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2020-04-21 PC Agenda
Planning Commission City of Hermosa Beach Regular Meeting Agenda - Final City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Council Chambers7:00 PMTuesday, April 21, 2020 1 April 21, 2020Planning Commission Regular Meeting Agenda - Final Note: No Smoking Is Allowed in The City Hall Council Chambers 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 a.m. - 6:00 p.m. 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 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. Public Participation City Hall will be closed to the public until further notice. Members of the public may submit e-comments (instructions below) or email comments to communitydevelopment@hermosabeach.gov until 12:00 p.m. on the meeting date. Members of the public may also participate by phone. TO PARTICIPATE BY PHONE: 1. Prior to 6:00 p.m. on the meeting date, email planning@hermosabeach.gov to be added to the speaker list. Please indicate which item you would like to speak on. 2. Dial-in 10 minutes prior to the start of the meeting: • Toll-Free Dial-in: 877-309-2073 • Participant passcode: 510 957 837# 3. PLEASE MUTE YOUR PHONE UNTIL YOU ARE CALLED TO SPEAK. Comments from the public are limited to 3 minutes per speaker. Page 2 City of Hermosa Beach Printed on 3/20/2024 2 April 21, 2020Planning 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 p.m. 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 Section I CONSENT CALENDAR 5.REPORT 20-0199 Approval of the February 18, 2020 Planning Commission Action Minutes Recommendation:To approve the Planning Commission action minutes of the February 18, 2020 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. *************************************************************************************************************** 7.REPORT 20-0201 Information Only: Public Hearing Notices and Project Zoning Maps Section II Page 3 City of Hermosa Beach Printed on 3/20/2024 3 April 21, 2020Planning Commission Regular Meeting Agenda - Final PUBLIC HEARING 8.REPORT 20-0204 Precise Development Plan Amendment PDP 20-1 request to convert restaurant space (formerly occupied by Abigail ’s) and retail space (currently occupied by Mike ’s Guitar Parlor) to an expanded and remodeled office space with fa çade modifications, resulting in a net expansion of 2,916 square feet at an existing commercial building located at 1301 Manhattan Avenue, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommendation:Adopt the attached resolution approving Precise Development Plan Amendment 20-1 to convert a vacant restaurant space (formerly occupied by Abigail's) and a retail space (currently occupied by Mike's Guitar Parlor) to an expanded and remodeled office space with fa�ade modifications, resulting in a net expansion of 2,916 square feet at an existing commercial building located at 1301 Manhattan Avenue, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Section III HEARING 9.REPORT 20-0193 S-21 #33 -- Determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the north and south property lines for the purposes of determining building height at 614 Loma Drive. Recommendation:Staff recommends the Planning Commission approve the request determining the property to be a convex sloping lot and the use of alternative spot elevations for determining building height along the north and south property lines. 10.REPORT 20-0203 S-21 #34 - Determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the north and south property lines for the purposes of determining building height at 1965 Manhattan Avenue. Recommendation:Staff recommends the Planning Commission approve the request determining the property to be a convex sloping lot and the use of alternative spot elevations, excluding fill soils, for determining building height along the north and south property lines. 11.REPORT 20-0195 S-21 #35 - Determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the north and south property lines for the purposes of determining building height at 444 Ocean View Drive. Recommendation:Staff recommends the Planning Commission approve the request determining the property to be a convex sloping lot and the use of alternative spot elevations, excluding fill soils, for determining building height along the north and south property lines. Page 4 City of Hermosa Beach Printed on 3/20/2024 4 April 21, 2020Planning Commission Regular Meeting Agenda - Final Section IV 12. Staff Items a. Verbal report on City Council actions b. Verbal status report on major Planning projects c.REPORT 20-0202 May 19, 2020 Planning Commission Tentative Future Agenda Items Recommendation:To receive and file the May 19, 2020 Planning Commission tentative future agenda items. d.REPORT 20-0200 Community Development Department Activity Report of September 2019 Recommendation:To receive and file the September 2019 Community Development Department activity report. 13. Commissioner Items a. Downtown Economic Development Sub-committee - Selection of 2 Planning Commission members 14. Adjournment Page 5 City of Hermosa Beach Printed on 3/20/2024 5 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0199 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of April 21, 2020 Approval of the February 18, 2020 Planning Commission Action Minutes Recommended Action: To approve the Planning Commission action minutes of the February 18, 2020 regular meeting. Attachment: 1. February 18, 2020 Planning Commission action minutes Respectfully Submitted by: Beverly Tuazon, Administrative Assistant Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 1 of 1 powered by Legistar™6 City Hall 1315 Valley Drive Hermosa Beach, CA 90254 City of Hermosa Beach Action Minutes - Draft Planning Commission Chair Peter Hoffman Vice Chair Michael Flaherty Commissioners Rob Saemann Marie Rice David Pedersen 7:00 PM Council ChambersTuesday, February 18, 2020 1. Call to Order 2. Pledge of Allegiance 3. Roll Call Commissioner David Pedersen, Commissioner Marie Rice, Vice Chair Michael Flaherty, Chair Peter Hoffman, and Commissioner Rob Saemann Present:5 - Absent:0 Also Present: Ken Robertson, Community Development Director Patrick Donegan, Assistant City Attorney Yuritzy Randle, Associate Planner 4. Oral / Written Communications Coming forward to speak: Anthony Higgins Section I CONSENT CALENDAR 5.REPORT 20-0084 Approval of the January 21, 2020 Planning Commission Action Minutes January 21, 2020 Planning Commission action minutesAttachments: ACTION: Motion by Commissioner Rice and seconded by Commissioner Flaherty to approve the January 21, 2020 minutes as presented. The motion carried by a unanimous vote. Page 1City of Hermosa Beach DRAFT7 February 18, 2020Planning Commission Action Minutes - Draft 6. Resolution(s) for Consideration - None 7.REPORT 20-0088 Information Only: Project Zoning Map Project Zoning MapAttachments: Section II HEARING 8.REPORT 20-0094 S-21 #32 - To determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the east and west property lines for the purposes of determining building height at 701 Longfellow Avenue. 1. Draft Resolution 2. Site Photos 3. Neighbooring Lot Conditions 4. Pre & Post Demolition Photos 5. Applicant Submittal 6. Poster Verification Attachments: Coming forward to speak: Jessica Farnacci, Ann Schwede, Darryl Rosen, and Pete Tenace. ACTION: Motion by Commissioner Rice and seconded by Commissioner Flaherty to adopt the resolution, with the modification shown below, determining the property to be a convex sloping lot and the use of alternative spot elevations for determining building height along the east and west property lines. Add a sentence to Section 5, number 1: In this case, including the soils identified as "fill" soils in the soils report as grade is appropriate given the shallow, consistent depth and the native soil type represent normal disturbance on the top layer of soil. The motion carried by the following vote: Aye:Commissioner Pedersen, Commissioner Rice, Vice Chair Flaherty, Chair Hoffman, and Commissioner Saemann 5 - Absent:0 Section III 9. Staff Items a.REPORT 20-0085 Receive Tri-Annual Report for On-Sale Alcoholic Beverage Condition Use Permits Page 2City of Hermosa Beach DRAFT8 February 18, 2020Planning Commission Action Minutes - Draft 1. Process and Standards, updated 2019 2. Police-ABC Report for this period 3. Police Statistics for this period 4. Police Officer Checks for this period 5. LACoFD Business License inspection report 6. Code Enforcement Data for this period 7. Code Enforcement Data for last period Attachments: ACTION: Motion by Commissioner Rice and seconded by Commissioner Saemann to receive and file the report, with the additions shown below. 1. Include the previous period's report, for comparison. 2. Provide the names of the 2 establishments with underage service violations. 3. Include information about the November 2019 incident where approximately 7 to 9 people were involved in a fight in an establishment on Pier Plaza. 4. Have both Police Department and Code Enforcement representation at the next meeting. The motion carried by a unanimous vote. b.REPORT 20-0092 Continue the February 21, 2017 Planning Commission initial discussion of vehicle lifts to determine whether the Planning Commission is interested in exploring the possibility of allowing mechanical vehicle lifts as a method of providing required parking in certain residential dwellings. 1. Letter to Planning Commission 2-13-20 2. Link to Watts hearing video 3. 301 31st Street Design Plans 4. Link to Watts lift demonstration video Attachments: Coming forward to speak: Kort Schnabel. ACTION: The Planning Commission consensus was to continue the discussion as a Public Hearing item at a future meeting. c. Verbal Report on City Council Actions d. Verbal Status Report on Major Planning Projects A joint City Council and Planning Commission study session is scheduled for March 4, 2020, at 6:00 p.m. to discuss the Zoning Ordinance Assessment project. e.REPORT 20-0087 March 16, 2020 Planning Commission Tentative Future Agenda Items Planning Commission March 16, 2020 Tentative Future AgendaAttachments: ACTION: Motion by Commissioner Pedersen and seconded by Commissioner Saemann to receive and file the March 16, 2020 Tentative Future Agenda, noting that the Zoning Ordinance Assessment item will be discussed at the March 4, 2020 Page 3City of Hermosa Beach DRAFT9 February 18, 2020Planning Commission Action Minutes - Draft joint City Council and Planning Commission study session. The motion carried by a unanimous vote. f.REPORT 20-0086 Community Development Department Activity Reports of July and August 2019 Community Development Department activity report of July 2019 Community Development Department activity report of August 2019 Attachments: ACTION: Motion by Commissioner Saemann and seconded by Commissioner Flaherty to receive and file the July and August 2019 Community Development Department activity reports. The motion carried by a unanimous vote. 10. Commissioner Items Commissioner Pedersen indicated that he will be absent for the March 16, 2020 Planning Commission meeting. 11. Adjournment ACTION: Motion by Commissioner Saemann and seconded by Commissioner Pedersen to adjourn to the March 4, 2020 joint City Council and Planning Commission study session. Page 4City of Hermosa Beach DRAFT10 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0201 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of April 21, 2020 Information Only: Public Hearing Notices and Project Zoning Maps Attachments: 1.Public Notices 2.Project Zoning Maps City of Hermosa Beach Printed on 5/3/2022Page 1 of 1 powered by Legistar™11 12 Palm DrThe StrandBayview DrHermosa AvePier Ave 16th St 10th St Monterey BlvdSunset DrLoma Dr14th St 17th St Bard StOak St 15th St 18th St Valley DrManhattan Ave11th St 17th Ct 18th Ct 16th Ct 14th Ct 13th St 9th St 13th Ct Cypress AveBeach Dr11th Ct 15th Ct 12th Ct Pier Plaza 10th Ct 8th St 19th Ct 11thPlLoma Dr11th St 11th St Cypress AveOak St Manhattan AveBeach DrBeach DrR-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) 500' Notification Radius Projects Zoning Map Planning Commission Meeting April 21, 2020 APN: 4183-013-148 1301 Manhattan Ave Precise Development Plan Amendment Zone: C-2 13 8th St Palm Dr2nd StValley DrBeach DrThe StrandBayview DrHermosa Ave10th St Loma DrMonterey BlvdManhattan AveSunset Dr9th St Ardmore Ave3rd St 8th Pl 5th St 6th St 4th StCypress Ave7th St 11th St Hill St9th Ct 11th Ct 8th Ct 12th Ct 10th Ct 7th Ct 6th Ct Culper CtAlley 5th Ct Bard St4th Ct 1st Pl 3rd Ct Cochise Ave9th St Cochise Ave4th St 6th St 3rd St 4th St 4th St Ardmore Ave5th St 7th St 7th 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 April 21, 2020 APN: 4187-030-020 614 Loma Dr Convex Slope Determination Zone: R-2 14 Palm D rBeach Dr19th St Loma DrThe StrandManhat tan AveMonterey BlvdBayview Dr18th St 22nd St 18th Ct 20th St 19th Ct Circle Dr Al ley Hermosa Ave 20th Ct Power St21st St 21st Ct 23rd St Park AveCircle C t Loma W al k 21st St Hermosa Ave 21st 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 April 21, 2020 APN: 4182-008-007 1965 Manhattan Ave Convex Slope Determination Zone: R-1 15 5th St 6th St 3rd St 2nd St 8th St 4th St 7th St Valley DrPacific Coast HwyArdmore AveProspect Ave7th Pl Hopkins StAlley Pine StOcean View AveGentry St1st StMeyer CtGravley CtCochise Ave4th St 6th St 4th St 7 th S t3rd St 4th St 7th St 6th St 2nd StArdmore AveGentry StR-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 April 21, 2020 APN: 4186-019-003 444 Ocean View Ave Convex Slope Determination Zone: R-2B 16 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0204 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of April 21, 2020 Precise Development Plan Amendment PDP 20-1 request to convert restaurant space (formerly occupied by Abigail’s) and retail space (currently occupied by Mike’s Guitar Parlor) to an expanded and remodeled office space with façade modifications, resulting in a net expansion of 2,916 square feet at an existing commercial building located at 1301 Manhattan Avenue, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Applicant:Sailfish Holdings, LLC C/O David McGovern, Managing Partner 338 Pier Avenue Hermosa Beach, CA 90254 Owner:Frank Buckley 338 Pier Avenue Hermosa Beach, CA 90254 Recommended Action: Adopt the attached resolution approving Precise Development Plan Amendment 20-1 to convert a vacant restaurant space (formerly occupied by Abigail’s) and a retail space (currently occupied by Mike’s Guitar Parlor) to an expanded and remodeled office space with façade modifications, resulting in a net expansion of 2,916 square feet at an existing commercial building located at 1301 Manhattan Avenue, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Summary: Based on the analysis above, the proposed office addition and remodel located at 1301 Manhattan Avenue, as conditioned, is consistent with the Hermosa Beach Municipal Code and PLAN Hermosa. Staff recommends the Planning Commission adopt the attached resolution approving PDP Amendment 20-1, and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). Background: ZONING:(C-2) Downtown Commercial City of Hermosa Beach Printed on 5/3/2022Page 1 of 9 powered by Legistar™17 Staff Report REPORT 20-0204 GENERAL PLAN:Community Commercial USES EXISTING/PROPOSED:Mixed Use/ General Office LOT SIZE:Approximately 16,933 Square Feet FLOOR AREA EXISTING/PROPOSED:15,565 S.F./18,481 S.F. FLOOR AREA RATIO EXISTING/PROPOSED:0.92/1.09 PARKING EXISTING/PROPOSED/REQUIRED:77 spaces/ 77 parking spaces/ 74 off-street parking spaces ENVIRONMENTAL DETERMINATION:Categorically Exempt, Section 15301(e)(2)(A and B), Class 1 Exemption. Located on the west side of Manhattan Avenue near the intersection of Pier Avenue, the project site is located within the (C-2) Downtown Commercial zoning district with a Community Commercial General Plan land use designation in the Downtown District Character Area. The surrounding zoning designations include (R-3) Multiple-Family Residential to the north and northeast of the subject property, (C-2) Downtown Commercial, and (SPA-11) along upper Pier Avenue. Adjacent uses include a residential triplex to the north, and a variety of commercial uses (retail and restaurants) to the south and west, and to the east, retail, offices and a 3-unit residential condominium. The 16,933 square foot lot houses an existing two story 15,565 square foot multiple tenant commercial building with a two-level subterranean parking structure with mixed uses including retail, office and restaurant uses. The current tenants of the building include Marlin Equity and Mike’s Guitar Parlor. The most recent restaurant tenant (Abigail’s) is no longer in operation. The project site was initially approved by Planning Commission Resolutions 96-9 (Precise Development Plan) and 96-5803 (Conditional Use Permit) on February 20, 1996 (later amended and adopted by City Council with City Council Resolution 03-624) allowing the construction and operation of a new two-story multi-use commercial building slightly elevated above the street level to incorporate two stories of parking below, and a restaurant with on-sale general alcohol, outside dining, and incidental live entertainment. The project site currently operates under the Precise Development Plan (PDP 14-7) and the incorporated Conditional Use Permit (CUP) approved on October 21, 2014 per P.C. Resolution No. 14-16 (attached) and is nonconforming to current parking requirements. The 2014 PDP and CUP were approved to allow the modification of the existing floor plans, reconfiguration of decks and stairways, and to remodel the building façade. Conditional Use Permit 16-5 approved the massage therapy business. However, in 2019 the approved massage therapy business (Massage Envy) vacated the premise and relocated its business to another commercial building within the City. In 2018, the City approved and issued building permits for a tenant improvement to covert the massage therapy tenant space into general office and the applicant is currently working on finalizing the permits. There are a total of 77 striped spaces1 located within the existing two-level parking structure, which is consistent with the initial 1996 approval; however, six of the parking spaces are temporarily being utilized for construction staging. The applicant is requesting a Precise Development Plan amendment to convert approximately 6,560 square feet of existing tenant space (retail and restaurant) to general office and add 2,913 square feet of additional floor area abutting Manhattan Avenue for a general office expansion. Marlin Equity (the proposed end user of the office space) currently occupies three separate office buildings within City of Hermosa Beach Printed on 5/3/2022Page 2 of 9 powered by Legistar™18 Staff Report REPORT 20-0204 Hermosa Beach. This request will allow Marlin Equity to consolidate these operations into a single building and will bring parking into full compliance with current parking requirements. The applicant also proposes to expand the westward outdoor terrace (balcony), which will serve as a break area for employee use only. The existing Conditional Use Permits for the restaurant and Massage Therapy businesses will be abandoned as part of this request. Analysis: Precise Development Plan The applicant is requesting a Precise Development Plan amendment to allow the conversation of the 5,760 square foot restaurant space and 800 square foot retail space. Additionally, the applicant is proposing a 2,916 square foot addition to the building and to remodel the office space with façade modifications. The purpose of the C-2 (Downtown Commercial) zone is “[t]o provide opportunities for a limited range of office, retail, and service commercial uses specifically appropriate for the scale and character of the downtown -- a resident and visitor serving pedestrian-oriented shopping/entertainment district.” The proposal is consistent with the land use goals of the area as it includes general office. Pursuant to the Hermosa Beach Municipal Code (HBMC) Section 17.58.020, any remodels or additions greater than 1,500 square feet in any zone require approval of a Precise Development Plan. “The purpose and intent of requiring precise development plan review for development projects is to achieve a reasonable level of quality, compatibility, in harmony with the community’s social, economic and environmental objectives, and to protect existing and potential developments, and uses on adjacent and surrounding property.” HBMC Section 17.58.030 establishes standards and review criteria in order to improve the quality of development and to mitigate any potential environmental impacts. In considering the Precise Development Plan amendment, the following general criteria shall be considered: 1 During a public hearing that occurred on May 20, 2014 the applicant reported that 14 spaces in the two-level parking structure were not available for use in the building due to a 1998 private parking easement reserving 14 spaces for off-site uses. The action to reserve the 14 parking spaces for off-site uses and enter into agreements with other nearby tenants created a violation of HBMC Section 17.44.050 "Unlawful to reduce available parking" and Condition 2 of 2003 approved Precise Development Plan. Conditions of approval were added to PC resolution No. 14-16 to address the parking easement and to ensure that the 14 parking spaces were available for on-site uses only. The applicant has provided evidence demonstrating that on October 30, 2014 the 1998 easement was released and is no longer applicable (Quitclaim Deed and Instrument No 98 1238074 attached). 1.Distance from existing residential uses in relation to negative effects; The subject property is located approximately 80 feet from the nearest (R-3) Multiple-Family Residential zone to the north of the subject site. In addition, the property directly to the north contains an existing legal nonconforming Multiple-Family residential condominium located within the (C-2) Downtown Commercial Zone. The proposed general office use is expected to be less impactful than the existing restaurant use. General offices typically operate between 8:00 am ad 6:00 pm, whereas the restaurant space is authorized for late night operations. The proposed office use will also continue to be conducted wholly indoors within the building, unlike the former restaurant that had outdoor dining. Outdoor uses, within the existing and proposed outdoor terrace, are incidental to the City of Hermosa Beach Printed on 5/3/2022Page 3 of 9 powered by Legistar™19 Staff Report REPORT 20-0204 office use and will serve as a break area for employee use only. Conditions have been added to the resolution to limit outdoor uses and prohibit events within the existing and proposed outdoor terrace. 