the help of the police (typically by a call to dispatch) or if an officer observes an incident/violation/or contacts someone in an enforcement capacity. A CFS may result in a report, citation, arrest, or no action may be taken. HBPD reviews both CFS and police reports related to ABC permitted addresses. It is important to understand that a CFS or a report at a specific address does not mean an incident happened inside the address. As an example, a traffic accident or a fight reported at 1234 Main Street does not mean the incident occurred inside the address or is associated with the 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. That said, a location with 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 location other than used as a landmark/identifying the location of an incident which occurred outside of the location. In reporting back to the Planning Commission, HBPD will note the number of CFS and Reports associated with an address. We also report back 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 (Table 1.) As an example, two people bump into each other inside of an establishment and one person hits the other person without warning. Without additional information demonstrating the establishment’s complicity or negligence, the establishment would not be charged with a CUP violation. As the Planning Commission reviews HBPD’s statistics related to each location, it should be understood that a location may have 4 “Total” reports, of which only 3 are “reviewed” would mean one of the four reports has nothing to do with the location. The number under the type of report (e.g. Drunk, Disturbance, Assault, etc.), may or may not be charged against the establishment based on the determination made the HBPD Chief of Police. As noted, this determination will be made based on information demonstrating the establishment’s complicity or negligence. If it is determined that an establishment is complicit or negligent, a number will be assigned to the “Counted for CUP” column. 28 Hermosa Beach Police Department July - December 2020 CUP Review 2 For context, the HBPD and the FBI categorizes assaults, sexual assaults and narcotics violations as ‘serious crime.” With this in mind and with the agreement of the Planning Commission, it has been determined that two (2) incidents of “Serious Crime on Premises Indicative of Lack of Adequate Security” is the established criteria needed for the Chief of Police to request a Conditional Use Permit (CUP) review by the Planning Commission (as noted on Table 1 of the CUP review standards). That said, the municipal code also provides: “the Chief of Police retains authority to recommend CUP reviews to the Planning Commission at his/her discretion— regardless of the number of incidents in any period of time, as stipulated in many current CUPs and the Municipal Code. Between 07/01/2020 and 12/31/20, 4 police reports and 36 CFS related to establishments with CUPs merited review by police staff. Of these 4 reports, 2 were previously reviewed during the last CUP as they occurred during either July or August of 2020. American Junkie had one case reviewed, which was included in the past report as it occurred in July 2020. This report was determined to not be counted for CUP. Between 07/01/2020 and 12/31/20, Barnacles again had zero reports, and 8 CFS that were reviewed. Two CFS were previously reviewed during the last CUP. None of the Calls were counted for CUP by the Police Department. Of all the 36 Calls for service that were reviewed, 25 were Code Enforcement calls. All others were not determined to count for any CUP violations. See attached 2020July– 2020 December CUP 6 Month Review Chart. Reports CFS* Total Reviewed Drunk in Public Disturbances Assaults Sexual Assaults Narcotics Other Reports Total Review Disturbance or Assault CUP Violations 1(1) 0 1(1) 0 0 0 3(1) 36(9) 9(4) 0 *CFS- Calls for Service (#) number that were counted in the previous report ABC Activity: The Hermosa Beach Police Department previously participated in a tri-city (Hermosa Beach, Manhattan Beach and El Segundo) grant with Alcohol Beverage Control (ABC) which ended on June 30, 2019. The tri-cities did not receive a new ABC grant for this fiscal year. We will be re- applying for future grants. This grant provided funding for officers from each agency to work together to impact alcohol related issues in each city. While this program is primarily enforcement related, there is an educational component where police and ABC personnel meet with the staff/ownership at on-site and off-site sales establishments to review expectations and provide guidance. Updates of any future ABC grants will be provided to the Planning Commission. 29 Hermosa Beach Police Department July - December 2020 CUP Review 3 Responsible Beverage Service Training: On March 10, 2020 Behavioral Health Services provided RBS training in Hermosa Beach and had 15 attendees. 10 attendees were from Hermosa Beach establishments and 5 attendees were from Manhattan Beach establishments. 12 of the 15 attendees passed the post-test with a score of 70% or higher. Definitions: IMPACT (Informed Merchants Preventing Alcohol-Related Crime Tendencies) Inspection- objective of the project is to educate licensees about the various ways they can participate in reducing alcohol-related crimes such as sales to underage and obviously intoxicated persons. Licensee Education on Alcohol and Drugs (LEAD) Training- A free, voluntary prevention and education program for retail licensees, their employees and applicants, designed to promote the legal and responsible sale and service of alcoholic beverages in California. Minor Decoy- This operation allows law enforcement to use persons under 20 years of age as decoys to test establishments ID check process to determine if they will sell alcohol to minors. Party Patrol Enforcement- This operation focuses on under aged alcohol related parties. Responsible Beverage Service (RBS) Training- Similar to LEAD training, this free training is provided by the Behavioral Health Services (BHS) to sellers/servers designed to promote the legal and responsible sale and service of alcoholic beverages in California. Shoulder Tap- During these operations, a minor decoy, under the direct supervision of law enforcement officers, solicits adults outside ABC licensed establishments to buy the minor decoy alcohol. Trap Door- During these operations, law enforcement works with establishments to interview and cite minors who have attempted to gain access to an establishment using a false ID. DUI and Drunk in Public Summary: As part of 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. The answers are documented and are presented here. 30 Hermosa Beach Police Department July - December 2020 CUP Review 4 Driving Under the Influence Drunk in Public July - December 2020 July - December 2020 Beach 1 Beach 4 Community Center 1 Parking Lot 1 Fusion Sushi 1 Residence 1 Hermosa Beach 4 Street 1 Other City 6 Unknown 36 Patrick Molloys 1 Total 43 Rebel Republic 1 Unknown 3 Total 18 31 Business Total Cases Total Reviewed Drunk in Public Disturbance Assaults Sexual Assaults Narcotics Other Reports Total Reviewed Disburbance or Assault CUP Violations Agave Azul 0 0 0 0 0 0 0 0 2 1 0 Barnacles 0 0 0 0 0 0 0 0 11 (7) 0 0 Barsha 0 0 0 0 0 0 0 0 2 (1) 0 0 Crafty Minds Brew & Bites 0 0 0 0 0 0 0 0 2 (1) 0 0 Dia De Campo 2 0 0 0 0 0 0 2 0 0 0 Hennessey's Tavern 1 1 0 0 1 0 0 0 0 0 1 The Hook and Plow 0 0 0 0 0 0 0 0 3 (1) 0 0 Locale 90 0 0 0 0 0 0 0 0 1 0 0 North End 0 0 0 0 0 0 0 0 2 (1) 1 0 Paisano's 1 0 0 0 0 0 0 1 0 0 0 Pedone's 1 1 0 0 1 0 0 0 2 1 0 Poulet Du Jour 1 1 0 1 0 0 0 0 0 0 0 Rebel Republic 0 0 0 0 0 0 0 0 1 (1) 0 0 Tower 12 0 0 0 0 0 0 0 0 1 (1) 0 0 Vacant Business 0 0 0 0 0 0 0 0 1 (1) 0 0 Totals 6 3 0 1 2 0 0 3 28 (14) 3 1 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) Overcrowding Citation Criminal Citation of Staff while Working/On premises Serious Crime on Premises indicative of Lack of Adequate Security ABC Violations (underage serving, violation of hours, etc) November 2020 - April 2021 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. 32 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 33 Calls for Service for Businesses with Alcohol Licenses November 2020-April 2021 AGAVE AZUL 1320 Hermosa Ave.5 AMERICAN JUNKIE - 68 Pier Pz.2 BAJA SHARKEEZ 52 Pier Pz.2 BARNACLES 837 Hermosa Ave.7 BARSHA 1141 Aviation Bl.3 CHELSEA 1340 Hermosa Ave.4 COMEDY & MAGIC CLUB 1018 Hermosa Ave.3 THE DECK 1272 The Strand 7 EL POLLO INKA 1100 Pacific Coast Hwy.4 HENNESSEY'S TAVERN 8 Pier Pz.2 HERMOSA SALOON 211 Pacific Coasy Hwy.1 THE HOOK AND PLOW 425 Pier Ave.2 LIGHTHOUSE 30 Pier Pz.2 NORTH END 2626 Hermosa Ave.2 PAISANO'S 1132 Hermosa Ave.2 PALMILLA 39 Pier Pz.2 PATRICK MOLLOY'S 50 PIER PZ.2 PEDONE'S 1332 Hermosa Ave.1 RADICI 934 Hermosa Ave.14 ROK Sushi 1200 Hermosa Ave.1 TOWER 12 53 Pier Pz.1 WATERMANS 22 Pier Pz.2 ZANE'S 1150 Hermosa Ave,1 VACANT BUSINESS 844 Hermosa Ave.1 VACANT 1220 Hermosa Ave.1 6/1/2021 Page 1 of 1 P:\CUP\2021\Bar Report Security Checks By Location.rpt 34 Bar 2 Beach 1 Dia DeCampo 1 Other City 1 Fusion Sushi 1 Plaza 1 Hennesseys 1 Sharkeez 1 House 3 Unknown 32 Other city 10 Total 36 Patrick Molloys 1 Plaza 1 Sharkeez 3 Tower 12 3 Underground 1 Unknown 6 Total 33 Driving Under the Influence Drunk in Public November 2020 - April 2021 November 2020 - April 2021 35 Record #Occupant Name Street Address City, State, Zip Sector Updated Result Frequency 177351 BROTHER'S BURRITOS 24 11TH ST HERMOSA BEACH,CA 90254 2 09/16/2020 PASS ANNUAL 177229 AMIR ETTEKAL 1200 ARTESIA BLVD 204 HERMOSA BEACH,CA 90254 1 08/13/2020 PASS BIENNIAL 177430 CREIGHTON TEVLIN CPA 1200 ARTESIA BLVD 205 HERMOSA BEACH,CA 90254 1 08/13/2020 PASS BIENNIAL 177536 DABCO ( FRANK AMATO)1200 ARTESIA BLVD 200 HERMOSA BEACH,CA 90254 1 08/13/2020 PASS BIENNIAL 177704 KATHERINE GLUCK 1200 ARTESIA BLVD 203 HERMOSA BEACH,CA 90254 1 08/13/2020 PASS BIENNIAL 178028 SANDLER PARTNERS LLC 1200 ARTESIA BLVD 305 HERMOSA BEACH,CA 90254 1 08/13/2020 PASS BIENNIAL 178107 STUDY HUT 1208 ARTESIA BLVD HERMOSA BEACH,CA 90254 1 08/13/2020 CLOSED BIENNIAL 177402 COCO NAIL & SPA 1256 ARTESIA BLVD HERMOSA BEACH,CA 90254 1 08/13/2020 PASS BIENNIAL 177771 LOVESICK TATTOO 1010 AVIATION BLVD HERMOSA BEACH,CA 90254 3 08/13/2020 CLOSED BIENNIAL 178057 SHEAR HEAVEN FOR PETS 1012 AVIATION BLVD HERMOSA BEACH,CA 90254 3 08/13/2020 PASS BIENNIAL 182195 KUNG FU 1014 AVIATION BLVD HERMOSA BEACH,CA 90254 3 08/13/2020 CLOSED BIENNIAL 177522 FEED THE MACHINE 1016 AVIATION BLVD HERMOSA BEACH,CA 90254 3 08/13/2020 PASS BIENNIAL 177951 PILATESOLOGY INC 1038 AVIATION BLVD HERMOSA BEACH,CA 90254 3 08/13/2020 CLOSED BIENNIAL 177596 HERBAL REGENESIS 1042 AVIATION BLVD HERMOSA BEACH,CA 90254 3 08/13/2020 PASS BIENNIAL 177451 DEBONAIR CLEANERS 1115 AVIATION BLVD HERMOSA BEACH,CA 90254 3 02/28/2020 PASS BIENNIAL 177575 ARA RAMEN & SUSHI 1121 AVIATION BLVD HERMOSA BEACH,CA 90254 3 02/28/2020 PASS ANNUAL Run Date: 1/5/2021 4:32:39 PM Page 1 of 7 Fire Station/Fire Prevention Unit Inspections FIRE STATION 100 (Sector: All) (Frequency: All) 36 Record #Occupant Name Street Address City, State, Zip Sector Updated Result Frequency 177836 E.T.SURF OFFICE 950 AVIATION BLVD F HERMOSA BEACH,CA 90254 3 08/13/2020 PASS BIENNIAL 177623 HERMOSA NAIL COMPANY 950 AVIATION BLVD H-I-J HERMOSA BEACH,CA 90254 3 08/13/2020 CLOSED BIENNIAL 177860 NEPTUNE PROPERTIES 950 AVIATION BLVD E & G HERMOSA BEACH,CA 90254 3 08/13/2020 CLOSED BIENNIAL 177938 PEROXIDE BEAUTY AND BARBER SHOP 1036 AVIATION BLVD. HERMOSA BEACH,CA 90254 3 08/13/2020 CLOSED BIENNIAL 177406 COMEDY & MAGIC CLUB 1018 HERMOSA AVE HERMOSA BEACH,CA 90254 3 10/24/2020 CLOSED ANNUAL 178128 HERMOSA GIRL 1138 HERMOSA AVE HERMOSA BEACH,CA 90254 3 12/01/2020 PASS BIENNIAL 182955 H2O HERMOSA 1429 HERMOSA AVE HERMOSA BEACH,CA 90254 3 12/07/2020 PASS ANNUAL 177379 CHEF MELBA'S BISTRO 1501 HERMOSA AVE HERMOSA BEACH,CA 90254 3 01/10/2020 PASS ANNUAL 177844 HERMOSA INK 802 HERMOSA AVE HERMOSA BEACH,CA 90254 3 12/01/2020 CLOSED BIENNIAL 177475 DOTT CORPORATION 810 HERMOSA AVE HERMOSA BEACH,CA 90254 3 12/01/2020 PASS BIENNIAL 177294 BEACH BODIES 822 HERMOSA AVE HERMOSA BEACH,CA 90254 3 12/01/2020 PASS BIENNIAL 177265 LIGHTNING FIT 828 HERMOSA AVE HERMOSA BEACH,CA 90254 3 12/01/2020 PASS BIENNIAL 177450 UNITA 832 HERMOSA AVE HERMOSA BEACH,CA 90254 3 12/01/2020 PASS BIENNIAL 177764 VACANT 910 HERMOSA AVE HERMOSA BEACH,CA 90254 3 12/01/2020 VACANT BIENNIAL 177235 ANGEL HAIR & NAILS 934 HERMOSA AVE 4 HERMOSA BEACH,CA 90254 3 12/01/2020 PASS BIENNIAL 177817 BANZAI BEACH SUSHI 934 HERMOSA AVE 1 HERMOSA BEACH,CA 90254 3 10/24/2020 CLOSED ANNUAL Run Date: 1/5/2021 4:32:39 PM Page 2 of 7 Fire Station/Fire Prevention Unit Inspections FIRE STATION 100 (Sector: All) (Frequency: All) 37 Record #Occupant Name Street Address City, State, Zip Sector Updated Result Frequency 177426 ABIGAIL'S/ OCEAN BAR 1301 MANHATTAN AVE B HERMOSA BEACH,CA 90254 2 10/24/2020 VACANT ANNUAL 177219 ALL ABOUT ME 1326 MONTEREY BLVD HERMOSA BEACH,CA 90254 3 12/01/2020 PASS BIENNIAL 177991 THE REAL ESTATE STORE 1328 MONTEREY BLVD HERMOSA BEACH,CA 90254 3 12/01/2020 PASS BIENNIAL 178708 APARTMENTS - GOLDEN CREST HOA 446 MONTEREY BLVD HERMOSA BEACH,CA 90254 3 12/01/2020 PASS ANNUAL 178000 ROCK N'ROLL CAR WASH 1000 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177452 DEBONAIR CLEANERS II 1100 PACIFIC COAST HWY 3 HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177519 FANTASY BEAUTY AND SPA 1100 PACIFIC COAST HWY 4 HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 178195 FANTASY BEAUTY AND SPA 1100 PACIFIC COAST HWY 5 HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177557 GERALD DRURY PERODONTICS 1100 PACIFIC COAST HWY F HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177593 HEALTH SOURCE 1100 PACIFIC COAST HWY A HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177701 KARABELL AESTHETIC DENTISTRY 1100 PACIFIC COAST HWY B&C HERMOSA BEACH,CA 90254 1 11/10/2020 PASS ANNUAL 178534 ROGER BACON OFFICE 1100 PACIFIC COAST HWY E HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 178533 TRADER JOE'S 1100 PACIFIC COAST HWY 202 HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177889 VACANT 1100 PACIFIC COAST HWY 1 HERMOSA BEACH,CA 90254 1 11/10/2020 VACANT BIENNIAL 177884 OKELL'S FIREPLACE FIXTURES 134 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177225 AMERICAN TIRE DEPOT 1414 PACIFIC COAST HWY 2 HERMOSA BEACH,CA 90254 1 02/06/2020 PASS ANNUAL Run Date: 1/5/2021 4:32:39 PM Page 3 of 7 Fire Station/Fire Prevention Unit Inspections FIRE STATION 100 (Sector: All) (Frequency: All) 38 Record #Occupant Name Street Address City, State, Zip Sector Updated Result Frequency 178021 SAINT ROCKE 142 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 10/25/2020 CLOSED ANNUAL 177523 FELDER'S BODY SHOP 210 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 VACANT ANNUAL 177626 HERMOSA SALOON 211 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 10/24/2020 CLOSED ANNUAL 178013 LUXE 229 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 01/10/2020 PASS BIENNIAL 177581 HAIR ON THE RUN 246 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177947 LOU'S BEAUTY BAR 252 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 178012 VACANT 2701 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 10/25/2020 VACANT ANNUAL 177237 ANYTIME FITNESS 300 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177401 COAST MUSIC CONSERVATORY 300 PACIFIC COAST HWY 101 HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 178006 ROSA'S MEXICAN RESTAURANT 322 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 12/11/2020 PASS ANNUAL 177600 HERMOSA BARBERSHOP 336 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 12/11/2020 PASS ANNUAL 177920 PANACHE BEAUTY & THREADING SALON 344 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 12/11/2020 PASS BIENNIAL 177638 HERMOSA WINE & SPIRITS 400 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 VACANT BIENNIAL 177662 VACANT 422 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 VACANT BIENNIAL 178303 CHRISTIES INTERNATIONAL REAL ESTATE 424 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177959 POISE FITNESS 428 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL Run Date: 1/5/2021 4:32:39 PM Page 4 of 7 Fire Station/Fire Prevention Unit Inspections FIRE STATION 100 (Sector: All) (Frequency: All) 39 Record #Occupant Name Street Address City, State, Zip Sector Updated Result Frequency 177390 CIGAR HOOKAH & BEYOND 432 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177885 OKI DOKI SUSHI 442 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 12/11/2020 CLOSED ANNUAL 177520 FAT TOMATO PIZZA 446 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 12/11/2020 CLOSED ANNUAL 178018 SABRA BEIRUT MIX 500 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 12/11/2020 PASS ANNUAL 177282 BARAN'S 2239 502 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 12/11/2020 PASS ANNUAL 177851 DREAM NAILS 506 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 12/11/2020 CLOSED BIENNIAL 178185 T-MOBILE - HERMOSA BEACH 524 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 12/11/2020 PASS BIENNIAL 177218 ALKA PI WATER HERMOSA 526 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 178165 THE PUPPY ACADEMY 528 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177597 HERMOSA ANIMAL HOSPITAL INC. 560 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 12/11/2020 PASS BIENNIAL 177513 DEUCE ATHLETICS 600 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 12/11/2020 PASS BIENNIAL 177479 DR. AUTO TECH 600 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177503 ENTERPRISE CAR RENTAL 640 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177361 CALIFORNIA MARKING DEVICE, INC 650 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 11/10/2020 PASS BIENNIAL 177784 MARATHON CAR RENTAL/CASEY PREMIUM CARS SALES 802 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 12/11/2020 PASS BIENNIAL 178186 TCP INSURANCE 820 PACIFIC COAST HWY HERMOSA BEACH,CA 90254 1 12/11/2020 PASS BIENNIAL Run Date: 1/5/2021 4:32:39 PM Page 5 of 7 Fire Station/Fire Prevention Unit Inspections FIRE STATION 100 (Sector: All) (Frequency: All) 40 Record #Occupant Name Street Address City, State, Zip Sector Updated Result Frequency 177811 SLATER 50/50 11 PIER AVE HERMOSA BEACH,CA 90254 2 12/07/2020 CLOSED ANNUAL 178025 SALVATORE'S 114 PIER AVE HERMOSA BEACH,CA 90254 2 12/07/2020 VACANT BIENNIAL 178017 S + W 117 PIER AVE HERMOSA BEACH,CA 90254 2 06/26/2020 PASS ANNUAL 177956 PLAYS HERMOSA FISH & OYSTER CO. 19 PIER AVE HERMOSA BEACH,CA 90254 2 09/16/2020 PASS ANNUAL 178063 SILVIOS BRAZILIAN BBQ 20 PIER AVE HERMOSA BEACH,CA 90254 2 09/16/2020 PASS ANNUAL 177455 VACANT 200 PIER AVE 201 HERMOSA BEACH,CA 90254 2 12/07/2020 VACANT BIENNIAL 178335 WATERMANS HB 22 PIER AVE HERMOSA BEACH,CA 90254 2 09/16/2020 PASS ANNUAL 177758 LIGHTHOUSE CAFE 30 PIER AVE HERMOSA BEACH,CA 90254 2 10/25/2020 CLOSED ANNUAL 177383 VACANT 321 PIER AVE HERMOSA BEACH,CA 90254 2 12/07/2020 VACANT BIENNIAL 177431 CREME DE LA CREPE 424 PIER AVE HERMOSA BEACH,CA 90254 2 01/10/2020 PASS ANNUAL 177321 BIKRAM YOGA HERMOSA BEACH 518 PIER AVE HERMOSA BEACH,CA 90254 2 12/07/2020 PASS BIENNIAL 177703 VACANT 518 PIER AVE HERMOSA BEACH,CA 90254 2 12/07/2020 VACANT BIENNIAL 177609 HERMOSA BEACH POLICE 540 PIER AVE HERMOSA BEACH,CA 90254 2 12/07/2020 PASS ANNUAL 177605 LA COUNTY FIRE STATION 100 540 PIER AVE HERMOSA BEACH,CA 90254 2 12/06/2020 PASS ANNUAL 177611 HERMOSA BEACH SURGERY CENTER 555 PIER AVE 1 HERMOSA BEACH,CA 90254 2 08/14/2020 PASS ANNUAL 178724 HERMOSA BEAUTY CENTER - SALON 703 PIER AVE F HERMOSA BEACH,CA 90254 2 01/10/2020 PASS BIENNIAL Run Date: 1/5/2021 4:32:39 PM Page 6 of 7 Fire Station/Fire Prevention Unit Inspections FIRE STATION 100 (Sector: All) (Frequency: All) 41 Record #Occupant Name Street Address City, State, Zip Sector Updated Result Frequency 177856 NEKTER JUICE BAR 703 PIER AVE G HERMOSA BEACH,CA 90254 2 01/10/2020 PASS BIENNIAL 177997 ROBERT KAPUST, O. D., INC.703 PIER AVE C HERMOSA BEACH,CA 90254 2 01/10/2020 PASS BIENNIAL 178175 THE UPS STORE 703 PIER AVE B HERMOSA BEACH,CA 90254 2 01/10/2020 PASS BIENNIAL 177595 HENNESSEY'S TAVERN 8 PIER AVE HERMOSA BEACH,CA 90254 2 09/16/2020 PASS ANNUAL 178037 SCOTTY'S 1100 THE STRAND HERMOSA BEACH,CA 90254 1 09/15/2020 PASS ANNUAL 178122 PAT RYAN SURF 679 VALLEY DR WEST SIDE HERMOSA BEACH,CA 90254 2 01/10/2020 CLOSED BIENNIAL 177950 PILATES ROOM 3205 MANHATTAN AVE HERMOSA BEACH,CA 90266 2 01/03/2020 PASS BIENNIAL TOTAL INSPECTIONS: 103 Run Date: 1/5/2021 4:32:39 PM Page 7 of 7 Fire Station/Fire Prevention Unit Inspections FIRE STATION 100 (Sector: All) (Frequency: All) 42 Code Enforcement CUP Review November 1, 2020 – April 30, 2021 Statistical Data Relating to Business Checks of Alcohol Serving Establishments: Total Establishment Checks 1674 Average Total Checks Per Month 279 Average Total Checks Per Shift 24 Average Checks Per Establishment Per Month 19 *These checks are for: occupancy load, fire exits, floorplans, live entertainment, and overall condition. *Due to the Covid-19 pandemic some restaurants were either closed or had limited restrictions from March 16, 2020 to present date. We regularly patrol all restaurants in operation to ensure all protocols are met. Business Name (Outdoor Dining) Total Checks Nov – Apr 2021 Extended Outdoor Dining Permit Approved 50% Capacity American Junkie 88 Public Property - Plaza Baja Sharkeez 92 Public & Private Property – Rooftop Deck Barnacles 93 Public Property – Street Deck Barsha 79 Private Property – P-lot Chelsea - Closed 0 None Decadence 82 Public Property – Street Deck Dia De Campo 79 Private Property – Laura Tavern P-Lot Greenbelt Restaurant 79 Public Property - Plaza Hennessey’s Tavern 97 Public Property Plaza Hermosa Saloon 11 Private Property – P-Lot Deck Laurel Tavern - Closed 0 None North End Bar 87 Public Property - Street Deck Palmilla 92 Public & Private Property Roof Top Deck Patrick Molloy’s 88 Public Property-Plaza Playa HB Fish & Oyster 92 Public Property 2 locations on Plaza The Brews Hall 35 Public Property – Plaza Saint Rocke – Closed 0 None Silvio’s 90 Public Property Plaza Slater 50/50 (Closed) 0 Private Property – Parking Lot The Deck 102 Public Property – Open Space The Lighthouse 44 Public Property – Plaza – New Management Agave Azul 98 Public Property – Street Deck Tower 12 92 Public & Private Property – Loreta Plaza Underground 15 Opened at 50% Indoors in April 2021 Waterman’s HB 79 Public Property - Plaza Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3884 43 Code Enforcement CUP Review July – December 31, 2020 Statistical Data Relating to Business Checks of Alcohol Serving Establishments: Total Establishment Checks 1940 Average Total Checks Per Month 323 Average Total Checks Per Shift 16 Average Checks Per Establishment Per Month 10 *These checks are for: occupancy load, fire exits, floorplans, live entertainment, and overall condition. Business Name (Outdoor Dining) Total Checks July – Dec 2020 Extended Outdoor Dining Permit Approved 50% Capacity American Junkie 91 Public Property - Plaza Baja Sharkeez 108 Public & Private Property – Rooftop Deck Barnacles 112 Public Property – Street Deck Barsha 72 Private Property – P-lot Chef Melba’s 72 Public Property Chelsea - Closed 0 None Decadence 71 Public Property – Street Deck Dia De Campo 67 Private Property – Laura Tavern P-Lot Greenbelt Restaurant 72 Public Property - Plaza Hennessey’s Tavern 98 Public Property Plaza Hermosa Saloon – Closed 0 Private Property – P-Lot Deck approved once order is lifted to operate Laurel Tavern - Closed 0 None Mosa – Closed 15 Public Property & Private Property – Street Deck North End Bar 72 Public Property - Street Deck Palmilla 93 Public & Private Property Roof Top Deck Patrick Molloy’s 75 Public Property-Plaza Playa Hermosa Fish & Oyster 88 Public Property 2 locations on Plaza Rebel Republic 82 Public Property – Plaza Saint Rocke – Closed 0 None Scotty’s 48 Private Property - 2 places Silvio’s 82 Public Property Plaza Slater 50/50 (Closed) 98 Private Property – Parking Lot Sosta Cucina 62 Public & Back Private Property Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3884 44 *Due to the Covid-19 pandemic some restaurants were either closed or had limited restrictions from March 16, 2020 to present date. We regularly patrol all restaurants in operation to ensure all protocols are met. The Deck 102 Public Property – Open Space The Hook & Plow 55 Public Property – Street Deck The Lighthouse - Closed 0 None The Rockefeller 55 Public Property – Street Deck The Standing Room closed 67 Public Property – Street Deck Tower 12 101 Public & Private Property – Loreta Plaza Underground - Closed 0 None Waterman’s HB 82 Public Property Plaza 45 From: noreply@granicusideas.com [mailto:noreply@granicusideas.com] Sent: Tuesday, June 15, 2021 11:35 AM To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov> Subject: New eComment for Planning Commission Virtual Meeting New eComment for Planning Commission Virtual Meeting Mark Bolour submitted a new eComment. Meeting: Planning Commission Virtual Meeting Item: 4. Oral / Written Communications eComment: Hello, I represent the owner/landlord (S&P Hermosa Parent, LLC) of the property located at 1272 The Strand, Hermosa Beach, CA 90254. This property is currently occupied by The Deck Hermosa Beach, LLC, which operates as a local bar and restaurant. Today, the City brought it to owner/landlord’s attention that The Deck received three administrative citations from Code Enforcement in February and March of 2021 for a variety of infractions, including the violation of indoor capacity and social distancing protocols, allowing patrons to stand and congregate without wearing masks, playing loud music, and serving past the cutoff time when serving is no longer allowed. S&P was further informed by the City that these citations may come up for discussion during the Planning Commission meeting on July 20, 2021. On behalf of S&P, I would like to emphasize to the Planning Commission that The Deck’s lease expires at the end of July 2021 and a new tenant will be taking occupancy soon thereafter. With this upcoming expiration and The Deck’s planned vacation of the property, S&P asks that the Planning Commission refrain from taking any further action against The Deck or the property at this time. Thank you. 46 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0442 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of July 20, 2021 Information Only: Public Hearing Notices and Project Zoning Maps Attachments: 1.Public Notices 2.Project Zoning Maps City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™47 48 City of Hermosa Beach PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public hearing on Tuesday, July 20, 2021, to consider the following: 1. CON 21-2, PDP 21-2, VTPM #83160- Conditional Use Permit, Precise Development Plan and Tentative Parcel Map No. 83160 for a two-unit detached condominium project at 856 Cypress Avenue and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). 2. CUP 21-3 – A request to amend Conditional Use Permit Case No. 19-7 to allow general alcohol (beer, wine, and distilled spirits) at an existing restaurant (MOSA) currently operating with beer and wine only and open for indoor dining service from 7:00 a.m. to 10:00 p.m. Sunday through Thursday and 7:00 a.m. to 11:00 p.m. Friday and Saturday and open for outdoor dining from 8:00 a.m. to 9:00 p.m. daily with no change in business hours of operation located at 170-190 Hermosa Avenue; and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). 3. TEXT 21-2- Consideration of amendments to the Hermosa Beach Municipal Code regarding off-street parking in commercial zones and determination that the project is categorically exempt from the California Environmental Quality Act. SAID PUBLIC HEARINGS shall be held virtually at 6:00 PM, or as soon thereafter as the matter may be heard. THIS MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR GAVIN NEWSOM ON MARCH 17, 2020. ANY OR ALL PLANNING COMMISSION MEMBERS MAY ATTEND AND PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING. MEMBERS OF THE PUBLIC MAY PARTICIPATE BY TELECONFERENCE. ANY AND ALL PERSONS interested are invited to participate and speak at these hearings at the above time. See the meeting agenda or contact CommunityDevelopment@hermosabeach.gov for teleconference participation details. For inclusion in the agenda packet to be distributed, written comments of interested parties should be mailed to the Community Development Department, Planning Division, in care of City Hall at 1315 Valley Drive, Hermosa Beach, CA 90254 or emailed to CommunityDevelopment@hermosabeach.gov by noon of the Tuesday, one week before the meeting. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda for the matter. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Community Development Department, Planning Division, at, or prior to, the public hearing. FOR FURTHER INFORMATION, please contact the Community Development Department, Planning Division, at (310) 318-0242 or CommunityDevelopment@hermosabeach.gov. The Department operates from 7:00 AM to 6:00 PM, Monday through Thursday. A copy of the agenda and staff reports will be available for public review 72 hours in advance of the meeting on the City’s website at www.hermosabeach.gov. Relevant Municipal Code sections are also available on the website. Ken Robertson Director of Community Development 49 8th StPalm DrLoma DrVal ley DrSunset DrBayview DrArdmore AveMonterey B lvd Hermosa AveManhattan Ave7th St 11th St 9th St Cypress Ave10th St 8th PlPier Ave8th Ct 9th Ct 6th StBard St10th Ct 11th Ct ArdmoreAve11th St 11th St 11th St 9th St 7th StCypress Ave10th St 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 Limited Business and Residential C-2 General Commercial C-3 General and Highway 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) 300' Notification Radius Projects Zoning Map Planning Commission Meeting July 20, 2021 APN: 4187-014-024 856 Cypress Avenue Condominium Zone: R-3 50 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0433 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of July 20, 2021 CON 21-2, PDP 21-2, VTPM #83160- Conditional Use Permit, Precise Development Plan and Tentative Parcel Map No. 83160 for a two-unit detached condominium project at 856 Cypress Avenue and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Applicant:Brandon Straus 2447 Pacific Coast Highway Hermosa Beach, CA 20254 Property Owner: Kyle and Wendy Bergstesser 835 Hopkins Way, APT 305 Redondo Beach, CA 90277 Recommended Action: Staff recommends the Planning Commission: 1.Adopt the attached resolution approving the Conditional Use Permit, Precise Development Plan and Tentative Parcel Map No. 83160 for a two-unit detached condominium project at 856 Cypress Avenue, subject to conditions, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Background: GENERAL PLAN:High Density Residential (HD) ZONING:Multiple Family Residential (R-3) LOT SIZE:3,150 square feet PROPOSED SQUARE FOOTAGE:Unit A: 2,060 square feet Unit B: 2,574 square feet PARKING REQUIRED:4 Standard spaces/1 Guest space PARKING PROVIDED: 4 Standard spaces/1 Guest space ON STREET PARKING LOST/GAINED: 0 Lost/1 Gained ENVIRONMENTAL DETERMINATION: Categorically Exempt, CEQA Section 15303(b) (Class 3 Exemption, New Construction or Conversion of Small Structures) th City of Hermosa Beach Printed on 2/20/2024Page 1 of 6 powered by Legistar™51 Staff Report REPORT 21-0433 The subject site is located on the east side of Cypress Avenue where 8th Street terminates at Clark Field to the north. The 3,150 square foot lot contains a single-family residence. There is currently one nonconforming enclosed parking space located at the front of the lot. The applicant proposes to demolish the existing building and construct two detached residential condominium units on the subject site. The applicant proposes to provide parking access from Cypress Avenue through a shared driveway on the south side of the lot. There is currently no curb on the public-right-of way in front of the property. The existing right-of-way consists of brick pavement and a concrete driveway leading to the garage. The applicant proposes to improve the site with curb and gutter and a 9’1” concrete driveway. As a result, the new improvements would create one on-street parking space on Cypress Avenue. Both units (A and B) propose a three-floor dwelling unit that with their front door entries facing Clark Field to the north. The project would contain a two-car garage, and entry hall, and a guest bedroom and bathroom on the first floor; three bedrooms, two bathrooms, and a laundry on the second floor; a kitchen, dining room, powder room, a family room, and two decks on the third floor; and access to the roof deck above the third floor. Analysis: A proposal to construct a condominium project requires findings for consideration of a Precise Development Plan, Conditional Use Permit, and the Vesting Tentative Parcel Map pursuant to Government Code Section 66474 and as set forth in Hermosa Beach Municipal Code (HBMC) Sections 16.08.060, 17.40.020, and 17.58.030. CEQA Compliance: The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures, because the proposal pertains to construction of limited numbers (two) of new, small structures. More specifically, the project is comprised of multi-family residential structures in an urbanized area, totaling no more than six dwelling units. Moreover, none of the exceptions to the Categorical Exemption apply, nor would the project result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and would not cause a substantial adverse change in the significance of a historical resource. City of Hermosa Beach Printed on 2/20/2024Page 2 of 6 powered by Legistar™52 Staff Report REPORT 21-0433 Basic Zoning Standards: The project complies with the requirements of the Zoning Ordinance, including the R-3 zone and design standards for condominiums in HBMC Section 17.22. CRITERIA REQUIRED PROPOSED Minimum Lot Area for 2 Units 2,640 Sq. Ft. (1,320 sq ft per unit) 3148.19 Ft (1,574 sq ft per unit) Lot Coverage Maximum 65%64.4% Height Maximum 30’30’ Front Yard Setback Minimum 5’5’ Minimum Side Yard Setback:3’ 3’ Rear Yard Setback (1st/2nd and 3rd floors) 5’5’ Total Parking Spaces 5 spaces total 5 spaces total Garage Parking Spaces 4 (2 per unit)4 (2 per unit) Guest Parking Space 1 space 1 space Turning Radius 24’27’ Open Space Per Unit 300 Sq. Ft.Unit A: 301 Sq. Ft. Unit B: 362.9 Sq. Ft. Minimum Unit Size (4 bedroom condominium) Units 1 & 2: 1,530 Sq. Ft. each Unit A: 2,060 Sq. Ft. Unit B: 2,574 Sq. Ft. Storage Area Per Unit 200 Cu. Ft.200 Cu. Ft. per Unit (Located in the Garage) Solid Waste Area Per Unit Screened area for 6 bins (3 bins each unit) at 2.5’ by 2.5’ each Located at grade behind the guest parking space Covenants, Conditions and Restrictions (CC&R’s) have been submitted and would be reviewed by Planning Division for compliance with applicable sections of the zoning ordinance and this entitlement, should the Planning Commission approve. Access and Parking: Access to the on-site parking is provided through a shared 9’1” foot wide driveway approach that is located on the south side of the lot. The driveway approach would be improved and brought into compliance with current code requirements. The driveway extends to the rear of the Unit B garage and the shared guest parking space. The proposal would improve the curb cut and sidewalk so there would be a gain of one on-street parking space on Cypress Avenue. City of Hermosa Beach Printed on 2/20/2024Page 3 of 6 powered by Legistar™53 Staff Report REPORT 21-0433 Landscape and Green Measures: All plants must be water conserving as required by the Hermosa Beach Water Conservation and Drought Management Plan (HBMC Section 8.56) and Water Efficient Landscaping (HBMC Section 8.60). The landscape plan includes a mixture of variegated fortnightlily, giant bird of paradise, little john bottlebrush, pink stripe flax, and la jolla bougainvillea. The project is conditioned to ensure that all planting materials and trees comply with HBMC Section 8.60, Water Efficient Landscaping. The project must comply with Section 8.44 Hermosa Beach Stormwater and Urban Runoff Pollution Control Regulations. Additionally, 65% of demolition debris must be recycled, and cement used in foundation mix design must be reduced by not less than 20%, among other requirements. Hermosa Beach’s Electrical Code (Section 15.32) requires installation of conduit sized to accommodate solar energy and solar thermal systems. As part of a separate permit with the Department of Public Works, the applicant is proposing a 1000 square foot encroachment to the north of the property closest to Clark Field. The encroachment area includes a mixture of artificial turf and medium to medium low plantings. The existing retaining wall is proposed to remain. Compatibility with surrounding area: The subject site is zoned R-3 Two-Family Residential with similar residentially zoned properties to the east, south and west. Similar residential development is found in the surrounding area comprised primarily of multi-story, multi-family residences with some single-story single-family residences. The proposed layout of the building is consistent with multiple-family residential buildings in the immediate neighborhood consisting of both attached and detached two-unit condominiums on a lot with shared driveways leading to parking courtyards which provide vehicle access to the units. Subdivision Map: The applicant has applied for a Vesting Tentative Parcel Map No. 83160. A vesting tentative parcel map grants vested rights to proceed with a project in accordance with the ordinances, polices and standards in effect at the time the application for approval of the vesting tentative map is completed. The proposed two-unit condominium is on an existing 3,150 square foot lot, with a 30-foot lot width. The R-3 zone requires a minimum lot size of 1,320 square feet per unit; thus allowing a maximum of two dwelling units on the 3,150 square foot lot. The lot is similar to surrounding lot sizes and lot widths within the same zone, and the General Plan Land Use designation for lots in the vicinity, and thus complies with Hermosa Beach ordinances regarding subdivision of lots. The project is conditioned upon payment of Park and Recreation Area Dedication fees for each unit as there is inadequate area on-site for land dedication per City required Parks and Recreation Area fees. The proposed two-unit condominium can connect to the existing utilities that service the residential uses in the immediate neighborhood. In addition, the existing utilities have the capacity to serve the proposed development. The submitted plans were preliminarily reviewed by the Fire Department, Public Works Department, and Building & Safety Division, and no major concerns were identified. City of Hermosa Beach Printed on 2/20/2024Page 4 of 6 powered by Legistar™54 Staff Report REPORT 21-0433 The proposed subdivision and improvements are compliant with criteria for approval of a subdivision map and are not likely to cause serious public health problems within the proposed subdivision. The design of the proposed subdivision is compatible with the immediate residential environment. General Plan Consistency: The proposed two-unit condominium is located within the High Density Residential (HD) General Plan Land Use designation area; the purpose of this designation is to provide a range of residential housing types to serve the varying living accommodation needs or desires of the community. The intent of this designation is to preserve and contribute to the inventory of diverse housing types available to residents and offer alternatives to single-family residential development. The designation allows for a variety of high density building types and development patterns. This designation provides a range of residential building formats including condominiums, townhouses, duplex/triplex, and apartment buildings. The appropriate density range is between 25.1 to 33.0 dwelling units per acre. The subject site is also located within the Sand Section Neighborhood character area as indicated in the City’s General Plan, which accommodates a range of small-scale apartments adjacent to single- family homes and integrates a mixtures of housing types. The intent to enhance multi-modal connectivity and access while preserving the building form, scale, and orientation in this neighborhood. Through new multi-modal connections, convenient access to community parks and the Greenbelt is provided and helps to maintain the compact urban format and highly connected street network of this neighborhood. Building Design and Orientation discourages flat, box-like front facades in favor of greater articulation; garages and parking are typically accessed through alleyways or driveways that extend behind buildings; this area includes prevailing setback requirements for front, side, and rear setbacks that vary from block to block. The proposed project is consistent with the HD Land Use designation in that it would contribute to the residential neighborhood as a multi-family (two-unit on a single lot) development and meets the intent of the Sand Section Neighborhood character area with a density of 27.6 dwelling units per acre and through providing garages and parking behind the buildings. The design of the detached two-unit development is consistent with the Sand Section Neighborhood character area in that the driveway extends behind the buildings, the front building provides a 5-foot front yard setback to match the prevailing setback on this street, and both units have been designed with building articulation elements such as staggered building facades, vertical and horizontal architectural bands and columns and large balconies and roof decks with a mixture of architectural finishes. Land Use Goal 2 states “While each neighborhood in Hermosa Beach is distinct, they each provide a variety of housing types, densities, designs and mix of uses and services that collectively reflect the small beach town character. The diversity of building types responds to the diversity of the city’s population and the desire to create interesting and varied neighborhoods.” City of Hermosa Beach Printed on 2/20/2024Page 5 of 6 powered by Legistar™55 Staff Report REPORT 21-0433 Specifically, Land Use Goal 2 Policy 2.1 states “Neighborhoods are complete and well-structured by encouraging, where appropriate, the following characteristics including having homes with entries and windows facing the street. The proposed design features implement the following PLAN Hermosa goals and many of its policies in the Land Use policies 1.6 Scale and Context., 2.1 Complete Neighborhoods, 2.3 Balanced Neighborhoods, 2.6 Diversity of building types and styles, 2.7 Context sensitive design, 5.1 Scale and Massing, 5.6 Eclectic and diverse architecture, and 6.9 Shared driveways. Summary: The project and Vesting Tentative Parcel Map as conditioned are consistent with the zoning code, subdivision laws and other relevant provisions of the Municipal Code, and the site is physically suitable for the type and density of proposed development. Therefore, staff recommends adoption of the attached resolution approving the Conditional Use Permit, Precise Development Plan, Vesting Tentative Parcel Map #83160 for a two-unit detached condominium project at 856 Cypress Ave, and determine the project is Categorically Exempt from the California Environmental Quality Act (CEQA). Attachments: 1.Draft Resolution 2.Applicant Submittal (Architectural plans, Landscape Plan, Tentative parcel map) 3.Site Photos 4.Radius Map 5.Poster Verification Respectfully Submitted by: Melanie Emas, Assistant Planner Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 6 of 6 powered by Legistar™56 1 P.C. Resolution 21-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN AND VESTING TENTATIVE PARCEL MAP NO. 83160 FOR A TWO-UNIT DETACHED CONDOMINIUM PROJECT AT 856 CYPRESS AVENUE, LEGALLY DESCRIBED AS LOT 1 IN BLOCK “C” OF TRACT NO. 1677, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 20 PAGE 184 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY AND DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed on November 11, 2020, by the applicant Brandon Straus, for development of property located at 856 Cypress Avenue, seeking approval of Conditional Use Permit 21-2, Precise Development Plan 21-2, and Vesting Tentative Parcel Map No. 83160 for a proposed two-unit detached residential condominium. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the subject application on July 20, 2021, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 3. The Planning Commission hereby finds, determines, and declares the project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures because the proposal pertains to construction of limited numbers (two) of new, small structures. More specifically, the project is comprised of multi-family residential structures in an urbanized area, totaling no more than six dwelling units. Moreover, none of the exceptions to the Categorical Exemption apply, nor would the project result in a significant cumulative impact of successive projects of the same type in the same place over time, or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and would not cause a substantial adverse change in the significance of a historical resource. Section 4. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines and declares pertaining to the application for a Vesting Tentative Parcel Map pursuant to the California Government Code Section 66474 and Section 16.08.060 of the Municipal Code. 1.The proposal is consistent with the General Plan in that it does not impede the City’s abilityto meet its General Plan goals and purpose of the High Density (HD) Residential designation that allows for multiple dwellings. The proposal meets the HD designation because it would provide two-units on a 3,150 square foot lot. As conditioned, the proposal is consistent with 9.1 Supplemental Information 57 2 applicable development standards set forth in the Hermosa Beach Municipal Code (HBMC) for the R-3 zone. 2. The site is physically suitable for a two-unit detached residential condominium project. The two-unit detached residential condominium project contains a total of five on-site parking spaces with four spaces located within garages and one shared guest parking space. This development complies with all development standards and does not require approval of a deviation. 3. The subdivision and improvements provide for adequate drainage, sanitation and potable water, underground utilities, parking and construction requirements, and therefore are not likely to cause public health problems. The project as conditioned would provide permeable surfacing and storm water retention facilities to the maximum extent feasible per HBMC Section 8.44.095 and any additional non-percolated or retained storm water would be conveyed to an onsite subsurface infiltration system as required by HBMC Section 8.44.095 subject to maintenance agreements. 4. The proposed subdivision would front on a public street, would provide vehicular access from Cypress Avenue, and does not exhibit dedicated public easements. Therefore, the subdivision and improvements would not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. 5. Design of the proposed subdivision as conditioned is generally compatible and consistent with applicable elements of the City’s General Plan, and with the prevailing approximately 3,150 square foot lot sizes and prevailing approximately 30-foot lot frontages in the immediate environment. In addition, design of the proposed subdivision is consistent with purposes of the General Plan land use designation, density, applicable HBMC development standards, parking, access, and services are provided. 6. The project, as conditioned, would conform to all zoning requirements including, but not limited to setbacks, lot coverage, open space, building height, and parking. The project also conforms to all condominium standards including, but not limited to private storage space, minimum unit sizes, architecture and building layout, landscaping, and would be compatible with neighboring properties that are developed with similar multi-story multi-family residences. 7. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project is categorically exempt from CEQA pursuant to CEQA Guidelines Sections 15303(b) since the project is construction of a limited numbers (two) of new, small structures. 8. The proposed subdivision would be consistent with the prevailing lot patterns and is not likely to reduce property values in the surrounding neighborhood area because the project is similar to surrounding development, consists only of the division of airspace at less than the maximum density allowed, and conditions have been placed on the project to ensure compatibility. 58 3 Section 5. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines and declares pertaining to the application for Conditional Use Permit and Precise Development Plan pursuant to Sections 17.40.020 and 17.58.030 of the Municipal Code. 1. Distance from existing residential uses in relation to negative effects; The subject site is zoned R-3 Multiple-Family Residential with similar residentially zoned properties to the east, south and west of the subject site. The subject site is large enough to accommodate two units. Similar residential development is found in the surrounding area comprised primarily of multi-story, multi-family residences with some single-story single-family residences. 2. The amount of existing or proposed off-street parking in relation to actual need; The proposed two-unit condominium would provide vehicular access through a shared driveway located on the south side of the subject site from Cypress Avenue leading to two two-car garages, which provides a total of four off-street enclosed parking spaces on-site. In addition, one shared on-site guest parking space would be provided, adjacent to the Unit B garage. 3. The combination of uses proposed, as they relate to compatibility; The subject site is zoned R-3 Multiple-Family Residential with similar residentially zoned properties to the east, south and west. Similar residential development is found in the surrounding area comprised primarily of multi-story, multi-family residences with some single-story single-family residences. The proposed layout of the building is consistent with multiple-family residential buildings in the immediate neighborhood consisting of both attached and detached two-unit condominiums on a lot with shared driveways leading to parking courtyards which provide vehicle access to the units. 4. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area; Although some additional traffic volume is anticipated by replacing a single-family dwelling with a two-family dwelling, Cypress Avenue is designated in the General Plan as a local street and has sufficient capacity to serve the proposed development and surrounding neighborhood. 5. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; The proposed two-unit condominium would not have signs, thus would be compatible with the residential character of the area. Nevertheless, it is important to consider the architectural style (décor) as part of this approval. The applicant is proposing a contemporary style, which can be found on other properties in the neighborhood. Accordingly, the décor of the building would be compatible with the existing residences in the area. 59 4 6. Building and driveway orientation in relation to sensitive uses, e.g., residences, schools, churches, hospitals and playgrounds; The proposed design of the two-unit condominium is consistent with same aspects of the desired building form and character of the Sand Section Neighborhood character area. Both units would have a main entryway to the building oriented accessed from the north side yard. The proposed 5’ front yard setback is appropriate and consistent with surrounding development. Vehicular access is provided from a shared driveway located on the south side of the subject site from Cypress Avenue leading to two two-car garages and to one shared guest parking space, with a total of five off-street parking spaces on the subject site. The public right-of- way would be improved with a 4-foot-wide sidewalk on Cypress for pedestrian access. There subject site is located adjacent to the Clark Field and 0.2 miles from the Greenbelt which are the nearest sensitive uses and the building and driveway orientation are consistent with the General Plan and Municipal Code standards and therefore impacts to nearby sensitive uses are not anticipated with the project. 7. Noise, odor, dust and/or vibration that may be generated by the proposed use; The proposed two-unit detached condominium is not anticipated to create adverse impacts because the proposed use of the property is residential, which is consistent with the use of the surrounding residential neighborhood. Construction of the two-unit condominium would cause temporary noise, odor, dust, and vibration, but they would be ceased when the construction has been completed. 8. Impact of the proposed use to the city’s infrastructure, and/or services; There is sufficient capacity to serve the proposed two-unit condominium. The proposed residential use would have similar demand on the current infrastructure and services because the proposal would maintain the same number of units from the existing subject site. 9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms; The proposed two-unit condominium does not create adverse environmental impacts because the proposed residential use and building design is consistent with surrounding uses and development within the neighborhood and complies with all applicable criteria set forth in the Hermosa Beach Municipal Code and General Plan. Nevertheless, multiple conditions of approval have been incorporated into this action. With these conditions, any potential impact would be mitigated. 10. Other considerations that, in the judgment of the planning commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. None noted. 60 5 Section 6. Based on the foregoing, the Planning Commission hereby approves the subject Conditional Use Permit 21-2, Precise Development Plan 21-02, and Vesting Tentative Parcel Map No. 83160 for a two-unit detached condominium subject to the following Conditions of Approval: 1. The development and continued use of the property shall be in conformance with submitted plans received and approved by the Planning Commission at its meeting of July 20, 2021. Minor modifications that do not affect scale, type, location or intensity of uses or impacts thereof may be approved by the Community Development Director when not in conflict with the findings or conditions of this permit. 2. The project shall fully comply with all requirements of the R-3 Zone as applicable and the Condominium Ordinance in Chapter 17.22 of the Municipal Code, including but not limited to: a) Height, including required roof deck railings, shall fully comply with the 30-foot height limit. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. b) Design and construction shall comply with HBMC Section 17.22.060 except as specifically stated in this Resolution. c) Conduit to accommodate roof mounted alternative energy equipment for solar energy and solar thermal shall also be supplied per HBMC Section 15.32.140. d) The requirements of HBMC Section 17.22.060(F) and (G) shall be shown on structural plans and reviewed at the time of Building Division Plan Check. e) A minimum of 200 cubic feet of storage area shall be provided for each unit in accordance with HBMC Section 17.22.060(E). f) Designated, screened solid waste storage areas, a minimum of 2.5’ x 2.5’ (length times width) each, for three solid waste storage bins shall be shown on the site plan compliance with HBMC Chapter 8.12. 3. The submitted Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed and approved by the Community Development Director in conformance with HBMC Section 17.22.050 and conditions of this approval prior to the issuance of Building Permits. a) Proof of recordation of approved CC&Rs shall be submitted to the Community Development Director prior to the issuance of Certificate of Occupancy. b) Five parking spaces (four garage spaces and one shared guest parking space) shall be maintained on-site. All parking spaces shall remain available for parking and shall not be used for storage or other purposes. Storage of boats, trailers, and recreational vehicles shall not be allowed and the CC&Rs shall reflect this condition. 61 6 4. 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 Hermosa Beach Municipal Code. 5. Two copies of a Final Landscape Plan, consistent with landscape plans approved by the Planning Commission, indicating size, type, quantity and characteristics of landscape materials shall be submitted to the Community Development Department and Planning Division for review and approval prior to the issuance of Building Permits. The Final Landscape Plan shall also include the following: a) The applicant shall provide a landscape plan to comply with HBMC Sections 17.22.060(H), 8.60.060, and 8.60.070 to the satisfaction of the Community Development Director and Public Works Director. b) An automatic landscape sprinkler system consistent with HBMC Section 17.22.060(H) shall be provided, and shall be shown on plans (Building Permits are required). 6. Architectural treatments and accessory facilities shall be as shown on building elevations, site and floor plans. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. In addition: a) All parking dimensions shall comply with HBMC Chapter 17.44. Roll-up automatic garage doors shall be installed on all garage door openings and clearly indicated on floor plans. b) Driveway transitions shall comply with HBMC Section 17.44.120(D). c) All exterior lighting shall be downcast, fully shielded and illumination shall be contained within the property boundaries. Lighting shall be energy conserving and motion detector lighting shall be used for all lighting except low-level (3 feet or less in height) security lighting and porch lights. Lamp bulbs and images shall not be visible from within any onsite or offsite residential unit. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties. d) Any satellite dish antennas and/or similar equipment shall comply with HBMC Section 17.46.240. 7. The plans shall comply with HBMC Section 8.44.095 and install permeable surfaces in the driveway, guest parking space and other non-landscaped areas to the maximum extent feasible. If providing water-permeable surfaces on at least 50% of exterior surface area is not feasible and incorporating measures in 8.44.095 to the extent practicable to infiltrate the volume of runoff produced by a 0.80 inch twenty four (24) hour rain event, then the applicant shall infiltrate runoff on-site. In the event that subsurface infiltration 62 7 is required, plans shall designate the exact location of the subsurface infiltration system, the applicant shall enter into a maintenance agreement with the City (prior to final map approval) for the ongoing infiltration, and provide a surety bond to the City to guarantee that on-site, subsurface infiltration is achieved. The amount of the bond shall be determined by the Building Division. All other drainage shall be routed to an off-site facility or on-site permeable area approved by the City. To the extent possible, a portion of roof drainage shall be routed to on-site permeable areas. No drainage shall flow over any driveway or sidewalk. If the drainage of surface waters onto the property requires a sump pump to discharge waters onto the street, the property owner(s) shall record an agreement to assume the risk associated with use and operation of said sump pump, release the City from any liability, and indemnify the City regarding receipt of surface waters from the property. The recorded agreement must be filed with the City prior to issuance of the Certificate of Occupancy. 8. The plans and construction shall comply with all requirements of the Building Code in Title 15 and Green Building Standards in Chapter 15.48. Water conservation practices set forth in Section 8.56.070 shall be complied with and noted on construction plans. 9. Two copies of final construction plans, including site, elevation and floor plans, which are consistent with the conditions of approval of this conditional use permit, shall be reviewed and approved by the Planning Division for consistency with Planning Commission approved plans and this Resolution prior to the submittal to the Building Division for Plan Check. 10. Prior to the submittal of structural plans to the Building Division for Plan Check the permittee and the owners of the property involved shall file at the office of the Planning Division of the Community Development Department an Affidavit of Acceptance stating that they are aware of, and agree to and accept, all of the conditions of this permit. The permittee shall record with the Los Angeles County Recorder’s Office the Affidavits of Acceptance and Resolution(s), and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 11. The applicant shall submit all required plans and reports to comply with the City’s construction debris recycling program including manifests from both the recycler and County landfill; at least 65% of demolition debris associated with demolition of the existing improvements and new construction shall be recycled. 12. The address of each condominium unit shall be conspicuously displayed on the street side of the buildings with externally or internally lit numbers and the method for illumination shall be shown on plans. Address numbering and display shall be subject to approval by the Community Development Department. 13. Civil engineering plans shall be prepared by a licensed civil engineer and conceptually approved by the Hermosa Beach Public Works Department prior to submitting an application for Building Permits to the Community Development Department. Complete civil engineering plans shall address grading, undergrounding of all utilities, 63 8 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 Hermosa Beach Municipal Code and Public Works specifications, and shall be filed with the Community Development Department. 14. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on street. 15. A minimum of one 24-inch box size tree shall be provided within the front planter fronting Cypress Avenue and the tree species shall be listed on the Public Works Department’s Approved Tree List. 16. Project construction shall protect private and public property in compliance with HBMC Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including if required, an approved Residential or Commercial Encroachment Permit. 17. Sewer flow rate for upstream and downstream manhole along with manhole rim/lid elevations must be submitted prior to grading and plan check. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 18. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 19. Sewer main work may be required after review of sewer lateral video. 20. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44) and must implement Low Impact Development Standards, and submit at time of grading and plan check along with an erosion control plan. 21. The Final Map shall comply with all requirements of the Subdivision Map Act and Chapter 16.08 of the Municipal Code. 22. Prior to filing of the Final Map, applicant shall pay to the City of Hermosa Beach Park and Recreation Area Dedication fees per unit in lieu of onsite parkland dedication pursuant to Chapter 16.12. 23. Prior to approval of the Final Map, and prior to issuance of a Certificate of Occupancy, outstanding assessments must either be paid in full or apportioned to any newly created parcels. Notice of same shall be provided to the Community Development Director. Assessment payoff amounts may be obtained by calling the City’s Assessment Administrator at (800) 755-6864. Applications for apportionment may be obtained in the Public Works Department. 64 9 24. Prior to issuance of a Building Permit, abutting property owners and residents within 100 feet of the project site shall be notified of the anticipated date for commencement of construction. a) The form of the notification shall be provided by the Planning Division of the Community Development Department. b) Building permits would not be issued until the applicant provides an affidavit certifying mailing of the notice. 25. Project construction shall conform to the Noise Control Ordinance requirements in HBMC Section 8.24.050. Allowed hours of construction shall be printed on the building plans and posted at construction site. 26. Traffic control measures, including flagmen, shall be utilized to preserve public health, safety, and welfare. 27. Approval of these permits shall expire twenty-four (24) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration would be provided. 28. The Planning Commission may review this Conditional Use Permit, Precise Development Plan and Vesting Tentative Map and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the subject use. 29. 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. Section 8. This permit 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 an Affidavit of Acceptance stating that they are aware of, and agree to and accept, all of the conditions of this permit. The Conditional Use Permit, Precise Development Plan, and Vesting Tentative Map shall be recorded with the Affidavit of Acceptance, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 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. 65 10 To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. Section 9. 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. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. 21-XX is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at its regular meeting of July 20, 2021. Marie Rice, Chair Ken Robertson, Secretary July 20, 2021 Date 66 67 68 69 CYPRESS AVENUE CYPRESS AVENUE CYPRESS AVENUE CYPRESS AVENUE CYPRESS AVENUE 70 CYPRESS AVENUE 71 CYPRESS AVENUE 72 73 74 75 76 77 78 79 80 81 82 3. Site Photos 83 84 85 86 87 5. Poster Verification 88 89 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0443 WITHDRAWN. CUP 21-3 - A request to amend Conditional Use Permit 19-7 to allow general alcohol (beer, wine, and distilled spirits) at an existing restaurant (MOSA) currently operating with beer and wine only and open for indoor dining service from 7:00 a.m. to 10:00 p.m. Sunday through Thursday and 7:00 a.m. to 11:00 p.m. Friday and Saturday and open for outdoor dining from 8:00 a.m. to 9:00 p.m. daily with no change in business hours of operation located at 170-190 Hermosa Avenue; and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). CITY OF HERMOSA BEACH COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM Date: July 20, 2021 To: Honorable Chairperson and Members of the Planning Commission From: Ken Robertson, Community Development Director Subject: Conditional Use Permit Case No. 21-3; 170-190 Hermosa Avenue Background On June 24, 2021, the City of Hermosa Beach received an application from Mary Ann Lombardo of Build It Strong Enterprise, LLC for a proposed Conditional Use Permit (CUP) amendment. The request proposed to change the type of alcohol served at an existing restaurant (MOSA) from limited to beer and wine only, to general alcohol (beer, wine, and distilled spirits). MOSA is located within the C-1 Neighborhood Commercial Zone. Pursuant to Hermosa Beach Municipal Code (HBMC) section 17.26.030, on-sale alcohol beverage establishments are not permitted in the C-1 Zone. Section 17.04.50 defines alcohol beverage establishments, on-sale as:“sale of alcoholic beverages (beer, wine, spirits) for consumption on the premises whether in conjunction with a restaurant, or as a bar or cocktail lounge or in conjunction with a nightclub.” The only permission for alcohol service in the C-1 Zone is for “restaurants with on-sale alcohol limited to beer and wine.” Since the HBMC does not allow for full alcohol in the C-1 zone, the application has been withdrawn. We have communicated this information to the applicant and applicant has acknowledged the information. No further action is required at this time. City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™90 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0434 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of July 20, 2021 TEXT 21-02 - Consideration of amendments to the Hermosa Beach Municipal Code regarding off- street parking in commercial zones and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommended Action: Staff recommends the Planning Commission: 1.Adopt the attached resolution recommending the City Council adopt a text amendment to the Hermosa Beach Municipal Code regarding off-street parking in commercial zones and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Background: On August 22, 2017, the Hermosa Beach City Council unanimously adopted its first general plan update since 1979, PLAN Hermosa. PLAN Hermosa is the culmination of a multi-year community- wide effort to reflect on the community and its future and articulates a shared vision. Zoning and subdivision regulations are one of the primary tools a city has for implementation of its general plan. Zoning and subdivision regulations translate the policies of a general plan into parcel specific regulations, including land use regulations and development standards. The type and intensity of land uses that are permitted and how they perform will be critical to achieving PLAN Hermosa’s vision for neighborhood preservation and enhancement, economic development, coastal resource protection, environmental sustainability, and community health. The targeted parking amendments are one part of the comprehensive zoning code update which seeks to update the City’s zoning and development standards to implement PLAN Hermosa. Previous planning documents that informed the targeted amendments include recommendations in the Zoning Code Assessment Report (See Attachment 4), the General Plan and related parking goals and policies (See Attachment 6), the Coastal Zone Parking and Management Study (See Attachment 10), and the 2014 Downtown Core Revitalization Strategy Recommendations (See Attachment 12). Stakeholder interviews conducted as part of the Zoning Code Assessment and members of the Stakeholder Advisory Group for the Economic Development Committee indicated parking as a restriction to redeveloping and attracting new businesses to Hermosa Beach. Each group cited amending the parking standards as a community priority, to be addressed ahead of the comprehensive zoning code update. The City moved forward with this recommendation, seeking to City of Hermosa Beach Printed on 2/20/2024Page 1 of 8 powered by Legistar™91 Staff Report REPORT 21-0434 lift barriers to development, promote the economic vitality of the City’s commercial areas, and supports small-scale commercial establishments. Staff will bring back the comprehensive zoning code update for Planning Commission consideration and recommendation at a later meeting. Past Meetings Meeting Date Description March 4, 2020 Joint City Council/Planning Commission Study Session -Introduction to the Zoning and Subdivision Ordinance Assessment to Receive Feedback May 19, 2020 Planning Commission -The Final Zoning and Subdivision Ordinance Assessment Presented to the Planning Commission February 17, 2021 Economic Development Stakeholders Advisory Working Group - Introduction to the Targeted Parking Amendments to Receive Feedback March 1, 2021 Economic Development Committee -Introduction to the Targeted Parking Amendments to Receive Feedback March 3, 2021 Joint City Council/Planning Commission Study Session -Introduction to the Comprehensive Zoning and Subdivision Ordinance to Receive Feedback April 20, 2021 Planning Commission -Commissioner Item to Provide Input as a Follow- up to the March 3rd Zoning Code Update Study Session Analysis: The proposed changes focus on flexibility, adaptive re-use, and allowing investment in small projects that would otherwise require additional parking or costly parking in-lieu fees. The following analysis summarizes the proposed text amendments: Modify HBMC Section 17.26.050. The Zoning Code currently restricts limited outdoor dining on private property to 200 square feet (with no additional parking requirements), with no alcoholic beverage service, and no dining on roof decks. The proposed changes would allow limited outdoor dining on private property up to 400 square feet (with no additional parking requirements), allow alcoholic beverage service, and allow dining on roof decks. There are no changes to the allowed operational hours which limits outdoor dining to 7:00am - 11:00pm in the C2 and C3 Zones and 7:00am - 10:00pm in all other zones that the use is allowed, and the use will still require an administrative permit. Modify HBMC Chapter 17.44 (Off-street parking).The targeted parking amendments focus on flexibility, adaptive re-use, and allowing investment in small projects that would otherwise require additional parking or costly parking in-lieu fees. Change of Use The current zoning code requires changes of use to a more intensive use (e.g. from an office 1:250 sq ft to a restaurant 1:100 sq ft) to provide additional parking for the increased parking requirement. Except, in the Downtown District, non-restaurant uses less than 5,000 square feet changing to a restaurant must provide all required parking, with no parking credit allowed for the existing or prior use. City of Hermosa Beach Printed on 2/20/2024Page 2 of 8 powered by Legistar™92 Staff Report REPORT 21-0434 The proposed changes allow a change of use without requiring additional parking provided there is no change in building square footage and the new use is not a late-night alcohol establishment. Currently, in the Downtown District, all development must provide required parking on site for the proposed use, without consideration of whether it is a ground floor retail use. The proposed change would allow for no on-site parking for the first 5,000 square feet of ground floor non-residential, non-office, and non-late night alcohol establishment use in the Downtown and C-1 Zones. Flexibility in Meeting the Parking Requirements Any addition in the current code requires additional parking for the additional square footage. The proposed changes would allow a limited amount of additional square footage without requiring additional parking (10% or 500 square feet whichever is greater), after which additional parking would be required for the addition, but not for the entire site provided that the use is not a late-night alcohol establishment. The code currently contains specific limitations to discretionary parking programs (e.g. parking plans, common parking facilities, and Downtown in-lieu fees. The proposed changes remove these specific limitations within discretionary parking programs and allows the Planning Commission to weigh merits of request (e.g. common parking facilities), and refines allowances for flexibility in parking design (e.g. tandem parking, valet parking, mechanical parking). Modify HBMC Section 17.52.035. The proposed changes eliminate requirements for buildings nonconforming to parking requirements in a commercial or manufacturing zones to support the proposed changes to HBMC Chapter 17.44 (Off-street parking). Environmental Determination: Modifications to the Zoning Code are considered a project under the California Environmental Quality Act (CEQA); however, the activity of recommending the text amendment to City Council is exempt pursuant to CEQA Guideline Section 15061(b)(3), which states that CEQA applies only to projects which have the potential for causing a significant effect on the environment. The proposed text amendment serves to establish general standards for off-street parking requirements. Individual projects that are subject to the zoning code would still require individual review for conformance with CEQA. Therefore, the proposed amendment is exempt from CEQA. City of Hermosa Beach Printed on 2/20/2024Page 3 of 8 powered by Legistar™93 Staff Report REPORT 21-0434 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: Governance Element Goal 5. Small beach town character is reflected throughout Hermosa Beach. Policies 5.1 Residential and commercial compatibility. Provide a balance between residential and commercial uses and strive to ensure their compatibility. 5.2 Development decisions. Strive to conduct the development review process in a consistent and predictable manner. 5.3 Clear regulations. Establish clear, unambiguous regulations and policies to clearly communicate the City’s expectations for new development. 5.4 Guidelines and standards. Provide for clear development guidance, standards, and rules by developing tools and guidelines to illustrate concepts of local character. 5.5 Community benefits. Consider incentives for new development that provides a substantial economic benefit to the community such as retail sales taxes, transient occupancy taxes or higher-paying jobs. Prohibit the provision of incentives that outweigh the direct benefits from the use. 5.6 Revitalization incentives. Develop and provide incentives to assist developers in revitalization and rehabilitation of existing structures, uses and properties. 5.7 Visitor and resident balance. Recognize the desire and need to balance visitor-serving and local-serving uses as a key to preserving character and the economic vitality of the community Goal 6. A broad-based and long-term economic development strategy for Hermosa Beach that supports existing businesses while attracting new business and tourism. Policies 6.1 Long-term economic development. Support the development and implementation of long-term economic development strategies that seek to establish and keep new businesses and a strong middle class in Hermosa Beach over the decades to come. City of Hermosa Beach Printed on 2/20/2024Page 4 of 8 powered by Legistar™94 Staff Report REPORT 21-0434 6.2 Regional presence. Encourage economic development strategies that will make Hermosa Beach a driving force and jobs center behind the regional economy of the South Bay region. 6.3 Diversified economy. Encourage economic development strategies that allow the city to move beyond reliance on its two main industries - accommodation and food service and retail trade- and transform itself to a mature mix of economic activity and job opportunities. 6.5 Creative economy. Prioritize strategies that will create an economy full of diverse talents, trades and goods for the city. For long lasting economic success, a range of services, arts, entertainment and retail should be supported on all scales of the city’s economy. 6.7 Retail base. Encourage economic development reflective of the character of Hermosa Beach with small and medium scale retail development within Hermosa Beach in order to create a stronger tax base and increase the City’s tax revenue. Land Use Element Goal 1. Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents. Policies 1.5 Balance resident and visitor needs. Ensure land uses and businesses provide for the needs of residents as well as visitors. 1.7 Compatibility of uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses. 1.9 Retain commercial land area. Discourage the conversion of commercial land to residential uses. Goal 3. A series of unique, destination-oriented districts throughout Hermosa Beach. Policies 3.4 Emerging employment sectors. Strive to create districts that support increased employment activity, particularly for growing or emerging economic sectors. 3.5 Compact office formats. New employment uses should be designed in a compact format with minimal front setbacks from the street, typical lease spans of 40 feet or less, and where feasible, combined with other commercial uses. City of Hermosa Beach Printed on 2/20/2024Page 5 of 8 powered by Legistar™95 Staff Report REPORT 21-0434 Goal 4. A variety of corridors throughout the city provide opportunities for shopping, recreation, commerce, employment and circulation. Policies 4.2 Employment centers.Encourage the development and co-location of additional office space and employment centers along corridors, preferably above ground-floor commercial uses on second or third floors. 4.10 Pedestrian access. For all new development, encourage pedestrian access, and create strong building entries that are primarily oriented to the street. Goal 5 Quality and authenticity in architecture and site design in all construction and renovation of buildings. Policies 5.2 High-quality materials. Require high quality and long lasting building materials on all new development projects in the city. 5.3 Locally appropriate materials. Require architectural designs, building materials and landscape design to respect and relate to the local climate, topography, history, and building practices. 5.5 Preservation and adaptive reuse. Provide incentives for the preservation or adaptive reuse of historic structures and iconic landmarks. 5.6 Eclectic and diverse architecture. Seek to maintain and enhance neighborhood character through eclectic and diverse architectural styles. Goal 6 A pedestrian-focused urban form that creates visual interest and a comfortable outdoor environment. Policies 6.6 Human-scale buildings. Encourage buildings and design to include human-scale details such as windows on the street, awnings and architectural features that create a visually interesting pedestrian environment. 6.7 Pedestrian oriented design. Eliminate urban form conditions that reduce walkability by discouraging surface parking and parking structures along walkways, long blank walls along walkways, and garage-dominated building facades. City of Hermosa Beach Printed on 2/20/2024Page 6 of 8 powered by Legistar™96 Staff Report REPORT 21-0434 6.8 Balance pedestrian and vehicular circulation. Require vehicle parking design to consider pedestrian circulation. Require the following of all new development along corridors: •Where parking lots front the street, the City will work with existing property owners to add landscaping between the parking lot and the street. •Parking lots should be landscaped to create an attractive pedestrian environment and reduce the impact of heat islands. •The number of curb cuts and other intrusions of vehicles across sidewalks should be minimized. •When shared parking supply options are not available, encourage connections between parking lots on adjacent sites. •Above-ground parking structures should be designed according to the same urban design principles as other buildings. •Encourage the use of systems to increase parking lot efficiency, such as mechanical lift systems or occupancy sensors. Goal 10. A strong sense of cultural and architectural heritage. Policies 10.5 Adaptive reuse and sustainable development. Promote historic preservation as sustainable development and encourage adaptive reuse of historic or older properties. Mobility Element Goal 4. A parking system that meets the parking needs and demand of residents, visitors, and employees in an efficient and cost effective manner. Policies 4.1 Shared parking. Facilitate park-once and shared parking policies among private developments that contribute to a shared parking supply and interconnect with adjacent parking facilities. 4.8 Ensure commercial parking. Ensure that prime commercial parking spaces are available for customers and other short-term users throughout the day. 4.11 Consolidated parking facilities. Consider the development of new small-scale parking structures or shared facilities outside of the Downtown core and incorporate adaptability standards so that they may serve other uses in the future. City of Hermosa Beach Printed on 2/20/2024Page 7 of 8 powered by Legistar™97 Staff Report REPORT 21-0434 Summary: The targeted parking amendments are one part of the comprehensive zoning code update which seeks to update the City’s zoning and development standards to implement PLAN Hermosa. Staff recommends the Planning Commission adopt the attached resolution recommending the City Council adopt a text amendment to the Hermosa Beach Municipal Code regarding off-street parking in commercial zones and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Attachments: 1.Draft Resolution and Ordinance 2.Targeted Parking Amendments 3.Targeted Parking Amendments Power Point Presentation 4.Prior Introductory Power Point Presentation 3.1.2021 5.Zoning Code Assessment 6.General Plan Goals Consistency 7.Map of Commercial Properties Total Building Square Footage and Use 8.Commercial Properties Total Building Square Footage (Excel) 9.List of Limited Outdoor Dining (existed prior to March 2020) 10.Coastal Zone Parking Management Study 11.Economic Market Study 12.2014 Downtown Core Revitalization Strategy Recommendations 13.Link to March 4, 2020, Joint City Council/Planning Commission Study Session Agenda 14.Link to May 19, 2020, Planning Commission Agenda 15.February 17, 2021, Economic Development Stakeholders Advisory Group Meeting Notes 16.Link to March 1, 2021, Economic Development Committee Agenda 17.Link to March 3, 2021, Joint City Council/ Planning Commission Study Session Agenda 18.Link to April 20, 2021, Planning Commission Agenda Respectfully Submitted by: Melanie Emas, Assistant Planner Reviewed for Legal Consistency: Pat Donegan, City Attorney’s Office Approved By: Ken Robertson, Community City of Hermosa Beach Printed on 2/20/2024Page 8 of 8 powered by Legistar™98 P.C. RESOLUTION 21-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, RECOMMENDING THE CITY COUNCIL ADOPT A TEXT AMENDMENT TO THE HERMOSA BEACH MUNICIPAL CODE REGARDING OFF-STREET PARKING IN COMMERCIAL ZONES; AND DETERMINING THAT THE ACTION IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). The Planning Commission of the City of Hermosa Beach does hereby resolve, and order as follows: SECTION 1. The Planning Commission has considered the proposed text amendment (TEXTT 21-02) amending various sections of Title 17 entitled “Zoning” of the Hermosa Beach Municipal Code (HBMC) regarding off-street parking requirements in commercial zones (See Exhibit B). SECTION 2. Applicable law requires the Planning Commission to notice and hold a public hearing on the amendment and, following such hearing, to render a decision in the form of a written recommendation to City Council pursuant to HBMC Section 17.66.100. SECTION 3. The Planning Commission held a public hearing concerning the amendment on July 21, 2021. Notice was published and provided as required by law. SECTION 4. The Planning Commission finds that the proposed amendment is consistent with the general objectives, principles, and standards of the General Plan (PLAN Hermosa). SECTION 5. Modifications to the Zoning Code are considered a project under the California Environmental Quality Act (CEQA); however, the activity of recommending the text amendment to City Council is exempt pursuant to CEQA Guideline Section 15061(b)(3), which states that CEQA applies only to projects which have the potential for causing a significant effect on the environment. The proposed text amendment serves to establish general standards for off- street parking requirements. Individual projects that are subject to the zoning code would still require individual review for conformance with CEQA. Therefore, the proposed amendment is exempt from CEQA. SECTION 8. The Planning Commission hereby recommends the City Council approve and adopt the proposed text amendment. VOTE: AYES: NOES: ABSENT: ABSTAIN: 99 2 CERTIFICATION I hereby certify the foregoing Resolution P.C. 21-XX is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at their adjourned regular meeting of July 20, 2021. ___________________________ ____________________________ Marie Rice, Chair Ken Robertson, Secretary July 20, 2021 Date Exhibits A. Draft Ordinance B. Proposed Text Amendment – Redlines C. Proposed Text Amendment - Clean 100 3 Exhibit A ORDINANCE NO. _______ AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH AMENDING SECTIONS 17.26.050 AND 17.52.035 AND CHAPTER 17.44 OF THE HERMOSA BEACH MUNIPAL CODE RELATING TO OFF-STREET PARKING REQUIREMENTS IN COMMERCIAL ZONES. The City Council of the City of Hermosa Beach does ordain as follows: Section 1. The Planning Commission held a duly noticed public hearing on July 20, 2021, to consider amending the Hermosa Beach Municipal Code Sections 17.26.050 and 17.52.035 and Chapter 17.44 related to off-street parking requirements in the commercial zones (TEXT 20-02). Section 2. The City Council held a duly noticed public hearing on XX, XX, XXXX, not to exceed forty (40) calendar days following the Planning Commission’s recommendation, to consider amending the Hermosa Beach Municipal Code Sections 17.26.050 and 17.52.035 and Chapter 17.44 related to off-street parking requirements in the commercial zones (TEXT 20-02). Section 3. Modifications to the Zoning Code are considered a project under the California Environmental Quality Act (CEQA); however, the activity of recommending the text amendment to City Council is exempt pursuant to CEQA Guideline Section 15061(b)(3), which states that CEQA applies only to projects which have the potential for causing a significant effect on the environment. The proposed text amendment serves to establish general standards for off-street parking requirements. Individual projects that are subject to the zoning code would still require individual review for conformance with CEQA. Therefore, the proposed amendment is exempt from CEQA. Section 4. The City Council approves of the following amendments to the Hermosa Beach Municipal Code: 1. Subsections 17.26.050 (B)(6)(b) of Chapter 17.44 of Title 17 of the Hermosa Beach Municipal Code is amended to read as follows: b. Standards and Limitations. The location, design and operation of the limited outdoor seating area shall comply with all of the following: i. Outdoor seating shall be incidental and accessory to food establishments for patrons of the food establishment to consume food or beverages purchased during the hours that food or beverages are offered for sale, but not to exceed 7:00 a.m. to 11:00 p.m. in the C-3 zone and zones that allow C-2 uses, or 7:00 a.m. to 10:00 p.m. in the other zones where this use is permitted. Employee break areas physically separated and restricted from public use are regulated by subsection (B)(3) of this section. ii. The outdoor seating area authorized by this subsection (B)(6) shall not exceed a total of two hundred (200) square feet of floor area per business 101 4 or tenant space, and shall not contain more than one (1) seat per fifteen (15) square feet of area. Where the outdoor seating area is located on both private property and the public right-of-way, the cumulative outdoor seating area shall not exceed two hundred (200) square feet of floor area and shall not contain more than one (1) seat per fifteen (15) square feet of area. Seating shall not be reserved, and waiter/waitress table service shall not be provided. Additional parking is not required. iii. The outdoor seating area shall be located proximate to the business providing the seating, such as adjacent to the building, within courtyards, or on balconies or decks, excluding including any roof deck. Outdoor seating areas shall not be arranged so as to create food courts. Outdoor seating areas shall not reduce, be located within, or damage any required landscaped area. iv. Alcoholic beverages shall not be offered, sold or consumed within the outdoor seating area. v. No entertainment, music, speakers, televisions, or audio or visual media of any type, whether amplified or unamplified, shall be provided within the outdoor seating area or situated so as to be clearly visible to the outdoor seating area. vi. The location and use of the outdoor seating area shall not obstruct the movement of pedestrians, goods or vehicles; required parking spaces; driveways or parking aisles; entrances; legal signs; utilities or other improvements. A minimum four (4) foot wide pedestrian path shall be maintained, unless otherwise required by law. When located adjacent to parking spaces, driveways or parking lot aisles, a physical barrier such as curb or railing shall be provided. vii. Furnishings shall be strictly limited to chairs, benches and tables, and single pole table umbrellas designed for outdoor use. Extraneous objects, such as portable shade canopies, podiums, heat lamps, and service objects, are not allowed. All furnishings and barriers shall be maintained free of appendages or conditions that pose a hazard to pedestrians and vehicles. viii. All furnishings shall be maintained in good condition at all times. The area shall be supplied adequate solid waste management containers and maintained in a neat and clean manner, free of litter and graffiti, at all times. ix. Any lighting provided for the use shall be extinguished no later than 11:00 p.m. in the C-3 zone and zones that allow C-3 uses, or 7:00 a.m. to 10:00 p.m. in the other zones where this use is permitted, and shall be high- efficiency, the minimum intensity necessary, fully shielded (full cutoff) and down cast (emitting no light above the horizontal plane of the fixture), not create glare or spill beyond the property lines, and the lamp bulb shall not be directly visible from within any residential unit. x. The use of water for cleaning the area shall conform to Chapter 8.56, Water Conservation and Drought Management Plan, and shall be minimized and any runoff generated shall drain to the sewer system only and shall under no circumstances drain to the stormwater system. 