HomeMy WebLinkAbout2020-05-19 PC AgendaPlanning Commission
City of Hermosa Beach
Regular Meeting Agenda - Final
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Council Chambers7:00 PMTuesday, May 19, 2020
1
May 19, 2020Planning Commission Regular Meeting Agenda - Final
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THIS MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR
GAVIN NEWSOM ON MARCH 17, 2020. ANY OR ALL PLANNING COMMISSION MEMBERS MAY
ATTEND AND PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING. MEMBERS OF THE
PUBLIC MAY PARTICIPATE BY TELECONFERENCE.
*******************************************************************************************************
THE PUBLIC COMMENT IS LIMITED TO THREE MINUTES PER SPEAKER
Planning Commission agendas and staff reports are available for review on the City's web site at
www.hermosabeach.gov. Wireless access is available in the City Council Chambers for mobile
devices:
Network ID: CHB-Guest, Password: chbguest
Written materials distributed to the Planning Commission within 72 hours
of the Planning Commission meeting are available for public inspection immediately
upon distribution in the Community Development Department during normal business hours
from Monday through Thursday, 7:00 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
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Page 2 City of Hermosa Beach Printed on 3/20/2024
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May 19, 2020Planning Commission Regular Meeting Agenda - Final
Submit your comments via eComment in three easy steps:
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ability to review comments prior to the meeting.
1. Call to Order
2. Pledge of Allegiance
3. Roll Call
4. Oral / Written Communications
a.REPORT
20-0265 Written Communications
Recommendation:Staff recommends that the Planning Commission receive and file the written
communications.
Section I
CONSENT CALENDAR
5.REPORT
20-0260 Approval of the April 21, 2020 Planning Commission Action Minutes
Recommendation:To approve the Planning Commission action minutes of the April 21, 2020 regular
meeting.
6. Resolution(s) for Consideration - None
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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.
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Page 3 City of Hermosa Beach Printed on 3/20/2024
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May 19, 2020Planning Commission Regular Meeting Agenda - Final
Section II
HEARING
7. Introduction of Police Chief Paul LeBaron
8.REPORT
20-0264 Receive Tri-Annual Report for On-Sale Alcoholic Beverage Conditional
Use Permits
Recommendation:Receive and file the report as no establishment has reached the Standard for Review.
As noted in the report of February 18, 2020 this report covers the period from July 1,
2019 to December 31, 2019. Based on the information in the report, no establishment
has reached the "Standard Initiating Planning Commission Review."
Section III
PUBLIC HEARING
9.REPORT
20-0261 Information Only: Public Hearing Notices and Project Zoning Maps
10.REPORT
20-0266 Precise Development Plan (PDP 20-2), a request to convert a
multi-tenant office building into a single-tenant office building, increase
the first floor by 71 square feet, decrease the second floor by 188
square feet, provide a new roof deck, and remodel the façades of the
existing two-story office building located at 1001 Hermosa 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 20-2, to allow the
overall 117 square foot reduction in structure size, new roof deck, and remodel of the
existing building located at 1001 Hermosa Avenue, and determining that the project is
categorically exempt from the California Environmental Quality Act (CEQA).
11.REPORT
20-0268 CUP Amendment 20-3: Conditional Use Permit amendment request for
expansion of a dance and music studio (assembly hall) at 402 Pacific
Coast Highway (School of Dance and Music) and determination that the
project is categorically exempt from the California Environmental Quality
Act (CEQA).
Recommendation:Adopt the attached resolution approving CUP Amendment 20-3 to allow expansion of a
dance and music studio (assembly hall) at 400-402 Pacific Coast Highway (School of
Dance and Music), and determine that the project is categorically exempt from the
California Environmental Quality Act (CEQA).
12.REPORT
20-0267 Receive a presentation, discuss, and provide feedback on the Hermosa
Beach Zoning and Subdivision Ordinance Assessment Report.
Page 4 City of Hermosa Beach Printed on 3/20/2024
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May 19, 2020Planning Commission Regular Meeting Agenda - Final
13.REPORT
20-0239 Initiation of a Zoning Code Text Amendment to allow the use of
mechanical vehicle lifts as a method to provide required parking.
Recommendation:Initiate a Text Amendment that would allow mechanical vehicle lifts as a method of
providing required parking and determine that this action is categorically exempt from
the California Environmental Quality Act (CEQA).
Section IV
14. Staff Items
a. Verbal report on City Council actions
b. Verbal status report on major Planning projects
c.REPORT
20-0262 June 16, 2020 Planning Commission Tentative Future Agenda Items
Recommendation:To receive and file the June 16, 2020 Planning Commission tentative future agenda
items.
d.REPORT
20-0263 Community Development Department Activity Report of October 2019
Recommendation:To receive and file the October 2019 Community Development Department activity
report.
15. Commissioner Items
16. Adjournment
Page 5 City of Hermosa Beach Printed on 3/20/2024
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 20-0265
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 19, 2020
Written Communications
Recommended Action:
Staff recommends that the Planning Commission receive and file the written communications.
Attachments:
1. Email from Jonathan Wicks regarding 1301 Manhattan Ave
2. Email from Jill Gottesman regarding Convex Slope Determinations
3. Emails from Anthony Higgins
4. Supplemental - eComment, added 5-19-20
Respectfully Submitted by: Beverly Tuazon, Administrative Assistant
Approved: Ken Robertson, Community Development Director
City of Hermosa Beach Printed on 2/20/2024Page 1 of 1
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From: Wicks, Jonathan [mailto:JWicks@walkerconsultants.com]
Sent: Tuesday, April 21, 2020 8:03 PM
To: Community-Development <CommunityDevelopment@hermosabeach.gov>
Subject: 4/21/20 Planning Commission Comment
Hello,
This comment is in regards to marlin equity application to expand into the Abigail southern space:
The building as presented by gensler team looks appealing and i would approve and welcome to the
space.
I am concerned about the community impact of allowing a private equity firm (venture capital?) To
occupy a space of hermosa rock history. Commissioner Rice was prudent to ask about shared parking
and the city should require this of the applicant. Many California cities are now requiring shared parking
of new developments by code or by cup.
Im a resident of 1436 loma dr.
Jonathan Wicks, CAPP
Walker Consultants
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From: Jill Gottesman [mailto:Jill@thegottesmangroup.com]
Sent: Wednesday, April 22, 2020 8:26 AM
To: Community-Development <CommunityDevelopment@hermosabeach.gov>
Cc: Peter Hoffman <phoffman@hermosabeach.gov>; mangiaglit@gmail.com
Subject: RE: 4/21/20 Planning Commission Comment
Hello:
As a follow up to last night’s approval of the three Convex Lot exceptions (or however they are referred
to), I have a few observations/suggestions:
I was pleased the commissioners read the comments from the neighbors, but felt a bit as if we
were being “scolded” for not understanding more about convex lots and their ramifications, as
though each of us happens to have a copy of the city code handy during a pandemic.
There is literally ONE very technical paragraph about convex lots on the HB City website. It
reveals nothing about why they are used, what they mean to the development, and how they
impact the neighbors. Perhaps you can expand on that section of the city code for our
edification, especially since none of us could visit city hall for an in-person tutorial due to the
coronavirus shut down.
Convex lot measurements seem to be an extremely rare tool that developers use to maximize the
height and view potential of a lot. I get that, but please help us understand why some lots meet
the criteria while others don’t.
Pete, you said last night that the height measurements will still be taken from the four corners of
the lots, and that it will still only be 25 feet high. So, what makes this approval of the convex lot
any different than other lots? Help us out, please! If you are saying it will be 25 feet high from
the Manhattan Ave side vs the Palm Dr. side, that’s a HUGE difference for the neighbors and
the neighborhood.
Finally, no one answered the question last night about the real estate agent being the applicant
for the convex lot exception/variance/measurement. He is selling this house to be torn down;
there are no plans currently. How can someone get “pre-approved” for a favorable zoning
decision?
The virtual nature of the meeting, while appreciated, was very unsatisfying to me and others, as
we felt that very few of our concerns were addressed. Each of us took time to write out our
questions, and were only admonished for not understanding a very technical zoning tool that is
not explained anywhere on the city’s website.
Just because something has “always been done” doesn’t mean it’s right, or that it still should be
allowed, especially considering the evolution of the residential construction in HB.
Please feel free to give me a call if that is easier. We as neighbors are truly just trying to understand
what will be allowed on the lot. My number is: 310-995-0107.
Thank you.
Jill Gottesman
310-995-0107
8
From: tony higgins [mailto:tony.higgins123@gmail.com]
Sent: Friday, April 24, 2020 6:52 AM
To: Ann Yang <anny@hermosabeach.gov>
Cc: Suja Lowenthal <suja@hermosabeach.gov>; City Council <citycouncil@hermosabeach.gov>;
DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov>
Subject: Fwd: California Experiences deadliest Covid day and 2/3rds of deaths in LA County
Please include this as a written communication to the city council:
START:
April 24, 2020
Subject: California Experiences deadliest Covid day and 2/3rds of deaths in LA County
Mayor Campbell
Superintendent Escalante
Ms Suja Lowenthal
Yesterday California Experience it’s deadliest Covid day AND 2/3rds of deaths were in LA County per
our Governor and Public Health Officials
Do you refute this?
Does that even register in your thinking?
Is city revenue from construction permits your main consideration?
Please keep that in mind as you continue your failed efforts to enforce strict distancing and masks at
construction sites all over the westside you are putting the public at risk as conditions worsen through
LA county.
Yesterday I saw 6 construction workers at the north school site working on the iron building-frame late
in the afternoon.
Not one was wearing a mask!!!
They were touching common surfaces obviously, sometimes in close proximity.
Are you telling me they don’t touch their faces and they don’t have to work in close proximity?
These violations are being repeated over and over at construction sites all over the westside.
Yesterday I also sent pictures of repetitive violations at 5 corners. Contractors removing scaffolding not
wearing masks and so on.
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Hermosa Beach likely has had 1000 Covid cases per the preliminary antibody test results reported in the
LA times this week; NOT 22 people as reported on the LA DHS web site.
Do you dispute this?