2.The amount of existing or proposed off-street parking in relation to actual need; The existing commercial building contains a mixture of retail, restaurant, and office tenants. When the project was originally approved in 1996 the project was deemed conforming to parking requirements (77 spaces required and provided). Due to code amendments overtime, parking requirements have increased, rendering the existing building and mixture of uses as legal nonconforming to parking requirements (98 spaces are now required and 77 spaces are provided). The proposal to convert all existing uses to general office and the additional square footage for general office will bring the building into compliance with current parking standards. The City, through an agreement with the Coastal Commission as part of our certified Coastal Land Use Plan (LUP) (certified in 1981 and amended as recently as 2004), approved a temporary parking reduction for office and retail. However, the agreement has since expired and parking standards have revert back to the one space per 250 square feet of gross floor area parking ratio. After the proposed addition, the building will be 18,478 square feet. Since general office is parked at one space for every 250 square feet of gross floor area, this building is required to provide 74 parking spaces. The applicant will maintain the existing 77 off-street parking spaces on-site. Of the 77 off-street parking spaces, 21 parking spaces are compact spaces and 2 spaces will be provided in tandem. Pursuant to HBMC Section 17.44.100 (C), “[p]arking 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.” Thus, no more than 22 spaces can be compact. The existing and proposed outdoor terrace will not increase parking demands because the outdoor use is incidental to the office use and will serve as a break area for employees only. Pursuant to HBMC Section 17.26.050(B)(3), “[w]here 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.” Therefore, no additional parking spaces are required for the incidental outdoor use. 3.The combination of uses proposed, as they relate to compatibility; A mixture of tenants/uses can result in various land use impacts. The approved use mixture includes retail, restaurant, personal service, and general office. The approved uses have different operation hours and parking requirements which affect parking and traffic impacts on surrounding properties. The proposal to convert all existing uses to general office will reduce the potential conflict between uses and their operations. The proposed office building will be occupied by a single tenant, allowing the building to operate under consistent business operation hours. Further, and as noted in Criteria 1, 2, 7 and 8, this approval will not result in other potential impacts. 4.The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area; The project will not impact traffic volume or the capacity or safety of streets serving the area as the project is converting existing retail and restaurant uses to general office. Retail and restaurant uses City of Hermosa Beach Printed on 5/3/2022Page 4 of 9 powered by Legistar™20 Staff Report REPORT 20-0204 typically generate higher peak hour traffic and average daily traffic than general office uses. Furthermore, the parking requirements for general office is lower, resulting in the site being brought into compliance with the City’s parking standards. 5.The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; The building will be occupied by a single tenant, Marlin Equity Partners. The applicant intends to remove all existing signage from the previous tenants (Abigail’s and Mike’s Guitar Shop). Although a Comprehensive Sign Program is not required for a single tenant building, all proposed signs will be reviewed under a separate permit to insure compliance with applicable code sections. The proposed architectural finishes will be compatible with the existing building elevations. Façade finishes along the main pedestrian entrance abutting Manhattan Avenue, include ultra-clear glass windows and doors, and wood siding to match the existing architectural elements. Materials along the east building elevation are designed to integrate the project with surrounding pedestrian orientated businesses along Pier Avenue. The project’s proposed ultra-clear glass windows and doors will facilitate visual interaction between the streetscape and the proposed office use. The proposed design is consistent with the pedestrian orientation of the area. The applicant’s design proposes over 80 percent glazing in the east building elevation which is visible from the pier avenue intersection. "Glazing" means a transparent part of a wall, typically made of glass or plastic, in order to maximize visibility for the pedestrian on the sidewalk. The glazing will encourage the interaction of the streetscape and the interior of the business. Visibility of indoor activities from the sidewalk will assist in making the area pedestrian friendly. The proposed design is therefore compatibly with both residential and commercial uses and the glass doors, windows, and landscape features adjacent to the sidewalk create accessibility and visibility for pedestrians. 6.Building and driveway orientation in relation to sensitive uses, e.g., residences and schools; The proposed project has been designed so that all entrances, driveways and outdoor uses are facing directly east towards Manhattan Avenue or directly west towards the alley (Palm Drive) and are orientated away from residential uses to the north of the subject site. The primary pedestrian entrance remains fronting Manhattan Avenue and driveway entrances to the two-level parking structure are accessed from Manhattan Avenue and the alley, Palm Drive. The existing and proposed outdoor terrace is located on the southwest side of the building, and is orientated towards views of the ocean and away from residential uses and zones located to the north. Staff is recommending a condition of approval that the windows along the north building elevations shall be fixed and inoperable which will further reduce potential impacts to the adjacent residential uses. The applicant provided a roof plan which demonstrates compliance with the 30-foot height limit. Staff has confirmed that the proposal will comply with the height limit and is recommending a condition of approval requiring height 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. City of Hermosa Beach Printed on 5/3/2022Page 5 of 9 powered by Legistar™21 Staff Report REPORT 20-0204 7.Noise, odor, dust and/or vibration that may be generated by the proposed use; Operation hours for the existing restaurant use are between 7:00 a.m. and 2:00 a.m. daily, with outdoor dining permitted until 12:30 a.m. The existing restaurant is also allowed to conduct live entertainment between 4:00 p.m. and 1:15 a.m. Monday through Friday, and from 9:00 a.m. and 1:15 a.m. on Saturdays and Sundays. This project will revoke the existing Conditional Use Permit, thereby eliminating the late night operating hours and live entertainment. The proposal will further limit outdoor uses to use of the terrace as a break area for employee use only, incidental to the office use. Conditions have been added to the resolution to limit outdoor uses and prohibit events within the existing and proposed outdoor terrace. Generally, office uses are low impact and generate minimal noise or odor. The majority of the noise, odor, and vibration impacts will be temporary and limited to the construction involved with the addition/remodel. Based on the existing uses and proposed use, it is believed that the proposal will significantly reduce the existing noise and odor impacts generated by the existing approved uses. 8.Impact of the proposed use to the city’s infrastructure, and/or services; Marlin Equity has been operating within the City of Hermosa Beach (at 338 Pier Avenue) for approximately ten years, and in 2018, they expanded their offices to 1301 Manhattan Avenue. During the past ten years, the City’s Code Enforcement Division reports that there have been zero code complaints. Code Enforcement staff believes that the proposed office expansion will have minimal impacts on the surrounding neighborhood. In addition, restaurant uses typically generate larger quantities of trash and thus, have more trash pick-ups than office uses. The proposed office use will likely produce less trash, create less trash pick-ups, reduce traffic on city streets and decrease noise complaints generated from the restaurant’s larger crowds and live entertainment. 9.Adequacy of mitigation measures to minimize environmental impacts in quantitative terms; The project is categorically exempt from the California Environmental Quality Act. Thus, mitigation measures are not required due for the proposal project. However, conditions of approval have been added to the draft resolution to reduce potential impacts to those who live, work, and visit the area. 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. As noted in the above criteria, approval of the proposed project will not result in the creation of an impact to the surrounding uses and/or the City as a whole. The proposed architecture is consistent with the surrounding buildings. Furthermore, eliminating the restaurant and retail location, in lieu of a general office building, will allow the subject site to serve as buffer between the busy activity of Pier Avenue and the residential uses on Manhattan Avenue. Environmental Determination: The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15301(e)(2), Class 1 Exemption of the CEQA Guidelines. Class 1 exemptions City of Hermosa Beach Printed on 5/3/2022Page 6 of 9 powered by Legistar™22 Staff Report REPORT 20-0204 include modifications to existing structures that include a negligible expansion. Guideline Section 15301(e)(2) limits the increase to no more than 10,000 square feet, if the project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan and it is not located within an environmentally sensitive area. The proposed project meets all of these criteria. Moreover, none of the exceptions to the Categorical Exemption apply; nor will the project result in a significant cumulative impact of successive projects of the same type in the same place over time, or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resource within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. General Plan Consistency: The proposed establishment is located within the Community Commercial (CC) General Plan Land Use area, the purpose of which is to provide opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The purpose of the Community Commercial designation (PLAN Hermosa page 76) in part states “is a major generator of local economic activity with a mix of locally-owned businesses and regional or national retailers present within this designation”. Further under “Appropriate Land Uses”, the text states that “this land use designation provides space for locally oriented commercial uses including retail stores, restaurants, professional and medical offices, and personal services. Uses on the ground floor are reserved for retail, restaurant, and other sales-tax revenue generating uses, while offices and personal service uses are encouraged on upper floors”. The appropriate intensity range is between a Floor Area Ratio of 0.5 to 1.25. The subject site is also located within the Downtown District Character Area. The intent of the Downtown District “is to enhance the building form and orientation, and maintain the pedestrian realm along Pier Ave while transforming the realm on Hermosa Avenue”. Further, according to PLAN Hermosa, “First floor street front businesses should include retail, restaurants, and other sales tax- generating commercial uses to promote lively pedestrian activity on Downtown streets.” (PLAN Hermosa pg. 90) It is important to note that the General Plan is a guiding document that utilizes permissive language, such as “should” versus the more definitive “shall.” Since general plans incorporate numerous policies, some of which may have competing goals, it is impossible to meet all goals and policies, thus the use of permissive terminology. Application of these policies is accomplished through the various implementation documents, such as the 2015 Downtown Core Revitalization Strategy and Zoning Code. The 2015 Downtown Core Revitalization Strategy referenced in Plan Hermosa, stresses the need to utilize strategically located land resources to strengthen the economic vitality of the area and enhance the quality of life in the community as a whole and to facilitate the much needed daytime occupancies and foot traffic by spurring additional second floor office and service uses (PLAN Hermosa pg. 237). This strategy of providing flexibility in land uses has become more critical since retail opportunities are increasing moving from the traditional “brick and mortar” to online. Although the PLAN Hermosa encourages office uses above the ground-level, current trends call for flexibility in order to implement the overall goals of Plan Hermosa, the 2015 Downtown Core Revitalization Strategy, and to promote the City’s long-term economic vitality. City of Hermosa Beach Printed on 5/3/2022Page 7 of 9 powered by Legistar™23 Staff Report REPORT 20-0204 The proposal will eliminate the existing ground-level restaurant and retail uses in order to expand the existing office, which could be interpreted as being inconsistent with the General Plan vision and purpose statements listed above. Nevertheless, the location does not front of either Pier Avenue or Hermosa Avenue, which are the primary pedestrian corridors of the Downtown District Character Area. According to the applicant’s narrative (Attachment 2), this approval will allow them to consolidate their business activities into the single location, which results in a concentration of employees that will patronize the other surrounding downtown businesses. Staff is of the opinion that this project will meet the intent of ground floor “desired daytime uses” that will feed into Pier Avenue and Hermosa Avenue and ultimately assist with implementing the pedestrian oriented goal of PLAN Hermosa. Staff is of the further opinion that the project incorporates a pedestrian-orientated building design, which will facilitate foot traffic. The project’s design includes 80 percent glazing that supports pedestrian orientation by allowing activity within the building to be visible from the sidewalk, much like a retail establishment would provide. To ensure this interaction remains unimpeded, staff is recommending a condition of approval to prohibit tint, color glazing, or other permanent window covering that would prevent visibility. This recommended condition will not prevent the use of temporary window coverings, such as blinds or curtains. The office building will continue to be two stories in height and will cover most of the parcel. The proposal will also place the building closer to the streetscape along Manhattan Avenue by enclosing the existing breezeway that is in front of the former restaurant space. The tall building mass, combined with being located adjacent to the sidewalk contributes the pedestrian friendly orientation of the area. Establishments located in the Downtown District are also encouraged to situate on-site parking to the rear of the buildings and/or hidden and screened. The existing two-level parking facility will remain below grade hidden from public view and maintains the pedestrian realm because it locates off-street parking away from the primary street frontage and consolidates all required parking to a shared parking area and bring parking for this site into full compliance. Thus, while retail and restaurant type uses are encouraged at the first level with office uses to be located on floor levels above the ground floor, it is not required. The proposed design still encourages pedestrian accessibility and the pedestrian access along Manhattan Avenue and generally in line with the City’s long term vision set out in the PLAN Hermosa. Inasmuch as this project is to create a single-tenant professional office, the project is consistent with land uses in the immediate area. It is also important to note that should the Planning Commission approve this request, it would eliminate a late-night alcohol serving establishment from the area. The proposed project also implements the following PLAN Hermosa goals and policies: Community Governance policies 5.1 Residential and commercial compatibility, 5.7 Visitor and resident balance, 6.2 Regional presence, and Land Use and Design policies 1.5 Balance resident and visitor needs, 1.7 Compatibility of uses, 1.9 Retain commercial land area, 13.2 Social and health needs, 3.4 Emerging employment sectors, 3.5 Compact office formats, 4.2 Employment centers, 4.10 Pedestrian access, 5.2 High-quality materials, 5.3 Locally appropriate materials, 5.6 Eclectic and diverse architecture, 6.6 Human-scale buildings, and 6.7 Pedestrian oriented design. Attachments: 1.Draft PDP Resolution of Approval 2.P.C. Resolution 14-16 City of Hermosa Beach Printed on 5/3/2022Page 8 of 9 powered by Legistar™24 Staff Report REPORT 20-0204 3.C.C. Resolution No. 96-5803 and P.C. Resolution No. 96-10 4.Site Photos 5.Applicant Narrative 6.Applicant Project Plans 7.Quitclaim Deed and Instrument No 98 1238074 8.Notice Posting Photos and Radius Map 9.Letter of Support 10.Supplemental Correspondence Respectfully Submitted by:Yuritzy Randle, Assistant Planner Concur: Nicole Ellis, Associate Planner Approved:Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 9 of 9 powered by Legistar™25 P.C. RESOLUTION 20-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN AMENDMENT 20-1 TO CONVERT A VACANT RESTAURANT SPACE (FORMERLY OCCUPIED BY ABIGAIL’S) AND A RETAIL SPACE (CURRENTLY OCCUPIED BY MIKE’S GUITAR PARLOR) TO AN EXPANDED AND REMODELED OFFICE SPACE WITH FAÇADE MODIFICATIONS, RESULTING IN A NET EXPANSION OF 2,916 SQUARE FEET AT AN EXISTING COMMERCIAL BUILDING LOCATED AT 1301 MANHATTAN AVENUE, AND DETERMINATION THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: SECTION 1. An application was filed by Sailfish Holdings, LLC, property owners, requesting approval of Precise Development Plan Amendment 20-1 to convert a vacant restaurant space (formerly occupied by Abigail’s) and a retail space (currently occupied by Mike’s Guitar Parlor) to an expanded and remodeled office space with façade modifications, resulting in a net expansion of 2,916 square feet at an existing commercial building located at 1301 Manhattan Avenue, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). SECTION 2. The Planning Commission conducted a duly noticed public hearing to consider the application on April 21, 2020, at which time testimony and evidence, both oral and written, was presented to and considered by the Planning Commission. SECTION 3. Pursuant to the California Environmental Quality Act, the project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15301(e)(2), Class 1 Exemption of the CEQA Guidelines. Class 1 exemptions include modifications to existing structures that include a negligible expansion. Guideline Section 15301(e)(2) limits the increase to no more than 10,000 square feet, if the project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan and it is not located within an environmentally sensitive area. The proposed project meets all of these criteria. Moreover, none of the exceptions to the Categorical Exemption apply; nor will the project result in a significant cumulative impact of successive projects of the same type in the same place over time, or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resource within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. SECTION 4. Based on the testimony and evidence received, the Planning Commission makes the following findings pertaining to the application for the Precise Development Plan Amendment pursuant to the criteria in Hermosa Beach Municipal Code (HBMC) Section 17.58.030: 26 1. Distance from existing residential uses in relation to negative effects; The subject property is located approximately 80 feet from the nearest (R-3) Multiple- Family Residential zone to the north of the subject site. In addition, the property directly to the north contains an existing legal nonconforming Multiple-Family residential condominium located within the (C-2) Downtown Commercial Zone. The proposed general office use is expected to be less impactful than the existing restaurant use. General offices typically operate between 8:00 am ad 6:00 pm, whereas the restaurant space is authorized for late night operations. The proposed office use will also continue to be conducted wholly indoors within the building, unlike the former restaurant that had outdoor dining. Outdoor uses, within the existing and proposed outdoor terrace, are incidental to the office use and will serve as a break area for employee use only. Conditions of approval have been incorporated into this resolution to limit outdoor uses and prohibit events within the existing and proposed outdoor terrace. 2. The amount of existing or proposed off-street parking in relation to actual need; The existing commercial building contains a mixture of retail, restaurant, and office tenants. When the project was originally approved in 1996 the project was deemed conforming to parking requirements (77 spaces required and provided). Due to code amendments overtime, parking requirements have increased, rendering the existing building and mixture of uses as legal nonconforming to parking requirements (98 spaces are now required and 77 spaces are provided). The proposal to convert all existing uses to general office and the additional square footage for general office will bring the building into compliance with current parking standards. The City, through an agreement with the Coastal Commission as part of our certified Coastal Land Use Plan (LUP) (certified in 1981 and amended as recently as 2004), approved a temporary parking reduction for office and retail. However, the agreement has since expired and parking standards have revert back to the one space per 250 square feet of gross floor area parking ratio. After the proposed addition, the building will be 18,478 square feet. Since general office is parked at one space for every 250 square feet of gross floor area, this building is required to provide 74 parking spaces. The applicant will maintain the existing 77 off-street parking spaces on-site. Of the 77 off-street parking spaces, 21 parking spaces are compact spaces and 2 spaces will be provided in tandem. Pursuant to HBMC Section 17.44.100(C), “[p]arking 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.” Thus, no more than 22 spaces can be compact. The existing and proposed outdoor terrace will not increase parking demands because the outdoor use is incidental to the office use and will serve as a break area for employees only. Pursuant to HBMC Section 17.26.050(B)(3), “[w]here 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.” Therefore, no additional parking spaces are required for the incidental outdoor use. 3. The combination of uses proposed, as they relate to compatibility; 27 A mixture of tenants/uses can result in various land use impacts. The approved use mixture includes retail, restaurant, personal service, and general office. The approved uses have different operation hours and parking requirements which affect parking and traffic impacts on surrounding properties. The proposal to convert all existing uses to general office will reduce the potential conflict between uses and their operations. The proposed office building will be occupied by a single tenant, allowing the building to operate under consistent business operation hours. Further, and as noted in Criteria 1, 2, 7 and 8, this approval will not result in other potential impacts. 4. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area; The project will not impact traffic volume or the capacity or safety of streets serving the area as the project is converting existing retail and restaurant uses to general off ice. Retail and restaurant uses typically generate higher peak hour traffic and average daily traffic than general office uses. Furthermore, the parking requirements for general office is lower, resulting in the site being brought into compliance with the City’s parking standards. 5. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; The building will be occupied by a single tenant, Marlin Equity Partners. The applicant intends to remove all existing signage from the previous tenants (Abigail’s and Mike’s Guitar Shop). Although a Comprehensive Sign Program is not required for a single tenant building, all proposed signs will be reviewed under a separate permit to insure compliance with applicable code sections. The proposed architectural finishes will be compatible with the existing building elevations. Façade finishes along the main pedestrian entrance abutting Manhattan Avenue, include ultra-clear glass windows and doors, and wood siding to match the existing architectural elements. Materials along the east building elevation are designed to integrate the project with surrounding pedestrian orientated businesses along Pier Avenue. The project’s proposed ultra-clear glass windows and doors will facilitate visual interaction between the streetscape and the proposed office use. The proposed design is consistent with the pedestrian orie ntation of the area. The applicant’s design proposes over 80 percent glazing in the east building elevation which is visible from the pier avenue intersection. "Glazing" means a transparent part of a wall, typically made of glass or plastic, in order to maximize visibility for the pedestrian on the sidewalk. The glazing will encourage the interaction of the streetscape and the interior of the business. Visibility of indoor activities from the sidewalk will assist in making the area pedestrian friendly. The proposed design is therefore compatibly with both residential and commercial uses and the glass doors, windows, and landscape features adjacent to the sidewalk create accessibility and visibility for pedestrians. 28 6. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools; The proposed project has been designed so that all entrances, driveways and outdoor uses are facing directly east towards Manhattan Avenue or directly west towards the alley (Palm Drive) and are orientated away from residential uses to the north of the subject site. The primary pedestrian entrance remains fronting Manhattan Avenue and driveway entrances to the two-level parking structure are accessed from Manhattan Avenue and the alley, Palm Drive. The existing and proposed outdoor terrace is located on the southwest side of the building, and is orientated towards views of the ocean and away from residential uses and zones located to the north. Planning Commission has incorporated a condition of approval stating that the windows along the north building elevations shall be fixed and inoperable which will further reduce potential impacts to the adjacent residential uses. The applicant provided a roof plan which demonstrates compliance with the 30 -foot height limit. Planning Commission has confirmed that the proposal will comply with the height limit and a condition of approval has been incorporated to this resolution requiring height 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. 7. Noise, odor, dust and/or vibration that may be generated by the proposed use; Operation hours for the existing restaurant use are between 7:00 a.m. and 2:00 a.m. daily, with outdoor dining permitted until 12:30 a.m. The existing restaurant is also allowed to conduct live entertainment between 4:00 p.m. and 1:15 a.m. Monday through Friday, and from 9:00 a.m. and 1:15 a.m. on Saturdays and Sundays. This project will revoke the existing Conditional Use Permit, thereby eliminating the late night operating hours and live entertainment. The proposal will further limit outdoor uses to use of the terrace as a break area for employee use only, incidental to the office use. Conditions have been incorporate into this resolution to limit outdoor uses and prohibit events within the existing and proposed outdoor terrace. Generally, office uses are low impact and generate minimal noise or odor. The majority of the noise, odor, and vibration impacts will be temporary and limited to the construction involved with the addition/remodel. Based on the existing uses and proposed use, it is believed that the proposal will significantly reduce the existing noise and odor impacts generated by the existing approved uses. 8. Impact of the proposed use to the city’s infrastructure, and/or services; Marlin Equity has been operating within the City of Hermosa Beach (at 338 Pier Avenue) for approximately ten years, and in 2018, they expanded their offices to 1301 Manhattan Avenue. During the past ten years, the City’s Code Enforcement Division reports t hat there have been zero code complaints. The City finds that the proposed office expansion will have minimal impacts on the surrounding neighborhood. In addition, restaurant uses typically generate larger quantities of trash and thus, have more trash pick-ups than office 29 uses. The proposed office use will likely produce less trash, create less trash pick -ups, reduce traffic on city streets and decrease noise complaints generated from the restaurant’s larger crowds and live entertainment. 9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms; The project is categorically exempt from the California Environmental Quality Act. Thus, mitigation measures are not required due for the proposal project. However, conditions of approval have been added to the draft resolution to reduce potential impacts to those who live, work, and visit the area. 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. As noted in the above criteria, approval of the proposed project will not result in the creation of an impact to the surrounding uses and/or the City as a whole. The proposed architecture is consistent with the surrounding buildings. Furthermore, eliminating the restaurant and retail location, in lieu of a general office building, will allow the subject site to serve as buffer between the busy activity of Pier Avenue and the residential use on Manhattan Avenue. SECTION 5. Based on the foregoing, the Planning Commission hereby approves the request for Precise Development Plan Amendment 20-1 subject to the following Conditions of Approval: 1. The project shall be substantially consistent with the plans and application submitt ed and approved by the Planning Commission on March 16, 2020. The Community Development Director shall review and may approve minor modifications that do not otherwise conflict with the Municipal Code or requirements of this approval. Any substantial deviation, changes to the floor plan, site plan or building exterior shall be subject to review and approval by the Planning Commission. 2. The outdoor terrace and balconies shall be limited to incidental uses for the office use and shall be for the office tenants only i.e. breaks, calls, lunch meetings. The outdoor terrace is not eligible for temporary event permits. Gatherings that involve amplified sounds or that create any significant noise impacts are not permitted. 3. Architectural treatments shall be as shown on building elevations, site and floor plans approved by the Planning Commission on April 21, 2020. 4. Building height, 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. 30 5. The project shall fully comply with all requirements of the C-2 (General Commercial) zone of the Municipal Code. 6. The plans and construction shall comply with all requirements of the HBMC Title 15 and the California Building Code as adopted by the City of Hermosa Beach. 7. 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 b e recycled. 8. The applicant shall obtain and provide evidence to the Community Development Director of an approved Coastal Development Permit prior to issuance of the building permit. 9. The exterior of the premises shall be maintained in a neat and clean ma nner, and maintained free of graffiti at all times. 10. 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 will not be issued until the applicant provides an affidavit certifying mailing of the notice. c) Project construction shall conform to the Noise Control Ordinance requirement in Section 8.24.050. Allowed hours of construction shall be printed on the building plans and posted at the construction site. d) During construction traffic control measures, including flagmen, shall be utilized to preserve public health, safety, and welfare. 11. 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. 12. All exterior lighting shall be downcast and fully shielded, and illumination shall be contained within the property boundaries. New lighting shall be energy-conserving and motion detector lighting shall be used for all light. Lamp bulbs and images for new fixtures shall not be visible from within off-site residential unit. New exterior lighting shall not be deemed finally approve until 30 days after installation, during which period 31 the Building Official may order the dimming or modification of any illumination found to be excessively brilliant or impactful to nearby properties. 13. All windows along the north building elevation shall be non-operable to reduce noise impacts to the adjacent residential uses. 14. Tint, color glazing, or other permanent window covering that would prevent visibility is strictly prohibited. 15. Planning Commission Resolution 14-16 is hereby superseded and no further force or effect. Condition Use Permit 16-5 and all other entitlements are hereby null and void. 16. All existing signage for restaurant and retail use shall be removed. A sign permit shall be obtained for new signage at the subject site in conformance with HBMC Section 17.05. 17. The project and operations shall comply with all requirements of the City of Hermosa Beach Building Division, City of Hermosa Beach Public Works Department and Los Angeles County Fire Department, and the City of Hermosa Beach Municipal Code. 18. Building plans shall be submitted to the Los Angeles County Fire Department for review and approval. Final fire inspections shall be coordinated with the Los Angeles County Fire Department. 19. Prior to the submittal of plans to the Building Division for plan check, an ‘Acceptance of Conditions’ affidavit and recording fees shall be filed with the Planning Division of the Community Development Department stating that the applicant/property owner is aware of, and agrees to accept, all of the conditions of this permit of approval. 20. 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 Encroachment Permi t. 21. Prior to issuance of a Building Permit, an approved civil engineering plans prepared by a licensed civil engineer, and approved by Public Works, addressing pavement, sidewalk, curb and gutter improvements, on-site and off-site drainage (no sheet flow permitted), installation of utility laterals, and all other improvements necessary to comply with the Municipal Code and Public Works specifications, shall be filed with the Community Development Department. 22. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on street. 32 23. Except as provided in HBMC 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 th e property, in accordance with the standard specifications of the City Engineer. Public improvements to Manhattan Ave and Palm Drive will be required. 24. 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. 25. Sewer flow rate for upstream and downstream manhole along with manhole rim/lid elevations must be submitted prior to grading and plan check. 26. Sewer lateral video has been submitted for 1301 Manhattan Ave nue., if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 27. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44). Implement required Low Impact Development Standards, provide calculations and documents i.e. Appendix D and E of the Storm Water LID Guidelines, and submit at time of plan check along with an erosion co ntrol plan. 28. Where redevelopment results in an alteration to less than fifty (50) percent of impervious surfaces of a previously existing development, and the existing development was not subject to post-development storm water quality control requirements, only the alteration must comply with the new development/redevelopment project performance criteria in the Municipal NPDES Permit, and not the entire development. 29. The subject property shall be developed, maintained and operated in full compliance with the conditions of this grant and any law, statute, ordinance or other regulation hereafter adopted that is 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. 30. The Planning Commission may review this Precise Development Plan and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood or to the public safety and welfare resulting 33 from the subject use pursuant to the procedures for modification/revocation in the HBMC. 31. Approval of this permit shall expire twenty-four (24) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. Section 6. 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 their affidavits stating that they are aware of, and agree to accept, all of the conditions of this permit. The Precise Development Plan Amendment shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to implementing alcohol service. 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. 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 t hird 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 7. 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. 34 VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. No. 20-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 April 21, 2020. ______________________________ ______________________________ Peter Hoffman, Chair Ken Robertson, Secretary April 21, 2020 Date 35 36 37 38 39 40 41 42 43 r 1 RESOLUTION NO. 96-5803 2 A RESOLUTION OF THE CITY COUNCIL OF HERMOSA BEACH, CALIFORNIA, 3 SUSTAINING THE DECISION OF THE PLANNING COMMISSION, ON APPEAL, TO APPROVE A CONDITIONAL USE PERMIT TO ALLOW ON-SALE BEER AND WINE, 4 OUTSIDE DINING AND LIVE ENTERTAINMENT IN CONJUNCTION WITH A 5 RESTAURANT AND ADOPTION OF A MITIGATED NEGATIVE DECLARATION AT 1301 MANHATTAN AVENUE AND LEGALLY DESCRIBED AS LOTS 16, 17,AND 23, 6 TRACT NO. 1125,AND LOTS 18 & 19,BLOCK 34, FIRST ADDITION TO HERMOSA BEACH 7 8 WHEREAS,the City Council held a public hearing on April 9, 1996, to consider an appeal 9 of the Planning Commission's decision to approve the subject Conditional Use Permit and to 10 consider oral and written testimony on the matter, and; 11 WHEREAS,the Planning Commission held a public hearing on the Conditional Use Permit 12 at their meeting of February 20, 1996, and approved the request subject to conditions as contained 13 in Planning Commission Resolution 96-10, and; 14 WHEREAS, after considering the decision of the Planning Commission and their record of 15 decision, and the testimony at the public hearing, the City Council agrees with the Planning 16 Commission, and agrees with the findings and the conditions contained within Planning 17 Commission Resolution 96-10, which are incorporated herein by reference. 18 NOW THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL DOES 19 HEREBY SUSTAIN THE DECISION OF THE PLANNING COMMISSION TO APPROVE A CONDITIONAL USE PERMIT SUBJECT TO CONDITIONS AS SET 20 FORTH IN P.C. RESOLUTION 96-10. 21 PASSED,APPROVED and ADOPTED this 9th day of April, 1996, 22 23 24 P SIDENT of the City Council and MAYOR of the City of Hermosa Beach, California 25 26 ATTEST: \ APPROVED • S TO FORM: 27 1 , ATTORNEY 28 r) r"'''"L 4CITY CLERK @ CITY I ( 1 44 P.C. RESOLUTION NO. 96-10 1 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA,APPROVING A CONDITIONAL USE PERMIT TO ALLOW 3 ON-SALE BEER AND WINE,OUTSIDE DINING AND LIVE ENTERTAINMENT IN 4 CONJUNCTION WITH A RESTAURANT AND ADOPTION OF A MITIGATED NEGATIVE DECLARATION AT 1301 MANHATTAN AVENUE AND LEGALLY 5 DESCRIBED AS LOTS 16, 17,AND 23, TRACT NO. 1125, AND LOTS 18&19, BLOCK 6 34, FIRST ADDITION TO HERMOSA BEACH 7 WHEREAS, the Planning Commission held a public hearing on February 20, 1996, to 8 receive oral and written testimony regarding the subject project and made the following findings: 9 A. The applicants are proposing to operate a restaurant and brewpub with on-sale beer and 10 wine, outside dining, and live entertainment in a portion of a new commercial building; 11 B. Adequate off-street parking is provided within the development, and supplemented by 12 downtown public parking to support the proposed use, pursuant the approval of the 13 Precise Development Plan for the construction of the building; 14 B. The proposed use of a portion of the new building site for a restaurant with on-sale beer 15 and wine is appropriate for the subject location and will be compatible with surrounding 16 commercial activities within the development and in the downtown district; 17 C. Strict compliance with the conditions of approval will mitigate any negative impact 18 resulting from the issuance of the Conditional Use Permit. 19 D. The Planning Commission concurs with the Staff Environmental Review Committee's 20 recommendation, based on their environmental assessment/initial study,that this 21 project with the mitigating conditions included in this resolution will result in a less 22 than significant impact on the environment, and therefore qualifies for a Negative 23 Declaration. 24 25 NOW, THEREFORE,BE IT RESOLVED THAT THE PLANNING COMMISSION OF 26 THE CITY OF HERMOSA BEACH DOES HEREBY.APPROVE A CONDITIONAL USE PERMIT TO ALLOW ON-SALE BEER AND WINE, OUTSIDE DINING AND 27 LIVE ENTERTAINMENT IN CONJUNCTION WITH A RESTAURANT AND 28 ADOPTION OF A MITIGATED NEGATIVE DECLARATION SUBJECT TO THE FOLLOWING CONDITIONS: 29 7 45 1 SECTION I Specific Conditions of Approval 2 1.The development and continued use of the property shall be in conformance with • submitted plans. Modifications to the plan shall be reviewed and may be approved by the 3 Community Development Director. 4 2.The business shall participate in the City's downtown parking validation program, 5 providing validations for parking in public lots for no less than two hours. 6 3.The hours of operation shall be limited to between 7:00 AM. and 2:00 AM. Daily. 7 Outside dining or seating shall not be allowed later than 11:00 P.M.on the lower patio, or later than 10:00 P.M. on the upper patio. No new customers shall be seated on the patios 8 beginning an hour before the these times. 9 4.A minimum 6-foot high partition (glass or other material approved by the Community 10 Development Director) shall be installed around the perimeter of the outdoor seating areas 11 5.The building shall be equipped with acoustic features to maximize sound proofing which 12 shall include the use of double-pane windows or an equivalent,and the installation of air conditioning so that windows and doors can remain closed during performances. Any 13 additional acoustic treatment shall be provided in the interior if necessary to comply with 14 City's noise ordinance 15 6.The hours for live entertainment shall be limited to the hours between 4:00 P.M. to 1:15 16 A.M. Monday through Friday, and from 9:00 A.M. to 1:15 A.M. on Saturday, Sundays, and Federal and State Holidays, Cinco De Mayo, and St. Patrick's day. 17 18 7. Noise emanating from the property shall be within the limitations prescribed by the city's noise ordinance and shall not create a nuisance to surrounding residential neighborhoods, 19 and/or commercial establishments. Noise emanating from the property shall be monitored to verify compliance with the noise ordinance in response to any complaints. 20 21 8.Management shall be responsible for the music/entertainment volume levels. . 22 9.During the performance of amplified live entertainment, the exterior doors and windows 23 shall remain closed. 24 SECTION II General operating and standard conditions: 25 1.The establishment shall not adversely effect the welfare of the residents, and/or 26 commercial establishments nearby. 27 2.The business shall prevent loitering, unruliness, and boisterous activities of the patrons 28 outside the business, or in the immediate area. 29 46 i 3.The police chief may determine that a continuing police problem exists and may, subject to 1 the review of the Planning Commission, direct the presence of a police approved doorman 2 and/or security personnel to eliminate the problem. If the problem persists the Police Chief then shall submit a report to the Planning Commission, which will automatically 3 initiate a review of this Conditional Use Permit by the Commission. 4 4.The exterior of the premises shall be maintained in a neat and clean manner, and 5 maintained free of graffiti at all times. 6 5.Any changes to the interior layout which alter the primary function of the restaurant shall 7 be subject to review and approval by the Planning Commission. 8 The project and operation of the business shall comply with all applicable requirements of 9 the Municipal Code 10 11 SECTION III 12 This grant 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 Development13 Department their affidavits stating that they are aware of, and agree to accept, all of the 14 conditions of this grant. 15 The Conditional Use Permit shall be recorded, and proof of recordation shall be submitted to the 16 Community Development Department. 17 Each of the above conditions is separately enforced, and if one of the conditions of approval is 18 found to be invalid by a court of law, all the other conditions shall remain valid an enforceable. 19 Permittee shall defend, indemnify and hold harmless the City, it agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employee to 20 attack, set aside, void or annul this permit approval, which action is brought within the applicable 21 time period of Government Code Section 65907. The City shall promptly notify the permittee of any claim, action, or proceeding and the City shall cooperate fully in the defense.If the City fails 22 to promptly notify the permittee of any claim, action or proceeding, or if the City fails to 23 cooperate fully in the defense, the permittee shall no thereafter be responsible to defend, indemnify, or hold harmless the City. 24 25 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 grant. 26 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 27 the permittee of any obligation under this condition. 28 29 47 i The subject property shall be developed, maintained and operated in full compliance with the 1 conditions of this grant and any law, statute, ordinance or other regulation applicable to any 2 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 3 4 VOTE: AYES: Comms.Dettelbach,DiMonda,Merl,Perrotti,Chmn.Tucker NOES: None 5 ABSTAIN: None ABSENT: None 6 7 CERTIFICATION 8 I hereby certify that the foregoing Resolution P.C. 96-10 is a true and complete record of the 9 action taken by the Planning Commission of the City of Hermosa Beach,,California at their re meeti F ruary 20, 1996. 10 11 Peter Tucker, Chairman Sol Blume ld, Secretary 12 3 -19-9, 13 Date 14 15 KR\h:\pc\RS 1301 16 17 18 19 20 21 22 23 24 25 26 27 28 29 48 Attachment- Site Photos East building elevation along Manhattan Avenue 49 East Building Elevation with Manhattan parking structure entrance 50 Existing Retail and Restaurant Frontage Parking Entrance along Palm Drive 51 _____________________________________________________________________________ MEMORANDUM DATE: March 11, 2020 TO: Ken Robertson Director of Community Development City of Hermosa Beach FROM: Frank Buckley Director – Real Estate Marlin Equity Partners RE: Application for 1301 Manhattan Ave. Remodel We are requesting an amendment to Precise Development Plan (PDP) Amendment 14-16, approved by the Planning Commission on October 21, 2014 (P.C. Resolution No. 14-16), governing 1301 Manhattan Avenue. Due to space limitations in the General Application form, we have included our responses to questions 1 and 2 of the General Application below. 