102 5 xi. Noise emanating from the property shall be within the limitations prescribed by Chapter 8.24 and shall not create a nuisance to surrounding residential neighborhoods, and/or commercial establishments. The outdoor seating area shall not adversely affect the welfare of the residents or commercial establishments nearby. xii. The design and use of the outdoor seating area shall conform to all building, fire, zoning, health and safety and other requirements of the Municipal Code and all other requirements of law. 2. Chapter 17.44 of Title 17 of the Hermosa Beach Municipal Code is amended to read as follows: 17.44.015 Applicability. The requirements of this Chapter apply to the establishment, alteration, expansion, or change in any use or structure, as provided below. A. New Buildings and Land Uses. On-site parking shall be provided in accordance with this Chapter at the time any main building or structure is erected or any new land use is established, except as provided below. B. Change of Use of Existing Buildings. When a new use is established in an existing building, parking shall be provided as follows: 1. Late Night Alcohol Establishment. Where the new use is a late night serving alcohol establishment, parking in accordance with this Chapter shall be provided. 2. Uses Other than Late Night Alcohol Establishment. When a new use other than a late night alcohol establishment is established in an existing building no additional parking spaces shall be required. Any addition or expansion to the existing building shall provide parking pursuant to 17.44.015. D, Additions or Expansions of Existing Buildings. C. Downtown and C-1 Districts. 1. In the Downtown and C-1 Districts, no on-site parking is required for the first 5,000 square feet of ground floor non-residential, non-office, and non-late night alcohol establishment use. Parking in accordance with this Chapter shall be provided for ground floor area in excess of 5,000 square feet and for all upper story floor area. 103 6 2. In the Downtown and C-1 Districts, residential, office, and late night alcohol establishments shall provide parking in accordance with this Chapter. D. Additions or Expansions of Existing Buildings. 1. Additions less than 10 percent or 500 square feet. No additional parking is required for alterations to existing buildings that do not change the building square footage on site by more than 10 percent or 500 square feet, whichever is greater, provided the use is other than a late night alcohol establishment. 2. Additions greater than 10 percent or 500 square feet. Additional parking in accordance with this Chapter shall be provided for any alteration which would change the building square footage on site by more than 10 percent or 500 square feet, whichever is greater. 3. Late night alcohol establishments. For late night alcohol establishments, additional parking in accordance with this Chapter shall be provided for any alteration what would change the building square footage on-site. E. When Constructed. Parking facilities required by this Chapter shall be constructed or installed prior to final inspection or the issuance of a Certificate of Occupancy for the uses that they serve. 17.44.030 Off-street parking--Commercial and business uses. Required Number of Spaces by Use. The aggregate amount of off-street automobile parking spaces provided for various uses shall not be less than the following: unless a parking plan approved by the planning commission pursuant to 17.44.210 allows for a reduction in the number of spaces required. A. Assembly halls: one (1) space for each five (5) seats, permanent or removable, or one (1) space for each fifty (50) square feet of gross floor area in the assembly hall, whichever is greater. B. Automobile or boat sales: one (1) space for each one thousand (1,000) square feet of site area. C. Bowling alleys: five (5) spaces for each lane plus one (1) space for each three hundred (300) square feet of gross floor area except bowling alley lanes and approach areas. D. Clubs, fraternity and sorority houses, rooming and boarding houses and similar uses having sleeping and guest rooms: two (2) covered spaces for each three (3) guest rooms; in dormitories each fifty (50) square feet shall be considered a guest room; two (2) spaces shall be required for each guest room with kitchen facilities. 104 7 E. Commercial Uses. 1. Bars and cocktail lounges: one (1) space for each eighty (80) square feet of gross floor area. 2. Beauty colleges: one (1) space for each one hundred (100) square feet of gross floor area. 3. Business schools and trade schools: one (1) space for each one hundred (100) square feet of gross floor area. 4. Furniture and hardware stores: one (1) space for each two hundred fifty (250) square feet of gross floor area. 5. Offices, general: one (1) space for each two hundred fifty (250) square feet of gross floor area. 6. Offices, Governmental and Public Utilities. Government offices that generate high levels of contact with the public, or have high numbers of employees, including but not limited to employment offices, public social services offices, Department of Motor Vehicle offices: one (1) space per seventy-five (75) square feet of gross floor area for the first twenty-thousand (20,000) square feet of the building(s), plus one (1) space per two hundred fifty (250) square feet of gross floor area for the remaining floor area. 7. Offices, medical: five (5) spaces for each one thousand (1,000) square feet of gross floor area. 8. Restaurants (other than walk-up, drive-through and drive-in: one (1) space for each one hundred (100) square feet of gross floor area plus one (1) per 200 square feet of on-site outdoor seating area in excess of 400 square feet. 9. Restaurants, walk-up, drive-through and drive-in without adequate dining room facilities: one (1) space for each fifty (50) square feet of gross floor area, but not less than ten (10) spaces. 10. Retail, general retail commercial uses: one (1) space for each two hundred fifty (250) square feet of gross floor area. 11. Gymnasiums/health and fitness centers, as follows: a. Less than or equal to three thousand (3,000) square feet and with less than or equal to twenty (20) students at one time if classes are offered: one (1) space per two hundred fifty (250) square feet of gross floor area. b.Greater than three thousand (3,000) square feet but not more than six thousand (6,000) square feet, or with more than forty (40) students at one time if classes are offered: one (1) space per two hundred (200) square feet of gross floor area. c. Greater than six thousand (6,000) square feet, or with more than forty (40) students at one time if classes are offered: one (1) space per one hundred (100) square feet of gross floor area. F. Hospitals: two (2) spaces for each patient bed. G. Hospitals (mental), convalescent homes, guest homes, rest homes, sanitariums and similar institutions: one (1) space for each three (3) beds. H. Hotels: one (1) space for each unit for the first fifty (50) units; one (1) space per one (1) and one-half (1/2) units after fifty (50); and one (1) space per two (2) units after one hundred (100) units. Hotels with facilities including restaurants, banquet rooms, 105 8 conference rooms, commercial retail uses and similar activities shall provide parking for the various uses as computed separately in accordance with the provisions of this chapter. I. Industrial Uses. The parking requirements of this subsection apply only to industrial uses; parking for commercial and other permitted uses in industrial zones shall provide the number of spaces as otherwise specified by this chapter. 1. Industrial uses of all types, except, public utility facilities and warehouses: one (1) space for each vehicle used in conjunction with the use; plus one (1) space for each three hundred (300) square feet of gross floor area. 2. Warehouses, buildings or portions of buildings used exclusively for warehouse purposes: one (1) space for each one thousand (1,000) square feet for the first twenty thousand (20,000) square feet; plus, one (1) space for each two thousand (2,000) square feet for the second twenty thousand (20,000) square feet; plus one (1) space for each four thousand (4,000) square feet in excess of forty thousand (40,000) square feet; plus one (1) space for each vehicle operated from the property. Prior to approval of a warehouse use by the city, a covenant shall be recorded, guaranteeing the warehouse area, facility or building will not be converted, remodeled or changed to a nonwarehouse use unless the number of spaces otherwise required by this chapter are secured and provided prior to such change or unless approved by planning commission in accordance with this chapter. J. Mobilehomes or trailer parks: two (2) spaces for each dwelling unit with at least one (1) space adjacent to the trailer site. K. Mortuaries or undertaking establishments: one (1) space for each seventy-five (75) square feet of building area for the chapel or public assembly area. L. Motels: one (1) space for each unit, plus two (2) for the manager’s unit. M. Recreation or amusement establishments: one (1) space for each seventy-five (75) square feet of gross floor area. N. Service stations: one (1) space for each one thousand (1,000) square feet of site area. O. Snack Bar/Snack Shop. The parking requirements for a snack bar and/or snack shop shall be the same as that for a restaurant, unless it can be shown to the planning commission that the characteristics of the building, its location, size and other mitigating factors such as limited service area relative to gross floor area and limited seating capacity result in less parking demand than for a restaurant use. In these cases the planning commission may consider the retail commercial requirement for parking, pursuant to Section 17.44.210, Parking plans. P. Short-term vacation rentals in commercial zones: one (1) space per bedroom, in no case less than one (1) space per unit and a maximum of two (2) spaces per unit being required. (Ord. 19-1395 §5, 2019; Ord. 17-1378 §7, 2017; Ord. 14-1346 §4, 2014; Ord. 04-1241 §4, 2004; Ord. 95-1126 §1, 1995; prior code Appx. A, § 1152) 17.44.040 Parking requirements for the downtown district. The following requirements apply within the boundary of the downtown district, as defined by the map incorporated by this reference: A. The amount of parking shall be calculated for each particular use as set forth in Section 17.44.030 with the exception of the following: 106 9 1. Retail, general retail commercial uses: one (1) space for each 333.33 square feet of gross floor area (or three (3) spaces per one thousand (1,000) square feet). 2. Offices, general: one (1) space for each 333.33 square feet of gross floor area (or three (3) spaces per one thousand (1,000) square feet). 3. Office, medical: one (1) space for each 333.33 square feet of gross floor area (or three (3) spaces per one thousand (1,000) square feet). B. When the use of an existing building or portion thereof is less than five thousand (5,000) square feet gross floor area is changed from a nonrestaurant use to a restaurant use, the parking requirement shall be calculated as set forth in Section 17.44.030, with no parking credit allowed for the existing or prior use. C. When the use of an existing building or a portion thereof is changed to a more intensive use with a higher parking demand (with the exception of restaurants less than five thousand (5,000) square feet gross floor area as noted above), the requirement for additional parking shall be calculated as the difference between the required parking as stated in this chapter for that particular use as compared to a base requirement of one (1) space per two hundred fifty (250) square feet gross floor area. D. For expansions to existing buildings legally nonconforming to parking requirements, parking requirements shall only be applied to the amount of expansion. E. Parking In-Lieu Fees. When the city council provides for contributions to an improvement fund for a vehicle parking district in lieu of parking spaces so required, said in-lieu fee contributions shall be considered to satisfy the requirements of this chapter pursuant to a parking plan approved by the planning commission. 1. The director of the community development department shall be responsible for the calculations required under this chapter and shall calculate and collect the in-lieu contribution. 2. The following allowances through in-lieu fee contributions for parking may be allowed with a parking plan as approved by the planning commission and as prescribed in Section 17.44.210: a. Building sites with a ratio of building floor area to building site of 1:1 or less may pay an "in-lieu" fee for all required spaces. b.Building sites where buildings will exceed a 1:1 gross floor area to building site area ratio shall be required to provide a minimum of twenty-five (25) percent of the required parking on-site. (Ord. 04-1239 §4, 2004; Ord. 94- 1099 §1, 1994: prior code Appx. A, § 1152.5) 17.44.060 Common parking facilities. Pursuant to a parking plan approved by the planning commission, Ccommon parking facilities may be provided to wholly or partially satisfy the off-street parking requirements of two (2) or more uses when one (1) or more of such uses will only infrequently generate use of such parking area at times when it will ordinarily be needed by the patrons or employees of the other use(s). A. Up to one hundred (100) percent of the parking requirements of governmental and public auditorium uses may be allowed to be provided in such multiple-use parking areas. Up to eighty (80) percent of the parking requirements of other uses may be allowed to be provided in such multiple-use parking areas. 107 10 B. The following factors shall be considered in determining the proportionate part of the required parking for such use(s): 1. Whether the affected requirements are those of permanent buildings, or those of mere occupancies; 2. The peak as well as normal days and hours of operation of such buildings and of the structures and occupancies with which it is proposed to share multiple-use parking areas; 3. Whether the proposed multiple-use parking area is normally or frequently used by the patrons, customers or employees of other buildings or occupancies which will share such parking area at the same time as the applicant’s patrons, customers and employees will normally or frequently utilize such parking area; 4. The certainty that the multiple-use parking area(s) will be available for satisfying such parking requirements to the extent approved, and the permanency of such availability; 5. The proximity and accessibility of the multiple-use parking area(s). C. A parking plan approval by the planning commission for multiple-use parking area(s) shall be so conditioned as to reasonably ensure the satisfaction of the appropriate parking requirements during the continued existence of the buildings or occupancies involved. D. If the common parking area(s) and the building sites to be served are subject to more than one ownership, permanent improvement and maintenance of such parking facilities must be provided in one of the following manners: 1. By covenant or contract among all such property owners; and duly recording an appropriate covenant running with the land; 2. By the creation of special districts and imposing of special assessments in any of the procedures prescribed by state law; 3. By utilizing the authority vested in a parking authority as provided by state law; 4. By dedicating such common parking area to the city for parking purposes subject to the acceptance of such dedication by the city council. (Prior code Appx. A, § 1154) 17.44.070 Off-street parking--Mixed uses. Whenever there is a combination of two or more distinct uses on one lot or building site, the total number of parking spaces required to be provided for such lot or building site shall be not less than the sum total of the parking spaces required for each of the distinct uses. No off-street parking facilities provided for one use shall be deemed to provide parking facilities for any other use except as otherwise specified within this chapter or allowed pursuant to approval of a parking plan. (Prior code Appx. A, § 1155) 17.44.110 Tandem parking and entry-way standards for residential parking. 1. Residential Parking. 1. No entranceway for vehicular access to any garage shall be less than eight feet wide. No such entranceway shall have less than six feet eight inches vertical clearance. 2. In all residential zones, required parking spaces including replacement of on-street parking may be tandem. In the R-1 zone only, tandem parking may be accessed directly from a public street. 108 11 3. Guest spaces in all residential zones may be located in garage setbacks of seventeen (17) feet or nine feet as required in Section 17.44.090(C) ; provided, they comply with the dimensional requirements specified in Section 17.44.100. However, in no case may one guest space be located behind another guest space. 4. The second floor level of a dwelling unit may project over a driveway fronting on a street or alley to within the prescribed setback required by the zone in which the development is proposed, or exists. (Prior code Appx. A, § 1159) 2. Non-residential Parking. Tandem parking may be permitted to satisfy parking requirements for non-residential uses in accordance with the following. 1. No more than two vehicles shall be placed one behind the other. 2. Both spaces shall be assigned to a single non-residential establishment. 3. Tandem parking to meet required parking for non-residential uses shall be used for employee parking. 17.44.140 Requirements for new construction. Parking spaces shall be provided, permanently maintained and available for every building hereafter erected in compliance with this Chapter 17.44. 17.44.190 Valet ParkingReserved. Required off-street parking spaces for non-residential uses may be provided through valet parking with review and approval of a parking plan, in accordance with Section 17.44.210 (Parking plans). 3. Subsections 17.52.035 (D)-(E) of Chapter 17.44 of Title 17 of the Hermosa Beach Municipal Code is amended to read as follows: D. Nonresidential buildings are subject to the provisions of 17.44.015. in a C or M zone nonconforming as to parking may be expanded only if applicable parking requirements for the amount of the expansion area are satisfied. E. When the use of an existing commercial, manufacturing or other non-residential building or structure is changed to a more intense use with a higher parking requirement the requirement for additional parking shall be calculated as the difference between the required parking as stated in Section 17.44.030 for that particular use as compared to the requirement for the existing or previous use, which shall be met prior to occupying the building unless otherwise specified in Chapter 17.44. (Ord. 05-1257 § 8, 2005) Section 5. The City Council finds that the proposed amendment is consistent with the general objectives, principles, and standards of the General Plan. 109 12 PASSED, APPROVED AND ADOPTED this __ day of _____________, 2021. _________________________________________________________________ PRESIDENT of the City Council and MAYOR of the City of Hermosa California ATTEST: APPROVED AS TO FORM: _______________________ _________________________ City Clerk City Attorney 110 13 Exhibit B Proposed Text Amendment – Redlines The underlined text represents the modification to the zoning code. 111 14 Exhibit C Proposed Text Amendment – Clean 112 Chapter 17.26 C1, C2 AND C3 COMMERCIAL ZONES 17.26.050 Standards and limitations. Every use permitted or maintained in C zones shall be subject to the following: A. Parking. Parking shall be provided as specified by Chapter 17.44. B. Enclosures. All uses shall be conducted wholly within a building enclosed on all sides, except for the following: 1. Outdoor uses may be permitted by conditional use permit for uses listed as stated in the permitted use list; 2. Commercial parking lot; 3. Uses incidental to a use conducted primarily within a building located on the premises; provided, that such incidental uses are not conducted in whole or in part on sidewalks, public ways or within any required front or rear yard; and provided, further, that such incidental uses are of a type which cannot be economically or practically conducted within buildings. Where incidental uses are not conducted within a building, no part of the area devoted to the incidental uses shall be considered as part of the required parking facilities. All outdoor storage or activities shall be substantially screened from public visibility, public streets, parks or other public places, and properties; 4. Temporary outdoor merchandise display and outside dining in conjunction with a temporary outdoor event such as a sidewalk sale, authorized by the city council by special permit as set forth in Section 12.12.070. 5. Outdoor dining or seating located adjacent to a food establishment, authorized by an encroachment permit for use of the public right-of-way obtained pursuant to Section 12.16.090. Deviation from the standards in Section 12.16.090 may be allowed pursuant to a conditional use permit, issued in compliance with Chapter 17.40. 6. Limited outdoor seating for the purposes of food consumption, accessory to food establishments on private property, shall be allowed with approval of a permit from the community development department, subject to the standards and limitations in this subsection. Food establishments include snack shops, restaurants, food and beverage markets, supermarkets, bakeries, or similar establishments that offer food or beverages, as determined by the community development director. a. Administrative Permit Required. i. Prior to the establishment of any limited outdoor seating area accessory to any food establishments on private property, an administrative permit shall be required pursuant to Chapter 17.55 except as otherwise stated in this section. An application shall be filed with the community development department in writing upon a form furnished by the department. The application shall include a site plan and drawings and information showing location, furnishings and seating arrangement in sufficient detail to demonstrate the compliance with this section, accompanied by a fee set by resolution of the city council. ii. The community development director may issue the administrative permit only after determining that the request complies with the standards and provisions of this section and any other requirements applicable to the use set forth in the Municipal Code; provided, that where limited outdoor 113 2 seating is comprised of seating on private property and the public right-of-way, the standards applicable to limited outdoor seating on the public right- of-way in Section 12.16.090(C) shall govern on the private property. iii. The permit shall lapse, and be of no force and effect, and a new administrative permit shall be required for outdoor seating whenever there is a change in food establishment ownership, change in the nature or scope of the business, the permitted food establishment does not operate for a period of more than six (6) months, or the community development director determines, based on substantial evidence, that the food establishment operation no longer meets the standards set forth in subsection (B)(6)(b) of this section. b. Standards and Limitations. The location, design and operation of the limited outdoor seating area shall comply with all of the following: i. Outdoor seating shall be incidental and accessory to food establishments for patrons of the food establishment to consume food or beverages purchased during the hours that food or beverages are offered for sale, but not to exceed 7:00 a.m. to 11:00 p.m. in the C-3 zone and zones that allow C-2 uses, or 7:00 a.m. to 10:00 p.m. in the other zones where this use is permitted. Employee break areas physically separated and restricted from public use are regulated by subsection (B)(3) of this section. ii. The outdoor seating area authorized by this subsection (B)(6) shall not exceed a total of two hundred (200) square feet of floor area per business or tenant space, and shall not contain more than one (1) seat per fifteen (15) square feet of area. Where the outdoor seating area is located on both private property and the public right-of-way, the cumulative outdoor seating area shall not exceed two hundred (200) square feet of floor area and shall not contain more than one (1) seat per fifteen (15) square feet of area. Seating shall not be reserved, and waiter/waitress table service shall not be provided. Additional parking is not required. iii. The outdoor seating area shall be located proximate to the business providing the seating, such as adjacent to the building, within courtyards, or on balconies or decks, excluding including any roof deck. Outdoor seating areas shall not be arranged so as to create food courts. Outdoor seating areas shall not reduce, be located within, or damage any required landscaped area. iv. Alcoholic beverages shall not be offered, sold or consumed within the outdoor seating area. v. No entertainment, music, speakers, televisions, or audio or visual media of any type, whether amplified or unamplified, shall be provided within the outdoor seating area or situated so as to be clearly visible to the outdoor seating area. vi. The location and use of the outdoor seating area shall not obstruct the movement of pedestrians, goods or vehicles; required parking spaces; driveways or parking aisles; entrances; legal signs; utilities or other improvements. A minimum four (4) foot wide pedestrian path shall be maintained, unless otherwise required by law. When located adjacent to parking spaces, driveways or parking lot aisles, a physical barrier such as curb or railing shall be provided. 114 3 vii. Furnishings shall be strictly limited to chairs, benches and tables, and single pole table umbrellas designed for outdoor use. Extraneous objects, such as portable shade canopies, podiums, heat lamps, and service objects, are not allowed. All furnishings and barriers shall be maintained free of appendages or conditions that pose a hazard to pedestrians and vehicles. viii. All furnishings shall be maintained in good condition at all times. The area shall be supplied adequate solid waste management containers and maintained in a neat and clean manner, free of litter and graffiti, at all times. ix. Any lighting provided for the use shall be extinguished no later than 11:00 p.m. in the C-3 zone and zones that allow C-3 uses, or 7:00 a.m. to 10:00 p.m. in the other zones where this use is permitted, and shall be high-efficiency, the minimum intensity necessary, fully shielded (full cutoff) and down cast (emitting no light above the horizontal plane of the fixture), not create glare or spill beyond the property lines, and the lamp bulb shall not be directly visible from within any residential unit. x. The use of water for cleaning the area shall conform to Chapter 8.56, Water Conservation and Drought Management Plan, and shall be minimized and any runoff generated shall drain to the sewer system only and shall under no circumstances drain to the stormwater system. xi. Noise emanating from the property shall be within the limitations prescribed by Chapter 8.24 and shall not create a nuisance to surrounding residential neighborhoods, and/or commercial establishments. The outdoor seating area shall not adversely affect the welfare of the residents or commercial establishments nearby. xii. The design and use of the outdoor seating area shall conform to all building, fire, zoning, health and safety and other requirements of the Municipal Code and all other requirements of law. c. Conditional Use Permit. Any deviation from the standards listed in this subsection shall require a conditional use permit in compliance with Chapter 17.40. 7. Outdoor retail sales/displays located adjacent to a retail establishment, authorized by an encroachment permit for use of the public right-of-way obtained pursuant to Section 12.16.100. Deviation from the standards in Section 12.16.100 may be allowed pursuant to a conditional use permit, issued in compliance with Chapter 17.40. C. Merchandise. No merchandise shall be sold other than at retail. Sale of repossessed merchandise or secondhand merchandise taken in by the seller as a trade-in on new merchandise is permissible, provided that such sales are conducted on the premises where such merchandise was originally sold, or any successor locations. D. Signs. Signs for this section are regulated by Section 17.50.140. E. Building Height. 1. In the C-1 zone, any building may have a maximum height of thirty (30) feet. 2. In the C-2 zone, no building shall exceed a maximum height of thirty (30) feet. 3. In the C-3 zone, no building shall exceed a maximum height of thirty-five (35) feet. F. Front Yard Setback. No lot need provide a front yard except as may be required by a precise plan. 115 4 G. Alley Setback. Buildings shall conform with Section 17.44.130. H. Rear and Side Yard Setback Adjacent to Residential Zones. 1. C-3 Zone. A minimum rear and/or side yard setback of eight feet shall be provided, and an additional two feet of setback shall be provided for each story over the first story for structures that abut residential zones, except where public rights-of-way, twenty (20) feet or greater in width, separate the commercial zone from the residential zone. 2. C-1 and C-2 Zones. A minimum rear and/or side yard setback of five feet shall be provided, except where public rights-of-way twenty (20) feet or greater in width, separate the commercial zone from the residential zone. 3. Existing Buildings. Existing commercial buildings that do not comply with the above setback requirement adjacent to residential zones shall not be considered "nonconforming buildings" under the terms of Chapter 17.52. Therefore, such buildings may be remodeled or expanded as long as any new constructions conforms with the above setback requirements. I. Landscaping Adjacent to Residential Zones. The required rear and/or side yard area shall be landscaped and provided with an automatic watering system. Size, quantity and type of landscaping shall be subject to review and approval by the planning director. Landscaping shall be appropriately maintained, trimmed and void of weeds. (Ord. 15-1349 §3, 2015; Ord. 14-1345 §2, 2014; Ord. 12-1333 §5, 2012; Ord. 97-1171 §1, 1997; Ord. 94-1115 §1, 1994; Ord. 94-1100 §2, 1994; prior code Appx. A, § 8-5) 116 Chapter 17.44 OFF-STREET PARKING 17.44.010 Definitions. As used in this chapter: "Entrance-way" means an opening or passageway to a building or structure which permits pedestrian or vehicular access to such building or structure. "Gross floor area" means the total area occupied by a building or structure, excepting therefrom only the area of any inner open courts, corridors, open balconies (except when utilized, e.g., restaurant seating or similar usage), and open stairways. Such total area shall be calculated by measuring along the outside dimensions of the exterior surfaces of such building or structure. "Major city street" means all public rights-of-way designated in the circulation element of the general plan as a primary, or secondary arterials or as collectors. "Mechanical vehicle lift" means a mechanical system that lifts or descends one (1) vehicle to make space available to park a second vehicle in a vertical tandem fashion. "Off-street parking" means parking upon private property as accessory to other permitted land uses, and shall not include publicly owned parking. "Tandem parking" means one (10) automobile parked after or behind another in a lengthwise fashion. In this title, tandem parking is limited to not more than one (1) automobile behind another. "Underground parking facilities" means a basement equipped, designed, used or intended to be used for parking automobiles. (Ord. 20-1419 §4(1), 2020; prior code Appx. A, § 1150) 17.44.015 Applicability. The requirements of this Chapter apply to the establishment, alteration, expansion, or change in any use or structure, as provided below. A. New Buildings and Land Uses. On-site parking shall be provided in accordance with this Chapter at the time any main building or structure is erected or any new land use is established, except as provided below. B. Change of Use of Existing Buildings. When a new use is established in an existing building, parking shall be provided as follows: 1. Late Night Alcohol Establishment. Where the new use is a late night serving alcohol establishment, parking in accordance with this Chapter shall be provided. 2. Uses Other than Late Night Alcohol Establishment. When a new use other than a late night alcohol establishment is established in an existing building no additional parking spaces shall be required. Any addition or expansion to the existing building shall provide parking pursuant to 17.44.015. D, Additions or Expansions of Existing Buildings. C. Downtown and C-1 Districts. 117 2 1. In the Downtown and C-1 Districts, no on-site parking is required for the first 5,000 square feet of ground floor non-residential, non-office, and non-late night alcohol establishment use. Parking in accordance with this Chapter shall be provided for ground floor area in excess of 5,000 square feet and for all upper story floor area. 2. In the Downtown and C-1 Districts, residential, office, and late night alcohol establishments shall provide parking in accordance with this Chapter. D. Additions or Expansions of Existing Buildings. 1. Additions less than 10 percent or 500 square feet. No additional parking is required for alterations to existing buildings that do not change the building square footage on site by more than 10 percent or 500 square feet, whichever is greater, provided the use is other than a late night alcohol establishment. 2. Additions greater than 10 percent or 500 square feet. Additional parking in accordance with this Chapter shall be provided for any alteration which would change the building square footage on site by more than 10 percent or 500 square feet, whichever is greater. 3. Late night alcohol establishments. For late night alcohol establishments, additional parking in accordance with this Chapter shall be provided for any alteration what would change the building square footage on-site. E. When Constructed. Parking facilities required by this Chapter shall be constructed or installed prior to final inspection or the issuance of a Certificate of Occupancy for the uses that they serve. 17.44.020 Off-street parking--Residential uses. The aggregate amount of off-street automobile parking spaces provided in connection with each of the following uses shall be not less than the following: Use Parking Requirement A. One (1) family dwelling Two (2) off-street parking spaces plus one (1) guest space. B. Duplex or two (2) family dwelling Two (2) off-street parking spaces for each unit plus one (1) guest space. One (1) additional space of on-site guest parking shall be provided for each on-street space lost because of new curbcuts and/or driveways. C. Multiple dwellings (three (3) or more units) Two (2) off-street spaces for each dwelling unit plus one (1) guest space for each two (2) dwelling units. One (1) additional space of on-site guest parking shall be provided for each on-street space lost because of new curbcuts and/or driveways. D. Detached servants’ quarters or guesthouses One (1) space. E. Supportive or transitional housing, medical or residential care facilities, group homes: Limited to six (6) persons. Same as one (1) family dwelling. F. Junior accessory dwelling unit and accessory dwelling unit Refer to Section 17.21.040(I). 118 3 (Ord. 20-1404 §14, 2020; Ord. 20-1403U §14, 2020; Ord. 18-1385 §6, 2018; Ord. 13-1342, §11, #E, July 2013; prior code Appx. A, § 1151) 17.44.030 Off-street parking--Commercial and business uses. Required Number of Spaces by Use. The aggregate amount of off-street automobile parking spaces provided for various uses shall not be less than the following: unless a parking plan approved by the planning commission pursuant to 17.44.210 allows for a reduction in the number of spaces required. A. Assembly halls: one (1) space for each five (5) seats, permanent or removable, or one (1) space for each fifty (50) square feet of gross floor area in the assembly hall, whichever is greater. B. Automobile or boat sales: one (1) space for each one thousand (1,000) square feet of site area. C. Bowling alleys: five (5) spaces for each lane plus one (1) space for each three hundred (300) square feet of gross floor area except bowling alley lanes and approach areas. D. Clubs, fraternity and sorority houses, rooming and boarding houses and similar uses having sleeping and guest rooms: two (2) covered spaces for each three (3) guest rooms; in dormitories each fifty (50) square feet shall be considered a guest room; two (2) spaces shall be required for each guest room with kitchen facilities. E. Commercial Uses. 1. Bars and cocktail lounges: one (1) space for each eighty (80) square feet of gross floor area. 2. Beauty colleges: one (1) space for each one hundred (100) square feet of gross floor area. 3. Business schools and trade schools: one (1) space for each one hundred (100) square feet of gross floor area. 4. Furniture and hardware stores: one (1) space for each two hundred fifty (250) square feet of gross floor area. 5. Offices, general: one (1) space for each two hundred fifty (250) square feet of gross floor area. 6. Offices, Governmental and Public Utilities. Government offices that generate high levels of contact with the public, or have high numbers of employees, including but not limited to employment offices, public social services offices, Department of Motor Vehicle offices: one (1) space per seventy-five (75) square feet of gross floor area for the first twenty-thousand (20,000) square feet of the building(s), plus one (1) space per two hundred fifty (250) square feet of gross floor area for the remaining floor area. 7. Offices, medical: five (5) spaces for each one thousand (1,000) square feet of gross floor area. 8. Restaurants (other than walk-up, drive-through and drive-in: one (1) space for each one hundred (100) square feet of gross floor area plus one (1) per 200 square feet of on-site outdoor seating area in excess of 400 square feet. 9. Restaurants, walk-up, drive-through and drive-in without adequate dining room facilities: one (1) space for each fifty (50) square feet of gross floor area, but not less than ten (10) spaces. 10. Retail, general retail commercial uses: one (1) space for each two hundred fifty (250) square feet of gross floor area. 11. Gymnasiums/health and fitness centers, as follows: 119 4 a. Less than or equal to three thousand (3,000) square feet and with less than or equal to twenty (20) students at one time if classes are offered: one (1) space per two hundred fifty (250) square feet of gross floor area. b. Greater than three thousand (3,000) square feet but not more than six thousand (6,000) square feet, or with more than forty (40) students at one time if classes are offered: one (1) space per two hundred (200) square feet of gross floor area. c. Greater than six thousand (6,000) square feet, or with more than forty (40) students at one time if classes are offered: one (1) space per one hundred (100) square feet of gross floor area. F. Hospitals: two (2) spaces for each patient bed. G. Hospitals (mental), convalescent homes, guest homes, rest homes, sanitariums and similar institutions: one (1) space for each three (3) beds. H. Hotels: one (1) space for each unit for the first fifty (50) units; one (1) space per one (1) and one-half (1/2) units after fifty (50); and one (1) space per two (2) units after one hundred (100) units. Hotels with facilities including restaurants, banquet rooms, conference rooms, commercial retail uses and similar activities shall provide parking for the various uses as computed separately in accordance with the provisions of this chapter. I. Industrial Uses. The parking requirements of this subsection apply only to industrial uses; parking for commercial and other permitted uses in industrial zones shall provide the number of spaces as otherwise specified by this chapter. 1. Industrial uses of all types, except, public utility facilities and warehouses: one (1) space for each vehicle used in conjunction with the use; plus one (1) space for each three hundred (300) square feet of gross floor area. 2. Warehouses, buildings or portions of buildings used exclusively for warehouse purposes: one (1) space for each one thousand (1,000) square feet for the first twenty thousand (20,000) square feet; plus, one (1) space for each two thousand (2,000) square feet for the second twenty thousand (20,000) square feet; plus one (1) space for each four thousand (4,000) square feet in excess of forty thousand (40,000) square feet; plus one (1) space for each vehicle operated from the property. Prior to approval of a warehouse use by the city, a covenant shall be recorded, guaranteeing the warehouse area, facility or building will not be converted, remodeled or changed to a nonwarehouse use unless the number of spaces otherwise required by this chapter are secured and provided prior to such change or unless approved by planning commission in accordance with this chapter. J. Mobilehomes or trailer parks: two (2) spaces for each dwelling unit with at least one (1) space adjacent to the trailer site. K. Mortuaries or undertaking establishments: one (1) space for each seventy-five (75) square feet of building area for the chapel or public assembly area. L. Motels: one (1) space for each unit, plus two (2) for the manager’s unit. M. Recreation or amusement establishments: one (1) space for each seventy-five (75) square feet of gross floor area. N. Service stations: one (1) space for each one thousand (1,000) square feet of site area. O. Snack Bar/Snack Shop. The parking requirements for a snack bar and/or snack shop shall be the same as that for a restaurant, unless it can be shown to the planning commission that the characteristics of the building, its location, size and other mitigating factors such as limited service area relative to gross floor area and limited seating capacity result in less parking demand than for 120 5 a restaurant use. In these cases the planning commission may consider the retail commercial requirement for parking, pursuant to Section 17.44.210, Parking plans. P. Short-term vacation rentals in commercial zones: one (1) space per bedroom, in no case less than one (1) space per unit and a maximum of two (2) spaces per unit being required. (Ord. 19-1395 §5, 2019; Ord. 17-1378 §7, 2017; Ord. 14-1346 §4, 2014; Ord. 04-1241 §4, 2004; Ord. 95-1126 §1, 1995; prior code Appx. A, § 1152) 17.44.040 Parking requirements for the downtown district. The following requirements apply within the boundary of the downtown district, as defined by the map incorporated by this reference: A. The amount of parking shall be calculated for each particular use as set forth in Section 17.44.030 with the exception of the following: 1. Retail, general retail commercial uses: one (1) space for each 333.33 square feet of gross floor area (or three (3) spaces per one thousand (1,000) square feet). 2. Offices, general: one (1) space for each 333.33 square feet of gross floor area (or three (3) spaces per one thousand (1,000) square feet). 3. Office, medical: one (1) space for each 333.33 square feet of gross floor area (or three (3) spaces per one thousand (1,000) square feet). B. When the use of an existing building or portion thereof is less than five thousand (5,000) square feet gross floor area is changed from a nonrestaurant use to a restaurant use, the parking requirement shall be calculated as set forth in Section 17.44.030, with no parking credit allowed for the existing or prior use. C. When the use of an existing building or a portion thereof is changed to a more intensive use with a higher parking demand (with the exception of restaurants less than five thousand (5,000) square feet gross floor area as noted above), the requirement for additional parking shall be calculated as the difference between the required parking as stated in this chapter for that particular use as compared to a base requirement of one (1) space per two hundred fifty (250) square feet gross floor area. D. For expansions to existing buildings legally nonconforming to parking requirements, parking requirements shall only be applied to the amount of expansion. E. Parking In-Lieu Fees. When the city council provides for contributions to an improvement fund for a vehicle parking district in lieu of parking spaces so required, said in-lieu fee contributions shall be considered to satisfy the requirements of this chapter pursuant to a parking plan approved by the planning commission. 1. The director of the community development department shall be responsible for the calculations required under this chapter and shall calculate and collect the in-lieu contribution. 2. The following allowances through in-lieu fee contributions for parking may be allowed with a parking plan as approved by the planning commission and as prescribed in Section 17.44.210: a. Building sites with a ratio of building floor area to building site of 1:1 or less may pay an "in-lieu" fee for all required spaces. b. Building sites where buildings will exceed a 1:1 gross floor area to building site area ratio shall be required to provide a minimum of twenty-five (25) percent of the 121 6 required parking on-site. (Ord. 04-1239 §4, 2004; Ord. 94-1099 §1, 1994: prior code Appx. A, § 1152.5) 17.44.050 Unlawful to reduce available parking. The provision and maintenance of required off-street parking facilities and areas, and of area available to the owner or user of real property for meeting minimum required parking standards, shall be a continuing obligation of the property owner and user. An owner or user of real property containing uses for which off-street parking facilities or areas are required by this chapter shall be prohibited from the following: A. Reducing, diminishing or eliminating existing required off-street parking facilities or area under the ownership or control of such owner or user, whether on the same lot or on a separate lot from the use requiring such off-street parking facilities or area; or B. Selling, transferring, leasing or otherwise making unavailable for such required off-street parking facilities or area any portion of said lot or of any adjacent lot under the same ownership or control if the same is necessary for and available to satisfy in whole or in part the off-street parking requirements imposed by this chapter. (Prior code Appx. A, § 1153) 17.44.060 Common parking facilities. Pursuant to a parking plan approved by the planning commission, Ccommon parking facilities may be provided to wholly or partially satisfy the off-street parking requirements of two (2) or more uses when one (1) or more of such uses will only infrequently generate use of such parking area at times when it will ordinarily be needed by the patrons or employees of the other use(s). A. Up to one hundred (100) percent of the parking requirements of governmental and public auditorium uses may be allowed to be provided in such multiple-use parking areas. Up to eighty (80) percent of the parking requirements of other uses may be allowed to be provided in such multiple-use parking areas. B. The following factors shall be considered in determining the proportionate part of the required parking for such use(s): 1. Whether the affected requirements are those of permanent buildings, or those of mere occupancies; 2. The peak as well as normal days and hours of operation of such buildings and of the structures and occupancies with which it is proposed to share multiple-use parking areas; 3. Whether the proposed multiple-use parking area is normally or frequently used by the patrons, customers or employees of other buildings or occupancies which will share such parking area at the same time as the applicant’s patrons, customers and employees will normally or frequently utilize such parking area; 4. The certainty that the multiple-use parking area(s) will be available for satisfying such parking requirements to the extent approved, and the permanency of such availability; 5. The proximity and accessibility of the multiple-use parking area(s). C. A parking plan approval by the planning commission for multiple-use parking area(s) shall be so conditioned as to reasonably ensure the satisfaction of the appropriate parking requirements during the continued existence of the buildings or occupancies involved. D. If the common parking area(s) and the building sites to be served are subject to more than one ownership, permanent improvement and maintenance of such parking facilities must be provided in one of the following manners: 122 7 1. By covenant or contract among all such property owners; and duly recording an appropriate covenant running with the land; 2. By the creation of special districts and imposing of special assessments in any of the procedures prescribed by state law; 3. By utilizing the authority vested in a parking authority as provided by state law; 4. By dedicating such common parking area to the city for parking purposes subject to the acceptance of such dedication by the city council. (Prior code Appx. A, § 1154) 17.44.070 Off-street parking--Mixed uses. Whenever there is a combination of two or more distinct uses on one lot or building site, the total number of parking spaces required to be provided for such lot or building site shall be not less than the sum total of the parking spaces required for each of the distinct uses. No off-street parking facilities provided for one use shall be deemed to provide parking facilities for any other use except as otherwise specified within this chapter or allowed pursuant to approval of a parking plan. (Prior code Appx. A, § 1155) 17.44.080 Uses not otherwise specified. The aggregate amount of off-street automobile parking spaces provided in connection with any use not otherwise provided for in this chapter shall come before the commission for parking determination. (Prior code Appx. A, § 1156) 17.44.090 Off-street parking location. All off-street automobile parking facilities shall be located as follows: A. All required parking spaces shall be located on the same lot or building site as the use for which such spaces are provided; provided however, that such parking spaces provided for commercial, business, industrial or warehouse uses may be located on a different lot or lots, all of which are less than three hundred (300) feet distance from the use for which it is provided, and such lot or lots are under common ownership with the lot or building site for which such spaces are provided. Where the buildings are situated on one lot and the parking is situated on another lot, the owner shall file with the Community Development Department an affidavit recorded by the office of the Los Angeles County Recorder that these lots are held in common ownership for the use specified. Such distance shall be measured along a straight line drawn between the nearest point on the premises devoted to the use served by such parking facilities and the nearest point on the premises providing such parking facilities. It is further provided that uses located within the boundaries of an established off-street parking district, organized pursuant to action by the City Council, shall be waived by the requirements of this subsection. B. No parking space required for any residential use shall be more than two hundred (200) feet total walking distance from the nearest entrance of the dwelling unit for which it is provided, except that residential uses located within the boundaries of an established off-street parking district, organized pursuant to action by the city council, shall be waived by the requirements of this subsection. C. In residential zones, garages or parking stalls fronting on a public street shall be set back a minimum of seventeen (17) feet from the exterior edge of the nearest public improvement (sidewalk or street improvement) if roll-up garage doors are installed, or set back twenty (20) feet if standard garage doors are installed. On streets where public improvements for sidewalks have not been completed the above setback shall be measured from the edge of the required or planned sidewalk. 123 8 This measurement does not include structural supports or other parts of the structure provided parking dimension and turning radii are not obstructed. Garages or parking stalls fronting on an alley shall provide one of the following setbacks from the property line: seventeen (17) feet, nine feet or three feet, except garages or parking stalls fronting on an alley of fifteen (15) feet in width or less need only to comply with the turning radius requirements of Section 17.44.130. For purposes of this section the service road located parallel to Hermosa Avenue approximately between 27th Street and 35th Street shall be considered as an alley. D. Residential parking within the front twenty (20) feet shall be allowed only when paved and leading to a garage. E. A garage may be located on one side lot line or on a rear property line which does not border a street or alley when said garage complies with all of the following: 1. No portion of such garage is more than thirty-five (35) feet from the rear lot line; and 2. No portion of such garage is closer than three feet to a habitable building on adjacent lot; and 3. There are no openings on the side of the garage which are on the property line; and 4. The wall on the side of the garage is constructed of one-hour fire resistant materials, and meets all building code regulations; and 5. There has been provision for all roof drainage to be taken care of on the subject lot; and 6. Such accessory structure is no more than one story in height and a distance of not less than six feet from the main building; and 7. Such accessory building is used only for storage of automobiles, and may be used in conjunction therewith for open sun deck. F. Open parking spaces for residential uses in the open space zone (OS-O) shall be located only within the rear fifty (50) percent or in the rear forty (40) feet whichever is the lesser of a residential lot. G. Required guest parking spaces for duplex, two-family or multiple-family residential uses that are shared between units shall not be located in tandem and shall be open and accessible to guests of all the units. (Ord. 00-1207, §4 (part), 10/24/00; Ord. 98-1179, §4 (1), 01-27-98; Ord. 96-1153 § 1, 1996; Ord. 94-1120 § 1, 1994; prior code Appx. A, § 1157) 17.44.100 Size of spaces. A. No parking space for residential uses within any building shall be less than an inside dimension of eight feet, six inches wide or less than twenty (20) feet long. B. Parking spaces, not within a building, shall comply with the parking lot design standards attached hereto, with the following exceptions: 1. In residential zones, guest parking spaces located in tandem behind a required parking space shall have a minimum length of seventeen (17) feet. 2. Guest parking spaces situated parallel to alleys and located behind garage doors with a nine-foot setback shall have a minimum length of twenty-two (22) feet. C. Parking lot design standards for commercial and manufacturing uses are amended to allow the inclusion of thirty (30) percent compact car spaces in lots of ten or more stalls. (Prior code Appx. A, § 1158) 124 9 17.44.110 Tandem parking and entry-way standards for residential parking. A. Residential Parking. 1. No entranceway for vehicular access to any garage shall be less than eight feet wide. No such entranceway shall have less than six feet eight inches vertical clearance. 2. In all residential zones, required parking spaces including replacement of on-street parking may be tandem. In the R-1 zone only, tandem parking may be accessed directly from a public street. 3. Guest spaces in all residential zones may be located in garage setbacks of seventeen (17) feet or nine feet as required in Section 17.44.090(C) ; provided, they comply with the dimensional requirements specified in Section 17.44.100. However, in no case may one guest space be located behind another guest space. 4. The second floor level of a dwelling unit may project over a driveway fronting on a street or alley to within the prescribed setback required by the zone in which the development is proposed, or exists. (Prior code Appx. A, § 1159) B. Non-residential Parking. Tandem parking may be permitted to satisfy parking requirements for non-residential uses in accordance with the following. 1. No more than two vehicles shall be placed one behind the other. 2. Both spaces shall be assigned to a single non-residential establishment. 3. Tandem parking to meet required parking for non-residential uses shall be used for employee parking. 17.44.120 Driveways. Off-street automobile parking facilities shall be provided with driveways providing vehicular access to such facilities from a public street or alley as follows: A. Minimum driveway width shall be nine (9) feet, clear of all obstructions. B. Driveways and parking spaces shall be paved with not less than six (6) inches of portland cement concrete, except that when supported by a selected rock base which is acceptable to the chief building inspector for the type of soil upon which it is constructed, driveways may be paved with a minimum of three (3) inches of asphaltic concrete. Pervious concrete or similar material and drainage facilities may be alternatively installed for driveways and parking areas, or portions thereof, to specifications approved by the building official and/or city engineer as applicable. Where practicable, surface runoff shall drain into an adjacent pervious area on the property to maximize infiltration. C. Such driveways for vehicular access to parking spaces provided for any residential use shall be located wholly on the same lot as the parking spaces for which such driveway provides access, except in the-case of common driveways. In the case of common driveways, easements of five feet on adjoining properties may be combined to create a driveway ten (10) feet in width. Where access to required off-street parking spaces is via a common driveway, the owner shall file with the building department an affidavit recorded by the office of the Los Angeles County recorder that joint easements exist for the purpose of the driveway. D. No driveway providing access to any off-street parking space or garage shall have a slope greater than twenty (20) percent; provided, that any ramp slope in excess of twelve and one-half (12-1/2) percent includes transitions on each side with a minimum length of eight (8) feet and a maximum slope of one-half (1/2) the maximum ramp slope, in accordance with the driveway grade standards 125 10 set forth below; further, any area used for guest parking shall have a maximum slope of twelve and one-half (12-1/2) percent. (Ord. 09-1300 § 4, May 2009; Ord. 93-1089 § 1, 1993; prior code Appx. A, § 1160) 126 11 127 12 17.44.130 Turning radii, stall width and aisle width. For the purpose of determining access to garages or open parking spaces, the minimum dimensions for turning radii, for stall widths, and for aisle widths shall be as set forth in the "parking lot design standards," on file with the city. Where an angle of parking other than one listed in the attached standards is proposed, the chief building inspector shall determine by interpolation the dimensions required for such parking. (Prior code Appx. A, § 1161) 17.44.140 Requirements for new construction. Parking spaces shall be provided, permanently maintained and available for every building hereafter erected in compliance with this Chapter 17.44. 17.44.150 Underground parking facilities. Underground parking facilities shall conform to all the provisions of this chapter; provided however, that underground parking facilities may be located in the side, front and rear yards which are completely below existing ground level. However, in the side yards and rear yards not abutting a street, the grade may be raised an average of three feet with a maximum of six feet above the existing grade, provided both side yards are provided with cement stops in order not to obstruct any pedestrian way. No portion of such facility shall have less than seven feet inside vertical clearance, except doorways may be six feet eight inches. (Prior code Appx. A, § 1163) 17.44.160 Required improvement and maintenance of parking area. Every lot or area used for a public or private parking area shall be developed and maintained in the following manner: A. Surface Parking Area. 1. Off-street parking areas shall be paved with not less than three (3) inch asphaltic or six (6) inch portland cement concrete surfacing and maintained so as to eliminate dust or mud and shall be so graded and drained as to dispose of all surface water. Pervious material with drainage facilities may be alternatively installed for driveways and parking areas, or portions thereof, to specifications approved by the building official or city engineer as applicable. Where practicable, surface runoff shall drain into an adjacent pervious area on the property to maximize stormwater retention and filtration. In no case shall drainage be allowed across sidewalks or driveways, except residential use. 2. Designated parking spaces shall be indicated with paint or approved stripping material on the surface of the parking area. B. Border Barricades, Screening and Landscaping. 1. Off-street parking area that is not separated by a fence from any street, alley or property line upon which it abuts, shall be provided with a suitable concrete curb or timber barrier of dressed dimension stock not less than six inches in height, located not less than two feet from such street or alley property lines, and such curb or barrier shall be securely installed and maintained; provided no such curb or barrier shall be required across any driveway or entrance to such parking area. Modifications for stormwater and urban runoff management (e.g., curb inlets) may be allowed to specifications approved by the building official or city engineer as applicable. Where practicable, surface runoff shall drain into an adjacent pervious area on the property to maximize infiltration. 128 13 2. Any unenclosed off-street parking area abutting property located in one of the R zones shall be separated from such property by a solid masonry wall six (6) feet in height measured from the grade of the finished surface of such parking lot closest to the contiguous R zone property; provided, that along the required front yard, the solid masonry wall shall not exceed forty-two (42) inches in height. No such solid masonry wall need be provided where the elevation of that portion of the parking area immediately adjacent to an R zone is six (6) feet or more below the elevation of such R zone property along the common property line. C. Lighting. Light fixtures shall be high-efficiency, fully shielded (full cutoff) and down cast (emitting no light above the horizontal plane of the fixture), and not create glare or spill beyond the property lines. Any lights provided to illuminate any off-street parking area or used car sales area permitted by this ordinance shall be arranged so the light is reflected away from any street or premises upon which a dwelling unit is located and the lamp bulb is not directly visible from within any residential unit. D. Entrances and Exits. The location and design of all entrances and exits shall be subject to the approval of the city engineer. E. Traffic Circulation. Traffic circulation within off-street parking facilities except for residential parking shall be designed to ensure that no automobile need enter a major street in order to progress from one aisle to any other aisle within the same parking lot, or enter such major street backwards in order to leave such lot. If such circulation is not otherwise possible, a turnaround area within such lot, not less than thirty (30) feet in diameter, shall be provided. Directional signs or markings shall be provided in all facilities in which one-way traffic has been established. F. Authorized Vehicles. In all residential zones, parking spaces shall be maintained free and clear and utilized solely for the parking of authorized vehicles (obstructive storage prohibited). "Authorized vehicles" shall mean automobiles, motorcycles, light trucks and vans not exceeding one and one-half ton capacity. Trailers, boats, recreational vehicles, motor homes, campers (not mounted to a motorized vehicle), tractor trucks and inoperable vehicles are prohibited. (Ord. 09-1300 §4, May 2009; Prior code Appx. A, § 1164) 17.44.170 Parking area in R-3 or R-P zones. Every parking area located in an R-3 or R-P zone shall be governed by the following provisions in addition to those required above: A. No parking lot to be used as an accessory to a commercial or industrial establishment shall be established until it shall first have been reviewed by the planning commission and its location approved. Such approval may be conditioned upon the commission’s required lighting, planting and/or maintenance of trees, shrubs or other landscaping within and along the borders of such parking area. B. Such a parking lot to be used as an accessory to a permitted commercial or industrial establishment shall be so located that the boundary of such parking lot closest to the site of the commercial or industrial establishment to which it is accessory shall be not more than fifty (50) feet distant. C. Such parking lot shall be used solely for the parking of private passenger vehicles. D. No sign of any kind, other than one designating entrances, exits or conditions of use shall be maintained on such parking lot. Any such sign shall not exceed eight square feet in area. (Prior code Appx. A, § 1165) 129 14 17.44.180 Resulting fractions. When calculating the number of off-street automobile parking spaces required by this code for any particular use, building or structure, or integrated group of uses, buildings or structures, any resulting fraction less than one-half shall be disregarded, and any such fraction one-half or greater shall be construed as requiring one additional parking space. (Prior code Appx. A, § 1166) 17.44.190 Valet ParkingReserved. Required off-street parking spaces for non-residential uses may be provided through valet parking with review and approval of a parking plan, in accordance with Section 17.44.210 (Parking plans). 17.44.200 1Assignment of off-street residential parking spaces. Required off-street parking spaces, except guest spaces, shall be permanently assigned and/or rented with each unit on the basis of the required parking per unit stated under Section 17.44.020, and the unit occupant shall be given sole use of said spaces for vehicle parking only. (Prior code Appx. A, § 1168) 17.44.210 Parking plans. A. A parking plan may be approved by the planning commission to allow for a reduction in the number of spaces required. The applicant shall provide the information necessary to show that adequate parking will be provided for customers, clients, visitors and employees or when located in a vehicle parking district, the applicant shall propose an in-lieu fee according to requirements of this chapter. B. Factors such as the following shall be taken into consideration: 1. Van pools; 2. Bicycle and foot traffic; 3. Common parking facilities; 4. Varied work shifts; 5. Valet parking; 6. Unique features of the proposed uses; 7. Peak hours of the proposed use as compared with other uses sharing the same parking facilities especially in the case of small restaurants or snack shops in the downtown area or in multitenant buildings; 8. Mechanical vehicle lifts, not subject to Section 17.44.240(A)(2) and (3); 9. Other methods of reducing parking demand. C. A covenant with the city a party thereto, may be required limiting the use of the property and/or designating the method by which the required parking will be provided at the time that the planning commission determines that inadequate parking exists. D. Fees, application and processing procedures for parking plans shall be set forth by resolution of the city council. (Ord. 20-1419 §4(2), 2020; Ord. 94-1099 § 3, 1994; prior code Appx. A, § 1169) 17.44.220 Consolidated off-street parking. Subject to approval by the planning commission as prescribed in Section 17.44.210, required parking spaces for various uses may be reduced in number and computed at one space per two hundred fifty (250) 130 15 square feet of gross floor area when parking is consolidated in retail shopping centers over ten thousand (10,000) square feet in size, or where public parking areas are created to take the place of on-site parking within vehicle parking districts. (Prior code Appx. A, § 1170) 17.44.230 Parking for reduced parking demand housing. A. When requested by the applicant, multi-family residential developments providing housing affordable to lower-income households, senior housing, and housing for disabled persons shall provide off-street parking according to the following formula: Use Off-Street Parking Spaces Family housing (restricted to lower-income households) Studio 0.5 per unit 1-bedroom 1 per unit 2 or 3 bedrooms 2 per unit 4 or more bedrooms 3 per unit Guest spaces 1 per 5 units Staff member spaces 1 per 20 units Senior housing or housing for disabled persons Studio 0.5 per unit 1 or 2 bedrooms 1 per unit Guest spaces 1 per 5 units Staff member spaces 1 per 20 units (senior housing) 1 per 10 units (housing for disabled persons) Single Room Occupancy (SRO) facility (restricted to lower-income persons) Studio 0.5 1-bedroom 1 per unit Guest spaces 1 per 5 units Staff (when applicable) 1 per 20 units B. The number of accessible parking spaces provided in accordance with Title 24 of the California Code of Regulations (California Building Standards Code) for Housing for Senior Citizens and housing for disabled persons shall be the number of spaces required in accordance with the basic parking ratio for multiple dwelling units. C. All required parking shall be provided in non-tandem parking spaces. D. Lower income housing: All units are rental units reserved for a period of at least 55 years for rental units restricted to lower-income households where affordable monthly rents shall not exceed 30% of 60% of annual median County household income divided by 12, and adjusted for household/unit size. SRO units shall be treated as one-bedroom units for the purposes of determining affordability. 131 16 These restrictions shall be set forth in a written agreement between the property owner, and the City, the Housing Authority of the City Los Angeles or another housing provider approved by the City. These agreements shall specify: a) the maximum rents based on the same formula which established initial rent levels as a condition of City approval, or other formula approved by the City; b) the term for which rental units must remain affordable; and c) terms under which affordability is maintained after sale or transfer of the property. E. Housing for seniors or disabled persons: Applies to housing specifically restricted to, designed for and occupied by seniors or by disabled persons with limitations that affect the ability to drive. 17.44.240 Mechanical vehicle lifts. A. Building Permit Required. 1. A building permit is required for the installation of a mechanical vehicle lift system. 2. Mechanical vehicle lifts may be permitted to meet off-street parking space requirements in Section 17.44.020 (Off-street parking--Residential uses) on residential lots equal to or smaller than two thousand one hundred (2,100) square feet. 3. On residential lots greater than two thousand one hundred (2,100) square feet, mechanical vehicle lifts are permitted where the parking space(s) provided by the mechanical vehicle lift(s) is/are in excess of the minimum number of required parking spaces and are subject to requirements of this section. B. Parking Plan Required. On residential lots greater than two thousand one hundred (2,100) square feet and in all other zones, mechanical vehicle lifts are allowed to meet the off-street parking space requirements in Sections 17.44.020 and 17.44.030 with review and approval of a parking plan, in accordance with Section 17.44.210 (Parking plans). C. Screening. Mechanical vehicle lift shall be located only within a fully enclosed garage. D. Vertical Clearance. A mechanical vehicle lift may only be used to store two (2) vehicles vertically where a minimum vertical height clearance from the garage floor to the garage ceiling plate or, in the case of a lift installed below the garage floor, from the below grade floor to the garage ceiling, is a minimum of twelve (12) feet clear of obstructions. E. Safety. 1. All equipment shall be listed and rated by a testing agency recognized by California (i.e., UL). 2. A mechanical vehicle lift shall be permitted only if it is operated with an automatic shutoff safety device and is installed in accordance with manufacturer specifications. 3. A mechanical vehicle lift shall be equipped with a key locking mechanism. 4. Mechanical vehicle lifts shall provide a manual override to access or remove vehicles from the mechanical vehicle lift in the event of a power outage. F. Miscellaneous. 1. Mechanical vehicle lifts shall not be utilized to meet required guest parking. Guest parking shall remain open and accessible at all times. 2. In buildings that are nonconforming to parking, where fewer parking spaces are provided than required by Sections 17.44.020 and 17.44.030, the number of at-grade parking spaces shall not be reduced. 3. Standards in this chapter which are not specifically stated in and do not contradict this section still apply. (Ord. 20-1419 §4(3), 2020) 132 Chapter 17.52 NONCONFORMING BUILDINGS AND USES 17.52.035 Requirements for buildings nonconforming to parking requirements. A. The following limitations on expansion apply to residential buildings on building sites containing two dwelling units or less that are nonconforming as to the number of parking spaces required on the building site, including guest parking spaces, based on the number of parking spaces available that meet all the requirements of Chapter 17.44, or that meet the exceptions of sub-section B. In the event of conflict between the limitation contained in this section and Section 17.52.030, the more restrictive shall apply. 1. Building site provides less than one parking space per unit: A maximum expansion of one hundred (100) square feet of floor area may be constructed; provided, however, that up to five hundred (500) square feet may be added if one or more parking spaces are added to the building site, even if the resulting total is less than one parking space per unit. 2. Building site provides one or more but less than two parking spaces per unit: A maximum expansion of five hundred (500) square feet may be constructed. 3. Building site provides two or more parking spaces per unit but provides insufficient guest parking: An expansion as allowed by Section 17.52.030 B. Exception: Existing parking spaces that do not comply with the 20-foot minimum length requirement, turning radius requirements, the minimum 9-foot driveway width requirement, the alley or street setback requirement, and/or the driveway slope requirement, which provide at least the following for each standard, shall be deemed conforming to these requirements and shall be considered complying parking spaces for existing residential buildings: • • Length: Minimum 17 feet 6 inches (inside measurement) • • Turning Radius: Minimum 20 feet (measured from far side of alley or street) • • Driveway Width: Minimum 8 feet • • Driveway Slope: Maximum 15% • • Alley or Street Setback: As necessary to provide a 20-foot turning radius Residential buildings that have the minimum required parking spaces meeting at least the criteria contained in this exception and have no other nonconforming conditions shall be considered conforming buildings and are not subject to the expansion limitations of this chapter. C. Building sites containing three or more dwelling units shall not be expanded in floor area unless the site provides two parking spaces per unit plus one guest space for every two units. D. Nonresidential buildings are subject to the provisions of 17.44.015. in a C or M zone nonconforming as to parking may be expanded only if applicable parking requirements for the amount of the expansion area are satisfied. E. When the use of an existing commercial, manufacturing or other non-residential building or structure is changed to a more intense use with a higher parking requirement the requirement for additional parking shall be calculated as the difference between the required parking as stated in Section 17.44.030 for that particular use as compared to the requirement for the existing or previous use, which shall be met prior to occupying the building unless otherwise specified in Chapter 17.44. (Ord. 05-1257 § 8, 2005) 133 Targeted Parking Amendments City of Hermosa Beach –Planning Commission July 20, 2021 134 Objectives Targeted Parking-Related Zoning Amendments: Implement PLAN Hermosa •Revitalization •Clear regulations •Economic development •Pedestrian-oriented urban form •Sustainable land use patterns •Mobility and access Promote the economic vitality of City’s commercial areas. Support small-scale commercial establishments. 135 Background A number of community conversations and studies regarding parking PLAN Hermosa Downtown Core Revitalization Strategy Parking Management Study and Recommended Parking Standards for the Coastal Zone Zoning Code Assessment Report Recommendations •Exempt small commercial establishments •Exempt or reduce parking requirements for changes of use •Reduce parking requirements in consideration of City goals •Allow flexibility in the amount and design of parking Specific amendment related outreach 136 Specific Amendment Related Outreach Meeting Date Description March 4, 2020 Joint City Council/Planning Commission Study Session – Introduction to the Zoning and Subdivision Ordinance Assessment for Feedback May 19, 2020 Planning Commission – The Final Zoning and Subdivision Ordinance Assessment Presentation February 17, 2021 Economic Development Stakeholders Advisory Working Group –Introduction to the Targeted Parking Amendments to Receive Feedback March 1, 2021 Economic Development Committee – Introduction to the Targeted Parking Amendments to Receive Feedback March 3, 2021 Joint City Council/Planning Commission Study Session – Introduction to the Comprehensive Zoning and Subdivision Ordinance for Feedback April 20, 2021 Planning Commission – Commissioner Item to Provide Input as a Follow-up to the March 3rd Study Session 137 Local Coastal Land Use Plan Local Coastal Land Use Plan amendment parallel process Incorporate PLAN Hermosa Mobility Element and parking policies into Certified Land Use Plan Have consulted with Coastal Commission staff on PLAN Hermosa, no outstanding issues regarding the Mobility Element 138 Targeted Parking Amendments 1.Adaptive reuse2.Support small establishments 3.On-site outdoor dining4.Flexibility in meeting parking requirements 139 1. Adaptive Reuse Current requirements: Changes of use to a more intensive use must provide parking for increased parking requirement Except Downtown non-restaurant uses less than 5,000 square feet changing to a restaurant must provide all required parking Proposed amendments: Change of Use. Allow a change of use without requiring additional parking provided there is no change in building square footage Does not apply to Late Night Alcohol Establishments Limited Additions. Allow up to 10% (minimum allowance of 500 square feet) addition without requiring additional parking, after which additional parking would be required for the addition, but not for the entire site Does not apply to Late Night Alcohol Establishments 140 2. Support Small Establishments Concept: Exempt small commercial establishments from parking requirements Proposed Amendments: Do not require parking for the first 5,000 square feet of ground floor nonresidential uses Limited to Downtown and C-1 Districts Does not apply to office or late night alcohol establishments 141 3. On-site Outdoor Dining Proposed Amendments Do not require additional parking for the first 400 square feet of on-site outdoor dining Including roof-top dining Allow the associated food establishment to provide the same food and beverage service in the on-site outdoor dining area that is provided indoor Including alcohol and table service 142 4. Flexibility Current allowances: Parking plan The number of required parking spaces may be reduced with a parking plan approved by the Planning Commission Common parking facilities 80% of required parking may be satisfied in common parking facilities pursuant to a parking plan approved by the Planning Commission Downtown in-lieu parking fees Fees may be paid in-lieu of providing parking in Downtown pursuant to a parking plan approved by the Planning Commission provided that buildings exceeding a 1.0 FAR provide 25% of required parking on-site Proposed Amendments: Remove codified specific limitations where a Parking Plan is required, allowing the Planning Commission to weigh merits of request 143 4. Flexibility Proposed Amendments: Allow tandem parking for employee parking Allow valet parking pursuant to approval of a Parking Plan 144 Recommended Action Staff recommends the Planning Commission: 1.Adopt the resolution recommending the City Council adopt a text amendment to the Hermosa Beach Municipal Code regarding off-street parking in commercial zones and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) 145 Thank You 146 HERMOSA BEACH HB ZONING AND SUBDIVISION ORDINANCE ASSESSMENT REPORT CITY OF HERMOSA BEACH May 2020 147 148 i Table of Contents 1 Introduction ......................................................................................................1 The Project ................................................................................................................................ 1 This Paper ................................................................................................................................. 2 Next Steps ................................................................................................................................. 3 2 What is Zoning? ................................................................................................4 What Zoning Can Do .............................................................................................................. 4 What Zoning Cannot Do ........................................................................................................ 5 The Basic Dilemma: Flexibility vs. Certainty .......................................................................... 5 Users’ Perspectives ............................................................................................................ 5 Tradeoffs ......................................................................................................................... 8 3 Usability .............................................................................................................9 Organization and Style ........................................................................................................... 9 Code Complexity .................................................................................................................. 11 Lack of Clear Definitions and Rules of Measurement ....................................................... 11 Underutilized Tables .............................................................................................................. 12 Absence of Illustrations ......................................................................................................... 13 4 Zones ...............................................................................................................14 Zones to Implement PLAN Hermosa ................................................................................... 14 Streamline Existing Zones ...................................................................................................... 15 Zone Presentation and Organization .................................................................................. 15 149 City of Hermosa Beach ii 5 Development Standards ...............................................................................16 Physical Form and Design Related Standards ................................................................... 17 Tailor Standards to Reflect Character Areas ..................................................................... 18 Objective Design Standards ................................................................................................ 18 Residential Development .............................................................................................. 19 Mixed-Use Development ............................................................................................... 20 Provide Flexibility .................................................................................................................... 21 6 Use Regulations ..............................................................................................22 Adopt a Use Classification System ...................................................................................... 23 Reflect Contemporary Land Uses ....................................................................................... 23 Ensure All Zones Allow Appropriate Land Uses .................................................................. 23 Standards for Specific Uses .................................................................................................. 24 7 Parking Requirements ....................................................................................25 Reduce or Eliminate Minimum Parking Requirements ...................................................... 26 Exempt Small Commercial Establishments .................................................................. 27 Exempt or Reduce Parking Requirements for Changes of Use ................................. 27 8 Development Review and Approval ...........................................................28 Reliance on Discretionary Review ....................................................................................... 28 Adjust Review Thresholds ............................................................................................... 29 Consider a Minor Use Permit Process ........................................................................... 29 Unclear Review and Approval Procedures ....................................................................... 30 Clarify Administrative Procedures for All Decisions ..................................................... 31 150 Zoning and Subdivision Ordinance Assessment Report iii 9 Compliance with State and Federal Law ....................................................32 Housing ................................................................................................................................... 32 Housing Developments .................................................................................................. 32 Accessory Dwelling Units (ADUs) ................................................................................... 33 Affordable Housing ......................................................................................................... 33 Housing for Persons with Disabilities .............................................................................. 33 Manufactured Housing .................................................................................................. 34 Adult Oriented Businesses .................................................................................................... 34 Coastal Act ............................................................................................................................ 34 Cottage Food Operations ................................................................................................... 35 Emergency Shelters; Transitional and Supportive Uses ..................................................... 35 Family Day Care Homes ....................................................................................................... 36 Processing and Review Procedures .................................................................................... 36 Religious Uses ......................................................................................................................... 36 Signs ........................................................................................................................................ 36 Solar Energy Systems ............................................................................................................. 36 Telecommunications............................................................................................................. 37 Water Conservation and Landscaping .............................................................................. 37 Appendix A Ordinance User Interview Summary ..........................................38 Introduction ............................................................................................................................ 38 Themes .................................................................................................................................... 38 Comments .............................................................................................................................. 39 General Comments ........................................................................................................ 39 Design and Development Standards ........................................................................... 40 Land Use Regulations ..................................................................................................... 41 Parking Regulations ........................................................................................................ 43 Zoning Administration and Process .............................................................................. 44 Example References ...................................................................................................... 46 List of Interviewees ................................................................................................................ 47 151 City of Hermosa Beach iv This page intentionally left blank. 152 1 1 INTRODUCTION On August 22, 2017, the Hermosa Beach City Council unanimously adopted its first general plan update since 1979, PLAN Hermosa. PLAN Hermosa is the culmination of a multi-year community- wide effort to reflect on the community and its future. It incorporates many ideas from residents, City officials and staff, and others involved in the planning process and articulates a shared vision. “Hermosa Beach is the small town others aspire to be; a place where our beach culture, strong sense of community, and commitment to sustainability intersect.” Organized around a framework for sustainability, each section of the Plan addresses different aspects of the community and identifies goals and policies to guide residents, decision-makers, businesses, and City staff toward achieving the vision. The challenge now is to translate the policies related to zoning and subdivision controls into a user-friendly, legally adequate, and effective set of regulations and procedures that steer development to the most suitable places and helps the community achieve their long-term vision as a community that values small beach town character, vibrant economy and healthy environment and lifestyles. Zoning and subdivision regulations are one of the primary tools a city has for implementation of its general plan. Zoning and subdivision regulations translate the policies of a general plan into parcel-specific regulations, including land use regulations and development standards. The type and intensity of land uses that are permitted and how they perform will be critical to achieving PLAN Hermosa’s vision for neighborhood preservation and enhancement, economic development, coastal resource protection, environmental sustainability, and community health. The Project The Zoning and Subdivision Ordinance Assessment is the first phase of a two-phase effort to comprehensively update the City’s zoning and subdivision regulations and repurpose them as a more effective tool to provide the kind of development that Hermosa Beach wants, consistent with the PLAN Hermosa. The objective is to produce a user-friendly set of regulations that provide clear direction about the City’s expectations and to facilitate development of quality projects by 153 City of Hermosa Beach 2 making standards clear and effective, streamlining review processes, and incorporating flexibility to adapt to specific circumstances. The ultimate objective for the Assessment is to set clear direction for a comprehensive Zoning and Subdivision Ordinance update. A thorough and accurate assessment will set the foundation for an updated Zoning and Subdivision Ordinance that not only complies with state law, but also: • Is consistent with and implements PLAN Hermosa; • Respects the City fabric and groundwork that has occurred overtime and reflects current uses, practices, and development patterns; • Provides clear decision-making protocols and streamlined review processes, where appropriate; • Retains the character and scale of the community’s neighborhoods, districts, and corridors; • Adds to the economic vitality and promotes adaptive reuse and reinvestment of properties; • Addresses previously created nonconforming conditions and brings them into compliance to the extent appropriate and feasible; • Complies with State and federal requirements and current case law; and • Is clear, concise, understandable, and easy to use. This Paper As the first step, City staff and the consultant team have been evaluating the current Zoning and Subdivision Ordinances to identify issues that need to be addressed and changes that should be considered as part of the update. This paper summarizes the principal findings and conclusions of the consultant team’s work and recommends a number of ways that the current ordinances could be improved. It is intended to distill key choices and present “big ideas” for the update, which will be further developed and refined as that effort progresses. The assessment undertaken by the consultant team addressed both the zoning and the subdivision ordinances. However, the dividing and merging of land within the City is largely controlled by the State Subdivision Map Act and the principal assessment finding regarding the City’s subdivision regulations is to update the ordinance for clarity and consistency with State law. As such, much of the discussion in this paper relates to recommendations for Zoning Ordinance provisions, for which the City has broader discretion. 