Yet enforcement of Covid safety requirements at construction sites all over the westside is non existent
or terribly deficient as evidenced by the above and in the countless photos I have sent to city officials
concerning repetitive violations at job sites within a one block radius of my home.
Do you dispute these violations?
Do you deny ignoring the photographic evidence of constant repetitive Covid safety violations at
construction sites all over the westside that I have provided?
If city officials cannot manage this how can we possibly trust our leadership to manage and enforce a
safe reopening of the beach economy when the time comes?
Or will we just get pretty laminated warning signs and posters, more lip service and ZERO
ENFORCEMENT.
Anthony Higgins
10
From: tony higgins [mailto:tony.higgins123@gmail.com]
Sent: Friday, April 24, 2020 10:45 AM
To: Suja Lowenthal <suja@hermosabeach.gov>; Ken Robertson <krobertson@hermosabeach.gov>; Bob Rollins
<brollins@hermosabeach.gov>
Cc: City Council <citycouncil@hermosabeach.gov>; DG_PlanningCommission
<DG_PlanningCommission@hermosabeach.gov>
Subject: More Covid construction violations today pictured below
Ms Lowenthal
More Covid construction infractions today are pictured below.
And just yesterday we had the highest Covid death rate yet recorded in California; 2/3rds of which were
in LA county.
Need I remind you that while LA County has just ~1/4 of the states population but it is experiencing
~2/3rds of the states Covid deaths?
Yet you continue with lax or nonexistent enforcement of Covid safety rules especially for construction
contractors.
How can you possibly justify this?
Whose side are you on?
Is this the way you are going to roll-out reopening Hermosa beach businesses?
Promises, pretty posters and no enforcement?
Neither contractor below this morning on 28th Court was wearing a mask though the one on his knees
had one around his neck.
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When he saw me he quickly pulled his mask up to cover his face and nose. Evidence he knew he was
doing something wrong.
I’ve provided several days of photographs of this behavior going on at this site and yet it goes on with
impunity.
Todays 5 corners pictures below:
Are you issuing permits without having the resources to ensure compliance even with evidence of
multiple infractions at the same site?
12
Above the same two as photographed yesterday flagrantly violating the rules.
Delos another contractor with his face not covered.
And where is the Covid coordinator?
13
14
From: tony higgins [mailto:tony.higgins123@gmail.com]
Sent: Saturday, April 25, 2020 10:33 AM
To: Suja Lowenthal <suja@hermosabeach.gov>
Cc: City Council <citycouncil@hermosabeach.gov>; DG_PlanningCommission
<DG_PlanningCommission@hermosabeach.gov>; Bob Rollins <brollins@hermosabeach.gov>; Ken Robertson
<krobertson@hermosabeach.gov>
Subject: And the abject disregard continued on 28th court
Here a pair of contractors with the street blocked off not wearing masks on 28th court. Again!
You have the resources to issue the permits but not to enforce the safeguards you promise
15
Community services officers roll up and down empty beaches but are not tasked to enforce covid safety;
even when the violations are right under their nose.
Now that’s tough duty.
I’m sure it will be much the same when you open the beach economy, the bars, the restaurants the
businesses.
You will fill the city with pretty posters about distancing, masks and occupancy limits.
Healthy Hermosa will be flashing everywhere
But the city wont enforce anything; leaving old folks and the disabled to either isolate for years until an
vaccine is developed OR risk death from this lack of enforcement; or worse yet being maimed by
catching the disease and having to endure intensive hospitalization, the possibility of gasping for air and
drowning in their own fluids, developing scaring on the lungs or kidney failure requiring dialysis if they
are lucky enough to recover.
That’s the consequence. But since the folks enforcing the rules aren’t the vulnerable ones it’s just a shell
game. Get things open and pretend you are going to take steps to protect vulnerable populations to ease
your minds.
What bothers me is NOT that we need to open the economy safely for the greater good.
What bothers me is NOT that my generation has been dealt these cards and will have to make great
sacrifices one way or another.
What BOTHERS me is being treated like a fool with pretty posters and processes and procedures that
you have no intention of enforcing..
These pretty posters and processes may give you political cover but what we really need is honesty and
transparency and the cold hard facts about what you are going to do or not do; and the likely
consequences those choices.
if you are going to allow non-emergency construction to run rampant in the city then don’t bullsh*t us
with pretty posters and processes you have no intention or means to enforce.
Don’t bullsi*t us by saying all construction is essential. Tree plantings, new home demolitions, kitchen
remodels are critical.
That destroys your credibility at a time you need it the most. how can you justify that?
Your feeding us sugarcoated Sh*t!!!
And I’m sure it will be much the same when you go to reopen bars and restaurants.
You should all resign.
Anthony Higgins
16
From: tony higgins [mailto:tony.higgins123@gmail.com]
Sent: Friday, May 01, 2020 2:56 PM
To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov>
Subject: Fwd: Pierce construction trucks supporting 337 26th new home construction are a danger to residents
and show abject disregard for resident quality of life
Begin forwarded message:
From: tony higgins <tony.higgins123@gmail.com>
Date: May 1, 2020 at 2:55:03 PM PDT
To: Suja Lowenthal <suja@hermosabeach.gov>
Cc: Bob Rollins <brollins@hermosabeach.gov>, City Council <citycouncil@hermosabeach.gov>
Subject: Pierce construction trucks supporting 337 26th new home construction are a danger to
residents and show abject disregard for resident quality of life
Dear Ms Lowenthal
Dear Mr Rollings
Today, and for the fourth time in the past week or so a huge Pierce construction truck made a right onto
Morningside drive from Gould westbound, turned on their backup alarms, started blaring their horns
and backed across 27th street horns blaring!!!
But that is the least of the problems.
17
Today, there were no flagman even though there was a huge truck backing up all the way onto the
sidewalk next to a crowded park.
You don’t think that’s crazy?
Also, if flagman are present there is no need to blare the truck horns and the safety of pedestrians and
children can be better guaranteed.
So why isn’t this happening. I’ve raised this and related issues many times in the past
18
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Notice the trailer length that fully blocks Morningside and please consider that these heavy trucks have
no business on the sidewalk next to a crowded park without a flagman.
That’s grossly irresponsible!
There is no way the truck driver can be watching the trailer as it heads up the alley and also be
watching for a kid at the park.
I repeat! There is no way that one truck driver can be watching the trailer as it heads up the alley
and also be watching for a kid at the park.
Here is the jobsite info
20
Then consider these heavy trucks can easily damage the sidewalk. Don’t tell me they can’t.
I’ve heard the sidewalk snap when Pierce did the same thing working on the house across the street a
few years back. I reported it to the then director of public works who had Pierce come out and patch the
cracks.
But what happens if no one is watching? Do you think Pierce self reports?
21
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So net net you have Pierce unnecessarily blaring their horns in a residential neighborhood with abject
disregard for our safety and quality of life.
I’ve spoken to this driver and other Pierce drivers on many occasions and they just blow me off just like
the city does.
Anthony Higgins
23
From: noreply@granicusideas.com [mailto:noreply@granicusideas.com]
Sent: Tuesday, May 19, 2020 11:15 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: a. REPORT 20-0265 Written Communications
eComment: I oppose the proposed project that is slated for the current space occupied by
Abigail and Paul's Guitar Shop on the grounds that these are the types of ground-level spaces
that the City Council had envisioned being open to the public and community interaction, as well
as the fact that the project does not meet the standards of the California Clean Air Act. Thank
you for your time and consideration.
4
Supplemental
Information
24
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 20-0260
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 19, 2020
Approval of the April 21, 2020 Planning Commission Action Minutes
Recommended Action:
To approve the Planning Commission action minutes of the April 21, 2020 regular meeting.
Attachment:
1. April 21, 2020 Planning Commission action minutes
Respectfully Submitted by: Beverly Tuazon, Administrative Assistant
Approved: Ken Robertson, Community Development Director
City of Hermosa Beach Printed on 2/20/2024Page 1 of 1
powered by Legistar™25
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, April 21, 2020
THIS MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY
GOVERNOR GAVIN NEWSOM ON MARCH 17, 2020. ANY OR ALL PLANNING
COMMISSION MEMBERS MAY ATTEND AND PARTICIPATE BY
TELECONFERENCE/VIRTUAL MEETING. MEMBERS OF THE PUBLIC MAY
PARTICIPATE BY TELECONFERENCE.
*******************************************************************************************************
1. Call to Order
2. Pledge of Allegiance
3. Roll Call
Commissioner Rob Saemann, Chair Peter Hoffman, Vice Chair Michael Flaherty,
Commissioner Marie Rice, and Commissioner David Pedersen
Present:5 -
Absent:0
All Planning Commissioners attended remotely.
Also Present Remotely: Ken Robertson, Community Development Director
Patrick Donegan, Assistant City Attorney
Nicole Ellis, Associate Planner
Yuritzy Randle, Assistant Planner
Melanie Emas, Assistant Planner
4. Oral / Written Communications
Section I
Page 1City of Hermosa Beach DRAFT26
April 21, 2020Planning Commission Action Minutes - Draft
CONSENT CALENDAR
5.REPORT
20-0199
Approval of the February 18, 2020 Planning Commission Action Minutes
February 18, 2020 Planning Commission action minutesAttachments:
ACTION: Motion by Commissioner Flaherty and seconded by Commissioner Rice
to approve the February 18, 2020 action minutes, as presented. The motion
carried by the following vote:
Aye:Commissioner Saemann, Chair Hoffman, Vice Chair Flaherty, Commissioner Rice,
and Commissioner Pedersen
5 -
Absent:0
6. Resolution(s) for Consideration - None
7.REPORT
20-0201
Information Only: Public Hearing Notices and Project Zoning Maps
1. Public Notices
2. Project Zoning Maps
Attachments:
Section II
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 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).
Page 2City of Hermosa Beach DRAFT27
April 21, 2020Planning Commission Action Minutes - Draft
1. Draft PDP Resolution of Approval
2. P.C. Resolution No. 14-16
3. C.C. Reso No. 5803 and P.C. Reso No. 96-10
4. Site Photos
5. Applicant Narrative
6. Applicant Project Plans
7. Quitclaim Deed and NO 98 1238074
8. Notice Poster and Radius Map
9. Letter of support
10 Supplemental Correspondence added 3-16-20
11 Supplemental - Comments, added 4-21-20
Attachments:
Calling in to speak: Brandon Strauss, Frank Buckley, Anthony Brower, Kevin
Kilmer, Lee Pasteris, and Dave McGovern.