1. Describe the proposed project, particularly changes to the site, buildings, improvements, and uses. Currently on site, at 1301 Manhattan Ave., is a two-story commercial building over basement and two levels of parking. The building owner currently operates under PDP Amendment 14-16, approved by the Planning Commission on October 21, 2014 (P.C. Resolution No. 14-16.) Under the current PDP, the owner is authorized to maintain a multi-use commercial building. The most recent PDP amendment of 2014 authorized the owner to modify the existing floor plan, reconfigure decks and stairways, and remodel a portion of the building facade and roof. The main tenants of the building, at that time, had been Marlin Equity Partners, Abigaile restaurant, Message Envy, and Mike's Guitar. Since approval of the last PDP amendment, Abigail restaurant and Message Envy have vacated the building. We are seeking through this proposed PDP amendment to reconfigure the Abigail and Mike’s Guitar portion of the building, and convert same to office use. The world class Gensler firm has been engaged to design the interior space and exterior remodel. The exterior treatment of the south portion of the building will be harmonized with the recently improved north portion. The new curtain wall framing the entry will wrap over into a skylight above the building lobby. The natural daylight penetration will reduce the typical lighting demand on office space by more 52 Page 2 than half, and compared to the previous restaurant use, will require 70 percent less power to operate due to the load reduction and LED fixture technology. Behind the new building façade will be a brand-new iconic stair connecting and activating the two-story volume. The project will be installing high performance vertical and skylight glazing; new LED based lighting fixtures; low-flow plumbing fixtures in new kitchens and bathrooms; carbon reduction through the reuse of the existing concrete parking podium levels and responsible material sourcing & debris removal. Plumbing fixtures will be designed to reduce interior water consumption, including low flow-water closets, lavatories, pantry faucets and waterless urinals. These fixture selections will save approximately 45,000 gallons of water per year. Landscaping is being designed with drought tolerant local species to further reduce outdoor water consumption. The renovations will maximize glazing, mimicking that of retail storefronts. We have specified a glass with a high performance solar reflectance value to minimize heat loads within the building and will be additionally adding a frit pattern to further reduce heat gain as well as glare for building occupants that will also eliminate potential reflection impacts upon adjacent properties. New building and interior materials will be selected with the intent to reduce virgin material usage and local materials will be preferred to reduce vehicular travel to the site for material delivery. Responsible demolition management practices will divert 75% of waste and construction debris from landfills. The proposed changes will de-intensify the current use from bar/nightclub/restaurant to office use. Discontinuation of the current use will eliminate site traffic during evening hours and weekends, reduce noise, odor, dust and/or vibrations from the site. The change in site use will have negligible environmental impact and reduce the need for late night public safety and policing. Vehicle traffic patterns at the site will not change significantly from those existing, but intensity will be reduced, especially during evening hours and weekends. There are currently 77 parking spaces on site, under the amended PDP, only 74 parking spaces would be required. There will be no change in vehicle access. 2. Describe the reasons for the project and any conditions that justify or support the project: Marlin Equity has been headquartered in the City of Hermosa Beach, and a part of the local community, for over 9 years. Our employees range from entry-level positions, such as receptionists and administrative assistants, through experienced investment managers and corporate executives. Over the years, the firm has grown to 77 employees locally, occupying three buildings in Hermosa Beach. Approximately 17 of our employees live in Hermosa Beach, 48 live in the South Bay, and many walk, bike, skateboard or rideshare to and from work. We desire to consolidate our investment teams into a single building in order to create a more collaborative and efficient environment. The proposed 1301 remodel provides this solution. Being in Hermosa Beach is important to Marlin. Hermosa Beach has the environment and amenities that fit well with our business culture. Our employees love working in Hermosa Beach, and we appreciate the relationship we have developed with the City, the Chamber, and 53 Page 3 the community. We think our presence here is important to Hermosa Beach, for a variety of reasons. Our staff are regular and daily patrons of the local Hermosa Beach shops and restaurants during the much-needed Monday – Friday work week, and throughout the less trafficked winter months. We materially supported the City’s host activities for the Special Olympics World Games a few years back; have donated to the Hermosa Beach Mural projects; are active members of Chamber of Commerce; donate to the Hermosa Beach Education Foundation; have supported the HB Movie Series, and our employees are active in local events. As to our economic impact, the firm’s regular visitors include investment bankers, lawyers, consultants, and institutional investors, as well as the quarterly board meetings for over 35 portfolio companies and their management teams. Together, this translates to hotel room night demand in the thousands, and tens of thousands of restaurant meals per year within Hermosa Beach. In terms of our proposal’s alignment with the General Plan, Marlin’s expanded presence in the Downtown District directly supports Goal 6 of PLAN Hermosa and its underlying policies: • Goal 6 -- “A broad-based and long-term economic development strategy for Hermosa Beach that supports existing businesses while attracting new business and tourism.” Marlin’s workforce and the professional travel business it brings to the City in the form of client visits are key to the economic vitality of the Downtown District. Marlin through its more than 35 portfolio companies employs over 16,500 people in 41 countries further expanding the global marketing reach of Hermosa Beach. • 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.” Marlin supports a sustainable middle-class presence in Hermosa through employment and the patronage of local business by its employees and guests. • 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.” Marlin employees 31 people who commute from other parts of the South Bay, and dozens more that commute from other locations. • 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.” As a private equity firm, Marlin balances the local economy and provides a customer base for the retail, food service, and accommodation sectors, particularly important during the weaker winter months. We acknowledge that our proposal requires a consideration of other interests reflected in PLAN Hermosa, such as orientation of the Downtown District towards ground-floor retail. While our 54 Page 4 proposal would move away from having retail and restaurant use on the ground floor, our offices will provide meaningful activation of Manhattan Avenue. Experience has shown that the 1301 site is not optimal for retail/restaurant uses. The building is set back from the main foot traffic on Pier Avenue, and history suggests the site is unable to support various restaurant concepts. Abigaile restaurant’s operator approached the 1301 owner half-way through its lease, seeking an early termination citing concerns related to a) increased competition, b) poor sales volume, c) and better opportunities for capital and its resources elsewhere. If the terms of our proposed PDP Amendment are approved, the owner of the property would abandon the Conditional Use Permits (“CUPs”) for personal services and restaurant uses on the site. If the proposed PDP Amendment is not approved, the owner seeks to maintain its vested rights in the CUPs as a fall back to ensure preservation of entitlements for the site. As a transitional building from Pier Avenue to the residences on Manhattan Avenue, we believe the 1301 site is better suited to a lower intensity use. Indeed, Marlin Equity’s continued growth and development in Hermosa Beach, an important component of which is consolidation into 1301, not only will support PLAN Hermosa but will provide the necessary foot traffic to support retail stores, restaurants and lodging, boosting TOT and other revenue for the City. In conclusion, this proposal provides for the following: 1. To avoid what would be an unfortunate relocation of the firm to El Segundo or another local city where we can consolidate our offices. 2. Avoids the disruption and risk of re-leasing the currently occupied Marlin buildings – potentially to users that require more density, parking, etc. 3. Continued support of downtown retail, restaurants and lodging. 4. Continued local employment (entry-level through professional). 5. The continued presence of a positive corporate citizen in Hermosa Beach. Attached is an analysis showing the specific provisions of 1) PLAN Hermosa, 2) The Downtown Core Revitalization Strategy, 3) the Downtown Core Principles and Guidelines. 55 Page 5 PLAN Hermosa Downtown Core Revitalization Strategy (ROMA Study) Principles and Guidelines Reflecting the Downtown Core Revitalization Strategy Zoning: Community Commercial -- Locally-oriented uses including retail stores, restaurants, professional and medical offices, and personal services P 73 Development along Pier Avenue and Hermosa Avenue should conform to recommendations of the Downtown Revitalization Strategy to realize a town-scale Main Street environment that supports pedestrian activity and local serving commerce. P.90 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 Hermosa Beach P.5 P.1 Uses that increase the day-time population and longer stay visitation will contribute to the market support for retail development. P.8 Encourage uses that increase the day-time population and longer visitor stays in order to support retail development. P.4 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 establishments. Recent office development that caters to businesses in knowledge work fields, such as finance, real estate and information, has occurred within the city primarily within downtown along Pier Avenue. This reflects a larger trend in which knowledge 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. P.6 Office development on upper floors or outside the Downtown Core can build economic support for local-serving retail and quality dining establishments. P.4 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 businessman 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. P. 5 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 community. 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. P.5 Provide significant and demonstrable positive effects on the social and economic fabric of the Downtown District, including benefits to residents, businesses, and visitors. P.2 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. P.57 5.6 Revitalization incentives. Develop and provide incentives to assist developers in revitalization and rehabilitation of existing structures, uses and properties. P.57 Goal 6. A broad-based and long-term economic development P.58 56 Page 6 strategy for Hermosa Beach that supports existing businesses while attracting new business and tourism. 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. P.58 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. P.58 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. P.58 57 500 South Figueroa Street Los Angeles, California 90071 Tel 213.327.3600 Fax 213.327.3601 PROJECT NUMBER: 03/04/2020 PRECISE DEVELOPMENT PLAN 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 05.2661.000 MARLIN EQUITY DCI Engineers Structural Engineer 818 W 7th St, Suite 740 Los Angeles, CA 90017 Tel 213.298.3720 Syska Hennessy Group MEP Engineer 800 Corporate Pointe, Suite 200 Culver City, CA 90230 Tel 310.254.3846 SGH Building Enclosure Engineer 1150 S Olive St, Suite 1600 Los Angeles, CA 90015 Tel 213.271.2000 [place] Landscape Architect 3617 Exposition Blvd, Los Angeles, CA 90016 Tel 310.450.8100 Newson Brown Acoustics Acoustical Engineer 3617 Hayden Ave, Suite 100 Culver City, CA 90232 Tel 310.829.6343 58 HERMOSA BEACH PIER PACIFIC OCEAN A VIA TIO N BLVD .PROSPECT AVE.ARTESIA BLVD.ARDMORE AVE.MANHATTAN AVE. PROJECT LOCATION P I E R A V E . H E R O N D O S T .VALLEY DR. 1 4 T H S T . 8 T H S T . 2 ND S T .MONTEREY BLVD.PACIFIC COAST HWYHERMOSA AVE. © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler 12" = 1'-0"3/4/2020 12:29:33 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtG0.001 PROJECT INFORMATION 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 PROJECT / ZONING INFORMATION LOCATION MAP VICINITY MAP NOT TO SCALE PROJECT NAME : PROJECT ADDRESS: OCCUPANCY TYPE :B / S-2 CONSTRUCTION TYPE :VB-SP BUILDING HEIGHT : SPRINKLERED: TRACT NUMBER :1125 LOTS:16, 17, 18, 19, & 23 ZONING:C-2 BLOCK:#34 SCOPE: BUILDING AREA : LOT AREA : 19,810 SF DEMOLITION OF EXISTING RESTAURANT AND RETAIL BUILDINGS AND 2,916 SF ADDITION/EXPANSION OF EXISTING OFFICE BUILDINGS OVER EXISTING 2 LEVELS OF BASEMENT AND SUB-BASEMENT PARKING. PROPOSED SCOPE INCLUDES CONSTRUCTION OF STRUCTURAL AND NON-LOADBEARING PARTITIONS, DOORS AND FRAMES, CEILINGS, MILLWORK, FINISHES, FIXTURES, FURNITURE, AND EQUIPMENT. PROPOSED SIGNAGE AND ASSOCIATED MECHANICAL, PLUMBING, ELECTRICAL, FIRE PROTECTION, AND LOW-VOLTAGE WORK UNDER SEPARATE PERMITS. AREA OF ALTERATION: 16,933 SF YES MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 PROJECT SITE IMAGE FROM GOOGLE MAPS CODE ANALYSIS USE/OCCUPANCY CLASSIFICATION:GROUP B, GROUP S-2 CONSTRUCTION TYPE:TYPE V-B BUILDING ELEMENTS FIRE RESISTANCE RATING: STRUCTURAL FRAME:0 HR BEARING WALLS, EXTERIOR:0 HR BEARING WALLS, INTERIOR:0 HR NON-BEARING WALLS, EXTERIOR:TABLE 602 FLOOR CONSTRUCTION:0 HR ROOF CONSTRUCTION:0 HR REQUIRED SEPARATION OF OCCUPANCIES (HOURS)OCCUPANCY S-2 B/M S-2 N 1 B/M 1 N SHAFT/EXIT ENCLOSURES/EXIT PASSAGEWAY:2 HR REQ'D AND PROVIDED AUTOMATIC SPRINKLER SYSTEM NFPA 13 QUICK RESPONSE SPRINKLER SYSTEM PROVIDED IN ACCORDANCE WITH SECTION 903.3.1.1 FIRE ALARM DETECTION SYSTEM PROVIDE IN ACCORDANCE WITH CFC 907.2 AND NFPA 72 MEANS OF EGRESS ILLUMINATION 1 FOOT CANDLE MIN. PROVIDED WITH EMERGENNCY BACKUP GENERATOR SYSTEM - 1006, 2702 MEANS OF EGRESS EXIT ACCESS TRAVEL DISTANCE (B) MAXIMUM - 300', PER TABLE 1016.2. MIN. 2 EXITS PER TABLE 101.1.3(1) MIN. EGRESS WIDTH STAIRWAYS: 36" DOORS: 36" CORRIDORS: 36" AREA OF REFUGE NOT REQUIRED PER 1007.3 EXCEPTION 3. THE AREA OF REFUGE ARE NOT REQUIRED AT EXIT STAIRWAYS IN BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.2.1.1 DEAD END LIMITATIONS (CBC 1020.4):GROUP A: 25' GROUP B, S: 50' EXIT ACCESS TRAVEL DISTANCE:GROUP A, S-1: 250' WITH SPRINKLER SYSTEM (CBC TABLE 1017.2)GROUP B: 300' GROUPS S-2: 400' COMMON PATH OF EGRESS TRAVEL :GROUP A: 75' WITH SPRINKLER SYSTEM (CBC TABLE 1006.2.1)GROUP B: 100' GROUPS S: 100' AREA & PARKING CALCULATIONS SHEET INDEX G0.000 COVER SHEET GENERAL G0.001 PROJECT INFORMATION G0.002 COMPARITIVE PLANS G0.003 COMPARITIVE PLANS G0.101 AREA ANALYSIS G1.000 3D RENDERINGS G1.001 3D VIEWS G1.104 3D VIEWS CIVIL C-0 SURVEY ARCHITECTURE A1.000 SITE PLAN A1.101 EXISTING PARKING LEVEL 2 PLAN TO REMAIN A1.102 EXISTING PARKING LEVEL 1 PLAN TO REMAIN A1.103 PROPOSED FLOOR PLAN LEVEL 1 A1.104 PROPOSED FLOOR PLAN LEVEL 2 A1.105 PROPOSED ROOF PLAN A2.100 EXTERIOR ELEVATIONS A2.101 EXTERIOR ELEVATION A2.102 EXTERIOR ELEVATIONS -PHOTOGRAPHS A2.200 SECTIONS A2.201 SECTIONS A3.101 EXISTING FLOOR PLAN - LEVEL 1 A3.102 EXISTING FLOOR PLAN - LEVEL 2 A3.103 EXISTING PLAN - ROOF LANDSCAPE L1.1 LEVEL 1 HYDROZONE PLAN L1.2 LEVEL 2 HYDROZONE PLAN L2.1 LEVEL 1 PLANTING PLAN L2.2 LEVEL 1 PLANTING PLAN CHANGE IN USE AREA CALCULATIONS EXISTING BUILDING PROPOSED BUILDING FLOOR AREA 15,565 SF 18,481 SF SITE AREA 16,933 SF 16,933 SF FLOOR AREA RATIO 0.92 1.09 FLOOR AREA / SITE AREA NUMBER OF STORIES 2 2 PARKING REQUIRED 111.57 74 PARKING REQUIRED x .65 72.52 N/A PARKING PROVIDED 77 77 PARKING CONTRIBUTING TO FLOOR AREA ADA 4 4 STANDARD 51 51 COMPACT 20 20 STANDARD TANDEM 1 1 COMPACT TANDEM 1 1 TOTAL 77 77 ALLOWABLE FLOOR AREA @ 250.0 SF/STALL - OFFICE 15,050 SF 19,250 SF @ 250.0 SF/STALL - RETAIL @ 100 SF/STALL - RESTAURANT BUILDING USES RESTAURANT 5,760 SF 0 SF RETAIL 800 SF 0 SF OFFICE 9005 SF 18,481 SF TOTAL 15,565 SF 18,481 SF OUTDOOR USES OFFICE TERRACE 3,080 SF 5,710 SF RESTAURANT TERRACE X 0 SF PIER AVE.HERMOSA AVE.MANHATTAN AVE.1 4 T H S T .PALM DR.AREA CALCULATIONS EXISTING ADDED PROPOSED PROJECT LEVEL 1 OFFICE 5,305 SF 2,278 SF 12,673 SF RESTAURANT 4,290 SF 0 SF 0 SF RETAIL 800 SF 0 SF 0 SF TOTAL LEVEL 1 10,395 SF 2,278 SF 12,673 SF LEVEL 2 OFFICE 3,700 SF 638 SF 5,808 SF RESTAURANT 1,470 SF 0 SF 0 SF RETAIL 0 SF 0 SF 0 SF TOTAL LEVEL 2 5,170 SF 638 SF 5,808SF SUBTOTAL AREA SCOPE 15,565 SF 2,916 SF 18,481 SF TOTAL BUILDING AREA 18,481 SF (E) PARKING TABULATION RATIO SF #REQ SPACES RESTAURANT 1:100 5760 SF 58 RETAIL 1:250 800 SF 4 OFFICE 1:250 9005 SF 36 TOTAL 15,565 SF 98 PROPOSED PARKING TABULATION RATIO SF #REQ SPACES #PROVIDED RESTAURANT 1:100 0 SF 0 0 RETAIL 1:250 0 SF 0 0 OFFICE 1:250 18,481 SF 74 77 TOTAL 18,481 SF 74 77 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 03/04/20 PRECISE DEVELOPMENT PLAN 59 UP 1 2 3 4 5 6 7 8 A B C D E F 7.A6.A D.1 C.1 5.A4.A3.A S S S S S S S S S S S S S S S S S S S S S S MANHATTAN AVENUE PALM DRIVE D.1 C.1 1 2 3 4 5 6 7 8 A B C D E F 7.A6.A D.1 C.1 5.A4.A3.A UP S S S S S S S S S S S S S S S S S S S S S S S S S S S CT ST S MANHATTAN AVENUE PALM DRIVE D.1 C.1 S EXISTING TO REMAIN SCOPE OF WORK © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler 1/16" = 1'-0"3/4/2020 12:34:18 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtG0.002 COMPARITIVE PLANS 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:1/16" = 1'-0" COMPARITIVE PLAN - PARKING 021 SCALE:1/16" = 1'-0" COMPARITIVE PLAN - PARKING 012 SCALE:1/16" = 1'-0" COMPARITIVE PLAN - (E) PARKING 023 SCALE:1/16" = 1'-0" COMPARITIVE PLAN - (E) PARKING 014 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 60 UP UP UP UP UP 3−03−0 3−03−03−03−0 3−0 3−0DN UP DN DNUP3−03−03−03−03−03−03−03−03−0 3−0 3−0 3−03−0 DN PROPOSED OFFICE MANHATTAN AVENUE PALM DRIVE OPEN TO BELOW OPEN TO BELOW PROPOSED OFFICE MANHATTAN AVENUE PALM DRIVE DN EXISTING RESTAURANT EXISTING OFFICE EXISTING RETAIL MANHATTAN AVENUE PALM DRIVE OPEN TO BELOW EXISTING RESTAURANT EXISTING OFFICE OPEN TO BELOW MANHATTAN AVENUE PALM DRIVE OFFICE AREA RESTAURANT AREA RETAIL AREA OUTDOOR AREA ADDED PROPOSED OFFICE AREA SHEET NOTES GENERAL NOTES LEGEND © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler 1/16" = 1'-0"3/4/2020 12:22:15 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtG0.003 COMPARITIVE PLANS 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:1/16" = 1'-0" COMPARITIVE PLAN - PROPOSED LEVEL 011 SCALE:1/16" = 1'-0" COMPARITIVE PLAN - PROPOSED LEVEL 022 SCALE:1/16" = 1'-0" COMPARITIVE PLAN - EXISTING LEVEL 013 SCALE:1/16" = 1'-0" COMPARITIVE PLAN - EXISTING LEVEL 024 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 61 UP UP UP UP UP UP UP DN EXISTING OFFICE = 5,100 SFPROPOSED OFFICE = 8,050 SF MANHATTAN AVENUE PALM DRIVE OPEN TO BELOW OPEN TO BELOW EXISTING OFFICE = 3,760 SFPROPOSED OFFICE = 2,900 SF MANHATTAN AVENUE PALM DRIVE (E) GATE(E) GATE EXISTING PARKING = 12,064 SF MANHATTAN AVENUE PALM DRIVE UP EXISTING PARKING = 15,175 SF MANHATTAN AVENUE PALM DRIVE NEW CONSTRUCTION EXISTING TO REMAIN SHEET NOTES LEGEND © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler 1/16" = 1'-0"3/4/2020 12:22:23 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtG0.101 AREA ANALYSIS 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:1/16" = 1'-0" AREA PLAN - LEVEL 013 SCALE:1/16" = 1'-0" AREA PLAN - LEVEL 024 SCALE:1/16" = 1'-0" AREA PLAN - PARKING 021 SCALE:1/16" = 1'-0" AREA PLAN - PARKING 012 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 62 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler 12" = 1'-0"3/4/2020 12:22:24 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtG1.000 3D RENDERINGS 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:12" = 1'-0" 3D RENDERING LOOKING WEST1 SCALE:12" = 1'-0" 3D RENDERING LOOKING NORTHWEST2 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 63 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler 3/4/2020 12:22:45 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtG1.001 3D VIEWS 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE: AERIAL PERSPECTIVE LOOKING NORTHEAST1 SCALE: AERIAL PERSPECTIVE LOOKING NORTHWEST2 E X I S T I N G P R O P O S E D P R O P O S E D PROPOSED EXISTING M A N H A T T A N A V E N U E P A L M D R I V E PALM DRIVE MANHATTAN AVENUE 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 64 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler 3/4/2020 12:23:35 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtG1.104 3D VIEWS 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE: STREET PERSPECTIVE LOOKING NORTHWEST2 EXISTING PROPOSED SCALE: STREET PERSPECTIVE LOOKING SOUTHWEST1 E X IS T I N G P R O P O S E D M A N H A T T A N A V E N U E MANHATTAN AVENUE 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 65 C-0 66 UP 1 A2.201 ________________ 1 2 3 4 5 6 7 8 A B C D E F 7.A6.A D.1 C.1 5.A 1 A2.200 ________________ 4.A3.A DN MANHATTAN AVE. EXISTING PROPOSED EXISTING DRIVE APPROACH TO REMAIN CL PALM DR.CL EXISTING TWO WAY RAMP TO REMAIN01 UP UP SLOPE UP 02 0403 05 060606 04 2 A2.200 ________________ 2 A2.201 ________________ 3' - 6" 21' - 8" 3' - 6"37' - 5 1/2"D.1 C.1 224.11 PC225.31 PC 208.34 PC 209.28 PC 170' - 1 1/2"99' - 9 1/2"NEW CONSTRUCTION EXISTING TO REMAIN STONE PAVING DECK FINISH SHEET NOTES GENERAL NOTES © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler As indicated 3/4/2020 12:21:22 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA1.000 SITE PLAN 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 01 EXISTING STAIR TO REMAIN 02 NEW STAIR 03 NEW ADA RAMP 04 ALL TREADS OF EXTERIOR STAIRS SHALL HAVE 2" WIDE MIN. CONTRASTING COLOR STRIPS, PARALLEL TO AND WITHIN 1" OF TREAD NOSE OR LANDING TO ALERT VISUALLY IMPAIRED, TYP. (CBC SEC 11B-504,4.1). 