154 Zoning and Subdivision Ordinance Assessment Report 3 The paper is organized by seven topical areas: • Usability; • Zones; • Development Standards; • Use Regulation; • Parking Requirements; • Development Review and Approval; and • Compliance with State and Federal Law Included as an appendix is a summary of comments received during interviews with ordinance users. Next Steps This paper will be the basis for a study session with the Planning Commission. Comments from the study session and further work with City staff will guide preparation of an Annotated Outline representing a recommended approach to the overall organizational structure of the updated Zoning and Subdivision Ordinances and a work plan for conducting the update. 155 City of Hermosa Beach 4 2 WHAT IS ZONING? While the General Plan and, in the Coastal Zone, the Local Coastal Plan, sets forth a wide-ranging and long-term vision for the City, zoning and subdivision regulations specify how each individual property can be used to achieve those objectives. Zoning is the body of rules and regulations that control what is built on the ground, as well as what uses occupy buildings and sites. Zoning determines the form and character of development, such as the size and height of buildings, and also includes provisions to ensure that new development and uses will fit into existing neighborhoods by establishing the rules for being a “good neighbor.” Zoning regulations deal with two basic concerns: • How to minimize the adverse effects that buildings or using one property can have on its neighbors; and • How to encourage optimal development patterns and activities within a community, as expressed in planning policies. What Zoning Can Do Zoning is used to implement the community goals expressed in a general plan and other land use plan documents. Zoning can do the following: • Use Regulations. Zoning specifies what uses are permitted or conditionally permitted, what uses are required to meet specified standards or limitations, and what uses are prohibited. In this way, the zoning determines the appropriate mix of compatible uses, as well as how intense these uses can be. • Development and Design Standards. Zoning reflects the desired physical character of the community in a set of development and design standards that control the height and bulk of buildings, streetfront and architectural character, location of parking and driveways, “buffering” of uses, and open space needs. • Performance Standards. Zoning often includes standards that control the “performance” of uses to ensure land use compatibility between new and existing neighborhoods or uses. Performance standards address items such as noise, dust, vibration, and stormwater runoff. • Predictability. The use regulations and development standards established in zoning provide neighbors with assurance of what land uses are permitted and to what scale they may be developed. Property owners benefit from knowing exactly what can be done. City staff benefits too, since the need for case-by-case discretionary review of development applications is reduced. 156 Zoning and Subdivision Ordinance Assessment Report 5 What Zoning Cannot Do There are things that zoning cannot do, since zoning is limited in some respects by State law and legal precedent. However, issues not addressed in zoning are usually addressed by other planning tools, such as specific plans and design guidelines. Zoning will not do the following: • Dictate Architectural Design. Although zoning can improve the overall physical character of the community, it can only do so with respect to the building envelope— the height, bulk, and basic elements of structures and their orientation and location on the site. The architectural style or detailed design elements of a building, such as colors and finish materials, are addressed in design guidelines. • Regulate Free Market. Zoning cannot create a market for new development. For example, it cannot determine the exact mix of tenants in a private development. It can, however, create opportunities in the real estate market by removing barriers and offering incentives for desirable uses. • Establish Land Use Policy. Zoning is a tool for implementing land use policy, not setting it. As such, zoning is not the appropriate means for planning analysis or detailed study. Zoning takes direction from the General Plan/Local Coastal Plan and other established land use plans. The Basic Dilemma: Flexibility vs. Certainty As Hermosa Beach considers how best to improve its zoning and subdivision regulations, one issue will be how to find the right balance between flexibility and certainty that will best implement PLAN Hermosa. The dichotomy between these concepts creates tension, not only for City officials and staff who use the regulations on a day-to-day basis, but also for homeowners, business owners, and others who may only come into contact with zoning a few times over the years they may live or operate a business in the City. Everyone wants to know what are the rules and standards by which new development will be judged – how are decisions made to approve, conditionally approve, or reject applications? And, for many, knowing the timeframe as well as the criteria for approval also is important – who has appeal rights, and when is a decision final so a project can proceed. For others, flexibility is important: the site or existing building may be unique, the design innovative and responsive, or the public benefits so compelling that some relief from underlying requirements and generic architectural details may be appropriate. Perspectives of code users help inform the discussion about this issue. Users’ Perspectives Expectations about what zoning should or should not do, and how far it should go, are different, depending on individual perspectives. Applicants view zoning differently than design professionals, 157 City of Hermosa Beach 6 and City staff perspectives are not always the same as those of residents or City officials. At the risk of over-simplification, we offer the following set of expectations for different ordinance users as a starting point for thinking about regulatory options for an update of the zoning and subdivision regulations. Applicants Individuals applying to the City for a zoning approval through a permit or land use review generally want to know: • What are the rules that the City follows for development review? These include use regulations, design guidelines and standards, development standards, review procedures, and criteria for decision-making. • What is the timeframe for decision-making, and when is a decision final? Is it the day the approval is granted, or is there some stated time they have to wait before they know they can proceed with the next steps, refine an architectural design, solicit bids, and initiate construction? Users also need to know how much time they have to obtain a building permit or business license. • What relief can they request if a regulation or standard constrains a design solution or otherwise limits what they would like to do with their property or their building? In thinking about relief, it often is useful to distinguish concerns about what the allowable uses are (recognizing that use variances are illegal and the only way to accommodate different uses would be through a zoning code or map amendment) from concerns about how to accommodate a design or improvement on a lot. Relief may be needed from physical development standards (e.g. setbacks or fence height limitations) or from performance requirements that relate primarily to the impact of a use or building design on an adjacent lot. • How important are neighbor concerns in the decision-making process? If an applicant follows the rules, does the City have the right to require changes to a design solely because of a neighbor’s objections? Are there limitations on conditions of approval or are all elements of a project “negotiable”? Does the City distinguish “as-of-right” development applications from those requesting exceptions to the standards in weighing how far to go to respond to community concerns? Design Professionals Architects and other design professionals typically want to know the answer to the same questions applicants pose, but because of their specific role in a project, they often want to know more specifically how much flexibility the ordinance allows for site planning and architectural design. If the City wants to mandate certain design solutions, as opposed to “encouraging” a type of design, the ordinance should say so to avoid misunderstandings during the development review process. 158 Zoning and Subdivision Ordinance Assessment Report 7 An example of a mandated design solution is a requirement for windows or display spaces and a prohibition of blank walls on retail frontages. In this context, design professionals also want to know whether the mandate is a guideline or a development regulation. If it’s a regulation and the proposed building design doesn’t benefit from adding windows, it will be necessary to request a specific form of administrative relief, which could be a variance or a design modification, in order to deviate from the dimensional requirements. By contrast, if the mandate is a design guideline, it may be possible to propose an alternative design solution that meets the guideline’s objective without applying for a variance or use permit to waive design standards if the ordinance provides for alternative ways to comply with a guideline. The flexibility that a design professional typically seeks includes: • Relief from overly prescriptive standards, including setbacks, building height, bulk and articulation, landscaping, location of parking, and architectural design standards (e.g. colors, finishes, porch dimensions, roof pitches, etc.); • Relief from provisions that constrain energy efficiency and water conservation; • Relief for buildings with historic or architectural character; and • Relief for uses or activities with unique needs (e.g. artist studios, churches, personal improvement uses). City Staff and Officials City staff and officials also want flexibility for a number of reasons: • To respond to community concerns; • To implement the General Plan, Local Coastal Plan, and other City plans and initiatives, and to further public policies; • To reconcile competing priorities; • To protect unique and special resources, which may range from coastal resources to historic buildings, affordable housing, and special retail uses; and • To respond to new or emerging technologies, services, or activities. Residents and Business Owners While planners and City officials strive to respond to community concerns, residents and business owners don’t always have the same perspective on zoning, particularly if they feel their interests are not served. Many critical issues are decided when a General Plan/Local Coastal Plan is prepared; however, as implementation details are worked out, community thinking about General Plan/Local Coastal Plan direction may evolve, and there may not be consensus on all of the regulatory solutions proposed to implement the plan. 159 City of Hermosa Beach 8 Neighbors want to know with some certainty what can be built, so there are no surprises once construction begins. However, if they have concerns, they would like to know what the process is for community input – how much flexibility the City has to condition approval and what they can do to affect the final result. Business owners likewise want to know whether they can expand or adapt space to new uses or activities. Being able to respond quickly to changing markets is important, and lengthy review times are counterproductive to that objective. Tradeoffs As the City considers the next steps for regulatory reform, discussion of choices could address these basic philosophical issues: • Flexibility vs. predictability: Are the zoning and subdivision regulations intended as a rule of law or a rule of individuals? Should the area for negotiation be wide or narrow? To what extent should this be determined by the code or by practice? • Flexibility vs. administrative cost: What are the costs to the applicant, to opponents, and to the City’s tolerance for hearings? • Development cost vs. quality: Standards should be written with an understanding of their effect on developers' and consumers' costs and on the quality of the environment for both user and community at large. • Preservation vs. development: Will a particular regulation stimulate or dampen change in uses, users, or appearance? A related issue is whether adopting a new standard will result in a proliferation of nonconforming conditions, which could also discourage investment. • Under regulation vs. over-regulation: How does the community strike the right balance and find the least number of rules that will do the job? Striking the right balance will not be easy, and lessons from similar communities that have recently amended their zoning and subdivision regulations can enable the City to avoid mistakes others have made and achieve its goals for economic development and sustainable land use. 160 Zoning and Subdivision Ordinance Assessment Report 9 3 USABILITY The need to make Hermosa Beach’s Zoning and Subdivision Ordinances more user-friendly and concise was an important issue expressed by staff and observed by the consultant team. Ordinance users find that the text of the Ordinance is complex and that interpretations may differ among staff. The document is difficult to navigate and should rely more extensively on pointers and references to direct users to appropriate regulations. A well-organized code is easy to use, navigate, and understand. This section contains general observations about the existing organization, format, and usability, as well as strategies for improving these aspects of the existing Ordinance. Organization and Style The City’s current Zoning Ordinance, Title 17 of the Hermosa Beach Municipal Code, is organized in a manner that exhibits an underlying structure that generally follows a flow from introductory provisions, to zone standards, citywide standards, and finally administrative procedures. While the underlying structure can be recognized by those with ample ordinance-using experience, this structure is not intuitive or obvious to the average user. The Ordinance lacks a user-friendly structure with clear hierarchy and chapter numbering is not consecutive. Some chapters appear to follow a pattern of every second number (ex. 17.02, 17.04, 17.06) while others don’t (ex. 17.50, 17.53, 17.54, 17.55). The chapters that follow a pattern of every second number appear to be original, while chapters that don’t follow this pattern appear to be later amendments. Over the years, as sections and chapters have been updated or added, there hasn’t been a comprehensive reformat of the Ordinance, resulting in a disorganized format as well as inconsistent organization of each individual section. The organization of Hermosa Beach’s Zoning Ordinance can be improved in several ways, with the overall organization and formatting reflecting a systematic, consistent, and sound arrangement to facilitate understanding. First, the City should consider a new level in the organizational hierarchy—Part—to organize the 39 chapters into logical groups intended to make the zoning ordinance easier to navigate. For example, the chapters contained in Title 17 could be grouped into five parts to provide an additional level of organization. • Part I: Introductory Provisions • Part II: Zone Regulations • Part III: Citywide Standards • Part IV: Administration • Part V: Terms and Definitions 161 City of Hermosa Beach 10 With this organization, the ordinance progresses from the most often referenced to the least—with basic provisions in the beginning, followed by regulations of specific zones, citywide standards, and then administrative chapters. As a general rule, the most frequently consulted provisions should come before provisions less frequently consulted. A final part or division can group all definitions and standards of measurement together, so that users have access to a comprehensive reference section in an easily located place. Next, the Ordinance could be enhanced with a comprehensive index and table of contents so that users do not have to scour the text for a section when needed. Finally, the City should supplement these organizational revisions with improvements to the appearance of the text itself, including wider spacing, different fonts for chapters, sections, and the main text, and consistent indentation. 162 Zoning and Subdivision Ordinance Assessment Report 11 Code Complexity The organization of the current Ordinance leaves standards of development spread out among various sections. Because standards are dispersed, users are left with a nagging fear that a “hidden” regulation might affect the viability of a project. Uncertainty regarding development possibilities can be a significant barrier when attempting to attract investment. Also some development standards result from or have been derived from ballot measures, which is not always clearly articulated. Overall, the chapter ordering of the Ordinance is not always intuitive, and sections that should be grouped together are often found far apart or separated by other chapters. Accessory Dwelling Unit standards, which are applicable in multiple zones are located in their own chapter in the midst of chapters of zone standards. Mixed-use development standards and educational institution standards, which are only applicable in the C-1 and C-3 zone, respectively, are located in a chapter with development standards applicable to uses in multiple zones, Chapter 17.40, Conditional Use Permit and Other Permit Standards. Additional standards for specific uses, are located in a third chapter, Chapter 17.42, General Provisions, Conditions, and Exceptional Uses. Hermosa Beach should ensure that the Zoning Ordinance functions efficiently and with the fewest number of provisions necessary to achieve its goals. To this end, related content should be organized together and unnecessary sections of the Ordinance should be removed in order to avoid ambiguity and reduce the sheer bulk of the Ordinance. Lack of Clear Definitions and Rules of Measurement Though the current Zoning Ordinance includes three sections of definitions, some terms that should be defined, are not, some definitions are overly specific, and others include development standards. The definition of ‘grade’ includes a statement that the determination of grade is to be made by the Community Development Director. The definition of ‘open space’ identifies acceptable encroachments. Definitions should convey the meaning of a term; standards should be located in the body of the regulations. The definitions should be updated to include modern terminology and be made more general so that they will apply to terms as they are used throughout the Zoning Ordinance and other City codes. Where possible, definitions should also align with those of other applicable rules and regulations such as the Building Code, State Alcoholic Beverage Control regulations, and State housing laws. The Zoning Ordinance does not include a separate chapter on rules of measurement; rules for the calculation of standards are located throughout the ordinance. In some cases, such as lot coverage, and determining the baseline points for measuring building height, they are incorporated into general definitions. Others are located among regulations for specific development aspects. The calculation of floor area is located within the definition of ‘gross floor area’ in the definitions section of the off-street parking regulations. Clear rules of measurement ensure that all users are able to determine the way that standards should be applied in the same 163 City of Hermosa Beach 12 Tables with cross references enhance usability. manner in order to arrive at the same conclusion. Locating a complete set of rules of measurement in one location, either at the beginning or the end of the Ordinance, provide an easy-to-locate reference tool to ensure consistent interpretation and application of standards. Underutilized Tables The existing Ordinance does utilize tables to present certain regulatory requirements, although inconsistently and sparingly. The C-1, C-2, C-3, and M-1 zones and Specific Plan Area No. 11 use tables to present use regulations while all other zones and plan areas list use allowance or cross-reference other zones for use allowances. Tables can greatly improve the readability of complex regulations and could be used more extensively to organize and more clearly present information throughout the Ordinance. Use regulation tables can specify the level of review required, list any limitations on permitted uses, and provide cross-references to other sections of the Ordinance where additional regulations apply. Development standard tables can list dimensional requirements for lots, setbacks, heights, and other standards with cross-references to other applicable sections of the Ordinance. This approach helps avoid unnecessary redundancy, repetition of provisions, and confusion from conflicts. 164 Zoning and Subdivision Ordinance Assessment Report 13 Illustrations of standards, such as these in the City’s Height Requirements & Calculating Height handout, aid in interpretation. Absence of Illustrations In addition, the current Zoning Ordinance provides few graphic examples or illustrations. Graphics can clearly depict standards for measuring building height or yard setbacks, while verbal equivalents are prone to misinterpretation and uncertainty. Clarifying visual examples of measurement standards, development standards, and other complex provisions, similar to those included on the City’s Height Requirements & Calculating Height handout, help with understanding and enforcement. Incorporating illustrations such as these into the Zoning Ordinance can communicate development regulations more clearly and in less space than written standards. 165 City of Hermosa Beach 14 4 ZONES Zoning districts, or zones, create the framework for implementation of General Plan policies and land use designations. The General Plan establishes land use designations and the overall policy basis for land use and development. Zoning then establishes zones which are intended to define distinct locations for different uses, consistent with general plan land use designations. The Zoning Ordinance includes standards for each of these zones with detailed regulations as to what uses are permitted, what uses are allowed, and what physical development standards apply. Zones to Implement PLAN Hermosa PLAN Hermosa builds upon the city’s historic development pattern to accommodate anticipated population and employment growth. The Land Use Designations Map in PLAN Hermosa indicates the intended use of each parcel of land in the City. The land use designations were developed to provide both a vision of the organization of uses in the City and a flexible structure to allow for changes in economic conditions and community vision. There are four categories of land use designations: Residential, Commercial, Creative Industrial, and Institutional. The majority of individual designations within these four categories are consistent with or similar to previous designations or existing development types. Others are new, including Public Facilities and Beach land use designations. In these situations, new zones on the Zoning Map and in the Zoning Ordinance are warranted. 166 Zoning and Subdivision Ordinance Assessment Report 15 Streamline Existing Zones There may also be opportunity for streamlining existing zones and eliminating those that are no longer necessary. For example, the only differences between the R-3, Multiple-family Residential, Zone and the R-P, Residential Professional, Zone are variations in lot coverage allowances, height considerations, and that the R-P Zone allows office as a conditionally permitted use. The R-P Zone is within the High Density Residential Land Use Designation in PLAN Hermosa and its existing development consists solely of residential uses. In the interest of creating a concise and user- friendly zoning ordinance, the total number of zones should be minimized and zones that are not necessary, such as the R-P Zone, should be removed or consolidated. Additionally, the Zoning Ordinance also includes 10 Specific Plan Areas. The regulations for these Specific Plan Areas vary in content and detail, ranging from refinements to the residential housing types allowed and minimum lot area per dwelling for an individual residential development to detailed use regulations and development standards for a large portion of Pier Avenue. Each of the Specific Plan Areas should be reviewed for relevance and their potential to integrate necessary standards into zone regulations. In some cases, relevant Specific Plan Areas standards may be integrated entirely into other base zones. In other cases, a unique zone may be warranted. Zone Presentation and Organization The Zoning Ordinance will benefit from combining similar zones, where appropriate, and by renaming zones to reflect the General Plan land use designation and provide information regarding the purpose and nature of the zone. Zones can then be consolidated into related groups, such as Residential, Commercial and Mixed-Use, Industrial, and Public and Semi-Public districts, similar to how the C-1, C-2, and C-3 zones are consolidated into one chapter in the existing Zoning Ordinance. When zones are consolidated, the differences among individual zones are identified through purpose statements and reflected in the use regulations and development standards, which will vary based on the unique characteristics and purposes of the zone. 167 City of Hermosa Beach 16 5 DEVELOPMENT STANDARDS The importance of quality design in community spaces and residential neighborhoods cannot be overemphasized. A well-designed city directly elevates the quality of life, which in turn, attracts investment and increases communal pride. As Hermosa Beach redevelops over time, the City will continue to face design challenges. The current Zoning Ordinance does not have sufficient standards to appropriately guide and regulate development especially in building appearance and design compatibility. Development regulations that address the building form and site design of new development can respond to differences in character, promote a desirable physical form, and ensure that more intense uses of land do not become public nuisances. The Zoning Ordinance does not address the physical form of development in an organized or complete fashion. The current Zoning Ordinance was first written at a time when Ordinances focused on regulating use rather than design. More recently, design-oriented approaches are replacing traditional, use-based zoning as a means of addressing the physical character of development. Hermosa Beach has followed this trend over the years, as development standards and requirements have been added. In some instances, they have been added with little analysis of how all the standards work together and collectively influence resulting development. In other instances, such as Specific Plan Area No. 11, detailed development standards that address many aspects of site development and building design have been adopted. PLAN Hermosa provides a foundation for implementing zoning techniques designed to improve the physical form of new development. It recognizes that distinct neighborhoods, districts, and corridors contribute positively to the overall structure and character of the City. Fourteen character areas are identified, defined by their future vision, intended distribution of land use, and desired form and character. PLAN Hermosa also includes a number of policies related to design, including, but not limited to: 1.6: Scale and context. Consider the compatibility of new development within its urban context to avoid abrupt changes in scale and massing. 2.7: Context sensitive design. Wherever feasible, orient residential buildings to address streets, public spaces or shared private spaces, and consider the physical characteristics of its site, surrounding land uses, and available public infrastructure. 2.8: Neighborhood transitions. Encourage that new development provide appropriate transitions in scale, building type and density between different land use designations. 168 Zoning and Subdivision Ordinance Assessment Report 17 3.5: Compact office formats. New employment uses should be designed in a compact format with minimal front setbacks from the street, typical lease spans of 40 feet or less, and where feasible, combined with other commercial uses. 6.6: Human-scale buildings. Encourage buildings and design to include human-scale details such as windows on the street, awnings and architectural features that create a visually interesting pedestrian environment. Physical Form and Design Related Standards In order to implement PLAN Hermosa policies, the City will need to adopt new development regulations to address the form and design of new development, such as standards for the following: • Location of a building on a lot – where a building may or must be built to the street and where setbacks are required; • Building form and massing; • Façade design and articulation; • Orientation of building entries; • Transparency – pedestrian level windows offering views into buildings and displays; • Limitations on blank walls; • Relation to adjoining sites; • Location and screening of parking; and • Landscaping. Establishing minimum design standards will set the tone for the type of development the City hopes to attract. These standards will allow developers and designers to know exactly what is Form-related standards can help achieve high quality design. 169 City of Hermosa Beach 18 expected of them. At the same time, flexibility can still be achieved by allowing a modification of standards so long as certain findings and criteria are met. Flexibility is particularly important given the varied lot sizes and topography that characterize City. Tailor Standards to Reflect Character Areas It would be difficult for the City to prepare a single, comprehensive set of design requirements as neighborhoods, districts, and corridors within Hermosa Beach have distinct characters that required tailored regulations so that new development is appropriate to the context of the area. Standards should be refined to foster the type of character desired within various areas of the City. In pedestrian-oriented areas, the objective should be to have buildings enclose a street and provide an interesting, engaging front, making walking and shopping pleasurable. In more auto-oriented areas there is more potential for incompatibility between uses, so landscaping and screening may be important. Development standards should also address compatibility and ensuring that new buildings fit amongst existing buildings. The ordinance should detail how to address contextual issues of building placement, scale, massing, and height and include standards to ensure sensitive transition from more intense development to surrounding neighborhoods. While each zone or area should have individually tailored requirements, the organization of the requirements should be uniform, so that users can easily ascertain the requirements for a particular zone. Objective Design Standards The State of California has adopted recent legislation to address the State-wide housing shortage and now requires a streamlined and ministerial process for specific residential developments, including multi-unit residential development and mixed-use development with 2/3 of the square footage for residential use. These types of projects must be reviewed against existing objective standards rather than through a discretionary entitlement process. Objective Standard (per State law): One that involves no personal or subjective judgment by a public official and uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and the public official prior to submittal. 170 Zoning and Subdivision Ordinance Assessment Report 19 An update to the Zoning Ordinance provides an opportunity to establish objective standards to achieve quality designed housing projects without subjective interpretation or a complex review and approval process, consistent with State law requirements. Residential Development The Zoning Ordinance currently establishes standards for multi-family development primarily in Chapter 17.16 – R-3 Multiple-Family Residential Zone and Chapter 17.24 - RPD Residential Planned Development. Basic standards include height, front yard, side yards, placement of buildings, area, lot coverage, usable open space, and lot area per dwelling. Projects typically require discretionary review by the Planning Commission where more qualitative conditions are applied to ensure compatibility with neighborhood context and to elevate design quality. The Zoning Ordinance update provides the opportunity to refine existing quantitative standards and develop new objective standards that capture the qualitative conditions typically applied to multi-family residential projects through the discretionary process. Objective standards should be developed to ensure that development is compatible with the surrounding neighborhoods, that quality materials are used, and that building form and scale is appropriate to the site. Such standards may address the following: • Setbacks; • Building heights; • Floor area ratio (FAR) or lot coverage; • Usable open space • Relation to neighboring buildings (stepbacks and articulation versus “compatibility in scale”); • Explaining in details the characteristics of a particular architectural style and list the required components; • Limits on blank wall (breaks in blank walls every X feet); • Building frontage requirements (number of doors, space between doors and garage, etc.); • Material requirements; • Color requirements; and • Consistency with neighborhood character (if defined in an objective manner). To support consistent application of objective standards, it is recommended that images and exhibits representing a suggested design topic or standard with text callouts be developed in the new Ordinance, where applicable, to illustrate the design intent. 171 City of Hermosa Beach 20 Mixed-Use Development Chapter 17.40.180 – Mixed-use Development (C-1 Zone) of the current Ordinance provides the opportunity to establish mixed-use development subject to approval of a conditional use permit, a discretionary permit process, within the C-1 Limited Business and Residential zone. The residential portion of a mixed-use development is subject to the development standards of the R-3 Multiple Family Residential Zone with a few tailored exceptions relating to condominiums, percentage limitation of first floor residential use, front setbacks, lot coverage and trees. General development guidance is provided for noise, security, and lighting. In addition, parking requirements are provided in Section 17.44.010 Off Street Parking – Mixed Use where required parking is determined using on the sum requirements of all individual uses. While State law requirements for objective standards and a streamlined review process apply to mixed-use development with 2/3 of the square footage for residential use, mixed-use development may be comprised of a number of different use combinations. By providing a variety of uses within close proximity, mixed-use development can reduce automobile dependence, preserve green space and natural resources, promote revitalization, enhance economic development. Mixed-use developments can also provide for a wide range of housing types and choices for different income levels and may increase affordable housing opportunities. Development standards tailored to the unique attributes of mixed-use development can provide greater assurance of compatibility with neighborhoods and better alignment with market considerations. While the objective standards and a streamlined review process is required for certain mixed-use developments, the City should consider establishing objective standards and streamlined review for other types of mixed-use developments in order to promote their establishment while ensuring appropriate design and siting. Mixed-use development standards should address compatibility issues while providing flexibility for combining residential and commercial components with active, pedestrian-oriented ground floor uses, where consistent with PLAN Hermosa. In addition to the physical form and design related standards discussed previously in this paper, customized mixed- use regulations should consider the following: • Location of desired land uses; • Public and private access; • Building placement and orientation; • Residential private open space; • Common open space; • Noise, light, and odor control; and • Location and screening of parking, loading, and service areas. 172 Zoning and Subdivision Ordinance Assessment Report 21 Provide Flexibility In many instances, particularly in areas like Hermosa Beach with small lots with existing development, the need for flexibility in the application of development standards is not a reflection of the quality of the project or design, rather a reflection of site constraints that limit the effectiveness of a ‘one size fits all’ approach. The existing Zoning Ordinance provides for little flexibility in the application of development standards. The two primary avenues available for modification of development standards in the current Zoning Ordinance are variances and administrative variances. Specific findings related to unique characteristics of a property are required to approve variances and administrative variances are limited in scope and the legality of administrative variances is unclear. As the City incorporates additional development regulations into the Zoning Ordinance, the City should create additional opportunities for gaining relief from codified locational, developmental, and operational standards in cases where modifications are warranted by special circumstances that may not meet the requirements for approval of a variance based on physical hardship. This could be done in the form of additional provisions for approval of waivers and exceptions, including Staff level approval of a so-called de minimus waiver from dimensional standards. Options include a minor modification that allows for specified dimensional modifications (e.g. less than a 10 percent reduction in setbacks and fence heights) that would have a negligible impact and are non-controversial in nature. Some jurisdictions provide one level of adjustment without notice and a slightly higher level of adjustment with notice and the opportunity for neighbors to request a public hearing. 173 City of Hermosa Beach 22 6 USE REGULATIONS Use regulations detail the type of uses that are allowed, the review process, and specific limitations that apply to a particular activity or use. Use regulations have traditionally been used to separate incompatible land uses, minimize nuisances, and limit adverse effects on neighboring properties. Each zone currently contains a list of permitted uses and some list conditionally permitted uses. Residential zones allow any use permitted in less intense residential zones (ex. The R-3 Zone allows any use permitted in the R-2 Zone). Some zones, including the C-1, C-2, C-3, and M-1 zones and SPA-11, present use regulations in tables with cross references to use specific standards. There are outdated and overly specific uses, such as ‘detective agency’, ‘messenger service’ and ‘computer and Internet access center’. Other times, uses with little distinction between them are regulated separately. ‘Toy store’, ‘clothing and wearing apparel sales and service’, ‘department store’, drugstore’, ‘florist or plant shop’, and ‘hobby and craft sales and services’ are all examples of similar retail services, and that may even occur within a single retail establishment, that are separately regulated. The Ordinance lacks a comprehensive list of defined uses that are regulated by the Ordinance. Commercial land uses are grouped into a single section of the Zoning Ordinance while residential uses are mixed in with definitions of general terms in a separate section. Some uses are not defined. During the course of stakeholder interviews, attracting and retaining retail and restaurant uses in the Downtown was identified as one of the greatest challenges facing the City today. Over the years, the City has added strict and inflexible standards to the Ordinance and conditions of approval to individual projects that limit operations of commercial uses, particularly establishments that serve alcohol and provide live or late night entertainment. While these standards and limitations were intended to maintain and improve community livability, and reduce nuisance activity, particularly in areas with commercial and residential adjacencies, they have also stifled potential economic investment in the Downtown and along the corridors. The Zoning Ordinance update effort provides the opportunity to update the City’s approach to use regulation to reflect modern uses, current development practices, and State and Attracting and retaining retail and restaurant uses in the Downtown is a challenge. 174 Zoning and Subdivision Ordinance Assessment Report 23 federal law and support community objectives such as economic development, increased walkability, diversity of housing types, and vibrant urban centers. Through well-crafted regulations, the Zoning Ordinance can maximize the City’s economic development “pluses” and support economic investment, while ensuring it does not create undue impacts on its neighbors. Adopt a Use Classification System The Zoning Ordinance should ensure that every use regulated by the ordinance is defined through a clearly defined modern classification system, which places land uses and activities into groups based on common functional, product, or physical characteristics. There are many advantages to this type of use classification system. Listing use groups instead of specific uses help streamline the use regulation parts of the Ordinance. Categories are also broad enough to allow classification of new, unanticipated uses, so that the City does not need to amend these sections or make interpretations as frequently. Under this system, all use categories would be defined in a single chapter of the Code. This chapter would organize use categories into groups such as residential; public and semi-public; commercial; industrial; and transportation, communication, and utility uses. This way, similar uses are found near one another for comparison when a classification question arises. The official names of each use group would be utilized throughout the Code in a consistent manner, with the definitions chapter serving as a reference. Reflect Contemporary Land Uses To help modernize the Zoning Ordinance, the use classification system described above should eliminate obsolete uses (i.e., those no longer allowed, or outdated terms) such as game arcade and miniature golf course, and also include new contemporary uses such as industrial flex space and shared office spaces. Ensure All Zones Allow Appropriate Land Uses The allowable uses within each zone should be evaluated for compatibility with the purpose of the zone, the corresponding land use designation in PLAN Hermosa, and reflective of contemporary use and development trends. In particular, use regulations in nonresidential districts should be evaluated to allow a broader range of uses, reflecting the changing nature of land use and allowing a creative combination of uses, consistent with PLAN Hermosa. In particular, M-1 Zone use allowances should be evaluated, balancing the need to protect the accessibility of the area for production, design, and manufacturing uses and allowing non-manufacturing uses that are conducive to and supportive of the viability of creative and innovative endeavors. 175 City of Hermosa Beach 24 Standards for Specific Uses Regulations applicable to specific land uses are currently found throughout the Ordinance. An entire chapter, Chapter 17.21, is dedicated to standards for Accessory Dwelling Units. Chapter 17.40, Conditional Use Permit and Other Permit Standards, and 17.42, General Provisions, Conditions and Exceptional Uses, both contain specific standards for multiple uses. The fact that these regulations pertaining to particular uses are scattered throughout the Ordinance makes it hard for users to find them and determine which special regulations apply to a particular project. Some use definitions in the existing Ordinance include limitations, requirements, and allowances related to the use. For example, the definition of “Hotel” includes a statement that the decision- making body has the authority to set any limitation on the number and/or type of kitchenette facilities provided in the guest rooms for projects located on parcels of greater than 20,000 square feet. Although these provisions may be appropriate, embedding them within the use definitions complicates administration and makes it difficult for applicants to determine which development standards apply to a particular proposal. These regulations should be addressed in separate sections of the Ordinance where the limitations are visible and adequately discussed. For example, they may be located in a chapter dedicated to standards for specific uses and referenced in the use regulations for each zoning district. The City should consolidate requirements that are applicable to specific uses and activities into a single chapter. Within this chapter, the uses can be alphabetized, making them easy to locate. The standards for specific uses can be referenced in the land use tables in the zone regulations, which will reduce overall wordiness in the Ordinance. When revising use regulations, the City should be sure to reevaluate and expand its regulation of uses that create potential incompatibilities with surrounding properties. The City should incorporate explicit performance standards to ensure that the operation of one use does not cause an undue burden upon the use and enjoyment of adjacent property and everyone is clear on what the requirements are. Finally, the City should evaluate the limitations in the Ordinance and project approvals on establishments that serve alcohol and provide entertainment in in seeking a better balance of achieving community goals for a vibrant local economy and the revitalization of the downtown core while minimizing adverse impacts. The Ordinance should be evaluated in terms of creating opportunities for new investment to achieve these goals, in consideration of other mechanisms the City may employ to address public nuisances and poor behavior of individual establishments. All of these modifications to the existing use classification system and development standards will work to reduce the need for discretionary review of new development. With clarified requirements and a more comprehensive scheme of use classification, approvals will encounter fewer delays, with heightened assurances of appropriate development and compatibility with adjacent properties. 176 Zoning and Subdivision Ordinance Assessment Report 25 7 PARKING REQUIREMENTS Parking was by far the most frequent issue raised by stakeholders. The topic has been the focus of many community conversations and planning efforts, including, but not limited to PLAN Hermosa and the Downtown Core Revitalization Strategy. The City recently completed a Parking Management Study and Recommended Parking Standards for the Coastal Zone which included a parking inventory, occupancy analysis, demand analysis, and recommendations for parking strategies. Parking requirements have a large influence on the ability to utilize property. Because of the high costs of building and maintaining off-street parking, minimum parking requirements can raise barriers to reuse underutilized parcels. This is particularly true in already built-out areas, such as Hermosa Beach, where there may not be enough space to provide required parking. Where additional parking spaces cannot be provided due to site constraints, businesses are deterred from expanding or investing within the City. The quantity, location, and appearance of parking areas also have a substantial impact on the character and functionality of streets, commercial corridors, and residential neighborhoods. Too much parking can limit the utilization of a property and be an impediment to achieving a wide range of community goals. Too little parking can impede accessibility and impact neighborhoods. The amount of parking is optimized when it strikes a right balance between supply and demand. For roughly 50 years, cities across the country, including Hermosa Beach, have included minimum requirements as a means of mitigating the impact of parking demand on public streets. These minimum parking requirements are based on inaccurate assumptions and do not reflect actual parking demand. For example, in Hermosa Beach, many of the minimum parking requirements were derived from the Institute of Traffic Engineers Trip Generation Manual and do not reflect local conditions. This approach to parking demand mitigation has created a number of unwanted side effects, including: • Reducing the viability of reuse of existing buildings; • Limiting options for development on smaller lots or awkwardly-shaped sites; • Discouraging alternatives to automobiles (by promoting an overabundance of parking, alternatives like walking, cycling, transit and car-sharing are at a distinct disadvantage); • Eroding pedestrian environments by increasing the proliferation of land devoted to the automobile, creating large swathes of inhospitable surface parking lots; and 177 City of Hermosa Beach 26 • Adding to the cost of living, since the cost of providing minimum required parking is passed down to the consumer in the price for goods, services, and housing, creating an unfair burden for those who do not drive. As such, cities are increasingly turning to other mechanisms as ways of addressing parking concerns including increasing alternative transportation options and employing parking management techniques. Additionally, our transportation systems are on the cusp of one of the fastest and most transformative shifts in history. The demand for shared mobility services is an early sign of behavior change. Autonomous vehicles are being used on streets today. These changes will have great consequences for parking demand. Although it is unknown exactly what these consequences will be, it is certain that there are more transportation options available than before and people are no longer dependent on individual vehicles for access and mobility. The future transportation system and our mobility choices will continue to have a lot more flexibility. Mobility choices will not be primarily limited to a personal vehicle or existence of a transit line. Reduce or Eliminate Minimum Parking Requirements All of the parking requirements should be evaluated and reduced where appropriate based on actual and anticipated parking demand and in consideration of the collective of City goals, including economic development, pedestrian orientation, housing affordability, and sustainability; of the recommendations from the Coastal Zone parking study and Downtown Core Revitalization Strategy, of the changing nature of our transportation systems; and of a parking management program. For example, the Downtown Core Revitalization Strategy included a number of recommendations to encourage a more pedestrian-oriented district, including: • Locating parking off-site • Reduced parking for commercial, restaurant, office, and retail uses • Reduced parking for mixed-use development • Vehicle parking reductions for the provision of bicycle parking • Utilizing net usable square footage as the basis for parking calculations, rather than gross square footage In revising parking requirements, the City should consider providing uniform parking requirements for grouped land uses with similar space and operational requirements. The City could still provide 178 Zoning and Subdivision Ordinance Assessment Report 27 separate requirements for land uses with particular space and operational requirements that generate unique parking demands. Standardizing parking requirements so multiple uses have the same requirements can ease administration and provide flexibility with regard to re-use and re- investment. Flexibility could also be offered in the way that parking is designed and located, such as allowances for tandem, valet, and stacked parking (parking lifts), thus providing more opportunity for parking in less space. The City should consider varying or adjusting parking requirements by district as well, considering the availability of street or public parking supplies in a particular district. Exempt Small Commercial Establishments The City should consider providing an exemption from the off-street parking requirements for small commercial establishments, such as those under 1,500 square feet of gross floor area. This exemption could be across the board or limited based on certain characteristics, such as new uses in existing buildings, uses located in pedestrian oriented commercial districts, or uses within a commercial center with shared parking facilities. For many small retail and business uses, available on-street parking in the City’s commercial districts and corridors or shared in a shopping center is adequate for their parking demand. Alleviating small commercial establishments from providing parking may help fill vacant storefronts and incentivize redevelopment. Exempt or Reduce Parking Requirements for Changes of Use It is often infeasible to provide additional on-site parking on an already developed site, thus limiting the types of new uses that may locate in an existing building. To support the continued occupancy of existing buildings, the City could consider not requiring additional parking where a new commercial use is established in an existing building even if the new use is subject to a higher parking requirement than the previous use, provided existing parking is retained and there is no change to the building that results in additional gross floor area. Alternatively, when a new business moves into a building where the existing use had a legal nonconforming parking deficiency, the new use could be credited the number of required parking spaces unmet by the previous use. While this parking credit is available in the Downtown District, the City should consider applying this approach on a broader scale. Parking exemptions can incentivize small commercial establishments. 179 City of Hermosa Beach 28 8 DEVELOPMENT REVIEW AND APPROVAL Zoning provisions governing development review and other administrative matters create the procedural environment through which the City can achieve the goals and policies laid out in its General Plan and other adopted policies. At their best, development review provisions can promote the type of development a community wants by providing a clear, predictable path to project approval; conversely, vague review processes with unclear requirements can cause developers a high level of anxiety, frustrate community residents, and severely dampen a City’s ability to attract desirable growth. Generally, prospective investors value three central qualities in any administrative code: 1) certainty in the requirements and structure of the review process, 2) built-in flexibility to adjust development standards to the needs of individual projects, and 3) opportunities to request relief from requirements that constitute a substantial burden. Certainty about the types of development they can expect to see in their community is also important to residents. The degree to which Hermosa Beach can incorporate these qualities into its Zoning and Subdivision Ordinances will help improve its ability to compete for desirable development. This section contains general observations about the existing development review procedures and strategies to streamline development review and approval process. Reliance on Discretionary Review The flexibility of a zoning ordinance is largely defined by its hierarchy of uses and their required permits. This hierarchy establishes the different levels of review the ordinance requires to make various types of decisions. These decisions typically range from a relatively informal counter staff review of proposed uses and structures for compliance prior to the issuance of a building permit or business license to more formal and complex procedures requiring public notice and a hearing before the Planning Commission prior to issuance of a use permit or other discretionary approval. The primary factor influencing a project’s place in the hierarchy of uses is whether the proposed use is permitted "by right" or allowed subject to certain conditions, or whether a Conditional Use Permit or other permit type with review by the Planning Commission, is required. This determination is a reflection of community issues and concerns that should be embodied in the General Plan. Decisions about where an application fits in the hierarchy may also, however, be influenced by how a jurisdiction selects and designs administrative techniques. It is often possible, for example, to reduce the review threshold for a particular type of application (i.e. place it lower in the hierarchy), by increasing the specificity of development standards and performance-based criteria. 180 Zoning and Subdivision Ordinance Assessment Report 29 Adjust Review Thresholds The Zoning and Subdivision Ordinance Update provides an opportunity to adjust review thresholds based on analysis of the types of issues and projects in the City that have typically generated the most interest and concern. For example, projects that currently require Planning Commission approval but are consistently approved without public comment, such as small condominium projects, might be shifted to the jurisdiction of the Community Development Department Director. Generally speaking, responsibilities should be assigned with a view toward minimizing the number of players involved in making any given decision, while increasing opportunities for meaningful public input. The number of uses that require discretionary review can be reduced by including carefully crafted standards and restrictions that are specific to specific uses throughout the City or in particular zones into the Zoning Ordinance. As a result, the community and decision-makers may be confident their vision is being implemented and may reduce the need to weigh in on individual projects, allowing more projects to be approved administratively. There are a variety of approaches the City could use to reduce the number of uses requiring review, including permitting more uses by right subject to: • Compliance with development and design standards that could be added to the Zoning Ordinance based on the General Plan’s goals for design quality; • Compliance with new standards and requirements that reflect “standard conditions” that are typically imposed when such uses have been conditionally approved; and • Compliance with specific limitations on location, floor area, hours of operation, and similar features that are the source of potential adverse impact. Consider a Minor Use Permit Process The City may also consider a new type of use permit – a Minor Use Permit – approved by the Community Development Director. The Minor Use Permit would be required for uses that are “limited in scope and impacts” but which currently require a hearing by the Planning Commission, or could be used for minor amendments to Use Permits. Applications for Minor Use Permits would be subject to public notice and a hearing before the Director would only be held if someone requested one. All decisions would be subject to appeal. The Director would also have the authority to defer action and refer the application to the Planning Commission for final action. Notice of decision or notice of pending decision could be given to Planning Commissioners with an option for the Planning Commission to call for review of a project. Such a procedure creates more certainty in the process for both the community and developers while still providing opportunities for meaningful public input. Conditional Use Permits would be reserved for uses that pose potential or significant land use compatibility issues and warrant Planning Commission review and approval. 181 City of Hermosa Beach 30 Ordinance-users expressed that it wasn’t always clear what the review process or who the review authority was for a given decision. Unclear Review and Approval Procedures Ordinance-users expressed that it wasn’t always clear what the review process or who the review authority was for a given decision. Chapter 17.68, Procedure, Hearings, Notices and Fees, of the current Zoning Ordinance contains some common permit procedures. Other chapters contain permit-specific provisions for reports of decision and findings, effective dates, appeals, reapplication, revocation, and expiration. In many cases it is unclear how these procedures differ from permit to permit, especially when many other aspects of the permit procedures, including review body, are the same. For example, both parking plans and conditional use permits are subject to Planning Commission approval. The Zoning Ordinance is clear in stating that a decision by the Planning Commission of a conditional use permit may be appealed to the City Council. However, for parking plans, the Zoning Ordinance states that processing procedures are to be set by resolution of the City Council and is silent on appeal procedures, leaving many questions. Is a parking plan appealable? If a parking plan is submitted along with a Conditional Use Permit and the Conditional Use Permit is appealed, is the parking plan up for consideration as part of the appeal? Clearly distinguishing the issuing authority and applicable review process helps clarify the level of review required for a project. Additionally, procedural nuances between different types of approvals, often with the same review authority, is confusing. The creation of a simplified permit structure that establishes a limited number of procedural tracks for approvals would provide greater clarity for all users and simplify administration. 182 Zoning and Subdivision Ordinance Assessment Report 31 Clarify Administrative Procedures for All Decisions The updated Zoning Ordinance should set forth clear administrative procedures to be followed for all types of decisions. The level and extent of administrative process required for different types of decisions will vary. However, for even the simplest administrative procedures, the Ordinance should, at a minimum, establish unambiguous authority for approval and the process for appeal. The approval process can be streamlined simply by consolidating and clarifying procedures and permit approval criteria. Decision-making protocols should be clearly defined so that it is clear how approvals are processed, and the intent of these regulations should be included to help determine if a proposal meets the purpose of the regulation. Findings that the decision-making body is required to make in order to approve a project should be clear so that all interested parties know the criteria against which a project is evaluated. Expanding the set of common permit procedures would improve usability by helping applicants to understand the general review process more easily. Where necessary, unique procedures could be developed for specific permit types, but generally, permits with the same review body should follow the same procedures. Elements of a standard set of common administrative procedures include the following: • A clear and consistent authority for determining whether an application is complete; • Clear and consistent procedures for appeals; • Requirements for public notification; and • Permit effective dates and time extension procedures. 183 City of Hermosa Beach 32 9 COMPLIANCE WITH STATE AND FEDERAL LAW California law grants cities and counties relatively broad discretion in the regulation of land uses and development, and the Federal courts and United States Congress have, for the most part, left land use and environmental regulation up to state and local government. There are, however, some important exceptions to this approach. If local regulations conflict with federal law, pursuant to the supremacy clause of the United State Constitution, then local laws are preempted. In some cases, both Congress and the State have identified matters of critical concern that limit the authority of California cities. This section discusses some State and Federal laws to consider through the update of the Zoning and Subdivision Ordinances. Housing As California's housing supply and homelessness crisis continues, the State Legislature has passed numerous pieces of housing legislation in each legislative session of the past several years. Most recent legislation is aimed at streamlining approval of housing projects and reducing barriers to the creation of housing. The City has been actively working to comply with the legislation through a number of mechanisms. Highlights of housing related legislation most relevant to the Zoning Ordinance are briefly summarized below. Housing Developments SB330, the Housing Crisis Act, limits cities’ and counties’ ability to regulate housing developments, including residential development, mixed use development with 2/3 of the square footage for residential, and transitional and supportive housing. It creates a preliminary application process where existing objective development standards are those in effect when a preliminary application is submitted, establishes timeframes for when a historic determination and project approval must be made, and limits the number of hearings. A number of provisions address housing density. General Plan and zoning densities may not be reduced below 2018 numbers. This includes changes to development standards that lessen intensity of housing. Zoning may not be changed to remove housing, and there may be no onsite reduction in the number of units. 184 Zoning and Subdivision Ordinance Assessment Report 33 The Housing Crisis Act also prohibits local jurisdictions from imposing or enforcing new subjective design standards. Establishing objective development standards for housing developments are discussed in more detail in section 5 of this paper. Accessory Dwelling Units (ADUs) New laws further restrict what local agencies may regulate regarding ADUs. Local agencies may not adopt ADU ordinances that: impose minimum lot size requirements for ADUs; set certain maximum ADU dimensions; require replacement off-street parking when a "garage, carport or covered parking structure" is demolished or converted to construct the ADU. New laws allow for an ADU as well as a "junior" ADU where certain access, setback and other criteria are met and explicitly identifies opportunities for ADUs in multifamily buildings. Additionally, until Jan. 1, 2025, cities may not condition approval of ADU building permit applications on the applicant being the "owner-applicant" of either the primary dwelling or the ADU. Hermosa Beach adopted its Accessory Dwelling Unit Ordinance consistent with the new legislation in December 2019. Affordable Housing The State Density Bonus Law (Cal. Gov’t Code §65915) allows for density bonuses and additional incentives for affordable housing. Cal. Gov’t Code §65913 expedites state and local residential development, assuring local agencies can sufficiently zone for affordable housing, and encourage and incentivize affordable housing. Recent changes to the State Density Bonus Law increase the density bonus and other concessions for 100 percent affordable housing projects. Housing projects with a minimum of 80 percent low income units and up to 20 percent moderate income units are eligible for a density bonus of up to 80 percent the maximum allowed density or a density bonus with no limit if located within ½ mile of a major transit stop and qualify for at least four concessions, reduced parking requirements, and a height increase of up to three stories or 33 feet when located within ½ mile of a major transit stop. Housing for Persons with Disabilities Various provisions in both federal and State law limit the authority of local agencies to regulate facilities for mentally and physically handicapped persons. In 1988, Congress extended the 1968 Fair Housing Act’s prohibitions against housing discrimination to include discrimination on the basis of handicap or familial status (families with children). The Federal Fair Housing Act Amendments (FHAA) defined "handicapped" to include persons with physical or mental disabilities and recovering alcoholics and drug addicts. The FHAA not only prevents communities from discriminating against handicapped individuals but also requires "reasonable accommodations in rules policies, practices, or services, when such accommodations are necessary to afford [handicapped persons an] equal opportunity to use and enjoy a dwelling." The California Fair Employment and Housing Act, codified as Government Code Sections 12900 to 12996, reinforces provisions of federal statute to prohibit any unlawful discrimination against persons with disabilities. 185 City of Hermosa Beach 34 The State Supreme Court has prohibited local agencies from limiting the number of persons unrelated by blood, marriage, or adoption who can reside in a single-family home. Pursuant to Cal. Health & Safety Code §1566.3, a residential care facility that serves six or fewer people is considered a residential use and its occupants, regardless of legal relation, are considered a family for purposes of residential use laws and zoning codes. Further, such a use shall not be included within the definition of a boarding house, rooming house, institution or home for the care of minors, the aged, or persons with mental health disorders, foster care home, guest home, rest home, community residence, or other similar term that implies that the residential facility is a business run for profit or differs in any other way from a family dwelling. Manufactured Housing The Land Use and Development Code is compliant with Cal. Gov’t Code §§65852.3-.5 which requires local agencies to allow the installation of manufactured homes certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. §§5401 et seq.) on a foundation system, pursuant to Cal. Health & Safety Code §1855, on lots zoned for single-family dwellings. Adult Oriented Businesses Local agencies may regulate, pursuant to a content-neutral ordinance, the time, place, and manner of operation of sexually-oriented business when the ordinance serves a substantial government interest, does not unreasonably limit alternative avenues of communication, and is based on narrow, objective, and definite standards (Cal. Gov’t Code §65850.4). Through the Zoning Ordinance update, regulations must ensure there are a reasonable range of alternative sites where adult-oriented businesses may be located. Coastal Act In 1976, the California Coastal Act was passed to protect coastal resources and maximize public access to the shoreline in the coastal zone, which is designated by the State Legislature. As part of the Coastal Act, local governments can prepare and implement Local Coastal Programs (LCPs) that are consistent with and achieve the objectives of the Coastal Act. The Coastal Act gives priority to: • Coastal-dependent and coastal-related uses and activities, such as commercial fishing, recreational boating and water-oriented recreational activities; • Coastal access and recreational needs, such as public coastal access and recreation, along with consideration of traffic, parking, circulation and infrastructure needs; and 186 Zoning and Subdivision Ordinance Assessment Report 35 • Environmentally sensitive areas, including the protection and restoration of water quality and sensitive habitat areas, along with consideration of shoreline erosion and sea level rise. Once an LCP is approved by the Coastal Commission, local governments have the responsibility of issuing coastal permits for most new development, subject to the standards set in the certified LCP. Each LCP consists of a local coastal land use plan, which the City drafted with the PLAN Hermosa effort and is preparing to submit to the Coastal Commission for certification, and an implementation plan consisting of measures to implement the plan (primarily the Zoning Ordinance). Thus, the Zoning Ordinance must conform with and carry out the local coastal land use plan. Cottage Food Operations Pursuant to Cal. Gov't Code §51035, a city or county may not prohibit cottage food operations (homemade and packaged food defined in Cal. Health & Safety Code §113758) in any residential dwelling, but shall do one of the following: Classify the use as a permitted use in any residential zone, grant a nondiscretionary permit for the use, or require a permit for the use. Emergency Shelters; Transitional and Supportive Uses Cal. Gov’t Code §§65582, 65583, and 65589.5 require each local government to: 1) amend its Code to identify district(s) where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit to include sufficient capacity to accommodate the need for emergency shelter identified in the housing element, and 2) treat transitional and supportive housing as a residential use of the property subject only to those restrictions that apply to other residential dwellings of the same type in the same district. Cal. Gov’t Code §65582 contains definitions for "supportive housing," "target population," and "transitional housing" to be more specific to housing element law. AB2162 requires that supportive housing be a use by right in districts where multifamily and mixed uses are permitted, including nonresidential districts permitting multifamily uses, if the proposed housing development meets specified criteria, and requires a local government to approve, within specified periods, a supportive housing development that complies with these requirements. Local governments are prohibited from imposing any minimum parking requirement for units occupied by supportive housing residents if the development is located within ½ mile of a public transit stop. 187 City of Hermosa Beach 36 Family Day Care Homes Pursuant to Cal. Health & Safety Code §§1597.30 et seq., small family day care homes in a residential unit is a residential use and is not subject to a fee or business license. Large family day care homes may not be prohibited in any district where residential is allowed, but a city or county shall do one of the following: classify the use as a permitted residential use, grant a non- discretionary permit for the use, or require a permit for the use. However, zoning requirements for large family day care home must be reasonable and are limited to spacing and concentration, traffic control, parking, and noise control. Noise control standards must be consistent with the general noise ordinance and must take noise levels generated by children into consideration. Processing and Review Procedures State law specifies a number of processing requirements and review procedures related to land use regulation. These include procedures and requirements for development agreements (Cal. Gov't Code §§65864 et seq.), general plan consistency (Cal. Gov't Code §65860), permit review timelines (Cal. Gov't Code §§65920 et seq.), prezoning land upon annexation (Cal. Gov't Code §65859), notice of public hearings (Cal. Gov't Code §§65090 et seq.), variances (Cal. Gov't Code §§65900 et seq.), and zoning amendment procedures Cal. Gov't Code §§65853 et seq.). Religious Uses The Federal Religious Land Use and Institutionalized Persons Act of 2000 (RLUIPA) requires public agencies to demonstrate a compelling government interest and to use the least restrictive means when making a land use decision that imposes a substantial burden on religious exercise. Religious uses must be treated the same as similar non-religious uses. Additionally, regulations cannot impose a substantial burden to religious exercise. Signs In June 2015, the U.S. Supreme Court decision in Reed v. Town of Gilbert (No. 135 S.CT. 2218, 2015) affirmed that sign regulations must be “content-neutral” to survive a legal challenge. In order to be content-neutral and satisfy First Amendment limitations, sign regulations must be based on “time, place, and manner” restrictions, rather than by content- or message-based restrictions. Content-based regulations are subject to what is called a “strict scrutiny” standard – that is, a compelling governmental interest must be demonstrated and regulations must be narrowly tailored to serve that interest. Solar Energy Systems Cal. Gov't Code §65850.5 requires that solar energy systems be approved administratively with requirements limited to health and safety requirements per local, State, and federal law and those 188 Zoning and Subdivision Ordinance Assessment Report 37 necessary to ensure systems will not have a specific, adverse impact on public health or safety. A use permit may be required if the building official makes a finding based on substantial evidence that a specific, adverse impact on public health or safety would result. Every city and county is required to have an ordinance expediting permitting for small residential rooftop solar energy systems. Telecommunications The Federal Telecommunications Act of 1996 Limits state or local governments' authority to regulate placement, construction, and modification of personal wireless service facilities. State or local governments must not unreasonably discriminate against providers of functionally equivalent services and not prohibit or effectually prohibit use of personal wireless devices. Further, state or local governments shall not regulate placement, construction, and modification of personal wireless service facilities based on the environmental effect of radio frequency emissions, to the extent that such facilities comply with FCC regulations. Cal. Gov't Code § 65850.6 requires a city or county to ministerially approve an application for a co-location facility on or immediately adjacent to an existing wireless telecommunications co-location facility. It also prohibits a city or county from imposing certain conditions of approval on permits for construction or reconstruction of wireless telecommunications facility. Water Conservation and Landscaping Cal. Gov't Code §53087.7 prohibits cities or counties from enacting any regulation that substantially increases the cost of installing, effectively prohibits, or significantly impedes the installation drought tolerant landscaping, synthetic grass, or artificial turf on residential property. The Water Conservation in Landscaping Act of 2006 (Cal. Gov't Code §65597) requires local agencies to adopt the updated Department of Water Resources (DWR) Model Water Efficient Landscape Ordinance (WELO) or a local landscape ordinance that is at least as effective in conserving water. 189 City of Hermosa Beach 38 APPENDIX A ORDINANCE USER INTERVIEW SUMMARY Introduction As part of the initial evaluation of the current Zoning and Subdivision Ordinances, the consultant team conducted a series of interviews with a range of “ordinance users”– people who have utilized the Zoning and Subdivision Ordinances in Hermosa Beach and/or have a specific interest in regulations that will implement the updated General Plan/Local Coastal Plan–to understand the concerns and issues associated with updating the ordinances. The ordinance users interviewed encompassed a variety of people, which included: landowners, developers, architects, real estate professionals, and designers. The City’s consultants conducted eight hour-long interview sessions on March 4, 2020, in addition to two phone interviews on March 12, 2020. A total of 31 code users in groups of one to five people were interviewed. The confidential interviews were conducted by staff from the consulting team– Martha Miller of Miller Planning Associates and Diane Bathgate of RRM Design Group. No staff members were present during the interviews to encourage candid responses. Participants were asked a series of questions regarding overarching concerns as well as specific topics related to the City’s Zoning and Subdivision Ordinances. People attending were also given the opportunity to discuss issues of significance to them that were not otherwise discussed or addressed from the facilitated questions. Themes A strong consensus among code users emerged about what major issues are. While ordinance users may ultimately differ on precise changes to take, there was clear agreement that the Zoning and Subdivision Ordinances require modifications to be more understandable, to reflect existing conditions, and to achieve major City policy goals. Generally, ordinance users thought the City’s regulations were outdated and in need of improvement in order to achieve the community’s vision for the future. Following is a list of major themes heard during the interviews. A comprehensive list of comments received, organized by topic, is attached. 1. Do not regulate based on the worst-case scenario. • This approach causes unintended consequences that often obstruct the ability to achieve other city goals. 2. Make the regulations easier to use, understand, and interpret. 190 Zoning and Subdivision Ordinance Assessment Report 39 • Include practices and interpretations currently used, but not officially documented and apply regulations with a “common sense” mindset. 3. Parking requirements are a major obstacle to investment and reinvestment. • Reduce parking requirements and incorporate flexibility, particularly for nonresidential uses. 4. Allow a wider variety of uses to occupy vacant spaces and generate activity, particularly in the Downtown and along corridors. 5. Align Downtown regulations and processes with market-driven strategies for reinvestment. 6. Clarify the review process and make it less onerous. • Adjust review bodies and processes to more appropriately reflect the significance of a project. Comments General Comments • The Zoning Ordinance is very cumbersome to work with. It’s hard to find things if you are not familiar with it. It’s hard for the first 10 years, the next 20 years of working with it are not so bad. • There are so many little idiosyncrasies in the Ordinance that you would not know if you didn’t work with it on other projects. • PLAN Hermosa policies and implementing actions should be evaluated to determine what should be addressed in the Zoning Ordinance and what should be addressed in other parts of the Municipal Code or through other means. • The City’s approach seems to be that everyone gets punished when they have issues with a few. The City tends to overreact. • In general, there is a fear of change. • City receives generational mixed messages. Now is completely opposite from previous vision. What is the desired image for the City? Boutique? Party? Quiet? • The Zoning Code lacks incentives to revitalize. • Redevelopment efforts in downtown are a “nightmare.” • Focus on the vision in PLAN Hermosa, not incremental change. • Clearer rules and regulations, all written down to minimize multiple interpretations. • Keep density to what residents want, do not facilitate overdevelopment. • Improving review processes to be more predictable and streamlined would entice more investment and improvement, especially important for downtown Hermosa Beach. 191 City of Hermosa Beach 40 • There is a need to build more housing. • Provide for more gathering and placemaking opportunities. • Align regulations to support market-driven reinvestment. • Hermosa Beach deserves a better downtown. • Address catalyst properties and need City leadership. Design and Development Standards • A lot of policy is interpreted through the code; that makes it hard. For example, the way to determine height was first changed based on a policy for interpretation. Another example is determining whether a portion of a garage is below grade. The language in the Ordinance says to take natural grade but when the City analyzed the project, they used a straight-line method to determine grade. That was different from how Staff applied the exact same standard previously. The Ordinance language didn’t change, the interpretation of how to apply it did. • Trash issue – City wanted to take away shared facilities, ordinance passed, knee jerk response to restaurants not keeping clean. Need to look at larger context and implications, not just specific case. • Small lots – make one threshold. • Open space and parking requirements can conflict. • Lot coverage and open space requirements can be redundant and need to be loosened up (“it’s now like a Rubik’s Cube). • Allow more flexibility with renovations, allow full renovations without bringing all up to code. • Important to allow for condominiums and consider reduction in size. • Modify exceptions for building height (increase from 5 percent). • R-1 zone problems with alley garage, parking in the rear, and open space compliance (for example, on Myrtle Street can push whole building back and never reach compliance). • Open space regulations currently require 10 feet by 10 feet space - provides a disincentive for varied walls and good design. • R-1 and R-2 have different interpretations of open space requirements – make consistent. • Recommend being able to allow side yard to be used toward open space requirement. • Consider allowing half of front yard toward open space for an alley condition. • For public right-of-way between parkway and lot, need consistency in regulations and a mechanism for future removal of improvements (bond, grant deed, etc.) • Reconcile General Plan and Code conflicts regarding sidewalk encroachments. 192 Zoning and Subdivision Ordinance Assessment Report 41 • Alley access is encouraged in PLAN Hermosa, but it is not in the Zoning Code. • The sign ordinance is confusing, such as fascia board requirements allow for a too big of a range and only one wall sign is allowed per business. • Design standards are lacking except for SPA-11 area. Need guidance for: – Window glazing - do not want highly reflective glazing, needs to be added to Code. – Murals – need clarifying direction as now can apply to front wall or glazing but consider allowing stepping back graphic a foot or two. – Drive-through uses – now need a use permit, in conflict with carbon neutrality goals, consider standard for new drive-throughs. – Lot mergers/subdivisions – now new lots must be 4,000 square feet in size, consider consistencies with adjacent lots, ownership ties, require lot mergers for R-1 lots only. • Reconsider building heights and floor area ratio (FAR) regulations, are currently disincentives to redevelop. • Clarify how side yards are measured (for example, existing requirement is 10 percent with 3 feet clear). • Clarify regulations regarding convex slopes, need to apply more common sense. • Have many legal nonconforming lots, consider mergers and other strategies. • Allow buildings of three stories, consistent with character. • Require more trees (consider shorter species in consideration of view protection). • Consider changing building height methodology. • Need standards tailored for each neighborhood/area. • Enhance requirements for more permeable surfaces where possible. Land Use Regulations • The community is concerned with construction impacts. The City is small, and the lots are small. Nothing can be built without impacting neighbors. Maybe there is a need for a construction ordinance. • The way traffic impacts are considered will change as the traffic impact analysis shifts to consideration of vehicle miles travelled (VMT). How the City decides to manage VMT should get wrapped into the Zoning Ordinance. • Sometimes new uses that on their own create additional vehicle trips, actually reduce the overall number and length of vehicle trips when located in already developed areas. A 193 City of Hermosa Beach 42 commercial use that adds diversity in a built area can reduce trips because people are already in an area and can meet that need without going to another location. • The jobs/housing imbalance in the City is exasperated by the Zoning Ordinance. The basic environmental issues in Hermosa Beach is affordable housing. • Mixed-use zoning would be appropriate for the PCH corridor • Reconsider conditional use permits to be more context appropriate (for example, allow full liquor CUP use to stay open past 10 pm on Friday, Saturday and Sunday nights). Make an allowable use or less stringent when not adjacent to residential. • The current open space rules sometimes push bad design. • Restaurants and party businesses should be treated differently. Restaurants should not require a CUP. • Reconsider ground floor uses to allow for creative office or office, especially in areas not as desirable for restaurant or retail (such as outskirts of downtown). This could help address Hermosa Beach’s lack of weekday, daytime population to support businesses. • Revisit assembly CUP thresholds (anything over 15 people needs CUP process which may be appropriate for a church, but not for new fitness use). • Add regulations for accessory dwelling units (ADUs) into Code and consider providing shelf ready, pre-drawn plans and allowing pre-fabricated options. • Add in requirements of SB 1818 and SB 330 into Code. • Reduce loopholes in Local Coastal Program (LCP). • For historic resources, need to be clear on regulations. • Frontage requirements along the Strand (3 feet, 9 feet or 17 feet setbacks) are impediments to design (not effective at original intent of discouraging parking behind units). • Condominium developments do not need to go to Planning Commission. • Reconcile mixed use direction between General Plan (discouraged) and Zoning Code (allowed). • In the Cypress Avenue area, loosen up light industrial/manufacturing regulations to allow for other uses (such as brewery, coffee house, galleries, architecture offices, incidental retail, other arts-related uses) and consider performance standards to ensure compatibility with neighboring residences. • Clarify and make consistent parking/driveway allowances (now inconsistent between single family and multi-family). • Clarify downhill slope transition requirements to ensure public water is not going onto private, downward driveways (sometimes request concrete swale or trench drain). 194 Zoning and Subdivision Ordinance Assessment Report 43 • For the Building Code, City uses California Code with a few modifications, and it works pretty well with the Zoning Code. Sometimes a conflict arises, such as with low impact development (LID) using rain barrels in the side yard for onsite water retention. • Regarding the M-1 zone, there are many different opinions and perspectives on current and future use and it is not designed well for public access. Current Planning Commission direction allows retail only with a temporary event permit. • Allow for mixed use (with residential or office above commercial) and address parking concerns. • Reconcile differences between California Coastal Commission, State, and City regarding housing requirements such as with ADUs, JADUs, FAR, etc. • Office uses should be allowed in commercial zones, even if need to limit amount of square footage or require to be above ground floor. • Establish adaptive reuse requirements. • Hermosa Beach generally has a “one size fits all” approach to multi-family zoning regulations but have some very different neighborhoods so requirements need to be more tailored. For example, 400 square feet of open space is required regardless of lot size – consider percentage requirement. • Remove building separation standard on same site (only really applies to past design patterns). • Ensure compatibility between uses such as between commercial and residential uses, especially important for small, compact patterns in Hermosa Beach. Parking Regulations • Parking is the issue that holds up projects. The City could address this by being more flexible on parking. • City needs to catch up with the State and revisit parking along the transit corridor (PCH). • Parking is the number one issue when requesting approvals. • City needs to build in-lieu space parking structure and has the funds. • In-lieu parking program previously approved is now not available and is unfair. • Commercial uses get push back from neighborhoods and City does not enforce residents to use garages. • Encourage Uber, Lyft, shuttle, buses and messaging that may need to walk a bit. • Consider 20 percent parking requirement if provide bicycle racks. • City may have overissued resident parking passes. • The parking variance process is too onerous, expensive, lengthy and risky. 