ACTION: Motion by Commissioner Flaherty and seconded by Commissioner
Saemann to adopt the resolution, with the amendment below, 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 facade
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).
1. Update the date in Section Five, Conditions of Approval #1 from March 16 to
April 21, 2020.
The motion carried by the following vote:
Aye:Commissioner Saemann, Chair Hoffman, Vice Chair Flaherty, Commissioner Rice,
and Commissioner Pedersen
5 -
Absent:0
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.
Page 3City of Hermosa Beach DRAFT28
April 21, 2020Planning Commission Action Minutes - Draft
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
Attachments:
Chair Hoffman recused himself.
Calling in to speak: Chrissie Grasso
ACTION: Motion by Commissioner Rice and seconded by Commissioner
Saemann to 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. The motion carried by the
following vote, noting the recusal of Chair Hoffman:
Aye:Commissioner Saemann, Vice Chair Flaherty, Commissioner Rice, and
Commissioner Pedersen
4 -
Absent:0
Recused:Chair Hoffman1 -
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.
1. Draft Resolution
2. Applicant Submittal
3. Site Photos
4. Poster Verification
5. Similar Slope Determinations
6 Supplemental - Comments, added 4-21-20
Attachments:
Calling in to speak: Robb Stroyke.
ACTION: Motion by Commissioner Saemann and seconded by Commissioner
Flaherty to 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. The motion carried by
the following vote:
Aye:Commissioner Saemann, Chair Hoffman, Vice Chair Flaherty, Commissioner Rice,
and Commissioner Pedersen
5 -
Absent:0
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
Page 4City of Hermosa Beach DRAFT29
April 21, 2020Planning Commission Action Minutes - Draft
north and south property lines for the purposes of determining building
height at 444 Ocean View Drive.
1. Draft Resolution
2. Applicant Submittal (Lot Survey, Site Photos, Soils Report)
3. Map of Nearby Convex Slope Determinations
4. Public Notice Poster Verification
Attachments:
Calling in to speak: Mike Walle and Mark Trotter.
ACTION: Motion by Commissioner Pedersen and seconded by Commissioner
Saemann to 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. The motion
carried by the following vote:
Aye:Commissioner Saemann, Chair Hoffman, Vice Chair Flaherty, Commissioner Rice,
and Commissioner Pedersen
5 -
Absent:0
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
Planning Commission May 19, 2020 Tentative Future AgendaAttachments:
ACTION: Motion by Commissioner Flaherty and seconded by Commissioner
Saemann to receive and file the May 19, 2020 tentative future agenda. The
motion carried by the following vote:
Aye:Commissioner Saemann, Chair Hoffman, Vice Chair Flaherty, Commissioner Rice,
and Commissioner Pedersen
5 -
Absent:0
d.REPORT
20-0200
Community Development Department Activity Report of September 2019
Community Development Department activity report of September
2019
Attachments:
ACTION: Motion by Commissioner Flaherty and seconded by Commissioner
Pedersen to receive and file the September 2019 activity report. The motion
carried by the following vote:
Aye:Commissioner Saemann, Chair Hoffman, Vice Chair Flaherty, Commissioner Rice,
and Commissioner Pedersen
5 -
Page 5City of Hermosa Beach DRAFT30
April 21, 2020Planning Commission Action Minutes - Draft
Absent:0
13. Commissioner Items
a. Downtown Economic Development Sub-committee - Selection of 2 Planning
Commission members
ACTION: Chair Hoffman and Commissioner Pedersen were selected.
14. Adjournment
Motion by Commissioner Pedersen and seconded by Commissioner Rice to
adjourn. The virtual meeting was adjourned at 9:25pm. The next scheduled
meeting of the Planning Commission is Tuesday, May 19, 2020.
Page 6City of Hermosa Beach DRAFT31
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 20-0264
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 19, 2020
Receive Tri-Annual Report for On-Sale Alcoholic Beverage Conditional Use Permits
Recommended Action:
Receive and file the report as no establishment has reached the Standard for Review.
As noted in the report of February 18, 2020 this report covers the period from July 1, 2019 to
December 31, 2019. Based on the information in the report, no establishment has reached the
“Standard Initiating Planning Commission Review.”
Summary:
The data relating to the Semi-Annual Review criteria is summarized below for specific businesses.
*The citation issued to Abigaile on July 13th was dismissed, due to the establishment closing on
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REPORT 20-0264
January 20, 2020.
** Most Code violations are also CUP violations and are not counted twice.
Background:
Since 2017 the tri-annual reviews of on-sale alcoholic beverage establishments includes the two-step
process of providing an informational report before scheduling a hearing. The Process and
Standards, updated in 2019, is Attachment 1.
Changes to the process and reporting for this review, recommended by the Planning Commission,
were approved by the City Council in March 2019, and include reporting and conducting the review
three times a year. This is the first report in 2020 and covers the prior 6 months.
The next report will be presented in June and will cover the period between November and April. The
establishments required to prepare food to alcohol ratio reports for the first half of 2020 will be
included in the next report.
Analysis:
Police Reports and ABC Activity:
The Police Report and ABC Activity are included as Attachment 2, with the report from the last period
as Attachment 3. Their current data sheet is Attachment 4 and officer security checks is Attachment
5. No establishment has met the threshold for inclusion in this report period.
In the March - August 2019 CUP review, the Police Department reported that two citations were
issued for providing alcohol to a minor during a Shoulder Tap Operation on June 7, 2019. A Shoulder
Tap Operation involved a minor decoy approaching and adult outside of an alcohol serving
establishment and asking them to purchase alcohol for them. During this operation, two adults
agreed to purchase alcohol for the minor and they were cited for the violation. One violation occurred
at the 7-11 convenience store located at 454 Pacific Coast Highway and the other violation occurred
at Beach Market located at 1325 Hermosa Ave. In both incidents, the business was not in violation
for providing alcohol to a minor.
On 11/10/19 HBPD Officers observed a fight at Patrick Molloy’s. Officers were able to break up the
fight and contacted several involved parties. Officer learned that a woman had been inappropriately
grabbed by an unknown patron inside of Patrick Molloy’s which was the cause of the fight. Several
patrons were ejected by Security staff of Patrick Molloy’s. Except for the woman who was assaulted
by the unknown patron, none of the parties were desirous of prosecution. This incident is an ongoing
investigation and Detectives are trying to identify the unknown suspect. Lt. Phillips met with the
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Staff Report
REPORT 20-0264
General Manager of Patrick Molloy’s who was very cooperative. Patrick Molloy’s cooperated with this
investigation and provided video of the incident. Lt. Phillips determined that Patrick Molloy’s
responded appropriately to this incident.
Occupant Load:
The threshold to trigger review is one (1). Code Enforcement routinely checks on-sale
establishments and did not report occupant load violations during the review period.
The presence of Code Enforcement and HBPD efforts has resulted in few warnings being issued.
Warnings typically are issued when a place of business appears to or has been counted and
confirmed to be close to its posted occupant load.
Code Enforcement and Fire Prevention:
We are working with the Los Angeles County Fire Department and include their annual business
inspection report for 2019 as Attachment 6. It indicates approximately 562 businesses were
inspected, of which 8 were late night establishments. No violations were reported. (Note: this report
format is standard for LA County Fire.)
Statistical Data Relating to Business Checks of Alcohol Serving Establishments July 1, 2019 to
December 31, 2019 is contained in Attachment 7, with the last reporting period report as Attachment
8.
Code Enforcement/Violation of CUP Conditions:
Violations that are both a code violation and a CUP violation are only counted once. Code
Enforcement issued five citations during this reporting period. Although many other businesses
received warnings, policy is to request compliance prior to issuing a Citation during a single shift.
On July 13, 2019* Abigaile & Ocean Bar received Administrative Citations for the CUP violation of
excessively loud music, audible to the surrounding residential neighborhood. This citation was
contested on August 12, 2019, and their attorney requested and was granted postponements until
February 5th. As of January 20, 2020 Abigaile & Ocean Bar was no longer in operation, therefore the
citation was dismissed.
On August 5, 2019, Slater’s 50 50 was issued an Administrative Citation for the CUP violation of valet
parking patrons vehicles in the fire lane on Beach Drive.
On July 14, 2019, Patrick Molloy’s received an Administrative Citation for the CUP violation of
excessively loud music, audible over 80 ft. away with doors and windows open.
On December 13, 2019, Patrick Molloy’s received an Administrative Citation for the CUP violation of
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Staff Report
REPORT 20-0264
changes to the interior layout by adding an 8” elevated stage in a location other than that on
approved plans.
On December 13, 2019, Palmilla’s received an Administrative Citation for the CUP violation of the
outdoor dining west (37 Pier Avenue) area occupied after 11:00 p.m.
Businesses required to submit food-to-alcohol sales ratio reports per conditions in their CUPs must
continue to do so; failure to do so is counted as part of the CUP review. Waterman’s, 22 Pier
Avenue, and Día de Campo, 1238 Hermosa Avenue, are required to submit quarterly reports, which
need not be audited. Standing Room, 1320 Hermosa Avenue, must submit quarterly reports audited
by a CPA. The reports for the first quarter of 2020 will be included in the next report.
Based on the “Procedure for Review of On-Sale Alcoholic Beverage Conditional Use Permit” no
businesses have reached the “Standard Initiating P.C. Review” based on the “standards that would
trigger a referral to the Planning Commission for a CUP review and potentially for a subsequent
modification/revocation hearing.”
General Plan Consistency:
Evaluation of the City’s enforcement and police responses to achieve safety goals is consistent with
Goal 5 of the Public Safety Element: High Quality police and fire protection services provided to
residents and visitors and the following policies under Goal 5:
·Public Safety 5.1 Crime deterrence. Regularly evaluate the incidence of crime and identify and
implement measures to deter crime.
·Public Safety 5.2 High level of response. Achieve optimal utilization of allocated public safety
resources and provide desired levels of response, staffing, and protection within the
community.