05 EXISTING LOCATION OF REDUCED PRESSURE BACKFLOW AND FIRE DETECTOR CHECK VALVE ASSEMBLY AT PARKING LEVEL 2 ON PALM DR. TO REMAIN 06 NEW PLANTER 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 67 1 A2.201 ________________ 1 2 3 4 5 6 7 8 A B C D E F 7.A6.A D.1 C.1 5.A 1 A2.200 ________________ 4.A3.A A2.100 1 PALM DR. (E) GATE (E) GATE CL STORAGE AREA STORAGE AREA STORAGE AREA STORAGE AREA STORAGE AREA STORAGE AREA STORAGE AREA STORAGE AREA STORAGE AREA 4 BIN TRASH ENCLOSURE TRANSFORMER ROOM ELEVATORUP UP (E) CATCH BASIN W/ SUMP PUMP 01 A2.101 1 2 A2.200 ________________ 2 A2.201 ________________18' - 0"7' - 6" 18' - 0"8' - 6"8' - 6"8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6"8' - 6" 8' - 6" 8' - 6"18' - 0"8' - 6" 8' - 6" 8' - 6"8' - 6" 8' - 6" 8' - 6"8' - 6" 8' - 6" 8' - 6"18' - 0"7' - 6"15' - 0"8' - 6"8' - 6"18' - 0" 7' - 6" 7' - 6"16' - 0"9' - 0" 7' - 6"9' - 0"15' - 0"18' - 0"MANHATTAN AVENUE D.1 C.1 224.11 PC225.31 PC 208.34 PC 209.28 PC 170' - 1 1/2"99' - 9 1/2"8' - 1" 25' - 3" CLR. WIDTH 20'-0" CLR. WIDTH8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6"25' - 5" CLR. WIDTH20' - 4" CLR. WIDTH 11' - 1"11' - 1"P2-10 P2-13 P2-14 P2-11 P2-12 P2-40 P2-39 P2-38 P2-37 P2-36 P2-35 P2-34 P2-33 P2-32 P2-01P2-02P2-03P2-04P2-05P2-06P2-07P2-08P2-09 P2-17P2-16P2-15 P2-20P2-19P2-18 P2-21 P2-23P2-22 P2-27 P2-28 P2-24 P2-26P2-25 P2-29 P2-30 P2-31 8' - 6" 7' - 6" 7' - 6" 20' - 11" 20' - 11" 60° ANGLE EXISTING TO REMAIN SCOPE OF WORK 8' - 6"STANDARD 90° ANGLE 7' - 6"COMPACT 90° ANGLE 18' - 0" 15' - 0" C O M P A C T REQ'D AISLE WIDTH: 25' REQ'D AISLE WIDTH: 20' REQ'D AISLE WIDTH: 18' REQ'D AISLE WIDTH: 14' S T A N D A R D 9' - 10"STALL TYPES 60° ANGLE 19' - 11"8' - 8"60° ANGLE 16' - 10" A E C C E A C C A A E E D D D D SHEET NOTES GENERAL NOTES LEGEND © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler As indicated 3/4/2020 1:00:32 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA1.101 EXISTING PARKING LEVEL 2 PLAN TO REMAIN 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 01 PER CGBC SECTION A5.106.5.1 AND TABLE 5.106.5.2, 6 PARKING SPACES SHALL BE DESIGNATED FOR ANY COMBINATION OF LOW-EMITTING, FUEL-EFFICIENT AND CARPOOL/VAN POOL VEHICLES. THESE 6 SPACES SHALL READ CLEAN AIR/VANPOOL/EV SUCH THAT THE LOWER EDGE OF THE LAST WORD ALIGNS WITH THE END OF THE STALL STRIPING AND IS VISIBLE BENEATH A PARKED VEHICLE. PER CGBC A5.106.5.1.3 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 03/04/20 PRECISE DEVELOPMENT PLAN 68 1 A2.201 ________________ 1 2 3 4 5 6 7 8 A B C D E F 7.A6.A D.1 C.1 5.A A2.100 2 1 A2.200 ________________ 4.A3.A A2.100 1 UP DNUP DN UPELEVATORELECTRICAL METER ROOM (E) TRASH AREA (2-HR ENCLOSURE (E) MECHANICAL VENTILATION ROOM (E) ELEVATOR MECHANICAL EQUIPMENT EXISTING TWO WAY RAMPA2.101 1 2 A2.200 ________________ 2 A2.201 ________________ MANHATTAN AVENUE PALM DRIVE 8' - 6"18' - 0" 18' - 0"8' - 7"8' - 5"18' - 0"8' - 6"8' - 6"8' - 6"8' - 6"18' - 0"8' - 7"8' - 6"8' - 7"8' - 6"8' - 6"8' - 6"8' - 6"18' - 0" 8' - 6" 8' - 6" 8' - 6"8' - 6" 8' - 6" 8' - 6"8' - 6" 8' - 6" 8' - 6"8' - 6" 8' - 6" 8' - 6"18' - 0"18' - 0"18' - 0"18' - 0"9' - 0"9' - 0"8' - 6"8' - 6"8' - 6"8' - 6"8' - 6"8' - 6"18' - 0" D.1 C.1 224.11 PC225.31 PC 208.34 PC 209.28 PC 170' - 1 1/2"99' - 9 1/2"7' - 11"8' - 2" COMPACT TANDEM STANDARD TANDEM 20' - 7" CLR. WIDTH 25'-0" CLR. WIDTH 25'-0" CLR. WIDTHP1-15 P1-16 P1-17 P1-18 P1-19 P1-14 P1-13 P1-10P1-11P1-12 P1-07P1-08P1-09 P1-04P1-05P1-06 P1-30 P1-31 P1-32 P1-28P1-27P1-26 P1-29 P1-25 P1-24 P1-23 P1-22 P1-36 P1-35 P1-01P1-02P1-03 P1-37 P1-33 P1-34 P1-21 P1-20 30' - 0" CLR. WIDTH EXISTING TO REMAIN SCOPE OF WORK 8' - 6"STANDARD 90° ANGLE 7' - 6"COMPACT 90° ANGLE 18' - 0" 15' - 0" C O M P A C T REQ'D AISLE WIDTH: 25' REQ'D AISLE WIDTH: 20' REQ'D AISLE WIDTH: 18' REQ'D AISLE WIDTH: 14' S T A N D A R D 9' - 10"STALL TYPES 60° ANGLE 19' - 11"8' - 8"60° ANGLE 16' - 10" A E C C E A C C A A E E D D D D SHEET NOTES GENERAL NOTES LEGEND © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler As indicated 3/4/2020 1:00:32 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA1.102 EXISTING PARKING LEVEL 1 PLAN TO REMAIN 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 03/04/20 PRECISE DEVELOPMENT PLAN 69 UP 1 A2.201 ________________ 1 2 3 4 5 6 7 8 A B C D E F 7.A6.A C.1 5.A A2.100 2 1 A2.200 ________________ 4.A3.A A2.100 1 DN UP UP DN UP OPEN TO ABOVE OPEN TO ABOVE WOMEN'S RESTROOM MEN'S RESTROOM EXISTING OFFICE PROPOSED OFFICE PROPOSED OFFICE DN MANHATTAN AVE.CL 03 02 01 A2.101 1 2 A2.200 ________________ 2 A2.201 ________________ PROPOSED OFFICE PALM DRIVE D.1 C.1 OFFICE 9 124 SF OFFICE 8 121 SF OFFICE 7 121 SF OFFICE 6 121 SF OFFICE 5 121 SF OFFICE 4 122 SF OFFICE 3 120 SF OFFICE 2 121 SF OFFICE 1 134 SF MEN'S RESTROOM 249 SF OFFICE 14 150 SF OFFICE 15 152 SF OFFICE 16 150 SF PH RM 40 SF PH RM 42 SF OFFICE 10 201 SF OFFICE 11 146 SF OFFICE 12 146 SF OFFICE 13 215 SF OFFICE 17 (E) 220 SF OFFICE 18 (E) 143 SF OFFICE 19 (E) 144 SF OFFICE 20 (E) 122 SF IT CLOSET 49 SF CONFERENCE (E) 352 SF OFFICE 31 171 SF OFFICE 30 148 SF OFFICE 29 140 SF PH RM 84 SF PH RM 82 SF OFFICE 28 (E) 146 SF OFFICE 27 152 SF OFFICE 26 151 SF OFFICE 25 237 SFOFFICE 24 156 SF OFFICE 23 147 SFOFFICE 22 146 SF OFFICE 21 (N) 177 SFHUDDLE 132 SF 224.11 PC225.31 PC 208.34 PC 209.28 PC 170' - 1 1/2"99' - 9 1/2"2' - 11 1/4"90' - 10"6' - 0 1/4"23' - 3 3/4"4' - 8 1/2"95' - 0 1/4"20' - 0"49' - 11"4' - 6" 28' - 9 1/4"60' - 6"6' - 0 1/4"35' - 6 3/4"31' - 1" 12' - 11" 18' - 9 3/4" 22' - 8 1/2" 12' - 7 3/4" 14' - 0" 22' - 0 1/4" 4' - 3" FIXED, NON- OPERABLE WINDOWS FIXED, NON- OPERABLE WINDOWS FIXED, NON- OPERABLE WINDOWS EXISTING TO REMAIN SCOPE OF WORK SHEET NOTES GENERAL NOTES LEGEND © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler As indicated 3/5/2020 12:25:51 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA1.103 PROPOSED FLOOR PLAN LEVEL 1 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:1/8" = 1'-0" PROPOSED FLOOR PLAN - LEVEL 0101 01 EXISTING ELEVATOR TO REMAIN WITH NEW SECURITY KEYPAD. 02 EXISTING STAIRCASE TO REMAIN 03 NEW ENCLOSURE WITH ACCORDIAN DOORS NOTE: FINAL CONFIGURATION OF INTERNAL NON-LOAD BEARING WALLS MAY CHANGE. 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 70 UP 1 A2.201 ________________ 1 2 3 4 5 6 7 8 A B C D E F 7.A6.A D.1 C.1 5.A A2.100 2 1 A2.200 ________________ 4.A3.A A2.100 1 OPEN TO BELOW OPEN TO BELOW DN WOMEN'S RESTROOM MEN'S RESTROOM EXISTING OFFICE PROPOSED OFFICE WOMEN'S RESTROOM A2.101 1 2 A2.200 ________________ 2 A2.201 ________________ MANHATTAN AVE. PALM DRIVE D.1 C.1 CABIN 139 SF CABIN 138 SF CABIN 139 SFCLOSET 26 SF BOARDROOM CONFERENCE 744 SF KITCHEN 239 SF OFFICE 1 (E) 378 SF OFFICE 11 (E) 100 SF OFFICE 10 (E) 102 SF OFFICE 9 (E) 139 SF OFFICE 8 (E) 146 SF OFFICE 7 (E) 135 SF OFFICE 6 (E) 135 SF COPY 85 SF OFFICE 5 (E) 136 SF OFFICE 4 (E) 134 SF OFFICE 3 (E) 137 SF OFFICE 2 (E) 134 SF 170' - 1 1/2"99' - 9 1/2"OUTDOOR TERRACE OUTDOOR TERRACE OUTDOOR TERRACE 224.11 PC225.31 PC 208.34 PC 209.28 PC 36' - 0 1/4"30' - 11 1/2"67' - 1 1/4"35' - 11 1/4"4' - 6"28' - 9 1/2"60' - 5 3/4"6' - 0 1/4"5' - 1"73' - 10"91' - 2 3/4"6' - 0 1/4"23' - 6 1/4"2' - 11 1/4"10' - 4"48' - 11"37' - 7 1/4"A4.00001 04 02 FIXED, NON- OPERABLE WINDOWS FIXED, NON- OPERABLE WINDOWS EXISTING TO REMAIN SCOPE OF WORK SHEET NOTES GENERAL NOTES LEGEND © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler As indicated 3/5/2020 12:25:59 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA1.104 PROPOSED FLOOR PLAN LEVEL 2 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:1/8" = 1'-0" PROPOSED FLOOR PLAN - LEVEL 0201 01 EXISTING ELEVATOR TO REMAIN WITH NEW SECURITY KEYPAD. 02 EXISTING STAIRCASE TO REMAIN 03 NEW ENCLOSURE WITH ACCORDIAN DOORS NOTE: FINAL CONFIGURATION OF INTERNAL NON-LOAD BEARING WALLS MAY CHANGE. 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 71 1 A2.201 ________________ 1 2 3 4 5 6 7 8 A B C D E F 7.A6.A D.1 C.1 5.A A2.100 2 1 A2.200 ________________ 4.A3.A A2.100 1 A2.101 1 2 A2.200 ________________ ACTUAL EL. 20' - 1" MAX. ALLOWABLE EL. 19' - 6" ACTUAL EL. 21' - 7" MAX. ALLOWABLE EL. 22' - 9" ACTUAL EL. 20' - 1" MAX. ALLOWABLE EL. 20' - 1 1/2" ALIGN LEVEL 2 DECK BELOWLEVEL 2 DECK BELOW 2 A2.201 ________________ MANHATTAN AVE. PALM DRIVE D.1 C.1 99' - 9 1/2"170' - 1 1/2" 5' - 1" 37' - 6 1/4"41' - 1 1/4"59' - 10 3/4"224.11 PC225.31 PC 208.34 PC 209.28 PC 1' - 7 3/4"11' - 2"20' - 5 1/2"23' - 7"1' - 10"7' - 0 3/4"34' - 0 1/2"36' - 7 3/4" 1' - 6 1/4" 28' - 0" 10' - 9" A4.00001 04 02 EXISTING TO REMAIN SCOPE OF WORK SHEET NOTES GENERAL NOTES LEGEND © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler As indicated 3/4/2020 12:21:35 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA1.105 PROPOSED ROOF PLAN 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 72 LEVEL 01 0' - 0" 1 A2.201 ________________ ROOF 20' - 1" LEVEL 02 10' - 3" 01 02030405 06 0807 ACTUAL HEIGHT 21' - 6"9' - 10 3/4"10' - 2 3/4"21' - 6 1/2"1' - 7 3/4"8' - 3 1/4"1' - 2 1/4"9' - 0 1/2"SCOPE OF WORK 2 A2.201 ________________ (225.07') 09 09 10 10 09 10 1111 12 13 14 15 16 CRITICAL POINT ACTUAL EL. 21'-7" (246.65') MAX. ALLOWABLE EL. 22' - 9" 225.31 PC 224.11 PC LEVEL 01 0' - 0" 1 A2.201 ________________ ROOF 20' - 1" LEVEL 02 10' - 3" PARKING 01 -9' - 0" PARKING 02 -18' - 0" ACTUAL HEIGHT 21' - 6"10' - 2 3/4"9' - 10 3/4"20' - 1 1/2"39' - 6 1/2"SCOPE OF WORK 2 A2.201 ________________ (225.07') 0910 13 09 CRITICAL POINT ACTUAL EL. 21'-7" (246.65') MAX. ALLOWABLE EL. 22' - 9" CRITICAL POINT ACTUAL EL. 20'-1" (245.15') MAX. ALLOWABLE EL. 20' - 1 1/2" 209.28 PC 208.34 PC EXISTING TO REMAIN SCOPE OF WORK 1 (E) 7/8" SMOOTH TROWEL FINISH STUCCO PLASTER 3 (E) ALUMINUM FASCIA.4 (E) STONE VENEER 7 (E) IPE WOOD SIDING 9 LOW IRON ULTRA CLEAR GLASS 16 IPE WOOD SIDING TO MATCH (E) 10 SATIN NICKLE MULLIONS 11 CAST IN PLACE CONCRETE STAIR AND RAMP 12 STAINLESS STEEL GAURDRAIL CAP 13 WHITE PAINTED METAL STRUCTURE AT SKYLIGHT 14 STAINLESS STEEL SIGNAGE CANOPY SHEET NOTES GENERAL NOTES LEGEND © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler As indicated 3/4/2020 12:21:54 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA2.100 EXTERIOR ELEVATIONS 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:1/8" = 1'-0" EAST ELEVATION2 SCALE:1/8" = 1'-0" WEST ELEVATION1 01 (E) 7/8" SMOOTH TROWEL FINISH STUCCO PLASTER 02 (E) ALUMINUM STOREFRONT WINDOW/DOOR SYSTEM PER SCHEDULE. OPERABLE WINDOWS WHERE INDICATED. 03 (E) ALUMINUM FASCIA 04 (E) STONE VENEER 05 (E) GLASS RAILING 06 (E) RAISED PLANTER 07 (E) IPE WOOD SIDING 08 (E) ROLL UP SECURITY GATE 09 LOW-IRON ULTRA CLEAR GLASS 10 SATIN NICKLE MULLIONS 11 CAST IN PLACE CONCRETE STAIR AND RAMP 12 STAINLESS STEEL GAURDRAIL CAP 13 WHITE PAINTED METAL STRUCTURE AT SKYLIGHT 14 STAINLESS STEEL SIGNAGE CANOPY 15 GLASS RAILING TO MATCH (E) 16 IPE WOOD SIDING TO MATCH (E) SCALE:1/8" = 1'-0" MATERIAL LEGEND3 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 73 LEVEL 01 0' - 0" ROOF 20' - 1" LEVEL 02 10' - 3" PARKING 01 -9' - 0" PARKING 02 -18' - 0" 2 A2.200 ________________ (225.07') CRITICAL POINT ACTUAL EL. 20'-1" (245.15') MAX. ALLOWABLE EL. 20' - 1 1/2" CRITICAL POINT ACTUAL EL. 21'-7" (246.65') MAX. ALLOWABLE EL. 22' - 9" (E) MECHANICAL ENCLOSURE BEYOND 225.31 PC 208.34 PC30' - 0"30' - 0"FIXED, NON-OPERABLE WINDOWS EXISTING TO REMAIN SCOPE OF WORK SHEET NOTES GENERAL NOTES LEGEND © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler As indicated 3/5/2020 12:26:03 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA2.101 EXTERIOR ELEVATION 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:1/8" = 1'-0" SOUTH ELEVATION1 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 74 PALM DRIVE (ALLEY) FACING EAST PALM DRIVE (ALLEY) FACING NORTH PALM DRIVE (ALLEY) FACING SOUTH MANHATTAN AVE FACING WEST MANHATTAN AVE FACING SOUTHWEST SHEET NOTES GENERAL NOTES KEY PLAN © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler As indicated 3/4/2020 12:21:59 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA2.102 EXTERIOR ELEVATIONS -PHOTOGRAPHS 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:1/8" = 1'-0" EXISTING IMAGES - PALM DRIVE (ALLEY)02 SCALE:12" = 1'-0" EXISTING IMAGES - MANHATTAN AVE01 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 75 LEVEL 01 0' - 0" 1 A2.201 ________________ ROOF 20' - 1" LEVEL 02 10' - 3" PARKING 01 -9' - 0" PARKING 02 -18' - 0" ACTUAL HEIGHT 21' - 6" 2 A2.201 ________________ (225.07') CRITICAL POINT ACTUAL EL. 21'-7" (246.65') MAX. ALLOWABLE EL. 22' - 9" LEVEL 01 0' - 0" 1 A2.201 ________________ ROOF 20' - 1" LEVEL 02 10' - 3" PARKING 01 -9' - 0" PARKING 02 -18' - 0" ACTUAL HEIGHT 21' - 6" 2 A2.201 ________________ (225.07') CRITICAL POINT ACTUAL EL. 21'-7" (246.65') MAX. ALLOWABLE EL. 22' - 9" CRITICAL POINT ACTUAL EL. 20'-1" (245.15') MAX. ALLOWABLE EL. 20' - 1 1/2" EXISTING TO REMAIN SCOPE OF WORK SHEET NOTES GENERAL NOTES LEGEND © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler As indicated 3/4/2020 12:22:03 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA2.200 SECTIONS 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:1/8" = 1'-0" SECTION A1 SCALE:1/8" = 1'-0" SECTION B2 NOTE: NO ELEVATION MARKS PROVIDED FROM (E) TOPOGRAPHIC SURVEY ALONG THESE SECTIONS. 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 76 LEVEL 01 0' - 0" ROOF 20' - 1" LEVEL 02 10' - 3" PARKING 01 -9' - 0" PARKING 02 -18' - 0" 1 A2.200 ________________ ACTUAL HEIGHT 21' - 6" 2 A2.200 ________________ (225.07') CRITICAL POINT ACTUAL EL. 21'-7" (246.65') MAX. ALLOWABLE EL. 22' - 9" 208.57 223.74 LEVEL 01 0' - 0" ROOF 20' - 1" LEVEL 02 10' - 3" PARKING 01 -9' - 0" PARKING 02 -18' - 0" 1 A2.200 ________________ ACTUAL HEIGHT 21' - 6" 2 A2.200 ________________ (225.07') CRITICAL POINT ACTUAL EL. 20'-1" (245.15') MAX. ALLOWABLE EL. 20' - 1 1/2" 208.53 222.98 EXISTING TO REMAIN SCOPE OF WORK SHEET NOTES GENERAL NOTES LEGEND © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler As indicated 3/4/2020 12:22:04 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA2.201 SECTIONS 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:1/8" = 1'-0" SECTION C1 SCALE:1/8" = 1'-0" SECTION D2 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 77 3−03−0 3−0 3−0 3−0DN UP DN DNUP1 2 3 4 5 6 7 8 A B C D E F 7.A6.A D.1 C.1 5.A4.A3.A DN MANHATTAN AVE. PALM DRIVE D.1 C.1 (E) ADJ. TENANT (E) RESTAURANT(E) BOH (E) LOWER PATIO (E) GIFT SHOP (E) OFFICE (E) CONFERENCE ROOM (E) OFFICE (E) LOBBY (E) RESTROOM EXISTING SHEER WALL / CORE SHEET NOTES GENERAL NOTES LEGEND © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler As indicated 3/4/2020 12:22:04 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA3.101 EXISTING FLOOR PLAN - LEVEL 1 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:1/8" = 1'-0" EXISTING FLOOR PLAN - LEVEL 0101 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 03/04/20 PRECISE DEVELOPMENT PLAN 78 3−03−03−01 2 3 4 5 6 7 8 A B C D E F 7.A6.A D.1 C.1 5.A4.A3.A MANHATTAN AVE. PALM DRIVE D.1 C.1 (E) BAR/LOUNGE (E) INTERIOR BALCONY (E) TANK ROOM (E) OUTDOOR TERRACE (E) OUTDOOR TERRACE (E) OFFICE (E) RESTROOM (E) RESTROOM (E) PATIO EXISTING SHEER WALL / CORE SHEET NOTES GENERAL NOTES LEGEND © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler As indicated 3/4/2020 12:22:04 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA3.102 EXISTING FLOOR PLAN - LEVEL 2 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:1/8" = 1'-0" EXISTING FLOOR PLAN - LEVEL 0201 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 03/04/20 PRECISE DEVELOPMENT PLAN 79 MANHATTAN AVE. PALM DRIVE SHEET NOTES GENERAL NOTES © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2015 NOT FOR CONSTRUCTION Tel 213.327.3600 Fax 213.327.3601 500 South Figueroa Street Los Angeles, California 90071 United States DCI Engineers 818 W 7th St, Suite 740 Tel 213.298.3720 Los Angeles, CA 90017 United States 800 Corporate Pointe, Suite 200 Tel 310.254.3846 Culver City, CA 90230 United States Simpson Gumpertz & Heger 1150 S Olive St, Suite 1600 Tel 213.271.2000 Los Angeles, CA 90015 United States 3617 Exposition Blvd, Tel 310.450.8100 Los Angeles, CA 90016 United States Newson Brown Acoustics 3617 Hayden Ave, Suite 100 Tel 310.829.6343 Culver City, CA 90232 United States Syska Hennessy Group [place] Gensler 1/8" = 1'-0"3/4/2020 12:22:05 PM\\gensler.ad\Projects\RevitUserModels\28700\MARLIN_ARCH_BLDG_R19_Kyle_Grayson.rvtA3.103 EXISTING PLAN - ROOF 05.2661.000 MARLIN EQUITY 1301 MANHATTAN AVE. HERMOSA BEACH, CA 90254 SCALE:1/8" = 1'-0" EXISTING PLAN - ROOF1 12/30/19 PRECISE DEVELOPMENT PLAN 02/06/20 PRECISE DEVELOPMENT PLAN 02/10/20 PRECISE DEVELOPMENT PLAN 80 81 82 83 84 85 86 87 88 89 90 91 Attachment- Notice Posters and Radius Map 92 93 94 95 From:Cammie H To:Community-Development Subject:1301 Manhattan Ave no more offices! Date:Saturday, March 14, 2020 1:42:21 PM Please do not let this corner turn into office space. 1) Check with other beach cities about ground level offices and if that brings people to town. Upper Pier restaurants already complain that there isn’t enough foot traffic, so why add in More small offices that isn’t going to bring people to town. 2) It has a view so lets maximize the number of people that “see” this view when going there 3) Easy walk for Pier people so can “expand out” the happenings of the Pier. 4) after putting a parking lot in a space WITH AMAZING VIEWS and walking distance of everything, let’s not make the same mistake and take another SUPER SPOT away from the masses. As a 21 year residence, I pay attention to the city and its happenings. I don’t dismiss ideas or changes based on opinion, I do think and research what I can. I want some economic development downtown, it just seems that offices does not bring in enough revenue or visitors or locals to such an INCREDIBLE LOCATION! THANK YOU for your consideration! Cammie Herbert 96 From:Pratik Basu To:Community-Development Subject:Oppose: PDP 20-1- Precise Development Plan amendment request to convert restaurant space (Abigail’s) and retail space (Mike’s Guitar Parlor) to an expanded and remodeled office space Date:Monday, March 16, 2020 11:00:02 AM Hello Hermosa Planning Commission, I oppose the following development: "PDP 20-1- Precise Development Plan amendment request to convert restaurant space (Abigail’s) and retail space (Mike’s Guitar Parlor) to an expanded and remodeled office space with façade modifications, resulting in a net expansion of 2,916 square feet at an existing commercial building located at 1301 Manhattan Avenue, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA)." The opposition is based on the grounds about the lack of transparency regarding why it is categorically exempt from the California Environmental Quality Act (CEQA). Given the current sensitivities towards responsible environmental stewardship I believe all steps should be taken to ensure that local projects be held to clean environmental standards as much as possible. I would recommend holding off on approving this project until it meets the requirements of CEQA. Sincerely, Pratik Basu Hermosa Beach, CA 97 From: noreply@granicusideas.com [mailto:noreply@granicusideas.com] Sent: Sunday, April 19, 2020 9:35 PM To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov> Subject: New eComment for Planning Commission Virtual Meeting New eComment for Planning Commission Virtual Meeting Ira Ellman submitted a new eComment. Meeting: Planning Commission Virtual Meeting Item: 8. REPORT 20-0204 Precise Development Plan Amendment PDP 20-1 request to convert restaurant space (formerly occupied by Abigail's) and retail space (currently occupied by Mike's Guitar Parlor) to an expanded and remodeled office space with façade modifications, resulting in a net expansion of 2,916 square feet at an existing commercial building located at 1301 Manhattan Avenue, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). eComment: Marlin Equity Expansion - Manages $6.7 billion capital / 154 companies in portfolio - 92 employees, including only 9 women - Hermosa Beach Pier shown prominently on web site - Marlin Equity took over the building that housed an escrow company on pier and then the adjacent two-story office building. Then they moved into the building on Manhattan Ave. and now they are going to take over the Abigale Restaurant and Mike’s Guitar space. They apparently now own that building. - What can be done to prevent Marlin, who may have relatively unlimited resources to continue to take over more of Hermosa’s limited prime retail and restaurant space? - Note that Marlin Equity has chosen to have very limited involvement in the community. For a company managing $6.7 billion in capital and having pride in claiming Hermosa as its home, they have contributed extremely tiny amounts to Hermosa charities……No apparent sponsorship of Hermosa events, charities, or major contributions to the Ed Foundation. This behavior is in line with many private equity companies that have the reputation of buying companies, cutting employees and then selling the company within a few years, only interested in the short-term bottom line, not people or the community. Skechers and Chevon operations have some negative impact on the South Bay, but at least these large companies try to make for it by sponsoring and contributing locally. - If a basis exists to stop Marlin Equity from increasing its footprint in Hermosa Beach, please go in that direction. 98 From: noreply@granicusideas.com [mailto:noreply@granicusideas.com] Sent: Tuesday, April 21, 2020 7:43 AM To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov> Subject: New eComment for Planning Commission Virtual Meeting New eComment for Planning Commission Virtual Meeting Pratik Basu submitted a new eComment. Meeting: Planning Commission Virtual Meeting Item: 8. REPORT 20-0204 Precise Development Plan Amendment PDP 20-1 request to convert restaurant space (formerly occupied by Abigail's) and retail space (currently occupied by Mike's Guitar Parlor) to an expanded and remodeled office space with façade modifications, resulting in a net expansion of 2,916 square feet at an existing commercial building located at 1301 Manhattan Avenue, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). eComment: Hello, We need more transparency into why this project is categorically exempt from the California Environmental Quality Act (CEQA). At a time when the City, the County, and the State are more sensitive than ever about environmental protections, all projects must meet the standards of environmental regulations in order to be approved. No exemptions should be allowed. Thank you for your time. 99 From: noreply@granicusideas.com [mailto:noreply@granicusideas.com] Sent: Tuesday, April 21, 2020 11:12 AM To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov> Subject: New eComment for Planning Commission Virtual Meeting New eComment for Planning Commission Virtual Meeting Andrea Jacobsson submitted a new eComment. Meeting: Planning Commission Virtual Meeting Item: 8. REPORT 20-0204 Precise Development Plan Amendment PDP 20-1 request to convert restaurant space (formerly occupied by Abigail's) and retail space (currently occupied by Mike's Guitar Parlor) to an expanded and remodeled office space with façade modifications, resulting in a net expansion of 2,916 square feet at an existing commercial building located at 1301 Manhattan Avenue, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). eComment: Dear Hermosa Beach Planning Commission, Chairman Pete Hoffman, Vice Chair Mike Flaherty, Commissioners Marie Rice, Rob Saemann, and David Pederson; I am writing you today as a business owner, a realtor, and the past co-chairman of the Chamber of Commerce to support Marlin Equity’s request for approval of their project. I support the proposed remodel of 1301 Manhattan Ave. for the following reasons: 1. Marlin has been in Hermosa for over 9 years and has other buildings that have positively contributed to Hermosa Beach’s economic development. Many employees are residents of Hermosa Beach and neighboring beach cities. 2. Marlin is one of Hermosa’s larger employers. This office remodel will add about 20-25 employees to the existing numbers further increasing vitality of the downtown district. 3. Manhattan Ave is removed from the prime downtown area where the majority of retail and restaurants are located. The building is fully parked and meets ADA requirements. 4. Closing Abigaile and Ocean Bar will reduce the competition to our remaining restaurants and bars and the number of late-night establishments serving alcohol. 