195 City of Hermosa Beach 44 • Need to be forward thinking with parking strategies. • Consider public private partnership (PPP) approach to building a parking structure south of Sharkeez. • Recommend not requiring parking for small businesses. • Consider no parking for historic resources. • Revisit parking recommendations in the Downtown Strategic Plan. • City’s current parking regulations are outdated. • Have observed inconsistent treatment for waiving parking, need more consistency. • Move downtown parking inland so folks will need to walk by retail/stores. • Employees have no dedicated parking area. • Two-hour parking limit is too restrictive for dining/restaurants. • Parking is only an issue primarily on weekends. • Concerned with ADU garage conversions as there is no requirement for additional parking. • Reduce and eliminate off-street parking requirements. • Allow use of shared parking between private and public uses. Zoning Administration and Process • The City’s planning review process is ridiculous. Over the last four years or so, it has become extremely difficult. Staff will not talk to you about a project unless you make an appointment. Even if you simply want to drop off plans, you must have an appointment. This is cumbersome. Also, if you are missing anything, Staff will not accept the project. The problem is, they are just doing a partial plan check at the counter. So even if you correct that, they haven’t looked at everything and they will give you corrections again. It goes on and on. • The level of detail in plans required for planning review is excessive. The City basically requires you to prepare engineering drawings before you even know if a project is viable. Engineered plans are required too early in the entitlement process. • Of all jurisdictions I’ve worked in, Hermosa Beach used to be the most straightforward and common sense in their review. Now they are the worst. • Hermosa Beach doesn’t have design review, which is a good thing. • Lengthy process to entitle hotel at 14th Street and Hermosa Avenue. • Due to the length of the development process and EIR, project is now on hold and requires new financing. 196 Zoning and Subdivision Ordinance Assessment Report 45 • Time to get things approved is abnormally long due to stringent policies and general complacency at all levels (for example, patio approval along the Strand took a year and half). • City is good at processing routine items, much longer times if there are different interests involved. • Regulations are not always easily apparent, and everything goes to Planning Commission (for example, reduction of seats at a brewery went to Planning Commission and cost $6500). • Changes in staff result in different direction and can cause confusion. • Staff is helpful, accessible, and open to discussion, and provides complete information on what needs to be submitted. • Planning Commission discusses and adds restrictions if no issues or neighbor testimony. • Consider administrative approval unless comments are received and then take to a public meeting (Director, Zoning Administrator, or Planning Commission). • Applicants do not receive comments ahead of meetings and can be blindsided (for example, applicant not allowed to review screencheck EIR). • Would like more certainty in the process. • Consider better forums and opportunities to work out issues. • Code interpretations sometimes are unwritten rules that applicant finds out after the fact. • Make sure there are clear inspection standards. • Planning and Public Works sometimes do not communicate well which can result in conflicting requirements. Provide clearer areas of responsibility for site planning and for right of way, such as with grading and drainage. • Remove requirement to submit materials on CD (too antiquated). • For convex slope determinations, change from Planning Commission level to administrative (Director), but appealable. • Allow more decisions to be made at the administrative level (such as minor modifications, use permits, others). • Establish one point in time to bring lots into conformance (remove structure, merge, or fire wall). • Change of use request process is too long and too expensive (since go to Planning Commission) and is a disincentive for new small businesses. Consider more ministerial/administrative processes to be business friendly. • Provide a process for including critical points so can be reviewed in the field with plan set. • Recommend interdepartmental routing of conceptual plans, include summary “up front” of requirements for all departments, and enhance interdepartmental communication. 197 City of Hermosa Beach 46 • Regarding survey standards, require corner monuments and verifications that ties were established/set, filed and inspected in the field. • Provide a written, digital checklist on website of requirements. • Single-family related applications do not need to be reviewed by Planning Commission if comply with rules. Example References • Redondo Beach’s Code is pretty good. • Manhattan Beach’s Code is cumbersome but tailored. The Planning Department put together tools to help streamline the process. For residential projects, they have a check sheet with every code that is related to project. It’s a helpful tool to use when designing a project. • For parking, City of Los Angeles allows fractions of parking spaces or replacement with bicycle racks. • For parking, West Hollywood does not require parking for uses less than 10,000 square feet. • Look into Urban Land Institute (ULI) strategies for shared parking. • Review City of Long Beach example regarding limitations on drive-through uses. • Manhattan Beach has good regulations for ADUs and Junior ADUs including a streamlined process. • Torrance has a “one stop” desk that covers requirements of all departments. • El Segundo “Sleepy Hollow” is a good example of a creative office district. • Look at potential parking approaches in Manhattan Beach and El Segundo to help “right size” parking requirements and provide flexibility. • Coastal Commission has become more accepting of parking changes, see examples in Santa Monica and San Diego. 198 Zoning and Subdivision Ordinance Assessment Report 47 List of Interviewees Adam Eisenberg Bob Healey Bob Rollins Brandon Straus Chrissie Grasso Christie Teague Dean Nota Ed Almanza Fran Uralman George Schmeltzer George Shweiri Jason Muller John Starr Jon Davide Jonathan Wicks Karynne Thim Larry Peha Laura Pena Lisa Ryder Lori Ford Maria Islas Maryl Binney Michelle Licata Mike Grannis Mike Levine Mike Wally Nicole Ellis Peter Nolan Stacey Straus Stefan Schmandt William “Bill” Errett 199 Targeted Parking Amendments Issues and Options City of Hermosa Beach –Economic Recovery and Stakeholder Working Group February 17, 2021 200 Agenda Objectives Background Issues and Options to Consider Discussion 201 Objectives Targeted Parking-Related Zoning Amendments: Lift barriers to development of a variety of housing types. Promote the economic vitality of City’s commercial areas. Support small-scale commercial establishments. 202 Background A number of community conversations and studies regarding parking PLAN Hermosa Downtown Core Revitalization Strategy Parking Management Study and Recommended Parking Standards for the Coastal Zone Zoning Code Assessment Report Recommendations •Exempt small commercial establishments •Exempt or reduce parking requirements for changes of use •Reduce parking requirements in consideration of City goals •Allow flexibility in the amount and design of parking 203 Background Parking requirements create a number of unwanted side effects: Reduce the viability of reuse of existing buildings; Limit options for development on small or awkwardly-shaped sites; Discourage alternatives to automobiles; Erode pedestrian environments; and Add to the cost of living. As such, cities are increasingly turning to other mechanisms as ways of addressing parking. 204 Background Beach visitation was at an all time high in 2020, despite closure of numerous public parking areas Comprehensive update to the parking requirements will be considered as part of the comprehensive Zoning Update The Housing Element update (in progress) and additional challenges to commercial businesses due to COVID warrant earlier consideration of certain parking-related zoning amendments 205 Targeted Parking Amendments 1.Residential parking requirements2.On-site outdoor dining 3.Flexibility in meeting parking requirements4.Adaptive reuse5.Support small establishments 206 1. Residential Parking Current requirements: Don’t support a variety of housing types Limit design options Parking and garages dominate residential street frontages Option to consider: Scale number of required parking spaces to number of bedrooms Consistent with Section 17.44.230 for senior and affordable housing projects Current Requirement Option to Consider 2 spaces plus 1 guest space per unit Studio 0.5 spaces/unit 1 bedroom 1 space/unit 2 or 3 bedrooms 2 spaces/unit 4 or more bedrooms 3 spaces/unit Guest spaces 1 per 5 units 207 2. On-site Outdoor Dining Support On-site Outdoor Dining Do not require additional parking for the first 400 square feet of on-site outdoor dining Including roof-top dining Allow the associated food establishment to provide the same food and beverage service in the on-site outdoor dining area that is provided indoor Including alcohol and table service 208 3. Flexibility -Requirements Current allowances: Parking plan The number of required parking spaces may be reduced with a parking plan approved by the Planning Commission Common parking facilities 80% of required parking may be satisfied in common parking facilities pursuant to a parking plan approved by the Planning Commission Downtown in-lieu parking fees Fees may be paid in-lieu of providing parking in Downtown pursuant to a parking plan approved by the Planning Commission provided that buildings exceeding a 1.0 FAR provide 25% of required parking on-site Option to consider: Remove specific limitations within discretionary parking programs –allow Planning Commission to weigh merits of request 209 3. Flexibility -Design Refine allowances for flexibility in parking design: Tandem parking Valet parking Mechanical parking 210 4. Adaptive Reuse Current allowances: Downtown:allowance for non-restaurant uses less than 5,000 square feet in size to change to a more intense use without providing additional parking Option to consider: Citywide:Allow a change of use without requiring additional parking provided there is no change in building square footage Limit the size of the building that qualifies? Citywide:Allow a limited amount of additional square footage without requiring additional parking (ex. 10%), after which additional parking would be required for the addition, but not for the entire site 211 5. Support Small Establishments Concept: Exempt small commercial establishments from parking requirements Option to consider: Size limitation (ex. 3,000 or 5,000 square feet) Maximum number of exempt spaces per development or parcel (ex. four) Limit locations (ex. pedestrian districts) Limit types of uses (ex. bars) 212 Discussion 1.Residential parking requirements2.On-site outdoor dining 3.Flexibility in meeting parking requirements4.Adaptive reuse5.Support small establishments 213 Next Steps March 1:Economic Development Committee Meeting – Targeted Parking Amendments Discussion March 3: Planning Commission/City Council Study Session –Zoning and Subdivision Ordinance Update, including targeted parking amendments discussion Spring 2021:Draft Targeted Parking Amendments Fall 2021+: Review and adoption, including Coastal Commission review 214 Thank You 215 Need Solution Free, plentiful, and convenient parking Provide parking Parking Planning – Old Approach 216 Need Solution Support community objectives Compact, multi-modal development Reduce impervious surface Affordability AccessibilityPublic health Functional and attractive communities Equity Reduce motor vehicle use, encourage alternative modes Accommodate new uses Provide parking Information Improved travel options Convenient payment systems Shared facilities Enforcement Land use planning System management Complimentary facilities Economic Development Parking Planning – New Approach 217 1 General Plan Consistency The parking amendments are evaluated for their consistency with the City’s General Plan. Relevant Goals and Policies are listed below: Governance Element Goal 5. Small beach town character is reflected throughout Hermosa Beach. Policies 5.1 Residential and commercial compatibility. Provide a balance between residential and commercial uses and strive to ensure their compatibility. 5.2 Development decisions. Strive to conduct the development review process in a consistent and predictable manner. 5.3 Clear regulations. Establish clear, unambiguous regulations and policies to clearly communicate the City’s expectations for new development. 5.4 Guidelines and standards. Provide for clear development guidance, standards, and rules by developing tools and guidelines to illustrate concepts of local character. 5.5 Community benefits. Consider incentives for new development that provides a substantial economic benefit to the community such as retail sales taxes, transient occupancy taxes or higher-paying jobs. Prohibit the provision of incentives that outweigh the direct benefits from the use. 5.6 Revitalization incentives. Develop and provide incentives to assist developers in revitalization and rehabilitation of existing structures, uses and properties. 5.7 Visitor and resident balance. Recognize the desire and need to balance visitor-serving and local-serving uses as a key to preserving character and the economic vitality of the community Goal 6. A broad-based and long-term economic development strategy for Hermosa Beach that supports existing businesses while attracting new business and tourism. Policies 6.1 Long-term economic development. Support the development and implementation of long- term economic development strategies that seek to establish and keep new businesses and a strong middle class in Hermosa Beach over the decades to come. 6.2 Regional presence. Encourage economic development strategies that will make Hermosa Beach a driving force and jobs center behind the regional economy of the South Bay region. 6.3 Diversified economy. Encourage economic development strategies that allow the city to move beyond reliance on its two main industries – accommodation and food service and retail trade– and transform itself to a mature mix of economic activity and job opportunities. 218 2 6.5 Creative economy. Prioritize strategies that will create an economy full of diverse talents, trades and goods for the city. For long lasting economic success, a range of services, arts, entertainment and retail should be supported on all scales of the city’s economy. 6.7 Retail base. Encourage economic development reflective of the character of Hermosa Beach with small and medium scale retail development within Hermosa Beach in order to create a stronger tax base and increase the City’s tax revenue. Land Use Element Goal 1. Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents. Policies 1.5 Balance resident and visitor needs. Ensure land uses and businesses provide for the needs of residents as well as visitors. 1.7 Compatibility of uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses. 1.9 Retain commercial land area. Discourage the conversion of commercial land to residential uses. Goal 3. A series of unique, destination-oriented districts throughout Hermosa Beach. Policies 3.4 Emerging employment sectors. Strive to create districts that support increased employment activity, particularly for growing or emerging economic sectors. 3.5 Compact office formats. New employment uses should be designed in a compact format with minimal front setbacks from the street, typical lease spans of 40 feet or less, and where feasible, combined with other commercial uses. Goal 4. A variety of corridors throughout the city provide opportunities for shopping, recreation, commerce, employment and circulation. Policies 4.2 Employment centers. Encourage the development and co-location of additional office space and employment centers along corridors, preferably above ground-floor commercial uses on second or third floors. 4.10 Pedestrian access. For all new development, encourage pedestrian access, and create strong building entries that are primarily oriented to the street. 219 3 Goal 5 Quality and authenticity in architecture and site design in all construction and renovation of buildings. Policies 5.2 High-quality materials. Require high quality and long lasting building materials on all new development projects in the city. 5.3 Locally appropriate materials. Require architectural designs, building materials and landscape design to respect and relate to the local climate, topography, history, and building practices. 5.5 Preservation and adaptive reuse. Provide incentives for the preservation or adaptive reuse of historic structures and iconic landmarks. 5.6 Eclectic and diverse architecture. Seek to maintain and enhance neighborhood character through eclectic and diverse architectural styles. Goal 6 A pedestrian-focused urban form that creates visual interest and a comfortable outdoor environment. Policies 6.6 Human-scale buildings. Encourage buildings and design to include human-scale details such as windows on the street, awnings and architectural features that create a visually interesting pedestrian environment. 6.7 Pedestrian oriented design. Eliminate urban form conditions that reduce walkability by discouraging surface parking and parking structures along walkways, long blank walls along walkways, and garage-dominated building facades. 6.8 Balance pedestrian and vehicular circulation. Require vehicle parking design to consider pedestrian circulation. Require the following of all new development along corridors: • Where parking lots front the street, the City will work with existing property owners to add landscaping between the parking lot and the street. • Parking lots should be landscaped to create an attractive pedestrian environment and reduce the impact of heat islands. • The number of curb cuts and other intrusions of vehicles across sidewalks should be minimized. • When shared parking supply options are not available, encourage connections between parking lots on adjacent sites. • Above-ground parking structures should be designed according to the same urban design principles as other buildings. • Encourage the use of systems to increase parking lot efficiency, such as mechanical lift systems or occupancy sensors. 220 4 Goal 10. A strong sense of cultural and architectural heritage. Policies 10.5 Adaptive reuse and sustainable development. Promote historic preservation as sustainable development and encourage adaptive reuse of historic or older properties. Mobility Element Goal 4. A parking system that meets the parking needs and demand of residents, visitors, and employees in an efficient and cost effective manner. Policies 4.1 Shared parking. Facilitate park-once and shared parking policies among private developments that contribute to a shared parking supply and interconnect with adjacent parking facilities. 4.8 Ensure commercial parking. Ensure that prime commercial parking spaces are available for customers and other short-term users throughout the day. 4.11 Consolidated parking facilities. Consider the development of new small-scale parking structures or shared facilities outside of the Downtown core and incorporate adaptability standards so that they may serve other uses in the future. 221 28th St 21st St 29th St 14th St Har per AveMornings ide Dr 30th Pl30th St P a l mDr 25thSt BeachDrBeachDr 24thSt 5th St 31st Pl Ocean Dr31st St 30th St 32nd Pl 6th St 17th St 3rd St 6th St 10th St 9th St 7th St 16th StBayv i ewDrLomaDr 33rd St 8th PlSunsetDr Loma DrTheStrandH e r ond o St ArdmoreAvePaci ficCoastHwyProspectAve Monterey Bl vdPier Ave 1st St 8th St 2 2 n d S t2nd St G o u l d Ave A r d mo r e A v e Longfellow A v e He r mos aAveHermosa AveAviation Blv dManhat t anAve27th St Longfellow A v e V alle y D r Artesia Blvd 2nd St Commercial Properties Total Building Sq Ft No Building 1 - 5,000 sq ft 5,001 - 15,000 sq ft 15,001 - 30,000 sq ft 30,001 - 75,000 sq ft 75,000 - 305,257 sq ft Residentially Zoned - Non-Conforming Commerical Use Commercially Zoned - Non-Conforming Residential Use ´ Total Building Size of Commercial Properties City of Hermosa Beach 222 21st St 14th St Har per AveMornings ide Dr P a l mDr 25thSt BeachDrBeachDr 24th St 5th St Ocean Dr31st St 30th St 6th St 3rd St 6th St 10th St 9th St 7th StBayviewDrLomaDr 8th PlSunsetDr Loma DrTheStrandArdmoreAvePaci ficCoastHwyProspectAve Monterey Bl vdPier Ave 1st St 8th St 2 2 n d S t2nd St GouldAve A r d mo r e Av eL o n g f e l l o w A v e He r mos aAveHermosaAveAviation B lv dManhat t anAve27th St Longfellow A v e ValleyDrArtesia Blvd 2nd St Commercial Properties by Use Commercial Auto, Recreation EQPT, Construction EQPT, Sales & Service (29) Banks Savings & Loan (4) Commercial (24) Department Stores (1) Hotel & Motels (108) Shopping Centers (Neighborhood, community) (10) Service Stations (2) Store Combination (53) Stores (95) Supermarkets (3) Restaurants, Cocktail Lounges (30) Entertainment Clubs., Lodge Halls, Fraternal Organizations (1) Industrial / Manufacturing Industrial (6) Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts (21) Utility Commercial & Mutual: Pumping Plants State Assessed Pr (7) Warehousing, Distribution, Storage (3) Institutions Churches (3) Government Parcel (14) Schools (Private) (1) Office / Professional Office Buildings (137) Professional Buildings (8) Parking Lots Parking Lots (Commercial Use Properties) (48) Residential Single (142) Two Units (20) Three Units (Any Combination) (6) Four Units (Any Combination) (13) Five or more apartments (17) Mobile Home Parks (1)´ Commercial Properties by Use City of Hermosa Beach 223 123456789101112131415161718192021222425262728293031323334353637383940414243444546495253545558596061626364656667686970717273747576777879808182838485868788 B C D E F G I K R APN SitusAddress ZONE UseType UseDescription SQFTmain1 SQFTmain2 BldSqFtTotal 4161-025-001 1160 AVIATION BLVD C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounges 1977 0 1977 4161-025-018 1102 AVIATION BLVD C-3 General and Highway Commercial Commercial Office Buildings 4200 0 42004161-025-019 1120 AVIATION BLVD C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Construction EQP 3668 0 36684169-028-020 3201 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Office Buildings 5772 0 5772 4169-029-045 744 LONGFELLOW AVE R-1 Single Family Residential Commercial Commercial 0 0 0 4169-029-053 3125 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Construction EQP 2375 0 2375 4169-034-023 2851 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Commercial 0 0 04169-036-019 2775 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 1600 2994 45944169-036-020 2701 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounges 6031 0 6031 4169-036-022 2601 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Office Buildings 7795 0 7795 4169-036-024 2615 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Office Buildings 42937 0 42937 4169-036-025 2699 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Office Buildings 5597 0 55974181-018-001 3216 MANHATTAN AVE C-1 Limited Business and Residential Commercial Office Buildings 3168 0 31684181-018-002 3232 MANHATTAN AVE C-1 Limited Business and Residential Commercial Stores 2732 0 2732 4181-019-003 200 LONGFELLOW AVE C-1 Limited Business and Residential Commercial Store Combination 1434 0 1434 4181-023-002 2700 MANHATTAN AVE C-1 Limited Business and Residential Commercial Store Combination 1074 0 1074 4181-025-005 2641 MANHATTAN AVE C-1 Limited Business and Residential Commercial Stores 1844 0 18444181-025-009 2604 HERMOSA AVE C-1 Limited Business and Residential Commercial Store Combination 2913 0 29134181-025-013 2626 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2458 0 2458 4181-025-020 2629 MANHATTAN AVE C-1 Limited Business and Residential Commercial Office Buildings 1536 0 1536 4181-025-029 2608 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounges 1306 0 1306 4181-030-015 3125 MANHATTAN AVE C-1 Limited Business and Residential Commercial Supermarkets 2923 0 29234181-031-012 139 LONGFELLOW AVE C-1 Limited Business and Residential Residential Two Units 980 872 18524181-031-014 3201 MANHATTAN AVE C-1 Limited Business and Residential Commercial Stores 2106 0 2106 4181-031-015 3217 MANHATTAN AVE C-1 Limited Business and Residential Commercial Stores 1230 400 1630 4182-003-014 19 22ND CT C-1 Limited Business and Residential Commercial Stores 2235 0 2235 4182-004-008 20 22ND ST C-1 Limited Business and Residential Residential Five or more apartments 3646 0 36464182-004-011 26 22ND ST C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounges 2656 0 26564182-004-012 2147 HERMOSA AVE C-1 Limited Business and Residential Commercial Store Combination 1920 3090 5010 4183-002-001 11 PIER AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2560 0 2560 4183-002-002 1250 THE STRAND C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2150 0 2150 4183-002-003 1272 THE STRAND C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2310 0 23104183-002-004 20 13TH ST C-2 General Commercial Commercial Store Combination 1575 0 15754183-002-008 1221 HERMOSA AVE C-2 General Commercial Commercial Banks Savings & Loan 24860 0 24860 4183-002-009 39 PIER AVE C-2 General Commercial Commercial Store Combination 4640 0 4640 4183-002-012 59 PIER AVE C-2 General Commercial Commercial Stores 2802 0 2802 4183-002-013 65 PIER AVE C-2 General Commercial Commercial Stores 2945 0 29454183-002-014 73 PIER AVE C-2 General Commercial Commercial Stores 2802 0 28024183-002-015 81 PIER AVE C-2 General Commercial Commercial Banks Savings & Loan 3972 0 3972 4183-002-017 19 PIER AVE C-2 General Commercial Commercial Stores 6950 0 6950 4183-002-018 30 13TH ST C-2 General Commercial Residential Four Units (Any Combination)1625 0 1625 4183-002-019 32 13TH ST C-2 General Commercial Residential Four Units (Any Combination)1625 0 16254183-002-020 53 PIER AVE C-2 General Commercial Commercial Stores 4656 0 46564183-002-021 57 PIER AVE C-2 General Commercial Commercial Stores 4656 0 4656 4183-002-902 59 13TH CT C-2 General Commercial Commercial Parking Lots (Commercial Use Properties 0 0 0 4183-003-008 48 14TH ST C-2 General Commercial Residential Single 910 0 910 4183-003-009 57 14TH CT C-2 General Commercial Residential Single 999 0 9994183-003-010 65 14TH CT C-2 General Commercial Residential Single 986 0 9864183-003-011 68 14TH ST C-2 General Commercial Residential Single 1164 0 1164 4183-003-015 1325 HERMOSA AVE C-2 General Commercial Commercial Stores 2560 0 2560 4183-003-024 C-2 General Commercial Commercial Hotel & Motels 2152 0 2152 4183-003-025 C-2 General Commercial Commercial Hotel & Motels 405 0 4054183-003-026 C-2 General Commercial Commercial Hotel & Motels 526 0 5264183-003-027 C-2 General Commercial Commercial Hotel & Motels 526 0 526 4183-003-028 1300 THE STRAND NO 103 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-029 1300 THE STRAND NO 104 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-030 1300 THE STRAND NO 105 C-2 General Commercial Commercial Hotel & Motels 469 0 4694183-003-031 1300 THE STRAND NO 106 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-032 1300 THE STRAND NO 107 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-033 1300 THE STRAND NO 108 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-034 1300 THE STRAND NO 109 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-035 1300 THE STRAND NO 110 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-036 1300 THE STRAND NO 111 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-037 1300 THE STRAND NO 112 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-038 1300 THE STRAND NO 113 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-039 1300 THE STRAND NO 114 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-040 1300 THE STRAND NO 115 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-041 1300 THE STRAND NO 116 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-042 1300 THE STRAND NO 117 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-043 1300 THE STRAND NN 119 C-2 General Commercial Commercial Hotel & Motels 498 0 498 4183-003-044 1300 THE STRAND NO 201 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-045 1300 THE STRAND NO 202 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-046 1300 THE STRAND NO 203 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-047 1300 THE STRAND NO 204 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-048 1300 THE STRAND NO 205 C-2 General Commercial Commercial Hotel & Motels 469 0 469 4183-003-049 1300 THE STRAND NO 206 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-050 1300 THE STRAND NO 207 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-051 1300 THE STRAND NO 208 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-052 1300 THE STRAND NO 209 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-053 1300 THE STRAND NO 210 C-2 General Commercial Commercial Hotel & Motels 439 0 439 224 8990919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135136137138139140141142143144145146147148149150151152153154155156157158159160161166167168169170171172173 B C D E F G I K R 4183-003-054 1300 THE STRAND NO 211 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-055 1300 THE STRAND NO 212 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-056 1300 THE STRAND NO 213 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-057 1300 THE STRAND NO 214 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-058 1300 THE STRAND NO 215 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-059 1300 THE STRAND NO 216 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-060 1300 THE STRAND NO 217 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-061 1300 THE STRAND NO 218 C-2 General Commercial Commercial Hotel & Motels 469 0 469 4183-003-062 1300 THE STRAND NO 219 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-063 1300 THE STRAND NO 220 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-064 1300 THE STRAND NO 301 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-065 1300 THE STRAND NO 302 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-066 1300 THE STRAND NO 303 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-067 1300 THE STRAND NO 304 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-068 1300 THE STRAND NO 305 C-2 General Commercial Commercial Hotel & Motels 469 0 4694183-003-069 1300 THE STRAND NO 306 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-070 1300 THE STRAND NO 307 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-071 1300 THE STRAND NO 308 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-072 1300 THE STRAND NO 309 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-073 1300 THE STRAND NO 310 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-074 1300 THE STRAND NO 311 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-075 1300 THE STRAND NO 312 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-076 1300 THE STRAND NO 313 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-077 1300 THE STRAND NO 314 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-078 1300 THE STRAND NO 315 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-079 1300 THE STRAND NO 316 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-080 1300 THE STRAND NO 317 C-2 General Commercial Commercial Hotel & Motels 439 0 439 4183-003-081 1300 THE STRAND NO 318 C-2 General Commercial Commercial Hotel & Motels 473 0 473 4183-003-082 1300 THE STRAND NO 319 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-083 1300 THE STRAND NO 320 C-2 General Commercial Commercial Hotel & Motels 439 0 4394183-003-084 C-2 General Commercial Commercial Hotel & Motels 2040 0 2040 4183-003-085 C-2 General Commercial Commercial Hotel & Motels 340 0 340 4183-003-086 1300 THE STRAND NO 123 C-2 General Commercial Commercial Hotel & Motels 450 0 450 4183-003-087 1300 THE STRAND NO 124 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-088 1300 THE STRAND NO 125 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-089 1300 THE STRAND NO 126 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-090 1300 THE STRAND NO 127 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-091 1300 THE STRAND NO 128 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-092 1300 THE STRAND NO 129 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-093 1300 THE STRAND NO 130 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-094 1300 THE STRAND NO 131 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-095 1300 THE STRAND NO 132 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-096 1300 THE STRAND NO 221 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-097 1300 THE STRAND NO 222 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-098 1300 THE STRAND NO 223 C-2 General Commercial Commercial Hotel & Motels 450 0 4504183-003-099 1300 THE STRAND NO 224 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-100 1300 THE STRAND NO 225 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-101 1300 THE STRAND NO 226 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-102 1300 THE STRAND NO 227 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-103 1300 THE STRAND NO 228 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-104 1300 THE STRAND NO 229 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-105 1300 THE STRAND NO 230 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-106 1300 THE STRAND NO 231 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-107 1300 THE STRAND NO 232 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-108 1300 THE STRAND NO 233 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-109 1300 THE STRAND NO 234 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-110 1300 THE STRAND NO 235 C-2 General Commercial Commercial Hotel & Motels 590 0 590 4183-003-111 1300 THE STRAND NO 321 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-112 1300 THE STRAND NO 322 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-113 1300 THE STRAND NO 323 C-2 General Commercial Commercial Hotel & Motels 450 0 4504183-003-114 1300 THE STRAND NO 324 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-115 1300 THE STRAND NO 325 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-116 1300 THE STRAND NO 326 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-117 1300 THE STRAND NO 327 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-118 1300 THE STRAND NO 328 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-119 1300 THE STRAND NO 329 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-120 1300 THE STRAND NO 330 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-121 1300 THE STRAND NO 331 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-122 1300 THE STRAND NO 332 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-123 1300 THE STRAND NO 333 C-2 General Commercial Commercial Hotel & Motels 440 0 4404183-003-124 1300 THE STRAND NO 334 C-2 General Commercial Commercial Hotel & Motels 440 0 440 4183-003-125 1300 THE STRAND NO 335 C-2 General Commercial Commercial Hotel & Motels 590 0 590 4183-003-126 65 14TH ST C-2 General Commercial Commercial Commercial 0 0 0 4183-003-904 1301 HERMOSA AVE C-2 General Commercial Commercial Office Buildings 6938 0 69384183-004-017 39 14TH ST C-2 General Commercial Commercial Stores 1487 0 14874183-004-018 45 14TH ST C-2 General Commercial Residential Single 1512 0 1512 4183-004-021 64 15TH CT C-2 General Commercial Residential Two Units 1441 0 1441 4183-004-022 67 14TH ST C-2 General Commercial Commercial Store Combination 1774 0 1774 4183-004-023 74 15TH CT C-2 General Commercial Residential Two Units 1077 0 10774183-004-024 76 15TH CT C-2 General Commercial Residential Single 1436 0 14364183-004-027 55 14TH ST C-2 General Commercial Commercial Hotel & Motels 8968 0 8968 225 174175176177178179180181182183184185186187188189190191192193194196197198199200201202203204205206207208209210211212213214215216217218219220221222223224225226227228229230231232233234235236237238239240241242243244245246247248249250251252253254255 B C D E F G I K R 4183-004-028 1429 HERMOSA AVE C-2 General Commercial Commercial Commercial 0 0 0 4183-004-037 1401 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 1875 2800 4675 4183-005-025 89 15TH ST C-2 General Commercial Residential Five or more apartments 3003 0 3003 4183-005-033 1501 HERMOSA AVE C-2 General Commercial Commercial Stores 2393 0 23934183-013-001 205 PIER AVE SPA-1Specific Plan Area - 11 Commercial Store Combination 6503 0 65034183-013-024 1306 BAYVIEW DR SPA-1Specific Plan Area - 11 Residential Four Units (Any Combination)1658 1196 2854 4183-013-025 239 PIER AVE SPA-1Specific Plan Area - 11 Commercial Office Buildings 715 0 715 4183-013-047 215 PIER AVE SPA-1Specific Plan Area - 11 Commercial Store Combination 8606 0 8606 4183-013-063 117 PIER AVE C-2 General Commercial Commercial Store Combination 14273 0 142734183-013-063 117 PIER AVE C-2 General Commercial Commercial Store Combination 14273 0 142734183-013-063 117 PIER AVE SPA-1Specific Plan Area - 11 Commercial Store Combination 14273 0 14273 4183-013-063 117 PIER AVE SPA-1Specific Plan Area - 11 Commercial Store Combination 14273 0 14273 4183-013-064 1219 PALM DR C-2 General Commercial Commercial Store Combination 3320 0 3320 4183-013-065 C-2 General Commercial Commercial Parking Lots (Commercial Use Properties 4000 0 40004183-013-066 1236 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2448 0 24484183-013-067 1242 HERMOSA AVE C-2 General Commercial Commercial Stores 7570 0 7570 4183-013-068 1312 HERMOSA AVE C-2 General Commercial Commercial Stores 6600 0 6600 4183-013-069 1332 HERMOSA AVE C-2 General Commercial Commercial Store Combination 18275 0 18275 4183-013-080 1331 MANHATTAN AVE UNIT B C-2 General Commercial Residential Three Units (Any Combination)2520 0 25204183-013-147 145 PIER AVE SPA-1Specific Plan Area - 11 Commercial Store Combination 3848 1551 115694183-013-148 1301 MANHATTAN AVE C-2 General Commercial Commercial Office Buildings 15510 0 15510 4183-017-001 301 PIER AVE SPA-1Specific Plan Area - 11 Commercial Stores 5292 0 5292 4183-017-025 321 PIER AVE SPA-1Specific Plan Area - 11 Commercial Store Combination 5587 0 5587 4183-017-026 337 PIER AVE SPA-1Specific Plan Area - 11 Commercial Restaurants, Cocktail Lounges 1600 0 16004183-018-001 405 PIER AVE SPA-1Specific Plan Area - 11 Commercial Stores 1726 0 17264183-018-002 411 PIER AVE SPA-1Specific Plan Area - 11 Commercial Stores 1700 0 1700 4183-018-003 419 PIER AVE SPA-1Specific Plan Area - 11 Commercial Stores 1440 0 1440 4183-018-004 425 PIER AVE SPA-1Specific Plan Area - 11 Commercial Stores 1656 0 1656 4183-018-005 433 PIER AVE SPA-1Specific Plan Area - 11 Commercial Stores 1600 0 16004183-018-006 445 PIER AVE SPA-1Specific Plan Area - 11 Commercial Professional Buildings 2000 0 20004183-018-007 507 PIER AVENUE A SPA-1Specific Plan Area - 11 Commercial Store Combination 3051 0 3051 4183-018-011 1529 VALLEY DR C-2 General Commercial Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 11956 0 11956 4183-018-013 565 PIER AVE SPA-1Specific Plan Area - 11 Commercial Office Buildings 4800 0 4800 4183-018-015 555 PIER AVE SPA-1Specific Plan Area - 11 Commercial Store Combination 14600 0 146004183-018-016 509 PIER AVE SPA-1Specific Plan Area - 11 Commercial Stores 2400 0 24004183-018-017 513 PIER AVE SPA-1Specific Plan Area - 11 Commercial Office Buildings 2200 0 2200 4183-018-018 517 PIER AVE SPA-1Specific Plan Area - 11 Commercial Stores 1950 0 1950 4184-003-001 C-2 General Commercial Commercial Commercial 0 0 0 4184-003-002 C-2 General Commercial Commercial Commercial 0 0 04184-003-003 C-2 General Commercial Commercial Commercial 0 0 04184-003-004 C-2 General Commercial Commercial Parking Lots (Commercial Use Properties 1075 0 1075 4184-003-005 1208 ARTESIA BLVD C-2 General Commercial Commercial Parking Lots (Commercial Use Properties 1350 0 1350 4184-003-006 1206 ARTESIA BLVD C-2 General Commercial Commercial Office Buildings 1089 0 1089 4184-003-014 C-2 General Commercial Commercial Parking Lots (Commercial Use Properties 2400 0 24004184-003-015 C-2 General Commercial Commercial Parking Lots (Commercial Use Properties 2400 0 24004184-003-016 C-2 General Commercial Commercial Parking Lots (Commercial Use Properties 2100 0 2100 4184-003-017 1258 ARTESIA BLVD C-2 General Commercial Commercial Stores 2865 0 2865 4184-003-026 1200 ARTESIA BLVD C-2 General Commercial Commercial Office Buildings 5661 0 5661 4184-014-003 807 21ST ST SPA-8Specific Plan Area - 8 Commercial Auto, Recreation EQPT, Construction EQP 4470 0 44704184-014-008 2306 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Office Buildings 14192 0 141924184-014-013 2212 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Auto, Recreation EQPT, Construction EQP 1442 0 1442 4184-014-038 2200 PACIFIC COAST HWY NO 10SPA-8Specific Plan Area - 8 Commercial Office Buildings 690 0 690 4184-014-039 2200 PACIFIC COAST HWY NO 10SPA-8Specific Plan Area - 8 Commercial Office Buildings 444 0 444 4184-014-040 2200 PACIFIC COAST HWY NO 10SPA-8Specific Plan Area - 8 Commercial Office Buildings 619 0 6194184-014-041 2200 PACIFIC COAST HWY NO 20SPA-8Specific Plan Area - 8 Commercial Office Buildings 899 0 8994184-014-042 2200 PACIFIC COAST HWY NO 20SPA-8Specific Plan Area - 8 Commercial Office Buildings 1180 0 1180 4184-014-043 2200 PACIFIC COAST HWY NO 20SPA-8Specific Plan Area - 8 Commercial Office Buildings 707 0 707 4184-014-044 2200 PACIFIC COAST HWY NO 20SPA-8Specific Plan Area - 8 Commercial Office Buildings 537 0 537 4184-014-045 2200 PACIFIC COAST HWY NO 20SPA-8Specific Plan Area - 8 Commercial Office Buildings 553 0 5534184-014-046 2200 PACIFIC COAST HWY NO 20SPA-8Specific Plan Area - 8 Commercial Office Buildings 776 0 7764184-014-047 2200 PACIFIC COAST HWY NO 20SPA-8Specific Plan Area - 8 Commercial Office Buildings 794 0 794 4184-014-048 2200 PACIFIC COAST HWY NO 20SPA-8Specific Plan Area - 8 Commercial Office Buildings 794 0 794 4184-014-049 2200 PACIFIC COAST HWY NO 21SPA-8Specific Plan Area - 8 Commercial Office Buildings 347 0 347 4184-014-050 2200 PACIFIC COAST HWY NO 21SPA-8Specific Plan Area - 8 Commercial Office Buildings 606 0 6064184-014-051 2200 PACIFIC COAST HWY NO 21SPA-8Specific Plan Area - 8 Commercial Office Buildings 886 0 8864184-014-052 2200 PACIFIC COAST HWY NO 21SPA-8Specific Plan Area - 8 Commercial Office Buildings 552 0 552 4184-014-053 2200 PACIFIC COAST HWY NO 21SPA-8Specific Plan Area - 8 Commercial Office Buildings 552 0 552 4184-014-054 2200 PACIFIC COAST HWY NO 21SPA-8Specific Plan Area - 8 Commercial Office Buildings 599 0 599 4184-014-055 2200 PACIFIC COAST HWY NO 22SPA-8Specific Plan Area - 8 Commercial Office Buildings 834 0 8344184-014-056 2200 PACIFIC COAST HWY NO 30SPA-8Specific Plan Area - 8 Commercial Office Buildings 1234 0 12344184-014-057 2200 PACIFIC COAST HWY NO 30SPA-8Specific Plan Area - 8 Commercial Office Buildings 1632 0 1632 4184-014-058 2200 PACIFIC COAST HWY NO 30SPA-8Specific Plan Area - 8 Commercial Office Buildings 886 0 886 4184-014-059 2200 PACIFIC COAST HWY NO 30SPA-8Specific Plan Area - 8 Commercial Office Buildings 886 0 886 4184-014-060 2200 PACIFIC COAST HWY NO 30SPA-8Specific Plan Area - 8 Commercial Office Buildings 553 0 5534184-014-061 2200 PACIFIC COAST HWY NO 30SPA-8Specific Plan Area - 8 Commercial Office Buildings 553 0 5534184-014-062 2200 PACIFIC COAST HWY NO 30SPA-8Specific Plan Area - 8 Commercial Office Buildings 1077 0 1077 4184-014-063 2200 PACIFIC COAST HWY NO 30SPA-8Specific Plan Area - 8 Commercial Office Buildings 1188 0 1188 4184-014-064 2200 PACIFIC COAST HWY NO 30SPA-8Specific Plan Area - 8 Commercial Office Buildings 427 0 427 4184-014-065 2200 PACIFIC COAST HWY NO 31SPA-8Specific Plan Area - 8 Commercial Office Buildings 740 0 7404184-014-066 2200 PACIFIC COAST HWY NO 31SPA-8Specific Plan Area - 8 Commercial Office Buildings 886 0 8864184-014-067 2200 PACIFIC COAST HWY NO 31SPA-8Specific Plan Area - 8 Commercial Office Buildings 886 0 886 226 256257258259260261262263264265266267268269270271272273274275276277278279280281282283284285286287288289290291292293294295296297298299300301302303304305306307308309310311312313314315316317318319320321322323324325326327328329330331332333334335336 B C D E F G I K R 4184-014-068 2200 PACIFIC COAST HWY NO 31SPA-8Specific Plan Area - 8 Commercial Office Buildings 553 0 553 4184-014-069 2200 PACIFIC COAST HWY NO 31SPA-8Specific Plan Area - 8 Commercial Office Buildings 553 0 553 4184-014-070 2200 PACIFIC COAST HWY NO 31SPA-8Specific Plan Area - 8 Commercial Office Buildings 599 0 599 4184-014-071 2200 PACIFIC COAST HWY NO 31SPA-8Specific Plan Area - 8 Commercial Office Buildings 1178 0 11784184-014-072 2200 PACIFIC COAST HWY NO 31SPA-8Specific Plan Area - 8 Commercial Office Buildings 427 0 4274184-015-001 2512 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 3472 0 3472 4184-015-002 2510 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Supermarkets 28200 0 28200 4184-015-003 2420 PACIFIC COAST HWY C-3 General and Highway Commercial Institutional Churches 34892 0 34892 4184-015-008 926 ARTESIA BLVD C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 27360 0 273604184-015-010 950 ARTESIA BLVD C-3 General and Highway Commercial Commercial Stores 14786 0 147864184-016-001 2463 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Store Combination 4080 693 4773 4184-016-018 736 GOULD AVE NO 1 C-3 General and Highway Commercial Residential Single 1833 0 1833 4184-016-019 736 GOULD AVE NO 2 C-3 General and Highway Commercial Residential Single 1802 0 1802 4184-016-020 736 GOULD AVE NO 3 C-3 General and Highway Commercial Residential Single 1802 0 18024184-016-021 736 GOULD AVE NO 4 C-3 General and Highway Commercial Residential Single 1802 0 18024184-016-022 736 GOULD AVE NO 5 C-3 General and Highway Commercial Residential Single 1802 0 1802 4184-016-023 736 GOULD AVE NO 6 C-3 General and Highway Commercial Residential Single 1802 0 1802 4184-016-024 736 GOULD AVE NO 7 C-3 General and Highway Commercial Residential Single 1802 0 1802 4184-016-025 736 GOULD AVE NO 8 C-3 General and Highway Commercial Residential Single 1833 0 18334184-016-026 736 GOULD AVE NO 9 C-3 General and Highway Commercial Residential Single 1715 0 17154184-016-027 736 GOULD AVE NO 10 C-3 General and Highway Commercial Residential Single 1684 0 1684 4184-016-028 736 GOULD AVE NO 11 C-3 General and Highway Commercial Residential Single 1684 0 1684 4184-016-029 736 GOULD AVE NO 12 C-3 General and Highway Commercial Residential Single 1684 0 1684 4184-016-030 736 GOULD AVE NO 13 C-3 General and Highway Commercial Residential Single 1684 0 16844184-016-031 736 GOULD AVE NO 14 C-3 General and Highway Commercial Residential Single 1684 0 16844184-016-032 736 GOULD AVE NO 15 C-3 General and Highway Commercial Residential Single 1684 0 1684 4184-016-033 736 GOULD AVE NO 16 C-3 General and Highway Commercial Residential Single 1715 0 1715 4184-016-034 736 GOULD AVE NO 17 C-3 General and Highway Commercial Residential Single 1822 0 1822 4184-016-035 736 GOULD AVE NO 18 C-3 General and Highway Commercial Residential Single 1837 0 18374184-016-036 736 GOULD AVE NO 19 C-3 General and Highway Commercial Residential Single 1837 0 18374184-016-037 736 GOULD AVE 20 C-3 General and Highway Commercial Residential Single 1471 0 1471 4184-016-038 736 GOULD AVE NO 21 C-3 General and Highway Commercial Residential Single 1400 0 1400 4184-016-039 736 GOULD AVE NO 22 C-3 General and Highway Commercial Residential Single 1400 0 1400 4184-016-040 736 GOULD AVE NO 23 C-3 General and Highway Commercial Residential Single 1715 0 17154184-016-041 736 GOULD AVE NO 24 C-3 General and Highway Commercial Residential Single 1759 0 17594184-016-042 736 GOULD AVE NO 25 C-3 General and Highway Commercial Residential Single 1859 0 1859 4184-016-043 736 GOULD AVE NO 26 C-3 General and Highway Commercial Residential Single 1759 0 1759 4184-016-044 736 GOULD AVE NO 27 C-3 General and Highway Commercial Residential Single 1759 0 1759 4184-016-045 736 GOULD AVE NO 28 C-3 General and Highway Commercial Residential Single 1759 0 17594184-016-046 736 GOULD AVE NO 29 C-3 General and Highway Commercial Residential Single 1859 0 18594184-016-047 736 GOULD AVE NO 30 C-3 General and Highway Commercial Residential Single 1759 0 1759 4184-016-048 736 GOULD AVE NO 31 C-3 General and Highway Commercial Residential Single 1684 0 1684 4184-016-049 736 GOULD AVE NO 32 C-3 General and Highway Commercial Residential Single 1684 0 1684 4184-016-050 736 GOULD AVE NO 33 C-3 General and Highway Commercial Residential Single 1839 0 18394184-016-051 2515 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Hotel & Motels 37620 0 376204184-020-017 2401 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Professional Buildings 9354 0 9354 4184-020-018 2447 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Office Buildings 24954 0 24954 4184-021-020 2121 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Residential Five or more apartments 4230 0 4230 4184-021-021 2309 PACIFIC COAST HWY # 203 SPA-8Specific Plan Area - 8 Commercial Office Buildings 7606 0 76064184-021-026 2205 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Office Buildings 5253 0 52534184-021-041 2101 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Office Buildings 5393 0 5393 4184-025-017 1901 PACIFIC COAST HWY R-3 Multiple Family Residential Commercial Store Combination 1972 0 1972 4184-025-210 1601 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Shopping Centers (Neighborhood, comm 189478 115779 305257 4185-001-002 1437 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Banks Savings & Loan 2688 3600 62884185-001-011 700 16TH ST SPA-8Specific Plan Area - 8 Commercial Shopping Centers (Neighborhood, comm 17780 36800 545804185-001-012 1559 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Shopping Centers (Neighborhood, comm 15162 0 15162 4185-001-013 1501 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Shopping Centers (Neighborhood, comm 4892 0 4892 4185-001-014 719 PIER AVE SPA-8Specific Plan Area - 8 Commercial Shopping Centers (Neighborhood, comm 2797 0 2797 4185-001-015 701 PIER AVE SPA-8Specific Plan Area - 8 Commercial Shopping Centers (Neighborhood, comm 17881 0 178814185-001-018 711 PIER AVE SPA-8Specific Plan Area - 8 Commercial Shopping Centers (Neighborhood, comm 121000 85020 2060204185-001-019 SPA-8Specific Plan Area - 8 Commercial Commercial 0 0 0 4185-002-005 1738 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Residential Single 924 0 924 4185-002-006 1738 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Residential Single 484 0 484 4185-002-007 1734 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Residential Single 962 0 9624185-002-014 1706 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Professional Buildings 821 0 8214185-005-001 SPA-8Specific Plan Area - 8 Commercial Parking Lots (Commercial Use Properties 2800 0 2800 4185-005-002 SPA-8Specific Plan Area - 8 Commercial Parking Lots (Commercial Use Properties 2100 0 2100 4185-005-005 1630 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Stores 7303 0 7303 4185-005-017 1600 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Office Buildings 720 0 7204185-005-018 SPA-8Specific Plan Area - 8 Commercial Commercial 0 0 04185-006-014 1500 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Professional Buildings 890 0 890 4185-006-016 809 15TH ST SPA-8Specific Plan Area - 8 Residential Two Units 2506 0 2506 4185-006-022 1560 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Professional Buildings 5728 0 5728 4185-006-034 1550 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Hotel & Motels 40724 0 407244185-008-006 823 14TH ST SPA-8Specific Plan Area - 8 Residential Single 2669 0 26694185-008-031 1414 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Auto, Recreation EQPT, Construction EQP 5936 0 5936 4185-008-032 1402 PACIFIC COAST HWY SPA-8Specific Plan Area - 8 Commercial Auto, Recreation EQPT, Construction EQP 1560 0 1560 4185-011-001 1314 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 2880 0 2880 4185-011-002 810 14TH ST C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 3055 0 30554185-011-003 822 14TH ST C-3 General and Highway Commercial Residential Four Units (Any Combination)1416 767 21834185-011-015 1310 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Store Combination 6219 0 6219 227 337338339340341342343344345346347348349350351352353354355356357358359360361362363364365366367368369370371372373374375376377378379380381382383384385386387388389390391392393394395396397398399400401402403404405406407408409410411412413414415416417 B C D E F G I K R 4185-011-037 1200 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Store Combination 14850 0 14850 4185-011-039 1100 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Shopping Centers (Neighborhood, comm 23800 0 23800 4185-011-045 959 AVIATION BLVD C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounges 1600 0 1600 4185-011-061 1100 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Shopping Centers (Neighborhood, comm 53000 19160 726084185-011-062 901 AVIATION BLVD C-3 General and Highway Commercial Commercial Hotel & Motels 39123 0 391234185-014-001 1035 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 735 0 735 4185-014-002 1049 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 532 360 892 4185-014-014 1029 AVIATION BLVD C-3 General and Highway Commercial Commercial Store Combination 1736 2012 3748 4185-014-015 1021 AVIATION BLVD C-3 General and Highway Commercial Residential Two Units 875 1040 19154185-014-049 1017 AVIATION BLVD C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Construction EQP 2679 0 26794185-015-001 1063 AVIATION BLVD C-3 General and Highway Commercial Institutional Churches 9600 0 9600 4185-015-021 1214 OWOSSO AVE C-3 General and Highway Commercial Residential Single 840 0 840 4185-015-024 1055 AVIATION BLVD C-3 General and Highway Commercial Commercial Commercial 0 0 0 4185-016-006 1251 PROSPECT AVE C-3 General and Highway Commercial Residential Four Units (Any Combination)3180 0 31804185-016-009 1249 PROSPECT AVE C-3 General and Highway Commercial Residential Single 0 0 04185-016-012 1245 PROSPECT AVE C-3 General and Highway Commercial Residential Three Units (Any Combination)468 932 1400 4185-016-013 1231 PROSPECT AVE C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Construction EQP 1050 0 1050 4185-016-016 C-3 General and Highway Commercial Commercial Commercial 0 0 0 4185-016-017 1225 PROSPECT AVE C-3 General and Highway Commercial Residential Two Units 1089 0 10894185-016-019 1075 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1228 0 12284185-016-022 1220 CORONA ST C-3 General and Highway Commercial Residential Single 1040 0 1040 4185-016-024 1085 AVIATION BL C-3 General and Highway Commercial Commercial Commercial 0 0 0 4185-016-027 1089 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1710 0 1710 4185-016-028 1093 AVIATION BLVD C-3 General and Highway Commercial Commercial Office Buildings 2000 0 20004185-016-029 1097 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 2891 0 28914185-016-033 1083 AVIATION BL C-3 General and Highway Commercial Commercial Store Combination 2874 0 2874 4185-017-014 1209 AVIATION BLVD C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 24450 0 24450 4185-017-015 1103 AVIATION BLVD C-3 General and Highway Commercial Commercial Shopping Centers (Neighborhood, comm 13837 2673 60270 4186-001-007 1070 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1960 0 19604186-001-008 C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 5000 0 50004186-001-009 1062 AVIATION BLVD C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Construction EQP 1488 0 1488 4186-001-010 1060 AVIATION BLVD C-3 General and Highway Commercial Commercial Store Combination 4030 0 4030 4186-001-013 R-2 Two Family Residential Commercial Commercial 0 0 0 4186-001-020 1054 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 3190 0 31904186-001-028 1072 AVIATION BLVD C-3 General and Highway Commercial Commercial Professional Buildings 4599 0 45994186-001-029 1111 PROSPECT AVE C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Construction EQP 14122 0 14122 4186-002-007 1038 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1040 0 1040 4186-002-011 C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 1135 0 1135 4186-002-012 1014 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1175 0 11754186-002-013 C-3 General and Highway Commercial Commercial Commercial 0 0 04186-002-016 1042 AVIATION BLVD C-3 General and Highway Commercial Commercial Store Combination 1050 0 1050 4186-002-017 1050 AVIATION BLVD NO 106 C-3 General and Highway Commercial Commercial Stores 1800 0 1800 4186-002-020 1000 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1800 0 1800 4186-002-021 1036 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 2160 0 21604186-003-017 950 AVIATION BLVD C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 1930 0 19304186-003-018 950 AVIATION BLVD C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 2040 0 2040 4186-003-019 950 AVIATION BLVD C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 2150 0 2150 4186-003-024 900 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 2655 1485 4140 4186-003-027 950 AVIATION BLVD C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 3500 0 35004186-003-028 950 AVIATION BLVD C-3 General and Highway Commercial Commercial Store Combination 8321 0 83214186-003-029 1000 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Construction EQP 3000 0 3000 4186-003-030 916 AVIATION BLVD C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Construction EQP 2200 1525 8325 4186-004-028 900 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounges 1290 0 1290 4186-008-001 840 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Construction EQP 907 0 9074186-008-002 C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 3000 0 30004186-008-025 C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 1800 0 1800 4186-008-028 860 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 3133 0 3133 4186-009-001 828 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 2800 0 2800 4186-009-004 808 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 1590 0 15904186-009-005 802 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 2790 0 27904186-009-006 813 8TH ST C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Construction EQP 961 0 961 4186-009-007 C-3 General and Highway Commercial Commercial Commercial 0 0 0 4186-009-008 C-3 General and Highway Commercial Commercial Commercial 0 0 0 4186-009-033 820 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Office Buildings 2964 0 29644186-012-014 700 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Construction EQP 5088 0 50884186-013-001 814 7TH ST SPA-7Specific Plan Area - 7 Commercial Store Combination 2400 728 3128 4186-013-018 612 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Construction EQP 2660 3600 6260 4186-013-019 600 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Construction EQP 1400 1600 3000 4186-013-064 620 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Construction EQP 2400 1584 39844186-016-021 822 6TH ST SPA-7Specific Plan Area - 7 Residential Single 3322 0 33224186-016-045 500 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 5850 0 5850 4186-016-046 526 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 3108 0 3108 4186-016-047 560 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Professional Buildings 5245 0 5245 4186-017-014 440 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 3108 0 31084186-017-015 430 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Office Buildings 2849 0 28494186-017-016 428 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 2960 0 2960 4186-017-017 422 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 2775 0 2775 4186-017-019 400 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 4066 0 4066 4186-017-020 442 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 6158 0 61584186-018-012 344 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 3120 0 31204186-018-013 818 4TH ST SPA-7Specific Plan Area - 7 Residential Single 963 0 963 228 418419420421422423424425426427428429430431432433434435436437438439440441442443444445446447448449450451452453454455456457458459460461462463464465466467468469470471472473474475476477478479480481482483484485486487488489490491492493494495496497498 B C D E F G I K R 4186-018-019 300 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 4183 2374 6557 4186-025-001 246 PACIFIC COAST HIGHWAY SPA-7Specific Plan Area - 7 Commercial Store Combination 4492 0 4492 4186-025-002 SPA-7Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Properties 0 0 0 4186-025-027 210 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Construction EQP 3540 0 35404186-025-028 204 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Store Combination 1335 624 19594186-025-029 210 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Industrial Industrial 0 0 0 4186-026-014 838 2ND ST SPA-7Specific Plan Area - 7 Residential Single 722 0 722 4186-026-015 830 2ND ST SPA-7Specific Plan Area - 7 Residential Single 0 0 0 4186-026-016 SPA-7Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Properties 3700 0 37004186-026-017 150 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Restaurants, Cocktail Lounges 4433 0 44334186-026-018 142 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 5360 0 5360 4186-026-021 119 MEYER CT R-P Residential Professional Residential Single 1081 0 1081 4186-026-022 121 MEYER CT R-P Residential Professional Residential Single 1140 0 1140 4186-026-035 957 1ST ST R-P Residential Professional Residential Five or more apartments 13256 0 132564186-026-037 939 1ST ST R-P Residential Professional Residential Single 1317 0 13174186-026-038 941 1ST ST R-P Residential Professional Residential Single 1317 0 1317 4186-026-039 943 1ST ST R-P Residential Professional Residential Single 1317 0 1317 4186-026-040 945 1ST ST R-P Residential Professional Residential Single 1317 0 1317 4186-026-041 963 1ST ST R-P Residential Professional Residential Five or more apartments 7220 0 72204186-026-044 935 1ST ST B R-P Residential Professional Residential Single 1814 0 18144186-026-045 937 1ST ST A R-P Residential Professional Residential Single 1814 0 1814 4186-026-047 911 1ST ST SPA-7Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Properties 0 0 0 4186-026-049 929 1ST ST A R-P Residential Professional Residential Single 1768 0 1768 4186-026-050 929 1ST ST B R-P Residential Professional Residential Single 1768 0 17684186-026-051 931 1ST ST A R-P Residential Professional Residential Single 1768 0 17684186-026-052 931 1ST ST B R-P Residential Professional Residential Single 1768 0 1768 4186-026-800 SPA-7Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual: Pumping P 0 0 0 4186-026-801 102 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual: Pumping P 0 0 0 4186-026-802 844 2ND ST SPA-7Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual: Pumping P 0 0 04186-026-804 102 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual: Pumping P 0 0 04186-026-805 102 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual: Pumping P 0 0 0 4186-026-806 102 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual: Pumping P 57967 0 57967 4186-031-001 8 N PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Properties 6000 0 6000 4186-031-002 SPA-7Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Properties 5900 0 59004186-031-003 18 N PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Properties 11000 0 110004186-031-006 904 1ST ST R-P Residential Professional Residential Four Units (Any Combination)4492 0 4492 4186-031-007 908 1ST ST R-P Residential Professional Residential Four Units (Any Combination)3835 0 3835 4186-031-008 916 1ST ST R-P Residential Professional Residential Four Units (Any Combination)3835 0 3835 4186-031-010 930 1ST ST # 1 R-P Residential Professional Residential Five or more apartments 5852 0 58524186-031-011 936 1ST ST R-P Residential Professional Residential Four Units (Any Combination)4492 0 44924186-031-012 940 1ST ST R-P Residential Professional Residential Five or more apartments 3877 0 3877 4186-031-013 950 1ST ST R-P Residential Professional Residential Five or more apartments 4899 0 4899 4186-031-035 970 1ST ST R-P Residential Professional Residential Five or more apartments 8198 0 8198 4186-031-036 26 N PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Construction EQP 10644 0 106444186-031-037 828 1ST ST SPA-7Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual: Pumping P 324 0 3244186-031-043 848 1ST ST R-P Residential Professional Residential Single 1350 0 1350 4186-031-044 850 1ST ST R-P Residential Professional Residential Single 1328 0 1328 4186-031-045 852 1ST ST R-P Residential Professional Residential Single 1321 0 1321 4186-031-046 854 1ST ST R-P Residential Professional Residential Single 1328 0 13284186-031-047 856 1ST ST R-P Residential Professional Residential Single 1321 0 13214186-031-048 858 1ST ST R-P Residential Professional Residential Single 1321 0 1321 4186-031-049 860 1ST ST R-P Residential Professional Residential Single 1343 0 1343 4186-031-050 846 1ST ST R-P Residential Professional Residential Single 1493 0 1493 4186-031-051 844 1ST ST R-P Residential Professional Residential Single 1479 0 14794186-031-052 842 1ST ST R-P Residential Professional Residential Single 1479 0 14794186-031-053 840 1ST ST R-P Residential Professional Residential Single 1479 0 1479 4186-031-054 838 1ST ST R-P Residential Professional Residential Single 1479 0 1479 4186-031-055 836 1ST ST R-P Residential Professional Residential Single 1479 0 1479 4186-031-056 834 1ST ST R-P Residential Professional Residential Single 1493 0 14934186-031-060 960 1ST ST UNIT D R-P Residential Professional Residential Single 1350 0 13504186-031-061 960 1ST ST UNIT C R-P Residential Professional Residential Single 1350 0 1350 4186-031-062 960 1ST ST UNIT B R-P Residential Professional Residential Single 1350 0 1350 4186-031-063 960 1ST ST UNIT A R-P Residential Professional Residential Single 1281 0 1281 4186-031-064 962 1ST ST UNIT A R-P Residential Professional Residential Single 1380 0 13804186-031-065 962 1ST ST UNIT B R-P Residential Professional Residential Single 1520 0 15204186-031-066 962 1ST ST UNIT C R-P Residential Professional Residential Single 1520 0 1520 4186-031-067 962 1ST ST UNIT D R-P Residential Professional Residential Single 1520 0 1520 4186-031-068 962 1ST ST UNIT E R-P Residential Professional Residential Single 1531 0 1531 4186-031-070 926 1ST ST NO 1 R-P Residential Professional Residential Single 1270 0 12704186-031-071 926 1ST ST NO 2 R-P Residential Professional Residential Single 1270 0 12704186-031-072 926 1ST ST NO 3 R-P Residential Professional Residential Single 1178 0 1178 4186-031-073 926 1ST ST NO 4 R-P Residential Professional Residential Single 1178 0 1178 4186-031-074 926 1ST ST NO 5 R-P Residential Professional Residential Single 1243 0 1243 4186-031-102 824 1ST ST SPA-7Specific Plan Area - 7 Commercial Office Buildings 5122 0 51224187-002-012 837 HERMOSA AVE C-2 General Commercial Commercial Store Combination 1480 0 14804187-003-017 64 10TH ST C-2 General Commercial Residential Single 1075 0 1075 4187-003-018 69 10TH CT C-2 General Commercial Residential Single 1132 0 1132 4187-003-019 70 10TH ST C-2 General Commercial Residential Single 1512 0 1512 4187-003-028 901 HERMOSA AVE C-2 General Commercial Commercial Stores 7780 0 77804187-004-003 1020 THE STRAND C-1 Limited Business and Residential Commercial Parking Lots (Commercial Use Properties 2500 0 25004187-004-004 1028 THE STRAND C-1 Limited Business and Residential Residential Single 1189 0 1189 229 499500501502503504505506507508509510511512513514515516517518519520521522523524525526527528529530531532533534535536537538539540541542543544545546547548549550551552553554555556557558559560561562563564565566567568569570571572573574575576577578579 B C D E F G I K R 4187-004-005 1042 THE STRAND C-1 Limited Business and Residential Residential Five or more apartments 7936 0 7936 4187-004-006 24 11TH ST C-2 General Commercial Commercial Store Combination 5640 0 5640 4187-004-007 22 11TH ST C-2 General Commercial Commercial Commercial 416 0 416 4187-004-008 C-2 General Commercial Commercial Commercial 0 0 04187-004-009 C-2 General Commercial Commercial Commercial 0 0 04187-004-010 46 11TH ST C-2 General Commercial Commercial Commercial 1008 0 1008 4187-004-011 52 11TH ST C-2 General Commercial Commercial Office Buildings 428 720 1148 4187-004-013 66 11TH ST C-2 General Commercial Residential Five or more apartments 3002 1196 4198 4187-004-025 1001 HERMOSA AVE C-2 General Commercial Commercial Professional Buildings 7404 0 74044187-004-026 1016 THE STRAND C-1 Limited Business and Residential Commercial Hotel & Motels 6440 0 64404187-004-027 1031 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 1680 0 1680 4187-004-028 58 11TH ST C-2 General Commercial Commercial Store Combination 1800 0 1800 4187-005-004 1128 THE STRAND C-2 General Commercial Commercial Parking Lots (Commercial Use Properties 4500 0 4500 4187-005-005 22 PIER AVE C-2 General Commercial Commercial Store Combination 5700 0 57004187-005-006 30 PIER AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2604 0 26044187-005-009 52 PIER AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 5370 0 5370 4187-005-010 60 PIER AVE C-2 General Commercial Commercial Stores 2700 0 2700 4187-005-011 68 PIER AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2700 0 2700 4187-005-012 72 PIER AVE C-2 General Commercial Commercial Stores 2820 0 28204187-005-013 90 PIER AVE C-2 General Commercial Commercial Banks Savings & Loan 5003 0 50034187-005-024 1138 THE STRAND C-2 General Commercial Commercial Restaurants, Cocktail Lounges 4866 0 4866 4187-005-025 1106 THE STRAND C-2 General Commercial Commercial Restaurants, Cocktail Lounges 1064 3475 4539 4187-005-026 36 PIER AVE C-2 General Commercial Commercial Stores 1350 5400 6750 4187-005-902 1101 HERMOSA AVE C-2 General Commercial Government Government Parcel 0 0 04187-006-003 1033 PALM DR C-2 General Commercial Commercial Stores 6540 0 65404187-006-004 1042 HERMOSA AVE C-2 General Commercial Commercial Stores 3200 0 3200 4187-006-005 1106 HERMOSA AVE C-2 General Commercial Commercial Office Buildings 3200 0 3200 4187-006-006 1110 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2800 0 2800 4187-006-007 1120 HERMOSA AVE C-2 General Commercial Commercial Stores 3120 0 31204187-006-008 1128 HERMOSA AVE C-2 General Commercial Commercial Stores 1800 0 18004187-006-009 1140 HERMOSA AVE C-2 General Commercial Commercial Store Combination 4651 893 5544 4187-006-010 1144 HERMOSA AVE SPA-1Specific Plan Area - 11 Commercial Stores 4214 0 4214 4187-006-010 1144 HERMOSA AVE SPA-1Specific Plan Area - 11 Commercial Stores 4214 0 4214 4187-006-010 1144 HERMOSA AVE C-2 General Commercial Commercial Stores 4214 0 42144187-006-010 1144 HERMOSA AVE C-2 General Commercial Commercial Stores 4214 0 42144187-006-011 140 PIER AVE SPA-1Specific Plan Area - 11 Commercial Store Combination 952 566 6843 4187-006-027 1014 HERMOSA AVE C-2 General Commercial Recreational Clubs., Lodge Halls, Fraternal Organizatio 9483 0 9483 4187-007-014 119 8TH ST C-2 General Commercial Residential Four Units (Any Combination)1692 0 1692 4187-007-015 802 HERMOSA AVE C-2 General Commercial Commercial Stores 1796 0 17964187-007-016 810 HERMOSA AVE C-2 General Commercial Commercial Stores 1160 0 11604187-007-018 822 HERMOSA AVE C-2 General Commercial Commercial Stores 2320 0 2320 4187-007-019 832 HERMOSA AVE C-2 General Commercial Commercial Office Buildings 3480 0 3480 4187-007-020 844 HERMOSA AVE C-2 General Commercial Commercial Store Combination 6383 0 6383 4187-007-021 906 HERMOSA AVE C-2 General Commercial Industrial Industrial 0 0 04187-007-022 910 HERMOSA AVE C-2 General Commercial Industrial Industrial 0 0 04187-007-030 934 HERMOSA AVE C-2 General Commercial Commercial Store Combination 9173 0 9173 4187-007-031 950 HERMOSA AVE C-2 General Commercial Commercial Office Buildings 6450 0 6450 4187-009-001 1002 MANHATTAN AVE R-P Residential Professional Residential Four Units (Any Combination)2744 0 2744 4187-009-004 1028 MANHATTAN AVE APT 0006R-P Residential Professional Residential Five or more apartments 5228 0 52284187-009-005 1040 MANHATTAN AVE R-P Residential Professional Residential Single 1540 0 15404187-009-006 1048 MANHATTAN AVE R-P Residential Professional Residential Three Units (Any Combination)1616 1232 2848 4187-009-007 1102 MANHATTAN AVE R-P Residential Professional Residential Five or more apartments 2256 894 3150 4187-009-008 1112 MANHATTAN AVE R-P Residential Professional Residential Single 1500 0 1500 4187-009-011 1138 MANHATTAN AVE R-P Residential Professional Residential Three Units (Any Combination)1008 820 18284187-009-012 1142 MANHATTAN AVE R-P Residential Professional Residential Five or more apartments 867 3456 43234187-009-026 1022 MANHATTAN AVE R-P Residential Professional Residential Two Units 1920 0 1920 4187-009-027 1021 BAYVIEW DR R-P Residential Professional Residential Two Units 1596 0 1596 4187-009-028 1126 MANHATTAN AVE REAR R-P Residential Professional Residential Two Units 2099 0 2099 4187-009-029 1126 MANHATTAN AVE R-P Residential Professional Residential Two Units 2496 0 24964187-009-030 1121 BAYVIEW DR R-P Residential Professional Residential Single 3648 0 36484187-009-031 1120 MANHATTAN AVE R-P Residential Professional Residential Single 1536 0 1536 4187-009-032 1011 BAYVIEW DR R-P Residential Professional Residential Single 2258 0 2258 4187-009-033 1012 MANHATTAN AVE R-P Residential Professional Residential Three Units (Any Combination)1472 0 1472 4187-009-036 1150 MANHATTAN AVE R-P Residential Professional Residential Five or more apartments 2040 2522 45624187-009-037 1158 MANHATTAN AVE R-P Residential Professional Residential Two Units 1868 312 21804187-009-039 238 PIER AVE SPA-1Specific Plan Area - 11 Commercial Store Combination 1428 0 1428 4187-009-040 240 PIER AVE SPA-1Specific Plan Area - 11 Commercial Stores 1625 0 1625 4187-009-067 200 PIER AVE NO 121 SPA-1Specific Plan Area - 11 Commercial Office Buildings 330 0 330 4187-009-068 200 PIER AVE NO 122 SPA-1Specific Plan Area - 11 Commercial Office Buildings 340 0 3404187-009-069 200 PIER AVE NO 123 SPA-1Specific Plan Area - 11 Commercial Office Buildings 330 0 3304187-009-070 200 PIER AVE NO 124 SPA-1Specific Plan Area - 11 Commercial Office Buildings 340 0 340 4187-009-071 200 PIER AVE NO 125 SPA-1Specific Plan Area - 11 Commercial Office Buildings 330 0 330 4187-009-072 200 PIER AVE NO 126 SPA-1Specific Plan Area - 11 Commercial Office Buildings 340 0 340 4187-009-073 200 PIER AVE NO 127 SPA-1Specific Plan Area - 11 Commercial Office Buildings 330 0 3304187-009-074 200 PIER AVE NO 128 SPA-1Specific Plan Area - 11 Commercial Office Buildings 340 0 3404187-009-075 200 PIER AVE NO 129 SPA-1Specific Plan Area - 11 Commercial Office Buildings 340 0 340 4187-009-076 200 PIER AVE NO 131 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 310 4187-009-077 200 PIER AVE NO 132 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 310 4187-009-078 200 PIER AVE NO 133 SPA-1Specific Plan Area - 11 Commercial Office Buildings 300 0 3004187-009-079 200 PIER AVE NO 134 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 3104187-009-080 200 PIER AVE NO 135 SPA-1Specific Plan Area - 11 Commercial Office Buildings 300 0 300 230 580581582583584585586587588589590591592593594595596597598599600601602603604605606607608609610611612613614615616617618619620621622623624625626627628629630631632633634635636637638639640641642643644645646647648649650651652653654655656657658659660 B C D E F G I K R 4187-009-081 200 PIER AVE NO 136 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 310 4187-009-082 200 PIER AVE NO 137 SPA-1Specific Plan Area - 11 Commercial Office Buildings 300 0 300 4187-009-083 200 PIER AVE NO 138 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 310 4187-009-084 200 PIER AVE NO 139 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 3104187-009-085 200 PIER AVE NO 140 SPA-1Specific Plan Area - 11 Commercial Office Buildings 320 0 3204187-009-086 200 PIER AVE NO 201 SPA-1Specific Plan Area - 11 Commercial Office Buildings 280 0 280 4187-009-087 200 PIER AVE NO 202 SPA-1Specific Plan Area - 11 Commercial Office Buildings 300 0 300 4187-009-088 200 PIER AVE NO 203 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 310 4187-009-089 200 PIER AVE NO 204 SPA-1Specific Plan Area - 11 Commercial Office Buildings 300 0 3004187-009-090 200 PIER AVE NO 205 SPA-1Specific Plan Area - 11 Commercial Office Buildings 300 0 3004187-009-091 200 PIER ST NO 206 SPA-1Specific Plan Area - 11 Commercial Office Buildings 300 0 300 4187-009-092 200 PIER AVE NO 207 SPA-1Specific Plan Area - 11 Commercial Office Buildings 320 0 320 4187-009-093 200 PIER AVE NO 221 SPA-1Specific Plan Area - 11 Commercial Office Buildings 260 0 260 4187-009-094 200 PIER AVE NO 222 SPA-1Specific Plan Area - 11 Commercial Office Buildings 280 0 2804187-009-095 200 PIER AVE NO 223 SPA-1Specific Plan Area - 11 Commercial Office Buildings 290 0 2904187-009-096 200 PIER AVE NO 224 SPA-1Specific Plan Area - 11 Commercial Office Buildings 290 0 290 4187-009-097 200 PIER AVE NO 225 SPA-1Specific Plan Area - 11 Commercial Office Buildings 290 0 290 4187-009-098 200 PIER AVE NO 226 SPA-1Specific Plan Area - 11 Commercial Office Buildings 290 0 290 4187-009-099 200 PIER AVE NO 227 SPA-1Specific Plan Area - 11 Commercial Office Buildings 270 0 2704187-009-100 200 PIER AVE NO 301 SPA-1Specific Plan Area - 11 Commercial Office Buildings 410 0 4104187-009-101 200 PIER AVE NO 302 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 310 4187-009-102 200 PIER AVE NO 303 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 310 4187-009-103 200 PIER AVE NO 304 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 310 4187-009-104 200 PIER AVE NO 305 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 3104187-009-105 200 PIER AVE NO 306 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 3104187-009-106 200 PIER AVE NO 321 SPA-1Specific Plan Area - 11 Commercial Office Buildings 280 0 280 4187-009-107 200 PIER AVE NO 322 SPA-1Specific Plan Area - 11 Commercial Office Buildings 270 0 270 4187-009-108 200 PIER AVE NO 323 SPA-1Specific Plan Area - 11 Commercial Office Buildings 270 0 270 4187-009-109 200 PIER AVE NO 324 SPA-1Specific Plan Area - 11 Commercial Office Buildings 270 0 2704187-009-110 200 PIER AVE NO 325 SPA-1Specific Plan Area - 11 Commercial Office Buildings 270 0 2704187-009-111 200 PIER AVE NO 326 SPA-1Specific Plan Area - 11 Commercial Office Buildings 270 0 270 4187-009-112 200 PIER AVE NO 327 SPA-1Specific Plan Area - 11 Commercial Office Buildings 270 0 270 4187-009-113 200 PIER AVE NO 328 SPA-1Specific Plan Area - 11 Commercial Office Buildings 280 0 280 4187-009-114 200 PIER AVE NO 421 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 3104187-009-115 200 PIER AVE NO 422 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 3104187-009-116 200 PIER AVE NO 423 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 310 4187-009-117 200 PIER AVE STE 424 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 310 4187-009-118 200 PIER AVE STE 425 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 310 4187-009-119 200 PIER AVE STE 426 SPA-1Specific Plan Area - 11 Commercial Office Buildings 310 0 3104187-011-012 308 PIER AVE SPA-1Specific Plan Area - 11 Commercial Store Combination 1883 880 27634187-011-013 318 PIER AVE SPA-1Specific Plan Area - 11 Commercial Store Combination 1089 1813 2902 4187-011-054 338 PIER AVE.SPA-1Specific Plan Area - 11 Commercial Store Combination 12529 0 12529 4187-019-003 420 PIER AVE SPA-1Specific Plan Area - 11 Commercial Stores 1800 0 1800 4187-019-022 422 PIER AVE SPA-1Specific Plan Area - 11 Commercial Store Combination 532 3176 62984187-019-037 400 PIER AVE SPA-1Specific Plan Area - 11 Commercial Office Buildings 3283 13160 164434187-020-015 518 PIER AVE SPA-1Specific Plan Area - 11 Commercial Stores 3520 0 3520 4187-020-016 1319 BARD ST SPA-1Specific Plan Area - 11 Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 1720 0 1720 4187-020-017 526 PIER AVE SPA-1Specific Plan Area - 11 Commercial Supermarkets 3420 0 3420 4187-020-020 506 PIER AVE SPA-1Specific Plan Area - 11 Commercial Stores 3184 0 31844187-020-032 514 PIER AVE SPA-1Specific Plan Area - 11 Commercial Parking Lots (Commercial Use Properties 6000 0 60004187-020-907 552 11TH PL M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 28052 0 28052 4187-022-022 635 MONTEREY BLVD R-3 Multiple Family Residential Commercial Store Combination 880 950 1830 4187-024-001 1107 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounges 1710 0 1710 4187-024-002 1107 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 3875 0 38754187-024-003 729 11TH ST C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 7500 0 75004187-024-012 1131 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Service Stations 2397 119 2516 4187-024-019 702 11TH PL C-3 General and Highway Commercial Institutional Schools (Private)2868 0 2868 4187-026-004 730 11TH ST C-3 General and Highway Commercial Institutional Churches 2022 0 2022 4187-026-023 725 10TH ST C-3 General and Highway Commercial Residential Mobile Home Parks 719 0 7194187-026-025 1005 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounges 3608 0 36084187-026-026 1045 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 6610 0 6610 4187-027-026 931 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Service Stations 2030 0 2030 4187-028-010 861 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Store Combination 1932 0 1932 4187-028-011 855 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 2153 0 21534187-028-012 845 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 1652 0 16524187-028-013 837 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Commercial 0 0 0 4187-028-014 745 8TH PL C-3 General and Highway Commercial Residential Single 1004 0 1004 4187-028-015 739 8TH PL C-3 General and Highway Commercial Residential Single 768 0 768 4187-029-001 825 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 1700 0 17004187-029-002 825 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Properties 2500 0 25004187-029-003 809 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Store Combination 1824 0 1824 4187-029-004 801 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Store Combination 3432 0 3432 4187-029-005 775 8TH ST C-3 General and Highway Commercial Residential Single 806 0 806 4187-029-006 738 8TH PL C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Construction EQP 1440 0 14404187-029-007 735 8TH ST C-3 General and Highway Commercial Residential Single 736 0 7364187-030-008 725 CYPRESS AVE M-1 Light Manufacturing Commercial Stores 5875 0 5875 4187-030-009 M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Properties 2500 0 2500 4187-030-027 625 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 2400 0 2400 4187-030-028 635 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 2260 0 22604187-030-029 637 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 1950 0 19504187-030-030 643 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 1920 0 1920 231 661662663664665666667668669670671672673674675676677678679680681682683684685686687688689690691692693694695696697698699700701702703704705706707708709710711712713714715716717718719720721722723724725726727728729730731732733734735736737738739740741 B C D E F G I K R 4187-030-031 M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Properties 2500 0 2500 4187-030-032 M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Properties 2500 0 2500 4187-030-037 601 CYRESS AVE M-1 Light Manufacturing Commercial Office Buildings 8933 0 8933 4187-031-005 665 VALLEY DR M-1 Light Manufacturing Commercial Auto, Recreation EQPT, Construction EQP 6580 0 65804187-031-011 716 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 16128 0 161284187-031-020 646 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 1925 0 1925 4187-031-021 640 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 2300 0 2300 4187-031-022 636 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 3710 0 3710 4187-031-023 620 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 2958 0 29584187-031-024 618 CYPRESS AVE M-1 Light Manufacturing Industrial Warehousing, Distribution, Storage 1200 2580 37804187-031-025 M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Properties 2200 0 2200 4187-031-026 M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Properties 800 0 800 4187-031-027 M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Properties 3000 0 3000 4187-031-031 650 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 3820 0 38204187-031-900 M-1 Light Manufacturing Government Government Parcel 0 0 04187-031-900 M-1 Light Manufacturing Government Government Parcel 0 0 0 4187-032-002 727 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 4386 0 4386 4187-032-027 635 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 5670 0 5670 4187-033-016 601 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 1984 0 19844187-033-017 619 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Construction EQP 2176 0 21764187-033-018 725 6TH ST SPA-7Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Properties 0 0 0 4187-033-019 725 6TH ST SPA-7Specific Plan Area - 7 Residential Two Units 0 0 0 4187-033-020 723 6TH ST SPA-7Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Properties 2900 0 2900 4187-033-021 721 6TH ST SPA-7Specific Plan Area - 7 Commercial Commercial 0 0 04187-033-022 709 6TH ST SPA-7Specific Plan Area - 7 Commercial Commercial 0 0 04187-033-023 707 6TH ST SPA-7Specific Plan Area - 7 Residential Two Units 768 552 1320 4188-003-035 113 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounges 2132 0 2132 4188-003-036 101 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounges 2828 0 2828 4188-003-040 137 HERMOSA AVE C-1 Limited Business and Residential Residential Single 2790 0 27904188-003-041 139 HERMOSA AVE C-1 Limited Business and Residential Commercial Stores 1120 0 11204188-003-042 133 HERMOSA AVENUE C-1 Limited Business and Residential Commercial Store Combination 910 0 910 4188-007-012 19 2ND ST C-1 Limited Business and Residential Residential Two Units 1137 0 1137 4188-007-013 25 2ND ST C-1 Limited Business and Residential Residential Two Units 716 956 1672 4188-007-014 201 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounges 1339 0 13394188-012-094 170 HERMOSA AVE C-1 Limited Business and Residential Commercial Store Combination 1038 824 42474188-014-038 48 HERMOSA AVE C-1 Limited Business and Residential Residential Five or more apartments 2469 0 2469 4188-014-039 54 HERMOSA AVE C-1 Limited Business and Residential Commercial Stores 1152 0 1152 4188-014-040 60 HERMOSA AVE C-1 Limited Business and Residential Commercial Store Combination 3580 0 3580 4188-014-041 66 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounges 1071 0 10714188-014-060 161 LYNDON ST R-P Residential Professional Residential Single 2058 0 20584188-014-061 167 LYNDON ST R-P Residential Professional Residential Two Units 2376 0 2376 4188-014-063 179 LYNDON ST R-P Residential Professional Residential Two Units 970 0 970 4188-014-073 123 LYNDON ST R-P Residential Professional Residential Single 2166 0 2166 4188-014-074 126 1ST CT R-P Residential Professional Residential Single 1296 0 12964188-014-075 133 LYNDON ST R-P Residential Professional Residential Single 2166 0 21664188-014-076 136 1ST CT R-P Residential Professional Residential Single 1296 0 1296 4188-014-077 137 LYNDON ST R-P Residential Professional Residential Single 2166 0 2166 4188-014-078 138 1ST CT R-P Residential Professional Residential Single 1296 0 1296 4188-014-079 141 LYNDON ST R-P Residential Professional Residential Single 2166 0 21664188-014-080 144 1ST CT R-P Residential Professional Residential Single 2135 0 21354188-014-082 145 LYNDON ST R-P Residential Professional Residential Single 2166 0 2166 4188-014-083 148 1ST CT R-P Residential Professional Residential Single 2135 0 2135 4188-014-084 117 LYNDON ST R-P Residential Professional Residential Single 2087 0 2087 4188-014-085 118 1ST CT R-P Residential Professional Residential Single 2095 0 20954188-014-088 153 LYNDON ST R-P Residential Professional Residential Single 2048 0 20484188-014-089 155 1ST CT R-P Residential Professional Residential Single 1874 0 1874 4188-014-092 233 LYNDON ST R-P Residential Professional Residential Single 1960 0 1960 4188-014-093 234 1ST CT R-P Residential Professional Residential Single 2050 0 2050 4188-014-094 44 HERMOSA AVE C-1 Limited Business and Residential Commercial Stores 840 0 8404188-014-095 34 HERMOSA AVE C-1 Limited Business and Residential Commercial Stores 700 0 7004188-014-096 30 HERMOSA AVE C-1 Limited Business and Residential Commercial Stores 850 0 850 4188-014-097 40 HERMOSA AVE C-1 Limited Business and Residential Residential Single 2400 0 2400 4188-014-098 38 HERMOSA AVE C-1 Limited Business and Residential Residential Single 2400 0 2400 4188-014-099 101 LYNDON ST C-1 Limited Business and Residential Residential Single 2370 0 23704188-014-101 33 MONTEREY BLVD R-P Residential Professional Residential Single 2500 0 25004188-014-102 43 MONTEREY BLVD R-P Residential Professional Residential Single 2330 0 2330 4188-014-106 171 LYNDON ST R-P Residential Professional Residential Single 2030 0 2030 4188-014-107 174 1ST COURT R-P Residential Professional Residential Single 1585 0 1585 4188-015-037 2 HERMOSA AVE C-1 Limited Business and Residential Commercial Store Combination 4242 0 42424188-015-038 16 HERMOSA AVE C-1 Limited Business and Residential Residential Four Units (Any Combination)3360 0 33604188-015-039 22 HERMOSA AVE C-1 Limited Business and Residential Residential Four Units (Any Combination)3456 0 3456 4188-015-040 121 HERONDO ST R-P Residential Professional Commercial Store Combination 1744 672 2416 4188-015-041 124 LYNDON ST R-P Residential Professional Residential Two Units 1389 709 2098 4188-015-044 144 LYNDON ST R-P Residential Professional Residential Five or more apartments 8446 0 84464188-015-045 148 LYNDON ST R-P Residential Professional Residential Single 0 0 04188-015-046 152 LYNDON ST R-P Residential Professional Residential Three Units (Any Combination)1020 600 1620 4188-015-048 216 LYNDON ST R-P Residential Professional Residential Single 2048 0 2048 4188-015-049 222 LYNDON ST R-P Residential Professional Residential Single 2016 0 2016 4188-015-052 160 LYNDON ST R-P Residential Professional Residential Single 1059 0 10594188-015-053 161 HERONDO ST # 2 R-P Residential Professional Residential Single 1032 0 10324188-015-055 138 LYNDON ST R-P Residential Professional Residential Single 1245 0 1245 232 742743744745746747748749750751752753754755756757758759760761762763764765766767768769770771772773774775776777778779780781782783784785786787788789790791792793794795796797798799800801802803804805806807808 B C D E F G I K R 4188-015-056 134 LYNDON ST R-P Residential Professional Residential Single 1245 0 1245 4188-015-057 137 HERONDO ST R-P Residential Professional Residential Single 1245 0 1245 4188-015-058 133 HERONDO ST R-P Residential Professional Residential Single 1245 0 1245 4188-018-004 500 6TH ST M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 900 0 9004188-018-005 530 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 2400 0 24004188-018-008 M-1 Light Manufacturing Industrial Industrial 0 0 0 4188-018-011 525 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 1500 0 1500 4188-018-012 531 CYPRESS AVE M-1 Light Manufacturing Industrial Warehousing, Distribution, Storage 2064 0 2064 4188-018-013 M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Properties 2670 0 26704188-018-014 545 CYPRESS AVE M-1 Light Manufacturing Commercial Auto, Recreation EQPT, Construction EQP 2477 0 24774188-018-022 520 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 4263 0 4263 4188-018-024 M-1 Light Manufacturing Industrial Industrial 0 0 0 4188-018-025 513 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 1830 0 1830 4188-018-026 511 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 3176 0 31764188-018-027 530 6TH ST M-1 Light Manufacturing Industrial Warehousing, Distribution, Storage 11255 0 112554188-018-028 530 6TH ST M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 16222 12320 28542 4188-018-031 M-1 Light Manufacturing Industrial Industrial 0 0 0 4188-019-019 M-1 Light Manufacturing Residential Single 0 0 0 4188-022-027 192 ARDMORE AVE M-1 Light Manufacturing Commercial Auto, Recreation EQPT, Construction EQP 1200 0 12004188-022-063 155 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 13698 0 136984188-023-064 125 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Hotel & Motels 47179 0 47179 4188-027-015 7 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Department Stores 5067 0 5067 4188-027-016 730 1ST ST SPA-7Specific Plan Area - 7 Residential Single 1080 0 1080 4188-027-056 722 1ST ST SPA-7Specific Plan Area - 7 Commercial Office Buildings 4112 0 41124188-028-029 243 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 1992 0 19924188-028-030 233 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Restaurants, Cocktail Lounges 1428 0 1428 4188-028-031 229 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 1696 0 1696 4188-028-032 217 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 3200 0 3200 4188-028-033 211 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Restaurants, Cocktail Lounges 1464 0 14644188-028-034 201 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 2400 0 24004188-028-092 727 2ND STREET 101 SPA-7Specific Plan Area - 7 Commercial Office Buildings 410 0 410 4188-028-093 727 2ND STREET 102 SPA-7Specific Plan Area - 7 Commercial Office Buildings 450 0 450 4188-028-094 727 2ND STREET 103 SPA-7Specific Plan Area - 7 Commercial Office Buildings 420 0 420 4188-028-095 727 2ND STREET 104 SPA-7Specific Plan Area - 7 Commercial Office Buildings 460 0 4604188-028-096 727 2ND STREET 105 SPA-7Specific Plan Area - 7 Commercial Office Buildings 290 0 2904188-028-097 727 2ND STREET 106 SPA-7Specific Plan Area - 7 Commercial Office Buildings 290 0 290 4188-028-098 727 2ND STREET 107 SPA-7Specific Plan Area - 7 Commercial Office Buildings 310 0 310 4188-028-099 727 2ND STREET 108 SPA-7Specific Plan Area - 7 Commercial Office Buildings 290 0 290 4188-028-100 727 2ND STREET 201 SPA-7Specific Plan Area - 7 Commercial Office Buildings 390 0 3904188-028-101 727 2ND STREET 202 SPA-7Specific Plan Area - 7 Commercial Office Buildings 470 0 4704188-028-102 727 2ND STREET 203 SPA-7Specific Plan Area - 7 Commercial Office Buildings 420 0 420 4188-028-103 727 2ND STREET 204 SPA-7Specific Plan Area - 7 Commercial Office Buildings 460 0 460 4188-028-104 727 2ND STREET 205 SPA-7Specific Plan Area - 7 Commercial Office Buildings 280 0 280 4188-028-105 727 2ND STREET 206 SPA-7Specific Plan Area - 7 Commercial Office Buildings 290 0 2904188-028-106 727 2ND STREET 207 SPA-7Specific Plan Area - 7 Commercial Office Buildings 300 0 3004188-028-107 727 2ND STREET 208 SPA-7Specific Plan Area - 7 Commercial Office Buildings 290 0 290 4188-028-901 SPA-7Specific Plan Area - 7 Government Government Parcel 0 0 0 4188-028-902 SPA-7Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Properties 0 0 0 4188-029-024 750 4TH ST SPA-7Specific Plan Area - 7 Commercial Stores 4320 0 43204188-029-025 746 4TH ST SPA-7Specific Plan Area - 7 Commercial Office Buildings 1554 0 15544188-029-026 333 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 4096 0 4096 4188-029-029 303 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Construction EQP 2240 0 2240 4188-029-030 736 4TH ST SPA-7Specific Plan Area - 7 Residential Single 1501 0 1501 4188-029-055 737 3RD ST SPA-7Specific Plan Area - 7 Commercial Office Buildings 7669 0 76694188-029-056 325 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 2660 0 26604188-029-057 307 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 1600 0 1600 4188-030-001 715 5TH ST SPA-7Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Construction EQP 8775 0 8775 4188-030-002 747 5TH ST SPA-7Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Construction EQP 4136 7742 13013 4188-031-012 422 ARDMORE AVE M-1 Light Manufacturing Residential Single 756 0 7564188-031-013 611 4TH ST M-1 Light Manufacturing Residential Single 1596 0 15964188-031-014 615 4TH ST M-1 Light Manufacturing Residential Two Units 656 432 1088 4188-031-015 635 4TH ST M-1 Light Manufacturing Residential Two Units 572 540 1112 4188-031-023 436 ARDMORE AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Inst 6486 0 6486 4188-031-026 421 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Construction EQP 1440 0 14404188-031-027 403 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Properties 5100 0 51004188-031-035 403 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Stores 2385 1600 5221 4188-031-057 429 PACIFIC COAST HWY SPA-7Specific Plan Area - 7 Commercial Restaurants, Cocktail Lounges 1860 0 1860 233 1 LIST OF LIMITED OUTDOOR DINING (EXISTED PRIOR TO MARCH 2020) Limited Outdoor Dining on Private Property (Not in Public ROW) – Administrative Permit through Community Development Department Address Business Square Footage 1040 Hermosa Ave Red and Louie’s Pizza 212 sq ft 2516 PCH Rabano 130 sq ft 190 Hermosa Ave Mosa 447 sq ft 1112 Hermosa Ave Lucky 7 Coffee 92 sq ft 2701 PCH (Previously Round Table) Outdoor Dining on Private Property Permitted through Conditional Use Permit, Precise Development Plan, and/or Parking Plan – Discretionary Action through Planning Commission Address Business Square Footage 238 Pier Ave Gum Tree 400 sq ft 87 14th ST N/a- CUP to allow limited outdoor dining - 1141 Aviation Barsha 180 sq ft 66 Hermosa Ave Hermosa Beach Yacht Club *Not available at this time 200 Longfellow Formerly La Penita 273 sq ft 837 Hermosa Barnacles Approx. 