·Public Safety 5.3 Use of technology. Provide and use smart surveillance technology and
communication systems to improve crime prevention and inform the community regarding
actions to take in case of emergency.
·Public Safety 5.4 Physical design standards. Reduce opportunities for criminal activity through
physical design standards and Crime Prevention through Environmental Design principles.
·Public Safety 5.8 Nuisance abatement. Encourage Police Department review of uses which
may be characterized historically by high levels of nuisance (noise, nighttime patronage,
and/or rates of criminal activity) providing for conditions of control of use to prevent adverse
impacts on adjacent residences, schools, religious facilities, and similar “sensitive” uses.
Additionally, Goal 2 of the Governance Element speaks to the importance of having the community,
including business partners, be active and engaged in the decision-making process. Staff has found
that collaboration with the Pier Plaza establishments to address safety concerns and improve access,
lighting, and other aesthetics on the Plaza to be an effective partnership.
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REPORT 20-0264
Attachments:
1.Process and Standards, updated 2019
2.Police/ABC Report for this period
3.Police/ABC Report for last period
4.Police Statistics for this period
5.Police Officer Checks for this period
6.LACoFD Business License inspection report
7.Code Enforcement Data for this period
8.Code Enforcement Data for last period
Respectfully Submitted by: Bob Rollins, Building and Code Enforcement Official
Approved: Ken Robertson, Community Development Director
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Process and Standards for Review of On-Sale Alcoholic Beverage Conditional Use Permits
1) The CUP review process will consist of an administrative review process in which the on-sale establishments’
activities would be reviewed against an established set of criteria three times per year.
2) On-sale establishments with a CUP would be referred to the Planning Commission for a CUP review, and
subsequently for a modification/revocation hearing if the Commission so decided upon its review, when they exceed
established standards for each criteria to trigger such a review.
3) The standards that would trigger a referral to the Planning Commission for a CUP review and potential
modification/revocation hearing will be based on the frequency or number of incidents/violations within a stipulated
timeframe.
4) The standards that would trigger a referral to the Planning Commission for a CUP review and potentially for a
subsequent modification/revocation hearing are as indicated in Table 1 below.
5) The administrative review of CUPs should be conducted three times per year with an evaluation of the on-sale
establishments’ activities for the prior 6-month period.
6) The standards or criteria of the CUP review system will be made readily available to all on-sale establishments with
CUPs and the public via the City website and/or other appropriate media (including direct mailings) to minimize any
confusion over what standards will initiate a Planning Commission review and potential modification/revocation
hearing.
7) Information from Police and Fire Department related to patterns of patronage of on-sale establishments (as indicated
by investigations of intoxicated persons after incidents) and consistency with “Model House Policies” may be generally
considered by the Planning Commission as factors in whether the business is being operated responsibly and
engaging in the responsible service of alcohol. This information may be considered by the planning commission, as
additional justification for holding a CUP review hearing after referral based on the criteria above has been determined
and as evidence in any CUP modification/revocation hearing.
Table 1. CUP Review Standards
Standard Initiating P.C. Review(a)
Criterion (Number of incidents in any 6 months)
Violation of Operating Hours 2
ABC Violations (underage serving, violation of hours, etc.) 2
Overcrowding Citation 1
Criminal Citation of Staff while Working/on Premises 2
Serious Crime on Premises indicative of Lack of Adequate Security 2
(Combination of any 3 or more)
Violation of any CUP Condition (b)
ABC Violations (underage service, violation of hours, etc.)
Overcrowding Citation
Criminal Citation of Staff while Working/on Premises
Serious Crime on Premises indicative of Lack of Adequate Security
Noise Citation
Health Department Violation
Outdoor Encroachment Permit Violation
Building Code Violation (incl. remodeling without permit)
Sign Ordinance Violation
NPDES Violation
(Administrative Determination)
“Excessive Number” of Calls for Police Service
“Excessive Number” of Public Complaints to City
“Excessive Number” of Criminal Events on/adjacent to Premises
NOTE: (a) – Recommended threshold number; Chief of Police may recommend CUP review to Commission at his/her discretion—at any time
regardless of number of incidents in any period of time, to determine whether revocation/medication is appropriate under HBMC 17.70.010—as
stipulated in many current CUPs and the Municipal Code. (b) Non-submittal of food to alcohol sales ratio reports in a timely manner when required by a
CUP is considered a violation of the CUP condition. Reporting of the food to alcohol sales ratio required by a CUP, ABC license, or the Municipal Code
may be required and considered during any modification/revocation action.
37
Hermosa Beach Police Department
July 2019 - December 2019 CUP Review
1
Police Reports:
The Hermosa Beach Police Department (HBPD) conducts a thorough review of all police reports
related to establishments which hold an ABC alcohol permit. Each report is typically reviewed
individually by more than three people. The review process is initiated by the Crime Analyst,
then a review by the Operations Bureau Division Commander (Lieutenant), the Police Captain
and ultimately the Chief of Police. The Lieutenant and the Captain make recommendations to the
Police Chief regarding their determination of an establishment’s culpability related to
Conditional Use Permit (CUP) standards. In addition, the Operations Bureau Division
Commander personally makes contact with owners and managers of establishments related to
any concern(s) the Police Department may have of issues that do not rise to a CUP violation. The
purpose of this communication is to ensure that the establishment hears directly from the Police
Department in an effort to address issues before they rise to CUP violations or other potential
safety concerns.
Police reports are initiated by a Call for Service (CFS). A CFS begins when someone requests
the help of the police (typically by a call to dispatch) or if an officer observes an
incident/violation/or contacts someone in an enforcement capacity. A CFS may result in a report,
citation, arrest, or no action may be taken. HBPD reviews both CFS and police reports related to
ABC permitted addresses. It is important to understand that a CFS or a report at a specific
address does not mean an incident happened inside the address. As an example, a traffic accident
or a fight reported at 1234 Main Street does not mean the incident occurred inside the address or
is associated with the business. The address may simply be associated as a landmark (identifying
the location of an incident) wherein the location itself had nothing to do with the incident. That
said, a location with a CFS or report should not be assumed to be problematic or involved in the
incident as the CFS or report may have nothing to do with the location other than used as a
landmark/identifying the location of an incident which occurred outside of the location.
In reporting back to the Planning Commission, HBPD will note the number of CFS and Reports
associated with an address. We also report back the category of the reports (e.g. Drunk,
Disturbance, Assault, etc.). An establishment will not have a CUP violation charged against
them, unless, in HBPD’s review process it is determined that the establishment was complicit or
clearly negligent in its actions which results in a violation of the CUP standards (Table 1.) As an
example, two people bump into each other inside of an establishment and one person hits the
other person without warning. Without additional information demonstrating the establishment’s
complicity or negligence, the establishment would not be charged with a CUP violation.
As the Planning Commission reviews HBPD’s statistics related to each location, it should be
understood that a location may have 4 “Total” reports, of which only 3 are “reviewed” would
mean one of the four reports has nothing to do with the location. The number under the type of
report (e.g. Drunk, Disturbance, Assault, etc.), may or may not be charged against the
establishment based on the determination made the HBPD Chief of Police. As noted, this
determination will be made based on information demonstrating the establishment’s complicity
or negligence. If it is determined that an establishment is complicit or negligent, a number will be
assigned to the “Counted for CUP” column.
38
Hermosa Beach Police Department
July 2019 - December 2019 CUP Review
2
For context, the HBPD and the FBI categorizes assaults, sexual assaults and narcotics violations
as ‘serious crime.” With this in mind and with the agreement of the Planning Commission, it has
been determined that two (2) incidents of “Serious Crime on Premises Indicative of Lack of
Adequate Security” is the established criteria needed for the Chief of Police to request a
Conditional Use Permit (CUP) review by the Planning Commission (as noted on Table 1 of the
CUP review standards). That said, the municipal code also provides: “the Chief of Police retains
authority to recommend CUP reviews to the Planning Commission at his/her discretion—
regardless of the number of incidents in any period of time, as stipulated in many current CUPs
and the Municipal Code.
Between 07/01/19 and 12/31/19, 18 police reports and 41 CFS related to establishments with
CUPs merited review by police staff. Between 07/01/19 and 12/31/19, Abigaile’s had 10 noise
complaints but 9 of those complaints were reported at the previous CUP review. Abigaile’s was
cited by Code Enforcement for noise violations which is included in their report. Between
07/01/19 and 12/31/19, Tower 12 had 8 noise complaints, all of which were reported at the
previous CUP review. See attached 2019 July-December CUP 6 Month Review Chart.
Reports CFS*
Total
Reviewed
Drunk
in
Public Disturbances Assaults
Sexual
Assaults Narcotics
Other
Reports
Total
Review
Disturbance
or Assault
CUP
Violations
18 2 2 4 2 0 8 41 35 0
*CFS- Calls for Service
ABC Activity:
The Hermosa Beach Police Department previously participated in a tri-city (Hermosa Beach,
Manhattan Beach and El Segundo) grant with Alcohol Beverage Control (ABC) which ended on
June 30, 2019. The tri-cities did not receive a new ABC grant for this fiscal year. We will be re-
applying for future grants. This grant provided funding for officers from each agency to work
together to impact alcohol related issues in each city. While this program is primarily
enforcement related, there is an educational component where police and ABC personnel meet
with the staff/ownership at on-site and off-site sales establishments to review expectations and
provide guidance. Updates of any future ABC grants will be provided to the Planning
Commission.
Responsible Beverage Service Training:
On October 8, 2019 Behavioral Health Services provided RBS training in Hermosa Beach and
had 11 attendees from local Hermosa Beach establishments. All attendees completed the
training with a passing grade of 100%.
39
Hermosa Beach Police Department
July 2019 - December 2019 CUP Review
3
Definitions:
IMPACT (Informed Merchants Preventing Alcohol-Related Crime Tendencies) Inspection-
objective of the project is to educate licensees about the various ways they can participate in
reducing alcohol-related crimes such as sales to underage and obviously intoxicated persons.
Licensee Education on Alcohol and Drugs (LEAD) Training- A free, voluntary prevention
and education program for retail licensees, their employees and applicants, designed to promote
the legal and responsible sale and service of alcoholic beverages in California.