5. Marlin has actively supported and contributed to the Hermosa Ed Foundation, the Murals Project, the Special Olympic World Games, the Movies Series and is a member of the Chamber of Commerce. In light of recent events caused by COVID 19, retaining and supporting our businesses is a priority. Now, more than ever before, I encourage you to approve this project which I feel will support continued and future economic development in Hermosa. Warm regards, Andrea Jacobsson JAMA Auto House 700 Pacific Coast Highway Hermosa Beach, CA 90254 100 From: noreply@granicusideas.com [mailto:noreply@granicusideas.com] Sent: Tuesday, April 21, 2020 11:51 AM To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov> Subject: New eComment for Planning Commission Virtual Meeting New eComment for Planning Commission Virtual Meeting marje bennetts submitted a new eComment. Meeting: Planning Commission Virtual Meeting Item: 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 a.m. - 6:00 p.m. and on the City's website. eComment: Dear Planning Committee Members: As an active business in Hermosa Beach, we would like to endorse the proposed Application of 1301 Manhattan Avenue for Marlin Equity Partners. This business has been a business partner of the Beach House Hotel Hermosa Beach for the nine years they have been headquartered in Hermosa Beach. As one of our corporate accounts, their personnel and outside clients often stay at the hotel. They have been a loyal supporter of our corporate business and we appreciate having this well established firm having headquarters in our City of Hermosa Beach. We know the current restaurant has already vacated the building, and we see the addition of more office space of Marlin Equity to be an enhancement to the City. It will provide more daytime traffic to local businesses and of course, to our hotel when their business calls for hotel rooms. Thank you for your consideration. View and Analyze eComments 101 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0193 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of April 21, 2020 S-21 #33 -- Determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the north and south property lines for the purposes of determining building height at 614 Loma Drive. Applicant/Owner:Chrissie Grasso 614 Loma Drive Hermosa Beach, Ca 90254 Recommended Action: Staff recommends the Planning Commission approve the request determining the property to be a convex sloping lot and the use of alternative spot elevations for determining building height along the north and south property lines. Background: The subject lot is an interior lot located on the south end of the City; on the east side of Loma Drive between 6th Street and 8th Street. The lot is zoned R-2 Two-Family Residential which has a maximum height limit of 30 feet. The subject lot is approximately 3,180 square feet in size (30’ wide x 106’ deep) and contains a two-story single-family residence which was constructed in 1969. The lot contains a concrete and stone patio and walkways, landscaping and a wooden elevated deck which covers the rear of the lot. The lot is relatively level where the building is situated and then has a significant downward slope at the east rear 25 feet of the lot. A wall retaining approximately 6 feet of soils is located at the top of the slope (at the point of convexity) see attached lot survey and site photos. The applicant requests use of alternate points along the north and south side property lines for determining building height rather than a straight-line interpolation between the property corner points. The applicant believes the survey and topographic profiles show a convex slope condition at the east portion of the property and requests use of alternative spot elevations at the apex of the convex slope. City records indicate prior convex slope determinations along Loma Drive between 6 th Street and 8th Street which include 626, 648, and 650 Loma Drive which were all approved in 2015 with the exclusion of fill soils at the point of convexity, and demonstrate similar convex slope conditions (see attached Map of Nearby Convex Slope Determinations). Two other convex slope determinations th th City of Hermosa Beach Printed on 5/3/2022Page 1 of 4 powered by Legistar™102 Staff Report REPORT 20-0193 were made a block north between 8th Street and 9th Street at 821 Loma (approved in 2018) and 925 Loma (approved in 2016) which were also approved with the exclusion of fill soils at the point of convexity. Analysis: Due to the City’s varied topography, the City’s Municipal Code authorizes consideration of the convex slope method of calculating building height when supported through technical evidence. Convex slope determinations are not a variance or an exception to the height limits established within the underlying zones. If a lot contains natural terrain where the grade level arches upward along the property line then measuring height from the alternate points may be deemed appropriate. Hermosa Beach Municipal Code (HBMC) Sections 17.04.040 and 17.46.015 provide the definitions of ‘building height’ and ‘grade’ and establish the “by-right/straight line interpolation” method for calculating building height. The grade used for height measurements is based on surveyed elevation points at the property corners. See exhibit below. However, City Code allows the consideration of alternate spot elevation points along the property lines for lots with “convex” contours (where the grade level arches upward along the property line). In these situations, the grade of a lot may be based on a detailed topographical survey along the property lines with spot elevations called out at a minimum of two foot intervals in addition to property corner points. A finding that a convex slope exists allows use of alternate spot elevation points for calculating building height, if the evidence supports that grades at the top of the convex slope represent natural or unaltered grades, as determined by the Planning Commission. See exhibit below. City of Hermosa Beach Printed on 5/3/2022Page 2 of 4 powered by Legistar™103 Staff Report REPORT 20-0193 The applicant believes a natural convex slope condition exists along the north and south property lines and provided a Geotechnical Engineering Investigation (soils report) prepared by NorCal Engineering, dated June 29, 2018, for the subject property. The soils report details the types of soil present at various soil samples measured between two and 12.5 feet in depth, on the property as shown on Pages 2 and 3 of Appendix A of the soils report. The soils report reveals that approximately one and a half feet of fill soils were encountered at sample B-2 and T-1, and that below the fill/disturbed top soils undisturbed native soil was present. Details of the subsurface conditions are provided in Appendix A of the soils report. Soil Sample Amount of Fill/Disturbed Top Soil Present Location of Soil Samples B-1 (disregard due to driveway slope and location away from point of convexity) 4 feet Front, west portion of property adjacent to Loma Drive at the driveway B-2 1.5 feet East portion of property along the north property line at point of convexity T-1 1.5 feet East portion of property along the south property line at point of convexity Staff notes that it is up to the applicant to substantiate that a convex slope condition exists and provide evidence that grades at the top of the convex slope represents natural or unaltered grades. City of Hermosa Beach Printed on 5/3/2022Page 3 of 4 powered by Legistar™104 Staff Report REPORT 20-0193 The soil samples have the same soil type (slightly silty sand) for both fill and natural soils with the only variation between fill and natural soils being the moisture content and level of compactness along with minimum gravel, roots and loose brick pieces which can typically be found at the surface of the lot. Soils closer to the surface of the lot tend to be drier and more loosely packed while soils further from the surface tend to contain more moisture and are more densely packed. Only if the soil types are the same between fill and natural soils and the level of fill is minimal and where there are no man-made structures does staff recommend use of alternate points at top of fill. However, due to the point of convexity on the subject lot being near a man-made retaining wall, staff recommends the exclusion of one and a half feet of fill soils. Staff believes that the topographic survey and soils report provide evidence that the rolling hill slope is a natural occurrence and a convex condition exists on the subject property. Given that there is a retaining wall at the point of convexity, as noted in the soils report, the natural grades along the north and south property lines are best represented by the surveyed alternate points excluding one and a half feet of fill soil. Staff recommends that alternate points along the north and south property lines, excluding fill soil, be used for purposes of measuring building height. Attachments: 1.Draft Resolution 2.Applicant Submittal - Lot Survey 3.Applicant Submittal - Site Photos 4.Applicant Submittal - Soils Report 5.Map of Nearby Convex Slope Determinations 6.Public Notice Poster Verification Respectfully Submitted by: Nicole Ellis, Associate Planner Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 4 of 4 powered by Legistar™105 1 P.C. Resolution 20-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DETERMINING THE PROPERTY IS A CONVEX SLOPING LOT AND MAY USE ALTERNATE SPOT ELEVATIONS FOR THE PROPOSES OF CALCULATING BUILDING HEIGHT ALONG THE NORTH AND SOUTH PROPERTY LINES AT 614 LOMA DRIVE, AND FIND THAT THE DETERMINATION IS NOT A PROJECT AND IS NOT SUBJECT TO 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 February 20, 2020 by Chrissie Grasso, seeking determination that the property is a convex sloping lot and may use alternate spot elevations along the north and south property lines for the proposes of calculating building height. Section 2. Hermosa Beach Municipal Code (HBMC) Sections 17.04.040 and 17.46.015 provide the definitions of ‘building height’ and ‘grade’ and establish the “by-right/straight line interpolation” method for calculating building height. The grade used for height measurements is based on surveyed elevation points at the property corners. However, City Code allows the consideration of alternate spot elevation points along the property lines for lots with “convex” contours (where the grade level arches upward along the property line). In these situations, the grade of a lot may be based on a detailed topographical survey along the property lines with spot elevations called out at a minimum of two foot intervals in addition to property corner points. A determination that a convex slope exists allows use of alternate spot elevation points for calculating building height, if the evidence supports that grades at the top of the convex slope represent natural or unaltered grades, as determined by the Planning Commission. Section 3. The Planning Commission conducted a public meeting to consider the subject application on April 21, 2020, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 4. The determination is not a project under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378(a), because the convex sloping lot determination will not result in a direct or reasonably foreseeable indirect physical change in the environment. Section 5. Based on the evidence received at the public meeting, the Planning Commission makes the following determination: The Planning Commission determines that the topographic survey and soils report, along with similar determinations in the surrounding area, provide evidence that the rolling hill slope is a natural occurrence and a convex condition exists on the subject property. Given that there is a 106 2 retaining wall at the point of convexity, as noted in the soils report, the natural grades along the north and south property lines are best represented by the surveyed alternate points excluding one and a half feet of fill soil. Therefore, the Planning Commission approves use of the alternate points along the north and south property lines, excluding fill soil, be used for purposes of measuring building height. Section 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after exhaustion of any available administrative remedies, must be made within 90 days after the final decision by the City. The Hermosa Beach City Council may on its own initiative review all actions of the Planning Commission. If the City Council does not initiate review of this decision as set forth in Hermosa Beach Municipal Code Section 2.52.040, this decision will become final. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. 20-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 April 21, 2020. Peter Hoffman, Chair Ken Robertson, Secretary April 21, 2020 Date 107 ANY CHANGES OR MODIFICATIONS MADE TO THIS PLANWITHOUT WRITTEN CONSENT OF DENN ENGINEERSSHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITYOR DAMAGE RESULTING FROM SUCH CHANGES ORMODIFICATIONS, INCLUDING ANY ATTORNEYS FEES ORCOSTS INCURRED IN ANY PROCEEDING THAT DENNENGINEERS MAY BE JOINED.THE NOTATION ON THE PLANS FOR OFFSET DISTANCES. IF THERE ARE ANY QUESTIONS, PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION AT :(310) 542-9433, M-F 8:00 AM TO 5:00 PM. CONCRETEBRICK106.76EXISTING ELEVATIONBLOCK WALLLEGEND100EXISTING CONTOURFIRE HYDRANTGARAGE FINISH FLOORLEAD AND TAGTOP OF CURBFLOW LINETOP OF WALL / T.O.W.TOP OF DRIVEWAY APRONBEGINNING OF CURB RETURNSPIKEFOUNDWESTERLYPROPERTY CORNER / PROP. CORNERFHGFFL&TTCFLTWTXBCRSPKFDW'LYPCXEXISTING FENCENORTHERLYN'LYSPIKE AND WASHERS&WPOWER POLEPPGUY WIREGWSTKSTAKE / STAKE & TAGPROPERTY LINE / PROP. LINEPL, P/LE'LYEASTERLYMHMANHOLESOUTHERLYS'LYWATER METERWMNOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED.BOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO GAS METERGMSSMHSANITARY SEWER MANHOLESTREET LIGHTSTLTC/LCENTERLINEFINISH FLOORFFEMELECTRIC METERSSCOSANITARY SEWER CLEAN OUTEXISTING BUILDINGWOOD DECKFENCEFEC.L.F.CHAIN-LINKPARAPETPPTTHIS MAP CORRECTLY REPRESENTS A SURVEYMADE BY ME OR UNDER MY DIRECTION INCONFORMANCE WITH THE REQUIREMENTS OFPROFESSIONAL LAND SURVEYORS' ACTR.C.E. 30826GARY J. ROEHL3914 DEL AMO BLVD, SUITE 921TORRANCE, CA 90503 (310) 542-9433ENGINEERSJOB ADDRESSLEGAL DESCRIPTIONFORDRAWN BY CHECK BYSHEET 1 OF 1DRAWN ONREVISIONSCOPYRIGHTJOB NO.NORTH X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XNOTE:A TITLE POLICY WAS NOT PROVIDED TO DENN ENGINEERS AT THE TIME OF THIS SURVEY.THEREFORE, DENN ENGINEERS DOES NOT GUARANTEE THE LEGAL DESCRIPTION OF THISPROPERTY SURVEYED NOR DOES IT REFLECT OR DELINEATE ANY EASEMENTS THAT MAYBE ON SAID PROPERTY.614 LOMA DRIVEHERMOSA BEACH, CA 90254LOT 8, BLOCK HTRACT NO. 1686, M.B. 20-188APN 4187-030-020CHRISTINE GRASSO 614 LOMA DRIVEHERMOSA BEACH, CA 90254424-241-0233SURVEY ANDTOPOGRAPHYMW MWSCALE 1" = 8'FEBRUARY 11, 2020REVISIONS20-05361.60 TC END61.18 FL62.12 TX61.67 FL63.3667.05 FF62.5662.1562.0062.0162.8162.7260.6562.5661.4362.1961.5062.2162.2462.7963.11 FF61.45 TW61.23 TW/DK61.23 DK60.22 DK60.34 DK61.36 DK62.2762.1651.2160.35 DK60.39 DK47.3947.3660.96 TW54.8062.3859.1859.9961.41 TW61.4762.2963.2964.86 TW62.86 GFFGM60.8862.41WM63.7963.5163.5362.7362.46EM47.6061.4861.85 PC62.0862.3162.4161.5561.5461.5361.5161.5061.5061.5061.5061.5061.5061.5061.5061.5061.5061.5061.5061.5061.5061.5261.5461.5561.5761.5961.6061.6061.5861.5661.5461.5361.5161.4961.4861.4761.4661.4661.4558.6058.1557.5056.6955.3554.0252.6851.9351.3850.8350.2849.7249.1748.6248.0747.5147.2047.1847.12 PC61.85 PC62.0862.3156.6955.3554.0252.6851.9351.3849.1747.12 PC47.1847.5148.0748.6249.7250.2850.83PROFILE ALONG S'LY PROP. LINESTRAIGHT GRADE ALONG S'LY PROP. LINE61.5461.5361.5161.5061.5061.5061.5061.5061.5061.5061.5061.5061.5061.5061.5061.5061.5261.5461.5561.5761.5961.6061.6061.5861.5661.5461.5161.5361.4961.4861.4761.4661.4661.4558.1557.5063.93 PC63.7663.6063.4363.2863.2363.1763.1263.0663.0162.9662.9062.8562.7962.7462.6862.6362.5862.5262.4762.4162.3662.3062.2662.2462.2262.2162.1962.1762.0961.9861.8761.7561.6461.5355.0654.9754.8754.5053.2151.9351.0650.7150.3750.0249.6749.3348.9848.6348.2947.9447.60 PC63.93 PC63.7663.6063.4363.2863.2363.1763.1263.0663.0162.9662.9062.8562.7962.7462.6862.6362.5862.5262.4762.4162.3662.3062.2662.2462.2262.2162.1962.1762.0961.9861.8761.7561.6461.5361.4161.2961.2355.1055.0654.9754.8754.5053.2151.9351.0650.7150.3750.0249.6749.3348.9848.6348.2947.9447.60PROFILE ALONG N'LY PROP. LINESTRAIGHT GRADE ALONG N'LY PROP. LINELOMA DRIVEN 12°10'30"W 539.79'79.81'30.00'429.98'EXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCETO C/L OF 8TH STREETESTAB 10.00' S'LY OF S&W RCE 30826 PER R1TO FOUND S&W RCE 30826@ 6TH STREET PER R120.00'20.00'61.45 TW DK51.12RAISED DECKCONC.BRICK47.42FOUND L&T LS 4653, NO REF0.17' N'LY & 0.03' W'LYOF PROP. CORNERTAG ELEV.= 63.91'FOUND L&T LS 4653, NO REF0.15' N'LY OF CORNERON E'LY RIGHT OF WAYTAG ELEV.= 63.91'FOUND L&T, NO TAG1.90' W'LY OF CORNERON PROP. LINE PROD.TAG ELEV.= 61.73'NOTHING FOUND OR SETNOTHING FOUND OR SETBENCHMARK NOTE:SPIKE AND WASHER STAMPED RCE 30826, ELEVATION 58.58, AT THE INTERSECTIONOF LOMA DRIVE AND THE N'LY CENTERLINE OF 6TH STREET, AS SHOWN ON THEORIGINAL TOPOGRAPHY PROVIDED BY CLIENT BY RdM SURVEYING INC.61.2563.2963.55 TC62.5564.0060.36VZN VAULTCATVCATVEDISON61.2961.41108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136 137 138 139 140 141 142 143 144 145 146 147 148 149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 504070 60 50 4070 5070 5050604030 3050 40 7th St 8th St 6thSt Valley DrSunset DrCypress Ave10th St Manhattan AveLoma DrBayview DrMonterey BlvdBard StValley Dr&&&&&925 Loma Drive 821 Loma Drive 650 Loma Drive 648 Loma Drive 626 Loma Drive Simliar Slope Determinations Subject Site 10' contours 2' contour Map of Nearby Slope Determinations 0 125 25062.5 Feet & 614 Loma Drive Subject Site 169 Public Notice Poster Verification 170 171 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0203 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of April 21, 2020 S-21 #34 - Determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the north and south property lines for the purposes of determining building height at 1965 Manhattan Avenue. Applicant:Robb Stoyke Tomaro Architecture 2617 N. Sepulveda Boulevard, Suite 100 Manhattan Beach, CA 90266 Owner:GML Investments, LLC 2666 The Strand Hermosa Beach, CA 90254 Recommended Action: Staff recommends the Planning Commission approve the request determining the property to be a convex sloping lot and the use of alternative spot elevations, excluding fill soils, for determining building height along the north and south property lines. Background: The subject lot is an interior lot located on the north end of the City; on the east side of Palm Drive between 21st Street and 19th Street. The lot is zoned R-1 Single-Family Residential which has a maximum building height limit of 25 feet. The subject lot is approximately 3,607 square feet in size (40’ wide x 90.39’ deep) and is occupied by an existing 1,400 square foot single-family residence, which was constructed in 1955. Minimal construction to the residence has occurred, including an interior remodel. The lot contains a concrete patio and walkways, landscaping and retaining walls near Palm Drive along the north and south property lines. The lot is relatively level toward Manhattan Avenue and then has a significant downward slope at the west rear of the lot toward Palm Drive. The applicant requests use of alternate points along the north and south side property lines for City of Hermosa Beach Printed on 5/3/2022Page 1 of 5 powered by Legistar™172 Staff Report REPORT 20-0203 determining building height rather than a straight-line interpolation between the property corner points. The applicant believes the survey and topographic profiles show a convex slope condition and requests use of alternative spot elevations at the apex of the convex slope as indicated along the north and south property lines. City records indicate two prior convex slope determination along Manhattan Avenue at 1929 Manhattan Avenue and 2054 Manhattan Avenue, which were approved in 2008 and 2006 with the exclusion of fill soils at the point of convexity which helps demonstrate a similar convex slope condition (see attached Map of Nearby Convex Slope Determination). The limited number of convex slope determinations near Manhattan Avenue does not mean that a convex slope does not exist on this property, rather it indicates that properties may not have been redeveloped on this street or that property owners have not applied for a convex slope determination. Analysis: Due to the City’s varied topography, the Hermosa Beach Municipal Code (HBMC) authorizes consideration of the convex slope method of calculating building height when supported through technical evidence. Convex slope determinations are not a variance or an exception to the height limits established within the underlying zones. If a lot contains natural terrain where the grade level arches upward along the property line, then measuring height from the alternate points may be deemed appropriate. HBMC Sections 17.04.040 <https://www.codepublishing.com/CA/HermosaBeach/> and 17.46.015 <https://www.codepublishing.com/CA/HermosaBeach/> provide the definitions of ‘building height’ and ‘grade’ and establish the “by-right/straight line interpolation” method for calculating building height. The grade used for height measurements is based on surveyed elevation points at the property corners. See Figure 1 below. City of Hermosa Beach Printed on 5/3/2022Page 2 of 5 powered by Legistar™173 Staff Report REPORT 20-0203 However, the HBMC allows the consideration of alternate spot elevation points along the property lines for lots with “convex” contours (where the grade level arches upward along the property line). In these situations, the grade of a lot may be based on a detailed topographical survey along the property lines with spot elevations called out at a minimum of two-foot intervals in addition to property corner points. A finding that a convex slope exists allows use of alternate spot elevation points for calculating building height, if the evidence supports that grades at the top of the convex slope represent natural or unaltered grades, as determined by the Planning Commission. See Figure 2 below. Figure 2: Uneven/Convex or Variably Sloping Lot The applicant believes a natural convex slope condition exists as indicated along the north and south property lines profiles and provided a Geotechnical Engineering Investigation (soils report) prepared by NorCal Engineering, dated February 6, 2020, for the subject property. The soils report details the types of soil present at various soil samples measured between two and 15 feet in depth, on the property as shown on Pages 1 and 5 of Appendix A of the soils report. The soils report reveals that approximately one to two feet of fill soils was encountered at all five bore sites, and that below the fill/disturbed top soils undisturbed native soil was present. Details of the subsurface conditions are provided in Appendix A of the soils report. Soil Sample Amount of Fill/Disturbed Top Soil Present Location of Soil Samples B-1 1.5 Feet Rear, west portion of property adjacent to Palm Drive along the north property line near the point of convexity B-2 1.5 Feet Front of property along the north property line B-3 2.5 Feet Southwest portion of property along the south property line at point of convexity B-4 1 Foot Front, east portion of property adjacent to Manhattan Avenue B-5 1 Foot Front, east portion of property adjacent to Manhattan Avenue at the driveway City of Hermosa Beach Printed on 5/3/2022Page 3 of 5 powered by Legistar™174 Staff Report REPORT 20-0203 Soil Sample Amount of Fill/Disturbed Top Soil Present Location of Soil Samples B-1 1.5 Feet Rear, west portion of property adjacent to Palm Drive along the north property line near the point of convexity B-2 1.5 Feet Front of property along the north property line B-3 2.5 Feet Southwest portion of property along the south property line at point of convexity B-4 1 Foot Front, east portion of property adjacent to Manhattan Avenue B-5 1 Foot Front, east portion of property adjacent to Manhattan Avenue at the driveway Staff notes that it is up to the applicant to verify that a convex slope condition exists and provide evidence that the convex slope represents natural or unaltered grades. The soil samples have the same soil type (silty sand) for both fill and natural soils with the only variation between fill and natural soils being the moisture content and level of compactness. Soils closer to the surface of the lot tend to be drier and more loosely packed while soils further from the surface tend to contain more moisture and are more densely packed. Only if the soil types are the same between fill and natural soils and the level of fill is minimal and where there are no man-made structures does staff recommend use of alternate points at top of fill. Due to the points of convexity on the subject lot being near man-made structures such as the building pad and retaining walls, staff recommends the exclusion of one and a half to two feet of fill soils. Staff believes that the topographic survey and soils report provide evidence that the rolling hill slope is a natural occurrence and a convex condition exists on the subject property. The natural grades along the north and south property lines are best represented by the surveyed alternate points excluding one and a half to two feet of fill soil. Staff recommends that alternate points along the north and south property lines, excluding fill soil, be used for purposes of measuring building height. Attachments: 1.Draft Resolution 2.Applicant Submittal (Lot Survey, Soils Report) 3.Site Photos 4.Map of Nearby Convex Slope Determination City of Hermosa Beach Printed on 5/3/2022Page 4 of 5 powered by Legistar™175 Staff Report REPORT 20-0203 5.Public Notice Poster Verification Respectfully Submitted by: Yuritzy Randle, Assistant Planner Concur by: Nicole Ellis, Associate Planner Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 5 of 5 powered by Legistar™176 1 P.C. Resolution 20-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DETERMINING THE PROPERTY IS A CONVEX SLOPING LOT AND MAY USE ALTERNATE SPOT ELEVATIONS FOR THE PROPOSES OF CALCULATING BUILDING HEIGHT ALONG THE NORTH AND SOUTH PROPERTY LINES AT 1965 MANHATTAN AVENUE, AND FIND THAT THE DETERMINATION IS NOT A PROJECT AND IS NOT SUBJECT TO 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 February 25, 2020 by Tomaro Architecture, seeking determination that the property is a convex sloping lot and may use alternate spot elevations along the north and south property lines for the purposes of calculating building height. Section 2. Hermosa Beach Municipal Code (HBMC) Sections 17.04.040 and 17.46.015 provide the definitions of ‘building height’ and ‘grade’ and establish the “by-right/straight line interpolation” method for calculating building height. The grade used for height measurements is based on surveyed elevation points at the property corners. However, City Code allows the consideration of alternate spot elevation points along the property lines for lots with “convex” contours (where the grade level arches upward along the property line). In these situations, the grade of a lot may be based on a detailed topographical survey along the property lines with spot elevations called out at a minimum of two foot intervals in addition to property corner points. A determination that a convex slope exists allows use of alternate spot elevation points for calculating building height, if the evidence supports that grades at the top of the convex slope represent natural or unaltered grades, as determined by the Planning Commission. Section 3. The Planning Commission conducted a public meeting to consider the subject application on April 21, 2020, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 4. The determination is not a project under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378(a), because the convex sloping lot determination will not result in a direct or reasonably foreseeable indirect physical change in the environment. Section 5. Based on the evidence received at the public meeting, the Planning Commission makes the following determination: The Planning Commission determines that the topographic survey and soils report, along with similar determinations in the area located at 1929 Manhattan Avenue and 2054 Manhattan Avenue, provide evidence that the rolling hill slope is a natural occurrence and a convex condition exists on the subject property. 