630 sq ft 1031 Hermosa Crafty Minds 234 sq ft 1320 Hermosa Agave Azul 160 sq ft 8 Pier Ave Hennessey’s *Not available at this time 11 Pier Ave (Previously Slaters 50/50) 349 sq ft 36 Pier Ave Greenbelt *Not available at this time 53 Pier Tower 12 *Not available at this time 60 Pier American Junkie Approx. 600 sq ft 73 Pier Brewshall *Not available at this time 422 Pier Rockefeller *Not available at this time 1272 The Strand The Deck 450 sq ft Limited Outdoor dining (IN ROW) – Administrative Permit through Public Works Address Business Square Footage 25 Pier Ave Ita Italian Street Food 143 sq ft 101 Hermosa Ave Italin Deli, Junior Market 384 sq ft 1132 Hermosa Ave Paisanos Pizza & Pasta 50 sq ft 190 Hermosa Ave Mosa 200 sq ft 837 Hermosa Ave Barnacles Bar & Grill 561* sq ft 2151 Hermosa Ave The Green Store 312 sq ft 19 Pier Ave Playa Hermosa Fish & Oyster 326 sq ft 34 Pier Ave The Fresh Spot 130 sq ft 58/68 Pier Ave American Junkie 780 sq ft 234 2 52 Pier Ave Baja Sharkeez 390 sq ft 53 Pier Ave Unit D Café Bonaparte 341 sq ft 53 Pier Ave Unit G & H Culinary Craft Llc 237.5 sq ft 49 Ste L & 53 Ste O & P Pier Ave Fat Face Fenners Fishack 304 sq ft 2, 4, 8 Pier Ave Hennessey Tavern 975 sq ft 25 Pier Ave Hooked Poke Market 130 sq ft 157 Pier Ave Java Man 112 sq ft 19 Pier Ave Killer Shrimp Hermosa Beach 331 sq ft 73 Pier Ave Mediterraneo 390 sq ft 39 Pier Ave Palmilla Cocina Tequila 457.2 sq ft 50 A Pier Ave Patrick Molloy 416 sq ft 34 Pier Ave Project Taco 123.5 sq ft 20 Pier Ave Silvio's Brazilian Bbq 390 sq ft 36 Pier Ave The Green Belt 260 sq ft 22 Pier Ave Dragon/Waterman 316 sq ft 25 22nd St Martha’s 913.5 sq ft 26 22nd St The Bottle Inn 570 sq ft 235 1 REVISED November 2019 236 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 2 Table of Contents TABLE OF CONTENTS ............................................................................................................................. 2 LIST OF FIGURES ..................................................................................................................................... 4 LIST OF TABLES ....................................................................................................................................... 4 1. INTRODUCTION ........................................................................................................................... 5 PURPOSE ...................................................................................................................................... 5 STUDY GOALS .............................................................................................................................. 6 RELEVANT PLANS ......................................................................................................................... 7 PROJECT PROCESS ..................................................................................................................... 9 2. EXISTING CONDITIONS & PARKING INVENTORY .................................................................... 10 STUDY AREA CHARACTERISTICS .............................................................................................. 10 PARKING DATA SOURCES ........................................................................................................ 10 ZONE DEVELOPMENT AND CHARACTERISTICS ...................................................................... 12 INVENTORY OF PARKING ......................................................................................................... 23 EXISTING PARKING MANAGEMENT PROGRAMS ................................................................... 24 Parking Fees .................................................................................................................... 24 Residential Parking Permit Program ............................................................................. 24 Daily Parking Permit Program ....................................................................................... 24 Employee Parking Permit Program .............................................................................. 24 Off-Street Parking Requirements ................................................................................. 25 3. PARKING OCCUPANCY ANALYSIS .......................................................................................... 26 OVERALL OCCUPANCY SUMMARY ........................................................................................ 26 OCCUPANCY BY ZONE ............................................................................................................ 27 OCCUPANCY BY ON AND OFF-STREET PARKING .................................................................. 30 On-Street Parking............................................................................................................ 30 Off-Street Parking (Public and Private) ........................................................................ 31 OCCUPANCY BY SPACE TYPE ................................................................................................. 32 On-Street Parking............................................................................................................ 34 Off-Street Parking (Public and Private) ........................................................................ 34 KEY TAKEAWAYS ........................................................................................................................ 35 4. PARKING DEMAND ANALYSIS .................................................................................................. 36 237 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 3 PARKING DEMAND ANALYSIS .................................................................................................. 36 Code Requirements for Existing Non-Residential Uses ............................................... 37 Actual Built Parking Ratios ............................................................................................. 42 ANTICIPATED PEAK PARKING DEMAND ................................................................................. 43 ANTICIPATED SEASONAL PARKING DEMAND ........................................................................ 48 ANTICIPATED FUTURE PARKING DEMAND .............................................................................. 50 KEY TAKEAWAYS ........................................................................................................................ 51 5. RECOMMENDATIONS ............................................................................................................... 52 DEVELOPMENT OF RECOMMENDATIONS .............................................................................. 55 STRATEGICALLY INVEST IN INFORMATION AND TECHNOLOGY ........................................... 55 MAXIMIZE USE OF EXISTING PARKING SUPPLY ........................................................................ 60 IMPROVE MOBILITY OPTIONS TO REDUCE PARKING DEMAND ............................................ 62 SIMPLIFY AND LEVERAGE THE ZONING CODE ....................................................................... 64 ENHANCE PARKING ADMINISTRATION AND OPERATIONS ................................................... 67 PROVIDE ADDITIONAL PUBLIC PARKING AS NEEDED ........................................................... 73 APPENDIX A ......................................................................................................................................... 76 APPENDIX B ......................................................................................................................................... 77 APPENDIX C ........................................................................................................................................ 78 C.1 VICTORIA TRANSPORTATION POLICY INSTITUTE .............................................................. 78 C.2 PORTLAND, OR REDUCED PARKING FOR MIXED-USE AREAS PROVISION.................... 79 C.3 PETCO PARK AREA TRANSPORTATION STUDY ................................................................. 79 238 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 4 List of Figures Figure 1.1 – Project Timeline ................................................................................................................ 9 Figure 2.1 – Study Area Map ............................................................................................................. 11 Figure 2.2 – Zone 1 Boundary Map .................................................................................................. 14 Figure 2.3 – Zone 2 Boundary Map .................................................................................................. 15 Figure 2.4 – Zone 3 Boundary Map .................................................................................................. 16 Figure 2.5 – Zone 4 Boundary Map .................................................................................................. 17 Figure 2.6 – Zone 5 Boundary Map .................................................................................................. 18 Figure 2.7 – Zone 6 Boundary Map .................................................................................................. 19 Figure 2.8 – Zone 7 Boundary Map .................................................................................................. 20 Figure 2.9 – Zone 8 Boundary Map .................................................................................................. 21 Figure 3.1 – On-Street Parking Occupancy by Zone ..................................................................... 31 Figure 3.2 – Off-Street Parking by Zone ........................................................................................... 31 Figure 4.1 – Map of Observed Non-Residential Land Uses ........................................................... 41 List of Tables Table 2.1 – Zone Descriptions and Parking Types .......................................................................... 22 Table 2.2 – Coastal Zone Parking Space Inventory by Zone ........................................................ 23 Table 2.3 – Coastal Zone Parking Space Inventory ....................................................................... 23 Table 2.4 – Hermosa Beach Off-Street Parking Requirements ..................................................... 25 Table 3.1– Summary of Overall Occupancy per Zone ................................................................. 27 Table 4.1 – Non-Residential Parking Spaces Required by City Code ......................................... 38 Table 4.2 – Actual Built Parking Ratios for Non-Residential Land Uses ........................................ 42 Table 4.3 – Anticipated Peak Parking Demand Rates for Non-Residential Land Uses ............. 45 Table 4.4 – Non-Residential Parking Demand by Number of Parking Spaces ........................... 46 Table 4.5 – Anticipated Peak Parking Demand Ratios ................................................................. 48 Table 4.6 – Seasonal Parking Demand ............................................................................................ 49 Table 5.1 – Recommendations ......................................................................................................... 52 Table 5.2 – Recommendations Matrix ............................................................................................. 54 239 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 5 1. Introduction A sunny small beach city of 1.4 square miles, Hermosa Beach sits at the center of Los Angeles County’s South Bay coastline along the Santa Monica Bay. The town is the very essence of the Southern California lifestyle, with an average of 283 sunny days per year and nighttime temperatures that rarely dip below 50 degrees. With two miles of sandy beach shoreline, Hermosa attracts more than a million visitors to the beach each year. The small-town charm of Hermosa Beach is highlighted in commercial areas like Pier Avenue, well known for its many diverse restaurants and local retailers. There are architecturally diverse residences on the Strand, bungalows scattered throughout the town, and multi-level homes with ocean views. Outdoor activities such as beach volleyball, surfing, skateboarding, and biking are quintessential to the Hermosa Beach culture. Other favorite activities include jogging or walking along the Greenbelt or the Strand, the paved path paralleling the beach and connecting Hermosa Beach to cities up and down the Santa Monica Bay coastline. This lively beach city is also well known for its entertainment offerings including live music from rock to blues to jazz. Festivals, special events, and summer concerts occur throughout the year. The three-day weekends of Memorial Day and Labor Day bring thousands of visitors to the Fiesta Hermosa street fair, which has been a tradition for many years, features hundreds of crafters and artists and live bands. Home to nearly 20,000 residents, Hermosa Beach is within a short commute of many of the largest and best-known names in corporate America in the aerospace, tech, industrial, service and financial fields. The Hermosa Beach City School District, consistently recognized as a California Distinguished School, offers a high-quality education to students in kindergarten through eighth grade, while high schoolers attend Mira Costa or Redondo Union High Schools. The City of Hermosa Beach has recently completed a planning process to define the community’s vision for the future of the City. Elements of the community vision have identified the need for increased management of the City’s parking resources within the Hermosa Beach Coastal Zone. This technical report summarizes the findings of a parking management study conducted for both public and private parking within the Coastal Zone and provides associated recommendations for refining parking standards in the study area. Purpose The evaluation of parking within the Coastal Zone is primarily based on comparing existing parking inventory to both parking occupancy and demand, which ultimately inform specific recommendations based upon the analysis to achieve optimal utilization levels of parking resources. To this end, this report considers the goals and objectives from previous Hermosa Beach plans and studies, industry standards, and best practices that form foundational recommendations that the City of Hermosa Beach can implement to balance the parking needs for residents, visitors, and employees alike. This report is intended to provide additional parking analysis and related parking management strategies to satisfy the requirements set forth in the California Coastal Act. The 240 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 6 study evaluates future parking availability and demand, based on the previously completed parking utilization study (City of Hermosa Beach, Beach Access and Parking Study, January 2015), and with proposed parking strategies from the Downtown Core Revitalization Strategy, the City Facilities Master Plan, and the effect of parking policies and multimodal enhancements proposed within PLAN Hermosa. This study includes a review of the City’s current parking standards for various uses, identifies peak use times, and collects data from businesses to determine existing parking availability and demand. This study will form the basis to establish and/or revise parking standards and recommend adjustments to residential and employee parking permit and fee programs within the Coastal Zone to balance coastal access with efficient use of the City’s limited land resources and achievement of the City’s economic development and mobility goals. The results of this study includes recommended parking standards and/or fee rates for various uses within the Coastal Zone and specifically the Downtown Core. This study has four main sections: 1. Existing Conditions & Parking Inventory – this section documents the characteristics of the study area, the inventory of parking within the study area, and the City’s existing parking code requirements and programs to manage parking within the Coastal Zone. 2. Parking Occupancy Analysis – –This section also provides a detailed description of occupancy (utilization) counts by both zone and type, and by time of day and week. 3. Parking Demand Analysis – compares the occupancy rates to existing City parking code, peer city parking rates, and industry standard rates to determine the appropriateness of current minimum parking requirements. The purpose of this analysis was to assist in determining how to optimize parking within the study area for each of the defined zones. 4. Recommendations – The results of the inventory, occupancy, and demand analyses ultimately drive the Recommendations, and are aligned with the goals and objectives from PLAN Hermosa, the Beach Access and Parking Study, and the Downtown Core Revitalization Strategy. The recommendations made in this report draw from best practices by peer cities and industry-wide standards as guidance, and have been tailored to address the unique features of Hermosa Beach’s infrastructure, character, and geography. Study Goals The goals and objectives of this study were developed based on the current goals and objectives found in PLAN Hermosa and the Downtown Core Revitalization Strategy. Establishing these goals provides a guide for the recommendations in Section 6 that will focus and streamline the approach necessary to improve the parking within the City’s Coastal Zone: 1. Create a parking system that meets the parking needs and demands of residents, visitors, and employees in an efficient and cost-effective manner. This goal is established in the Mobility chapter of PLAN Hermosa. The goal in PLAN Hermosa is accompanied with numerous actionable parking-related objectives, which were incorporated into the recommendations section of this report. 241 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 7 2. Modify parking standards to encourage revitalization and investment in a pedestrian- oriented district. This goal is a summarization of a critical parking strategy found in the Hermosa Beach Downtown Core Revitalization Plan. While Hermosa Beach looks to relieve its parking congestion, the City is focused on assuring that its small-scale, pedestrian-oriented character is not hindered by parking standards that are more appropriate for suburban auto-oriented areas or require ground floors to be dominated by parking due to smaller lot sizes. 3. Expand mobility options and optimize parking availability. The analysis of the inventory, occupancy, and anticipated demand for parking demonstrate that parking challenges vary by area, time, and type and a nuanced approach to optimizing the availability of parking will be required. In some cases, increasing parking supply may not be the most effective method, and instead implementing a park-once strategy, expanding safe and convenient mobility options, or implementing shared parking agreements between uses with different peak periods could help to improve availability of parking. Most recommendations presented in this report use strategic parking management methods to achieve this goal. Some strategies to reduce demand include maximizing the use of the existing parking supply to better distribute demand, strategically investing in information and technology, and improving mobility options. Relevant Plans Over the past three years the City has initiated several important and forward-thinking planning processes to define the community vision for the future of Hermosa Beach. The City of Hermosa Beach has adopted numerous planning documents that were used to guide the development of this report. These previous plans include: • PLAN Hermosa (2017) • The City of Hermosa Beach: Beach Access and Parking Study (2015) by Fehr & Peers • The City of Hermosa Beach Downtown Core Revitalization Strategy (2015) by ROMA Design Group 242 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 8 These three documents are outlined in greater detail below. PLAN Hermosa (2017) – The City of Hermosa Beach has recently completed a multi-faceted process to vision the future of the community by updating the General Plan adopted in August 2017 and working with the Coastal Commission to incorporate the Coastal Land Use Plan. The City is ensuring a comprehensive review of the community’s needs through outreach with its residents to discuss needs and continued development opportunities. Using community input as the backbone for planning updates, the City is conducting various technical studies to complete and certify their Local Coastal Program (LCP). The LCP identified multiple initiatives including sea level rise, affordable accommodations, and parking management to better serve residents, employees, and visitors of Hermosa Beach. PLAN Hermosa’s Mobility section recognizes that the City is continuing to attract higher numbers of visitors from surrounding areas with diverse and changing mobility demands. Beach Access and Parking Study (2015) - In an effort to evaluate the existing conditions of parking management, the Beach Access and Parking Study was prepared for the Coastal Zone. The study notes that an appropriate quantity of well-managed automobile parking is necessary for the success of the City’s businesses, to provide coastal access to visitors, and for the quality of life of its car-owning residents. The study also found that efficient management of parking can help provide sufficient space for vehicles while also encouraging more effective use of existing facilities to reduce the impact of parking facilities and reduce automobile use. Downtown Core Revitalization Strategy (2015) - In February of 2015, the Hermosa Beach City Council accepted the Hermosa Beach Downtown Core Revitalization Strategy, a guiding document to improve upon the pedestrian-oriented area, referred to as the “Downtown Core.” The study defined the Downtown Core as the area from the Strand to Hermosa Avenue between 14th Street and 10th Street, as well as along Pier Avenue from the Pier east to Valley Drive. The objective of this plan was to create a strategy that maintains the small-town feel of the downtown, while creating opportunities for revitalization and reinvestment in the City core for the future. The plan’s Parking Strategy contains parking and land use elements which ultimately guided this study’s goals, objectives, and final recommendations. 243 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 9 Project Process Below is a flowchart (Figure 2.10) of the Hermosa Beach Parking Management Study and Recommendations. This flowchart details the key milestones of this effort from project inception to this technical report. Figure 1.1 – Project Timeline 244 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 10 2. Existing Conditions & Parking Inventory The City of Hermosa Beach has substantial commercial, retail, restaurant, and other non-residential uses that create a unique mix of parking demand due to the distinct character of the community and walkability of the downtown core. Study Area Characteristics The Coastal Zone of Hermosa Beach represents approximately 43% of the City’s land area and includes two miles of sandy shoreline, the City’s downtown core of commercial activity, the civic center area, neighborhood commercial establishments, and a mix of residential land uses including single-family homes, small multi-unit complexes, mobile homes, and larger multi- family apartment complexes. Most of the area land uses and properties were initially developed from 1900 through the 1960s and there is limited undeveloped land area with the exception of the City’s network of parks and open spaces. The majority of public parking within the Coastal Zone in Hermosa Beach is provided through on-street parking within or adjacent to residential uses, with additional on and off-street metered parking provided in the commercial core, and a number of remote parking areas available at no cost at City facilities, parks, and recreational facilities. Parking Data Sources The initial Beach Access and Parking Study1 prepared in 2015 divided the Coastal Zone into three subzones of analysis: northern residential use, central commercial use, and southern residential use. In order to provide a more detailed evaluation of parking needs within the Coastal Zone, those subzones were redefined as part of this parking study into eight zones to generally reflect the relationship between the existing parking network and the PLAN Hermosa character areas. Rather than following the exact boundaries of the PLAN Hermosa character areas, divisions between zones was often dependent on whether the zone provided metered or non- metered parking. Dividing the zones in this manner provides the opportunity to develop recommendations that are more specifically tailored based on the types of parking present in each zone. Figure 2.1 illustrates the resultant zones used in this study. For reference, a map of the delineated zones overlaid on the City’s Coastal Zone character areas can be found in Appendix A. 1 Image Source: Beach Access Parking Study, Fehr & Peers (2015) 245 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 11 Figure 2.1 – Study Area Map 246 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 12 All data as part of this study was obtained from previous parking study efforts and other sources directly from the City. Parking occupancy within each zone was based on existing data provided by the City from two sources. Public parking data was obtained from the Beach Access and Parking Study. Parking supply and occupancy data was collected from the City for all public on-street and public off-street parking in the Coastal Zone. Public on- street parking counts were conducted for the entirety of the Coastal Zone. Public off-street parking counts were collected in Hermosa Beach Public Lot A, Lot B, and Lot C. All three public lots are located in Zone 5: Walk Street – Downtown west of Hermosa Avenue from 11th Street to 14th Street. Lots A and B provide surface parking; Lot C is a three story-parking structure. Public parking occupancy counts were collected during three time periods in August of 2014: a Tuesday afternoon (2:00 pm – 3:00 pm), a Tuesday evening (7:00 pm – 8:00 pm), and a Saturday afternoon (2:00 pm – 3:00 pm). Afternoon observation times were intended to capture the peak beach visitation period, and the evening time were intended to capture the peak weekday evening restaurant dinner hour. While this data was initially collected in 2014, we believe that the overall inventory and occupancy conditions remain relevant today. Private off-street parking data for the Coastal Zone was collected separately in 2017, as part of a City-led inventory and occupancy count. While every private lot was inventoried, observed data included only select properties with 15 or more parking spaces given their potential for shared use opportunities. Parking occupancy counts were collected during six time periods: a weekday morning, weekday afternoon, weekday evening, weekday night, weekend afternoon, and weekend evening. For consistency, only the three time periods that aligned with the public occupancy counts were chosen for analysis. Therefore, the data utilized for the purposes of this study included the occupancy observed during the weekday afternoon, weekday evening, and weekend afternoon. No assumptions were made for properties that were not observed for occupancy. Zone Development and Characteristics Data on parking inventory, occupancy, and anticipated demand is aggregated at the zonal level, meaning everything within a zone is treated equally. For example, if occupancy within the northern area of a given zone is higher than occupancy in the southern area of the same zone, the analysis would reflect the aggregate of the entire zone. Therefore, any recommendations tied to that particular zone will address overall trends but will not reflect issues on a block-by-block basis. Data for each of the zones was obtained from the City and was grouped and subsequently analyzed as follows: • Off-Street (Public and Private) Parking  Total Inventory and Occupancy • On-Street (Public) Parking  Metered  Yellow Meters  Non-Yellow Meters  Non-Metered  Within the Preferential Parking Zone  Outside of the Preferential Parking Zone 247 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 13 For consistency with the City’s defined character areas, the naming convention for the eight zones are as follows: Zone 1: Walk Street – North End Zone 2: North End East Zone 3: Walk Street – Sand Section North Zone 4: Sand Section – Valley Zone 5: Walk Street – Downtown Zone 6: Sand Section – Civic Center Zone 7: Walk Street – Sand Section – Herondo Zone 8: Sand Section – Cypress Figures 2.2 through 2.9 illustrate each zone in greater detail. Following the figures outlining the boundaries of each zone, Table 2.1 provides a full description of the eight zones based upon the City’s character areas, types of parking spaces available, and status as either public or private. 248 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 14 Figure 2.2 – Zone 1 Boundary Map 249 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 15 Figure 2.3 – Zone 2 Boundary Map 250 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 16 Figure 2.4 – Zone 3 Boundary Map 251 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 17 Figure 2.5 – Zone 4 Boundary Map 252 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 18 Figure 2.6 – Zone 5 Boundary Map 253 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 19 Figure 2.7 – Zone 6 Boundary Map 254 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 20 Figure 2.8 – Zone 7 Boundary Map 255 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 21 Figure 2.9 – Zone 8 Boundary Map 256 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 22 Table 2.1 – Zone Descriptions and Parking Types 257 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 23 Inventory of Parking Parking inventory for the Coastal Zone is summarized in Table 2.2 (by zone) and Table 2.3 (overall) On-street public parking in the Coastal Zone (all eight zones) consists of a total of 3,837 spaces, while the total off-street parking analyzed for this study includes 869 spaces, 521 of which are City-owned public spaces, and the remaining 348 being privately-owned. Parking within privately-owned lots was included only if the lot included 15 parking spaces or more. Zones 5, 6, and 8 were the only zones with private off-street parking that met that threshold. Table 2.2 – Coastal Zone Parking Space Inventory by Zone Zone Total Inventoried Spaces On-Street Off-Street Total Public Private Zone 1 Walk Street – North End 281 0 0 281 Zone 2 North End East 518 0 0 518 Zone 3 Walk Street – Sand Section North 493 0 0 493 Zone 4 Sand Section – Valley 738 0 0 738 Zone 5 Walk Street – Downtown 513 521 119 1,153 Zone 6 Sand Section – Civic Center 533 0 135 668 Zone 7 Walk Street – Sand Section – Herondo 543 0 0 543 Zone 8 Sand Section - Cypress 218 0 94 312 Total 3,837 521 348 4,706 Table 2.3 – Coastal Zone Parking Space Inventory Parking Type Total Inventoried Spaces On-Street Yellow Metered (12 or 24 hr) 1,155 Silver Metered (2-3 hr) 327 Non-Metered (within parking district) 1,662 Yellow Metered (not in parking district) 20 Non-Metered (not in parking district) 673 Total 3,837 Public Off-Street (City-Owned) Lot A 130 Lot B 37 Lot C 354 Total 521 Private Off-Street Total 348 Overall Total 4,706 258 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 24 Existing Parking Management Programs Management of the City’s parking resources has long been a policy priority in Hermosa Beach given the built-out nature of the community and the popularity of the city as a destination for visitors, beachgoers, and nearby residents. Over the years, a number of different parking management programs have been implemented to manage the limited parking resources of Hermosa Beach. These programs are described briefly below. Parking Fees Within the Coastal Zone, Hermosa Beach maintains a supply of on-street metered or lot/structure pay-by-space parking in the two blocks nearest to the beach throughout the coastal zone. The hourly meter/lot rates cost $1.25 per hour, with meters/lot rates in the commercial core increasing to $1.50 per hour from 8 PM to 2 AM daily. Yellow post meters maintain a rate of $1.25 per hour throughout the day. Residential Parking Permit Program In 1984, the City of Hermosa Beach applied for and was granted permission by the California Coastal Commission to establish a preferential parking permit program in conjunction with remote beach parking locations and a park and ride shuttle system. The preferential parking permit program was developed to discourage oversaturation of the City’s downtown and coastal parking, to provide free long-term parking at inland locations, and to allow residents within the impacted area to park beyond the one-hour time restrictions or without having to pay the meter at yellow pole/cap meters. The impacted area is bound by the North and South City boundaries; by the Strand on the West; by Loma Drive, Park Avenue, or Morningside Drive on the East. Parking spaces on the West side of Cypress Avenue between 11th Street and Pier Avenue are also included. Residential parking permits are issued on an annual basis and cost $40 annually. Vehicle permits are available at a rate of one non-transferrable sticker per vehicle registered to an address (no limit on number of vehicles), and one transferrable hang tag guest pass per legal address. As part of the program, a property owner not residing at the address may also obtain one pass per address and residents within the impacted area may purchase one-day event permits at a rate of $1 for event permits one through five and no charge for permits six through twenty. Daily Parking Permit Program As part of the residential parking permit program, the City is required to make daily parking permit passes available to non-residents or those that live outside of the impacted area that allow them to park at yellow pole/cap meters or beyond the one-hour time restrictions at non- metered locations. Per the City’s Coastal Development Permit for the Residential Parking Permit Program, the maximum daily fee for this permit is $5 and is valid from 8 am to 5 pm. Employee Parking Permit Program For those who work in Hermosa Beach and do not have parking available through their employer, monthly and annual parking passes are available. These permits are available to anyone and monthly permits are available for off-street parking lots/structures at a cost of: • $62 per month to park anytime up to 72 hrs • $31 per month to park only between 5am to 7pm daily 259 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 25 Employee permits are also available to purchase that allow employees to park at on-street spaces with yellow pole/cap meters and in the unmetered, but one-hour time restricted areas at an annual cost of $143 (pro-rated to $71.50 on September 1st). Off-Street Parking Requirements The current parking requirements for land uses within the Coastal Zone are defined within Title 17 of the Hermosa Beach Municipal Code. Chapter 17.44 includes off-street parking requirements for residential uses, commercial and business uses, downtown district uses, mixed-uses, and common parking facilities, among other requirements for space sizes, tandem parking, and maintenance of parking areas. Table 2.4 below details parking requirements for land uses from Title 17 of the Hermosa Beach Municipal Code. Table 2.4 – Hermosa Beach Off-Street Parking Requirements Land Use Parking Requirement Commercial Uses Retail 1 space per 250 square feet of GFA2 Offices, general 1 space per 250 square feet of GFA Offices, medical 1 space per 1,000 square feet of GFA Restaurants 1 space per 100 square feet of GFA Fast Food 1 space per 50 square feet of GFA Assembly 1 space per 50 square feet of GFA Service / Repair 1 space per 1,000 square feet of GFA Light Manufacturing 1 space per 300 square feet of GFA Warehousing / Storage 1 space per 1,000 square feet of GFA Commercial Uses in the Downtown District3 Retail 1 space per 333 square feet of GFA Offices, general 1 space per 333 square feet of GFA Offices, medical 1 space per 333 square feet of GFA In Hermosa Beach, common parking facilities may be provided to wholly or partially satisfy off-street parking requirements of two or more uses when one or more of such uses will only infrequently generate use of such parking area at times when it will ordinarily be needed by the patrons or employees of the other use(s). Multiple-use parking areas are allowed through a Parking Plan approved by the Planning Commission. Hermosa Beach allows parking in-lieu fees for uses in the Downtown District. Building sites with a building floor area to building site of one to one or less may pay an “in-lieu” fee for all required spaces. Otherwise, building sites shall be required to provide a minimum of 25% percent of the required parking on-site. Hermosa Beach also allows off-site parking allowable by code up to 300 feet from the use for which the spaces are provided. 2 GFA: Gross Floor Area 260 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 26 3. Parking Occupancy Analysis The parking occupancy analysis paints a detailed picture of how public on-street, public off-street, and private off-street parking is utilized in the Coastal Zone. The following terms are used when discussing parking occupancy. • Occupancy: The number of cars parked in a specific area, lot, or blockface 4 during one period of observation. It is often expressed as the percentage of the total supply of spaces that is occupied by parked cars. • Peak: The time period associated with the highest observed level of occupancy in a specific area or parking facility. • Optimal Capacity: The occupancy level or number of vehicles that can be parked in a facility or area before it becomes difficult for a driver to find a space without having to circle or “cruise” for parking. Optimal capacity is typically set at an 85% occupancy level.5 For on-street parking this equates to roughly one vacant space per blockface. • Space Type: Space type is defined as the main characteristic given to a parking space based upon meter or curb type (i.e. green, silver, yellow etc.) This report presents the findings from this data collection effort in three sections: • Overall occupancy summary • Occupancy by zone • Occupancy by on or off-street parking • Occupancy levels by space type. • Occupancy findings Overall Occupancy Summary The following discussion presents overall occupancy trends for public on- and off- street parking, as well as private off-street parking during these three distinct times of day or week. Note that occupancy data was collected during the summer period in order to represent a typical peak season within the Coastal Zone of Hermosa Beach. A summary of the occupancy rates by zone and on or off-street parking is provided in Table 3.1. 4 A blockface is one side of a street between two consecutive features intersecting that street. 5 An on-street parking occupancy of 85% has been demonstrated by parking experts, most notably by Donald Shoup of UCLA, as the benchmark for the practical or optimal capacity of on-street parking. At 85% occupancy, approximately one available space is expected per block, thus limiting the cruising phenomenon and generally assuring the availability of a space. 261 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 27 Table 3.1– Summary of Overall Occupancy per Zone Zone On-Street Parking Types Off-Street Parking Types Observed On-Street Occupancy Observed Off-Street Occupancy Metered Non- metered: Preferential Zone Non-metered: Non- Preferential Zone Public Private Weekday Afternoon Weekday Evening Weekend Afternoon Weekday Afternoon Weekday Evening Weekend Afternoon Zone 1 ✔ 61% 66% 91% N/A N/A N/A Zone 2 ✔ ✔ 53% 62% 82% N/A N/A N/A Zone 3 ✔ 69% 73% 88% N/A N/A N/A Zone 4 ✔ ✔ 47% 62% 83% N/A N/A N/A Zone 5 ✔ ✔ ✔ 77% 84% 94% Public: 89% Private: 10% Public: 78% Private: 3% Public: 86% Private: 16% Zone 6 ✔ ✔ ✔ ✔ 75% 68% 77% Private: 64% Private: 30% Private: 21% Zone 7 ✔ 63% 79% 97% N/A N/A N/A Zone 8 ✔ ✔ ✔ ✔ 66% 86% 100% Private: 46% Private: 45% Private: 95% Occupancy by Zone This section serves as a summary of the study’s findings by zone. Previous sections have detailed figures based upon parking type, while this section provides findings to better show general trends per zone. Table 3.5 summarizes the previous section and highlights the overall occupancy observed for both on-street and off-street parking along with space types found in each zone. Given the study’s findings for the three data collection times, the weekend afternoon tends to have a higher occupancy rate than weekday afternoon and weekday evening. Zone 5 (Walk Street – Downtown), Zone 7 (Walk Street – Sand Section – Herondo), and Zone 8 (Sand Section – Cypress) exceed optimal occupancy during the weekend afternoon time period for both on- street and off-street parking. In general, Zones 1 through 4 have lower occupancy than Zones 5 through 8 for all observed times. This can potentially be explained due to the higher rate of beachgoers in the summer months who prefer to park closer to the beach. 262 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 28 Zone 1: Walk Street – North End Zone 1 represents the northwest parking zone in Hermosa Beach. This zone consists of high- density residential east of Hermosa Avenue, and low-density residential on the Strand. There are a few commercial/retail uses on Manhattan near Longfellow Avenue such as Boccato’s Groceries. This zone is characterized primarily by yellow-metered parking at over 87% occupancy. The remaining parking inventory in this zone is either unmetered or green. Parking in this zone on weekdays in relatively constant, at around 60% occupancy overall, but upticks above 90% occupancy for the weekend afternoon time period. Relatively constant occupancy with an uptick during the weekend afternoon can be explained because the area is primarily residential with beachfront access. Zone 2: North End East Zone 2 represents the northeast corner of the Coastal Zone and the eastern portion of the North End Character Area. The zone consists of mainly medium-density residential, with low- density residential to the south east along Gould Avenue. There are also a few commercial/retail land uses on Manhattan Avenue split by 33rd Place. This area is split roughly in half for parking within and outside of the preferential parking district. Although parking occupancy rose nearly 30% from a weekday afternoon to a weekend afternoon, all three observation times showed occupancy under optimal capacity. Due to the primarily residential nature of this zone and that it is further from the beach, change in parking occupancy between weekday and weekend is not expected. Zone 3: Walk Street – Sand Section North Zone 3 represents the zone just north of downtown adjacent to the beach. This area is primarily zoned medium-density residential with low-density along the Strand and Manhattan Avenue to the north. There are two commercial hubs at Greenwich Village and Palm Drive, as well as the west side of Hermosa Avenue at 22nd Street. This zone contains mainly yellow-metered parking, but also has silver-metered and unmetered parking, as well as green and handicapped spaces. According to the three observation times, there is a steady rise in occupancy from the weekday afternoon, to a weekday evening, then weekend afternoon. Both yellow- and silver-metered parking reach over optimal capacity during the weekend afternoon. Similar to Zone 1, this rise in parking occupancy is likely attributed to its close proximity to the beach. Zone 4: Sand Section – Valley Zone 4 is just east of Zone 3 and south of the North End Character Area. This area is primarily zoned low-density residential with medium-density residential to the north and south. This zone also includes Valley Park and a portion of Hermosa Valley School to the northeast and southeast, respectively. This zone consists primarily of preferential parking, occupied at 81%, and is the zone with the highest number of parking spaces in total. As such, this zone did not reach optimal capacity during any of the three observation times. Furthermore, this was the only zone that produced overall occupancy rates of less than 50% during any of the three times. Due to the primarily 263 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 29 residential nature of this zone and that it is further away from the beach, any changes in occupancy between the time periods are nominal. Zone 5: Walk Street – Downtown Zone 5 represents a large portion of the Downtown Core of Hermosa Beach. Most of the area is zoned recreational west of Hermosa Avenue and community east of Hermosa Avenue. High and medium-density residential uses are located to the north and northeast, as well as to the south and southeast. The Hermosa Beach Pier is located west of this zone. Zone 5 consists of yellow and silver meters, unmetered parking, and a small portion of other parking types such as green, handicapped, and reserved. This zone contains more silver- metered parking (48% of zone) than yellow-metered parking (30% of zone). Yellow-metered parking occupancy was measured above optimal capacity at all observation times. On- street occupancy was above 90% for metered and unmetered spaces during the weekend afternoon. As the commercial center of Hermosa Beach, higher occupancies are expected. This same occupancy trend is prevalent for off-street parking in Zone 5 as well, as the occupancy for the 521 observed spaces was above optimal capacity for two of the three observation times. Observed private parking occupancy was measured to be fairly low at all three times, reaching no greater than 16%. The sample size is relatively small compared to the entirety of private parking in Zone 5. A number of factors could have contributed to the low figure for private parking occupancy, such as no show being playing at the Comedy & Magic Club during the three selected time periods. The club was one of two private parking lots counted for analysis in Zone 5. Zone 6: Sand Section – Civic Center Zone 6 is situated just east of the Downtown Core. It is characterized as mainly high-density residential, with community and public facility uses adjacent to Pier Avenue. The zone also includes uses such as the Marineland Mobile Home Park, and a portion of Hermosa Valley School to the northeast. Similar to Zone 2, on-street optimal capacity was not reached during any of the three observation times in Zone 6. In addition, Zone 6 was the only zone to not exceed 80% capacity. Parking in this zone is largely in the preferential parking district, with just under 100 more spaces than in the non-preferential parking area. The low parking occupancy could be attributable to the area being primarily residential, combined with a higher number of off-street spaces to account for the Civic Center, City Hall, and shops along Pier Avenue. Zone 6 had the most off-street private parking spaces observed. Occupancy for off-street parking in this zone was highest at 64% during the weekday afternoon. The weekday evening and weekend afternoon times did not reach above 30% occupancy. Zone 7: Walk Street – Sand Section – Herondo Zone 7 represents the southwest parking zone in Hermosa Beach, and extends across the City’s southern boundary. The zone is primarily high-density residential, with a few commercial parcels along Hermosa Avenue south of 3rd Street. 264 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 30 Parking types in this zone consist primarily of yellow-metered spaces at 80%, with 20 of the total 437 yellow meters outside of the preferential parking district. Zone 7 experienced the second highest occupancy rate of any zone for the weekend afternoon time period at 97%. Yellow- metered and unmetered parking in this zone have noticeably higher occupancy rates than silver-metered parking. The high rate of occupancy can be attributed to lack of sufficient parking spaces for visitors in the residential area combined with visitors from the adjacent Redondo Beach. Zone 8: Sand Section – Cypress Zone 8 is located east of Zone 7 and north of 2nd Street. Zone 8 consists primarily of light manufacturing uses within the northeast portion of the zone, and a combination of high- density and medium-density residential spread throughout. Zone 8 provides the lowest number of parking spaces and the highest occupancy rate at 100%. In addition, Zone 8 is the only zone that reaches above optimal capacity during the weekday evening. High occupancy is likely due to a greater number of 24-hour spaces in combination with demand generated from South Park. Private parking in this zone is generally higher than private parking observed in other zones. Zone 8 measured 95% occupancy during the weekend afternoon for private parking, which is the only private parking rate observed to be above optimal capacity during any of the three observation times for this zone. Occupancy by On and Off-Street Parking On-Street Parking In general, all odd numbered zones, or zones that border the beach experience higher levels of parking occupancy than zones further away from the beach, which is expected due to a high rate of beachgoers during summer months. In all zones, peak occupancy occurred during the weekend afternoon. In particular, weekend afternoon occupancy rates exceeded optimal capacity in the following zones: • Zone 1: Walk Street – North End (average occupancy of 91%); • Zone 3: Walk Street – Sand Section North (average occupancy of 88%); • Zone 5: Walk Street – Downtown (average occupancy of 94%); • Zone 7: Walk Street – Sand Section – Herondo (average occupancy of 97%), and • Zone 8: Sand Section – Cypress (average occupancy of 100%). Weekday evening occupancy only exceeded optimal capacity in Zone 8 (Sand Section – Cypress, occupancy of 86%). All zones, except Zone 6 (Sand Section – Civic Center), experienced the lowest levels of occupancy during the weekday afternoon (average occupancy of 62%). The highest peak, measured in Zone 8 (Sand Section – Cypress), reached nearly 100% occupancy during the weekend afternoon. While not every spot was occupied in this zone, some segments registered higher occupancy than the available supply due to parking in non- designated parking spaces. For instance, some on-street segments that restricted parking entirely still registered one parked car (i.e. east side of Manhattan Avenue from 6th Street to 8th Street.) Zone 1 (Walk Street – North End), Zone 3 (Walk Street – Sand Section North), Zone 5 265 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 31 (Walk Street – Downtown), and Zone 7 (Walk Street – Sand Section – Herondo) saw peaks in occupancy above 90% during the weekend afternoon. Zone 5 (Walk Street – Downtown) and Zone 8 (Sand Section – Cypress) saw peaks in occupancy above 80% for weekday evening. Zone 5 (Walk Street – Downtown) and Zone 6 (Sand Section – Civic Center) saw peaks in occupancy above 70% for weekday afternoon. Figure 3.1 – On-Street Parking Occupancy by Zone Off-Street Parking (Public and Private) Specific parking lots and structures in Zone 5 (Walk Street – Downtown), Zone 6 (Sand Section – Civic Center), and Zone 8 (Sand Section – Cypress) were observed for off-street parking occupancy. Zone 5 (Walk Street – Downtown) is the only zone where public, city-owned off- street parking is provided, consisting of Lots A, B, and C. For these three public lots, average occupancy among the three observation times are fairly consistent ranging, between 78% and 89%. The lowest occupancy observed was 78% during the weekday evening, suggesting that the public lots have availability while being generally well-utilized. Private off-street parking in Zone 5 (Walk Street – Downtown) registered relatively low (less than 16% at peak) occupancy for the two sites counted. One site, at 1301 Manhattan Avenue, serves an office/commercial use that is relatively new and the other is the Comedy & Magic Club which serves as an assembly use. Both uses show high parking availability compared to surrounding uses in the Downtown Core, which may have contributed to the low parking occupancy observed in a typically dense zone. Zone 6 (Sand Section – Civic Center) exhibited a peak of 64% occupied of off-street private parking during the weekday afternoon, where Zone 8 (Sand Section – Cypress) showed a peak of 95% occupied during the weekend afternoon. The total observed off-street parking, regardless of zone, registered a peak of 78% occupancy. Figure 3.2 – Off-Street Parking by Zone 266 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 32 Occupancy by Space Type Table 3.3 presents the on-street occupancy rates by parking and post type for the following zones: • Zone 1: Walk Street – North End; • Zone 3: Walk Street – Sand Section North; • Zone 5: Walk Street – Downtown; and • Zone 7: Walk Street – Sand Section – Herondo. On-street occupancy rates were classified by the preferential zone designation in the following zones: • Zone 2: North End East; • Zone 4: Sand Section – Valley; • Zone 6: Sand Section – Civic Center; and • Zone 8: Sand Section – Cypress. As shown in the table, the total of on-street parking inventory as well as total occupancy per time period by zone, and an overall occupancy rate of all on-street parking spots is provided. 267 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 33 Table 3.2 – On-Street Occupancy On-Street Parking Type Inventory Occupancy Weekday Afternoon Weekday Evening Weekend Afternoon Zone 1: Walk Street – North End Yellow Meter 246 62% 64% 91%6 Silver Meter 0 0% 0% 0% Green 3 0% 67% 33% Unmetered 32 63% 81% 94% Total 281 61% 66% 91% Zone 2: North End East Preferential Zone 304 49% 59% 82% Non-Preferential Zone 214 58% 67% 81% Total 518 53% 62% 82% Zone 3: Walk Street – Sand Section North Yellow Meter 337 75% 75% 91% Silver Meter 40 68% 55% 95% Unmetered 96 57% 83% 84% Green 6 67% 67% 83% Handicap 8 13% 0% 13% Unidentified 6 0% 0% 0% Total 493 69% 73% 88% Zone 4: Sand Section – Valley Preferential Zone 600 45% 59% 83% Non-Preferential Zone 138 56% 74% 82% Total 738 47% 62% 83% Zone 5: Walk Street – Downtown Yellow Meter 155 88% 95% 98% Silver Meter 247 73% 80% 94% Unmetered 61 82% 90% 97% Green 22 41% 32% 68% Handicap 5 40% 80% 80% Other 23 65% 83% 78% Total 513 77% 84% 94% Zone 6: Sand Section – Civic Center Preferential Zone 306 77% 76% 78% Non-Preferential Zone 227 72% 57% 76% Total 533 75% 68% 77% Zone 7: Walk Street – Sand Section – Herondo Yellow Meter (Preferential) 417 69% 81% 98% Silver Meter 40 48% 58% 78% Unmetered 56 48% 95% 102% Green 7 29% 43% 100% Handicap 1 0% 0% 0% Yellow Meter (Non-Pref.) 20 30% 65% 100% Loading (Non-Pref.) 2 0% 0% 0% Total 543 63% 79% 97% 6 All percentages in bold have measured to reach at or above optimal capacity (85%) 268 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 34 On-Street Parking Type Inventory Occupancy Weekday Afternoon Weekday Evening Weekend Afternoon Zone 8: Sand Section – Cypress Preferential Zone 126 60% 96% 102% Non-Preferential Zone 92 73% 73% 96% Total 218 66% 86% 100% Overall Total 3,837 63% 71% 87% On-Street Parking Overall occupancy during the weekend afternoon, regardless of parking type, yielded consistent levels of occupancy greater than the optimal capacity of 85 percent. Yellow- metered parking occupancy reached levels above 90% during the weekend afternoon. Unmetered parking occupancy reached levels at or above 94% during the weekend afternoon in: • Zone 1: Walk Street – North End; • Zone 5: Walk Street – Downtown; and • Zone 7: Walk Street – Sand Section – Herondo. Silver-metered parking reached over 85 percent optimal capacity in: • Zone 3: Walk Street – Sand Section North; and • Zone 5: Walk Street – Downtown. Zone 8 (Sand Section – Cypress) is the only zone that does not border the beach to register levels greater than optimal capacity. In total, all on-street parking experienced occupancy levels just above optimal capacity for the weekend afternoon (87%). Off-Street Parking (Public and Private) Parking occupancy reached optimal capacity twice in the three public lots, during the weekday afternoon and the weekend afternoon, at 89% and 86% respectively. Zone 8 (Sand Section – Cypress) experiences a very high occupancy rate during the weekend afternoon for its private off-street parking at 95%. Overall off-street parking, in total, did not reach optimal capacity for any of the three surveyed times. Table 3.3 – Off-Street Occupancy Off-Street Parking Inventory Occupancy Weekday Afternoon Weekday Evening Weekend Afternoon Zone 5 (Public) 521 89% 78% 86% Zone 5 (Private) 119 10% 3% 16% Zone 6 (Private) 135 64% 30% 21% Zone 8 (Private) 94 46% 45% 95% Total 869 78% 59% 76% 269 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 35 Key Takeaways Key takeaways from the parking occupancy analysis conducted in this section are presented below. These takeaways are intended to guide the development of parking management strategy recommendations for the Coastal Zone later in this report. Overall: • The weekend afternoon time period tends to experience a higher occupancy rate than weekday afternoon and weekday evening, at 87% occupancy in total. • Zones in the southern part of the study area generally experience higher occupancy that zones in the northern part of the study area. • Zones that border the beach experienced the highest levels of occupancy, along with the southern Sand Section – Cypress area. This likely correlates with the higher rate of beachgoers expected on weekends, especially during the summer months. • Zones 1, 3, 5, and 7 consist of on-street parking bordering the beach. During the weekend afternoon: o These zones exceeded optimal capacity (90% occupancy). o Yellow-metered parking exceeded optimal capacity in Zones 1, 5, and 7 (above 90%). o Unmetered parking exceeded optimal capacity in Zones 1, 5, and 7 (above 94%). o Silver-metered parking exceeded optimal capacity in Zones 3 and 5 (above 85%). • Zone 8 is the only zone that does not border the beach that exceeded optimal capacity. During the weekend afternoon, this zone: o Experienced the highest occupancy out of all of the study zones (100%). o Reached optimal capacity for its private parking supply (95%). Weekday time periods experienced significantly less occupancy. o Reached above 100% occupancy in on-street parking due to parking in non-designated spaces. On Street Parking: • Total on-street parking occupancy is above optimal capacity during the weekend afternoon (87%). • Weekday afternoon on-street occupancy remains below optimal capacity in all zones. • All zones experience their lowest on-street occupancy during the weekday afternoon, except the Civic Center area. • Weekday evening on-street occupancy only exceeded optimal capacity in the southern Sand Section – Cypress area. Off-Street Parking: • Public parking lots in the Downtown Core generally remain available while being well-utilized (occupancy ranges from 78-89%). They reach optimal capacity during the weekday and weekend afternoons. • Private parking occupancy in the Downtown Core is relatively low, likely due to high utilization of public parking in this zone during observation times. 270 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 36 4. Parking Demand Analysis Combined with the analysis of existing conditions, analyzing anticipated parking demand in the study area is essential to determine the appropriate parking management strategies for the Coastal Zone. Anticipated parking demand is typically calculated based on industry standards. However, due to the study area’s unique coastal character, it was necessary to create a more complex methodology tailored to Hermosa Beach, which is detailed in the following section. Parking Demand Analysis To determine the City’s current non-residential off-street parking requirements for the study area, the square footage of each land use type in the study area was aggregated by zone. Building square footages were used to calculate the minimum number of off-street parking spaces required by code for each zone. The calculated minimum parking requirement was then compared to the existing number of off-street parking spaces currently available for each type of non-residential use. In order to provide additional data points for determining anticipated parking demand for non-residential land uses (as municipal code requirements are often outdated and may not reflect actual conditions), an anticipated demand of private off-street parking was calculated using the following three sources: 1. Peer City Code – Parking rates from peer city code were averaged among eight (8) comparable cities. Each peer city is listed below. The location of each city respective to Hermosa Beach is found in the image below. 1. Santa Monica 2. Manhattan Beach 3. Redondo Beach 4. Long Beach 5. Huntington Beach 6. Newport Beach 7. Laguna Beach 8. Carlsbad The eight peer cities chosen were based on four main characteristics: • Proximity to Hermosa Beach • Similar distinction as a beach city • Similar land use distribution • Parking requirement code describing a parking overlay district (i.e. downtown district) that reduces their parking regulations as a deviation from the remainder of the city due to higher density, mix of uses, and mode split. 271 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 37 2. Institute of Transportation Engineers Parking Generation: 4th Edition (ITE) - ITE rates are more reflective of suburban uses that are not prevalent throughout the study area, therefore parking demand rates by land use were adjusted to reflect the coastal character of Hermosa Beach. Rates were reduced in the Downtown District by 35% to account for a higher mix of uses and greater modal split (i.e. walkability/ bike-ability/ transit). 3. Urban Land Institute Shared Parking Manual: 2nd Edition (ULI) - ULI rates are more reflective of suburban uses that are not prevalent throughout the study area, therefore shared parking rates by land use were adjusted similar to ITE rates to account for synergy amongst land uses and the overall walkability of Hermosa Beach. Parking ratios from each source (peer city code average, ITE and ULI) were then averaged and calculated against built square footages of non-residential land uses to determine spaces anticipated to be utilized based on demand. This analysis is then compared to the number of parking spaces currently provided. Built and utilized parking ratios are important as they provide insight on whether an area is under- or over-parked, and the parking strategies need to be adjusted to meet anticipated demand. Section 5 of the report provides detailed calculations for the aforementioned parking ratios. Code Requirements for Existing Non-Residential Uses The City provided land use classifications for the majority of the non-residential parcels in the study area. The aggregate square footage of each land use type in the study area was calculated by zone and further analyzed against the City’s existing zoning code. Since each land use type requires a different amount of parking, parking rates vary from use to use. Land Use data was organized by the following non-residential land uses, which are consistent with the designations provided by the City: • Commercial / Retail • Office / Professional • Restaurant • Assembly • Fast Food • Service / Repair • Medical Office • Light Manufacturing • Warehouse / Storage In addition to these uses, the City of Hermosa Beach implements an overlay district for the Downtown Core which reduces the parking requirement for some of the same uses stated above. The Downtown Core uses are: • Commercial/ Retail (Downtown District) • Office/ Professional (Downtown District) • Medical Office (Downtown District) • Restaurant (Downtown District) 7 7 Although the City of Hermosa Beach does not provide a reduction in parking rate for restaurants within the Downtown District, the distinction is made for consistency with Section 5 Parking Demand Analysis, in which the restaurant parking demand is reduced. Justification for restaurant parking demand reduction is also found in Section 5. 272 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 38 Table 4.1 below shows the resulting total number of parking spaces required for each land use type based on the total square footage as well as corresponding parking requirement ratios currently specified in Chapter 17.44.030 and Chapter 17.44.40 of the City of Hermosa Beach Zoning Code. Total existing private off-street parking inventory is also shown for comparison to the number of parking spaces required by the municipal code. Table 4.1 – Non-Residential Parking Spaces Required by City Code Land Use Square Feet by Use Type Existing Minimum Parking Requirements Spaces Required by Code Existing Private Off-Street Parking Spaces Zone 1: Walk Street – North End Commercial / Retail 6,659 1 space per 250 sf 27 4 Total 6,659 27 4 Zone 2: North End East Office / Professional 3,168 1 space per 250 sf 13 6 Commercial / Retail 4,905 1 space per 250 sf 19 4 Total 8,073 32 10 Zone 3: Walk Street – Sand Section North Office / Professional 2,842 1 space per 250 sf 12 12 Commercial / Retail 12,002 1 space per 250 sf 48 4 Restaurant 5,114 1 space per 100 sf 51 2 Total 19,958 111 18 Zone 4: Sand Section – Valley N/A8 N/A N/A N/A N/A Zone 5: Walk Street – Downtown Office / Professional (Downtown District) 28,640 1 space per 333 sf 86 1049 Commercial / Retail (Downtown District) 67,915 1 space per 333 sf 203 5010 Restaurant (Downtown District) 39,871 1 space per 100 sf 399 1111 Assembly 9,483 1 space per 50 sf 190 42 Fast Food 2,800 1 space per 50 sf 56 4 Service / Repair 2,900 1 space per 1,000 sf 3 0 Total 151,609 937 211 Zone 6: Sand Section – Civic Center 8 There is no off-street private parking in Zone 4: Sand Section – Valley 9 1301 Manhattan Ave: Parking Plan 14-8, CUP 16-5 10 1301 Manhattan Ave: Parking Plan 14-8, CUP 16-5 11 1301 Manhattan Ave: Parking Plan 14-8, CUP 16-5 273 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 39 Land Use Square Feet by Use Type Existing Minimum Parking Requirements Spaces Required by Code Existing Private Off-Street Parking Spaces Office / Professional (Downtown District) 20,684 1 space per 333 sf 62 6612, 13, 14 Commercial / Retail (Downtown District) 72,438 1 space per 333 sf 217 17915 Restaurant (Downtown District) 1,600 1 space per 100 sf 16 0 Medical Office (Downtown District) 2,000 1 space per 333 sf 6 416 Light Manufacturing 13,676 1 space per 300 sf 46 22 Total 110,398 347 271 Zone 7: Walk Street – Sand Section – Herondo Commercial /Retail 15,979 1 space per 250 sf 64 3917 Restaurant 4,542 1 space per 100 sf 45 15 Total 20,521 109 54 Zone 8: Sand Section – Cypress Office / Professional 8,933 1 space per 250 sf 36 13 Light Manufacturing 87,900 1 space per 300 sf 292 169 Warehousing / Storage 14,519 1 space per 1,000 sf 15 1 Service / Repair 9,057 1 space per 1,000 sf 9 13 Total 120,409 352 196 Overall Total 437,627 1,915 764 The table shows that Zones 3 (Walk Street – Sand Section North) and Zone 5 (Walk Street – Downtown), in particular, have less existing parking spaces than required by code. In the City of Hermosa Beach, multiple Common/Shared Parking Plans, Conditional Use Permits (CUP’s), in-lieu fees, and resolutions are in place that allow for a deviation of parking spaces from the City’s existing code. As these deviations are specific to individual sites, this analysis reflects aggregate parking requirements on a zone level. The deviations within each zone level in Table 4.1 are provided as footnotes to explain any potential discrepancies between City parking requirements and associated existing spaces. Although there were 348 private off-street parking spaces observed for occupancy in the Coastal Zone as noted previously in table 3.1, there are actually a total of 764 private off- 12 205 Pier Ave: Parking Plan 08- 1 and 10-2, Planning Commission Resolution 08-29 13 Note for 425 Pier Ave: Parking Plan to allow the expanded business to use 8 off-site shared parking spaces at 555 Pier Ave (PARK 12-8, CUP 12-5) 14 Parking Plan 98-2 shared use of existing parking for off-site business CON 04-15 15 205 Pier Ave: Parking Plan 08- 1 and 10-2, Planning Commission Resolution 08-29 16 555 Pier Ave: Planning Commission Resolution 93-60 for a Parking Plan to allow less than required for a medical office 17 Parking Plan 03-6, Conditional Use Permit 04-8, Precise Development Plan 04-9 274 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 40 street parking spaces. Since the analysis using municipal code is not limited to only observed parking demand, all 764 private off-street spaces in the Coastal Zone were included in the calculations for non-residential uses. Figure 4.1 illustrates the locations of the non-residential uses that were observed. The total number of spaces required for non-residential uses in the Coastal Zone based on the City’s code is approximately 1,915 spaces compared to the 764 spaces that currently exist for the same uses. 275 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 41 Figure 4.1 – Map of Observed Non-Residential Land Uses 276 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 42 Actual Built Parking Ratios Comparing land use ratios to existing parking spaces may not provide the whole picture in determining whether the number of existing spaces is sufficient and adequate for the City’s needs. It is important to analyze the total square footage of a land use to the total parking spaces provided to create an actual built18 ratio for each zone and for the Coastal Zone as a whole. The following analysis shows actual built ratios of private off-street parking supply (Table 4.2). The actual built ratio per space was determined by dividing the actual total built square footage by the actual parking supply in each zone. For comparative purposes, Table 4.2 also includes the actual built ratio of parking spaces per 1,000 square feet of non-residential land uses. This was determined by dividing the parking supply by the actual built square footage per 1,000. The resulting total figure of 1.75 shows that for every 1,000 square feet of non-residential land use in the Coastal Zone, there are 1.75 existing off-street parking spaces. 1.75 spaces per 1,000 square feet for this specific mix can be compared to the Adjusted Peak Demand Ratio per 1,000 square feet found in Table 5.5. Table 4.2 – Actual Built Parking Ratios for Non-Residential Land Uses Zone Actual Built Square Footage (sf) Actual Parking Supply Actual Built Ratio per Space (sf) Actual Built Ratio per 1,000 sf (spaces) Zone 1: Walk Street – North End 6,659 4 1,665 0.60 Zone 2: North End East 8,073 10 807 1.24 Zone 3: Walk Street – Sand Section North 19,958 18 1,109 0.90 Zone 4: Sand Section – Valley N/A N/A N/A N/A Zone 5: Walk Street – Downtown 151,609 211 719 1.39 Zone 6: Sand Section – Civic Center 110,398 271 407 2.45 Zone 7: Walk Street – Sand Section – Herondo 20,521 54 380 2.63 Zone 8: Sand Section – Cypress 120,409 196 614 1.63 Total 437,627 764 573 1.75 18 “Actual built” implies that there is no distinction between occupied sf or vacant sf, and includes all building sf. Example: Zone 1 Walk Street – North End 6,659 sf (actual built square footage) / 4 spaces (actual parking supply) = 1,665 sf (actual built ratio per space) 1,000 sf (typical sf figure to determine parking ratios) / 1,665 sf (actual built ratio per space) = 0.60 spaces (actual built ratio per 1,000 sf) 277 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 43 Anticipated Peak Parking Demand The anticipated peak parking demand for each non-residential land use type was determined based on a rate that combines peer city rates (including reduced-parking demand districts), adjusted ITE rates, and adjusted ULI rates. These three rates were averaged together (where data was applicable) to create an anticipated peak parking demand rate for each use (Table 5.1). Table 5.1 also presents Hermosa Beach’s current required parking rates as well as observed demand based on the City’s Beach Access Study. Each comparative demand rate is discussed in detail below. Average City Required Rate The peer cities chosen were based on four main characteristics: their proximity to Hermosa Beach, their similar distinction as a beach city, their similar land use distribution, and parking requirement code describing a parking overlay district (i.e. downtown district) that reduces their parking regulations as a deviation from the remainder of the City due to higher density, mix of uses, and mode split. The eight cities that were studied are: • Long Beach • Santa Monica • Newport Beach • Laguna Beach • Manhattan Beach • Huntington Beach • Carlsbad • Redondo Beach Using the parking requirements found in each of the eight peer cities, an “Average City Required Rate” was created for comparison to the land use types studied in Hermosa Beach and is presented in Table 5.1. For walkable, high-density areas with a mix of uses where ridesharing is commonly used, most cities create a specialized overlay district where parking requirements are reduced. The Average City Required Rate was created by averaging all eight city codes based on land use. For land uses within an overlay district, the Average City Required Rate in the table reflects the reduced requirements found in the cities’ overlay districts. Uses found in the overlay district include commercial/retail, office/professional, medical office, and restaurant uses. A table of all city rates for each land use type can be found in Appendix B. 278 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 44 ITE Rate The Institute of Transportation Engineers (ITE) Parking Generation Manual: 4th Edition is used as the industry standard for parking demand rates. Since these rates are based mostly on suburban land uses and may not be accurate for the beach city character of Hermosa Beach, uses in the overlay district were reduced by 35% to account for a higher density of uses, a mix of uses, and a greater variation in mode split. Numerous case studies were considered when developing a specific and appropriate reduction rate. Data was taken from the Victoria Transport Policy Institute Parking Management Strategies, the ‘Reduced Parking for Mixed-Use Areas’ provision of the City of Portland, Oregon Off-street Parking Management and Guiding Policies, and the Petco Park Area Transportation Study found in the Escondido Ballpark Project Traffic Impact Analysis by Linscott, Law & Greenspan in 2010. These case studies, coupled with other industry standards and previous parking studies similar to the Hermosa Beach’s Downtown Core, show that a 25% reduction from the standard ITE rate is necessary to account for mode split, citing a higher rate of ride hailing services and alternative modes. An additional 10% reduction in parking is also appropriate to account for a walkable area with a high mix of uses where “park once” is a common approach by downtown users. More detail on these case studies can be found in Appendix C. ULI Rate The Urban Land Institute (ULI) Shared Parking Manual: 2nd Edition has established the industry standard for shared parking demand among mixed uses. ULI differs from ITE as ULI considers the synergy and efficiency amongst compatible land uses by time of day, time of week, or time of year. ULI rates presented in Table 5.1 were also reduced by 35% for the Hermosa Beach Downtown District based on the same findings mentioned above. 279 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 45 Table 4.3 – Anticipated Peak Parking Demand Rates for Non-Residential Land Uses Land Use Comparative Demand Rates19 Anticipated Peak Parking Demand Rate Hermosa Beach Rates20 Average City Required Rate ITE Demand Rate ULI Shared Parking Demand Rate Hermosa Beach Required Rate Hermosa Beach Observed Demand Commercial / Retail 250 sf 214.1 sf 277.8 sf 247 sf 250 sf 609.7 sf Commercial / Retail (Overlay District) 329.2 sf 329.4 sf 427.4 sf 362 sf 333 sf 642.4 sf Office / Professional 287.5 sf 352.1 sf 263.2 sf 301 sf 250 sf N/A Office / Professional (Overlay District) 307.8 sf 541.7 sf 404.9 sf 439 sf 333 sf 413.3 sf Medical Office (Overlay District) 181.3 sf 480.8 sf 341.8 sf 335 sf 333 sf 500 sf Restaurant 119.3 sf 181.8 sf 95.2 sf 132 sf 100 sf N/A Restaurant (Overlay District) 135 sf 279.7 sf 146.4 sf 187 sf 100 sf 201.4 sf Fast Food 159.4 sf 121.9 sf 66.7 sf 116 sf 50 sf N/A Service / Repair 362.5 sf 444.4 sf No rate 404 sf 1,000 sf N/A Assembly 3.8 seats 2.6 seats 2.5 seats 3 seats 50 sf 378.3 sf Light Manufacturing 537.5 sf 980.4 sf No rate 759 sf 300 sf 785.8 sf Warehousing / Storage 1,187.5 sf 1,960.8 sf No rate 1,574 sf 1,000 sf 1,051.8 sf After developing an Anticipated Peak Parking Demand Rate for each use, the number of parking spaces anticipated to be occupied in each zone at peak was calculated using the actual built square footage of non-residential land uses21 and their associated Anticipated Peak Parking Demand Rates, presented in Table 4.4. Existing off-street parking inventory is also shown for comparison to the anticipated peak demand. The total number of parking spaces forecast for non-residential uses in the Coastal Zone is 1,283 spaces compared to the 764 spaces that exist for the same uses, suggesting that the anticipated parking demand for the Coastal Area exceeds the actual off-street parking supply.22 19 The comparative rates (purple) were summed and averaged to establish the Anticipated Peaking Parking Demand Rate. All rates represent square footage per one parking space. 20 These Hermosa Beach rates (blue) are presented for comparative purposes only. All rates represent square footage per one parking space. 21 This calculation assumes 100% of actual building square footage is occupied and generating parking demand, as building vacancy rates were not collected for this study. 22 Although some zones show a higher anticipated demand than supply available, it is important to note that there may be additional supply not included in this analysis. Private lots were only observed if they consisted of 15 or more spaces. Additionally, Zone 5: Walk Street –Downtown contains public, city-owned, off-street lots that are not included in this private off-street inventory and may account for any inconsistencies between the number of existing spaces and the number anticipated to be occupied. 280 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 46 Table 4.4 – Non-Residential Parking Demand by Number of Parking Spaces Land Use Square Feet by Use Type Anticipated Peak Parking Demand Rate Anticipated Number of Occupied Parking Spaces Existing Private Off-Street Parking Spaces Zone 1: Walk Street – North End Commercial / Retail 6,659 1 space per 247 sf 27 4 Total 6,659 27 4 Zone 2: North End East Office / Professional 3,168 1 space per 301 sf 11 6 Commercial / Retail 4,905 1 space per 247 sf 20 4 Total 8,073 31 10 Zone 3: Walk Street – Sand Section North Office / Professional 2,842 1 space per 301 sf 9 12 Commercial / Retail 12,002 1 space per 247 sf 49 4 Restaurant 5,114 1 space per 132 sf 39 2 Total 19,958 97 18 Zone 4: Sand Section – Valley N/A N/A N/A N/A N/A Zone 5: Walk Street – Downtown Office / Professional (Downtown District) 28,640 1 space per 439 sf 65 104 Commercial / Retail (Downtown District) 67,915 1 space per 362 sf 188 50 Restaurant (Downtown District) 39,871 1 space per 187 sf 213 11 Assembly 9,483 1 space per 3 seats 75 42 Fast Food 2,800 1 space per 116 sf 24 4 Service / Repair 2,900 1 space per 404 sf 7 0 Total 151,609 572 211 Zone 6: Sand Section – Civic Center Office / Professional (Downtown District) 20,684 1 space per 439 sf 47 66 Commercial / Retail (Downtown District) 72,438 1 space per 362 sf 200 179 Restaurant (Downtown District) 1,600 1 space per 187 sf 9 0 Medical Office (Downtown District) 2,000 1 space per 335 sf 6 4 Light Manufacturing 13,676 1 space per 759 sf 18 22 Total 110,398 280 271 Zone 7: Walk Street – Sand Section – Herondo Commercial / Retail 15,979 1 space per 247 sf 65 39 Restaurant 4,542 1 space per 132 sf 34 15 Total 20,521 99 54 281 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 47 Land Use Square Feet by Use Type Anticipated Peak Parking Demand Rate Anticipated Number of Occupied Parking Spaces Existing Private Off-Street Parking Spaces Zone 8: Sand Section – Cypress Office / Professional 8,933 1 space per 301 sf 30 13 Light Manufacturing 87,900 1 space per 759 sf 116 169 Warehousing / Storage 14,519 1 space per 1,574 sf 9 1 Service / Repair 9,057 1 space per 404 sf 22 13 Total 120,409 177 196 Overall Total 437,627 1,283 764 To further compare anticipated demand for each zone, an analysis of anticipated parking demand ratios is shown in Table 4.5. The ratio of built square footage per parking space was calculated by dividing the actual built square footage of non-residential land uses in the study area by the corresponding number of parking spaces anticipated to be occupied during peak demand, as calculated in the previous table. For comparative purposes, the demand ratio of parking spaces per 1,000 square feet was determined by dividing the anticipated demand rate by the actual built square footage per 1,000 square feet. The resulting total figure of 2.93 shows that for every 1,000 square feet of non-residential uses in the Coastal Zone, there is an anticipated demand of 2.93 parking spaces during peak times. Below is a sample calculation for Zone 1: Walk Street – North End. Example: Zone 1 Walk Street – North End 6,659 sf (actual built square footage) / 27 spaces (anticipated number of occupied spaces) = 247 sf (adjusted peak demand ratio per space) 1,000 sf (typical sf figure to determine parking ratios) / 247 sf (adjusted peak demand ratio per space) = 4.04 spaces (adjusted peak demand ratio per 1,000 sf) 282 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 48 Table 4.5 – Anticipated Peak Parking Demand Ratios Zone Actual Built Square Footage (sf) Actual Parking Supply Actual Built Ratio per Space (sf) Actual Built Ratio per 1,000 sf (spaces) Zone 1: Walk Street – North End 6,659 27 247 4.04 Zone 2: North End East 8,073 31 266 3.76 Zone 3: Walk Street – Sand Section North 19,958 97 206 4.84 Zone 4: Sand Section – Valley N/A N/A N/A N/A Zone 5: Walk Street – Downtown 151,609 572 265 3.78 Zone 6: Sand Section – Civic Center 110,398 280 395 2.53 Zone 7: Walk Street – Sand Section – Herondo 20,521 99 207 4.82 Zone 8: Sand Section – Cypress 120,409 177 680 1.47 Total 437,627 1,283 341 2.93 Table 4.4 shows the actual number of spaces provided per 1,000 square feet, and comparative Table 4.5 above shows the peak number of spaces demanded per 1,000 square feet. Each zone’s anticipated demand exceeds the actual built supply of off-street parking, except for Zone 8 (Walk Street – Sand Section – Herondo). In general, the average supply of off-street parking for non-residential land uses is currently 1.75 spaces per 1,000 square feet, while average demand is 2.93 parking spaces per 1,000 square feet at peak. While non-residential land use comparisons to private off-street parking provide insight on their lot utilization, the availability of nearby on-street parking should also be considered. If on-street parking utilization in the vicinity of non-residential land uses is high, then it may be possible that these non-residential land uses are demanding more parking than can be measured through observing respective private lot capacity exclusively, as users are willing to park on-street to access these uses. Although no formal survey was conducted, street segments adjacent to non-residential land uses were evaluated to determine if there was any correlation between land use and adjacent on-street parking utilization. On a zone-by-zone basis, there is no definitive correlation between the two. However, in general, specific on-street parking segments within each zone that are adjacent to non-residential land uses, such as on Hermosa Avenue and Pier Avenue appear to experience higher rates of occupancy than other areas and are either at or above optimal capacity. Anticipated Seasonal Parking Demand Peer city code, ITE, and ULI all provide rates for peak times, however, parking demand for every land use rarely peak simultaneously. The parking demand findings reflect parking demand at peak times for all individual uses, regardless of season. To more accurately reflect parking demand in Hermosa Beach, demand rates should also be analyzed according to season, as different land uses may reach peak times at different times of the year. For instance, commercial/ retail uses have the highest parking demand in December, but office uses do not reach their highest parking demand in the same month. Because of this, demand for uses varies from season to season. According to ULI, the month of December typically has the greatest parking demand among all months, and therefore often represents 283 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 49 peak parking demand in this analysis. Seasonal adjustments are based on demand anticipated every three months starting from December, reflecting typical conditions for Spring (March), Summer (June), and Fall (September). To adjust accordingly to seasonal parking demand rates, the ULI Shared Parking Manual: 2nd Edition was used. This nationally accepted shared parking manual provides seasonal demand rates adjusted for customer/visitor parking. Using the ULI Shared Parking Manual has limitations since it averages numerous U.S. cities to determine averaged seasonal peak demands, where unique cities such as Hermosa Beach may not be represented as accurately. Due to the greater influx of summer visitors in Hermosa Beach compared to a typical U.S. city, Hermosa Beach could expect peak demand in summer months fairly close or higher than the calculated demand in December. Table 4.6 provides a summary of seasonal demand parking rates per zone and per land use. The table includes the anticipated number of occupied spaces found in Table 4.4 for comparative purposes, which represents the “Peak” (if all land uses simultaneously reach peak demand). According to the ULI manual, the month of December represents the highest anticipated parking demand for any of the 12 months. For Hermosa Beach, the analysis indicates that 1,246 spaces would be demanded overall in December, which is 37 spaces less than the number of spaces demanded during the simultaneous total peak. The month that saw the lowest parking demand was September, with only 1,050, or 233 less spaces than the number of spaces demanded at the simultaneous total peak. Table 4.6 – Seasonal Parking Demand Land Use Square Feet by Use Type Anticipated Number of Occupied Parking Spaces Existing Private Off- Street Parking Spaces Peak Dec. Mar. Jun. Sep. Zone 1: Walk Street – North End Commercial / Retail 6,659 27 27 17 18 17 4 Total 6,659 27 27 17 18 17 4 Zone 2: North End East Office / Professional 3,168 11 9 11 11 11 6 Commercial / Retail 4,905 20 20 13 13 13 4 Total 8,073 31 29 24 24 24 10 Zone 3: Walk Street – Sand Office / Professional 2,842 9 8 9 9 9 12 Commercial / Retail 12,002 49 49 31 33 31 4 Restaurant 5,114 39 39 37 37 35 2 Total 19,958 97 96 77 79 75 18 Zone 4: Sand Section – Valley N/A N/A N/A N/A N/A N/A N/A N/A Zone 5: Walk Street – Downtown Office / Professional (Downtown District) 28,640 65 52 65 65 65 104 Commercial / Retail (Downtown District) 67,915 188 188 118 126 120 50 284 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 50 Land Use Square Feet by Use Type Anticipated Number of Occupied Parking Spaces Existing Private Off- Street Parking Spaces Peak Dec. Mar. Jun. Sep. Restaurant (Downtown District) 39,871 213 213 203 203 194 11 Assembly 9,483 75 71 74 68 69 42 Fast Food 2,800 24 23 23 22 23 4 Service/Repair 2,900 7 7 7 7 7 0 Total 151,609 572 554 490 491 478 211 Zone 6: Sand Section – Civic Center Office/ Professional (Downtown District) 20,684 47 38 47 47 47 66 Commercial/ Retail (Downtown District) 72,438 200 200 126 134 128 179 Restaurant (Downtown District) 1,600 9 9 8 8 8 0 Medical Office (Downtown District) 2,000 6 5 6 6 6 4 Light Manufacturing 13,676 18 18 18 18 18 22 Total 110,398 280 270 205 213 207 271 Zone 7: Walk Street – Sand Section – Herondo Commercial/ Retail 15,979 65 65 41 43 41 39 Restaurant 4,542 34 34 33 33 31 15 Total 20,521 99 99 74 76 72 54 Zone 8: Sand Section – Cypress Office/ Professional 8,933 30 24 30 30 30 13 Light Manufacturing 87,900 116 116 116 116 116 169 Warehousing/ Storage 14,519 9 9 9 9 9 1 Service/ Repair 9,057 22 22 22 22 22 13 Total 120,409 177 171 177 177 177 196 Overall Total 437,627 1,283 1,246 1,064 1,078 1,050 764 Anticipated Future Parking Demand The City of Hermosa Beach’s Coastal Zone has a unique character that will slowly transform and progress in the future. As part of the character, the Coastal Zone is fairly built-out, meaning that there is little area for newly built structures in west Hermosa Beach. A large majority of growth in the Coastal Zone will come in two ways: • Additional or modified construction on existing infrastructure • A change to more intensive land uses while maintaining existing infrastructure To plan for future growth in the Coastal Zone, the City should reconsider all new projects, modifications, and land use changes as an alteration to parking demand. The basis for formulating changes in anticipated parking demand should stem from two key documents, PLAN Hermosa and this report. 