Minor Decoy- This operation allows law enforcement to use persons under 20 years of age as
decoys to test establishments ID check process to determine if they will sell alcohol to minors.
Party Patrol Enforcement- This operation focuses on under aged alcohol related parties.
Responsible Beverage Service (RBS) Training- Similar to LEAD training, this free training is
provided by the Behavioral Health Services (BHS) to sellers/servers designed to promote the
legal and responsible sale and service of alcoholic beverages in California.
Shoulder Tap- During these operations, a minor decoy, under the direct supervision of law
enforcement officers, solicits adults outside ABC licensed establishments to buy the minor decoy
alcohol.
Trap Door- During these operations, law enforcement works with establishments to interview
and cite minors who have attempted to gain access to an establishment using a false ID.
40
Hermosa Beach Police Department
July 2019 - December 2019 CUP Review
4
DUI and Drunk in Public Summary:
As part of DUI and Drunk in Public arrests, HBPD officers, to the best of their abilities, ask
arrestees to tell them where they have previously been drinking, and more specifically the last
place they recall drinking. Not all contacts with arrestees provide an opportunity to ask these
questions. The answers are documented and are presented here.
July 2019 – December 2019 July 2019 – December 2019
DUI Summary Public Intoxication Summary
Locations Totals Location Totals
American Junkie 2 7 Eleven 1
Beach 1 American Junkie 2
Beer Garden 1 Bars 4
Banzai Beach Sushi 1 Beach / Strand 3
Comedy & Magic Club 2 Beer Garden 1
Crafty Minds 1 The Deck 1
Hermosa Beach 2 Hermosa Beach 1
Other Cities 13 Lighthouse 1
Other Locations 1 Other Cities 1
Pedones 1 Own Bottle 2
Pier 3 Party 1
Radici 1 Sharkeez 5
Sharkeez 16 Tower 12 1
Sharkeez & Tower 12 1 Tower 12 & Patrick Molloys 2
Tower 12 2 Tower 12, Sharkeez & American Junkie 1
Unknown 3 Unknown 42
Totals 51 Totals 69
41
Hermosa Beach Police Department
March 2019 - August 2019 CUP Review
1
Police Reports:
The Hermosa Beach Police Department (HBPD) conducts a thorough review of all police reports
related to establishments which hold an ABC alcohol permit. Each report is typically reviewed
individually by more than three people. The review process is initiated by the Crime Analyst,
then a review by the Operations Bureau Division Commander (Lieutenant), the Police Captain
and ultimately the Chief of Police. The Lieutenant and the Captain make recommendations to the
Police Chief regarding their determination of an establishment’s culpability related to
Conditional Use Permit (CUP) standards. In addition, the Operations Bureau Division
Commander personally makes contact with owners and managers of establishments related to
any concern(s) the Police Department may have of issues that do not rise to a CUP violation. The
purpose of this communication is to ensure that the establishment hears directly from the Police
Department in an effort to address issues before they rise to CUP violations or other potential
safety concerns.
Police reports are initiated by a Call for Service (CFS). A CFS begins when someone requests
the help of the police (typically by a call to dispatch) or if an officer observes an
incident/violation/or contacts someone in an enforcement capacity. A CFS may result in a report,
citation, arrest, or no action may be taken. HBPD reviews both CFS and police reports related to
ABC permitted addresses. It is important to understand that a CFS or a report at a specific
address does not mean an incident happened inside the address. As an example, a traffic accident
or a fight reported at 1234 Main Street does not mean the incident occurred inside the address or
is associated with the business. The address may simply be associated as a landmark (identifying
the location of an incident) wherein the location itself had nothing to do with the incident. That
said, a location with a CFS or report should not be assumed to be problematic or involved in the
incident as the CFS or report may have nothing to do with the location other than used as a
landmark/identifying the location of an incident which occurred outside of the location.
In reporting back to the Planning Commission, HBPD will note the number of CFS and Reports
associated with an address. We also report back the category of the reports (e.g. Drunk,
Disturbance, Assault, etc.). An establishment will not have a CUP violation charged against
them, unless, in HBPD’s review process it is determined that the establishment was complicit or
clearly negligent in its actions which results in a violation of the CUP standards (Table 1.) As an
example, two people bump into each other inside of an establishment and one person hits the
other person without warning. Without additional information demonstrating the establishment’s
complicity or negligence, the establishment would not be charged with a CUP violation.
As the Planning Commission reviews HBPD’s statistics related to each location, it should be
understood that a location may have 4 “Total” reports, of which only 3 are “reviewed” would
mean one of the four reports has nothing to do with the location. The number under the type of
report (e.g. Drunk, Disturbance, Assault, etc.), may or may not be charged against the
establishment based on the determination made the HBPD Chief of Police. As noted, this
determination will be made based on information demonstrating the establishment’s complicity
or negligence. If it is determined that an establishment is complicit or negligent, a number will be
assigned to the “Counted for CUP” column.
42
Hermosa Beach Police Department
March 2019 - August 2019 CUP Review
2
For context, the HBPD and the FBI categorizes assaults, sexual assaults and narcotics violations
as ‘serious crime.” With this in mind and with the agreement of the Planning Commission, it has
been determined that two (2) incidents of “Serious Crime on Premises Indicative of Lack of
Adequate Security” is the established criteria needed for the Chief of Police to request a
Conditional Use Permit (CUP) review by the Planning Commission (as noted on Table 1 of the
CUP review standards). That said, the municipal code also provides: “the Chief of Police retains
authority to recommend CUP reviews to the Planning Commission at his/her discretion—
regardless of the number of incidents in any period of time, as stipulated in many current CUPs
and the Municipal Code.
Between 03/01/19 and 08/31/2019, 28 police reports and 51 CFS related to establishments with
CUPs merited review by police staff. Both Abigails (16 noise complaints/2 citations issued by
Hermosa Beach Code Enforcement) and Tower 12 (12 noise complaints) had numerous calls for
service for noise complaints. See attached 2019 March-August CUP 6 Month Review Chart.
In our prior report, it was determined that one (1) incident occurring at American Junkie was in
violation of the CUP Review Standards or rose to the level of a serious crime indicative of lack
of adequate security. This case has been criminally prosecuted and is closed. The suspect pled
No Contest and was placed on Summary Probation.
Reports CFS*
Total
Reviewed
Drunk
in
Public Disturbances Assaults
Sexual
Assaults Narcotics
Other
Reports
Total
Review
Disturbance
or Assault
CUP
Violations
28 3 1 12 2 0 10 51 44 0
*CFS- Calls for Service
ABC Activity:
The Hermosa Beach Police Department participates in a tri-city (Hermosa Beach, Manhattan
Beach and El Segundo) grant with Alcohol Beverage Control (ABC) in which this grant ended
on June 30, 2019. The tri-cities did not receive a new ABC grant for this fiscal year. We will be
re-applying for future grants. This grant provided funding for officers from each agency to
work together to impact alcohol related issues in each city. While this program is primarily
enforcement related, there is an educational component where police and ABC personnel meet
with the staff/ownership at on-site and off-site sales establishments to review expectations and
provide guidance. Below is a recap of the police department’s efforts for the months of March
2019 through August 2019:
March 9, 2019 Minor Decoy Operation – No citations
May 17, 2019 Minor Decoy Operation – 16 establishments visited – No violations
43
Hermosa Beach Police Department
March 2019 - August 2019 CUP Review
3
June 7, 2019 Shoulder Tap Operation – 2 cited for providing alcohol to a minor
June 28, 2019 Trap Door Operation – 2 cited for fake identification
Update to Prior ABC Activities:
May’s Gas Station and Minimart was cited in January of 2019 and ABC has fined this locaiton.
The Green Store was cited in September of 2019 and ABC has fined this location.
Responsible Beveraverage Service Training:
On July 23, 2019 Behavioral Health Services provided RBS training in Hermosa Beach and had
30 attendees from local Hermosa Beach establishments.
Definitions:
IMPACT (Informed Merchants Preventing Alcohol-Related Crime Tendencies) Inspection-
objective of the project is to educate licensees about the various ways they can participate in
reducing alcohol-related crimes such as sales to underage and obviously intoxicated persons.
Licensee Education on Alcohol and Drugs (LEAD) Training- A free, voluntary prevention
and education program for retail licensees, their employees and applicants, designed to promote
the legal and responsible sale and service of alcoholic beverages in California.
Minor Decoy- This operation allows law enforcement to use persons under 20 years of age as
decoys to test establishments ID check process to determine if they will sell alcohol to minors.
Party Patrol Enforcement- This operation focuses on under aged alcohol related parties.
Responsible Beverage Service (RBS) Training- (Similar to LEAD Training) Free alcohol
beverage service training provided by Behavioral Health Services (BHS) to sellers/servers
designed to promote the legal and responsible sale and service of alcoholic beverages in
California.
Responsible Beverage Service (RBS) Training- Similar to LEAD training, this free training is
provided by the Behavioral Health Services.
Shoulder Tap- During these operations, a minor decoy, under the direct supervision of law
enforcement officers, solicits adults outside ABC licensed establishments to buy the minor decoy
alcohol.
Trap Door- During these operations, law enforcement works with establishments to interview
and cite minors who have attempted to gain access to an establishment using a false ID.
44
Hermosa Beach Police Department
March 2019 - August 2019 CUP Review
4
DUI and Drunk in Public Summary:
As part of DUI and Drunk in Public arrests, HBPD officers, to the best of their abilities, ask
arrestees to tell them where they have previously been drinking, and more specifically the last
place they recall drinking. Not all contacts with arrestees provide an opportunity to ask these
questions. The answers are documented and are presented here.