177 2 Due to the points of convexity on the subject lot being near man-made structures such as the building pad and retaining walls, the natural grades along the north and south property lines are best represented by the surveyed alternate points excluding one and a half to two feet of fill soil. Therefore, the Planning Commission approves use of the alternate points along the north and south property lines, excluding fill soil, be used for purposes of measuring building height. Section 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after exhaustion of any available administrative remedies, must be made within 90 days after the final decision by the City. The Hermosa Beach City Council may on its own initiative review all actions of the Planning Commission. If the City Council does not initiate review of this decision as set forth in Hermosa Beach Municipal Code Section 2.52.040, this decision will become final. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. 20-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 April 21, 2020. Peter Hoffman, Chair Ken Robertson, Secretary April 21, 2020 Date 178 179 Geotechnical Engineering Investigation Proposed Single Family Residence 1965 Manhattan Avenue Hermosa Beach, California GML Investments, LLC 2666 The Strand Hermosa Beach, California 90254 Attn.: Ms. Lisa Lopez Project Number 21648-20 February 6, 2020 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 213 214 215 216 217 Attachment: Site Photos Front Elevation (Manhattan Avenue) Rear Elevation (Palm Drive) 218 Attachment: Poster Verification 219 90 70 10 80 60 50 40 30 20 Beach DrPalm D r 22nd St 22nd Ct Manhat tan Ave 21st St 20th St Hermosa Ave 2 1 s tSt 19th St Circle C tHermosa AveThe StrandAl ley LomaDr21st Ct 20th Ct CircleDr Mont er eyBl vdBayviewDr Map of Nearby Slope Determinations 1965 Manhattan Avenue Subject Site Similar Slope Determinations 10' contours 2' contours 0 90 18045Feet & 1965 Manhattan Ave Subject Site & 2054 Manhattan Ave 1929 Manhattan Ave & 220 From: Teresa Mangiagli [mailto:mangiaglit@gmail.com] Sent: Friday, April 17, 2020 9:52 AM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: 4/21/20 Planning Commission Comment Hello I would like to comment on the height variance that’s being proposed at 1965 Manhattan ave Hermosa beach. I am totally against allowing this project to be allowed a variance for going higher than what’s allowed. No other project along the west side of Manhattan ave has been given special attention. The only reason they are asking for a higher height limit is to be able to sell the property for more money. This is totally unacceptable and I truely hope the planning department will listen to the neighbors. W e do not need another over size project on the block. Thank you Teresa Mangiagli 2007 Circle dr Hermosa Beach Sent from my iPhone 221 From: noreply@granicusideas.com [mailto:noreply@granicusideas.com] Sent: Monday, April 20, 2020 12:23 PM To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov> Subject: New eComment for Planning Commission Virtual Meeting New eComment for Planning Commission Virtual Meeting Concerned Neighbor submitted a new eComment. Meeting: Planning Commission Virtual Meeting Item: 10. REPORT 20-0203 S-21 #34 - Determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the north and south property lines for the purposes of determining building height at 1965 Manhattan Avenue. eComment: I oppose the granting of a height variance at 1965 Manhattan Ave, on a number of grounds: 1) According to the staff report, only two other convex lot variances along Manhattan Ave have been approved in recent history: one in 2006, the other in 2009. The applicant claims this is because there hasn't been much development along Manhattan Ave. Anyone who drives along this street can see for their own eyes how many new homes have been built, and only 2 have requested this exception to the height limit rule. Everyone else plays by the agree- upon building rules. Our height limit is 25 feet; end of story. 2) If you study the map included in the staff report, you can see that the grades on the two lots granted the variances have very steep differences contour lines from the street (Palm Dr.) to the top of the lot. The map shows 1965 Manhattan Ave does not have a similar grade differential, and therefore should not qualify for convex variance. If staff believes it does, I would like to hear why? 3) If we grant exceptions to the height limit for this lot, it will only lead to additional convex lot variances. There is no reason for this lot to get preferential treatment and build higher than the other homes in the neighborhood. It will alter the character and nature of the street, which in particular has several historic homes along the east side of Manhattan Ave. The original home that is on the lot was built in accordance to the height requirements/measurements so EVERYONE can enjoy the view of the ocean from Manhattan Ave. 4) I'm not sure this matters, the house is currently for sale. The applicant for this variance appears to be the real estate agent who has the listing. Is he simply trying to get pre-approval on a height limit variance so he can sell this property as a potential 30-foot high structure? Does the convex lot variance transfer from seller to the new owner, or will the new owner have to come back in and apply? 5) This item should be tabled until we can meet in person as neighbors and not only properly register our opposition, but also to understand exactly what this variance means for our neighborhood, our city and the residential nature of this block. It should not be rubber stamped simply because Planning staff has recommended such. There needs to be ample discussion, especially since this is just the THIRD convex lot variance request in more than a decade. We need more study as to WHY, and the residents need to be involved in the discussion. Thank you for your consideration, and I recommend this item be tabled for additional study, and I also suggest planning commissioners visit the lot in question to see exactly what is at stake here. 222 From: noreply@granicusideas.com [mailto:noreply@granicusideas.com] Sent: Monday, April 20, 2020 8:40 PM To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov> Subject: New eComment for Planning Commission Virtual Meeting New eComment for Planning Commission Virtual Meeting Teresa Mangiagli submitted a new eComment. Meeting: Planning Commission Virtual Meeting Item: 10. REPORT 20-0203 S-21 #34 - Determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the north and south property lines for the purposes of determining building height at 1965 Manhattan Avenue. eComment: Hello I would like to comment on the height variance that’s being proposed at 1965 Manhattan ave Hermosa beach. I am totally against this project being granted a variance for going higher than what’s allowed. No other project along the west side of Manhattan ave has been given this preference. The height limit is 25 feet and should not exceed that height on the east side of the lot. It will directly impact us tremendously. The only reason they are asking for a higher height limit is to be able to sell the property for more money. This is totally unacceptable and I truely hope the planning department will listen to the neighbors. We do not need another over size project on the block. Thank you Teresa Mangiagli 2007 Circle dr Hermosa Beach 223 From: noreply@granicusideas.com [mailto:noreply@granicusideas.com] Sent: Tuesday, April 21, 2020 10:53 AM To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov> Subject: New eComment for Planning Commission Virtual Meeting New eComment for Planning Commission Virtual Meeting Anthony Fitzgerald submitted a new eComment. Meeting: Planning Commission Virtual Meeting Item: 10. REPORT 20-0203 S-21 #34 - Determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the north and south property lines for the purposes of determining building height at 1965 Manhattan Avenue. eComment: I strongly object to the staff recommendation of a “Convex Slope Determination” : 1) The "Convex Slope determination" is wrong against the character of the area and should not even be in the code in the first place. Especially as it was never voted on or agreed by the public and should be removed at the very next council meeting from Hermosa Beach Building & Planning Codes. When applied to a previously developed site is truly unverifiable and reliant on subjective interpretation of the original virgin site grade. The basis of the determination relies on staff accepting outside consultant’s work which is obliviously bias at best. As staff merely rely on using a moisture soil content & other material in the samples to differentiate between fill & natural soil. Which is in my opinion unscientific and purely subjective as it is all sand/soil in Hermosa with varying degrees of moisture as the difference. Plus, the moisture test is imperfect as despite the depth after rainfall a false reading would be detected as sand is porous and gravitate down to the water table. If it were clay or rock strata’s it would be reasonable but sand is in no way is it viable. 2) The fact that the excel file with calculations was not available on the city web site 72 hours prior to the meeting and the person named to email for a copy is no longer with the city, is I believe a reason to postpone the matter so the technical issues can be reviewed by the general public and be addressed. Despite requesting a copy of the excel file I was not provided with one until 4.15 on 4/20/20 which is outside the required time limit. Plus, the fact that there are two requests on the calendar for "Convex Slope Exceptions" (when there has been, only two since 2006 on Manhattan Ave.) is a very telling fact that the convex rule is being abused. 3) I believe the staff report has no basis in fact and should be rejected as it clearly states that at “Boring Number 3 on the applicants soil report states that "B3 a fill of 2.5 Feet Southwest portion of property along the south property line at point of convexity". Which means at the point of Convex that the depth of fill is 2.5 feet yet staff recommend 1.0-2.0 feet fill determination across the property is wrong and understates the fill section. The point of convexity is the main point for the determination of height and staff determination is clearly wrong in not using it in the calculations in the determination. Approval should be denied merely for this error alone without the other reasons. Furthermore, staff report states in section 5: “the rolling hill slope is a natural occurrence and a convex condition exists on the subject property. Due to the points of convexity on the subject lot being near man-made structures such as the building pad and retaining walls, the natural grades along the north and south property lines are best represented by the surveyed alternate points excluding one and a half to two feet of fill soil. 224 Therefore, the Planning Commission approves use of the alternate points along the north and south property lines, excluding fill soil, be used for purposes of measuring building height”. I find this statement to be without true foundation as it is a previously developed site. As staff clearly state in section 5 above and the best determination is to use the north-south points. The building pads and retaining walls guarantee a convex measurement at this point. To use the fill or not fill as the basis is wrong as it is too subjective. 4) The fact that hypothetical fill heights can be estimated is inherently wrong due to too many variables being possible with a sand base as we have in Hermosa and the added influence of weather factors in the mix. The codes need to remove this “bogus code exemption” which I can understand if it’s applied to a virgin site (which I believe it may have originally been added to the code to cover) but for a previously developed site it should not be allowed. Especially since an existing pad foundation is normally at the high point of the site and at the top of the retaining wall. This would have the effect if the top of the remaining wall is used to always on a downhill slop give a convex outcome. I also question why only 5-borings were made and only 2 on the north side when surely there should be one at the top of the north side retaining wall. 5) I believe 25 feet should mean 25 feet from all points of the property, no exemptions as it damages the charm and character of the neighborhood, especially when it replaces a single level property with a 30 feet “McMansion” built by a developer. 6) I also question whether the applicant since he is not the owner can actually file a request and have legal standing for an exemption on someone else’s property. At a minimum I believe the application should be made by the owner not the real estate agent. I sincerely hope that the planning commission vote against what I consider to be the wrong determination by staff.. 225 From: noreply@granicusideas.com [mailto:noreply@granicusideas.com] Sent: Tuesday, April 21, 2020 11:30 AM To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov> Subject: New eComment for Planning Commission Virtual Meeting New eComment for Planning Commission Virtual Meeting Glenn Menard submitted a new eComment. Meeting: Planning Commission Virtual Meeting Item: 10. REPORT 20-0203 S-21 #34 - Determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the north and south property lines for the purposes of determining building height at 1965 Manhattan Avenue. eComment: As Mr. Fitzgerald so eloquently sets forth in his opposition to this project, I don't feel the need to go into additional details of why our neighborhood is against approval of exception to our city's height limit. We need more more study around the "Convex Lot" variance, and strongly recommend an informational study session for all residents so we can understand what this rarely used code exception really means. I strongly oppose the approval of the variance for this particular lot. 226 From: dianne doherty [mailto:patamysean@yahoo.com] Sent: Tuesday, April 21, 2020 11:36 AM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: 1965 Manhattan Ave CONVEX Why is the city allowing ONE particular architect to do what they wants to ruin Hermosa Beach? When will Hermosa stop this man and keep the beauty of our coastline?These homes are McMansions and are ruining the views of the ocean, not to mention fences on top of roof decks. I am not sure why Hermosa is allowing this? Other cities such as Newport Beach treasure their residents and maintain height limits. I find it frustrating when residents go to the Planning department and request assistance in reviewing plans hurdles are always thrown in the way? I hope Hermosa Beach will start listening to its residents and stop these McMansions. DO WHAT I SAY NOT WHAT I DO!! Shame on Hermosa Beach if you allow this! KEEP HERMOSA HERMOSA! Dianne 227 From: noreply@granicusideas.com [mailto:noreply@granicusideas.com] Sent: Tuesday, April 21, 2020 11:56 AM To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov> Subject: New eComment for Planning Commission Virtual Meeting New eComment for Planning Commission Virtual Meeting Kevin Sutton submitted a new eComment. Meeting: Planning Commission Virtual Meeting Item: 10. REPORT 20-0203 S-21 #34 - Determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the north and south property lines for the purposes of determining building height at 1965 Manhattan Avenue. eComment: We appreciate the opportunity for allowing the neighborhood to question and challenge the development at 1965 Manhattan Ave Hermosa Beach. My understanding is that only a few homes have been approved under these new height measurements. The Staff Report listed 1929 Manhattan Ave as an example. This development is higher than the new and existing structures. When they completed their rooftop deck it was clearly above any of the surrounding home roof lines and heights. It destroyed my view of the Redondo Jetty. The City is causing a confusing and unnecessary measurement policy that changes the culture of our town and invites many unfair developments and arguments. Questions; 1)If your stated development at 1929 Manhattan Ave followed the new convex slope determination, can you assure that 1965 Manhattan Ave will follow a similar close roof line with neighboring properties because it is downslope from that development? Will you let the affected community know how many feet the structure exceeds the two adjacent property heights? 2)I would like to know the recent homes mentioned in this area that have been allowed to use this convex slope method and who was the architect and developers? 3)Was 2010 Manhattan Ave. Hermosa Beach (currently under construction) allowed to use this method and not mentioned in your staff report? If so, the roof line and rooftop deck far exceed the roof lines of both new and existing homes along the street which were built under traditional height limits. We are significantly affected by 2010 Manhattan Avenue height approval. Why were we never notified of this new height method? Then Planning allowed an after the fact “Privacy Wall” on the roof deck that destroyed our ocean and sunset views without any notice? 