285 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 51 In PLAN Hermosa, Table 2.1 Land Use Designations 23 outlines density and intensity constraints for each land use designation. The limits set by dwelling units per acre (Du/Ac) and floor area ratio (FAR) would be facilitated to maintain the future character of Hermosa Beach and limit the amount of accompanying parking per use. Dwelling units per acre and floor area ratio for any new growth in the Coastal Zone should be studied against the Anticipated Peak Parking Demand established in Table 4.3 in this report. Using both of these datasets would create meaningful parking requirements that support the planned character of the Coastal Zone while maintaining a level of parking supply that is suitable for efficient automobile access. Key Takeaways Key takeaways from the parking demand analysis conducted in this section are presented below. These takeaways are intended to guide the development of parking management strategy recommendations for the Coastal Zone later in this report. • A total of 764 spaces currently exist for non-residential uses in the Coastal Zone, as observed for this study, while the total number of spaces required for the same non-residential uses based on the City’s code is approximately 1,915 spaces. • The total number of parking spaces forecast for the same non-residential uses is 1,283 spaces, suggesting that the anticipated parking demand for the Coastal Area exceeds the actual off-street parking supply. • The average supply of off-street parking for non-residential land uses is currently 1.75 spaces per 1,000 square feet, while average demand is 2.93 parking spaces per 1,000 square feet at peak. • As a result, on-street parking segments that are adjacent to non-residential land uses generally appear to experience higher rates of occupancy than other areas and are either at or above optimal capacity. Parking management strategies should account for this trend in parking utilization. • Seasonally, the highest peak in parking demand can be anticipated to be in December, as well as the summer months due to the Coastal Zone’s proximity to the beach and various commercial/retail/recreational uses. • PLAN Hermosa Land Use Designations should be used in conjunction with the Anticipated Peak Parking Demand Analysis conducted in this report to determine appropriate parking requirements in response to the anticipated growth in the Coastal Zone. 23 Image Source: Plan Hermosa (2017) 286 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 52 5. Recommendations The City of Hermosa Beach’s unique character makes the Coastal Zone a destination for residents, employees, and visitors alike. Hermosa Beach’s positioning as a small town paired with a destination city creates a host of parking challenges that should be addressed to optimize the City’s parking resources in the short and long-term. The recommendations presented below lay the foundational aspects to resolve current parking limitations found in the parking occupancy and demand analyses with the intent to improve upon the overall parking system. The recommendations follow the use of nationally-recognized best practices, case studies, and peer cities to inform parking management solutions, and are tailored to the unique character of Hermosa Beach. All potential recommendations were evaluated and selected based upon alignment with the stated goals and objectives found in PLAN Hermosa and the Downtown Core Revitalization Plan. The following recommendations are actionable and feasible with the given characteristics of the Coastal Zone. There are twelve (12) specific recommendations categorized by six (6) overall strategies. These recommendations and strategies are organized in Table 5.1 below: Table 5.1 – Recommendations Recommendation Number Recommendation Strategically Invest in Information and Technology 1 Implement an App-Based Mobile Pay System 2 Design and Implement a Demand-Based Parking Management Program 3 Invest and Implement a Comprehensive Parking Signage and Wayfinding System Maximize Use of Existing Parking Supply 4 Pilot a Shared Parking Program and Facilitate Shared Parking 5 Maximize Flexibility of Curb Space to Accommodate Rideshare, Other Modes, and/or Valet Service Improve Mobility Options to Reduce Parking Demand 6 Reinvest Parking Revenues into Multimodal Improvements Simplify and Leverage the Zoning Code 7 Revise the Zoning Code to Better Support Walkable, Mixed-Use Development in the Coastal Zone Enhance Parking Administration and Operations 8 Enhance Event Management Practices to Maximize Parking System Flexibility and Predictability 9 Improve the Residential Parking Permit Program 10 Improve Employee Parking Permit Program 11 Establish an Ongoing Collection, Monitoring, and Evaluation Process Provide Additional Public Parking as Needed 12 Strategically Invest in New Public and Shared Parking Supply in Key Locations 287 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 53 Several parameters were used to screen the specific recommendations. The matrix in Table 5.2 provides a summary of recommendations with the following key implementation criteria: • Cost o Level of cost is relatively based against all other recommendations (i.e. constructing a parking structure would have a high cost respective to an employee parking permit program). • Level of Difficulty o Level of difficulty is relatively factored against all other recommendations based upon the amount of coordination or space available needed to implement the recommendation. • Priority o Priority level is factored against all other recommendations based upon the greatest impact that is in line with the City of Hermosa Beach’s goals. • Implementation Timeline o Cost, level of difficulty, and priority were all factors weighted to inform the short- , mid-, or long-term implementation goals for each recommendation. • Recommended Zones for Implementation o Recommended zones indicate where the recommendation would be most beneficial for implementation based on the zone’s unique character and observed demand. • Relation to Study Goals o Relation to Study Goals details how a recommendation aligns with the goals for the Coastal Zone stated in the Introduction. The goals are also listed below:  #1: Create a parking system that meets the parking needs and demands of residents, visitors, and employees in an efficient and cost- effective manner.  #2: Modify parking standards to encourage revitalization and investment in a pedestrian-oriented district.  #3: Expand mobility options and optimize parking availability. The recommendations listed below utilize policies and programs that will efficiently use existing parking supply while maintaining land use flexibility within the Coastal Zone. The recommendations emphasize a zonal and performance-based management approach that will better utilize parking assets. Improved parking management will enable Hermosa Beach to continue to grow sustainably, while reducing parking demand and traffic congestion. The recommendations that follow are designed to work together to meet the City’s parking management goals. It is important that to the greatest extent possible the recommendations be implemented as a cohesive “package” of reforms. As the Coastal Zone area continues to grow and evolve, its parking needs will change as well. This report recommends techniques to both address current challenges and allow the City to be nimble in reacting to future parking challenges. Finally, it is important to emphasize that these recommendations are specific to the established parking zones studied and would not necessarily apply to other neighborhoods outside the City of Hermosa Beach Coastal Zone. 288 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 54 Table 5.2 – Recommendations Matrix 289 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 55 Development of Recommendations Each of the recommendations in this report are driven by inventory, occupancy, and demand analyses and are aligned by the goals and objectives from PLAN Hermosa, the Beach Access and Parking Study, and the Downtown Core Revitalization Strategy. The recommendations made in this report draw from best practices by peer cities and industry-wide standards as guidance, but were tailored to address the unique features of Hermosa Beach’s infrastructure, character, and geography. Strategically Invest in Information and Technology Information and technology solutions are key aspects in advanced parking demand management. A strategic vision for technology solutions tied to new parking management policies would ensure successful implementation and monitoring of the City’s parking goals. These first two recommendations set a framework for innovating data collection, communicating critical information, and promote change in parking behavior. Recommendation #1 Implement an App-Based Mobile Pay System Cost: Average Level of Difficulty: Average Priority: High Implementation Timeline: Near-Term Zones for Implementation: All Related Study Goals: #2, #3 Why? Most payment systems are antiquated. Finding current parking in in high-demand areas consist of circling, which has secondary effects of congestion and could leave an unpleasant experience for users. After parking, drivers have to leave their car and check the meter before they would know the cost of parking in that space. After a driver pays with coins or card, users with longer visits tend to need to return to their car and “feed the meter” if they wished to stay in Hermosa Beach longer, compelling them to find a new parking space if they’ve hit the hours restriction or cut their visit short altogether. Implementing application-based mobile pay system for parking in Hermosa Beach would allow drivers to find open spaces immediately, know the price of the space in real- time, and be able to pay for the parking space from anywhere. The application-based system would allow the users to have multiple options, regardless of how long or short their stay. How? The City of Hermosa Beach has a strong desire to stay ahead of the technological curve for parking and mobile payment systems. There are numerous payment applications that are able to make parking in Hermosa Beach as convenient and efficient as possible. Mobile phone applications, such as Passport, ParkMobile, SpotHero, and Parking Panda allow users the ability to be as informed as possible and take control of their parking. There are wide-ranging benefits with minor infrastructure changes for converting the current pay system to an app-based program online. 290 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 56 The multiple benefits to installing and implementing an app-based pay system include the ability to: • Show available parking spaces in real-time, allowing potential parkers to know exactly where to go, which would reduce and/or eliminating the need to circle • Pay for parking spaces from the app before a user begins their journey, offering peace of mind to those visiting Hermosa Beach • Expand the number of payment options, increasing the likelihood a user will park at a paid spot • Allow users to know prices and dynamic rate changes in real-time before they choose a parking spot, affording the users to make informed decisions on pricing compared to the distance to their final destination • Become informed on events in Hermosa Beach, which may influence dynamic rates and availability of parking • Pay from anywhere, pay for additional time, and know the duration of time left on the meter, eliminating the need to constantly “feed the meter,” or stress about their length of time their car has been parked Many application-based parking solution companies have demos that allow municipalities to explore solutions, demo administrative tools, implement pilot programs, and view the technical capabilities of the system. Case Study In terms of payment systems, there are various emerging technologies with a range of applications that municipalities are starting to utilize. For example, the City of Long Beach in 2018 launched the Passport parking mobile app which simplifies parking payments at their beachfront parking lots. Similarly, the City of Newport Beach launched a program called ParkMobile, which shows available parking meters in real-time in addition to reserving metered spots before a user arrives. Recommendation #2 Design and Implement a Demand-Based Parking Management Program Cost: High Level of Difficulty: High Priority: Average Implementation Timeline: Mid-Term Zones for Implementation: 1, 3, 5, 6, 7 Related Study Goals: #2, #3 Why? Static parking rates do not match the level of demand or patterns of behavior. For example, silver post meters in Hermosa Beach are set at $1.25 every hour, then $1.50 every hour after 8:00 PM. In addition, yellow post meters are always $1.25 every hour, including those adjacent to Lot A. Often, on-street prices cost less than off-street prices, which can provide incentive for drivers to circle and wait in traffic to find the best deal. In this system, some spaces may be 291 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 57 underutilized. Additionally, the current Hermosa Beach parking system varies in payment, information and technology; this can overwhelm the user and decrease the system’s value. It is recommended that the City of Hermosa Beach look to adopt and implement a demand- based parking program that adjusts rates and regulations to make it as easy as possible for users to find a parking space. The main goal of this demand-based pricing strategy is to ensure consistent availability of parking spaces while distributing parking demand throughout the Coastal Zone, with additional revenue as a positive effect. Ideally, this demand-based program would allow off-street parking to be a cheaper, long-term option, as opposed to using on-street spaces for long-term parking. Alternatively, on-street parking should be available to be the short-term parking solution. Demand-based pricing or adjustments to time restrictions may also be considered as an alternative to certain time limits placed on different parking spaces as a means to generate optimal turnover of parking spaces. The City should also look to price public parking assets at a lower rate for centralized locations in order to promote a “park once/walk many” environment. Visitors not having to go back to their cars to feed meters or to add time allow the centralized parking locations to be more utilized for longer periods of the day. How? In this program, parking demand will set the “right price” at all times, which is the lowest price that will achieve a set target of parking availability. The demand-based parking management system can be developed with the following actionable items: • Set specific availability targets for on- and off-street parking locations. It is recommended that no more than 85% occupancy should be targeted at all times in each of the eight zones. (For instance, 100% occupancy in Zone 5 and 50% occupancy in Zone 3, totaling 85% occupancy would not meet the target.) • Establish minimum and maximum parking price changes for demand, like increasing rates by $1 during the high demand periods. Peer city Laguna Beach fluctuates parking charges between $1 and $2 per hour, while Huntington Beach fluctuates between $1 and $3 an hour. The best price rate to set is one that allows 85% availability at all times. On-going monitoring of occupancy is necessary to determine the rate that achieves the 85 percent target. • Explore adjustments to time limits on certain parking spaces in response to demand at different times of day, or replacing with demand-based pricing that escalates the hourly rate with each subsequent hour of parking after two hours. • Mark meters and lots based upon convenience and demand on tiers of price, such as ‘premium’, ‘value’, or ‘discount’. A tiered system can be found at airport and sports stadiums traditionally but can be applicable for Hermosa Beach as well. • Track occupancy data, including location, and length of stay per car, to create algorithms to predict demand and adjust pricing accordingly by reading collected meter data. • Develop a database with this inventory and occupancy information to provide staff real- time understanding of utilization. Include parking regulations and key enforcement metrics. • Evaluate price-determining rate methodologies at least annually and adjust as needed with the intent to allow a consistent occupancy rate that allows the lowest prices while avoiding a parking shortage. 292 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 58 • Make parking inventory and occupancy data open to the public by creating an online website in which transportation users can view relevant parking information such as location, prices, and restrictions. • Issue reports approximately every six months to inform city staff, key stakeholders, City Council, Coastal Commission, and the public on system performance. System performance would be measured upon revenue generation, occupancy statistics, citation numbers, and parking user satisfaction. The program implementation should have effective outreach and messaging including: • An overall demand-based program brand • Marketing materials, including websites, apps, social media, brochures, ads, and service announcements • On-going workshops and trainings with downtown stakeholders • Use of social media platforms to communicate system information and updates This recommendation should be implemented in all parking zones where metered or paid spaces exist, but would be most impactful in the Downtown Core which would see the highest turnover of short-term parking users. Specific streets include Hermosa Avenue from 8th Street to 16th Street, and Pier Avenue from Hermosa Avenue to Valley Drive. Although implementing this initiative requires a high level of cost and difficulty, this is a high priority recommendation. Case Study SFpark in San Francisco implemented a major price reform for on-street parking. The City of San Francisco established pilot zones with sensors that reported the occupancy of each curb on every block. Parking rates were adjusted solely on observed occupancies to charge the lowest prices possible without creating a parking shortage. A target range was set between 60% and 80% occupancy, with prices readjusting every 3 hours. After the pilot, 31% of the cases noted an increase in prices, prices decreased in 30% of the cases, and remained the same in 39% of the cases. In two years, 62% of the blocks were within the target range (60%- 80%), a 30% increase from before the pilot began. San Francisco uses all of its parking revenue from SFpark to subsidize public transit.24 Recommendation #3 Invest and Implement in a Comprehensive Parking Signage & Wayfinding System Cost: Average Level of Difficulty: Average Priority: High Implementation Timeline: Mid-Term Zones for Implementation: All Related Study Goals: #2, #3 Why? 24 SFpark: Pricing Parking by Demand by Gregory Pierce and Donald Shoup 293 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 59 Parking signs are critical to the success of the parking network, however signage that varies from zone to zone can create confusion. Providing a well-designed, branded parking signage system can effectively communicate critical wayfinding information the second you enter the city, enabling visitors to find venues and parking options more easily. A lack of consistent signage can lead to additional congestion, driver confusion, and potential conflicts between pedestrians/bicycles/vehicles as vehicles look for parking. These negative factors can lead to an outcome where available parking options are underutilized, solely because motorists do not know where available parking exists. Signage and wayfinding is a core component of communicating a demand-based management program. As mentioned in Recommendation #3, street signage should be used to display pricing tiers and level of availability for multiple parking locations so drivers can make an informed decision. How? In conjunction with Recommendation #, dynamic signage and wayfinding becomes especially important to communicate pricing, regulations, and parking availability. A Wayfinding Plan should be a part of the Demand-Based Parking Management Program. The wayfinding plan should include: • A signage implementation program that is created in conjunction with city stakeholders • Wayfinding and signage that serve the customer to make finding parking and payment as easy as possible • Dynamic and variable sign messaging that is recognizable, intuitive, and strategically placed • Uniform and distinct signage that is reflective of Hermosa’s Beach’s character and promote a sense of place • Real time availability information via on-the-ground signage, advanced signage, a one- stop website, and a mobile phone application. • Marketable information about a new parking wayfinding strategy Wayfinding would be applicable in all eight zones, especially at key destinations and entry points within the city. Key entry points include all streets that have access to cross the Hermosa Valley Greenbelt, including Gould Avenue, Pier Avenue, and 8th Street. Priority and cost for this recommendation is high while level of difficulty is average. Case Study Laguna Beach implemented a similar marketing/signage parking pilot program in 2014, utilizing dynamic electronic message boards and consistent wayfinding. The pilot program led to a 25% decrease in expired-meter parking citations and a 36% increase in total parking revenue. Their program has since been continued. 294 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 60 Maximize Use of Existing Parking Supply Maximizing the existing parking supply is a crucial element of parking management and is aligned with Study Goals 1 and 2. This strategy aims to extract more value out of all existing private and public parking by expanding shared parking and maximizing curb space. Recommendation #4 Pilot a Shared Parking Program and Facilitate Shared Parking Cost: Average Level of Difficulty: Average Priority: High Implementation Timeline: Mid-Term Zones for Implementation: 5, 6, 8 Related Study Goals: #2, #3 Why? Shared parking programs maximize use of existing parking facilities, reduce the need for additional parking, reduce congestion, and facilitate more walkable and active downtowns. Determining the most efficient use of parking facilities is crucial to the success and growth of the Hermosa Beach Downtown Core. Hermosa Beach currently undertakes numerous shared parking plans in the Coastal Zone (such as plans noted in Table 5.1), including shared parking between private entities on the same site, but shared parking agreements between private entities on separate properties or between private and public entities in the Coastal Zone could further increase parking availability for visitors. Not all private parking needs to be shared, but even if 25% of private parking can be included in a shared parking arrangement during any portion of a day, public parking supply in the Coastal Zone can increase by 60 spaces at a fraction of the cost of new construction of parking facilities. Shared parking works best when multiple uses have different peak use periods such as an office, which typically does not operate or reach peak parking demand during the evening hours, can be paired with a restaurant or assembly use that is primarily used during those evening hours. How? To facilitate shared parking among private property owners, the City can proactively provide technical assistance. This may include: • The creation of a parking ownership database, connecting parties to each other. • Educational materials about the benefits of shared parking. • Sample language and agreements. • Cost and revenue sharing information. • Potential use of technology/ signage. The City could take the lead in engaging property owners in their willingness to develop private-private or public-private shared parking agreements. These agreements could allow for the City to: • Directly lease parking from a private facility for use in public parking. 295 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 61 • Open parking for public use at certain hours or days, depending on the tenant use. • Facilitate shared agreements between nearby properties with different peak hours. • Collect data to facilitate demand-based management of each shared parking agreement. • Incentivize business owners to open up their parking to other uses during off-hours through the provision of an umbrella liability policy or agreements to tow unauthorized users. Implementation of this recommendation would see the best results in Zone 5 (Walk Street – Downtown), Zone 6 (Sand Section – Civic Center), and Zone 8 (Sand Section – Cypress) due to the concentration of private parking supply in these zones, as well as the fact that parking in Zone 8 is currently not time-restricted. There is an average level of cost and high level of difficulty for this medium priority recommendation stemming from coordination, feasibility studies, and agreement implementation. Recommendation #5 Maximize Flexibility of Curb Space to Accommodate Rideshare and Other Modes Cost: Low Level of Difficulty: Average Priority: High Implementation Timeline: Mid-Term Zones for Implementation: 5, 6 Related Study Goals: #2, #3 Why? Through previous studies, every curb and parking space within the Coastal Zone has been inventoried by street segment and curb type. Curb types and their roles are static. A loading zone, for instance, stays as a loading zone at all times even if it is only used during specific days. Off- and on-street facilities should be inventoried in a manner that allows for real-time understanding of parking by curb regulation type by time of day and day of week, to evaluate the potential for other uses of curb space. Curb space in the Coastal Zone is currently occupied mostly by metered or unmetered on- street parking. As of May 2019, Hermosa Beach has created three new rideshare zones in a four-block area on Hermosa Avenue between 10th and 14th Streets within Zone 5 (Walk Street – Downtown). The designated rideshare zones were converted from previously underutilized taxi zones. The City has communicated the availability of the new zones through updates to their website as well as signage and mobile ridesharing application updates. Dedicating curb space for ridesharing near Pier Plaza is a great example of maximizing the use of curb space and provides more opportunities to access the beach and the Downtown Core efficiently. How? To continue to maximize the flexibility of the curb space in the Coastal Zone, the City should monitor the newly-designated rideshare zones and additionally, evaluate the use of supplemental valet service. To achieve this, the City can: 296 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 62 • Utilize the inventory and occupancy database mentioned in Recommendation #3 to track curb space utilization and parking regulations at all times of day and week. • Conduct resident, visitor, employee, and employer intercept surveys to evaluate the success of the new rideshare zones, measuring frequency of use and proper locations. • Evaluate the need for additional designated rideshare zones, if appropriate. • Evaluate curb space and re-configure spaces where appropriate to maximize the use of red zones or re-configure spaces to accommodate on-street parking space for other modes through bicycle corrals, motorcycle/scooter parking, or Neighborhood Electric Vehicle (NEV) parking. These methods of maximizing curb space would be most effective in Zone 5 (Walk Street – Downtown) and Zone 6 (Sand Section – Civic Center). Priority for this recommendation is high compared to other recommendations, with low cost, and an average level of difficulty. Case Study The Institute of Transportation Engineers has recently released their Curbside Management Practitioners Guide which details planning considerations, available tools and treatments, and the treatment selection process for curbside management. In this guide, ITE highlights the City of Seattle as a standout example of flexing curb spaces to allow streets to safely and efficiently connect and move people and goods to their destinations while creating inviting spaces within the right-of-way. In the study, Seattle was able to reduce commercial vehicle loading zones during peak parking periods and flex them back during prime loading/unloading times, which has led to an increase in curbside efficiency. Improve Mobility Options to Reduce Parking Demand Hermosa Beach can reduce parking demand by providing safe, accessible, and convenient options for residents, employees, and visitors to access the beach without a car. Mobility options such as public transit, bicycling, car share, bike share, micro-mobility, and walking would all factor in to reduce vehicle demand. Reinvesting parking revenues for this cause is key to the success of the Downtown Core and the rest of the Coastal Zone. Recommendation #6 Reinvest Parking Revenues into Multimodal Improvements Cost: Low Level of Difficulty: Low Priority: Average Implementation Timeline: Long-Term Zones for Implementation: 5, 6 Related Study Goals: #2, #3 Why? Every motorist becomes a pedestrian at some point on their trip. Parking is about more than vehicle storage; it is about access and mobility. For every trip taken by alternative mode, there is another parking space available for someone who drives. Demand-based management 297 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 63 may create additional revenue, which, in turn, should be used in programs that directly support multimodal improvements in the Coastal Zone. Parking utilization data shows that many prime on-street parking spaces are full, while many off-street spaces outside the core remain empty throughout the day. Multimodal transportation can help alleviate and redistribute parking demand. This would improve connections to underutilized parking assets to distribute parking demand more evenly. An example would be a pilot program to introduce peripheral parking outside of the high- demand areas in conjunction with a frequent shuttle circulator. Hermosa Beach has been successful in improving multimodal accessibility by enhancing bicycle access on Hermosa Avenue, maintaining a scramble crossing at Hermosa Avenue and Pier Avenue, implementing bulb-outs, maintaining vibrant zebra pedestrian crossings, and increasing shade and lighting. Hermosa Beach can build on these efforts by providing more bicycle hubs, drop-off and rideshare cutouts, and more transit opportunities. How? The City should increase and diversify the allocation of parking revenue to investments that will improve overall mobility in the Downtown Core. These improvements include: • Improved pedestrian, bicycle, and multimodal mobility, especially to and from parking outside the Downtown Core. For instance Hermosa Beach’s proposed bicycle facilities includes many Class III bike routes, but does not propose any bike paths or bike lanes in the Coastal Zone. Hermosa Beach could increase the number of pedestrian plazas to fulfill the goal to create a pedestrian-oriented district. • Streamlined implementation of bike-share, rideshare, public transit, and potential circulator shuttle. • The evaluation of micro-transit use to establish a remote parking network and improve alternative mobility. • Shared parking initiatives to improve access to parking for the general public, as mentioned in Recommendation #4. • A Coastal Zone Wayfinding System, as mentioned in Recommendation #3. • Promotions encouraging employees to bike and walk to work. • Enhanced event management, as mentioned in Recommendation #8. • Improved marketing and communication of the parking system, as mentioned in Recommendation #3. • Technology upgrades to the parking system, as mentioned in Recommendations #1 and #3. • Streetscape and safety improvements, including parking enforcement and street cleaning. • Evaluation of the potential to continue the shared mobility program currently being piloted with neighboring cities. • Further evaluation and monitoring of parking initiatives, as mentioned in Recommendation #11. Hermosa Beach can also look to mobility initiatives in addition to mobility investments. Alternative mobility initiatives also include: • Create an employee parking database including store location and employee origin, and mode of transportation. • Travel training and analysis for employees. 298 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 64 • Branding and marketing highlighting the ease of switching from vehicle to alternative commute mode. • Pursue incentives for employers who provide demand-management initiatives for employees. • Create “Bike to Work” days. • Free or subsidized transit passes. • Subsidized shuttles, carpools, guaranteed rides home, and other programs. • Bicycle/ pedestrian safety and encouragement programs. • Restrict employee parking to top floors of structures for long term occupants Revenue would be generated from all parking spaces excluding unmetered spaces, and should be reinvested in in all zones, with Zone 5 (Walk Street – Downtown) being at the top of the priority list. Priority, cost, and difficulty are all low for this recommendation. Case Study Laguna Beach teamed up with OCTA in 2016 to start the Summer Breeze trolley service. Summer Breeze is a summer-only route that allows users to park remotely and shuttle them to Downtown Laguna Beach at no expense for the user. The service runs only on Saturdays and Sundays from 11:00 am to midnight from late June to early September. Providing a multimodal alternative for visitors reduces Laguna Beach’s parking demand in its downtown core and also alleviates congestion in the street network locating the lots on the outskirts of the city. One of the issues facing the City of Hermosa Beach is a long-term parking shortage, and implementing a similar remote parking with shuttle service like Summer Breeze could relocate a portion of long-term parkers outside of the Downtown. Simplify and Leverage the Zoning Code Simplifying and leveraging the zoning code to work in favor of a pedestrian-oriented district supports Goal #3 from Section 1.3. Pedestrians should have just as much access and mobility options as vehicles on the road, and the following recommendation supports this end. Recommendation #7 Revise the Zoning Code to Better Reflect Urban Uses and a Walkable Commercial Uses in the Coastal Zone Cost: Average Level of Difficulty: Average Priority: High Implementation Timeline: Mid-Term Zones for Implementation: All Related Study Goals: #1, #3 Why? In the Coastal Zone, undeveloped parcels are all but gone, and most future development will utilize existing buildings and/or smaller parcels. Flexible and innovative management of 299 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 65 parking and mobility in the zoning code will be crucial to support this type of infill development and continued reinvestment. The existing code offers opportunities for improvement and revision, as data analysis has shown discrepancies between minimum code requirements, actual parking provided, and adjusted parking demand for non-residential uses. How? Some zoning code revisions that can be made to better suit Hermosa Beach include: • Adjust parking minimums within the Downtown District to their “right-size” according to demand for specific uses, specifically offices, retail, and restaurants. Uses that generate invariable demand regardless of location, such as assembly uses or visitor accommodations, may not be applicable to a parking minimum adjustment (which is consistent with peer cities). This will give property owners the flexibility to build or repurpose according to market demand. In addition, this supports the City’s land use goals to maintain the small scale, pedestrian-oriented character of Downtown. See Appendix C for examples of parking minimums established in peer cities with similar parking demand. • Consider no parking minimums in certain pedestrian-emphasized locations within Zone 5: Walk Street -Downtown and Zone 6: Sand Section - Civic Center. • For the addition to a building, addition of outdoor space, or a change in use, allow required parking to be reduced by providing implementing extensive transportation demand management measures. • Reduce or exempt requirement of additional parking for certain uses that change to uses typically considered more intensive in the zoning code, like restaurant or food service use, when located in a pedestrian district provided that square footage remains the same. This reduction of exemption would not be applicable to uses that generate consistent demand, such as assembly uses or visitor accommodations. • Allow for in-lieu fees to contribute more towards on-site parking requirements to improve development and tenant flexibility to produce context-sensitive design. This would allow property owners to consider a greater reduction in on-site spaces. Revenue from fees should continue be used to fund the shared parking supply. • Consider incorporating site-specific requirements related to all mobility options. This could include linking bicycle, car share, and electric vehicle requirements in proportion to the size of a given use, phased down above a certain number of spaces. Code can also be included to allow space for micro-mobility docking as well. • Allow trip reduction incentives for private development to create more mode share opportunities within the City. • Incorporate design requirements that support a walkable environment. These include: o Limit driveways and driveway widths along walkable corridors. o Provide high-visibility pedestrian accommodations at crosswalks and curb cuts, such as signage, striping, or flashing lights. o Incentivize the design and construction of parking that can be converted to active uses. o Parklets, or an extension of the sidewalk into one or more on-street parking spaces, at pedestrian-oriented locations. Parklets introduce new streetscape features such as seating, planting, bicycle parking, or elements of play. o Pedestrian/ Bike Plazas, whether temporary or permanent, have potential in dead-end or short street segments with little auto-oriented needs. Examples for opportunity include any numbered street, such as 11th Court, west of Beach Drive. 300 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 66 A revision of the zoning code would be applicable throughout the City. Revising the zoning code has moderate cost and moderate difficulty. This recommendation has average priority compared to other recommendations. Case Study In July 2017, the City of Santa Monica updated their parking code based upon the Parking Zoning Ordinance Update (2013) completed by Nelson\Nygaard. The land uses in the city were split among three designations: Downtown Core, Transit-Oriented and Mixed Use, and Low-Intensity Neighborhood. In 2015, the City took the approximate designation boundaries established in this plan to adopt a new off-street parking code that regulated parking into three separate categories: Citywide, Parking Overlay Area 1, and the Downtown Community Plan Area. Both the Citywide and Parking Overlay Area 1 designations set parking minimums. The Downtown Community Plan Area set parking maximums but eliminated any parking minimums required of new development. The Plan included amendments to the existing ordinance and new zoning ordinance provisions for: • Parking waivers • Parking maximums • Parking in-lieu fees • Leasing programs • Unbundled parking • Carsharing • Parking cashout The City could formulate an EV Action Plan, similar to the Santa Monica EV Action Plan, which plans to have 300 smart chargers in the City by 2022. Additionally, in Santa Monica, businesses with over 10 employees are given a choice between three TDM strategies and must implement at least one or pay a fee for each parking space per day. The City of Santa Monica provides a mandatory survey to determine Average Vehicle Ridership in which the results determine a reduction in fee for workplaces with high non-auto ridership. 301 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 67 Enhance Parking Administration and Operations To better plan for the daily and peak parking demand for its visitors, employees, and residents, parking management programs will effectively minimize the stress on parking supply. This strategy recommends enhancing event management practices, improving residential and employee permit parking programs, and establishing a monitoring and evaluation process to adapt to different events, businesses, and various uses coming into the City. Recommendation #8 Enhance Event Management Practices to Maximize Parking System Flexibility and Predictability Cost: Low Level of Difficulty: Low Priority: High Implementation Timeline: Near-Term Zones for Implementation: All Related Study Goals: #2, #3 Why? Hermosa Beach is home to many unique and diverse events each year. These events spur economic activity and are a fundamental part of Hermosa Beach’s character and culture. However, events can place a burden on the parking system and disrupt access due to street closures and increased numbers of visitors. Today, there are limited requirements for producers of mid to large-scale events to implement alternative transportation plans for participants/spectators of their events, as well as the general beach-going population when event production may require the use of nearby public parking. There are also opportunities to ensure consistent communication of event parking policies, from communications strategies, signage, and alternative options available. These issues can create a disconnected system that oversaturates certain areas or impacts beachgoers. How? There are a number of strategies to maximize the parking system for each event effectively and consistently. These strategies include: • Adjust parking rates via the demand-based program (Recommendation #2) to include peak event pricing in high demand areas. Conversely, value, discount, or 302 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 68 remote peripheral parking should be priced at a lower rate to incentivize use of those areas to balance demand and reduce traffic. • Provide online information and education in advance of the event (similar to Recommendation #3), including location-based prices and parking locations to limit searching, traffic, and frustration. Parking information can be linked to information provided by event organizers, hotels, tickets, and key event stakeholders. • Provide GPS-compatible updates with real-time utilization to allow event-goers to begin their search for parking at their origin, not their destination. • Coordinate temporary signage during the event permitting process to divert and direct drivers to multiple parking locations. This signage can be dynamic to instruct best parking locations in real time. • Implement a pilot program for purchasing parking for off-street locations in advance of an event. Advanced purchases can be advantageous to both users and operators, as it makes parking demand more predictable and ensures that available spaces are effectively used, reducing congestion related to circling. Advanced parking purchases can be incentivized by allowing lower rates than those who park without a reservation. No parking lot should be reserved completely, as parking facilities should still allow short-term spontaneous parking for those who may not have access to the technology to do so, or for visitors who may be unaware of the program. Pavemint is a parking application in Los Angeles that allows the ability to reserve parking weeks in advance, a similar approach could be applied to Hermosa Beach. • Use dynamic parking inventory mentioned in Recommendation #1 to predict potential event demand hotspots. • Coordinate event-based shuttle systems if needed, during the event permitting process. Shuttles can be used to reduce the distance barrier from the user’s car to the event location. Coordination with peripheral lot owners, such as schools and churches, including those outside of the City limits, are encouraged. • Evaluate the current rates charged for commercial use of public parking associated with filming and special events and re-invest those revenues into multi-modal improvements in the Coastal Zone. • Require an event parking plan during the event permitting process, regardless of event size. Smaller events may require fewer demand management strategies, but event parking plans should be developed to adequately manage and accommodate the variety of Hermosa Beach events. The size of event and therefore the level of parking demand management strategies should be determined by the Impact Level already established in the Hermosa Beach Special Events Policy Guide. Event parking management would be applicable in all zones that incorporate events. Priority is rated high for this strategy while cost, and difficulty are low for this recommendation. 303 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 69 Case Study The City of Long Beach provides multiple large events every year that are completely inaccessible by automobile, such as the Smokin’ Grooves Fest and Once Upon a Time in the LBC. For these events, event attendees park in designated structures in the Downtown Area, and shuttle to the event site using two shuttle locations. Attendees can pre-pay for a parking spot in one of the designated structures using an official Long Beach web portal. Rideshare drop-offs are only allowed to the shuttle stop locations and not at the event site. Besides the shuttle, attendees can either walk, bus, water taxi to the event grounds. The capacity for these events is set above 10,000 attendees. Recommendation #9 Improve the Residential Parking Permit Program Cost: Low Level of Difficulty: High Priority: High Implementation Timeline: Near-Term Zones for Implementation: All Related Study Goals: #2, #3 Why? With the amount of residential uses in the Coastal Zone, residents are a crucial part of the parking discussion when considering efficient solutions to meet the parking needs of the Coastal Zone. As mentioned in Section 1.1 of this report, the City’s Preferential Parking District Permit Program currently allows residential parking permit holders to park at 24-hour meters without paying the meter, or in one-hour residential zones without regard to time limit for up to 72 hours. The preferential parking district is bound by the City’s northern and southern boundaries, by the Strand on the West, and Loma Drive, Park Avenue, and Morningside Drive to the east. Residential permits cost $40 annually and require that the vehicle is registered to an address in the Preferential Parking Permit District. Currently, the City does not place a limit on the number of permits purchased per household. Furthermore, many residents utilize their garage space as storage rather than parking spaces and park on-street, which exacerbates occupancies on many residential streets. With recent interest from the City, the residential parking permit program should be revisited to establish a system that is equitable, yet supports a reduction in parking demand. Data and observations from City of Hermosa Beach Parking Enforcement demonstrated that the City sells almost twice the number of residential parking permits than spaces available. Peer cities, such as Newport Beach and Corona Del Mar, price residential parking permits at an escalating rate, so the price for each additional permit per household increases. How? 304 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 70 Annual parking permits are currently provided at an annual fee of $40 per permit, well below the fair market value, and the price of the permits have not been adjusted in over 10 years. It is recommended that near-term revisions to the program should consider scaling the price of permits to disincentivize the oversaturation of parking permits purchased. the first annual permit per household is increased slightly to $50 remaining close to the current rate, while the second permit is priced at $75, the third at $100, and a guest or fourth permit at $150 for a maximum of 4 permits per address/unit. These rates provided are an average of multiple peer cities methods and prices for limiting the number of permits provided. After sufficient data is collected, the City of Hermosa Beach can create residential parking zones for areas in need of greater restrictions, similar to a recently adopted permit program by the City of Newport Beach. Hermosa Beach would essentially create eight parking zones using the same boundaries established in the data collection process, as these bounds were created specifically to distinguish between neighborhood characteristics in the Coastal Zone. Using zones for residential parking is beneficial as it would prevent residents from using their residential pass for other areas in the City, which could oversaturate demand in specific areas. Improvements to the guest permit program can be made to facilitate their use when guests are visiting rather than functioning as an extra permit for residents rather than using a garage or other off-street parking. Guest permits can be registered by their license plate number through an official Hermosa Beach online web portal to ensure guest permits are non- transferrable and cannot be used past their allotted time. Parking enforcement would be able to determine if a license is permitted through an online, real-time database. Residential parking locations should be subject to parking for only the residence assigned to the permit. An online database of guest parking permit requests can be managed after its creation to determine what residential areas require the most guest permits, and how many permits are being issued per day of week, or time of year. A cap on guest parking permits or any other relevant modifications to the system should be considered after substantial data has been collected in the guest permit database. For instance, the City of Carlsbad caps guest parking permits at five two-week passes a year. Residents with extra spaces can post on the app, and can be used in conjunction with special events. Hermosa Beach can implement a test guest parking restriction to allow permits to be available for up to 30 days in a year, or 3 times a month. App-based guest parking solutions are also a possibility. Pavemint is a parking application in Los Angeles that allows people to connect residents with people who have an extra parking space to share. An update for residential and employee parking permits would be valuable in all parking zones. Updating residential parking permits has high priority, with high difficulty and low cost. Case Study The City of Newport Beach has adopted a comprehensive parking permit program that provides residential permits in zones. There are three residential zones where residents in those zones can apply for their respective residential permit. Permits can be purchased through an official Newport Beach web portal. Permit holders of a single zone cannot park in the other zones. Creating specific zones for residential permits ensures permit holders must stay with a certain boundary to use their permit. 305 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 71 Recommendation #10 Improve the Employee Parking Permit Program Cost: Low Level of Difficulty: Low Priority: High Implementation Timeline: Near-Term Zones for Implementation: All Related Study Goals: #2, #3 Why? Employees are also a crucial part of the parking discussion as many employees come from outside of the Coastal Zone and contribute to parking demand daily. Currently, employees of local businesses are allowed to purchase parking permits for an additional fee in designated areas. For employees, monthly permits are available for off-street parking lots/structures at a cost of: • $62 per month to park anytime up to 72 hrs • $31 per month to park only between 5am to 7pm daily Employee permits are also available to purchase that allow employees to park at on-street spaces with yellow pole/cap meters and in the unmetered, but one-hour time restricted areas at an annual cost of $143 (pro-rated to $71.50 on September 1st). How? The employee parking permit program should be retained, however the City should update the locations and pricing of employee permit parking to encourage off-street parking availability for employees. It is preferred that on-street parking be reserved for short-term users to promote higher turnover. Programs and alternative mobility initiatives, such as those mentioned in Recommendation #5 can reduce employee parking demand. Improving mobility choice does not mean that every employee has to stop driving. In fact, a shift in behavior for a fraction of employees can have a significant impact on reducing parking demand and congestion. An update for residential and employee parking permits would be especially valuable in Zone 5 (Walk Zone – Downtown) and Zone 6 (Sand Section – Civic Center), as these zones contain a large concentration of retail and commercial uses. Updating the employee parking permits has high priority, with low difficulty and cost. Case Study UCLA introduced the BruinGO program in an effort to incentivize students and employees to utilize transit instead of commuting by single-occupancy vehicles. The UCLA BruinGO program is an unlimited access transit program which subsidized the cost of transit commutes for students and university employees. The goals of the study were to increase bus ridership to campus, reduce vehicle trips to campus, and to reduce parking demand on campus. 306 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 72 Commutes by bus increased by 73% after just one year of the program’s initiation. In addition, 37% of new bus riders were previously solo drivers to campus. Over 1,000 solo drivers relinquished their parking permits after BruinGO’s initiation, and 19% of commuters who kept their permit still took BruinGO at least two times a week. Since the introduction of the program as an alternative to solo driving, UCLA was able to utilize this service to recruit new employees to the university while also reducing fare payments for riders and reducing the demand for parking. Recommendation #11 Establish an Ongoing Collection, Monitoring, and Evaluation Process Cost: Low Level of Difficulty: Low Priority: High Implementation Timeline: Long-Term Zones for Implementation: All Related Study Goals: #2, #3 Why? For parking, you can only manage what you measure. This recommendation seeks to improve the “measurement” process by creating a centralized parking database established in a new demand-based parking management program. This program, as previously mentioned, would create real-time data automatically, which would move the focus away from manual data collection and unwieldy datasets, and onto innovative parking analysis for monitoring and evaluation. Decisions based on high-level real-time data would be exponentially quicker and can be made with more confidence. If real-time data is not feasible, the City can conduct before and after studies or introduce pilot programs to test the efficiency of various programs and initiatives. Each iteration of data monitoring will allow the City to make informed decisions regarding the continued use of the recommendations, as well as real-time modifications or adjustments to the system as needed. The parking system will always need to be monitored and evaluated, especially due to seasonal change or event management. How? To better track, monitor, and evaluate data, the City can: • Develop and implement specific methodologies for tracking occupancy data for on- and off-street parking. Initial approaches could include manual spot counts and could evolve into utilizing algorithms based on meter and payment data. • There are many innovative technologies available that can be used to collect and track parking data. Technologies include: smart meters, magnetometers, lasers, inductive loops, ultrasound, or automated license plate readers. Some technologies are more suited for parking lots or garages, while others are better for large zones and on-street counting. • Establish data-sharing protocols, including making inventory and occupancy data “open source,” as mentioned in Recommendation #2. 307 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 73 • Issue quarterly reports on system performance for parking/city staff and key stakeholders, as also mentioned in Recommendation #2. The collection, monitoring and evaluation system would be valuable for the entire Coastal Zone. Priority for this recommendation is high, with a low cost and low level of difficulty to implement. Case Study The City of Los Angeles and LADOT launched LA Express Park in 2012 which is a parking management strategy with innovative parking data collection and monitoring. LA Express Park was implemented to achieve 10% to 30% parking space availability on each block by using demand-based pricing. The system relied upon a highly integrated back-end system with an advanced pricing engine. The system required a continuous compiling of occupancy and payment data, analyzing it, and then relaying information to customers and enforcement officials in real-time. After the first 6 months, parking congestion decreased by 10%, under-utilized parking spaces decreased by 5%, pilot-wide parking rates decreased by 11%, and parking revenue increased by 2%. Provide Additional Public Parking as Needed In some cases, provision of additional parking resources is necessary for zones that are truly constrained by physical impediments and constantly yield high occupancy. Adding parking spaces should be done strategically and with substantial caution, as new resources such as parking garages or structures are cost-prohibitive and could be obsolete within the next decade. This recommendation should be treated as the recommendation with the lowest priority. Recommendation #12 Strategically Invest in New Public and Shared Parking Supply in Key Locations Cost: High Level of Difficulty: High Priority: Low Implementation Timeline: Long-Term Zones for Implementation: 5, 6, 8 Related Study Goals: #2 Why? Hermosa Beach’s success as a destination for residents and visitors has attracted new development in the Coastal Zone. Multimodal access, complimented by convenient and accessible parking, is a key factor for the Downtown Core’s success. After a study of parking demand, analysis indicates that parking demand often peaks above optimal capacity rates in Zone 3 (Walk Street – Sand Section North), Zone 5 (Walk Street – Downtown), Zone 7 (Walk Street – Sand Section – Herondo), and Zone 8 (Sand Section – Cypress). 308 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 74 Hermosa Beach faces a parking management problem, not a parking problem; spaces are available during peak times, drivers may just be unaware of their availability or unwilling to park further from their destination. Adding more parking, especially private spaces, could exacerbate the City’s current dilemma should those spaces remain underutilized. Nevertheless, to provide adequate parking for current and continued growth in the Coastal Zone, Hermosa Beach could strategically invest in public and shared parking supply in key locations. How? Recommendations #1 through #11 should be prioritized to address current issues related to high on- and off-street demand, time limit violations, varied signage, fragmented technology and payment systems. All decisions to build more parking should be evaluated against the City of Hermosa Beach’s primary goals to reduce vehicular congestion and improve multimodal travel established in PLAN Hermosa and the Downtown Core Revitalization Strategy. Creating additional parking can also bring more vehicles into the Coastal Zone if motorists find that more spaces are available. New structures should be evaluated based upon their cost effectiveness/potential revenue compared to other recommendations presented above, which are designed to improve overall management, enhance mobility, and reduce demand for parking. The fees collected as part of the City’s in-lieu parking program should serve as a source of potential funding to facilitate additional parking within the Coastal Zone once the collected fees reach the cap of 100 spaces. It is recommended that the City conduct independent need, market, funding and fiscal studies for constructing a multi-story parking structure within the Civic Center or Cypress character area. For Lot A, conversion of the parking lot to a parking structure identical to Lot C, for example, would increase the total number of spaces by approximately 22425. Assuming a full capacity in the potential Lot A structure by transferring as many on-street parked cars into Lot A, on-street parking occupancy in Zone 5 would drop from 94% to 65% on peak weekday afternoons. This potential decrease in on-street occupancy at the busiest measured time in a highly commercialized zone would have secondary benefits such as reducing occupancy rates in neighboring zones, as parking would become easier to find closer to the Downtown District and the beach. There is a significantly greater cost associated with constructing a parking structure compared to other recommendations, but the benefits of increasing supply in Zone 5 (Walk Street – Downtown), Zone 6 (Sand Section – Civic Center), and Zone 8 (Sand Section – Cypress) may be necessary to alleviate current or future parking constraints throughout Hermosa Beach. When considering constructing renovations to existing parking lots, efforts can be guided from the Hermosa Beach Parking Lot D Demonstration Project with respect to proposed design improvements, sustainability features, and plant palettes in order to maintain consistency 25 Lot C, a three-story structure, has 354 spaces. Lot A, a surface lot, has 130 spaces. The difference between the two lots is 224 spaces. Although more research needs to be done on the exact number of added spaces including the size of the lot and its compatible use with adjacent buildings, using Lot C as a potential duplicate in this report gives a rough estimate for a Lot A three-story parking structure. 309 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 75 throughout the Coastal Zone among public parking. This is the recommendation with the lowest priority, but has an associated high level of difficulty and cost. Case Study The Pacific Beach Visitor Oriented Parking Facilities Study by Wilbur Smith Associates analyzed a potential future parking structure in the San Diego area. The study showed that an efficient structure must be consumer friendly, be a good neighbor, be operationally efficient, and have a certain ease of implementation. Some factors that should be considered in deciding to build a structure are: • Capacity considerations • Existing Use • Site accessibility for both vehicles and pedestrians • Compatibility with adjacent uses • Proximity to principal parking generators and areas with parking deficiencies • Security/ visibility • Environmental considerations, including potential noise and visual impacts • Sources of funding • An increase of rideshare and the onset of autonomous vehicles This study found that the revenue generated by erecting a parking structure would be far short of the amount needed to cover the costs of operation and the debt service of the bonds issued to fund the construction of the structure. 310 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 76 Appendix A 311 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 77 Appendix B Appendix B – Hermosa Beach and Peer City Code Matrix Land Use (1 space per sf) Hermosa Beach Long Beach Santa Monica Newport Beach Laguna Beach Manhattan Beach Huntington Beach Carlsbad Redondo Beach Commercial / Retail 25026 250 300 250 250 200 or 250 200 300 250 Commercial / Retail (Overlay District) 333 500 450 or 500 0 spaces 250 Reduced rate27 200 300 250 Office / Professional 250 250 or 500 300 250 or 300 or 35028 250 300 250 or 300 250 250 Office / Professional (Overlay District) 333 500 or 1,000 300 or 500 0 spaces 250 Reduced rate 250 or 300 300 250 Medical Office (Overlay District) 333 400 250 or 300 0 spaces29 250 Reduced rate 175 200 150 Restaurant 100 100 125 or 200 or 500 30 to 5030 100 200 60 Gradual rate31 75 Restaurant (Overlay District) 100 100 125 or 200 or 500 0 spaces 100 Reduced rate 60 Gradual rate 250 Fast Food 50 300 300 50 100 200 200 Gradual rate 75 Service / Repair 1,000 300 300 500 300 500 500 300 250 General Assembly 50 3.3 seats 4 seats 3 seats 3 seats 10032 3533 5 seats 5 seats Light Manufacturing 300 500 400 500 or 1,000 500 750 500 400 500 Warehousing / Storage 1,000 1,000 1,000 2,000 1,00034 1,500 1,000 1,000 Gradual rate35 26 For all uses, rates are to be read as 1 space per number given. For instance, for Commercial uses in Hermosa Beach the parking requirement is 1 parking space per 250 square feet. 27 For all overlay districts in Manhattan Beach: If the site GFA is equal or less than lot area, no parking required; If site GFA is greater than lot area, full parking requirements excluding 5,000 sf and above is required. Code can be circumvented with a use permit if found that demand is less than what is required, and long-term occupancy will not generate additional demand. 28 1 space per 250 sf for first 50 tsf; 1 space per 300 sf after 75 tsf; 1 space per 350 sf after 125 tsf 29 A rate of 1 space per 200 sf to be applied for medical office outside of the Newport Beach overlay district. 30 Of public restaurant area 31 For all food uses in Carlsbad: 1 space per 100 sf for the first 4,000 sf, plus 1 space per every 50 sf thereafter 32 100 sf of seating area 33 35 sf of assembly area 34 Plus two spaces 35 For warehousing and storage in Redondo Beach: 1 space per 1,000 sf for the first 10,000, plus 1 space per every 5,000 sf thereafter 312 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 78 Appendix C C.1 Victoria Transportation Policy Institute From the Victoria Transportation Policy Institute Transportation Demand Management Encyclopedia (https://www.vtpi.org/tdm/tdm28.htm, November 2018): The table below is taken from the Parking Management chapter of the TDM Encyclopedia and summarizes parking management strategies, indicates their typical reduction in parking requirements, and whether they tend to reduce vehicle traffic and therefore provide additional benefits (such as reductions in congestion, accidents, energy consumption, pollution emissions and consumer costs). Summary of Parking Management Strategies: Strategy Description Typical Reduction Traffic Reduction Shared Parking Parking spaces serve multiple users and destinations. 10-30% Parking Regulations Regulations favor higher-value uses such as service vehicles, deliveries, customers, quick errands, and people with special needs. 10-30% More Accurate and Flexible Standards Adjust parking standards to more accurately reflect demand in a particular situation. 10-30% Parking Maximums Establish maximum parking standards. 10-30% Remote Parking Provide off-site or urban fringe parking facilities. 10-30% Smart Growth Encourage more compact, mixed, multi-modal development to allow more parking sharing and use of alternative modes. 10-30% X Walking and Cycling Improvements Improve walking and cycling conditions to expand the range of destinations serviced by a parking facility. 5-15% X Increase Capacity of Existing Facilities Increase parking supply by using otherwise wasted space, smaller stalls, car stackers and valet parking. 5-15% X Mobility Management Encourage more efficient travel patterns, including changes in mode, timing, destination and vehicle trip frequency. 10-30% X Parking Pricing Charge motorists directly and efficiently for using parking facilities. 10-30% X Improve Pricing Methods Use better charging techniques to make pricing more convenient and cost effective. Varies X Financial Incentives Provide financial incentives to shift mode, such as cash out. 10-30% X Unbundle Parking Rent or sell parking facilities separately from building space. 10-30% X Parking Tax Reform Change tax policies to support parking management objectives. 5-15% X Bicycle Facilities Provide bicycle storage and changing facilities. 5-15% X Improve User Information and Marketing Provide convenient and accurate information on parking availability and price, using maps, signs, brochures and electronic communication. 5-15% X Improve Enforcement Insure that parking regulation enforcement is efficient, considerate and fair. Varies 313 City of Hermosa Beach Parking Management Study IBI Group – Revised November 2019 79 Strategy Description Typical Reduction Traffic Reduction Transportation Management Associations Establish member-controlled organizations that provide transport and parking management services in a particular area. Varies X Overflow Parking Plans Establish plans to manage occasional peak parking demands. Varies Address Spillover Problems Use management, enforcement and pricing to address spillover problems. Varies Parking Facility Design and Operation Improve parking facility design and operations to help solve problems and support parking management. Varies C.2 Portland, OR Reduced Parking for Mixed-Use Areas Provision From page 11 of the City of Portland Off-Street Parking Management and Guiding Polices (https://www.portlandoregon.gov/transportation/article/547704): In all cases, minimum parking requirements can be reduced by up to 50%, using combinations of the following provisions: • One space reduction for every 12-inch diameter tree that is preserved (reduction of up to 2 spaces, or 10% of the total required parking); • One space reduction for every 5 non-required bicycle parking spaces (reduction of up to 25% of the total required parking); • Transit-supportive plazas may replace up to 10% of required parking, provided that at least 20 parking spaces are required and certain design standards are met; • One space for every 4 motorcycle spaces provided (reduction of up to 5 spaces or 5% of the total required parking) • Two spaces for every car sharing (e.g., Zipcar) space provided (reduction of up to 25% of the total required parking); and • Three spaces for every 15-dock bike sharing station, with a further one-space reduction for each additional 4 docks (reduction of up to 25% of the total required parking). C.3 Petco Park Area Transportation Study From page 29 of the Escondido Ballpark Project Traffic Impact Analysis (https://www.escondido.org/Data/Sites/1/media/pdfs/Planning/Ballpark/TrafficImpactAnaly sis.pdf, October 2010): Petco Park conducted a Transportation Survey for the 2007 season. The survey provides information on travel characteristics of ballpark fans. The survey indicates that the automobile represents the primary mode of travel at approximately 71%. This equates to 29% for transit and other non-auto travel modes such as pedestrian, bicycle, etc. This compares with the Petco Park Environmental Impact Report (EIR) conducted in 1999 which assumed an 80% split for auto and 20% for transit/non-auto modes. 314 Report Hermosa Beach Economic and Market Study Update Prepared for: City of Hermosa Beach Prepared by: Economic & Planning Systems, Inc. EPS# 204026 June 1, 2021 315 Table of Contents 1. INTRODUCTION ...................................................................................................... 1 2. SUMMARY OF FINDINGS ............................................................................................ 4 3. COMPETITIVE CONTEXT ............................................................................................ 8 Socio-Economic Trends ............................................................................................ 8 Employment Trends .............................................................................................. 13 4. RETAIL TRENDS ................................................................................................... 15 5. HOTEL TRENDS .................................................................................................... 18 6. OFFICE TRENDS ................................................................................................... 22 7. DOWNTOWN HERMOSA BEACH ISSUES AND OPPORTUNITIES ............................................... 25 Area Description ................................................................................................... 25 Issues ................................................................................................................. 27 Opportunities ....................................................................................................... 28 Conclusions .......................................................................................................... 30 APPENDIX A: Business Community Input APPENDIX B: Key Findings from 2014 Report APPENDIX C: Supporting Market Data 316 List of Tables Table 1 Beach Cities Demographic Comparison ............................................................. 11 Table 2 Beach Cities Residential Mix ............................................................................ 12 Table 3 Jobs by Industry, 2011-2018 .......................................................................... 14 Table 4 Daytime Population, 2018 .............................................................................. 14 Table 5 Beach Cities Shopping Destinations .................................................................. 15 Table 6 Beach Cities Retail Rents, Vacancies, Inventory ................................................. 16 Table 7 Beach Cities 2018 Taxable Sales Per Capita....................................................... 17 Table 8 Beach Cities Hotel Inventory: Existing and Pipeline ............................................ 20 Table 9 Beach Cities Class B and C Office Inventory ...................................................... 23 Table 10 Hermosa Beach Sales Tax Revenue, FY 2019-20 ................................................ 26 Table 11 Downtown District by Land Use ....................................................................... 31 Table 12 Downtown Hermosa Beach by Ownership Pattern ............................................... 33 Table 13 Downtown Hermosa Beach by Acquisition and Construction Activity ...................... 35 317 List of Figures Figure 1 Beach Cities Map ........................................................................................... 11 Figure 2 Beach Cities Historical Retail Rents .................................................................. 17 Figure 3 Beach Cities Retail Vacancies .......................................................................... 18 Figure 4 Beach Cities Historical Class B and C Office Rents .............................................. 22 Figure 5 Beach Cities Historical Class B and C Office Vacancy ........................................... 22 Figure 6 Downtown Hermosa Beach by Land Use ........................................................... 30 318 Economic & Planning Systems, Inc. 1 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx 1. INTRODUCTION Economic & Planning Systems (EPS) was retained by the City of Hermosa Beach (City) to update its previous Downtown Core Revitalization Strategy: Market and Economic Analysis Report dated January 15, 2014. This updated report is intended to inform the City’s efforts in formulate a citywide economic development strategy. In addition to updating the data included in the last report, the update expands the analysis to incorporate the City as a whole. Economic and market data available through third party sources have been updated to reflect the most current information, and the updated data are incorporated in the tables and text of the full report. Some aspects of the prior report were based on onsite research and observations. These elements have not been updated, due to the limitations of the Covid-19 pandemic in terms of observing business operations and mix with so many businesses closed or operating at a reduced level. For the most part, the recommendations of the last study are still valid, and useful as guides to economic development strategies. However, some conditions have changed since the original report was completed, and we have attempted to reflect these in the findings of the update. The most significant changes have to do with parking requirements and strategies; the trend toward working at home, which is likely to continue post COVID-19 and represents an opportunity the City can build upon; the evolution of the business mix and the reduction of externalities from bars on Pier Plaza; and the steps the City has taken to be more proactive in economic development and improving the business climate. EPS explored the ramifications of these changes through interviews with key stakeholders in the community, and have reflected what we have learned in the summary observations described in this executive summary. Hermosa Beach still occupies a unique position within the triad of Beach Cities located in the South Bay area of the Los Angeles basin. Situated between the highly affluent Manhattan Beach to the north and the larger more urban Redondo Beach to the south, Hermosa is the smallest of the three cities. While also quite affluent, Hermosa Beach has a younger population, a greater proportion of renters, a smaller proportion of family households, and the smallest employment base. The City is known in particular for its laid-back beach lifestyle and nightlife entertainment offerings. All three Beach Cities began as recreation and vacation destinations characterized by modest housing and commercial services catering primarily to vacationers, day visitors, and the small local population. As Los Angeles grew, the Beach Cities became very desirable places to live year-round, with clean air, excellent schools, the beach amenity, and an improving housing stock. Manhattan Beach in particular, with its superior proximity and transportation linkages to Los Angeles employment centers and LAX, has become very upscale with high home values and a very successful retail and commercial district. Hermosa Beach has benefited from similar trends, and as the city has matured, the Downtown District has evolved as well. Compared with Manhattan Beach, however, Hermosa Beach is in a more transitional stage as downtown commercial offerings offer less diversity in retail and fine dining than would be expected given the city’s demographics and high-quality locational assets. The findings in this Report are based on currently available data, interviews with industry professionals, site visits, and the authors’ experience with similar projects. Actual future 319 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 2 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx development prospects and outcomes will depend on economic conditions, decisions by property owners and developers based on a range of individual financial and market conditions, and actions by local government that will influence development activity. 320 Economic & Planning Systems, Inc. 3 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx 2. DEMOGRAPHIC AND MARKET DATA UPDATE SUMMARY Population, Income and Housing • The total Beach Cities population is approximately 121,000, with Redondo Beach the largest at 68,000, followed by Manhattan Beach at 36,000, and Hermosa Beach at 20,000. • Hermosa Beach’s population grew just 0.7 percent between 2010 and 2019, but its population growth still exceeded its residential unit growth of -2.5 percent. The number of households in the City declined by 4.4 percent over the same period. • In 2020, Hermosa Beach had a median home value of $1.7 million, reflecting a 72 percent increase from 2012. Meanwhile, the median value of a home sold in Manhattan Beach increased to over $2.3 million, reflecting a price growth of 73 percent over the same period. The Redondo Beach median home value of just over $1 million is significantly lower than its Beach City neighbors but still much higher than the City of Los Angeles median of $694,000. • Hermosa Beach’s median household income in 2019 was $137,000, nearly 40 percent higher than its figure in 2010. Manhattan Beach still possesses the highest median household income of the Beach Cities at $150,000, while Redondo Beach’s has now exceeded six figures, standing at $112,000 • As in 2010, in 2019 Hermosa Beach’s residential population is the youngest, the most transient, and the least family-oriented of the Beach Cities. The median age of Hermosa Beach residents is 39, compared with 44 in Manhattan Beach and 41 in Redondo Beach. The percentage of owner-occupied households in Hermosa Beach is 42 percent, compared with 62 percent in Manhattan Beach and 48 percent in Redondo Beach. • Single-family homes make up 54 percent in Hermosa Beach. The number of single-family homes in Hermosa Beach has increased since 2010 as the number of multifamily homes has continued to fall. This trend, along with the dramatic increases in home values, reflects the replacement of older multi-family dwellings with larger, more expensive single-family homes, similar to the trend in Manhattan Beach. Employment • Since 2011, job growth outpaced population growth in Hermosa Beach, with the 9 percent increase in jobs representing more than ten times the City’s population growth. • Much of the job growth in Hermosa Beach was in sectors associated with knowledge work. The combined finance, real estate, information, professional services, technical services, and executive management sectors now make up the second-largest segment in Hermosa Beach (19 percent). • The importance of tourism, dining, and entertainment to the economies of all three Beach Cities is reflected in the job share for the accommodation and food services sectors, which contributed the largest category of Hermosa Beach jobs (24 percent). However, this category saw the largest drop in its share of total jobs since 2011, as knowledge- based jobs have grown at a faster rate. The Covid-19 Pandemic is also expected to have disproportionately impacted hospitality-related jobs. • Despite the high growth of jobs relative to population in Hermosa Beach, the City maintained a strong bedroom community orientation with a jobs-to-household ratio of 0.71 in 2018. The U.S. Census Longitudinal Employment-Household Dynamic (LEHD) Survey reported that the City had a net commuter outflow of 2,475 that same year. 321 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 4 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Retail • There is at least 3.7 million square feet of destination retail within nine miles of Hermosa Beach • As of Q4 2020, Hermosa had a citywide average annual retail lease rate of $3.54 per square foot, lower than Manhattan Beach ($5.29 per square foot), but above Redondo Beach ($2.98 per square foot). Retail vacancy in Hermosa Beach is the highest among the Beach Cities at 6.1 percent. • Total taxable sales per capita in Hermosa Beach was $12,202 in 2019, slightly higher than Redondo Beach ($11,258), but significantly lower than Manhattan Beach ($19,192). While Hermosa performed similar to Manhattan Beach in the Food Services and Drinking Places category, it lagged behind both Manhattan Beach and Redondo Beach in General Merchandise sales. Hotels • Hermosa Beach has an estimated 480 hotel rooms as of 2021, approximately half the amount in Manhattan Beach and less than one third the amount in Redondo Beach. • The most prominent hotel in downtown Hermosa is the Beach House Hotel, located on the Strand. It serves mainly leisure, business, and group travel, rather than a vacation destination clientele. It has continued to operate during the Covid-19 pandemic, but at lower occupancies. Early check-in and late check-out have allowed some rooms to be occupied by those who want to work outside the home, but in the community. • The H2O is a new 30-room hotel on Hermosa Avenue that opened in Late 2020. Office • Hermosa Beach’s office inventory stands at approximately 367,000 square feet, and remains small compared to Manhattan Beach and Redondo Beach, which have about 1.6 million and 2.4 million square feet of office space, respectively. According to CoStar, all of Hermosa Beach’s office inventory is classified as Class B or C space. • Overall, the Hermosa Beach market for Class B and C office space occupies a viable segment priced below Manhattan Beach but above Redondo Beach. As of the fourth quarter of 2020, Class B and C rents in Hermosa Beach average $3.75 per square foot and are trending up, compared with $3.17 per square foot in Redondo Beach and $4.25 per square foot in Manhattan Beach. • Hermosa Beach office vacancy rate in Q4 2020 of 11.7 percent is nearly double that of Redondo Beach (5.7 percent) and triple that of Manhattan Beach (3.9 percent). • Marlin Equities expanded its office presence in its buildings along Pier Avenue and it is further expanding its presence in its building at the intersection of Pier and Manhattan Avenues. Baker/Burton Lundy has also expanded and upgraded its office presence on Upper Pier Avenue. • A remodeled office building on upper Pier Avenue (200 Pier) was originally intended to offer for-sale office condominiums. It has turned out to be leased space and houses numerous small businesses. • There are a few co-working office spaces in Hermosa, including Unita on Hermosa Avenue. There are quite a few more in Manhattan Beach, and there is potential to 322 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 5 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx develop more in Hermosa as an extension of the work from home trend, offering flexibility between a home office and a more typical workplace. 323 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 6 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx 3. KEY TRENDS: ISSUES AND OPPORTUNITIES Parking • Many interviewees noted that restrictive parking requirements in Hermosa Beach often prove to be a major barrier to economic growth, smart urban design, and maintaining the vitality of the historic downtown area. Relaxing the City’s parking standards in some cases would allow otherwise infeasible projects to be realized, facilitate rehabilitation and re-tenanting of historic buildings, and remove barriers to potential businesses wishing to locate in Downtown Hermosa. • Restaurants in particular are less concerned about parking due to the growth in alternative transportation options, including ride sharing, carpooling, bicycling, and walking from nearby neighborhoods that have reduced car travel and the demand for customer parking. • Employee parking takes up a lot of capacity that could serve patrons and visitors. Off-site employee parking could free up more customer parking and provide more parking for beach goers and visitors in the summer months. • One of many suggestions for more strategically locating public parking is converting the tennis courts at the Community Center to structured parking. The City’s in lieu parking fee could be used to help finance parking in the Civic Center/Community Center area instead of on Lot A, north of 11th Street between Hermosa Avenue and Beach Drive. Several interviewees stated that Lot A would be better used for mixed-use development and/or civic uses in light of its proximity to the Strand and frontage on Hermosa Avenue. • Parking uphill from the downtown commercial district would facilitate foot traffic passing by businesses. This juxtaposition has contributed to the vitality of the retail district in Manhattan Beach. • It is generally agreed that restrictive parking requirements likely contributed to making the “Pier/Strand” hotel proposed on the Mermaid site financially infeasible. On-site parking requirements were also often cited as a major impediment to the rehabilitation and re-tenanting of older buildings that were built without off-street parking. • Alternative parking and TDM (Transportation Demand Management) strategies could alleviate the financial burden of on-site parking. TDM measures may include valet parking, shuttles, off-site employee parking, and the encouragement of bicycle and pedestrian access, for example. • Some business owners commented that fewer parking spaces can be beneficial to their bottom line, as it sometimes translates to lower lease rates. • Interviewees were mixed in their assessment of the existing garage. While some noted that it removed demand for street and surface lot parking in the Downtown, and praised the public art component, others noted that it remains largely empty during off-peak periods and occupies a valuable piece of real estate adjacent to the Strand. Business and Land Use Mix • As a means of identifying the appropriate tenanting strategy for Downtown, multiple interviewees suggested an organized means of obtaining residents’ input on their desired category of establishments. 324 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 7 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx • It was overwhelmingly agreed that the public safety concerns associated with the late- night bar scene have subsided significantly in the past decade, though the problem remains to some degree, particularly late at night. • While many hope for a continued trend away from Hermosa’s image as a nightlife destination, a few interviewees noted that some restaurants/bars depend on the post dining hours drinking to make sufficient revenue to cover their costs. • Among those hoping for a continued shift, a culinary-driven scene appears to be desired by many as a means of replicating the success of Downtown Manhattan Beach, and attracting a crowd that is less likely to cause police and EMT calls in the late hours. • One resounding point of unison among interviewees is that outdoor dining which has increased as restaurants struggle to survive during the pandemic should be retained permanently and encouraged moving forward. • While Hermosa Beach has historically not been a strong location for Class A office space, it is in a unique position to capitalize on certain office trends given its demographic characteristics and quality of life. It was noted that the desirable environment, ample food and business services, and the trend toward business decision-makers wanting to work closer to home are supportive of the demand for Class A office space. • The likely ongoing trend of increased work from home could be augmented by coworking office space that offers an alternative to the home office some of the time. • The PCH corridor offers a general business location in an accessible South Bay coastal community, and has attracted larger users recently, including the national headquarters of the shoe company, Skechers, and Lazy Acres Natural Market. Aviation Boulevard also has potential for market-driven revitalization. • Many businesses are shut down or operating at reduced levels due to the restrictions of the Covid-19 pandemic. However, it appears that a number of apparently closed restaurants and entertainment venues are remodeling and planning to reopen with new offerings post COVID-19. • The Comedy and Magic Club is an iconic destination in Hermosa Beach and a valuable asset for the downtown. It is recommended that the City work to retain this unique entertainment asset. • The Lighthouse at Pier Plaza has recently changed ownership with plans to continue as a live jazz club. Saint Rocke on PCH has also recently changed ownership with plans to return with live music. These small venues for live music or other entertainment are a benefit for the City and offer alternatives to venues that are more focused on alcohol sales. • Other than older residential uses on the second floor of some buildings, residential uses are largely absent from the downtown core. The development of mixed-use residential on infill sites downtown would add “rooftops” to support downtown restaurant and retail businesses, and activate the streets in the downtown core, as well as provide incentives for new investment and more ground floor commercial space. Work From Home • Beach cities in the LA metro area are very desirable locations due to the clean air, access to the beach as an amenity, and the charm of historic downtowns that have become increasingly vital. This is likely to increase the value and attraction of these areas for residents, but also as business locations as entrepreneurs and executives seek to reduce commuting on congested roads and highways. 