March 2019 - August 2019
DUI Summary
March 2019 - August 2019
Public Intoxication Summary
Location Totals Location Totals
American Junkie 3 American Junkie 3
Bars 1 AVP 1
Beach 1 Bars 3
Chelseas 1 Beach / Plaza 2
Other Cities 16 Dia De Campo 1
Crafty Minds 1 Hermosa Saloon 1
Hermosa 2 Lighthouse 2
Beer Garden 1 Other City 5
Residence 1 Patrick Molloys 2
Lighthouse 1 Residence 1
Rebel Republic 1 Sea Sprite 1
Sharkeez 6 Sharkeez 8
Tower 12 1 Slaters 2
Unknown 5 Tower 12 3
Totals 41 Unknown 44
Vehicle 1
Totals 80
45
Total ## Reviewed
Drunk in
Public
Disturbance /
Fights Assaults
Sexual
Assaults Narcotics
Other
Reports # Reviewed
Disburbance /
Assault
Abigaile's, 1301 Manhattan Ave.1 0 0 0 0 0 1 10 10 0
American Junkie, 68 Pier Plaza 1 1 0 0 0 0 0 4 2 0
Baja Sharkeez, 52 Pier Plaza 3 0 0 0 1 0 2 3 3 0
Barnacles, 837 Hermosa Ave.0 0 0 0 0 0 0 1 1 0
Chelsea, 1340 Hermosa Ave.0 0 0 0 0 0 0 3 3 0
The Deck, 1272 The Strand 0 0 0 0 0 0 0 1 1 0
Hennessey's Tavern, 8 Pier Plaza 1 0 1 0 0 0 0 0 0 0
Hermosa Saloon, 211 PCH 1 0 1 0 0 0 0 0 0 0
Laurel Tavern, 1220 Hermosa Ave.0 0 0 0 0 0 0 1 1 0
Lighthouse, 30 Pier Plaza 0 0 0 0 0 0 0 3 2 0
Locale 90, 1040 Hermosa Ave.0 0 0 0 0 0 0 1 1 0
North End Bar, 2626 Hermosa Ave.2 1 0 1 0 0 0 0 0 0
Paisano's, 1132 Hermosa Ave.1 0 0 0 0 0 1 3 2 0
Patrick Malloy's, 50 Pier Plaza 3 0 0 1 1 0 1 1 0 0
Pedone's Pizza, 1332 Hermosa Ave.2 0 0 2 0 0 0 0 0 0
Saint Rocke, 142 PCH 0 0 0 0 0 0 0 2 1 0
The Spot, 110 2nd St 1 0 0 0 0 0 1 0 0 0
Tower 12, 53 Pier Plaza 2 0 0 0 0 0 2 8 8 0
Totals 0 18 2 2 4 2 0 8 41 35 0
2019 July - December CUP 6 Month Review
Reports CFS Counted for
CUP
46
SECCHK for Businesses with Alcohol Licenses
July-December 2019
ABIGAILE'S 1301 Manhattan Ave.5
AMERICAN JUNKIE - 68 Pier Pz.20
BAJA SHARKEEZ 52 Pier Pz.23
BARNACLES 837 Hermosa Ave.19
BARSHA 1141 Aviation Bl.2
BEACH HOUSE 1300 The Strand 9
CHELSEA 1340 Hermosa Ave.51
COMEDY & MAGIC CLUB 1018 Hermosa Ave.1
THE DECK 1272 The Strand 7
GOOD STUFF ON THE STRAND 1286 The Strand 5
GREEN BELT RESTAURANT 36 Pier Pz.2
HENNESSEY'S TAVERN 8 Pier Pz.11
HERMOSA BEACH YACHT CLUB 66 Hermosa Ave.6
HERMOSA SALOON 211 Pacific Coasy Hwy.16
LIGHTHOUSE 30 Pier Pz.13
NORTH END 2626 Hermosa Ave.42
PALMILLA 39 Pier Pz.1
PATRICK MOLLOY'S 50 PIER PZ.15
RADICI 934 Hermosa Ave.1
REBEL REPUBLIC 73 Pier Ave.1
SAINT ROCKE 142 Pacific Coast Hwy.12
SILVIOS 20 Pier Pz.1
SPUMONI 1101 Aviation Bl.5
TOWER 12 53 Pier Pz.21
WATERMANS 22 Pier Pz.12
ZANE'S 1150 Hermosa Ave,1
Totals 302
1/23/2020 Page 1 of 1 P:\Crystal Reports\SECCHK CFS By Location.rpt 47
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 1 of 33
Record # Occupant Name Street Address City, State, Zip Sector Updated Result Frequency
178781 APARTMENTS- 131 10TH 131 10TH ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177750 LEE APARTMENTS 20 10TH ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177574 GROSSO APARTMENTS 36 10TH ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177480 DROMY INTERNATIONAL
INVESTMENTS
59 10TH ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
178043 SEA VILLA 65 10TH ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177610 HERMOSA BEACH R.V.
COURT
731 10TH ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
178040 SEA SKIFF APARTMENTS 150 10TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177351 BROTHER'S BURRITOS 24 11TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
178109 ST. FRANCIS HOTEL (24 -
11TH STREET, LLC
24 11TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177835 MONTEREY APARTMENTS 432 11TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177629 HERMOSA SELF-STORAGE 552 11TH PL HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177657 HOWELL APARTMENTS 563 11TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177616 HERMOSA CYCLERY 20 13TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS BIENNIAL
178052 SHARKEEZ CORPORATE
OFFICE
36 13TH CT HERMOSA BEACH,CA
90254
3 05/21/2019 PASS BIENNIAL
177728 LA PLAYITA RESTAURANT 37 14TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177567 GRANDVIEW INN 55 14TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
48
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 2 of 33
178222 VACANT 87 14TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 VACANT BIENNIAL
177913 PACIFICO CONDOS 15 15TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177165 15TH STREET PROPERTIES 49 15TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
178330 WARREN APARTMENTS 56 15TH ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
178321 VILLA DEL SOL 77 15TH ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177286 BARRON APARTMENTS 840 15TH PL HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177982 RASMUSSEN APARTMENT 89 15TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177763 LION APARTMENTS 85 16TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177858 NELSON BROTHERS
CONSTRUCTION
86 16TH CT HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177716 KISSEL APARTMENTS 91 16TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177252 APARTMENTS 75 18TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
178358 XANKO LLC APARTMENTS 124 19TH ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
178108 ST. CROSS CHURCH
APARTMENTS
302 19TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177767 LOFTIN APARTMENTS 71 19TH ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
178003 ROHRBACH APARTMENTS 1257 1ST ST 4 HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177473 DORNBLASER
APARTMENTS
172 1ST ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177421 CONDOS 540 1ST ST HERMOSA BEACH,CA 2 05/01/2019 PASS ANNUAL
49
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 3 of 33
90254
177411 APT COMPLEX 592 1ST ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177242 APARTMENT COMPLEX 600 1ST ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177530 FIRST PLACE OWNERS
ASSOCIATION
601 1ST PL HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177176 636 1ST PL APARTMENTS 636 1ST PL HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177772 LUCAS APARTMENTS 639 1ST ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177177 APARTMENT BUILDING 645 1ST ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177648 HOLLYWOOD REGENCY
APARTMENTS
653 1ST ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177346 BRICKER APARTMENTS 700 1ST ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
178138 SURFSIDE CONDOS 846 1ST ST 834-846 HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177410 CONDO COMPLEX 926 1ST ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177828 MITCHELL APARTMENTS 930 1ST ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177257 APARTMENTS/CONDOS
COMPLEX
936 1ST ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177238 APARTMENT COMPLEX 940 1ST ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177864 NOBLE APARTMENTS 950 1ST ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177642 HICKS APARTMENTS 957 1ST ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177368 CARIKER HERMOSA VIEW
APARTMENTS
962 1ST ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
50
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 4 of 33
178500 BROWN APPARTMENTS 1026 21ST ST HERMOSA BEACH,CA
90254
2 08/20/2019 PASS ANNUAL
177212 AGAJANIAN-SAEMANN
APARTMENTS
718 21ST ST HERMOSA BEACH,CA
90254
2 08/20/2019 PASS ANNUAL
178314 VARGAS APARTMENTS 720 21ST ST HERMOSA BEACH,CA
90254
2 08/20/2019 PASS ANNUAL
177793 MARTHA'S 22ND STREET
GRILL*
25 22ND ST HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177336 BOTTLE INN RESTAURANT 26 22ND ST HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177241 APARTMENT COMPLEX 740 24TH ST HERMOSA BEACH,CA
90254
2 08/20/2019 PASS ANNUAL
178345 WHISTLER APARTMENTS 743 24TH PL HERMOSA BEACH,CA
90254
2 08/20/2019 PASS ANNUAL
177935 PENTAGRAM POINT
APARTMENTS
137 27TH ST HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177954 APARTMENTS 131 28TH ST HERMOSA BEACH,CA
90254
2 08/20/2019 PASS ANNUAL
177335 APARTMENTS 207 28TH ST HERMOSA BEACH,CA
90254
2 08/20/2019 PASS ANNUAL
178104 SPOT, THE 110 2ND ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177314 BEAVERS INC.
APARTMENTS
563 2ND ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177888 OLYMPIC AUTO CENTER 620 2ND ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
178218 APARTMENTS 727 2ND ST HERMOSA BEACH,CA
90254
2 08/20/2019 PASS ANNUAL
178302 VACANT OCCUPANCY 727 2ND ST 107 HERMOSA BEACH,CA
90254
3 05/21/2019 PASS BIENNIAL
177311 APARTMENTS 140 30TH ST 138-140 HERMOSA BEACH,CA
90254
2 08/20/2019 PASS ANNUAL
177562 GOLDSTEIN - WOLF 126 33RD ST HERMOSA BEACH,CA 1 05/03/2019 PASS ANNUAL
51
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 5 of 33
APARTMENTS 90254
177552 GASTELUM APARTMENTS 110 34TH ST HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177801 MC KINLEY APARTMENTS 630 3RD ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177178 APARTMENT BUILDING 645 3RD ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177460 DIAMOND APARTMENTS 656 3RD ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177188 SEACREST CONDOS 709 3RD ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177182 3RD ST APARTMENTS 710 3RD ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177465 DOMENO APARTMENTS 720 3RD ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177342 BRAMASOLE 1046 4TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177243 APARTMENT COMPLEX- 4TH
ST
306 4TH ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177186 4TH STREET CONDO
HOMES
33 4TH ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
178347 WHITE PROPERTIES 639 4TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177453 DECANIO APARTMENTS 659 4TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177244 APARTMENT COMPLEX 4TH
ST.