4)I am concerned that the negative effects and any resulting public outcry may change this policy. If the City changes these new convex slope determinations, will they grandfather the homes that were affected by this policy and allow them an exemption to rebuild at a height to recover their lost views? View and Analyze eComments 228 From: Jill Gottesman [mailto:Jill@thegottesmangroup.com] Sent: Tuesday, April 21, 2020 11:59 AM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Cc: Peter Hoffman <phoffman@hermosabeach.gov> Subject: 4/21/20 Planning Commission Comment Hello: I will be calling in to the meeting tonight along with several of our neighbors to listen in about the Convex Lot Variance request for 1965 Manhattan Ave, S-21 #34. Because this is a “virtual” meeting, and therefore the planning commission won’t be able to see our numbers, rest assured there are several neighbors who oppose this agenda item. In addition, we believe there should be more study about Convex Lots in general. To many of us, this variance seems like a loophole for developers to simply build higher than the city’s 25 foot height limit. None of us understand exactly how and why they are used, and the explanation on the city’s website could be more thorough. Perhaps all Convex Lot Variances should be tabled until all residents can become more informed of this planning tool, and what it means for our city. Thank you. Jill Jill Gottesman The Gottesman Group 310-995-0107 229 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0195 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of April 21, 2020 S-21 #35 - Determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the north and south property lines for the purposes of determining building height at 444 Ocean View Drive. Applicant:Wolf Family Trust 444 Ocean View Drive Hermosa Beach, Ca 90254 Recommended Action: Staff recommends the Planning Commission approve the request determining the property to be a convex sloping lot and the use of alternative spot elevations, excluding fill soils, for determining building height along the north and south property lines. Background: The subject lot is an interior lot located on the south end of the City; on the east side of Ocean View Drive between 5th Street and 3rd Street. The lot is zoned R-2B Limited Two-Family Residential which has a maximum building height limit of 30 feet. The lot contains low lying retaining walls, concrete walkways, landscaping and a wooden elevated deck over the garage which covers the front of the lot. Site topography descends gently from east to west with an overall 20-foot drop in elevation from the east (rear) of the lot and the front (west) of the lot along Ocean View Drive. The parcel is occupied by a residence, detached garage, concrete walkways and patio, small retaining wall and landscaping. The existing 1,319 square foot single-family residence was constructed in 1949. The applicants are proposing to construct a new two-unit condominium with roof decks son the site. Other improvements may include concrete pavement areas and landscaping. The applicant requests the use of alternate points along the north and south side property lines for determining building height rather than a straight-line interpolation between the property corner points. The applicant believes the survey and topographic profiles show two convex slope conditions at the east and west portion of the property and requests use of alternative spot elevations at the apex of each convex slope, as indicated along the north and south property lines. City of Hermosa Beach Printed on 5/3/2022Page 1 of 5 powered by Legistar™230 Staff Report REPORT 20-0195 City records indicate one prior convex slope determination near Ocean View Drive at 431 Hopkins Ave, which was approved in 2016 with the exclusion of fill soils at the point of convexity which helps demonstrate a similar convex slope condition (see attached Map of Nearby Convex Slope Determination). The limited number of convex slope determinations near Ocean View Drive does not mean that a convex slope does not exist on this property, rather it indicates that properties may not have been redeveloped on this street or that property owners have not applied for a convex slope determination. Analysis: Due to the City’s varied topography, the Hermosa Beach Municipal Code (HBMC) authorizes consideration of the convex slope method of calculating building height when supported through technical evidence. Convex slope determinations are not a variance or an exception to the height limits established within the underlying zones. If a lot contains natural terrain where the grade level arches upward along the property line, then measuring height from the alternate points may be deemed appropriate. HBMC Sections 17.04.040 and 17.46.015 provide the definitions of ‘building height’ and ‘grade’ and establish the “by-right/straight line interpolation” method for calculating building height. The grade used for height measurements is based on surveyed elevation points at the property corners. See Figure 1 below. Figure 1: Building Height Envelope City of Hermosa Beach Printed on 5/3/2022Page 2 of 5 powered by Legistar™231 Staff Report REPORT 20-0195 However, the HBMC allows the consideration of alternate spot elevation points along the property lines for lots with “convex” contours (where the grade level arches upward along the property line). In these situations, the grade of a lot may be based on a detailed topographical survey along the property lines with spot elevations called out at a minimum of two-foot intervals in addition to property corner points. A finding that a convex slope exists allows use of alternate spot elevation points for calculating building height, if the evidence supports that grades at the top of the convex slope represent natural or unaltered grades, as determined by the Planning Commission. See Figure 2 below. Figure 2: Uneven/Convex or Variably Sloping Lot The applicant believes a natural convex slope condition exists as indicated along the north and south property lines profiles and provided a Geotechnical Engineering Investigation (soils report) prepared by NorCal Engineering, dated October 8, 2019, for the subject property. The soils report details the types of soil present at various soil samples measured between two and 22.5 feet in depth, on the property as shown on Pages 1 and 6 of Appendix A of the soils report. The soils report reveals that approximately one foot of fill soils was encountered at all six bore sites, and that below the fill/disturbed top soils undisturbed native soil was present. Details of the subsurface conditions are provided in Appendix A of the soils report. City of Hermosa Beach Printed on 5/3/2022Page 3 of 5 powered by Legistar™232 Staff Report REPORT 20-0195 Soil Sample Amount of Fill/Disturbed Top Soil Present Location of Soil Samples B-1 1 Foot Front, west portion of property adjacent to Ocean View Drive at the driveway B-2 1 Foot Northwest portion of property along the north property line at point of convexity B-3 1 Foot South portion of property along the south property line at point of convexity B-4 1 Foot Front, west portion of property adjacent to Ocean View Drive at the driveway B-5 1 Foot East portion of property along the north and south property line at point of convexity B-6 1 Foot Central, south portion of property adjacent to 436 Ocean View Drive Staff notes that it is up to the applicant to verify that a convex slope condition exists and provide evidence that the convex slope represents natural or unaltered grades. The soil samples have the same soil type (silty sand) for both fill and natural soils with the only variation between fill and natural soils being the moisture content and level of compactness along with minimum gravel, roots and loose brick pieces which can typically be found at the surface of the lot. Soils closer to the surface of the lot tend to be drier and more loosely packed while soils further from the surface tend to contain more moisture and are more densely packed. Only if the soil types are the same between fill and natural soils and the level of fill is minimal and where there are no man -made structures does staff recommend use of alternate points at top of fill. Due to the points of convexity on the subject lot being near man-made structures such as the building pad and low-lying retaining walls, staff recommends the exclusion of one foot of fill soils. Staff believes that the topographic survey and soils report provide evidence that the rolling hill slope is a natural occurrence and a convex condition exists on the subject property. The natural grades along the north and south property lines are best represented by the surveyed alternate points excluding one foot of fill soil. Staff recommends that alternate points along the north and south property lines, excluding fill soil, be used for purposes of measuring building height. City of Hermosa Beach Printed on 5/3/2022Page 4 of 5 powered by Legistar™233 Staff Report REPORT 20-0195 Attachments: 1.Draft Resolution 2.Applicant Submittal (Lot Survey, Site Photos, Soils Report) 3.Map of Nearby Convex Slope Determination 4.Public Notice Poster Verification Respectfully Submitted by: Melanie Emas, Assistant Planner Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 5 of 5 powered by Legistar™234 1 P.C. Resolution 20-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DETERMINING THE PROPERTY IS A CONVEX SLOPING LOT AND MAY USE ALTERNATE SPOT ELEVATIONS FOR THE PROPOSES OF CALCULATING BUILDING HEIGHT ALONG THE NORTH AND SOUTH PROPERTY LINES AT 444 OCEAN VIEW DRIVE, AND FIND THAT THE DETERMINATION IS NOT A PROJECT AND IS NOT SUBJECT TO 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 March 16, 2020 by Trotter Building Designs, seeking determination that the property is a convex sloping lot and may use alternate spot elevations along the north and south property lines for the purposes of calculating building height. Section 2. Hermosa Beach Municipal Code (HBMC) Sections 17.04.040 and 17.46.015 provide the definitions of ‘building height’ and ‘grade’ and establish the “by-right/straight line interpolation” method for calculating building height. The grade used for height measurements is based on surveyed elevation points at the property corners. However, City Code allows the consideration of alternate spot elevation points along the property lines for lots with “convex” contours (where the grade level arches upward along the property line). In these situations, the grade of a lot may be based on a detailed topographical survey along the property lines with spot elevations called out at a minimum of two foot intervals in addition to property corner points. A determination that a convex slope exists allows use of alternate spot elevation points for calculating building height, if the evidence supports that grades at the top of the convex slope represent natural or unaltered grades, as determined by the Planning Commission. Section 3. The Planning Commission conducted a public meeting to consider the subject application on April 21, 2020, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 4. The determination is not a project under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378(a), because the convex sloping lot determination will not result in a direct or reasonably foreseeable indirect physical change in the environment. Section 5. Based on the evidence received at the public meeting, the Planning Commission makes the following determination: 235 2 The Planning Commission determines that the topographic survey and soils report, along with a similar determination in the area located at 431 Hopkins Ave, provide evidence that the rolling hill slope is a natural occurrence and a convex condition exists on the subject property. Due to the points of convexity on the subject lot being near man-made structures such as the building pad and low-lying retaining walls, the natural grades along the north and south property lines are best represented by the surveyed alternate points excluding one foot of fill soil. Therefore, the Planning Commission approves use of the alternate points along the north and south property lines, excluding fill soil, be used for purposes of measuring building height. Section 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after exhaustion of any available administrative remedies, must be made within 90 days after the final decision by the City. The Hermosa Beach City Council may on its own initiative review all actions of the Planning Commission. If the City Council does not initiate review of this decision as set forth in Hermosa Beach Municipal Code Section 2.52.040, this decision will become final. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. 20-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 April 21, 2020. Peter Hoffman, Chair Ken Robertson, Secretary April 21, 2020 Date 236 N 76°38'00"E115.81' P/LN 13°26'43"W37.45' P/LN 76°38'00"E115.81' P/LN 13°26'00"W37.45' P/LN 13°26'00"W396.92'20.00'20.00'104.90'37.45'254.57'OCEAN VIEW AVENUE40'20'20'200.00218.72213.15208.91208.92208. 3 0 206.18206.11201.83205.53201.44201.50201.30 TC200.78 FL201.50201.86201.26 TX200.73 FL200.20201.20 TX201.21 TC200.65 FL201.57201.45208.12207.72209.18 TW207.96201.88206.52206.90209.41209.57209.34222.82222.61 PC220.662 2 0 . 6 6219.32217.32220.32219.27220.64219.25217.03216.902 1 2 . 5 3214.53 TW214.00 218.98213.36213.34213.37213.32213.07EXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING GARAGECONC. SIDEWALKDRIVEWAY X X X X X X X X X X X X X XCONC.CONC.CONC. WALKFOUND L&T, ILLEG.0.42' W'LY & 0.05' N'LYOF PROP. CORNERTAG ELEV = 222.81'FOUND L&T, NO TAG19.96' W'LY OF CORNERON PROP. LINE PROD.TAG ELEV = 200.05'FOUND L&T LS 27007.46' W'LY OF CORNERON PROP. LINE PROD.TAG ELEV = 201.29'4.9' 3.8'27.4'TO FOUND MAG S&WPER PWFB 0616-1936,1937TO FOUND L&T, NO TAGPER PWFB 0616-1936,1937209.7EASEMENT FOR INGRESS EGRESSPER GRANT DEED 02-0808881 (PARCEL 4)11.0'NOTE:A TITLE POLICY WAS NOT PROVIDED TO DENN ENGINEERS AT THE TIME OF THIS SURVEY.THEREFORE, DENN ENGINEERS DOES NOT GUARANTEE THE LEGAL DESCRIPTION OF THISPROPERTY SURVEYED NOR DOES IT REFLECT OR DELINEATE ANY EASEMENTS THAT MAYBE ON SAID PROPERTY.ANY CHANGES OR MODIFICATIONS MADE TO THIS PLANWITHOUT WRITTEN CONSENT OF DENN ENGINEERSSHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITYOR DAMAGE RESULTING FROM SUCH CHANGES ORMODIFICATIONS, INCLUDING ANY ATTORNEYS FEES ORCOSTS INCURRED IN ANY PROCEEDING THAT DENNENGINEERS MAY BE JOINED.THE NOTATION ON THE PLANS FOR OFFSET DISTANCES. IF THERE ARE ANY QUESTIONS, PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION AT :(310) 542-9433, M-F 8:00 AM TO 5:00 PM. CONCRETEBRICK106.76EXISTING ELEVATIONBLOCK WALLLEGEND100EXISTING CONTOURFIRE HYDRANTGARAGE FINISH FLOORLEAD AND TAGTOP OF CURBFLOW LINETOP OF WALL / T.O.W.TOP OF DRIVEWAY APRONBEGINNING OF CURB RETURNSPIKEFOUNDWESTERLYPROPERTY CORNER / PROP. CORNERFHGFFL&TTCFLTWTXBCRSPKFDW'LYPCXEXISTING FENCENORTHERLYN'LYSPIKE AND WASHERS&WPOWER POLEPPGUY WIREGWSTKSTAKE / STAKE & TAGPROPERTY LINE / PROP. LINEPL, P/LE'LYEASTERLYMHMANHOLESOUTHERLYS'LYWATER METERWMNOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED.BOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO GAS METERGMSSMHSANITARY SEWER MANHOLESTREET LIGHTSTLTC/LCENTERLINEFINISH FLOORFFEMELECTRIC METERSSCOSANITARY SEWER CLEAN OUTEXISTING BUILDINGWOOD DECKFENCEFEC.L.F.CHAIN-LINKPARAPETPPTTHIS MAP CORRECTLY REPRESENTS A SURVEYMADE BY ME OR UNDER MY DIRECTION INCONFORMANCE WITH THE REQUIREMENTS OFPROFESSIONAL LAND SURVEYORS' ACTR.C.E. 30826GARY J. ROEHL3914 DEL AMO BLVD, SUITE 921TORRANCE, CA 90503 (310) 542-9433ENGINEERSJOB ADDRESSLEGAL DESCRIPTIONFORDRAWN BYCHECK BYSHEET 1 OF 1DRAWN ONREVISIONSCOPYRIGHTJOB NO.444 OCEAN VIEW AVENUEHERMOSA BEACH, CA 90254LOT 3, GARDEN VIEW TRACTM.B.9-55APN 4186-019-003TYLER WOLF3730 STEWART AVENUELOS ANGELES, CA 90066310-947-9484SURVEY ANDTOPOGRAPHYKW / MWTSSCALE 1" = 8'MARCH 21, 2019CONVEX SLOPE JANUARY 8, 2019NOR T H 19-112201.45 PC203.02203.86204.70205.54206.50206.72206.97207.22207.50208.36209.50 209.50 209.50 209.50 209.50 209.50 209.68 209.90 210.11 210.33 210.54 210.76 211.00 211.20 211.43 211.66 211.89 212.12 212.35 212.58 212.81 213.04 213.28 213.51 213.74 214.00 214.51 215.10 215.70 216.29 216.89 217.48 218.07 218.75 218.82 218.90 218.98 219.06 219.14 219.23 219.31 219.40 219.53 219.69 219.87 219.88 219.90 219.30 PC201.45 PC 202.50203.02203.86204.70205.54206.50206.72206.97207.22207.50208.36209.50 209.50 209.50 209.50 209.50 209.50 209.68 209.90 210.11 210.33 210.54 210.76 211.00 211.20 211.43 211.66 211.89 212.12 212.35 212.58 212.81 213.04 213.28 213.51 213.74 214.00 214.51 215.10 215.70 216.29 216.89 217.48 218.07 218.75 218.82 218.90 218.98 219.06 219.14 219.23 219.31 219.40 219.53 219.69 219.87 219.88 219.90 219.37219.30 PCEXISTING GRADE ALONG N'LY PROP. LINESTRAIGHT GRADE ALONG N'LY PROP. LINE201.33 PC204.10203.75 208.02208.18208.35208.51208.67208.84209.00209.13 209.25 209.38 209.50 209.71 209.93 210.14 210.36 210.57 210.79 211.00 211.21 211.43 211.64 211.86 212.07 212.29 212.50 212.60 212.70 212.80 212.90 212.99 213.09 213.19 213.29 213.37 213.44 213.52 213.60 213.67 213.75 213.88 218.75 218.88 219.04 219.21 219.37 219.53 219.70 219.86 220.00 219.79 219.61 219.43 219.50 219.57 207.80 222.61 PC 201.33 PC 204.10203.75 207.80208.02208.18208.35208.51208.67208.84209.00209.13 209.25 209.38 209.50 209.71 209.93 210.14 210.36 210.57 210.79 211.00 211.21 211.43 211.64 211.86 212.07 212.29 212.50 212.60 212.70 212.80 212.90 212.99 213.09 213.19 213.29 213.37 213.44 213.52 213.60 213.67 213.75 213.88 214.00 218.75 218.88 219.04 219.21 219.37 219.53 219.70 219.86 220.00 219.79 219.61 219.43 219.50 219.57 222.61 PC 203.92 EXISTING GRADE ALONG S'LY PROP. LINESTRAIGHT GRADE ALONG S'LY PROP. LINE237 238 239 240 241 242 243 244 245 246 247 248 249 250 251 252 253 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 275 276 277 278 279 280 281 282 283 284 80 160 50 1405015 0 100 140 12 070 11 0 130 90 60 140 ProspectAve4th St Ardmore AveOcean View AveGravley CtAlley Pacific Coast Hwy5th St 3rd St 3rd St Hopkins St4th StPine St4th St 6th St 2nd St 4th St Map of Nearby Slope Determinations 444 Ocean View Drive Similar Slope Determinations Subject Site 10' contours 2' contours 0 125 25062.5 Feet & 444 Ocean View Dr Subject Site & 431 Hopkins Ave 285 Public Notice Poster Verification 286 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0202 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of April 21, 2020 May 19, 2020 Planning Commission Tentative Future Agenda Items Recommended Action: To receive and file the May 19, 2020 Planning Commission tentative future agenda items. Attachment: 1. Planning Commission May 19, 2020 Tentative Future Agenda Respectfully Submitted by: Beverly Tuazon, Administrative Assistant Concur: Kim Chafin, Planning Manager Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 1 of 1 powered by Legistar™287 F:\B95\CD\PC\Future Items\Tent. Future Agendas\Planning Commission Tentative Agenda for 5-19-20.docx Revised 04/13/2020 5:02 PM Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach May 19, 2020 Regular Meeting 7:00 P.M. Project Title Public Notice Meeting Date Triannual Conditional Use Permit review (rescheduled from March 16, 2020 meeting) 5/7/20 5/19/20 Zoning Code Assessment report from consultant Miller Planning Associates 5/7/20 5/19/20 1001 Hermosa Avenue – Precise Development Plan for an office remodel and addition with façade modifications 5/7/20 5/19/20 2629 Manhattan Avenue – Conditional Use Permit for a new roof mounted wireless facility (Verizon Wireless) 5/7/20 5/19/20 400 Pacific Coast Highway – Conditional Use Permit Amendment to expand a dance studio 5/7/20 5/19/20 Vehicle lifts and the possibility of allowing them as a method of providing required parking in certain residential neighborhoods and a possible Text Amendment 5/7/20 5/19/20 Upcoming and Pending Projects 66 11th St Precise Development Plan and Parking Plan for an apartment conversion to hotel Discussion of historic resource eligibility and evaluation for new projects 1221 Hermosa Avenue (Laurel Tavern) Conditional Use Permit Amendment – on hold per applicant 911 1st Street Zone and General Plan Amendment, Precise Development Plan and Planned Unit Development for multiple unit condominium project City Yard Precise Development Plan, Conditional Use Permit, and Environmental Review Limited Live Entertainment Permits 2-year Pilot Program expiration November 2020 Trans Pacific Fiber Optic Cable – Environmental Impact Report Certification and Project Entitlements – alternative sites at 6th Street or 10th Street 288 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0200 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of April 21, 2020 Community Development Department Activity Report of September 2019 Recommended Action: To receive and file the September 2019 Community Development Department activity report. Attachment: 1. Community Development Department activity report of September 2019 Respectfully Submitted by: Beverly Tuazon, Administrative Assistant Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 1 of 1 powered by Legistar™289 TYPE OF ACTIVITY CURRENT MONTH THIS MONTH LAST FY FY TO DATE LAST FY TO DATE LAST FY TOTAL Building 44 35 140 137 460 Plumbing 27 28 82 64 279 Mechanical 19 25 57 67 210 Electric 30 29 86 92 317 Plan Check 30 10 78 63 232 Sewer Use 0 1 2 7 10 Res. Bldg. Reports 26 12 71 49 179 Parks & Recreation 0 0 0 0 0 In Lieu Parks & Rec 0 0 2 6 17 Board of Appeals 0 0 0 0 0 Sign Review 0 5 7 11 28 Fire Flow Fees 5 4 17 23 67 Legal Determination 0 0 0 0 0 Zoning Appeals 0 0 0 0 0 Temporary Sign 1 1 4 14 29 Gen. Plan Maintenance 7 7 25 39 97 TOTALS 189 157 571 572 1,925 TYPE OF FEE CURRENT MONTH THIS MONTH LAST FY FY TO DATE LAST FY TO DATE LAST FY TOTAL Building $51,413.08 $38,134.12 $171,965.14 $193,027.73 $567,944.69 Plumbing $7,906.00 $8,264.00 $25,638.00 $18,226.00 $79,398.10 Mechanical $5,214.00 $3,263.00 $16,263.00 $13,333.00 $53,993.30 Electric $8,176.00 $7,525.00 $23,030.00 $25,845.50 $84,707.30 Plan Check $28,736.06 $22,675.52 $68,143.51 $96,343.64 $371,385.43 Sewer Use $0.00 $4,610.00 $1,384.00 $17,752.00 $21,442.00 Res. Bldg. Reports $6,396.00 $2,844.00 $17,466.00 $11,139.00 $43,341.00 Parks & Recreation $0.00 $0.00 $0.00 $0.00 $0.00 In Lieu Parks & Rec $0.00 $0.00 $12,606.00 $74,413.00 $197,117.00 Board of Appeals $0.00 $0.00 $0.00 $0.00 $0.00 Sign Review $0.00 $2,607.00 $4,459.00 $6,285.00 $17,018.00 Fire Flow Fees $1,271.73 $468.03 $3,802.70 $6,375.41 $16,259.55 Legal Determination $0.00 $0.00 $0.00 $0.00 $0.00 Zoning Appeals $0.00 $0.00 $0.00 $0.00 $0.00 Temporary Sign $85.00 $82.00 $340.00 $1,186.00 $2,449.00 Gen. Plan Maintenance $11,607.00 $6,759.00 $34,845.00 $42,858.00 $115,122.00 TOTALS $120,804.87 $97,231.67 $379,942.35 $506,784.28 $1,570,177.37 City of Hermosa Beach Community Development Department FEES COLLECTED NUMBER OF PERMITS BUILDING DIVISION MONTHLY REVENUE REPORT September 2019 ACTIVITY REPORT 1 290 TYPE OF ACTIVITY CURRENT MONTH THIS MONTH LAST FY FY TO DATE LAST FY TO DATE Radio Calls 3 16 10 37 Citations 1 1 3 4 Citizen Contacts 48 242 446 611 Patrol Checks*15 112 55 302 Short term vacation rentals Cases**3 8 3 56 Smoking 140 297 827 1,179 Trash can storage 17 26 57 128 Sign violations 6 12 22 68 Construction 13 20 38 69 Noise 9 7 20 28 Public Nuisance 12 9 25 32 Encroachment 3 16 31 69 CUP Violations 6 34 23 93 Storm water pollution 6 6 10 17 Clean Bay Inspections 0 2 6 6 Styrofoam 0 0 0 0 Plastic bag ban 0 0 1 4 Miscellaneous complaints***8 13 43 143 *Patrol Checks are citywide proactive patrols. **Short Term Vacation Rentals cases are properties receiving citations. ***Miscellaneous complaints are any other violations not listed. TYPE OF ACTIVITY CURRENT MONTH THIS MONTH LAST FY FY TO DATE LAST FY TO DATE Bulding Inspections 250 222 838 762 City of Hermosa Beach Community Development Department September 2019 CODE ENFORCEMENT ACTIVITIES BUILDING INSPECTION ACTIVITIES 2 291 PERMITS DWELLING UNITS VALUATION 1 101 New Single Family Houses Detached 4 4 $3,851,902.98 2 102 New Single Family Houses Attached 1 1 $709,962.64 3 103 New Two Family Buildings 4 104 New 3 or 4 Family Buildings 5 105 New 5 or More Family Buildings 6 213 New Hotels/Motels 7 214 New Other Non Housekeeping 8 318 New Amusement & Recreation 9 319 New Churches/Other 10 320 New Industrial Buildings 11 321 New Parking Garages 12 322 New Service Stations/Repair Garages 13 323 New Hospitals/Other Institutional 14 324 New Offices/Banks 15 325 New Public Works/Utility Buildings 16 326 New Schools/Other Educational 17 327 New Stores/Other Merch. Buildings 18 328 New Other Non Residential Buildings 19 329 New Structures Other Than Building 20 434 Add/Alther Dwelling/Pools 34 $1,370,015.00 21 437 Add/Alter Non Residential 3 $16,500.00 22 438 Residential Garages/Carports 23 645 Demolition - Single Family Houses 24 646 Demolition - 2 Family Buildings 25 647 Demolition - 3-4 Family Buildings 26 648 Demolition - 5+ Family Buildings 27 649 Demolition - All Other Buildings 1 $0.00 28 434/ 437 Solar System (Fees waived if 2 or more systems are installed)3 $107,753.00 TOTAL 46 5 $6,056,133.62 Total Dwelling Units Added Fiscal Year 2019-2020 (FY) to Date:12 Total Dwelling Units Demolished/Lost FY to Date:6 (see attached list) Total Net Dwelling Units FY to Date:6 LAST THREE FISCAL YEARS FY 18-19 FY 17-18 FY 16-17 Total Dwelling Units Added:48 34 53 Total Demolished/Lost Dwelling Units:41 50 58 Total Net Dwelling Units:7 -16 -5 City of Hermosa Beach Community Development Department September 2019 BUILDING PERMITS ISSUED TYPE OF STRUCTURE 3 292 ADDRESS TYPE PERMIT DATE PERMIT NO.NO. OF UNITS 3005 Manhattan Avenue Single Family Residence 7/3/19 B19-00252 1 322 11th Street Single Family Residence 7/15/19 B19-00264 1 720 24th Place Single Family Residence 8/1/19 B19-00297 1 1014 10th Street Single Family Residence 8/14/19 B19-00303 1 821 Loma Drive Single Family Residence 8/8/19 B19-00314 1 419 24th Street Single Family Residence 8/21/19 B19-00316 1 Total:6 DWELLING UNITS DEMOLISHED/LOST Fiscal Year 2019-2020 City of Hermosa Beach Community Development Department 4 293 SUBJECT THIS MONTH THIS MONTH LAST FY FY TO DATE LAST FY TO DATE LAST FY TOTAL Appeal / Reconsideration 0 0 1 0 0 Conditional Use Permit (CUP) - Condominiums 1 0 1 0 5 Conditional Use Permit (CUP) - Commercial 0 0 4 2 4 CUP / Precise Development Plan Amendment 0 0 3 2 7 CUP Modification / Revocation 0 0 0 0 0 CUP / Map Extension 0 0 0 0 0 Environmental Impact Report 0 1 1 1 3 Final Map 2 0 2 0 11 General Plan Amendment / Update 0 0 0 0 1 Height Limit Exception 0 0 0 0 0 Lot Line Adjustment 1 0 1 0 1 Precise Development Plan 1 1 3 3 5 Parking Plan 0 1 0 3 5 Vesting Tentative Parcel Map 0 0 0 0 0 Text Amendment 1 1 1 3 6 Transit 0 0 0 0 1 Variance 1 0 1 0 1 Zone Change 1 0 2 0 0 Miscellaneous 9 7 33 26 92 Total Reports Prepared 17 11 53 40 142 Respectfully submitted, Beverly Tuazon Administrative Assistant CONCUR: Ken Robertson, Director Community Development Director City of Hermosa Beach Community Development Department September 2019 STAFF REPORTS PREPARED NOTE: A staff report may be written for one or more of the items listed above but it will be listed and counted only once. PLANNING DIVISION 5 294