325 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 8 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx • More people are working from home as a result of the Covid-19 pandemic. As people have found that work from home is a viable option for many, this trend is likely to continue after the pandemic is over. • Work from home increases the market support for local businesses and restaurants and should be encouraged by the City. • Allowing and encouraging small scale coworking spaces, perhaps in mixed-use buildings could support work from home for those who need to be in an office part of the time, or prefer to have an option to work outside the home part of the time for other reasons. • Small scale vertical mixed-use buildings with ground floor commercial and shared coworking office space above could be accommodated on small, infill sites downtown. Parking requirements could be reduced since many users would walk or bike to those locations from their homes. • There is at least one coworking space in Hermosa, Unita, on Hermosa Avenue. Manhattan Beach has a number of them, and it is likely more could be supported in Hermosa as an adjunct to the work at home trend. • Multiple interviewees noted the potential benefits of converting second floor office along Upper Pier into live-work lofts. They anticipate that this will both ease some pressure on the residential market and add to the vitality of the Upper Pier commercial district, which has traditionally seen less foot traffic than the area surrounding Pier Plaza. City Policy and Role of Civic Organizations • Multiple interviewees noted that, in the past, Hermosa Beach’s was not seen as a business-friendly city. Most clarified that this was no longer so, but that certain actions could be taken to further enhance the City’s image as it interacts with existing and potential businesses. • A common theme was Hermosa’s use of conditional use permits (CUPs). Many understood that this tool was necessary to curb negative externalities of the City’s bar scene in the 2000s, but felt that conditions were often over-prescriptive, complicated the transfer of ownership for certain businesses, and that the application process to amend CUPs can be extremely cumbersome. • Some interviewees expressed that the City does not have a comprehensive commercial strategy. However, they were heartened to hear that the city has appointed a Business Liaison and created and Economic Development Committee and a stakeholder’s group to address the business climate in the city. • Those familiar with the Chamber of Commerce feel that the entity has a strong potential role, but has historically has not been as effective as it could be in providing guidance and advocacy for the City’s business community. Recent changes in leadership, as well as a surge in new Chamber members may reinvigorate the Chamber and make it more effective. • Another issue mentioned during the interviews was the perception that the City has focused on Downtown Hermosa at the expense of other commercial nodes within the City. However, recent policy changes have assisted the Cypress district in the southern part of the City, and the City is looking at the PCH corridor and Aviation Boulevard, as places for larger businesses and employers, and considering how the City can help nurture reinvestment and renewal in the corridor business areas. • The City has recently made code amendments to reduce costs for new businesses, including adding a Minor Sign Review and added a Minor Conditional Use Permit process. 326 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 9 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx 4. COMPETITIVE CONTEXT Socio -Economic Trends Hermosa Beach is one of three Beach Cities in the South Bay area of Los Angeles County. The northern-most Beach City, Manhattan Beach, is located south of El Segundo, followed by Hermosa Beach and Redondo Beach at the southern end. A sandy coastal strip forms the western boundary of Manhattan Beach, Hermosa Beach, and a portion of Redondo Beach, which also has a significant inland portion. See Figure 1 for a map of the three Beach Cities. Each of the three Beach Cities has benefited directly from the beach location to become a highly desired place to live, work, and play. With strong access afforded by the 105 and 405 Freeways and the nearby Los Angeles International Airport, the Beach Cities have developed a strong foundation of residential neighborhoods, employment nodes, and visitor attractions to become among the most affluent communities in the County. And while the Beach Cities show distinctive economic and demographic characteristics, they are geographically conjoined so as to function as a closely inter-related market. The distance from the Sepulveda Shopping Center in northern Manhattan Beach to Riviera Village in South Redondo Beach is five-and-half miles along Pacific Coast Highway. Alternately, the walk or bike ride from northern Manhattan Beach to the King Harbor Marina in Redondo Beach is less than four miles along the beachfront Strand. The Hermosa Valley Greenbelt, a former rail corridor turned hiking and running trail that connects Manhattan Beach to King Harbor, is one of many alternative transportation and trails in the area. For Hermosa Beach, this high degree of interconnection has positive implications for future economic development. Of the three Beach Cities, Manhattan Beach has the strongest demographic and economic profile, due to the City’s relatively superior location. As the northern-most Beach City, Manhattan Beach is the closest to the West Side job centers in Santa Monica and Century City and to major transportation infrastructure. In addition, Manhattan Beach’s top-rated school system is an attractive draw to young families, though Manhattan Beach’s Mira Costa High School also serves Hermosa Beach. Just south of Manhattan Beach, Hermosa Beach benefits—to a slightly lesser degree—from the same geographical advantages and top-rated school system. Further south, Redondo Beach exhibits a hybrid nature, as South Redondo reflects the characteristics of a pricy beachfront community while North Redondo more closely resembles neighboring inland cities such as Torrance and Hawthorne. As shown in Table 1, the total Beach Cities population is approximately 121,000, with Redondo Beach the largest at 68,000, followed by Manhattan Beach at 36,000 and Hermosa Beach at 20,000. Contrary to the previous decade, population in all three Beach Cities grew at a slower pace between 2010 and 2019 than the City of Los Angeles (which is used here as a baseline reference). While residential demand has slowed in recent years, the Beach Cities feature high population densities and are largely built out, which has impeded the construction of new housing units and kept pressure on the housing supply. For example, in Hermosa Beach population growth was just 0.7 percent, but it still exceeded its residential unit growth of -2.5 percent. Similarly, while Redondo Beach’s population growth was a modest 1.4 percent, it too 327 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 10 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx had a negative residential unit growth of -0.9 percent. Manhattan Beach, the most expensive housing market of the three, was perhaps able to attract more residential development as its residential unit growth slightly outpaced population growth, 1.6 percent to 1.2 percent. A continuing trend among all the Beach Cities, particularly in Manhattan Beach and Hermosa Beach, is the upward spiral of median home values as a result of the constrained residential supply and high demand for beach community living. In 2020, Hermosa Beach had a median home value of $1.7 million, reflecting a 82 percent increase from 2012. Meanwhile, the median value of a home sold in Manhattan Beach increased to over $2.3 million, reflecting a price growth of 73 percent over the same period. The Redondo Beach median home value of just over $1 million is significantly lower than its Beach City neighbors but still much higher than the City of Los Angeles median of $694,000. However, the Beach Cities have seen continued growth in household incomes as well. Hermosa Beach’s median household income in 2019 was $137,000, nearly 40 percent higher than its figure in 2010. Manhattan Beach still possesses the highest median household income of the three at $150,000, while Redondo Beach’s has now exceeded six figures, standing at $112,000. All Beach Cities median household incomes significantly exceed the $58,000 median for Los Angeles. Levels of educational attainment in the Beach Cities have remained high as well, with over 34 percent of Manhattan Beach residents, 26 percent of Hermosa Beach residents, and 23 percent of Redondo Beach residents have graduate-level degrees, compared with 12 percent of Los Angeles residents. While each Beach City retains a unique demographic profile, they have all seen similar trends in areas such as median age and families as a percentage of total households. As in 2010, in 2019 Hermosa Beach’s residential population is the youngest, the most transient, and the least family- oriented of the three. The median age of Hermosa Beach residents is 39, compared with 44 in Manhattan Beach and 41 in Redondo Beach. The percentage of owner-occupied households in Hermosa Beach is 42 percent, compared with 62 percent in Manhattan Beach and 48 percent in Redondo Beach. Family households in Hermosa Beach make up 46 percent of all households (up from 41 percent in 2010) as compared to 71 percent in Manhattan Beach (from 64 percent in 2010), 61 percent in Redondo Beach (from 56 percent in 2010), and 60 percent in Los Angeles (down from 61 percent in 2010). Despite distinctions between the residential communities of each of the Beach Cities, the variances appear to be narrowing as high housing costs in Manhattan Beach cause residential demand to spill over into Hermosa Beach. Some illustration of the underlying residential dynamics can be found in Table 2, showing residential mix in each of the Beach Cities. Single- family homes make up 81 percent of the housing stock in Manhattan Beach, compared with 54 percent in Hermosa Beach, 55 percent in Redondo Beach, and 44 percent in Los Angeles. Since 2010, the number of single-family homes in Hermosa Beach increased as the number of multifamily homes has continued to fall: 206 new single-family homes were constructed while 459 multifamily units were eliminated. Based on anecdotal information, this was due to construction of large single-family homes on lots formerly occupied by older multifamily stock. In this environment of escalating land values, Manhattan Beach has become increasingly unaffordable, leaving Hermosa Beach as the next-best option for aspiring Beach Cities residents. 328 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 11 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Figure 1 Beach Cities Map Source: ESRI 329 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 12 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Table 1 Beach Cities Demographic Comparison Hermosa Beach Manhattan Beach Redondo Beach City of Los Angeles 2010 2019 '10-'19 Change 2010 2019 '10-'19 Change 2010 2019 '10-'19 Change 2010 2019 '10-'19 Change General Total Population 19,506 19,650 0.7%35,135 35,573 1.2%66,748 67,700 1.4%3,792,621 3,959,657 4.4% Total Households 9,389 8,979 -4.4%13,732 13,520 -1.5%28,540 27,621 -3.2%1,312,002 1,373,864 4.7% Total Housing Units 10,311 10,049 -2.5%15,128 15,363 1.6%30,243 29,979 -0.9%1,415,592 1,474,043 4.1% Median Household Income $99,976 $137,188 37.2%$131,723 $150,083 13.9%$91,737 $112,271 22.4%$48,746 $58,385 19.8% Median Home Value (1)$957,000 $1,740,000 81.8%$1,379,000 $2,392,635 73.5%$640,000 $1,073,000 67.7%$374,200 $694,583 85.6% Median Rent $1,795 $2,181 21.5%$1,995 $2,628 31.7%$1,575 $2,072 31.6%$1,104 $1,450 31.3% Average Household Size 2.04 2.19 7.4%2.50 2.63 5.2%2.29 2.45 7.0%2.81 2.82 0.4% Average Family Size 2.80 2.87 2.5%3.10 3.14 1.3%2.94 3.07 4.4%3.53 3.62 2.5% Family/Total Households (%)41%46%64%71%56%61%61%60% Owner-Occupied/Total Units (%)(2)42%42%64%62%49%48%36%34% Labor Force Participation (%)80%77%68%64%75%72%67%66% In-City Jobs/Household 0.62 0.67 1.25 1.30 0.82 0.86 1.22 1.19 Age Median Age 37.0 39.3 6.2%40.9 44 7.6%39.3 40.7 3.6%34.1 35.6 4.4% Age 18+ (% of total)84%82%75%73%81%78%77%79% Age 65+ (% of total)9%12%13%17%10%13%10%12% Household Income < $15,000 5%5%4%3%7%5%15%13% $15,000 - $49,999 18%11%12%12%19%15%36%31% $50,000 - $99,999 27%22%21%20%28%25%27%27% $100,000 - $149,999 21%17%18%15%21%20%11%14% $150,000+29%46%45%50%26%35%11%16% Education (Age 25+) No High School Diploma 2%2%1%2%4%4%26%23% High School Graduate 6%6%7%7%13%11%19%19% Some College, No Degree 17%11%13%11%19%19%18%18% Associate Degree 6%5%5%5%7%8%6%6% Bachelor's Degree 44%49%42%40%37%36%20%22% Master's/Professional/Phd.25%26%32%34%20%23%10%12% (2) Includes units for sale (1) Median home values for 2012 and 2020 Sources: US Census American Community Survey 5-year Estimate 2015-2019; Economics & Planning Systems 330 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 13 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Table 2 Beach Cities Residential Mix Hermosa Beach Manhattan Beach Redondo Beach City of Los Angeles 2010 2019 '10-'19 Change 2010 2019 '10-'19 Change 2010 2019 '10-'19 Change 2010 2019 '10-'19 Change Residential Mix Total 10,311 10,058 (253)15,128 15,020 (108)30,243 30,024 (219)1,415,592 1,493,108 77,516 Single-Family 1, Detached 43%43%(74)69%72%322 40%41%313 39%38%15,540 1, Attached 8%11%280 8%9%150 14%14%75 6%6%(948) Multi-Family 2 13%12%(155)10%7%(379)4%2%(435)3%3%2,925 3 or 4 11%7%(369)7%5%(232)11%11%(159)6%6%3,927 5 to 9 7%10%300 2%2%(14)7%8%393 9%9%7,421 10 to 19 6%3%(313)2%2%15 7%7%(7)10%10%1,338 20+11%12%59 2%2%(49)17%16%(327)27%28%46,175 Mobile Home 2%1%(67)0%1%79 0%1%44 1%1%917 Other 0%1%86 0%0%0 0%0%(116)0%0%221 Owner-Occupied Units by Value < $50,000 1%2%1%2%1%1%2%1% $50,000 - $499,999 7%5%4%2%9%5%49%32% $500,000 +92%93%95%96%90%95%49%67% Residential Unit Age Built since 1980 22%29%30%36%31%34%21%25% Built 1940 to 1979 61%59%62%57%63%62%59%55% Built 1939 or earlier 16%12%8%7%6%4%21%20% (1) Median home values for 2019, and net growth from 2010 to 2019 Sources: American Community Survey 5-Year Estimates 2019; Economics & Planning Systems 331 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 14 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Employment Trends Historically, the Beach Cities served primarily as a vacation destination before evolving into permanent small-town communities. The Southern California aerospace industry was largely based in and near the South Bay and provided a source of high-paying jobs until the end of the Cold War, when sudden cancellation of government contracts and research initiatives helped caused an exodus of aerospace firms and resulted in recession. (However, Northrop Grumman remains the largest employer in Redondo Beach, and a cluster of aerospace firms maintain a strong presence in El Segundo to the north.) More recently, the Beach Cities have benefited from the growth of high-income knowledge workers seeking work environments that are closer to home and that offer a high quality of life. Table 3 shows that, since 2011, job growth outpaced population growth in Hermosa Beach and Manhattan Beach: the 9 percent job growth in Hermosa Beach was more than ten times population growth, while 5 percent job growth in Manhattan Beach nearly quadrupled population growth. (Redondo Beach, with a large industrial sector, experienced continued job losses in keeping with larger structural declines in manufacturing.) Much of the job growth in Hermosa Beach and Manhattan Beach was in sectors associated with knowledge work. The combined finance, real estate, information, professional services, technical services, and executive management sectors make up the largest segment of Manhattan Beach employment (31 percent), and the second-largest segment in Hermosa Beach (19 percent). Since 2011, such knowledge workers represented the largest net gain of jobs in Manhattan Beach. The importance of tourism, dining, and entertainment to the economies of all three Beach Cities is reflected in the job share for the accommodation and food services sectors, which contributed the largest category of Hermosa Beach jobs (24 percent) the second-largest for Manhattan Beach (21 percent), and the third-largest for Redondo Beach (16 percent). However, in Hermosa Beach, this sector experienced the largest drop in employment since 2011. Each of the Beach Cities has seen an increase in jobs per household as well as its daytime population since 2011. However, despite the high growth of jobs relative to population in Hermosa Beach, the City maintains a strong bedroom community orientation with a jobs-to- household ratio of 0.71 in 2018. This means that for every Hermosa Beach household, there were 0.71 jobs in the City. A normalized ratio, as reflected by the City of Los Angeles, is 1.16. A low jobs-to-household ratio typically means a daily net outflow of workers and a decline in the day population. As shown in Table 4, the population of Hermosa Beach falls 1,950 per day, or 10 percent. Redondo Beach, like Hermosa Beach, is also primarily a bedroom community and loses 10 percent of its population to out commuting daily. Manhattan Beach, by comparison, has a jobs-to-household ratio of 1.25, which results in a day population net inflow of 4,950, equivalent to a 14 percent expansion of the residential population. However, Hermosa Beach is expected to benefit from the work from home trend, which keeps more residents and increases the daytime customer base for Hermosa Beach businesses. A large day population in an urban area often results in additional retail demand. Several retailers interviewed in Manhattan Beach and Hermosa Beach indicated that the difference in day population was a major reason why Hermosa Beach could not compete as effectively for retail tenants and restaurants. 332 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 15 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Table 3 Jobs by Industry, 2011-2018 Table 4 Daytime Population, 2018 Hermosa Beach Manhattan Beach 2018 '11-'18 Change Share 2018 '11-'18 Change Share 2011 '11-'18 Change Share Share All Jobs 6,409 547 100%17,579 160 100%25,851 (2,202)100%100% 9%1%-9% Accommodation and Food Services 1,535 (266)24%3,335 (513)19%3,155 817 17%9% FIRE (2), Infmtn, Prof./Tech., Exec.Mgmt.1,236 210 19%5,443 684 31%3,602 76 16%21% Retail Trade 899 52 14%2,781 (314)16%3,090 (98)13%8% Health Care and Social Assistance 684 290 11%1,889 558 11%1,079 593 7%16% Admin. & Support, Waste Mgmt./Remed.492 128 6%874 335 5%734 (19)3%4% Other Services (excluding Public Admin.)370 (20)8%930 (446)5%900 (110)3%6% Production (1)325 169 2%307 (107)3%990 236 1%7% Wholesale Trade, Transport, Warehousing 294 88 4%385 35 6%8,300 (1,908)6%9% Educational Services 249 33 5%1,009 65 2%1,242 146 27%14% Arts, Entertainment, and Recreation 171 (118)5%178 (107)2%485 72 5%4% Public Administration 154 (19)3%448 (30)1%386 (119)2%3% (1) Production includes Agriculture, Forestry, Fishing, Hunting, Resource Extraction, Utilities, and Construction (2) FIRE includes Finance, Insurance, and Real Estate Source: LEHD Census, Economic & Planning Systems, Inc. Redondo Beach L.A. Hermosa Beach Manhattan Beach Redondo Beach Day Population (2018) Residential Population 19,650 35,573 67,700 Live in City, Employed Outside City (8,042)(12,101)(27,841) Employed in City, Living Outside City 5,567 16,478 21,371 Day Population 17,175 39,950 61,230 Daily Inflow/(Outflow)(2,475)4,377 (6,470) Daily Inflow/(Outflow) as % of Residential Population -13%12%-10% Population Density/Square Mile Population 13,800 9,000 10,900 Day Population 12,000 10,100 9,900 Sources: US Census, Census LEHD, ESRI, Economic & Planning Systems Inc. 333 Economic & Planning Systems, Inc. 16 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx 5. RETAIL TRENDS The retail competitive landscape for Hermosa Beach, which includes all of the Beach Cities and parts of El Segundo and Torrance, offers a wide variety of shopping options, including large enclosed malls, open-air lifestyle centers, and downtown street retail. As shown in Table 5, there is at least 3.65 million square feet of destination retail within a 10-mile radius of Hermosa Beach. Table 5 Beach Cities Shopping Destinations However, the most direct retail competition for Hermosa Beach is walkable retail districts in downtown Manhattan Beach and Riviera Village in Redondo Beach. As shown in Table 6, downtown retail commands the highest rents and lowest vacancies in each of these cities. Rents in the Hermosa Beach downtown are roughly equal to the city-wide. Conversely, Manhattan Beach downtown rents exceed city-wide rents by 30 percent, from $5.29 to $6.89, and Riviera Village rents surpass the Redondo Beach average by 65 percent, from $2.98 to $4.91. In all three cases, downtown vacancies are higher than the citywide average, from 7.5 percent in Hermosa Beach to 4.0 percent in Manhattan Beach to 5.5 percent in Riviera Village. These high vacancies can likely be attributed to the Covid-19 pandemic, as they increased markedly since the beginning of 2020. The generally strong performance of downtown Manhattan Beach and Redondo Beach, as well as other walkable retail districts has encouraged pipeline projects such as the Redondo Beach Pier redevelopment and the Point lifestyle center in El Segundo, both of which have been designed to provide streetscape character. From a competitive perspective, as indicated by Figure 2 and Figure 3, rents and vacancy rates in Manhattan Beach have consistently out-performed those in Hermosa Beach and Redondo Beach. According to brokers and local business people, this is due primarily to the more affluent demographic profile of Manhattan Beach residents, who can support higher-end retailers than neighboring cities, and to Manhattan Beach’s vibrant daytime population. Another factor may be the relative lack of retail diversity in Hermosa Beach. On a total sales-per-capita basis, as shown in Table 7, Hermosa Beach is well exceeded by Manhattan Beach, and slightly higher than Redondo Beach. While Hermosa Beach performs strongly in food and beverage stores, restaurants and bars, it appears to have retail leakage in categories including apparel, general merchandise, and large-format retail segments like garden supplies, home furnishings, auto parts, and general wholesale items. Of these leakage categories, the street retail character and small floor plates in Downtown Hermosa Beach are best suited to supporting an expansion in the apparel (including women’s fashion goods, general apparel for younger consumers, and sports Shopping Center Type of Center Miles from Hermosa Beach Retail Sq.Ft. Key Tenants Address South Bay Galleria Enclosed Mall 3.5 955,000 Macy's; Nordstrom; Kohls 1815 Hawthorne Blvd.; Redondo Beach, CA, 90278 Manhattan Village Shopping Center Enclosed Mall 3.4 572,837 Macy's; Williams-Sonoma; Coach 3200 Sepulveda blvd.; Manhattan Beach, CA 90266Riviera Village Downtown Street Retail 3.4 413,000 Local boutiques and services Plaza El Segundo Open-Air Lifestyle/Big Box 3.8 400,000 Whole Foods; Anthropologie; H&M; Lululemon760 South Sepulveda Blvd; El Segundo, CA 90245 Redondo Beach Pier Downtown Street Retail 1.5 400,000 Shade Hotel, TheaterPromenade on the Peninsula Open-Air Lifestyle Center 9.0 374,000 Williams-Sonoma; Banana Republic; Gap 550 Deep Valley Drive; Rolling Hills Estates, CA 90274 Downtown Manhattan Beach Downtown Street Retail 2.1 231,000 True Religion, Shade Hotel, boutiques the Point Open-Air Lifestyle Center 3.8 115,000 Mendocino Farms, True Food Kitchen 850 South Sepulveda, El Segundo Redondo Shores Open-Air Lifestyle/Big Box 1.5 102,000 Whole Foods; Rite Aid; GNC 403-419 N Pacific Coast Hwy Fisherman's Wharf Downtown Street Retail 1.5 90,000 Local restaurants and souvenir shops 415 Diamond Street; Redondo, CA 90277 3,652,837 Source: L.A. County Assessor; CoStar; Economic & Planning Systems, Inc. 334 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 17 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx and fitness related clothing and accessories) and home furnishings categories. Larger format retail would be appropriate for larger commercial properties on Aviation Blvd. corridor. Ultimately, successful improvement in the retail mix will depend on a broad range of factors discussed further in Section 7. Table 6 Beach Cities Retail Rents, Vacancies, Inventory Figure 2 Beach Cities Historical Retail Rents As of 4Q 2020 All Retail Downtown Retail1 All Retail Downtown Retail2 All Retail Downtown Retail3 Rents (/Sq.Ft.)$3.54 $3.53 $5.29 $6.87 $2.98 $4.91 Vacancy 6.1%7.5%1.8%4.0%4.1%5.5% Inventory (Sq Ft.)1,032,661 263,336 1,893,104 267,684 3,799,996 325,159 (3) "Downtown" includes Riviera Village in Redondo Beach Source: CoStar; Economic and Planning Systems, Inc. Hermosa Beach Manhattan Beach Redondo Beach (1) "Downtown" includes Pier Avenue, Pier Plaza, and Hermosa Ave. between 9th and 15th Streets in Hermosa Beach (2) "Downtown" includes the rectangle formed by the Strand, 10th, 13th, and Valley Blvd. in Manhattan Beach $3.54 $2.98 $5.29 $0.00 $1.00 $2.00 $3.00 $4.00 $5.00 $6.00 Hermosa Beach Redondo Beach Manhattan Beach 335 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 18 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Figure 3 Beach Cities Retail Vacancies Table 7 Beach Cities 2019 Taxable Sales Per Capita 6.1% 1.8% 4.1% 0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% 7.0% 8.0% 9.0% 10.0% Hermosa Beach Manhattan Beach Redondo Beach Hermosa Beach Manhattan Beach Redondo Beach City of Los Angeles Population (1)19,650 35,573 67,700 3,959,657 Total Taxable Sales (2)$263,669,054 $809,970,962 $902,091,369 $50,174,450,540 Taxable Sales Per Capita Motor Vehicle and Parts Dealers $723 $2,326 $819 $1,243 Home Furnishings and Appliance Stores $696 $802 $747 $475 Building Material and Garden Equipment --$113 $665 Food and Beverage Stores $1,539 $1,816 $1,393 $758 Gasoline Stations -$1,013 $892 $1,171 Clothing and Clothing Accessories Stores $590 $1,946 $1,392 $857 General Merchandise Stores (3)-$2,725 $1,311 $735 Food Services and Drinking Places $5,219 $5,715 $3,478 $2,580 Other Retail Group (4)$3,435 $2,847 $1,213 $1,184 Total Taxable Sales Per Capita $12,202 $19,192 $11,358 $9,666 (1) U.S. Census Bureau; American Community Survey; Population, 2019 Source: State of California Board of Equalization (BOE); Economic & Planning Systems, Inc. (2) California State Board of Equalization, 2019 (3) BOE catch-all category; includes florists, office supplies, gift/novelty/souvenirs, used merchanise, and other miscellaneous items (4) BOE category; includes wholesale taxable sales categories including agriculture, mining, construction, manufacturing, etc. 336 Economic & Planning Systems, Inc. 19 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx 6. HOTEL TRENDS Hermosa Beach has the potential to become a top hotel destination in Los Angeles County. Despite the attractiveness of the Beach Cities for visitors, there are few luxury hotels in the area. As shown in Table 8, only the Beach House in Hermosa Beach, the Portofino in Redondo Beach and the Shade in Manhattan Beach are considered upscale or luxury. What’s more, neither the Portofino nor the Shade has beachfront exposure. In all of Los Angeles County, there are very few upscale beach-front hotels. Consequently, the opportunity in Hermosa Beach to develop an upscale beachfront hotel represents an extremely valuable option. H2O, a 30-room “mid-range” boutique hotel located on Hermosa Beach at 15th Street, is the most recent hotel property developed in Hermosa Beach. The Beach House continues to perform well relative to its competitive set, and has room rates of approximately $325-$340 per night. Owned and operated as a fractional ownership, in which rooms unoccupied by the owners are rented as typical hotel rooms, the Beach House achieved high occupancy levels of near 85-90 percent prior to the pandemic. In the latter half of 2020, it reported occupancy levels of 65 percent, despite the effects of the Covid-19 pandemic. Because ground floor rooms front directly on the Strand, the Beach House has effectively privatized strand/beach frontage for hotel guests. As shown by Table 8, Manhattan Beach has not seen a new hotel delivery since the Shade Hotel was completed in 2012. Another Shade Hotel was completed in Redondo Beach in 2016, along with a Hilton in 2014 and a Homewood Suites in 2017. These three hotels have added nearly 380 rooms to Redondo Beach’s hotel inventory over the past seven years. In Hermosa Beach, the envisioned Mermaid site hotel, on the other hand, had the potential to be strongly catalytic. The site on the corner of Pier Plaza and the Strand is arguably the best available commercial land between Redondo Beach and Manhattan Beach. If operated as an upscale or luxury hotel, it could become a landmark beachfront destination, generate significant economic and fiscal impacts, and provide residents and Beach City visitors with an upscale alternative to current Pier Plaza bars and restaurants. This, in turn, could influence tenanting decisions by Pier Plaza and greater downtown property owners and lead to a diversification of current uses. 337 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 20 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Table 8 Beach Cities Hotel Inventory: Existing and Pipeline Name Year Built Category Rooms Hermosa Beach Current Beach House 1998 Luxury 96 Grandview Inn 1973 Economy 17 H2O Hermosa 2020 Mid-Range 30 Hampton Inn 2002 Economy 70 Holiday Inn Express 2001 Economy 80 Hotel Hermosa 1990 Mid-Range 80 Quality Inn 1986 Economy 68 Sea Sprite Ocean Front Motel 1957 Economy 39 480 Manhattan Beach Current Belamar Hotel 1961 Mid-Range 134 Crimson Hotel 1988 Economy 45 Hawthorn Suites 2003 Mid-Range 53 Hi View Inn and Suites 1952 Economy 22 Manhattan Beach Marriott 1986 Mid-Range 373 Manhattan Village Inn & Suites 1986 Economy 18 Residence Inn Manhattan Beach 1985 Mid-Range 176 Sea View Inn 1962 Mid-Range 37 Shade Hotel 2012 Luxury 38 Wave Hotel 1995 Economy 44 940 Redondo Beach Current Best Western Plus 1979 Economy 108 Best Western Redondo Galleria 1984 Economy 51 Sonesta [1]1986 Mid-Range 350 Hilton Garden Inn 2014 Mid-Range 147 Homewood Suites 2017 Mid-Range 184 Marriott Residence Inn 2014 Mid-Range 172 Moonlite Inn 1986 Economy 23 Pacific Coast Inn 1960 Economy 20 Portofino Hotel & Marina 1962 Upscale 161 Ramada Limited Redondo Beach 1990 Economy 40 Redondo Beach Hotel 1979 Mid-Range 112 Redondo Inn and Suites 1955 Economy 36 Redondo Pier Inn 1987 Economy 37 Seaside Motel 1962 Economy 27 Shade Redondo Beach 2016 Luxury 45 1,513 Current Total 2,933 [1] Formerly the Crowne Plaza Source: CoStar, Hotel Websites & Staff; Economic and Planning Systems, Inc. 338 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 21 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx 7. OFFICE TRENDS As shown in Table 9, Hermosa Beach’s office inventory stands at approximately 367,000 square feet, and remains small compared to Manhattan Beach and Redondo Beach, which have about 1.6 million and 2.4 million square feet of office space respectively. As of Q4 2020, Hermosa Beach’s office inventory is entirely Class B and C office space, though the construction of Skecher’s global headquarters will deliver about 75,000 square feet of Class A space in 2022. The City’s office market inventory has grown by 5 percent in the last 10 years, a growth rate higher than both Manhattan Beach and Redondo Beach, both of which saw negligible growth over that same period. Overall, the Hermosa Beach market for Class B and C office space in Hermosa Beach occupies a viable segment priced below Manhattan Beach but above Redondo Beach. As of the fourth quarter of 2020, as shown in Figure 4, Class B and C rents in Hermosa Beach average $3.75 per square foot and are trending up, compared with $3.17 per square foot in Redondo Beach and $4.25 per square foot in Manhattan Beach. Historical office vacancies, as shown in Figure 5, indicate considerable volatility in the Hermosa Beach office market, compared with the other Beach Cities. As of the fourth quarter of 2020, the Hermosa Beach office vacancy rate of 11.7 percent is significantly higher than the 3.9 percent rate in Manhattan Beach and the 5.7 percent rate in Redondo Beach. Table 9 Beach Cities Class B and C Office Inventory As of 4Q 2020 Hermosa Beach Manhattan Beach Redondo Beach Rents (/Sq.Ft.)$3.75 $4.27 $3.17 Vacancy 11.7%3.9%5.7% Inventory (Sq Ft.)366,990 984,158 2,053,563 Sources: CoStar; EPS 339 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 22 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Figure 4 Beach Cities Historical Class B and C Office Rents Figure 5 Beach Cities Historical Class B and C Office Vacancy $3.75 $4.27 $3.17 $0.00 $1.00 $2.00 $3.00 $4.00 $5.00 $6.00 Hermosa Beach Manhattan Beach Redondo Beach 11.7% 3.9% 5.7% 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0% Hermosa Beach Manhattan Beach Redondo Beach Source: CoStar, Economic & Planning Systems, Inc. Source: CoStar, Economic & Planning Systems, Inc. 340 Economic & Planning Systems, Inc. 23 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx 8. HERMOSA BEACH ISSUES AND OPPORTUNITIES Area Description Hermosa Beach’s Downtown District is the commercial heart of the City. With approximately 18.5 acres of commercially zoned land area, the Downtown District hosts a majority of the City’s boutique retail outlets and a large proportion of its hotel and office uses. As recently as the 1980s, Downtown Hermosa Beach was marked by dilapidated and abandoned buildings, high levels of vagrancy, and recurring public safety issues associated with the area’s rough-and- tumble bars. City investments in the 1990s and early 2000’s in public infrastructure, most notably the redesign of Pier Plaza and Upper Pier Avenue, helped transform Downtown Hermosa Beach into a popular daytime and nightlife destination. The Downtown District centers on the intersection of Pier and Hermosa Avenues and extends along Pier Avenue from the Strand through Pier Plaza to Valley Boulevard and along Hermosa Avenue from 15th Street to 8th Street. The western end of Pier Avenue terminates with Pier Plaza, a large pedestrian-only area that attracts visitors from throughout the County for its access to the Pier, great outdoor dining options, events, and nightlife. Most of Downtown’s busiest restaurants and bars cluster on Pier Plaza and the Pier Avenue/Hermosa Avenue intersection, while the streets north, south, and east host a variety of retail, personal service and food serving business, and some lodging uses. The other significant retail clusters include a number of office uses on Pier Avenue and a concentration of health and beauty uses in upper Pier Avenue. Several physical characteristics make Downtown Hermosa Beach unique. As Pier Avenue descends to the intersection with Hermosa Avenue, it follows a broad and dramatic sweep, which allows for a pleasing streetscape experience (enhanced greatly by the recently completed Pier Avenue Streetscape Project) that provides numerous focal points for commercial activity. Where Pier Avenue meets Hermosa Avenue, the grade ends, leaving a full flat block between Hermosa Avenue and The Strand, providing Pier Plaza with an unmediated connection to the beach.1 The PCH Corridor is the largest contributor to sales tax revenue in Hermosa Beach, generating nearly $1 million for the City in FY2019-2020, as shown in Table 11, which is nearly half of the City’s sales tax revenue. Downtown Hermosa Beach is also a significant contributor to the City’s fiscal base, generating nearly $648,000 for the City’s General Fund, and accounting for a third of all sales tax revenue collected by the City. However, the Downtown has seen its volume of sales tax revenue drop by over 20 percent from the prior year, the largest amount of any area in the City. This decline is likely attributable largely to the impacts of the covid-19 pandemic. However, it should be noted that sales taxes represent a relatively small portion of the City’s overall fiscal revenues, amounting to approximately 12 percent of all General Fund revenues in fiscal 2019-20. (See Appendix C for fiscal revenue breakdowns and historical detail.) 1 Other area beachfront commercial districts in LA County, such as in Santa Monica, Malibu, Manhattan Beach, and Redondo Beach, tend to be separated from the beach by steep grades or major roads. 341 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 24 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Table 10 Hermosa Beach Sales Tax Revenue, FY 2019-2020 Issues Despite location advantages and fiscal contributions, Downtown Hermosa Beach has not— according to area land use professionals and residents—fulfilled its potential as a commercial district for residents and visitors. Over the course of this analysis, several issues regarding the current pattern of Downtown land uses and tenanting emerged. A common concern is over Pier Plaza tenants and whether they represent the best fit for City residents. Conflict between late-night Pier Plaza revelers and neighborhood residents led to the Measure B “Quiet Nights” ballot initiative, which aimed to reduce late-night operating hours of Pier Plaza establishments. As shown in Table 11, establishments with CUPs granting late-night operating privileges make up nearly 48,000 square feet of area in the Downtown Core, more than half of all the restaurant and bar space there. While the loss of the initiative implies that residents do not believe a mandated reduction in late-night operating hours is the best way necessarily to manage the issue, many also believe the bar scene on Pier Plaza deters visitation from families and upscale tenants. At minimum, Pier Plaza lacks sufficient alternatives to the current slate of boisterous and young adult-oriented establishments. As noted in the retail assessment, Hermosa Beach experiences leakage in several retail categories, most notably apparel and general merchandise. This corresponds with anecdotal findings from interviewees about the lack of boutiques and women’s apparel shops of the quality found in Downtown Manhattan Beach. Indeed, as shown in Table 11, apparel occupies just 20,000 square feet or 4 percent of Downtown District commercial space. Interviewees acknowledge that while Manhattan Beach retail tenanting has become very upscale, featuring tenants more typically associated with Beverly Hills and South Coast Plaza, there is a strong and unmet opportunity in Hermosa Beach for retailers to operate at a slightly lower price-point. Conversely, the health and beauty category2 (which includes services ranging from hair and nail salons to gyms and yoga studios) may be over-represented. With almost 52,000 square feet in the Downtown District making up 9 percent of the total commercial area, health and beauty is the largest single retail category. As shown on Figure 8, health and beauty establishments 2 Health and Beauty in this analysis is considered a retail category subset. Geographic Area FY19-20 1-Yr Change Share PCH $938,320 -7%48.4% Downtown $648,316 -22%33.4% Pier/Valley/Monterey $265,014 -8%13.7% Aviation $86,840 1%4.5% Source: HDL/City of Hermosa Beach, Economic & Planning Systems, Inc. 342 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 25 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx cluster on upper Pier Avenue and along the eastern side of Hermosa Avenue. Health and beauty uses are typically found in neighborhood retail centers rather than shopping districts, so their concentration may be impeding development of a stronger specialty retail orientation for the Downtown District. Downtown retail property and leasing management reflects a wide range of sophistication. While the average Downtown rent of $3.53 per square foot, actual rents—according to brokers—vary widely, from below $2 per square foot to above $6. This results in an inconsistent tenant mix with many non-competitive operators. The inconsistencies are attributable to a number of nonresidents, non-professional, long-term custodial land owners who operate their properties without close regard to market rates. As shown on Table 14, private land owners who have owned since before 2003 control 34 percent of the Downtown land area. Furthermore, fragmented land ownership, resulting in a large number of land owners, makes coordinated action difficult. Fully 63 percent of the Downtown land area is held by owners who control less than three parcels, and parcels themselves are small in size. The Pier Avenue Streetscape project made vast improvements to the livability and walkability of Pier Avenue, but according to interviewees, there are still too few places for pedestrians and shoppers to congregate, sit, and enjoy the surroundings. In general, there is a lack of outdoor seating in the area, and the design of Pier Plaza can feel barren at less crowded times. This detracts from Downtown’s sense of place and ability to attract day-time visitors. Opportunities Several strategies are available to the City to realize its goal of promoting economic development in Hermosa Beach, as well as commercial districts along PCH and Aviation Boulevard. Most of these are opportunistic in nature, as they ultimately rely on market-driven change led by the private sector. Land ownership and usage patterns in Downtown Hermosa Beach have undergone a significant amount of transition in recent years. Since 2010, 24 percent of the Downtown land has changed hands, as shown in Table 14. This activity is attributable to several driving factors: the end of the recession; the continued in-migration of wealthy residents to Hermosa Beach and the Beach in general; growth of high-paying jobs to Hermosa Beach and the Beach Cities; and public investment into streetscape improvements on Pier Avenue. The proposed Pier/Strand Hotel at the Mermaid site hotel represent a great opportunity to catalyze change in Pier Plaza, combining strong underlying market factors with a strategic location. The site is one of the best commercial locations on the entire Strand between Redondo Beach and Manhattan Beach due to its frontage on both Pier Plaza and the Strand. The costly land assembly reflects confidence in the market to support luxury hotel rates. The site dominates the northwestern corner of Pier Plaza, so new construction will strongly influence its look and feel going forward. With very few alternatives for upscale or luxury beachfront hotels in Los Angeles County, the proposed Mermaid site hotel could become—like Shutters and Casa del Mar in Santa Monica and Terranea in Palos Verdes—a landmark destination drawing visitors from all over the country. Inclusion of ground floor public space, such as a lobby bar, could provide an amenity for locals and day visitors as well as guests, providing an upscale alternative to current Pier Plaza bars and restaurants. This, in turn, could influence tenanting decisions by Pier Plaza land owners 343 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 26 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx and lead to a diversification of current uses. Finally, the economic impacts from spending by affluent guests and the fiscal impacts from new Transient Occupancy Tax (TOT) and sales tax could be very significant. City support for a top-quality hotel on the site thus presents a high- leverage opportunity to effect positive change. One proactive idea would be for the City to consider leveraging its ownership of the parking lot on 13th Street east of the hotel site to enhance hotel feasibility. Use of the parcel to expand the hotel footprint—rather than for a parking structure—could allow inclusion of more amenities, enhancing its appeal to guests and the community at large. The requirement for on-site, underground parking on this site, likely contributed to the project to be deemed infeasible and shelved. Finding alternatives to on-site parking may allow a similar project to go forward. Similarly, the City should look to encourage and support other catalytic projects Citywide as they materialize. Likewise, projects on the strategically located eastern corners of Pier Plaza currently occupied by Bank of America and Citibank, could also have a catalytic effect (although retail banks are typically long-term land users). The compact and walkable nature of Downtown Hermosa Beach lends itself to a district parking strategy that encourages visitors to park centrally and circulate on foot. Consequently, provision of centralized public and public-private parking solutions could increase pedestrian traffic and enhance retail vitality. In addition, the option for developers to provide parking through in-lieu fees, as is already offered by the City, can help some physically constrained sites become more viable for new development. However, the current in-lieu fee which is roughly equivalent to the per-stall development cost in a parking structure, and the requirement for some on-site parking, are considered restrictive by many local land use professionals, especially given high current parking requirements mandated by city code for commercial uses, restaurants in particular. The City can ease the burden on developers by lowering in-lieu fees, by removing requirements for providing a portion of the parking requirements on-site and by lowering parking requirements outright.3 There is strong potential for the City to offset these costs with increases in sales tax, business license tax, TOT, and other taxes associated with new commercial activity. Streetscape improvements on Hermosa Avenue and enhancements on Pier Plaza could help the area more fully realize the potential of its natural physical advantages to become a more attractive destination for day-time visitors, families, and tourists. Such improvements could enhance the sense of arrival, calm traffic, upgrade the pedestrian experience, facilitate bicycle transport, and refine the overall identity of the area. This could help create a “virtuous circle” that attracts more visitors, who increase the market potential for new tenants, who in turn draw more visitors. For example, focused improvements on the eastern side of Hermosa Avenue that encourage a more vibrant street life can help bring out the redevelopment potential represented by relatively large parcels and floorplates, frontage that defines (and extends) the edge of the Pier Plaza activity, and traffic counts consistent with the location at the nexus of the Downtown 344 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 27 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx District. Furthermore, such improvements can help improve circulation between Upper Pier Avenue and Pier Plaza and facilitate a stronger commercial flow between the two areas.4 In the commercial centers along Aviation Blvd. and PCH, there is also the opportunity to improve the streetscape and pedestrian infrastructure in order to enhance their respective retail environments. It was noted that Aviation Blvd. in particular would benefit from beautification and traffic-calming measures. These commercial centers present especially attractive opportunities for investment, given their location along main arterials. This lends them a higher degree of accessibility to those living inland in Hermosa Beach, as well as residents from surrounding communities. In terms of the potential for additional retail offerings in these areas, the retail leakage statistics discussed in Chapter 5 suggest that establishments offering apparel, general goods, and garden shops have the potential to capture a market that currently shops for these items outside of Hermosa Beach. As previously discussed, Hermosa Beach is predominantly a bedroom community with a relatively small day population. In this regard, Hermosa is at a competitive disadvantage to Manhattan Beach, which has a much larger day population, especially for higher quality restaurants that depend in part on lunch business. Nonetheless, continued growth of office space for knowledge workers in the Downtown area, whether as part of single- or mixed-use developments, can create a greater workday buzz and stimulate restaurant and retail development directly. Additionally, the trend toward working from home spurred by the Covid- 19 pandemic is likely to persist, and will improve spending and vitality downtown. Conclusion s Realization of any of these opportunities could yield economic growth and help positively transition the Downtown Core. However, it will take a combination of actions over time by both public and private sectors before a full retail transformation will take place, coupled with a refreshed perception of the Downtown Core as a great place to visit and hang out by day, by night, and for a broad range of users including tourists, locals, and families. With regard to business districts elsewhere in the City, Aviation Blvd. and PCH are established as commercial nodes with robust retail environments. PCH in particular generates nearly half the City’s sales tax. However, key stakeholders have noted that both corridors could benefit from visual and infrastructural improvements in order to attract higher numbers of potential customers. This is especially the case on Aviation Blvd., which is viewed as having a greater potential to cater to pedestrians but will require a higher amount of investment in the built environment. Furthermore, despite representing some of the City’s most popular businesses, business owners in these districts feel there is a disproportionate amount of attention paid to Pier Ave. and the Downtown area. 4 For a full set of streetscape improvement recommendations, see “Hermosa Beach Downtown Economic Development Strategy,” Prepared for the City of Hermosa Beach by ROMA Design Group and Economic & Planning Systems, 12/2013 345 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 28 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Catalytic projects like new hotels, with or without the continued office development, will increase day population and demand for upscale retail and services. Public support through district parking strategies, reduced parking requirements, and possibly the provision of subsidized parking can help underwrite a desirable range of new development and rehab projects. Additional changes to the built environment through streetscape improvements can upgrade the “sense of place” and make the City’s commercial districts more desirable destinations for both residents and visitors. Under these improved conditions, retailers will seek to exploit the new market opportunity. And because retailers tend to follow other retailers, successful early movers will quickly be joined. Certain categories of retail in particular could be a strong fit for a revitalized Downtown, and the PCH and Aviation Corridors. As discussed earlier, women’s apparel is an area of opportunity, along with athletic clothing and sports gear. Home furnishing stores are underrepresented in the city as well. Better restaurants as well as cafes that encourage gathering and lingering would broaden Hermosa Beach’s reputation as an entertainment destination and address residents’ stated desire for more options. Ultimately, once a certain critical mass of change has occurred, anchor retailers could be attracted to become a focal point for the City’s commercial districts. 346 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 29 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Table 11 Downtown District by Land Use Vertical Sq.Ft.(3) Share Vertical Sq.Ft.(3) Share Vertical Sq.Ft.(3) Share Retail and Services Eating and Drinking(4) Food/Spirits Extended Hours 51,191 9%47,773 9%3,419 1% Food/Spirits Closes at Midnight 27,379 5%17,236 3%10,143 2% Food/Beer & Wine 10,084 2%4,872 1%5,212 1% Food/No Alcohol 25,823 5%19,248 3%6,575 1% Subtotal Eating and Drinking 114,478 20%89,128 16%25,350 5% Other Retail and Services Health & Beauty 51,624 9%23,588 4%28,035 5% Sports 22,100 4%10,797 2%11,303 2% Apparel 20,426 4%12,326 2%8,100 1% Souvenirs & Gifts 19,897 4%1,552 0%18,345 3% Bank 11,314 2%11,314 2%- 0% Liquor 4,445 1%2,820 1%1,625 0% Market 3,720 1%2,560 0%1,160 0% Wine Shop 2,763 0%- 0%2,763 0% Subtotal Other Retail and Services 136,290 24%64,958 12%71,332 13% Total Retail and Services 250,767 45%154,086 27%96,681 17% Other Commercial Professional Office 141,938 25%29,514 5%112,424 20% Hotel 90,237 16%81,269 14%8,968 2% Vacant 39,080 7%29,767 5%9,313 2% Residential 36,351 6%12,963 2%23,388 4% Industrial 3,476 1%- 0%3,476 1% Subtotal Other Commercial 311,082 55%153,514 27%157,568 28% TOTAL 561,849 100%307,599 55%254,250 45% (1) Rectangle formed by the Strand, eastern Hermosa Avenue, 14th Street, and 10th Street (2) Pier Avenue from Hermosa Ave. to Valley Dr.; Strand to Hermosa Ave. between 14th St. and 16th Ct., 10th St. and 8th St. (3) Vertical Sq.Ft. from CoStar and EPS estimates, except as described in footnote (4) (4) Eating and drinking sub-classifications based on City of Hermosa Beach CUPs Sources: The City of Hermosa Beach, CoStar, Economic & Planning Systems Downtown District Core Downtown District (1) Non-Core Downtown District (2) 347 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 30 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Figure 6 Downtown Hermosa Beach by Land Use Notes: (1) Categories designated “Multiple Tenant Retail” include tenants from all eating and drinking categories as well as from the apparel, sports, souvenirs & gifts, health and beauty, and professional office categories (2) Categories designated “Office Over Retail” include professional office as well as uses in health and beauty, apparel, Food/no alcohol, and banking. 348 Market and Economic Analysis Update City of Hermosa Beach Report June 1, 2021 Economic & Planning Systems, Inc. 31 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Table 12 Downtown Hermosa Beach by Ownership Pattern Table 13 Downtown Hermosa Beach by Acquisition and Construction Activity Land Owner MP Core 200 930,952 53 23.8% City of Hermosa Beach 396,260 16 10.1% Reg8 Plaza Hermosa LLC 246,712 7 6.3% Melvin and Marie Kausen Trust 108,070 7 2.8% Resort Sea View Hermosa LLC 96,148 6 2.5% Daniel and Margaret Gruen Trust 74,379 5 1.9% Iskandar Family Trust 62,458 5 1.6% Frederic and Jean Taylor Trust 50,536 3 1.3% Moise Hendeles Trust 48,074 3 1.2% S and P Hermosa Parent LLC 33,947 7 0.9% South Bay 4 LLC 17,028 6 0.4% Damoder and Sumitri Reddy Trust 13,356 4 0.3% John and Laura Warren Trust 12,023 3 0.3% Refoua LLC 9,606 3 0.2% Celina C Douglas Trust 8,486 3 0.2% All Other Owners 1,802,463 177 46.1% Total 3,910,500 308 100% Sources: City of Hermosa Beach; Los Angeles County Assessor; EPS Square Footage Number of Parcels Owned Share AC Sq.Ft.Share AC Sq.Ft.Share AC Sq.Ft.Share Recent Construction(3)0.7 31,229 4%0.9 40,024 5%1.6 71,253 9% Acquired After 2010 1.5 63,223 8%2.5 107,341 13%3.9 170,563 21% Acquired between 2004 and 2010 2.7 117,792 15%1.9 84,111 10%4.6 201,903 25% Acquired between 1993 and 2003 1.7 75,460 9%1.8 77,511 10%3.5 152,971 19% Acquired Before 1993 0.9 38,407 5%0.7 32,359 4%1.6 70,766 9% City-Owned Land 1.9 82,752 10%1.1 48,353 6%3.0 131,105 16% Transaction Data Not Available - - 0%0.1 5,876 1%0.1 5,876 1% Total 9.4 408,863 51%9.1 395,574 49%18.5 804,438 100% (1) Rectangle formed by the Strand, Hermosa Avenue, 14th Street, and 10th Street Sources: The City of Hermosa Beach; CoStar; Economic & Planning Systems, Inc. (3) "Recent Construction" refers to projects with long remaining usable life; these date from 1998 (Beach House Hotel) to 2013 (205 Pier Ave.) Category Core Downtown(1)Other Downtown(2)Total Downtown (2) Pier Avenue from Hermosa Ave. to Valley Dr.; the Strand to Hermosa Ave. between 14th St. and 16th Ct. and between 10th St. and 8th St. 349 APPENDIX A: Business Community Input 350 • Business Community Interviewees: o Jessica Accamando – Hermosa One / Creative Fish o Marje Bennetts – Beach House Hotel o Tony Cordi – The Innate Group o Jason Cortes – The Stanton o Jon David – Upper Pier Ave. Property Owner o Lori Ford – Gum Tree o Ed Hart – Maximus Salon o Bob Jones – Financial Consultant o Mike Lacey – Comedy and Magic Club o Jason Muller – Beach City Capital o Jon Starr - Starr Design • Review of Economic Development Stakeholders Advisory Group Notes July 2020 through March 2021 • Feedback received from Economic Development Committee Meeting held March 1, 2021 351 Market and Economic Analysis Hermosa Beach Downtown Strategy Administrative Draft Report — Appendix 1/13/2014 Economic & Planning Systems, Inc. A-1 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx APPENDIX B 2014 Report Key Findings 352 Market and Economic Analysis Hermosa Beach Downtown Strategy Administrative Draft Report — Appendix 1/13/2014 Economic & Planning Systems, Inc. A-1 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx 1. The Hermosa Beach Downtown District is the commercial heart of the City—at once the City’s primary shopping district, gathering area, and visitor attraction. With approximately 18.5 acres of commercially zoned land on either side of Pier Avenue between the Strand and Valley Boulevard and along Hermosa Avenue between 8th Street and 15th Street, the Hermosa Beach Downtown District hosts a majority of the City’s retail outlets and a large proportion of its hotel and office uses. Pier Plaza, with its large assortment of bars and restaurants, is a popular nightlife destination for visitors from throughout the County. Sales tax revenues from Downtown Hermosa Beach are significant, accounting for 29 percent of all sales tax revenue collected by the City. 2. Hermosa Beach enjoys unique physical qualities that make it a highly desired destination for residents and visitors Clean air, the broad and sandy beach, and the ocean beyond provide Hermosa Beach with its defining amenity. But unlike Manhattan Beach, Redondo Beach, or most of the other beach cities in Los Angeles County, Hermosa Beach has commercially zoned parcels that directly about the beach at grade. This gives Downtown Hermosa Beach, and Pier Plaza in particular, an intimate relationship with the beachfront that creates potential for highly differentiated hotel and retail offerings. Furthermore, Pier Avenue meets Pier Plaza after a dramatic sweeping quarter-mile descent from Pacific Coast Highway, providing a pleasing pedestrian experience and numerous focal points for commercial activity. 3. The three Beach Cities of Hermosa Beach, Manhattan Beach, and Redondo Beach share geographical proximity and demographic characteristics to function as closely inter-related markets. Consequently, area economic trends, especially those originating from Manhattan Beach, are expected to continue to influence Hermosa Beach. Each of the three Beach Cities has benefited from the highly desired beach location to become an attractive place to live, work, and play. Compared to the city of Los Angeles, all are affluent, well-educated, and carry high property values—extremely high in the case of Manhattan Beach. Hermosa Beach is differentiated by being the smallest and most casual of the three, with the youngest residents, highest proportion of renters, lowest rate of family formation, and second-highest level of income. However, due to rapidly appreciating land costs in Manhattan Beach, Hermosa Beach has begun to absorb spill-over residential demand, which land use professionals believe will narrow the wealth gap with Manhattan Beach, reflect in increased home ownership levels, and lead to increased family representation. 4. Despite its location and demographic advantages, the Downtown Core has not fulfilled its potential as a commercial district for residents and visitors, according to area land use professionals. Pier Plaza’s bars and restaurants host a boisterous nightlife scene that has increasingly generated conflict with neighborhood residents. According to local brokers and real estate professionals, the current Pier Plaza tenant mix has tended to discourage a broader range of retail and commercial activities. In turn, the lack of diversity in dining and shopping options has helped perpetuate the dominance of current uses. However, the decisive loss of the 353 Market and Economic Analysis Hermosa Beach Downtown Strategy Administrative Draft Report — Appendix 1/13/2014 Economic & Planning Systems, Inc. A-2 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx proposed Measure B “Quiet Nights” ballot initiative implies that residents do not believe a mandated reduction in late-night operating hours is necessarily the best way to manage the issue. Other long-term impediments to the realization of Downtown Core potential include legacy property ownership, which has resulted in inconsistent property management and tenanting; restrictive requirements for the provision of new parking, which have encumbered new development; and a small day-time population (excluding summer weekend beachgoers), which limits potential day-time retail demand. 5. Land ownership and usage patterns in the Hermosa Beach Downtown District have undergone a significant amount of organic, market-driven transition in recent years providing momentum for further public and private investment. For many years, land ownership in Downtown Hermosa Beach was dominated by long-term custodial land owners, which led to a generally slow pace of change. However, since 2010, 24 percent of the Downtown District land has changed hands, 18,000 square feet of new construction has occurred, and hotels proposing over 130 new rooms are in planning or under development. This activity is attributable to several driving factors: the end of the recession; the continued in-migration of wealthy residents to Hermosa Beach and the Beach Cities in general; growth in the number of high-paying jobs in Hermosa Beach and the Beach Cities; and public investment in streetscape improvements on Upper Pier Avenue. This primarily market-driven momentum for change provides a strong basis for successful revitalization strategies. 6. New hotel development in Downtown Hermosa Beach, in particular the proposed hotel for the former Mermaid site, represents the biggest opportunity for near-term transformation of Pier Plaza. The proposed Mermaid site hotel represents a rare opportunity to catalyze change in Pier Plaza, combining strong market factors with a strategic location. The site is one of the best commercial locations on the entire Strand between Redondo Beach and Manhattan Beach, due to its frontage on both Pier Plaza and the Strand. The assembly of land, acquired in 2013 at very high cost, reflects confidence in the market to support luxury hotel rates. Because the site dominates the northwestern corner of Pier Plaza, new construction will strongly influence its look and feel going forward. With very few alternatives of upscale or luxury beachfront hotels in Los Angeles County, the proposed Mermaid site hotel could become—like Shutters and Casa del Mar in Santa Monica and Terranea in Palos Verdes—a landmark destination drawing visitors from all over the country. Inclusion of ground floor public space, such as a lobby bar, could provide an amenity for locals and day visitors as well as guests, providing an upscale alternative to current Pier Plaza bars and restaurants. This, in turn, could influence tenanting decisions by Pier Plaza land owners and lead to a diversification of current uses. Finally, the economic impacts from spending by affluent guests and the fiscal impacts from new Transient Occupancy Tax (TOT) and sales tax could be very significant. City support for a top-quality hotel on the site presents a high-leverage opportunity to effect positive change. 354 Market and Economic Analysis Hermosa Beach Downtown Strategy Administrative Draft Report — Appendix 1/13/2014 Economic & Planning Systems, Inc. A-3 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx 7. Retail revitalization and diversification in the Hermosa Beach Downtown District will likely occur gradually as a result of improvements in several underlying conditions. Despite its high population density and affluence, Downtown Hermosa Beach has not fulfilled its potential due to factors discussed above. Consequently, the quality and diversity of many existing retail establishments is not on par with expectations of residents or potential visitors from other Beach Cities. For example, the current retail tenant mix along Pier Avenue and Hermosa Avenue appears to be over-represented in the health and beauty sector (uses more typical of a neighborhood center than a retail shopping district), and under-represented in the apparel sector, where the City exhibits significant retail leakage. Actions that increase the day-time population or create interest in the Downtown District as a day-time destination can create positive conditions that induce retail development over time. These actions may include hotel and office development, which increases the day-time population; streetscape improvements to create a better and more attractive sense of place; and public parking improvements that reduce impediments to visitation and offset the costs of new development. 8. Development of office space catering to knowledge-work sectors such as finance, real estate, and professional services, represents a meaningful opportunity for Downtown District economic development. The office market in the City of Hermosa Beach is not as large as that in Manhattan Beach and Redondo Beach, but in the Downtown District, high rents, low vacancies, and a growing cluster of knowledge workers suggests market support for new office space there. Since 2000, over 60 percent of new office growth in the city has occurred in the Downtown District, specifically at 200 Pier Avenue, 205 Pier Avenue, 338 Pier Avenue, and 400 Pier Avenue, buildings that cater to tenants in knowledge work fields such as finance, real estate, and information. This reflects a larger trend in which knowledge workers, who can work anywhere with a network connection, are choosing workplaces closer to home in areas offering a high quality of life. Area brokers believe this trend represents a strong and continuing opportunity for the Beach Cities. One positive consequence of new Downtown office growth is increased day-time population, which generates additional demand for retail and services. 9. Provision of public shared centralized parking may help encourage catalytic projects in the Downtown Core The compact and walkable nature of Downtown Hermosa Beach lends itself to a district parking strategy that encourages visitors to park centrally and circulate on foot. Consequently, provision of centralized public and public-private parking solutions could increase pedestrian traffic and enhance retail vitality. In addition, the option for developers to provide some required parking through in-lieu fees, as is already offered by the City, can help some physically constrained sites become more viable for new development. However, the current in-lieu fee, which is roughly equivalent to the per-stall development cost in a parking structure, is considered restrictive by many local land use professionals, especially given high current parking requirements mandated by city code for commercial uses, in particular restaurants. The City can ease the burden on developers by lowering in-lieu fees 355 Market and Economic Analysis Hermosa Beach Downtown Strategy Administrative Draft Report — Appendix 1/13/2014 Economic & Planning Systems, Inc. A-4 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx and by lowering parking requirements outright.5 There is strong potential for the City to offset the associated loss of revenue with increases in sales tax, business license tax, TOT, and other taxes associated with new commercial activity. 10. Public investment in streetscape improvement is a strong tool for the City to encourage catalytic projects. Streetscape improvements on Hermosa Avenue and Pier Plaza could help the area more fully realize the potential of its natural physical advantages to become a more attractive destination for day-time visitors, families, and tourists. Such improvements could enhance the sense of arrival, calm traffic, upgrade the pedestrian experience, facilitate bicycle transport, and refresh and update the image of the area. This could help create a “virtuous circle” that attracts more visitors, who increase the market potential for new tenants, who in turn draw more visitors. For example, focused improvements on the eastern side of Hermosa Avenue that encourage a more vibrant street life can help bring out the redevelopment potential represented by relatively large parcels and floorplates, frontage that defines (and extends) the edge of the Pier Plaza activity, and traffic counts consistent with the location at the nexus of the Downtown District. Furthermore, such improvements can help improve circulation between Upper Pier Avenue and Pier Plaza and facilitate a stronger commercial flow between the two areas.6 5 For a full set of parking strategy recommendations, see “Hermosa Beach Downtown Economic Development Strategy,” Prepared for the City of Hermosa Beach by ROMA Design Group and Economic & Planning Systems, 12/2013 6 For a full set of streetscape improvement recommendations, see “Hermosa Beach Downtown Economic Development Strategy,” Prepared for the City of Hermosa Beach by ROMA Design Group and Economic & Planning Systems, 12/2013 356 Market and Economic Analysis Hermosa Beach Downtown Strategy Administrative Draft Report — Appendix 1/13/2014 Economic & Planning Systems, Inc. A-2 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx APPENDIX C Supporting Data 357 Market and Economic Analysis Hermosa Beach Downtown Strategy Administrative Draft Report — Appendix 1/13/2014 Economic & Planning Systems, Inc. A-2 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Appendix 1 Hermosa Beach Fiscal Revenues, FY10-11 to FY19-20 0 5,000,000 10,000,000 15,000,000 20,000,000 25,000,000 30,000,000 35,000,000 40,000,000 45,000,000 FY10-11 FY11-12 FY12-13 FY13-14 FY14-15 FY15-16 FY16-17 FY17-18 FY18-19 FY19-20 Property Tax Sales and Use Tax Transient Occupancy Tax Business License Tax Utility Users Tax Other Taxes Licenses and Permits Fines and Forfeitures Use of Property and Money Intergovernmental/State Service Charges Other Revenue 358 Market and Economic Analysis Hermosa Beach Downtown Strategy Administrative Draft Report — Appendix 1/13/2014 Economic & Planning Systems, Inc. A-3 Z:\Shared\Projects\LA\204000s\204026_Hermosa Beach Economic and Market Analysis\Report\EPS Updated Economic and Market Study_City Edits.docx Appendix 2 Hermosa Beach Fiscal Revenues, FY19-20 Detail Revenue Source Category FY19-20 Share Property Tax $19,045,242 44.6% Sales and Use Tax $3,146,342 7.4% Transient Occupancy Tax $3,505,250 8.2% Business License Tax $1,184,426 2.8% Utility Users Tax $2,147,057 5.0% Other Taxes $1,252,169 2.9% Licenses and Permits $1,213,724 2.8% Fines and Forfeitures $2,365,086 5.5% Use of Property and Money $1,006,122 2.4% Intergovernmental/State $127,256 0.3% Service Charges $7,523,765 17.6% Other Revenue $165,416 0.4% Total $42,681,855 100.0% Sources: City of Hermosa Beach; EPS 359 HERMOSA BEACH Downtown Core Revitalization Strategy Prepared for the City of Hermosa Beach by ROMA Design Group and Economic & Planning Systems JANUARY 2014 360 361 HERMOSA BEACH Downtown Core Revitalization Strategy Prepared for the City of Hermosa Beach by ROMA Design Group and Economic & Planning Systems JANUARY 2014 Table of Contents Introduction .....................................................................................................1 The Downtown Core .....................................................................................3 Commercial Tenanting Strategy ................................................................7 Hermosa Avenue Streetscape Improvements ....................................10 Pier Plaza and The Strand Improvements .............................................12 Hotel Development Strategy ...................................................................16 Parking Strategy ............................................................................................23 362 Overview of South Bay Cities 363 DOWNTOWN CORE REVITALIZATION STRATEGY 1 Introduction Hermosa Beach is one of three beach cities in the South Bay and together with Redondo Beach and Manhattan Beach, repre- sents a resource of great value within the larger Los Angeles region. Established as independent municipalities more than one hundred years ago, they were originally resort and recre- ational settings, somewhat removed from the economic life of the land-centric city of Los Angeles to the north and east. Once only accessible by trolley and rail to the rest of the region, these cities are now very well connected to the metropolitan area and have become even more attractive places for residents. At the same time, they also serve as a regional open space and recre- ational resource for the metropolitan area and therefore have to contend with the surges of population on weekends and during the summer months. Historic census information reveals continu- ously upward trends in household income, educational levels, home ownership and land value. Upgrades and improvements to the building stock, which was built for shorter-term summer stays, have been undertaken. As the region has continued to grow and expand, the beach cities have become increasingly valuable places to live, work and play. Hermosa Beach has many features in common with Manhattan Beach to the north and Redondo Beach to the south, and is closely linked to these communities by the continuity of the public beach, the Strand along the beach and the Greenbelt. But, it is also a very distinctive place with its own issues, opportunities and chal- lenges. Hermosa Beach is the smallest of the beach communities and it is also the one that is geographically most focused on the coast. It is also more of a bedroom community, with greater out- commuting of residents to work and a smaller daytime popula- tion. At the same time, historic economic data indicates resiliency in the real estate market and generally the market potential is good for a variety of different uses, particularly with the effects of the Great Recession waning. Hermosa Beach has an attractive, small town character and a fine- grain urban fabric generally comprised of small lots and build- ings. The urban pattern is oriented to the beach and the pier, connected by the Strand and the Greenbelt and punctuated by other parks and open spaces. As the City continues to change and evolve over time, and as growth occurs, there is an ongoing concern over the surges in population and the generally nega- tive social behavior that occurs within the Pier Plaza area. These are important concerns, which may be best addressed by posi- tive changes aimed at making upgrades and investments that will attract economic enterprises and activities that will ultimately overshadow the negative aspects. 364 2 CITY OF HERMOSA BEACH • JANUARY 2014 P A C I F I C C O A S T H I G H W A Y H E R M O S A A V E N U E PIER PLAZAPIER AVENUECLARK FIELD CORPYARDHERMOSAVALLEYELEMENTARY COMMUNITYCENTER CIVIC CENTER DOWNTOWN CORE Downtown Context 365 DOWNTOWN CORE REVITALIZATION STRATEGY 3 Over the past several months, ROMA Design Group has been working with Economic & Planning Systems (EPS), economic consultants, and the City of Hermosa Beach in developing strate- gies for the economic development of the Downtown and Civic Center areas. In the first phase of the work effort, options related to the leveraging of City-owned property were identified and evaluated. Based on direction from the City Council, the Phase 2 effort has focused within the Downtown Core. The purpose of this report is to summarize the findings of the Phase 2 work effort. The Downtown Core The Downtown Core encompasses the rectangle between 10th and 14th Streets and between the Strand and Palm Drive and is focused on Hermosa Avenue and Pier Plaza. It is part of the downtown district, which extends north to 15th Street, south to 8th Street and east along Pier Avenue to Valley Boulevard. While the upper Pier Avenue has an important relationship to the Downtown Core, it has already been the subject of a successful revitalization effort and is not the primary focus of the strategies described herein. The Downtown Core is the oldest part of Hermosa Beach, which was originally platted in the early 1900’s. Today, it has many of the characteristics of an older downtown, with buildings on relatively small parcels that have incrementally developed over time. Some of the most notable older structures were built with clear civic intent and stature, attaining heights of 40 to 60 feet. Historically, these taller buildings with large windows and high floor-to-ceiling ground floor spaces were located immediately adjacent to the sidewalk. Commercial uses were built to support the recreational nature of the beach community as well as to serve the small permanent and seasonal residential population. Landmark build- ings reflect the early identity of Hermosa Beach, including the Biltmore Hotel (now demolished), the Bijou Theater and the Bank of America and a number of mixed-use buildings with ground floor shops with upper floor office and residential uses. As the population increased, particularly after World War II, and as the pattern of shopping shifted to larger shopping centers, the nature of the downtown also underwent significant changes. Within the center of downtown at the foot of Pier Avenue, bars began to occupy buildings as commercial uses declined and relo- cated elsewhere. Now, it is important to create an environment that nurtures the increasingly stable, diverse and family-oriented population. Investing in improvements to the public realm is one of the first steps that can be made, and will signal the City’s commitment to the area. Subsequent important steps will be to better manage parking and encourage a greater variety of busi- nesses, including fine dining establishments, high quality hotels and upper floor offices that reflect the changing nature of the population and contribute to the overall downtown environment 366 4 CITY OF HERMOSA BEACH • JANUARY 2014 The Lighthouse, featuring jazz on Pier Plaza, the landmark Biltmore Hotel and the Bijou Theater, made distinctive contributions to the identity and activity of Hermosa Beach. After WWII the downtown underwent significant changes and now it is poised to change in a fresh new way. 367 DOWNTOWN CORE REVITALIZATION STRATEGY 5 and quality of life in the city. In the future, downtown Hermosa Beach should become a place that appeals to a wide diversity of people – the surfer, the creative entrepreneur, the high tech busi- nessman and the young family with children. It should be a place that allows a diversity of groups to mutually co-exist - not a place that is dominated by one group at the expense of another. The downtown district is the heart of Hermosa Beach and should be enhanced so that it becomes, to an even greater extent than today, the focus of social life in the city. The betterment of the downtown will reflect positively on the quality of life in the com- munity as a whole. In 2010, the City invested in improvements to upper Pier Avenue that have already had significant benefits on the character and quality of that street. This report addresses what further actions should be taken to nurture positive change. As Hermosa Beach has matured as a community, the downtown has evolved as well. Still, the downtown businesses do not serve a broad cross-section of the population and provide less in the way of diverse retail and fine dining than would be expected, given the demographics of the community and the high quality assets of the area. If we look at the downtown district in its entirety, and the core area more specifically, there is a significant amount of land that is now vacant, used for parking or is underutilized. Positive Pier Avenue Improvements redevelopment of these areas will help to enhance the quality of life in the city. Critical to the transformation of the area is achieving the appropriate mix of uses and quality of development that makes Hermosa Beach a more sustainable and livable commu- nity. From a land use point of view, there are certain types of uses that can contribute to a more sociable, publicly-spirited place and a more economically viable district. Within the downtown as a whole as well as within the core, there is a need to increase the day-time population to add life and vitality that goes beyond the typical recreationally oriented uses that have been historically attracted to the beach setting of 368 6 CITY OF HERMOSA BEACH • JANUARY 2014 A diverse family-friendly downtown environment Hermosa Beach. Office development, whether on upper floors or in stand-alone buildings, is an important activity that can build economic support for local-serving retail and quality dining estab- lishments. Recent office development that caters to businesses in knowledge work fields, such as finance, real estate and infor- mation, has occurred within the city primarily within downtown along Pier Avenue. This reflects a larger trend in which knowl- edge workers are taking advantage of the flexibility afforded by communications systems for work closer to their homes and in areas offering a high quality of life. Hotel development can also help to improve the vitality and economic viability of the Downtown Core by providing for over- night stay and longer visitation. There is strong market potential for hotel development on beachfront locations which are limited within Los Angeles County. Hermosa Beach is exceptionally well positioned for upscale hotel facilities on beachfront locations within the Downtown Core. In addition, if new hotel develop- ment includes an ample lobby, restaurant, spa, and other ameni- ties, it will help to create a more sociable and attractive destina- tion that will enhance its image and identity and contribute to its sense of security. Furthermore, high quality hotel development will, as with additional office uses, also provide greater market support for quality retail and restaurant establishments. 369 DOWNTOWN CORE REVITALIZATION STRATEGY 7 The encouragement of office and hotel uses cannot come at the expense of creating a pedestrian oriented people place with active ground level uses on key corridors and adjacent to impor- tant public spaces. In addition, creating a more active, people- oriented place must also be pursued in conjunction with quality development that respects the scale and unique character of Hermosa Beach. To realize the potential of the Downtown Core will require the pro-active pursuit of appropriate infill develop- ment as well as public-private partnerships, implementation of public parking and streetscape improvements as well as some modifications to existing zoning. Commercial Tenanting Strategy Within the Downtown Core, the prime commercial tenanting opportunities are located along Hermosa Avenue, adjacent to Pier Plaza and on the Strand. Strategic public investment and successful development of catalyst sites in these three areas – Pier Plaza, Hermosa Avenue and the Strand frontage – could dramatically enhance the appeal, sociability and security of the Downtown Core and help transform it into a vibrant center for Hermosa businesses. Today, the quality and diversity of many existing retail establish- ments is not on par with expectations of residents or potential visi- tors from other Beach Cities. For example, the current retail tenant Examples of mixed-use buildings with office above retail 370 8 CITY OF HERMOSA BEACH • JANUARY 2014 mix along Pier Avenue and Hermosa Avenue appears to be over- represented in the health and beauty sector - uses more typical of a neighborhood center than a retail shopping district - and are under-represented in the apparel sector, where the City exhibits significant retail leakage. As previously discussed, uses that increase the day-time population and longer stay visitation will contribute to the market support for retail development. Streetscape improve- ments and public parking can also help to enhance the appeal, convenience and attractiveness of the area. In addition, zoning modifications that eliminate on-site parking requirements will help to create greater continuity and pedestrian interest. Creating a more distinctive and well-defined retail district will help to market the area as a destination and, at the same time, attract better quality shops and restaurants. Improvements to the public realm are key to the enhancement of the image and iden- tity of the Downtown Core as a retail destination. Widened side- walks and public plazas that create space for cafes and outdoor dining can also attract additional patrons. Activities that spill out and populate the public spaces communicate that this place is worth visiting - seeing people brings people. In addition, the provision of convenient on-street parking makes retail shopping appear more accessible and attractive. Furthermore, the current ever-increasing trend towards bicycling for both recreation and work trips needs to be recognized by the provision of convenient bicycle parking as well. Examples of active ground level uses 371 DOWNTOWN CORE REVITALIZATION STRATEGY 9P I E R P L A Z A1 3 T H S T R E E T1 1 T H S T R E E T1 0 T H S T R E E T1 4 T H S T R E E T1 4 T H C O U R T1 1 T H C O U R T1 0 T H C O U R T1 5 T H C O U R T H E R M O S A A V E N U E P A L M D R I V E M A N H A T T A N A V E N U E T H E S T R A N D Ground Level Retail and Dining Opportunities The Downtown Core is an ideal location for active ground floor uses, including retail shops, restaurants, cafes, juice bars, health clubs and a broad range of commercial establishments that will invigorate the downtown. A greater concentration and diversity of quality retail activity should be encouraged, along with a focus on smaller, local cafe and eating establishments, like the Gum Tree and Java Man on Pier Avenue have. Small snack and coffee shops (25 or fewer seats) that contribute to the local character and pedestrian orientation should be permitted within the Downtown Core. Currently, discretionary review is required. Streetscape improvements help economic vitality Lack of active ground level uses along the Strand 372 10 CITY OF HERMOSA BEACH • JANUARY 2014 Hermosa Avenue Streetscape Improvements Just as Pier Avenue is the gateway to the downtown district from the east, Hermosa Avenue is an important north/south gateway into the City. It traditionally served as the “main street” to the community, providing essential goods and services for the local population. Hermosa Avenue has significant regional continuity but does not present a strong sense of arrival when it traverses the downtown core. Improvements that enhance this sense of arrival and provide a stronger sense of the downtown as a district should be considered. Just as the improvements on Pier Avenue have spurred reinvest- ment and positive changes, improvements to Hermosa Avenue between 10th and 14th Streets can strengthen the economic underpinnings of this part of the Downtown Core. A concept similar to what was successfully undertaken along Pier Avenue was favorably considered by the City Council at a recent study session in reference to the improvements planned for Hermosa Avenue. This concept would involve the provision of wider 20-foot sidewalks on the sunny east side of the street, where sidewalk cafes and outdoor seating should be encouraged, the addition of street trees and intersection and median improvements, as well as diagonal parking. From a traffic point of view, the concept would allow for flexibility in operations. Within the curb-to-curb dimension of the street, there would be one wide 14-foot southbound sharrows lane with 8 feet for parking, for a total of 22 feet. If needed, this area could also accommodate two southbound moving lanes during peak periods. In the other direction, separated by a 10-foot landscaped median or turn lanes, vehicles would travel along two 11-foot northbound lanes. In addition to movement down the street, it is anticipated that the curbside lane would be used for moving in and out of the parking spaces, and the median-side lane would accommodate bicycle movement. On the east side of the street, diagonal parking would be accom- modated within a 16-foot wide area. This could be configured as head-in parking that is preferred by retail shops or as back-in parking that is preferred by bicyclists since it offers greater visi- bility of motorists for moving bicycles. The addition of diagonal parking directly adjacent to the east side of the street would provide 30 additional on-street parking spaces. Tighter traffic lanes would also have the additional benefit of calming traffic within the Downtown Core and allow it to be perceived as a destination rather than a place to move through on the way to somewhere else. Overall, the improvements would provide convenient parking that would help expand the market potential of the street, and in combination with the streetscape improvements and the widening of the sidewalk, would also provide for a more sociable pedestrian-oriented environment. 