664 4TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177846 MP CORE, LLC 668 4TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
178035 SATTLER APARTMENTS 669 4TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
177179 682 4TH STREET LLC 682 4TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
52
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 6 of 33
177413 CONDOMINIUMS 701 4TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
178242 APARTMENTS 703 4TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177239 APARTMENT COMPLEX 718 4TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
178073 SMITH RENTALS 726 4TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
178065 SINER/PETRILL
APARTMENTS
638 5TH ST HERMOSA BEACH,CA
90254
3 05/21/2019 PASS ANNUAL
178055 SHAY PROPERTIES 660 5TH ST HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
178015 RUTHERFORD
APARTMENTS
676 5TH ST HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
177526 FIFTH STREET
ASSOCIATES-710
710 5TH ST 710 & 718 HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
177198 A&R GERMAN MOTORS 725 5TH ST 3 HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
178672 TURK / BURSON
APARTMENTS
223 6TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177777 MAHAMUDRA KADAMPA
BUDDHIST CENTER
500 6TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177233 ANDES INTERNATIONAL 530 6TH ST B-215 HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
177299 BEACH CITIES SELF
STORAGE
530 6TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
178079 SOOTHE YOUR SOUL 530 6TH ST 500E HERMOSA BEACH,CA
90254
2 09/27/2019 PASS BIENNIAL
177395 CITY YARD 555 6TH ST HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
178058 SHELDON APARTMENTS 17 7TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
178514 JACOBS APARTMENTS 18 7TH ST HERMOSA BEACH,CA 3 12/04/2019 PASS ANNUAL
53
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 7 of 33
90254
178011 ROTH APARTMENTS 37 7TH ST HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
178247 APARTMENT COMPLEX 40 7TH CT HERMOSA BEACH,CA
90254
0 01/05/2019 PASS ANNUAL
177709 KAY APARTMENTS 653 7TH ST HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
177191 7TH STREET HERMOSA
BEACH LLC
906 7TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177333 BOHNER APARTMENTS 235 8TH ST HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
177894 OVERMAN APARTMENTS 427 8TH ST HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
177255 APARTMENTS - MICHAEL
BLAZEK
538 8TH ST HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
178723 HAYWARD APARTMENTS 70 8TH ST HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
177941 PHAM APARTMENTS 831 8TH ST HERMOSA BEACH,CA
90254
0 01/05/2019 PASS ANNUAL
177754 LIGHTBOURN APARTMENTS 48 9TH ST HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
177795 MARTIN APARTMENTS 701 9TH ST HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
177253 APARTMENTS 710 9TH ST HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
177698 JUN LIU APARTMENTS 711 9TH ST HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
177824 MIRO APARTMENTS 712 9TH ST HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
177905 PACIFIC BEACH
PROPERTIES
732 9TH ST HERMOSA BEACH,CA
90254
2 05/01/2019 PASS ANNUAL
177259 APPLETREE CONDOS 1720 ARDMORE AVE HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
54
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 8 of 33
177675 ISLAND PACIFIC RACING 323 ARDMORE AVE HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
177221 ISLAND PACIFIC RACING 325 ARDMORE HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
177229 AMIR ETTEKAL 1200 ARTESIA BLVD 204 HERMOSA BEACH,CA
90254
2 09/27/2019 CLOSED BIENNIAL
177430 CREIGHTON TEVLIN CPA 1200 ARTESIA BLVD 205 HERMOSA BEACH,CA
90254
2 09/27/2019 CLOSED BIENNIAL
177536 DABCO ( FRANK AMATO) 1200 ARTESIA BLVD 200 HERMOSA BEACH,CA
90254
2 09/27/2019 PASS BIENNIAL
177704 KATHERINE GLUCK 1200 ARTESIA BLVD 203 HERMOSA BEACH,CA
90254
2 09/27/2019 CLOSED BIENNIAL
178029 SAND-SEA PROPERTY
MANAGEMENT
1200 ARTESIA BLVD HERMOSA BEACH,CA
90254
2 09/27/2019 PASS ANNUAL
177546 SANDLER PARTNERS 1200 ARTESIA BLVD 300 HERMOSA BEACH,CA
90254
2 02/21/2019 PASS ANNUAL
178028 SANDLER PARTNERS LLC 1200 ARTESIA BLVD 305 HERMOSA BEACH,CA
90254
2 09/27/2019 PASS BIENNIAL
177278 YOGA STUDIO 1200 ARTESIA BLVD 100 HERMOSA BEACH,CA
90254
2 02/21/2019 CLOSED ANNUAL
178292 VACANT OCCUPANCY 950 ARTESIA BLVD HERMOSA BEACH,CA
90254
2 05/30/2019 VACANT BIENNIAL
178211 VACANT 966 ARTESIA BLVD HERMOSA BEACH,CA
90254
2 05/30/2019 VACANT BIENNIAL
177348 BRIGHTON ESCROW, INC. 970 ARTESIA BLVD HERMOSA BEACH,CA
90254
2 09/27/2019 PASS BIENNIAL
178214 VACANT 972 ARTESIA BLVD HERMOSA BEACH,CA
90254
3 10/10/2019 VACANT ANNUAL
178293 VACANT OCCUPANCY 986 ARTESIA BLVD HERMOSA BEACH,CA
90254
2 09/27/2019 VACANT ANNUAL
177875 OCEAN TIRE 1017 AVIATION BLVD HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
178154 THE CHICKEN SHACK 1030 AVIATION BLVD HERMOSA BEACH,CA 2 05/30/2019 PASS ANNUAL
55
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 9 of 33
90254
177532 AIM HIGH ENTERPRISES 1035 AVIATION BLVD HERMOSA BEACH,CA
90254
2 11/14/2019 PASS ANNUAL
177213 AIM HIGH ENTERPRISES 1035 AVIATION BLVD HERMOSA BEACH,CA
90254
2 11/14/2019 PASS BIENNIAL
177462 ANTHONEY MORISON 1049 AVIATION BLVD HERMOSA BEACH,CA
90254
2 11/14/2019 PASS BIENNIAL
177372 CARPET SPECTRUM 1050 AVIATION BLVD HERMOSA BEACH,CA
90254
2 05/30/2019 PASS BIENNIAL
178085 AMERICAN BOARD OF
PODIATRIC MEDICINE
1060 AVIATION BLVD 100 HERMOSA BEACH,CA
90254
2 05/30/2019 PASS BIENNIAL
177773 LUCKY PLANTS 1062 AVIATION BLVD HERMOSA BEACH,CA
90254
2 09/26/2019 PASS BIENNIAL
177388 CHURCH OF CHRIST 1063 AVIATION BLVD HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
177877 OCEAN VIEW ACADEMY 1063 AVIATION BLVD HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
177963 DON LEVY & ESTESS ORAL
SURGERY GROUP
1072 AVIATION BLVD HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
177601 SOUTH BAY ART
DEPARTMENT
1075 AVIATION BLVD HERMOSA BEACH,CA
90254
2 09/26/2019 VACANT ANNUAL
178130 SUGARED & BRONZED 1083 AVIATION BLVD HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
178364 YOU CAN DANCE (STUDIO) 1089 AVIATION BLVD HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
177965 POTTER'S ENSEMBLE
STUDIO
1093 AVIATION BLVD HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
177446 Dandelion 1093 1 Aviation BLVD Hermosa Beach,CA
90254
0 09/26/2019 PASS
177725 LA PAZ RESTAURANT #2 1095 AVIATION BLVD HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
178338 WAYLAND & VUKADINOVICH 1097 AVIATION BLVD HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
56
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 10 of 33
177215 SPUMONI 1101 AVIATION BLVD HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
177264 ART ZONE 1102 AVIATION BLVD A HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
177289 BAY CITIES CHIROPRACTIC
(BACK CARE INST)
1102 AVIATION BLVD C HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
177386 CHUCK ANDERSON CPA,
INC.