373 DOWNTOWN CORE REVITALIZATION STRATEGY 11 Hermosa Avenue Streetscape Concept14TH STREET14TH CT13TH ST13TH CT11TH ST11TH CT10TH STREETPIERPLAZAPIER AVENUE20’ SIDEWALK 16’ PARKING 11’ 100’RIGHT OF WAY 11’10’ 12’ 10’ P 10’ SW Hermosa Avenue today 374 12 CITY OF HERMOSA BEACH • JANUARY 2014 Pier Plaza and the Strand Improvements The pedestrianization of Pier Plaza and the addition of Canary Island Palms undertaken in 1998 was a good first step towards reclaiming this important space within the community. Today, it is a unique resource within the City and South Bay, offering a place for people gathering right at the threshold to the Pier, the Strand and the beach. However, when it was redesigned, it was still envisioned for vehicular movement and therefore the scale and organization of the street works well for special events and when there are crowds of people using the space. The events that are planned for Pier Plaza should continue and be encouraged fur- ther, promoting activities such as a regular farmer’s market once or twice a week, that bring residents to the area and create a greater sense that the place is not only for visitors but also for residents. At the same time, the space of the plaza needs to be rescaled and made more attractive during times when fewer people are present. It should feel like a comfortable outdoor room that works when it is full of activity and when it is not. Currently the space is 450 feet long and, with a width of 100 feet, seems vacuous. Specific recommendations to benefit the scale and structure of the street would include extending the palm trees all the way to the Strand and adding elements that will make it more attractive, including lighting, landscape and banners. Furthermore, upper story uses would not only provide additional activity but provide a better scale to this wide space and addi- tional support for the retail uses along it. A significant objective of many community groups within the City is to make the Downtown Core a stronger destination for resi- dents and families as well as for visitors and nighttime entertain- ment. Since the City controls the beach and Plaza areas west of the Strand, consideration could be given to building a new and exciting children’s playground that would serve a variety of age groups as well as adult fitness areas within view of the playground. Modern Pier Plaza during a special event 375 DOWNTOWN CORE REVITALIZATION STRATEGY 13 0 20’40’ PIER PLAZA STREETSCAPE IMPROVEMENT CONCEPT Strategic Plan for Economic Development Prepared for the City of Hermosa Beach by ROMA Design Group in association with Economic & Planning Systems NOVEMBER 26, 2013THE STRANDHERMOSA AVENUE13’ WIDE POTENTIAL OUTDOOR SEATING ZONE 13’ WIDE POTENTIAL OUTDOOR SEATING ZONE NEW LIGHT FIXTURES IN EXISTING LOCATIONS 8 NEW CANARY ISLAND DATE PALMS 16 EXISTING CANARY ISLAND DATE PALMS NEW LIGHT FIXTURES IN EXISTING LOCATIONS TYPICAL BIKE PARKING AREA TYPICAL BIKE PARKING AREA4 BANNERS 22 NEW JACARANDA TREESPier Plaza Streetscape Improvement Concept Typical weekday at Pier Plaza 100’ RIGHT OF WAY 12’ 6’ 7’ 10’10’ 7’ 6’ 30’ 20’ CLEAR 376 14 CITY OF HERMOSA BEACH • JANUARY 2014 trends indicate that there is a demand for this kind of combina- tion of recreational activities so that parents can exercise while their children are playing in close proximity and within view. These improvements would not only add to the activities in Pier Plaza to the east but would also enhance public access and enjoyment of the beach and the fishing and strolling activities on the pier. The development of a bicycle facilities for repair, servicing, rental and sales, could be located on the west side of the Strand right at the entrance to the pier. This would reinforce the family biking that already takes place and the diversity and mix of activities that are part of the Pier Plaza area. THE PLAZA WEST OF THE STRAND IS THE PROPOSED LOCATION FORTHE PLAYGROUND AND BIKE KIOSK Public Space Improvement Opportunities Examples of bike repair and rental kiosks 377 DOWNTOWN CORE REVITALIZATION STRATEGY 15 Additional Pier Plaza streetscape improvements, a bike kiosk and playground can help make Pier Plaza a more family friendly place 378 16 CITY OF HERMOSA BEACH • JANUARY 2014 Hotel Development Strategy The Downtown Core is an attractive location for beachfront hotel development and historically, as well as in recent years, there have been a number of hotel projects of varying size and character and each with its own contributions to the city as a whole. The Biltmore Hotel, which has been demolished but began as the Surf and Sand Beach Club in the 1920’s and later owned by the LA Athletic Club, is reflective of a landmark hotel that set the tone for the City. The six-story, 120-room hotel with its pool, ballroom, and rooftop setting for starlight dancing and daytime sunbathing, was the social center of Hermosa Beach for many years. Today, there continues to be a few hotels in the Downtown Core and more are planned. The Sea Sprite Motel offers the price- conscious visitor a place for a short or long stay. Each of the 40 rooms has some kitchen facilities for family visits and a pool. The more recently constructed 96-room Beach House is in fractional ownership and offers both short and long stays. It has limited common area, does not have a pool, and is not a full service hotel. Also, just beyond the primary core area on Hermosa Avenue, north of 10th Street, a 30-room luxury boutique hotel (the Clash Hotel) has been approved for construction. More recently, a critical site along the Strand and Pier Plaza, has been assembled for a hotel development and is in the process of developing specific proposals. Hotel development is one of the uses allowed in the Coastal Zone, because it is in keeping with the objectives of making the coastal resources more publicly accessible. The City’s Coastal Land Use Plan permits three-story development within a 45-foot height limit, while the City’s zoning regulations limit any develop- ment to 30 feet. However, land values and operating efficiencies within the core area are such that it is difficult to develop the kinds of ground level uses that are desired along with upper level accommodations within the City’s 30 foot height limit. In addi- tion, these height limits not only restrict the height required for successful ground level publicly-oriented uses in a multi-story configuration, but they also restrict rooftop development of P I E R P L A Z A1 3 T H S T R E E T1 1 T H S T R E E T1 0 T H S T R E E T1 4 T H S T R E E T1 4 T H C O U R T1 1 T H C O U R T1 0 T H C O U R T1 5 T H C O U R T H E R M O S A A V E N U E P A L M D R I V E M A N H A T T A N A V E N U E T H E S T R A N D Hotel Opportunity Areas 379 DOWNTOWN CORE REVITALIZATION STRATEGY 17 amenities and facilities which can take advantage of the significant beachfront location. Hennessey’s Tavern is an example of the kind of rooftop amenity space that could be provided in conjunc- tion with a pool deck in a new hotel. A three-story height within 30 feet is a significant constraint to the development of a quality hotel facility, particularly within the constrained parcel sizes in the Downtown Core. The introduction of additional hotel accommodations is a critical component of creating a more diverse and inviting environment for residents and visitors. To achieve the greatest benefit from hotel development within the core, the qualitative aspects of the development of the public spaces, amenities and services that are provided must be addressed. Hotels historically have been a key element in establishing the unique place-making qualities of recreational areas and making them more attractive for the community as a whole. Examples abound of landmark hotels around the country and the world that have successfully achieved these qualities. They have furthered the identity of the unique settings, making them more welcoming for everyone and providing amenities that have furthered the sociability, sense of security and hospitality that contribute to a sense of place. Yosemite is a great natural environment that everyone wants to visit, but the Ahwahnee Hotel adds hospitality, comfort and iden- tity that makes Yosemite an even more special destination. La Jolla, as a tourist destination, similarly benefits from the La Valencia Hotel, through its landmark qualities and the recreational and social activities that are open to the community. A more recent example of striking success is the role the Hotel Healdsburg in northern California played in the emergence of the Healdsburg Town Square as a center of the Wine Country. We are very familiar with the story of the transformative effect that this hotel provided to the community because of our involvement in the master planning of the downtown and the development of the project. To illustrate, when we began the master planning effort, Healdsburg had a Town Plaza that was an identifiable landmark in this small town, but many of the businesses, particularly the bars around the square, catered to a rough-neck crowd that made the area feel unsafe and unwel- coming to many people. There were many elements of the Master Plan that were recom- mended to transform the nature of the area, but most importantly was the development of a hotel directly across from the Town Square on a key publicly-owned parcel. The goals of the hotel proj- ect were to not only provide for the lodging of visitors but to create a special place that would contribute to the life on the square and become a catalyst for further retail and restaurant development. That goal was achieved in the realization of Hotel Healdsburg which 380 18 CITY OF HERMOSA BEACH • JANUARY 2014 Hotel Healdsburg reinforces the small town scale of its setting and brings attractive buildings and activities that helped transform the downtown 381 DOWNTOWN CORE REVITALIZATION STRATEGY 19 provided an architectural quality that heightened the identity and qualities of the Wine Country setting and provided a high level of amenity and a public spiritedness. The architecture is modern, but brings in and integrates landscaping in a manner that heightens the awareness of the unique qualities of the region. It also extends this approach to the public spaces by the introduction of taste- fully selected local art that emphasizes those qualities. The Hotel Healdsburg and the unique qualities it provided contributed to making Healdsburg a key destination in the Wine Country and the Town Square the sociable heart of the community. More specifically, the Hotel Healdsburg is a 3-story, 45-foot high hotel project that engages effectively the public environment of the street and the Town Square. It provides a massing and integra- tion of public and quasi-public spaces that extend the public realm into the hotel and help to make it a more inviting place. It provides a diversity of active ground level uses, including the Dry Creek Kitchen, a fine dining establishment, with an extensive outdoor seat- ing area along the street frontage, and a number of unique small shops along the streetfront that enhance the identity and experi- ence of place. The project includes a gracious lobby and adjacent casual meeting and gathering spaces as well as other separate meeting and catered dining rooms and a spa, pool area and out- door places for relaxation. Valet parking to a public off-site parking facility is also available from an attractive and well-integrated porte- cochere that does not diminish the urban qualities of the hotel. Hotel Healdsburg amenities 382 20 CITY OF HERMOSA BEACH • JANUARY 2014 The landmark La Valencia Hotel is well fitted within its retail downtown setting and provides courtyard dining for visitors and residents 383 DOWNTOWN CORE REVITALIZATION STRATEGY 21 Hermosa Beach is a beach community that has many different qualities than Healdsburg and the development of a hotel here needs to build on the unique qualities of this place. At the same time, there is an opportunity to learn from historical precedents and the transformative qualities that benefitted Healdsburg and interpret them more specifically for how they might be applied locally. It is important that an attitude is taken that looks to the achievement of the qualitative dimensions of place-making as of at least equal value to the achievement of the room count and yield of the hotel. There are different categories of hotels, motels and inns in Hermosa Beach at different price points that provide for a diversity of visitors to the area. What could be strength- ened, however, is the creation of a distinctive, higher quality establishment that serves the more discerning visitor and that can also become a focal point for community life. The setting of the Downtown Core right at the beach and adjacent to Pier Plaza is ideal for such an establishment. To develop a quality hotel that achieves the public purpose and the desired positive spin-off effect in the Downtown Core, there are many factors that need to be addressed and overcome. Sites are small and land assembly is not easy. The existing 30-foot height limit makes it very difficult to achieve a tall ground level that graciously provides for the public spaces of the hotel and a rooftop level that would be ideally suited for special amenities and open-air functions. On the roof level, there is a possibility of outdoor dining, a pool deck and spa facilities. Currently, occupied rooftop space is counted as part of the height of the building. If the quality of life in the city and the sociability of the Downtown Core are priorities, and a distinctive hotel that helps to further these objectives is desired, then the City needs to take a pro- active role to help achieve these goals. The prospect of redevel- opment of the Mermaid Hotel site, on the north side of Pier Plaza, has been identified, but a hotel developer and operator cannot achieve all of the public-spirited qualities and spin-off effects that are desired on their own. To achieve these qualities, a public/private partnership is required. This partnership can include assistance in providing valet parking in the existing parking structure and replacing the public park- ing that is lost by constructing a large and efficient new structure on publicly-owned land on the south side of Pier Plaza. This new parking structure will not only replace the parking, but would create opportunities for other hotel and retail ventures on that side of the plaza as well. In addition, the City has land in street rights-of-way and in parking lots that could contribute to the cre- ation of a more appropriately configured site for a quality hotel. Equally important, the City should consider taking the lead in a ballot initiative for voter approval of a height limit change to 45 feet. This increase in height would be aimed at increasing 384 22 CITY OF HERMOSA BEACH • JANUARY 2014 Without adding to the number of stories, a modest increase in height can help to improve the quality of hotel development in the core 385 DOWNTOWN CORE REVITALIZATION STRATEGY 23 the quality of development, not the intensity nor the number of stories. In addition, it would only be allowed on a limited basis and only for specific projects that clearly demonstrate achieve- ment of public objectives related to qualitative aspects including architectural and site design, publicly oriented activities on the ground floor, rooftop amenities, etc. It is important to note that the new height limit would be consistent with current Coastal Commission policies and generally is in the same area where the existing historic Bijou Building is 45 to 50 feet in height. Parking Strategy The parking strategy is intended to encourage small, indepen- dent, local businesses in the downtown district maintain the smaller scale, and small town character and manage the parking demand fluctuations more effectively, particularly since there are surges during the summer and weekends. There are two primary aspects of the parking strategy – first, the development of a public parking supply that is publicly managed with demand pricing to help control the distribution and availability of parking. The public parking can be provided for by using in-lieu fees and parking charges to help pay for the program and a specific financing plan for these will need to be developed. New public parking structures should be located to help alleviate peak loading on thoroughfares and for better traffic management. In addition to these, convenient, short term on-street parking, like what was developed on Pier Avenue, should be encouraged on Hermosa Avenue, the other major downtown retail street. The second component of the parking strategy involves modifica- tions to the existing zoning requirements for new development in support of a pedestrian-oriented district where the continuity and quality of the pedestrian experience is given a priority and a certain amount of walking to parking facilities is part of the experi- ence of place. Public Facilities and Parking Management The provision of centralized public parking facilities in beach- front locations and downtown districts is an essential component of a successful economic development strategy. The need for additional facilities in Hermosa Beach to both intercept parking demand and provide for a successful Downtown Core has long been identified. This work effort reinforces the importance of meeting these needs and identifies two strategic locations for the placement of these parking facilities. One of these would be located in the Downtown Core on City-owned property south of Pier Plaza. This is envisioned to be similar in size and character to the existing parking structure on the north side of the Plaza. The other would be located in the Community Center and/or Civic Center and would best serve the surge requirements of the recre- ational visitor, the beach-goer and parking for special events, civic and community functions and Pier Avenue retail. It is anticipated 386 24 CITY OF HERMOSA BEACH • JANUARY 2014 P I E R P L A Z A1 3 T H S T R E E T1 1 T H S T R E E T1 0 T H S T R E E T1 4 T H S T R E E T1 4 T H C O U R T1 1 T H C O U R T1 0 T H C O U R T1 5 T H C O U R T H E R M O S A A V E N U E P A L M D R I V E M A N H A T T A N A V E N U E T H E S T R A N D A Public Parking Garage is needed to the south of Pier Plaza, similar to the one previously built to the north side 387 DOWNTOWN CORE REVITALIZATION STRATEGY 25 that each of these structures might accommodate 300 to 400 parking spaces similar to the existing downtown parking structure. The management of public parking facilities should include demand pricing and efficient parking information and control systems that provide a more effective distribution of the available supply. The Downtown Core parking structures should provide for the required commercial and hotel development on underutilized properties and public parking for existing uses and beach visi- tors. Parking between the existing and the new parking structure within the core could be redistributed between the two facilities, depending on where development is taking place. In addition to the provision of parking structures, it is important to maintain and augment, if possible, parking along the street. This parking should be time-managed and priced to emphasize short- term convenience needs and avoid being absorbed for long-term use and by employees. Street parking communicates a friendly and convenient environment and actually can help to contribute to a pedestrian-oriented environment, especially in combination with streetscape improvements. In Hermosa Beach, the parking and streetscape improvements that were implemented on Pier Avenue demonstrate the positive effect on retail activity that can be achieved. Zoning Modifications Concerns were raised in initial discussions with developers, realtors and property owners about parking requirements in the existing Zoning Code and the deterrent that they impose upon economic vitality and the ability to maintain and further the small scale vil- lage environment of downtown Hermosa Beach. In particular, a significant concern is the effect that these requirements have on the ability to encourage office development on upper floors which would be beneficial in enhancing the daytime population and thus the market support for retail and restaurant functions. Existing parking issues and requirements in Hermosa Beach were reviewed along with those of other selected beach cities. The conclusion of this effort is that there should be a greater emphasis on how parking solutions can help to create a more attractive and accessible pedestrian-oriented district, where a greater mix and intensity of activities are desired while still accommodating beach- going peak visitor demand. The following provides a series of recommended actions that would help to encourage a more pedestrian-oriented district through changes in the Zoning Code. 1. Pier Avenue, from PCH to Hermosa Avenue and including the Community and Civic Center sites and Hermosa Avenue 388 26 CITY OF HERMOSA BEACH • JANUARY 2014 and the Downtown Core from 10th to 14th Streets should be designated as a pedestrian-oriented district, with special incentives and provisions to minimize the impact of parking and to encourage pedestrian and bicycle mobility. 2. All parking in the pedestrian-oriented district should be provided off-site, rather than the current 25% of parking for buildings with greater than a one floor-to-area ratio (FAR). This is only currently allowed in the SPA-11 zone (Pier Avenue east of Hermosa Avenue to Valley Drive) as an incentive to conserve iconic buildings (Section17.38.550(D)). 3. There should be a reduced amount of required parking for commercial (office and retail) uses within the pedestrian- oriented district. Currently one space per 250 SF is required for these uses, however, the Coastal Commission recently provided for a reduced standard of 1/333 SF, which is more consistent with other beach communities, contingent on a parking evaluation from the City which should be undertaken. 4. There should be a reduced amount of required parking for restaurant uses within the pedestrian-oriented district. Currently, one space per 1,000 SF is required. Cities such as Redondo Beach utilizes a one space per 250 SF for pedestrian-oriented districts, which should be considered in Hermosa Beach as well. 5. Outdoor seating should be encouraged for the creation of a more sociable environment within the pedestrian oriented district. The determination of the appropriate amount of outdoor seating within the public street right-of-way should be based on lot frontage length, maintaining adequate space for pedestrian circulation and considerations related to adjacencies and public safety. These are to be determined on a case-by-case basis at a staff level by the Community Development and Public Works Director. Parking require- ments for outdoor seating should be reduced appropriately to encourage the diversity of types of establishments within the downtown district and in particular within the Downtown Core. For example, in Redondo Beach, no additional parking is required for the first 12 seats of outdoor seating. 6. Parking requirements should be reduced for mixed use build- ings on a single lot that generate parking demand during different times of the day without the need for a discretionary action by the City. There are currently a variety of conditions upon which the amount of parking reduction may be allowed or a fee paid in lieu of providing parking, but a discretionary review is required. 7. Upper level office use should be encouraged to attract a lively downtown environment and provide a greater daytime popu- lation that supports retail and restaurant uses. Parking for 389 DOWNTOWN CORE REVITALIZATION STRATEGY 27 upper level office use should be reduced and located off-site in shared parking and public parking facilities. 8. Vehicular parking requirements should be reduced in exchange for the provision of additional bicycle parking, beyond what is already required by the City. This provision is currently limited to development along Pier Avenue. An equivalence of 4 bicycle spaces for one car space, up to 20% of the parking required for non-residential projects should be considered (which is the provision allowed in the City of Los Angeles and other cities’ zoning codes). This includes the required bicycle parking and any additional bicycle parking. 9. For an existing non-restaurant use that is converting to restau- rant use and whose parking requirements are met in common facilities within the pedestrian-oriented district, a credit against the future parking requirements should be allowed, based upon the zoning requirements of the existing use. Currently this is not allowed for some types of restaurants in the downtown district. 10. Parking requirements for commercial uses within the pedes- trian-oriented district should be allowed in common facili- ties within a quarter mile walking distance. This is currently only allowed for second floor office space as an incentive to conserve iconic buildings in SPA-11 zone along Pier Avenue. 11. Parking requirements for commercial uses within the pedes- trian-oriented district should be based on a net usable building square footage basis, that is, not including for example, bathrooms, hallways, lobbies, service, storage and mechanical rooms. 390 Economic Development Stakeholders Advisory Working Group Meeting Notes 2/17/21 2:00pm – 3:00pm Virtual Meeting Participants: Jessica Accamando, Jon David, Dave Davis, Lori Ford, Ron Newman, Peter Nolan, Laura Pena, Stacy Straus, Jonathan Wicks. City Representatives: Commissioner Pete Hoffmann, Ken Robertson, Melanie Emas, Doug Krauss, Yuritzy Randle, Christy Teague 1. Targeted Parking Amendments – Presentation by Martha Miller, Zoning Code Consultant Martha Miller introduced draft targeted parking amendments to be considered as a first step in the Zoning Code update. These amendments include: residential parking requirements, on-site outdoor dining, flexibility in meeting parking requirements, adaptive reuse of buildings, and to support small establishments. Stakeholders provided comments and questions, including:  Parking requirements should be as liberal as possible. Changes will occur slowly with new development. Future car parking demand will decrease. Should allow property owners to increase square footage. Should allow tandem parking and mechanical lifts in commercial zones.  Parking is the #1 thing that City can control. Biggest concern in Coastal Commission. Redondo Beach did not get certified with Coastal Commission. Every project in the Coastal Zone must be approved by the Coastal Commission.  If codes change, they should mirror nearby cities. Ken Robertson noted that this is a targeted approach consistent with Coastal Commission policies in place.  Support for relaxing minimum parking standards. Should look at operational challenges, ex. residential parking permit revisions.  Requirement to go to Planning Commission is expensive and takes time.  We need to address outdoor dining.  Are we being bold enough to incentivize new investment? Should Planning Commission develop guiding principles to help make decisions? Martha Miller noted some targeted code amendments could exempt parking from need for Planning Commission, an example is for outdoor dining.  Changes may not have gone far enough. Pier area is a challenge and makes below- grade construction not feasible due to high water table.  We need a thoughtful, comprehensive plan or property owners will not be helped. Disappointed it will not help many property owners to develop.  A parking facility should be located near City Hall to improve Downtown area.  From property owners’ viewpoint, we need to think broadly. Minor changes will not compel owners to act and move forward. 391  There is a need to support what will incentivize property owners. For example, many buildings on upper pier have 1700-2000 square feet – perhaps allow an additional 2000 square feet without requiring parking?  It will be hard to attract new investment without bold changes.  Downtown needs parking solution, such as a Public-Private Partnership in Lot A. Need ability to go up 3 stories, flexibility with tenants, mixed use residential on upper floors.  Development is difficult in the Coastal Commission zone.  City needs institutional will to change.  Flexibility is key for market to attract business.  Would like to see parking at Upper Pier area.  Residential over commercial will be problematic unless bedrooms face alley away from commercial.  First floor should be retail and restaurants, not offices.  Areas outside Downtown could build larger residential developments.  Fully supportive of the environment of new considerations. If go big, go for it!  We need short-term and long-term parking fixes. Ken Robertson noted that the proposed changes may appear understated, but these changes will add flexibility and would remove parking restrictions. 2. Member Questions and Comments There was a question about whether or not the ambient music approved by City Council at the holidays was still in effect. The temporary ordinance ended January 15, 2021. Future Meetings:  Economic Development Committee Meeting March 1, 2021 (Zoning Code Parking, Economic and Market Study Preliminary Report)   Stakeholders Advisory Working Group Meeting March 3, 2021 at 2:00pm  City Council/Planning Commission Joint Study Session Topic: Zoning Code Update Wednesday, March 3, 2021 at 6:00pm 392 ATTACHMENT 19 PLANNING COMMISSION QUESTIONS AND RESPONSE TEXT 21-02 July 20, 2021 The City received inquiries from Planning Commissioners on the above referenced agenda item and below is the City’s response to those questions. Response locations in report and resolution are noted at the end of each question in bold type. 1.Page 3 Section 4.1.b.v. No music outdoors in the seating area. I recall thecity council recently allowing some music. However, is it only in the establishment? One April 21, 2021, City Council approved an Urgency Ordinance to temporarily allow limited live and recorded music outdoors, or indoors with windows and doors open, at commercial establishments between the hours of 9:00 A.M. and9:00 P.M. Any permanent approval would need to amend HBMC Subsection 17.26.050(B)(6)(b)(v). 2.Page 42 17.44.230 D. First paragraph “the housing authority of the City ofLos Angeles” Why would the City of Los Angles have anything to do withHermosa Beach? Should this read “the County of Los Angeles?” This section of HBMC Chapter 17.44 is not proposed to change under these amendments. 3.For Zoning section - Cottage Food Operations - Do we address this nowunder current code? If so, what are current rights / limitations? Cottage Food Operations is not a topic covered in the proposed parking amendments. However, Cottage Food Operations is regulated by State Law AB 1616. For the full legislative text, refer to the State code here: https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201120120AB1616#:~:text=AB%201616%2C%20Gatto.,Food%20safety%3A%20cottage%20fo od%20operations.&text=That%20law%20exempts%20private%20homes,sale%2 0in%20a%20food%20facility. 4.What steps / actions remain for the city before we gain full control of ourLocal Costal Plan? Staff is working with the California Coastal Commission on a parallel process to submit a focused amendment to the Local Coastal Plan (The City’s Certified Land Use Plan (LUP) to incorporate the PLAN Hermosa Mobility Element and parking policies so that projects that require a Coastal Development Permit willbe consistent with Hermosa Beach’s Coastal LUP policies. Supplemental Information 393 28th S t 21st St 29th S t 14th St Har per AveMornings ide Dr 30th P l 30th S t P a l mDr 25th S t BeachDrBeachDr 24thSt 5th S t 31st P l Ocean Dr31st S t 30th S t 32nd P l 6th St 17th St 3rd St 6th St 10th St 9th St 7th St 16th StBayv i ewDrLomaDr 33rd S t 8th PlSunset DrLoma DrTheStrandHerondo S t ArdmoreAvePaci ficCoastHwyProspect A ve Monterey Bl vdPier Ave 1st S t 8th S t 22n d S t2nd St G o u l d Ave A r d mo r e A v e Longfellow A v e He r mos aAveHermosa Ave Aviation Blv dManhat tan Ave27th S t Longfellow A v e V al le y D r Artesia B l v d 2nd St Commercial Properties Total Building Sq Ft 0 - 5,000 ft sq BldSqFtTotal No Building 1 - 1,000 sq ft 1,001 - 2,000 sq ft 2,001 - 3,000 sq ft 3,001 - 4,000 sq ft 4,001 - 5,000 sq ft Commercially Zoned - Non-Conforming Residential Use 0 - 5,000 sq ft Residentially Zoned - Non-Conforming Commerical Use 0 - 5,000 sq ft ´ Total Building Size of Commercial Properties City of Hermosa Beach 0 - 5,000 Building Square Feet Supplemental Information 394 21st St 14th St Har per AveMornings ide Dr P a l mDr 25thSt BeachDrBeachDr 24th St 5th St Ocean Dr31st St 30th St 6th St 3rd St 6th St 10th St 9th St 7th StBayviewDrLomaDr 8th PlSunsetDr Loma DrTheStrandArdmoreAvePaci ficCoastHwyProspectAve Monterey Bl vdPier Ave 1st St 8th St 2 2 n d S t2nd St GouldAve A r d mo r e Av eL o n g f e l l o w A v e He r mos aAveHermosaAveAviation B lv dManhat t anAve27th St Longfellow A v e ValleyDrArtesia Blvd 2nd St Commercial Properties by Use 0 - 5,000 sq ft Commercial Auto, Recreation EQPT, Construction EQPT, Sales & Service Banks Savings & Loan Commercial Restaurants, Cocktail Lounges Shopping Centers (Neighborhood, community) Service Stations Store Combination Stores Supermarkets Industrial / Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts Utility Commercial & Mutual: Pumping Plants State Assessed Pr Warehousing, Distribution, Storage Institutions Churches Government Parcel Schools (Private) Office / Professional Office Buildings Professional Buildings Parking Lots Parking Lots (Commercial Use Properties) Residential Single Two Units Three Units (Any Combination) Four Units (Any Combination) Five or more apartments Mobile Home Parks ´ Commercial Properties by Use City of Hermosa Beach 0 - 5,000 Building Square Feet 395 Situs Address ZONING ZONING Description Use Type (Assessor)Use Description (Assessor)Total Bldg Sq Ft Sq Ft (Bldg 1 )Sq Ft (Bldg 2) 744 LONGFELLOW AVE R-1 Single Family Residential Commercial Commercial 0 0 02851 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Commercial 0 0 0 C-1 Limited Business and Residential Government Government Parcel 0 0 0C-2 General Commercial Government Government Parcel 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0 59 13TH CT C-2 General Commercial Commercial Parking Lots (Commercial Use Prop 0 0 0C-2 General Commercial Government Government Parcel 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0C-2 General Commercial Commercial Commercial 0 0 0 C-2 General Commercial Commercial Parking Lots (Commercial Use Prop 0 0 065 14TH ST C-2 General Commercial Commercial Commercial 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0 C-2 General Commercial Government Government Parcel 0 0 01429 HERMOSA AVE C-2 General Commercial Commercial Commercial 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0C-2 General Commercial Commercial Commercial 0 0 0 C-2 General Commercial Commercial Commercial 0 0 0C-2 General Commercial Commercial Commercial 0 0 0 SPA-8 Specific Plan Area - 8 Commercial Commercial 0 0 0 SPA-8 Specific Plan Area - 8 Commercial Commercial 0 0 0 1055 AVIATION BLVD C-3 General and Highway Commercial Commercial Commercial 0 0 0 1249 PROSPECT AVE C-3 General and Highway Commercial Residential Single 0 0 0C-3 General and Highway Commercial Commercial Commercial 0 0 0 1085 AVIATION BL C-3 General and Highway Commercial Commercial Commercial 0 0 0R-2 Two Family Residential Commercial Commercial 0 0 0 C-3 General and Highway Commercial Commercial Commercial 0 0 0C-3 General and Highway Commercial Commercial Commercial 0 0 0 C-3 General and Highway Commercial Commercial Commercial 0 0 0 SPA-7 Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Prop 0 0 0 210 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Industrial Industrial 0 0 0 830 2ND ST SPA-7 Specific Plan Area - 7 Residential Single 0 0 0911 1ST ST SPA-7 Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Prop 0 0 0 SPA-7 Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual: Pum 0 0 0102 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual: Pum 0 0 0 844 2ND ST SPA-7 Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual: Pum 0 0 0 102 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual: Pum 0 0 0 102 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual: Pum 0 0 0 C-2 General Commercial Commercial Commercial 0 0 0C-2 General Commercial Commercial Commercial 0 0 0 1101 HERMOSA AVE C-2 General Commercial Government Government Parcel 0 0 0906 HERMOSA AVE C-2 General Commercial Industrial Industrial 0 0 0 910 HERMOSA AVE C-2 General Commercial Industrial Industrial 0 0 0837 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Commercial 0 0 0 M-1 Light Manufacturing Government Government Parcel 0 0 0 M-1 Light Manufacturing Government Government Parcel 0 0 0 725 6TH ST SPA-7 Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Prop 0 0 0 725 6TH ST SPA-7 Specific Plan Area - 7 Residential Two Units 0 0 0721 6TH ST SPA-7 Specific Plan Area - 7 Commercial Commercial 0 0 0 709 6TH ST SPA-7 Specific Plan Area - 7 Commercial Commercial 0 0 0148 LYNDON ST R-P Residential Professional Residential Single 0 0 0 M-1 Light Manufacturing Industrial Industrial 0 0 0M-1 Light Manufacturing Industrial Industrial 0 0 0 M-1 Light Manufacturing Industrial Industrial 0 0 0 M-1 Light Manufacturing Commercial Single 0 0 0 SPA-7 Specific Plan Area - 7 Government Government Parcel 0 0 0 SPA-7 Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Prop 0 0 0828 1ST ST SPA-7 Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual: Pum 324 324 0 22 11TH ST C-2 General Commercial Commercial Commercial 416 416 01738 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Residential Single 484 484 0 239 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Office Buildings 715 715 0 725 10TH ST C-3 General and Highway Commercial Residential Mobile Home Parks 719 719 0 1600 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Commercial Office Buildings 720 720 0 838 2ND ST SPA-7 Specific Plan Area - 7 Residential Single 722 722 01035 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 735 735 0 735 8TH ST C-3 General and Highway Commercial Residential Single 736 736 0422 ARDMORE AVE M-1 Light Manufacturing Residential Single 756 756 0 739 8TH PL C-3 General and Highway Commercial Residential Single 768 768 0M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Prop 800 800 0 775 8TH ST C-3 General and Highway Commercial Residential Single 806 806 0 1706 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Commercial Professional Buildings 821 821 0 1214 OWOSSO AVE C-3 General and Highway Commercial Residential Single 840 840 0 1500 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Commercial Professional Buildings 890 890 01049 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 892 532 360 500 6TH ST M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 900 900 0840 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Constructio 907 907 0 48 14TH ST C-2 General Commercial Residential Single 910 910 0133 HERMOSA AVENUE C-1 Limited Business and Residential Commercial Store Combination 910 910 0 1738 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Residential Single 924 924 0 813 8TH ST C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Constructio 961 961 0 1734 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Residential Single 962 962 0 818 4TH ST SPA-7 Specific Plan Area - 7 Residential Single 963 963 0 Commercial Properties Total Building Square Footage 0-5000 sq ft 396 179 LYNDON ST R-P Residential Professional Residential Two Units 970 970 0 65 14TH CT C-2 General Commercial Residential Single 986 986 0 57 14TH CT C-2 General Commercial Residential Single 999 999 0 745 8TH PL C-3 General and Highway Commercial Residential Single 1004 1004 046 11TH ST C-2 General Commercial Commercial Commercial 1008 1008 0 161 HERONDO ST # 2 R-P Residential Professional Residential Single 1032 1032 01220 CORONA ST C-3 General and Highway Commercial Residential Single 1040 1040 0 1038 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1040 1040 01231 PROSPECT AVE C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Constructio 1050 1050 0 1042 AVIATION BLVD C-3 General and Highway Commercial Commercial Store Combination 1050 1050 0 160 LYNDON ST R-P Residential Professional Residential Single 1059 1059 0 66 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounges 1071 1071 0 2700 MANHATTAN AVE C-1 Limited Business and Residential Commercial Store Combination 1074 1074 0C-2 General Commercial Commercial Parking Lots (Commercial Use Prop 1075 1075 0 64 10TH ST C-2 General Commercial Residential Single 1075 1075 074 15TH CT C-2 General Commercial Residential Two Units 1077 1077 0 730 1ST ST SPA-7 Specific Plan Area - 7 Residential Single 1080 1080 0119 MEYER CT R-P Residential Professional Residential Single 1081 1081 0 615 4TH ST M-1 Light Manufacturing Residential Two Units 1088 656 432 1206 ARTESIA BLVD C-2 General Commercial Commercial Office Buildings 1089 1089 01225 PROSPECT AVE C-3 General and Highway Commercial Residential Two Units 1089 1089 0 635 4TH ST M-1 Light Manufacturing Residential Two Units 1112 572 540139 HERMOSA AVE C-1 Limited Business and Residential Commercial Stores 1120 1120 0 69 10TH CT C-2 General Commercial Residential Single 1132 1132 0C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 1135 1135 0 19 2ND ST C-1 Limited Business and Residential Residential Two Units 1137 1137 0 121 MEYER CT R-P Residential Professional Residential Single 1140 1140 0 52 11TH ST C-2 General Commercial Commercial Office Buildings 1148 428 720 54 HERMOSA AVE C-1 Limited Business and Residential Commercial Stores 1152 1152 0810 HERMOSA AVE C-2 General Commercial Commercial Stores 1160 1160 0 68 14TH ST C-2 General Commercial Residential Single 1164 1164 01014 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1175 1175 0 926 1ST ST NO 3 R-P Residential Professional Residential Single 1178 1178 0926 1ST ST NO 4 R-P Residential Professional Residential Single 1178 1178 0 1028 THE STRAND C-1 Limited Business and Residential Residential Single 1189 1189 0 192 ARDMORE AVE M-1 Light Manufacturing Commercial Auto, Recreation EQPT, Constructio 1200 1200 0 1075 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1228 1228 0 926 1ST ST NO 5 R-P Residential Professional Residential Single 1243 1243 0138 LYNDON ST R-P Residential Professional Residential Single 1245 1245 0 134 LYNDON ST R-P Residential Professional Residential Single 1245 1245 0137 HERONDO ST R-P Residential Professional Residential Single 1245 1245 0 133 HERONDO ST R-P Residential Professional Residential Single 1245 1245 0926 1ST ST NO 1 R-P Residential Professional Residential Single 1270 1270 0 926 1ST ST NO 2 R-P Residential Professional Residential Single 1270 1270 0 960 1ST ST UNIT A R-P Residential Professional Residential Single 1281 1281 0900 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounges 1290 1290 0 126 1ST CT R-P Residential Professional Residential Single 1296 1296 0136 1ST CT R-P Residential Professional Residential Single 1296 1296 0 138 1ST CT R-P Residential Professional Residential Single 1296 1296 02608 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounges 1306 1306 0 939 1ST ST R-P Residential Professional Residential Single 1317 1317 0 941 1ST ST R-P Residential Professional Residential Single 1317 1317 0 943 1ST ST R-P Residential Professional Residential Single 1317 1317 0 945 1ST ST R-P Residential Professional Residential Single 1317 1317 0707 6TH ST SPA-7 Specific Plan Area - 7 Residential Two Units 1320 768 552 852 1ST ST R-P Residential Professional Residential Single 1321 1321 0856 1ST ST R-P Residential Professional Residential Single 1321 1321 0 858 1ST ST R-P Residential Professional Residential Single 1321 1321 0850 1ST ST R-P Residential Professional Residential Single 1328 1328 0 854 1ST ST R-P Residential Professional Residential Single 1328 1328 0 201 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounges 1339 1339 0 860 1ST ST R-P Residential Professional Residential Single 1343 1343 0 1208 ARTESIA BLVD C-2 General Commercial Commercial Parking Lots (Commercial Use Prop 1350 1350 0848 1ST ST R-P Residential Professional Residential Single 1350 1350 0 960 1ST ST UNIT D R-P Residential Professional Residential Single 1350 1350 0960 1ST ST UNIT C R-P Residential Professional Residential Single 1350 1350 0 960 1ST ST UNIT B R-P Residential Professional Residential Single 1350 1350 0962 1ST ST UNIT A R-P Residential Professional Residential Single 1380 1380 0 1245 PROSPECT AVE C-3 General and Highway Commercial Residential Three Units (Any Combination)1400 468 932 238 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Store Combination 1428 1428 0 233 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Restaurants, Cocktail Lounges 1428 1428 0 200 LONGFELLOW AVE C-1 Limited Business and Residential Commercial Store Combination 1434 1434 076 15TH CT C-2 General Commercial Residential Single 1436 1436 0 419 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1440 1440 0738 8TH PL C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Constructio 1440 1440 0 421 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Constructio 1440 1440 0 64 15TH CT C-2 General Commercial Residential Two Units 1441 1441 0 2212 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Commercial Auto, Recreation EQPT, Constructio 1442 1442 0 211 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Restaurants, Cocktail Lounges 1464 1464 01012 MANHATTAN AVE R-P Residential Professional Residential Three Units (Any Combination)1472 1472 0 844 1ST ST R-P Residential Professional Residential Single 1479 1479 0842 1ST ST R-P Residential Professional Residential Single 1479 1479 0 840 1ST ST R-P Residential Professional Residential Single 1479 1479 0838 1ST ST R-P Residential Professional Residential Single 1479 1479 0 836 1ST ST R-P Residential Professional Residential Single 1479 1479 0 397 837 HERMOSA AVE C-2 General Commercial Commercial Store Combination 1480 1480 0 39 14TH ST C-2 General Commercial Commercial Stores 1487 1487 0 1062 AVIATION BLVD C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Constructio 1488 1488 0 846 1ST ST R-P Residential Professional Residential Single 1493 1493 0834 1ST ST R-P Residential Professional Residential Single 1493 1493 0 1112 MANHATTAN AVE R-P Residential Professional Residential Single 1500 1500 0525 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 1500 1500 0 736 4TH ST SPA-7 Specific Plan Area - 7 Residential Single 1501 1501 045 14TH ST C-2 General Commercial Residential Single 1512 1512 0 70 10TH ST C-2 General Commercial Residential Single 1512 1512 0 962 1ST ST UNIT B R-P Residential Professional Residential Single 1520 1520 0 962 1ST ST UNIT C R-P Residential Professional Residential Single 1520 1520 0 962 1ST ST UNIT D R-P Residential Professional Residential Single 1520 1520 0962 1ST ST UNIT E R-P Residential Professional Residential Single 1531 1531 0 2629 MANHATTAN AVE C-1 Limited Business and Residential Commercial Office Buildings 1536 1536 01120 MANHATTAN AVE R-P Residential Professional Residential Single 1536 1536 0 1040 MANHATTAN AVE R-P Residential Professional Residential Single 1540 1540 0746 4TH ST SPA-7 Specific Plan Area - 7 Commercial Office Buildings 1554 1554 0 1402 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Commercial Auto, Recreation EQPT, Constructio 1560 1560 0 20 13TH ST C-2 General Commercial Commercial Store Combination 1575 1575 0174 1ST COURT R-P Residential Professional Residential Single 1585 1585 0 808 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 1590 1590 01021 BAYVIEW DR R-P Residential Professional Residential Two Units 1596 1596 0 611 4TH ST M-1 Light Manufacturing Residential Single 1596 1596 0337 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Restaurants, Cocktail Lounges 1600 1600 0 433 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1600 1600 0 959 AVIATION BLVD C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounges 1600 1600 0 307 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 1600 1600 0 152 LYNDON ST R-P Residential Professional Residential Three Units (Any Combination)1620 1020 60030 13TH ST C-2 General Commercial Residential Four Units (Any Combination)1625 1625 0 32 13TH ST C-2 General Commercial Residential Four Units (Any Combination)1625 1625 0240 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1625 1625 0 3217 MANHATTAN AVE C-1 Limited Business and Residential Commercial Stores 1630 1230 400845 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 1652 1652 0 425 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1656 1656 0 25 2ND ST C-1 Limited Business and Residential Residential Two Units 1672 716 956 1031 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 1680 1680 0 119 8TH ST C-2 General Commercial Residential Four Units (Any Combination)1692 1692 0229 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 1696 1696 0 411 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1700 1700 0825 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 1700 1700 0 1089 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1710 1710 01107 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounges 1710 1710 0 1319 BARD ST SPA-11 Specific Plan Area - 11 Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 1720 1720 0 405 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1726 1726 0929 1ST ST A R-P Residential Professional Residential Single 1768 1768 0 929 1ST ST B R-P Residential Professional Residential Single 1768 1768 0931 1ST ST A R-P Residential Professional Residential Single 1768 1768 0 931 1ST ST B R-P Residential Professional Residential Single 1768 1768 067 14TH ST C-2 General Commercial Commercial Store Combination 1774 1774 0 802 HERMOSA AVE C-2 General Commercial Commercial Stores 1796 1796 0 1050 AVIATION BLVD NO 106 C-3 General and Highway Commercial Commercial Stores 1800 1800 0 1000 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1800 1800 0 C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 1800 1800 058 11TH ST C-2 General Commercial Commercial Store Combination 1800 1800 0 1128 HERMOSA AVE C-2 General Commercial Commercial Stores 1800 1800 0420 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1800 1800 0 935 1ST ST B R-P Residential Professional Residential Single 1814 1814 0937 1ST ST A R-P Residential Professional Residential Single 1814 1814 0 809 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Store Combination 1824 1824 0 1138 MANHATTAN AVE R-P Residential Professional Residential Three Units (Any Combination)1828 1008 820 635 MONTEREY BLVD R-3 Multiple Family Residential Commercial Store Combination 1830 880 950 513 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 1830 1830 02641 MANHATTAN AVE C-1 Limited Business and Residential Commercial Stores 1844 1844 0 139 LONGFELLOW AVE C-1 Limited Business and Residential Residential Two Units 1852 980 872429 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Restaurants, Cocktail Lounges 1860 1860 0 155 1ST CT R-P Residential Professional Residential Single 1874 1874 01021 AVIATION BLVD C-3 General and Highway Commercial Residential Two Units 1915 875 1040 1022 MANHATTAN AVE R-P Residential Professional Residential Two Units 1920 1920 0 643 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 1920 1920 0 646 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 1925 1925 0 950 AVIATION BLVD C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 1930 1930 0861 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Store Combination 1932 1932 0 517 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1950 1950 0637 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 1950 1950 0 204 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Store Combination 1959 1335 624 1070 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1960 1960 0 233 LYNDON ST R-P Residential Professional Residential Single 1960 1960 0 1901 PACIFIC COAST HWY R-3 Multiple Family Residential Commercial Store Combination 1972 1972 01160 AVIATION BLVD C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounges 1977 1977 0 601 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 1984 1984 0243 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 1992 1992 0 445 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Professional Buildings 2000 2000 01093 AVIATION BLVD C-3 General and Highway Commercial Commercial Office Buildings 2000 2000 0 222 LYNDON ST R-P Residential Professional Residential Single 2016 2016 0 398 730 11TH ST C-3 General and Highway Commercial Institutional Churches 2022 2022 0 931 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Service Stations 2030 2030 0 171 LYNDON ST R-P Residential Professional Residential Single 2030 2030 0 950 AVIATION BLVD C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 2040 2040 0153 LYNDON ST R-P Residential Professional Residential Single 2048 2048 0 216 LYNDON ST R-P Residential Professional Residential Single 2048 2048 0234 1ST CT R-P Residential Professional Residential Single 2050 2050 0 161 LYNDON ST R-P Residential Professional Residential Single 2058 2058 0531 CYPRESS AVE M-1 Light Manufacturing Industrial Warehousing, Distribution, Storage 2064 2064 0 117 LYNDON ST R-P Residential Professional Residential Single 2087 2087 0 118 1ST CT R-P Residential Professional Residential Single 2095 2095 0 124 LYNDON ST R-P Residential Professional Residential Two Units 2098 1389 709 1126 MANHATTAN AVE REAR R-P Residential Professional Residential Two Units 2099 2099 0C-2 General Commercial Commercial Parking Lots (Commercial Use Prop 2100 2100 0 SPA-8 Specific Plan Area - 8 Commercial Parking Lots (Commercial Use Prop 2100 2100 03201 MANHATTAN AVE C-1 Limited Business and Residential Commercial Stores 2106 2106 0 113 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounges 2132 2132 0144 1ST CT R-P Residential Professional Residential Single 2135 2135 0 148 1ST CT R-P Residential Professional Residential Single 2135 2135 0 1250 THE STRAND C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2150 2150 0950 AVIATION BLVD C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 2150 2150 0 855 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 2153 2153 01036 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 2160 2160 0 123 LYNDON ST R-P Residential Professional Residential Single 2166 2166 0133 LYNDON ST R-P Residential Professional Residential Single 2166 2166 0 137 LYNDON ST R-P Residential Professional Residential Single 2166 2166 0 141 LYNDON ST R-P Residential Professional Residential Single 2166 2166 0 145 LYNDON ST R-P Residential Professional Residential Single 2166 2166 0 619 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Constructio 2176 2176 01158 MANHATTAN AVE R-P Residential Professional Residential Two Units 2180 1868 312 822 14TH ST C-3 General and Highway Commercial Residential Four Units (Any Combination)2183 1416 767513 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Office Buildings 2200 2200 0 M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Prop 2200 2200 019 22ND CT C-1 Limited Business and Residential Commercial Stores 2235 2235 0 303 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Constructio 2240 2240 0 1011 BAYVIEW DR R-P Residential Professional Residential Single 2258 2258 0 635 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 2260 2260 0 640 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 2300 2300 01272 THE STRAND C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2310 2310 0 822 HERMOSA AVE C-2 General Commercial Commercial Stores 2320 2320 043 MONTEREY BLVD R-P Residential Professional Residential Single 2330 2330 0 3125 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Constructio 2375 2375 0167 LYNDON ST R-P Residential Professional Residential Two Units 2376 2376 0 1501 HERMOSA AVE C-2 General Commercial Commercial Stores 2393 2393 0 509 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 2400 2400 0C-2 General Commercial Commercial Parking Lots (Commercial Use Prop 2400 2400 0 C-2 General Commercial Commercial Parking Lots (Commercial Use Prop 2400 2400 0625 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 2400 2400 0 530 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 2400 2400 0201 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 2400 2400 0 121 HERONDO ST R-P Residential Professional Commercial Store Combination 2416 1744 672 1236 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2448 2448 0 2626 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2458 2458 0 48 HERMOSA AVE C-1 Limited Business and Residential Residential Five or more apartments 2469 2469 0545 CYPRESS AVE M-1 Light Manufacturing Commercial Auto, Recreation EQPT, Constructio 2477 2477 0 1126 MANHATTAN AVE R-P Residential Professional Residential Two Units 2496 2496 01020 THE STRAND C-1 Limited Business and Residential Commercial Parking Lots (Commercial Use Prop 2500 2500 0 825 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 2500 2500 0M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Prop 2500 2500 0 M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Prop 2500 2500 0 M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Prop 2500 2500 0 33 MONTEREY BLVD R-P Residential Professional Residential Single 2500 2500 0 809 15TH ST SPA-8 Specific Plan Area - 8 Residential Two Units 2506 2506 01131 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Service Stations 2516 2397 119 1331 MANHATTAN AVE UNIT B C-2 General Commercial Residential Three Units (Any Combination)2520 2520 011 PIER AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2560 2560 0 1325 HERMOSA AVE C-2 General Commercial Commercial Stores 2560 2560 030 PIER AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2604 2604 0 26 22ND ST C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounges 2656 2656 0 325 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 2660 2660 0 823 14TH ST SPA-8 Specific Plan Area - 8 Residential Single 2669 2669 0 M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Prop 2670 2670 01017 AVIATION BLVD C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Constructio 2679 2679 0 60 PIER AVE C-2 General Commercial Commercial Stores 2700 2700 068 PIER AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2700 2700 0 3232 MANHATTAN AVE C-1 Limited Business and Residential Commercial Stores 2732 2732 0 1002 MANHATTAN AVE R-P Residential Professional Residential Four Units (Any Combination)2744 2744 0 308 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Store Combination 2763 1883 880 422 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 2775 2775 0802 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 2790 2790 0 137 HERMOSA AVE C-1 Limited Business and Residential Residential Single 2790 2790 0719 PIER AVE SPA-8 Specific Plan Area - 8 Commercial Shopping Centers (Neighborhood, 2797 2797 0 SPA-8 Specific Plan Area - 8 Commercial Parking Lots (Commercial Use Prop 2800 2800 0828 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 2800 2800 0 1110 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 2800 2800 0 399 59 PIER AVE C-2 General Commercial Commercial Stores 2802 2802 0 73 PIER AVE C-2 General Commercial Commercial Stores 2802 2802 0 72 PIER AVE C-2 General Commercial Commercial Stores 2820 2820 0 101 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounges 2828 2828 01048 MANHATTAN AVE R-P Residential Professional Residential Three Units (Any Combination)2848 1616 1232 430 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Office Buildings 2849 2849 01306 BAYVIEW DR SPA-11 Specific Plan Area - 11 Residential Four Units (Any Combination)2854 1658 1196 1258 ARTESIA BLVD C-2 General Commercial Commercial Stores 2865 2865 0702 11TH PL C-3 General and Highway Commercial Institutional Schools (Private)2868 2868 0 1083 AVIATION BL C-3 General and Highway Commercial Commercial Store Combination 2874 2874 0 1314 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 2880 2880 0 1097 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 2891 2891 0 723 6TH ST SPA-7 Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Prop 2900 2900 0318 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Store Combination 2902 1089 1813 2604 HERMOSA AVE C-1 Limited Business and Residential Commercial Store Combination 2913 2913 03125 MANHATTAN AVE C-1 Limited Business and Residential Commercial Supermarkets 2923 2923 0 65 PIER AVE C-2 General Commercial Commercial Stores 2945 2945 0620 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 2958 2958 0 428 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 2960 2960 0 820 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Office Buildings 2964 2964 01000 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Constructio 3000 3000 0 C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 3000 3000 0600 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Constructio 3000 1400 1600 M-1 Light Manufacturing Commercial Parking Lots (Commercial Use Prop 3000 3000 089 15TH ST C-2 General Commercial Residential Five or more apartments 3003 3003 0 507 PIER AVENUE A SPA-11 Specific Plan Area - 11 Commercial Store Combination 3051 3051 0 810 14TH ST C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 3055 3055 0 526 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 3108 3108 0 440 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 3108 3108 0344 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 3120 3120 0 1120 HERMOSA AVE C-2 General Commercial Commercial Stores 3120 3120 0814 7TH ST SPA-7 Specific Plan Area - 7 Commercial Store Combination 3128 2400 728 860 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 3133 3133 01102 MANHATTAN AVE R-P Residential Professional Residential Five or more apartments 3150 2256 894 3216 MANHATTAN AVE C-1 Limited Business and Residential Commercial Office Buildings 3168 3168 0 511 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 3176 3176 0 1251 PROSPECT AVE C-3 General and Highway Commercial Residential Four Units (Any Combination)3180 3180 0 506 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 3184 3184 01054 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 3190 3190 0 1042 HERMOSA AVE C-2 General Commercial Commercial Stores 3200 3200 01106 HERMOSA AVE C-2 General Commercial Commercial Office Buildings 3200 3200 0 217 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 3200 3200 01219 PALM DR C-2 General Commercial Commercial Store Combination 3320 3320 0 822 6TH ST SPA-7 Specific Plan Area - 7 Residential Single 3322 3322 0 16 HERMOSA AVE C-1 Limited Business and Residential Residential Four Units (Any Combination)3360 3360 0526 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Supermarkets 3420 3420 0 801 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Store Combination 3432 3432 022 HERMOSA AVE C-1 Limited Business and Residential Residential Four Units (Any Combination)3456 3456 0 2512 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 3472 3472 0832 HERMOSA AVE C-2 General Commercial Commercial Office Buildings 3480 3480 0 950 AVIATION BLVD C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 3500 3500 0 518 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 3520 3520 0 210 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Constructio 3540 3540 0 60 HERMOSA AVE C-1 Limited Business and Residential Commercial Store Combination 3580 3580 01005 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounges 3608 3608 0 20 22ND ST C-1 Limited Business and Residential Residential Five or more apartments 3646 3646 01121 BAYVIEW DR R-P Residential Professional Residential Single 3648 3648 0 1120 AVIATION BLVD C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Constructio 3668 3668 0SPA-7 Specific Plan Area - 7 Commercial Parking Lots (Commercial Use Prop 3700 3700 0 636 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 3710 3710 0 1029 AVIATION BLVD C-3 General and Highway Commercial Commercial Store Combination 3748 1736 2012 618 CYPRESS AVE M-1 Light Manufacturing Industrial Warehousing, Distribution, Storage 3780 1200 2580 650 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 3820 3820 0908 1ST ST R-P Residential Professional Residential Four Units (Any Combination)3835 3835 0 916 1ST ST R-P Residential Professional Residential Four Units (Any Combination)3835 3835 01107 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 3875 3875 0 940 1ST ST R-P Residential Professional Residential Five or more apartments 3877 3877 081 PIER AVE C-2 General Commercial Commercial Banks Savings & Loan 3972 3972 0 620 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Constructio 3984 2400 1584 C-2 General Commercial Commercial Parking Lots (Commercial Use Prop 4000 4000 0 1060 AVIATION BLVD C-3 General and Highway Commercial Commercial Store Combination 4030 4030 0 400 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 4066 4066 0333 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 4096 4096 0 722 1ST ST SPA-7 Specific Plan Area - 7 Commercial Office Buildings 4112 4112 0900 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 4140 2655 1485 66 11TH ST C-2 General Commercial Residential Five or more apartments 4198 3002 1196 1102 AVIATION BLVD C-3 General and Highway Commercial Commercial Office Buildings 4200 4200 0 1144 HERMOSA AVE SPA-11 Specific Plan Area - 11 Commercial Stores 4214 4214 0 1144 HERMOSA AVE SPA-11 Specific Plan Area - 11 Commercial Stores 4214 4214 01144 HERMOSA AVE C-2 General Commercial Commercial Stores 4214 4214 0 1144 HERMOSA AVE C-2 General Commercial Commercial Stores 4214 4214 02121 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Residential Five or more apartments 4230 4230 0 2 HERMOSA AVE C-1 Limited Business and Residential Commercial Store Combination 4242 4242 0170 HERMOSA AVE C-1 Limited Business and Residential Commercial Store Combination 4247 1038 824 520 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shp 4263 4263 0 400 750 4TH ST SPA-7 Specific Plan Area - 7 Commercial Stores 4320 4320 0 1142 MANHATTAN AVE R-P Residential Professional Residential Five or more apartments 4323 867 3456 727 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 4386 4386 0 150 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Restaurants, Cocktail Lounges 4433 4433 0807 21ST ST SPA-8 Specific Plan Area - 8 Commercial Auto, Recreation EQPT, Constructio 4470 4470 0 246 PACIFIC COAST HIGHWAY SPA-7 Specific Plan Area - 7 Commercial Store Combination 4492 4492 0904 1ST ST R-P Residential Professional Residential Four Units (Any Combination)4492 4492 0 936 1ST ST R-P Residential Professional Residential Four Units (Any Combination)4492 4492 01128 THE STRAND C-2 General Commercial Commercial Parking Lots (Commercial Use Prop 4500 4500 0 1106 THE STRAND C-2 General Commercial Commercial Restaurants, Cocktail Lounges 4539 1064 3475 1150 MANHATTAN AVE R-P Residential Professional Residential Five or more apartments 4562 2040 2522 2775 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 4594 1600 2994 1072 AVIATION BLVD C-3 General and Highway Commercial Commercial Professional Buildings 4599 4599 039 PIER AVE C-2 General Commercial Commercial Store Combination 4640 4640 0 53 PIER AVE C-2 General Commercial Commercial Stores 4656 4656 057 PIER AVE C-2 General Commercial Commercial Stores 4656 4656 0 1401 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounges 4675 1875 28002463 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Store Combination 4773 4080 693 565 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Office Buildings 4800 4800 0 1138 THE STRAND C-2 General Commercial Commercial Restaurants, Cocktail Lounges 4866 4866 01501 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Commercial Shopping Centers (Neighborhood, 4892 4892 0 950 1ST ST R-P Residential Professional Residential Five or more apartments 4899 4899 0C-3 General and Highway Commercial Commercial Parking Lots (Commercial Use Prop 5000 5000 0 401 28th S t 21st St 29th S t 14th St Har per AveMornings ide Dr 30th P l 30th S t P a l mDr 25th S t BeachDrBeachDr 24thSt 5th S t 31st P l Ocean Dr31st S t 30th S t 32nd P l 6th St 17th St 3rd St 6th St 10th St 9th St 7th St 16th StBayv i ewDrLomaDr 33rd S t 8th PlSunset DrLoma DrTheStrandHerondo S t ArdmoreAvePaci ficCoastHwyProspect A ve Monterey Bl vdPier Ave 1st S t 8th S t 22n d S t2nd St G o u l d Ave A r d mo r e A v e Longfellow A v e He r mos aAveHermosa Ave Aviation Blv dManhat tan Ave27th S t Longfellow A v e V al le y D r Artesia B l v d 2nd St Commercial Properties Total Building Sq Ft 0 - 3,000 sq ft No Building 1 - 500 sq ft 501 - 1,000 sq ft 1,000 - 1,850 sq ft 1,851 - 2,500 sq ft 2,501 - 3,000 sq ft Residentially Zoned - Non-Conforming Commerical Use 0 - 3,000 sq ft Commercially Zoned - Non-Conforming Residential Use 0 - 3,000 sq ft ´ Total Building Size of Commercial Properties City of Hermosa Beach 0 - 3,000 Building Square Feet Supplemental Information 402 21st St 14th St Har per AveMornings ide Dr P a l mDr 25thSt BeachDrBeachDr 24th St 5th St Ocean Dr31st St 30th St 6th St 3rd St 6th St 10th St 9th St 7th StBayviewDrLomaDr 8th PlSunsetDr Loma DrTheStrandArdmoreAvePaci ficCoastHwyProspectAve Monterey Bl vdPier Ave 1st St 8th St 2 2 n d S t2nd St GouldAve A r d mo r e Av eL o n g f e l l o w A v e He r mos aAveHermosaAveAviation B lv dManhat t anAve27th St Longfellow A v e ValleyDrArtesia Blvd 2nd St Commercial Properties by Use 0 - 3,000 sq ft Commercial Auto, Recreation EQPT, Construction EQPT, Sales & Service Commercial Restaurants, Cocktail Lounges Shopping Centers (Neighborhood, community) Service Stations Store Combination Stores Supermarkets Industrial / Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts Utility Commercial & Mutual: Pumping Plants State Assessed Pr Warehousing, Distribution, Storage Institutions Churches Government Parcel Schools (Private) Office / Professional Office Buildings Professional Buildings Parking Lots Parking Lots (Commercial Use Properties) Residential Single Two Units Three Units (Any Combination) Four Units (Any Combination) Five or more apartments Mobile Home Parks ´ Commercial Properties by Use City of Hermosa Beach 0 - 3,000 Building Square Feet 403 Situs Address ZONING ZONING Description Use Type (AsseUse Description (Assessor Total Bldg Sq Ft Sq Ft (Bldg 1 )Sq Ft (Bldg 2) 744 LONGFELLOW AVE R-1 Single Family Residential Commercial Commercial 0 0 0 2851 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Commercial 0 0 0 C-1 Limited Business and Residential Government Government Parcel 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0 59 13TH CT C-2 General Commercial Commercial Parking Lots (Commercial Us 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0 C-2 General Commercial Commercial Commercial 0 0 0 C-2 General Commercial Commercial Parking Lots (Commercial Us 0 0 0 65 14TH ST C-2 General Commercial Commercial Commercial 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0 1429 HERMOSA AVE C-2 General Commercial Commercial Commercial 0 0 0 C-2 General Commercial Government Government Parcel 0 0 0 C-2 General Commercial Commercial Commercial 0 0 0 C-2 General Commercial Commercial Commercial 0 0 0 C-2 General Commercial Commercial Commercial 0 0 0 SPA-8 Specific Plan Area - 8 Commercial Commercial 0 0 0 SPA-8 Specific Plan Area - 8 Commercial Commercial 0 0 0 1055 AVIATION BLVD C-3 General and Highway Commercial Commercial Commercial 0 0 0 1249 PROSPECT AVE C-3 General and Highway Commercial Residential Single 0 0 0 C-3 General and Highway Commercial Commercial Commercial 0 0 0 1085 AVIATION BL C-3 General and Highway Commercial Commercial Commercial 0 0 0 R-2 Two Family Residential Commercial Commercial 0 0 0 C-3 General and Highway Commercial Commercial Commercial 0 0 0 C-3 General and Highway Commercial Commercial Commercial 0 0 0 C-3 General and Highway Commercial Commercial Commercial 0 0 0 SPA-7 Specific Plan Area - 7 Commercial Parking Lots (Commercial Us 0 0 0 210 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Industrial Industrial 0 0 0 830 2ND ST SPA-7 Specific Plan Area - 7 Residential Single 0 0 0 911 1ST ST SPA-7 Specific Plan Area - 7 Commercial Parking Lots (Commercial Us 0 0 0 SPA-7 Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual 0 0 0 102 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual 0 0 0 844 2ND ST SPA-7 Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual 0 0 0 102 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual 0 0 0 102 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual 0 0 0 C-2 General Commercial Commercial Commercial 0 0 0 C-2 General Commercial Commercial Commercial 0 0 0 1101 HERMOSA AVE C-2 General Commercial Government Government Parcel 0 0 0 906 HERMOSA AVE C-2 General Commercial Industrial Industrial 0 0 0 910 HERMOSA AVE C-2 General Commercial Industrial Industrial 0 0 0 837 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Commercial 0 0 0 M-1 Light Manufacturing Government Government Parcel 0 0 0 M-1 Light Manufacturing Government Government Parcel 0 0 0 725 6TH ST SPA-7 Specific Plan Area - 7 Commercial Parking Lots (Commercial Us 0 0 0 725 6TH ST SPA-7 Specific Plan Area - 7 Residential Two Units 0 0 0 721 6TH ST SPA-7 Specific Plan Area - 7 Commercial Commercial 0 0 0 709 6TH ST SPA-7 Specific Plan Area - 7 Commercial Commercial 0 0 0 148 LYNDON ST R-P Residential Professional Residential Single 0 0 0 M-1 Light Manufacturing Industrial Industrial 0 0 0 M-1 Light Manufacturing Industrial Industrial 0 0 0 M-1 Light Manufacturing Industrial Industrial 0 0 0 M-1 Light Manufacturing Commercial Single 0 0 0 SPA-7 Specific Plan Area - 7 Government Government Parcel 0 0 0 SPA-7 Specific Plan Area - 7 Commercial Parking Lots (Commercial Us 0 0 0 828 1ST ST SPA-7 Specific Plan Area - 7 Miscellaneous Utility Commercial & Mutual 324 324 0 22 11TH ST C-2 General Commercial Commercial Commercial 416 416 0 1738 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Residential Single 484 484 0 239 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Office Buildings 715 715 0 725 10TH ST C-3 General and Highway Commercial Residential Mobile Home Parks 719 719 0 1600 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Commercial Office Buildings 720 720 0 838 2ND ST SPA-7 Specific Plan Area - 7 Residential Single 722 722 0 1035 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 735 735 0 735 8TH ST C-3 General and Highway Commercial Residential Single 736 736 0 422 ARDMORE AVE M-1 Light Manufacturing Residential Single 756 756 0 739 8TH PL C-3 General and Highway Commercial Residential Single 768 768 0 M-1 Light Manufacturing Commercial Parking Lots (Commercial Us 800 800 0 775 8TH ST C-3 General and Highway Commercial Residential Single 806 806 0 1706 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Commercial Professional Buildings 821 821 0 1214 OWOSSO AVE C-3 General and Highway Commercial Residential Single 840 840 0 1500 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Commercial Professional Buildings 890 890 0 Commercial Properties Total Building Square Footage 0-3000 sq ft 404 1049 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 892 532 360 500 6TH ST M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf S 900 900 0 840 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Cons 907 907 0 48 14TH ST C-2 General Commercial Residential Single 910 910 0 133 HERMOSA AVENUE C-1 Limited Business and Residential Commercial Store Combination 910 910 0 1738 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Residential Single 924 924 0 813 8TH ST C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Cons 961 961 0 1734 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Residential Single 962 962 0 818 4TH ST SPA-7 Specific Plan Area - 7 Residential Single 963 963 0 179 LYNDON ST R-P Residential Professional Residential Two Units 970 970 0 65 14TH CT C-2 General Commercial Residential Single 986 986 0 57 14TH CT C-2 General Commercial Residential Single 999 999 0 745 8TH PL C-3 General and Highway Commercial Residential Single 1004 1004 0 46 11TH ST C-2 General Commercial Commercial Commercial 1008 1008 0 161 HERONDO ST # 2 R-P Residential Professional Residential Single 1032 1032 0 1220 CORONA ST C-3 General and Highway Commercial Residential Single 1040 1040 0 1038 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1040 1040 0 1231 PROSPECT AVE C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Cons 1050 1050 0 1042 AVIATION BLVD C-3 General and Highway Commercial Commercial Store Combination 1050 1050 0 160 LYNDON ST R-P Residential Professional Residential Single 1059 1059 0 66 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounge 1071 1071 0 2700 MANHATTAN AVE C-1 Limited Business and Residential Commercial Store Combination 1074 1074 0 C-2 General Commercial Commercial Parking Lots (Commercial Us 1075 1075 0 64 10TH ST C-2 General Commercial Residential Single 1075 1075 0 74 15TH CT C-2 General Commercial Residential Two Units 1077 1077 0 730 1ST ST SPA-7 Specific Plan Area - 7 Residential Single 1080 1080 0 119 MEYER CT R-P Residential Professional Residential Single 1081 1081 0 615 4TH ST M-1 Light Manufacturing Residential Two Units 1088 656 432 1206 ARTESIA BLVD C-2 General Commercial Commercial Office Buildings 1089 1089 0 1225 PROSPECT AVE C-3 General and Highway Commercial Residential Two Units 1089 1089 0 635 4TH ST M-1 Light Manufacturing Residential Two Units 1112 572 540 139 HERMOSA AVE C-1 Limited Business and Residential Commercial Stores 1120 1120 0 69 10TH CT C-2 General Commercial Residential Single 1132 1132 0 C-3 General and Highway Commercial Commercial Parking Lots (Commercial Us 1135 1135 0 19 2ND ST C-1 Limited Business and Residential Residential Two Units 1137 1137 0 121 MEYER CT R-P Residential Professional Residential Single 1140 1140 0 52 11TH ST C-2 General Commercial Commercial Office Buildings 1148 428 720 54 HERMOSA AVE C-1 Limited Business and Residential Commercial Stores 1152 1152 0 810 HERMOSA AVE C-2 General Commercial Commercial Stores 1160 1160 0 68 14TH ST C-2 General Commercial Residential Single 1164 1164 0 1014 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1175 1175 0 926 1ST ST NO 3 R-P Residential Professional Residential Single 1178 1178 0 926 1ST ST NO 4 R-P Residential Professional Residential Single 1178 1178 0 1028 THE STRAND C-1 Limited Business and Residential Residential Single 1189 1189 0 192 ARDMORE AVE M-1 Light Manufacturing Commercial Auto, Recreation EQPT, Cons 1200 1200 0 1075 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1228 1228 0 926 1ST ST NO 5 R-P Residential Professional Residential Single 1243 1243 0 138 LYNDON ST R-P Residential Professional Residential Single 1245 1245 0 134 LYNDON ST R-P Residential Professional Residential Single 1245 1245 0 137 HERONDO ST R-P Residential Professional Residential Single 1245 1245 0 133 HERONDO ST R-P Residential Professional Residential Single 1245 1245 0 926 1ST ST NO 1 R-P Residential Professional Residential Single 1270 1270 0 926 1ST ST NO 2 R-P Residential Professional Residential Single 1270 1270 0 960 1ST ST UNIT A R-P Residential Professional Residential Single 1281 1281 0 900 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounge 1290 1290 0 126 1ST CT R-P Residential Professional Residential Single 1296 1296 0 136 1ST CT R-P Residential Professional Residential Single 1296 1296 0 138 1ST CT R-P Residential Professional Residential Single 1296 1296 0 2608 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounge 1306 1306 0 939 1ST ST R-P Residential Professional Residential Single 1317 1317 0 941 1ST ST R-P Residential Professional Residential Single 1317 1317 0 943 1ST ST R-P Residential Professional Residential Single 1317 1317 0 945 1ST ST R-P Residential Professional Residential Single 1317 1317 0 707 6TH ST SPA-7 Specific Plan Area - 7 Residential Two Units 1320 768 552 852 1ST ST R-P Residential Professional Residential Single 1321 1321 0 856 1ST ST R-P Residential Professional Residential Single 1321 1321 0 858 1ST ST R-P Residential Professional Residential Single 1321 1321 0 850 1ST ST R-P Residential Professional Residential Single 1328 1328 0 854 1ST ST R-P Residential Professional Residential Single 1328 1328 0 201 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounge 1339 1339 0 860 1ST ST R-P Residential Professional Residential Single 1343 1343 0 1208 ARTESIA BLVD C-2 General Commercial Commercial Parking Lots (Commercial Us 1350 1350 0 848 1ST ST R-P Residential Professional Residential Single 1350 1350 0 960 1ST ST UNIT D R-P Residential Professional Residential Single 1350 1350 0 960 1ST ST UNIT C R-P Residential Professional Residential Single 1350 1350 0 960 1ST ST UNIT B R-P Residential Professional Residential Single 1350 1350 0 405 962 1ST ST UNIT A R-P Residential Professional Residential Single 1380 1380 0 1245 PROSPECT AVE C-3 General and Highway Commercial Residential Three Units (Any Combinatio 1400 468 932 238 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Store Combination 1428 1428 0 233 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Restaurants, Cocktail Lounge 1428 1428 0 200 LONGFELLOW AVE C-1 Limited Business and Residential Commercial Store Combination 1434 1434 0 76 15TH CT C-2 General Commercial Residential Single 1436 1436 0 419 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1440 1440 0 738 8TH PL C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Cons 1440 1440 0 421 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Cons 1440 1440 0 64 15TH CT C-2 General Commercial Residential Two Units 1441 1441 0 2212 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Commercial Auto, Recreation EQPT, Cons 1442 1442 0 211 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Restaurants, Cocktail Lounge 1464 1464 0 1012 MANHATTAN AVE R-P Residential Professional Residential Three Units (Any Combinatio 1472 1472 0 844 1ST ST R-P Residential Professional Residential Single 1479 1479 0 842 1ST ST R-P Residential Professional Residential Single 1479 1479 0 840 1ST ST R-P Residential Professional Residential Single 1479 1479 0 838 1ST ST R-P Residential Professional Residential Single 1479 1479 0 836 1ST ST R-P Residential Professional Residential Single 1479 1479 0 837 HERMOSA AVE C-2 General Commercial Commercial Store Combination 1480 1480 0 39 14TH ST C-2 General Commercial Commercial Stores 1487 1487 0 1062 AVIATION BLVD C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Cons 1488 1488 0 846 1ST ST R-P Residential Professional Residential Single 1493 1493 0 834 1ST ST R-P Residential Professional Residential Single 1493 1493 0 1112 MANHATTAN AVE R-P Residential Professional Residential Single 1500 1500 0 525 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf S 1500 1500 0 736 4TH ST SPA-7 Specific Plan Area - 7 Residential Single 1501 1501 0 45 14TH ST C-2 General Commercial Residential Single 1512 1512 0 70 10TH ST C-2 General Commercial Residential Single 1512 1512 0 962 1ST ST UNIT B R-P Residential Professional Residential Single 1520 1520 0 962 1ST ST UNIT C R-P Residential Professional Residential Single 1520 1520 0 962 1ST ST UNIT D R-P Residential Professional Residential Single 1520 1520 0 962 1ST ST UNIT E R-P Residential Professional Residential Single 1531 1531 0 2629 MANHATTAN AVE C-1 Limited Business and Residential Commercial Office Buildings 1536 1536 0 1120 MANHATTAN AVE R-P Residential Professional Residential Single 1536 1536 0 1040 MANHATTAN AVE R-P Residential Professional Residential Single 1540 1540 0 746 4TH ST SPA-7 Specific Plan Area - 7 Commercial Office Buildings 1554 1554 0 1402 PACIFIC COAST HWY SPA-8 Specific Plan Area - 8 Commercial Auto, Recreation EQPT, Cons 1560 1560 0 20 13TH ST C-2 General Commercial Commercial Store Combination 1575 1575 0 174 1ST COURT R-P Residential Professional Residential Single 1585 1585 0 808 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Us 1590 1590 0 1021 BAYVIEW DR R-P Residential Professional Residential Two Units 1596 1596 0 611 4TH ST M-1 Light Manufacturing Residential Single 1596 1596 0 337 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Restaurants, Cocktail Lounge 1600 1600 0 433 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1600 1600 0 959 AVIATION BLVD C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounge 1600 1600 0 307 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 1600 1600 0 152 LYNDON ST R-P Residential Professional Residential Three Units (Any Combinatio 1620 1020 600 30 13TH ST C-2 General Commercial Residential Four Units (Any Combination 1625 1625 0 32 13TH ST C-2 General Commercial Residential Four Units (Any Combination 1625 1625 0 240 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1625 1625 0 3217 MANHATTAN AVE C-1 Limited Business and Residential Commercial Stores 1630 1230 400 845 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 1652 1652 0 425 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1656 1656 0 25 2ND ST C-1 Limited Business and Residential Residential Two Units 1672 716 956 1031 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounge 1680 1680 0 119 8TH ST C-2 General Commercial Residential Four Units (Any Combination 1692 1692 0 229 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 1696 1696 0 411 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1700 1700 0 825 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Us 1700 1700 0 1089 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1710 1710 0 1107 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounge 1710 1710 0 1319 BARD ST SPA-11 Specific Plan Area - 11 Industrial Lgt Manf.Sm. EQPT. Manuf S 1720 1720 0 405 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1726 1726 0 929 1ST ST A R-P Residential Professional Residential Single 1768 1768 0 929 1ST ST B R-P Residential Professional Residential Single 1768 1768 0 931 1ST ST A R-P Residential Professional Residential Single 1768 1768 0 931 1ST ST B R-P Residential Professional Residential Single 1768 1768 0 67 14TH ST C-2 General Commercial Commercial Store Combination 1774 1774 0 802 HERMOSA AVE C-2 General Commercial Commercial Stores 1796 1796 0 1050 AVIATION BLVD NO 106 C-3 General and Highway Commercial Commercial Stores 1800 1800 01000 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1800 1800 0 C-3 General and Highway Commercial Commercial Parking Lots (Commercial Us 1800 1800 0 58 11TH ST C-2 General Commercial Commercial Store Combination 1800 1800 0 1128 HERMOSA AVE C-2 General Commercial Commercial Stores 1800 1800 0 420 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1800 1800 0 935 1ST ST B R-P Residential Professional Residential Single 1814 1814 0 406 937 1ST ST A R-P Residential Professional Residential Single 1814 1814 0 809 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Store Combination 1824 1824 0 1138 MANHATTAN AVE R-P Residential Professional Residential Three Units (Any Combinatio 1828 1008 820 635 MONTEREY BLVD R-3 Multiple Family Residential Commercial Store Combination 1830 880 950 513 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf S 1830 1830 0 2641 MANHATTAN AVE C-1 Limited Business and Residential Commercial Stores 1844 1844 0 139 LONGFELLOW AVE C-1 Limited Business and Residential Residential Two Units 1852 980 872 429 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Restaurants, Cocktail Lounge 1860 1860 0 155 1ST CT R-P Residential Professional Residential Single 1874 1874 0 1021 AVIATION BLVD C-3 General and Highway Commercial Residential Two Units 1915 875 1040 1022 MANHATTAN AVE R-P Residential Professional Residential Two Units 1920 1920 0 643 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf S 1920 1920 0 646 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf S 1925 1925 0 950 AVIATION BLVD C-3 General and Highway Commercial Commercial Parking Lots (Commercial Us 1930 1930 0 861 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Store Combination 1932 1932 0 517 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 1950 1950 0 637 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf S 1950 1950 0 204 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Store Combination 1959 1335 624 1070 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 1960 1960 0 233 LYNDON ST R-P Residential Professional Residential Single 1960 1960 0 1901 PACIFIC COAST HWY R-3 Multiple Family Residential Commercial Store Combination 1972 1972 0 1160 AVIATION BLVD C-3 General and Highway Commercial Commercial Restaurants, Cocktail Lounge 1977 1977 0 601 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 1984 1984 0 243 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 1992 1992 0 445 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Professional Buildings 2000 2000 0 1093 AVIATION BLVD C-3 General and Highway Commercial Commercial Office Buildings 2000 2000 0 222 LYNDON ST R-P Residential Professional Residential Single 2016 2016 0 730 11TH ST C-3 General and Highway Commercial Institutional Churches 2022 2022 0 931 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Service Stations 2030 2030 0 171 LYNDON ST R-P Residential Professional Residential Single 2030 2030 0 950 AVIATION BLVD C-3 General and Highway Commercial Commercial Parking Lots (Commercial Us 2040 2040 0 153 LYNDON ST R-P Residential Professional Residential Single 2048 2048 0 216 LYNDON ST R-P Residential Professional Residential Single 2048 2048 0 234 1ST CT R-P Residential Professional Residential Single 2050 2050 0 161 LYNDON ST R-P Residential Professional Residential Single 2058 2058 0 531 CYPRESS AVE M-1 Light Manufacturing Industrial Warehousing, Distribution, S 2064 2064 0 117 LYNDON ST R-P Residential Professional Residential Single 2087 2087 0 118 1ST CT R-P Residential Professional Residential Single 2095 2095 0 124 LYNDON ST R-P Residential Professional Residential Two Units 2098 1389 709 1126 MANHATTAN AVE REAR R-P Residential Professional Residential Two Units 2099 2099 0 C-2 General Commercial Commercial Parking Lots (Commercial Us 2100 2100 0 SPA-8 Specific Plan Area - 8 Commercial Parking Lots (Commercial Us 2100 2100 0 3201 MANHATTAN AVE C-1 Limited Business and Residential Commercial Stores 2106 2106 0 113 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounge 2132 2132 0 144 1ST CT R-P Residential Professional Residential Single 2135 2135 0 148 1ST CT R-P Residential Professional Residential Single 2135 2135 0 1250 THE STRAND C-2 General Commercial Commercial Restaurants, Cocktail Lounge 2150 2150 0 950 AVIATION BLVD C-3 General and Highway Commercial Commercial Parking Lots (Commercial Us 2150 2150 0 855 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 2153 2153 0 1036 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 2160 2160 0 123 LYNDON ST R-P Residential Professional Residential Single 2166 2166 0 133 LYNDON ST R-P Residential Professional Residential Single 2166 2166 0 137 LYNDON ST R-P Residential Professional Residential Single 2166 2166 0 141 LYNDON ST R-P Residential Professional Residential Single 2166 2166 0 145 LYNDON ST R-P Residential Professional Residential Single 2166 2166 0 619 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Cons 2176 2176 0 1158 MANHATTAN AVE R-P Residential Professional Residential Two Units 2180 1868 312 822 14TH ST C-3 General and Highway Commercial Residential Four Units (Any Combination 2183 1416 767 513 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Office Buildings 2200 2200 0 M-1 Light Manufacturing Commercial Parking Lots (Commercial Us 2200 2200 0 19 22ND CT C-1 Limited Business and Residential Commercial Stores 2235 2235 0 303 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Cons 2240 2240 0 1011 BAYVIEW DR R-P Residential Professional Residential Single 2258 2258 0 635 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf S 2260 2260 0 640 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf S 2300 2300 0 1272 THE STRAND C-2 General Commercial Commercial Restaurants, Cocktail Lounge 2310 2310 0 822 HERMOSA AVE C-2 General Commercial Commercial Stores 2320 2320 0 43 MONTEREY BLVD R-P Residential Professional Residential Single 2330 2330 0 3125 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Cons 2375 2375 0 167 LYNDON ST R-P Residential Professional Residential Two Units 2376 2376 0 1501 HERMOSA AVE C-2 General Commercial Commercial Stores 2393 2393 0 509 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Stores 2400 2400 0 C-2 General Commercial Commercial Parking Lots (Commercial Us 2400 2400 0 C-2 General Commercial Commercial Parking Lots (Commercial Us 2400 2400 0 625 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf S 2400 2400 0 530 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf S 2400 2400 0 407 201 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 2400 2400 0 121 HERONDO ST R-P Residential Professional Commercial Store Combination 2416 1744 672 1236 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounge 2448 2448 0 2626 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounge 2458 2458 0 48 HERMOSA AVE C-1 Limited Business and Residential Residential Five or more apartments 2469 2469 0 545 CYPRESS AVE M-1 Light Manufacturing Commercial Auto, Recreation EQPT, Cons 2477 2477 0 1126 MANHATTAN AVE R-P Residential Professional Residential Two Units 2496 2496 0 1020 THE STRAND C-1 Limited Business and Residential Commercial Parking Lots (Commercial Us 2500 2500 0 825 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Us 2500 2500 0 M-1 Light Manufacturing Commercial Parking Lots (Commercial Us 2500 2500 0 M-1 Light Manufacturing Commercial Parking Lots (Commercial Us 2500 2500 0 M-1 Light Manufacturing Commercial Parking Lots (Commercial Us 2500 2500 0 33 MONTEREY BLVD R-P Residential Professional Residential Single 2500 2500 0 809 15TH ST SPA-8 Specific Plan Area - 8 Residential Two Units 2506 2506 0 1131 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Service Stations 2516 2397 119 1331 MANHATTAN AVE UNIT C-2 General Commercial Residential Three Units (Any Combinatio 2520 2520 0 11 PIER AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounge 2560 2560 0 1325 HERMOSA AVE C-2 General Commercial Commercial Stores 2560 2560 0 30 PIER AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounge 2604 2604 0 26 22ND ST C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounge 2656 2656 0 325 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 2660 2660 0 823 14TH ST SPA-8 Specific Plan Area - 8 Residential Single 2669 2669 0 M-1 Light Manufacturing Commercial Parking Lots (Commercial Us 2670 2670 0 1017 AVIATION BLVD C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Cons 2679 2679 0 60 PIER AVE C-2 General Commercial Commercial Stores 2700 2700 0 68 PIER AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounge 2700 2700 0 3232 MANHATTAN AVE C-1 Limited Business and Residential Commercial Stores 2732 2732 0 1002 MANHATTAN AVE R-P Residential Professional Residential Four Units (Any Combination 2744 2744 0 308 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Store Combination 2763 1883 880 422 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 2775 2775 0 802 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Parking Lots (Commercial Us 2790 2790 0 137 HERMOSA AVE C-1 Limited Business and Residential Residential Single 2790 2790 0 719 PIER AVE SPA-8 Specific Plan Area - 8 Commercial Shopping Centers (Neighborh 2797 2797 0 SPA-8 Specific Plan Area - 8 Commercial Parking Lots (Commercial Us 2800 2800 0 828 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 2800 2800 0 1110 HERMOSA AVE C-2 General Commercial Commercial Restaurants, Cocktail Lounge 2800 2800 0 59 PIER AVE C-2 General Commercial Commercial Stores 2802 2802 0 73 PIER AVE C-2 General Commercial Commercial Stores 2802 2802 0 72 PIER AVE C-2 General Commercial Commercial Stores 2820 2820 0 101 HERMOSA AVE C-1 Limited Business and Residential Commercial Restaurants, Cocktail Lounge 2828 2828 0 1048 MANHATTAN AVE R-P Residential Professional Residential Three Units (Any Combinatio 2848 1616 1232 430 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Office Buildings 2849 2849 0 1306 BAYVIEW DR SPA-11 Specific Plan Area - 11 Residential Four Units (Any Combination 2854 1658 1196 1258 ARTESIA BLVD C-2 General Commercial Commercial Stores 2865 2865 0 702 11TH PL C-3 General and Highway Commercial Institutional Schools (Private)2868 2868 0 1083 AVIATION BL C-3 General and Highway Commercial Commercial Store Combination 2874 2874 0 1314 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Stores 2880 2880 0 1097 AVIATION BLVD C-3 General and Highway Commercial Commercial Stores 2891 2891 0 723 6TH ST SPA-7 Specific Plan Area - 7 Commercial Parking Lots (Commercial Us 2900 2900 0 318 PIER AVE SPA-11 Specific Plan Area - 11 Commercial Store Combination 2902 1089 1813 2604 HERMOSA AVE C-1 Limited Business and Residential Commercial Store Combination 2913 2913 0 3125 MANHATTAN AVE C-1 Limited Business and Residential Commercial Supermarkets 2923 2923 0 65 PIER AVE C-2 General Commercial Commercial Stores 2945 2945 0 620 CYPRESS AVE M-1 Light Manufacturing Industrial Lgt Manf.Sm. EQPT. Manuf S 2958 2958 0 428 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Stores 2960 2960 0 820 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Office Buildings 2964 2964 0 1000 PACIFIC COAST HWY C-3 General and Highway Commercial Commercial Auto, Recreation EQPT, Cons 3000 3000 0 C-3 General and Highway Commercial Commercial Parking Lots (Commercial Us 3000 3000 0 600 PACIFIC COAST HWY SPA-7 Specific Plan Area - 7 Commercial Auto, Recreation EQPT, Cons 3000 1400 1600 M-1 Light Manufacturing Commercial Parking Lots (Commercial Us 3000 3000 0 408 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0444 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of July 20, 2021 August 17, 2021 Planning Commission Tentative Future Agenda Items Recommended Action: Receive and file the August 17, 2021 Planning Commission tentative future agenda items. Attachment: 1.Supplemental - Planning Commission August 17, 2021 Tentative Future Agenda, added 7 19 2021 Respectfully Submitted by: Melanie Hurtado, Administrative Assistant Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™409 \\CHB-FS-01\Vol1\B95\CD\PC\Future Items\Tent. Future Agendas\Planning Commission Tentative Agenda for 8-17-21.docx Revised 07/19/2021 3:36 PM Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach August 17, 2021 Regular Meeting 6:00 P.M. Project Title Public Notice Meeting Date ⇒11 Pier Avenue – Planning Titlement Extension 8/5/21 8/17/21 ⇒200 Longfellow Avenue – Conditional Use Permit Amendment 8/5/21 8/17/21 Upcoming and Pending Projects ⇒611 Monterey Boulevard – Height Exception – application is in process. ⇒120 25th Street – Small Lot Exception ⇒1022/1024 17th Street – Two-Unit Condominium Project ⇒204-210 Pacific Coast Highway – Conditional Use Permit for drive-thru(Starbucks) – application is in process. ⇒911 1st Street – Zone and General Plan Amendment, Precise Development Plan and Planned Unit Development for multiple unit condominium project –application is incomplete, pending CEQA review. ⇒City Yard – Precise Development Plan, Conditional Use Permit, and Environmental Review – pending environmental clearance. 12.c Supplemental Information 410