1102 AVIATION BLVD B HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
177677 J. LEE TAEKW ONDO 1103 AVIATION BLVD HERMOSA BEACH,CA
90254
2 09/26/2019 PASS ANNUAL
178083 SOUTH BAY AUTO REPAIR 1120 AVIATION BLVD HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
177974 QUINN'S FAMILY BARBER
SHOP
1131 AVIATION BLVD HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
177515 FAB 1137 AVIATION HERMOSA BEACH,CA
90254
2 11/14/2019 PASS BIENNIAL
178140 BARSHA 1141 AVIATION BLVD HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
177977 SMARTY PANTS ACADEMY 1147 AVIATION BLVD HERMOSA BEACH,CA
90254
2 09/26/2019 PASS ANNUAL
177627 HERMOSA SCHOOL OF
DANCE
1151 AVIATION BLVD HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
177308 BEACH SMOG 900 AVIATION BLVD B HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
177972 QUALITY INN & SUITES
HERMOSA
901 AVIATION BLVD HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
177510 ET SURF BOARDS 904 AVIATION BLVD HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
177845 VACANT 914 AVIATION HERMOSA BEACH,CA
90254
2 05/30/2019 VACANT BIENNIAL
177964 FRAME AND ART
DEPTARTMENT
950 AVIATION BLVD D HERMOSA BEACH,CA
90254
2 09/26/2019 PASS BIENNIAL
177533 FREEDIVE N' SPEAR 950 AVIATION BLVD B HERMOSA BEACH,CA 3 10/10/2019 PASS ANNUAL
57
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 11 of 33
90254
177735 FRITZ CONSTRUCTION 950 AVIATION BLVD A HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
177752 LEVY CHIROPRACTIC 950 AVIATION BLVD K HERMOSA BEACH,CA
90254
3 10/10/2019 PASS ANNUAL
178133 SUPERCUTS 950 AVIATION BLVD C HERMOSA BEACH,CA
90254
2 09/26/2019 PASS BIENNIAL
177874 OCEAN DINER 959 AVIATION BLVD HERMOSA BEACH,CA
90254
2 05/30/2019 PASS ANNUAL
177419 CONDOS 803 BARD ST HERMOSA BEACH,CA
90254
0 01/05/2019 PASS ANNUAL
177352 APARTMENT COMPLEX 1136 CYPRESS AVE HERMOSA BEACH,CA
90254
2 01/05/2019 PASS ANNUAL
178045 SKECHERS STORAGE 511 CYPRESS AVE HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
177908 PATRICK KEALY
CONSTRUCTION
513 CYPRESS AVE HERMOSA BEACH,CA
90254
2 02/21/2019 PASS ANNUAL
177318 Benz Air Engineering Co. 531 Cypress AVE Hermosa Beach,CA
90254
0 02/21/2019 CLOSED
177989 RESIN ART GALLERY 618 CYPRESS AVE HERMOSA BEACH,CA
90254
2 02/21/2019 PASS ANNUAL
177678 J.B. PLUMBING INC. 620 CYPRESS AVE HERMOSA BEACH,CA
90254
2 02/21/2019 PASS ANNUAL
178295 STUDIO 637 637 CYPRESS AVE HERMOSA BEACH,CA
90254
2 02/21/2019 PASS ANNUAL
177579 H. L . CORPORATION 638 CYPRESS AVE HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
177281 MANGIAGLI CUSTOM
GLASSING
640 CYPRESS HERMOSA BEACH,CA
90254
2 02/21/2019 PASS ANNUAL
177779 MANGIAGLI
MANUFACTURING
640 CYPRESS HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
177439 CYPRESS AUTO BODY 650 CYPRESS AVE HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
58
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 12 of 33
177434 CROSSFIT HORSEPOWER 725 CYPRESS AVE HERMOSA BEACH,CA
90254
2 02/21/2019 PASS ANNUAL
177554 APARTMENTS 851 CYPRESS AVE HERMOSA BEACH,CA
90254
0 01/05/2019 PASS ANNUAL
177326 GOOD PR 1001 HERMOSA AVE 203 HERMOSA BEACH,CA
90254
3 06/05/2019 PASS BIENNIAL
177673 INTERACTIVE
INTELLIGENCE
1001 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS BIENNIAL
177708 KELLEY INSURANCE
SERVICES
1001 HERMOSA AVE 201 HERMOSA BEACH,CA
90254
3 06/05/2019 PASS BIENNIAL
177665 PACIFIC ATLANTIC REACT 1001 HERMOSA AVE 202 HERMOSA BEACH,CA
90254
3 06/05/2019 PASS BIENNIAL
178168 THE RUDOW GROUP, INC. 1001 HERMOSA AVE 207 HERMOSA BEACH,CA
90254
3 06/05/2019 PASS BIENNIAL
177818 MICKEY'S LIQUOR & DELI 101 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177406 COMEDY & MAGIC CLUB 1018 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177330 CRAFTY MINDS 1031 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177323 BLISS FAMILY TRUST APTS 104 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177670 INSKEEP APARTMENTS 110 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177960 POKE BAR 1120 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177813 MICHELLE'S 1128 HERMOSA AVE HERMOSA BEACH,CA
90254
2 05/30/2019 PASS BIENNIAL
177911 PACIFIC RIM CAFE 113 HERMOSA AVE HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
177916 PAISANOS PIZZA & PASTA 1132 HERMOSA AVE HERMOSA BEACH,CA
90254
2 05/30/2019 PASS ANNUAL
177271 HERMOSA GIRL 1134 HERMOSA AVE HERMOSA BEACH,CA 2 05/30/2019 PASS BIENNIAL
59
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 13 of 33
90254
178153 HERMOSA GIRL 1136 HERMOSA AVE A HERMOSA BEACH,CA
90254
2 05/30/2019 PASS BIENNIAL
178128 HERMOSA GIRL 1138 HERMOSA AVE HERMOSA BEACH,CA
90254
2 05/30/2019 PASS BIENNIAL
177477 DOUGLASS MANOR -
APARTMENTS
114 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177181 2ND STREET LAUNDRY 117 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS BIENNIAL
178005 ROK SUSHI KITCHEN 1200 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
178096 VACANT 1216 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 VACANT ANNUAL
177549 LAUREL TAVERN 1220 HERMOSA AVE HERMOSA BEACH,CA
90254
1 06/20/2019 PASS ANNUAL
178773 BIJOUX BUILDING 1221 HERMOSA AVE HERMOSA BEACH,CA
90254
1 06/20/2019 PASS ANNUAL
177377 CHASE BANK 1221 HERMOSA AVE HERMOSA BEACH,CA
90254
1 06/20/2019 PASS BIENNIAL
177280 BAR METHOD OF HERMOSA 1225 HERMOSA AVE HERMOSA BEACH,CA
90254
1 12/17/2019 PASS ANNUAL
177541 NORTH SHORE POKE 1227 HERMOSA AVE HERMOSA BEACH,CA
90254
2 05/30/2019 VACANT BIENNIAL
177459 DIA DE CAMPO 1238 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177322 BIONIC BODY 1244 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 VACANT ANNUAL
177353 PARKING GARAGE 1301 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
178774 1303 HERMOSA AVE LLC 1303 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS BIENNIAL
177922 PARADISE ICE CREAM 1309 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS BIENNIAL
60
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 14 of 33
177934 PENNINSULA ESCROW 1311 HERMOSA AVE 300 HERMOSA BEACH,CA
90254
1 06/20/2019 PASS BIENNIAL
178110 SUPERVISION 1311 HERMOSA AVE 200 HERMOSA BEACH,CA
90254
1 06/20/2019 PASS BIENNIAL
177624 OUTPOST 406 1314 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
178173 THE STANDING ROOM 1320 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177306 BEACH MARKET, INC. 1325 HERMOSA AVE HERMOSA BEACH,CA
90254
1 06/20/2019 PASS BIENNIAL
179883 DECADENCE 1332 HERMOSA AVE HERMOSA BEACH,CA
90254
0 05/03/2019 PASS ANNUAL
177931 PEDONE'S PIZZA & FINE
FOODS
1332 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
178204 UNDERGROUND PUB &
GRILL
1332 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177343 HERMOSA BREWING
COMPANY
1342 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177304 BEACH HOUSE
APARTMENTS
1400 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
178310 VACANT OCCUPANY 1403 HERMOSA AVE HERMOSA BEACH,CA
90254
1 09/26/2019 VACANT ANNUAL
178294 VACANT OCCUPANCY 1405 HERMOSA AVE HERMOSA BEACH,CA
90254
2 05/30/2019 VACANT BIENNIAL
178223 VACANT OCCUPANCY 1407 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
178306 VACANT 1409 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
178290 VACANT OCCUPANCY 1411 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
178254 VACANT OCCUPANCY 1423 HERMOSA AVE HERMOSA BEACH,CA
90254
2 05/30/2019 PASS BIENNIAL
177659 HWANG APARTMENTS 150 HERMOSA AVE HERMOSA BEACH,CA 3 06/05/2019 PASS ANNUAL
61
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 15 of 33
90254
177210 LILAC & LEMON 1503 HERMOSA AVE HERMOSA BEACH,CA
90254
1 07/02/2019 PASS BIENNIAL
177347 BRIGHT CLEANERS 1505 HERMOSA AVE HERMOSA BEACH,CA
90254
1 09/26/2019 PASS ANNUAL
178192 APARTMENTS 156 HERMOSA AVE 156-164 HERMOSA BEACH,CA
90254
2 05/30/2019 PASS ANNUAL
177423 CONROY APTS. 16 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177984 RASSMUSSEN
APARTMENTS
1644 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177727 SERVE ON 2ND 170 HERMOSA AVE HERMOSA BEACH,CA
90254
2 05/30/2019 PASS ANNUAL
177553 GASTELUM APTS 1800 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177628 HERMOSA SEAGULL LLC 1816 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177633 HERMOSA SOUTHWINDS 1830 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
178147 SERVE ON 2ND 190 HERMOSA AVE HERMOSA BEACH,CA
90254
2 06/05/2019 PASS ANNUAL
177855 PUEBLO APARTMENTS 1912 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177211 AGAJANIAN APARTMENTS 1917 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
178064 SIMONS APARTMENTS 2 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
178351 WILCOX APARTMENTS 2021 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177942 PHILLIP'S PROPERTIES 2100 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/03/2019 PASS ANNUAL
177776 MAHAJAN APARTMENTS 2112 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
62
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 16 of 33
177405 COMAFORD APARTMENTS 2147 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
178158 THE GREEN STORE 2151 HERMOSA AVE HERMOSA BEACH,CA
90254
1 07/02/2019 PASS BIENNIAL
177900 P A PARTNERSHIP 216 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177470 DONJAC PROPERTIES #2
LLC
220 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177428 COURTNEY APARTMENTS 2200 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
177693 JOHN DUGAN APARTMENTS 2231 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
178059 SHERMAN APARTMENTS 2540 HERMOSA AVE HERMOSA BEACH,CA
90254
1 09/26/2019 PASS ANNUAL
177497 EL GRINGO 2620 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
177867 NORTH END BAR & GRILL 2626 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
178136 SURF AND SAND VILLAS 2640 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
178688 ICAZA APARTMENTS 2644 HERMOSA AVE HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
177403 COLEBANK APARTMENTS 3414 HERMOSA AVE HERMOSA BEACH,CA
90254
1 09/26/2019 PASS ANNUAL
177761 LINDELL APARTMENTS 403 HERMOSA AVE 403-417 HERMOSA BEACH,CA
90254
3 09/26/2019 PASS ANNUAL
178139 SURFVIEW CONDOS 404 HERMOSA AVE 404-412 HERMOSA BEACH,CA
90254
3 09/26/2019 PASS ANNUAL
177418 VIEWPOINT HERMOSA
CONDOS
444 HERMOSA AVE HERMOSA BEACH,CA
90254
3 09/26/2019 PASS ANNUAL
177248 APARTMENTS 606 HERMOSA AVE 602-612 HERMOSA BEACH,CA
90254
3 12/17/2019 PASS ANNUAL
178332 WARREN APARTMENTS 626 HERMOSA AVE HERMOSA BEACH,CA 3 12/09/2019 PASS ANNUAL
63
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 17 of 33
90254
178051 SHAPIRA APARTMENTS 640 HERMOSA AVE 640-646 HERMOSA BEACH,CA
90254
3 12/17/2019 PASS ANNUAL
177612 HERMOSA BEACH YACHT
CLUB
66 HERMOSA AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177370 CARLTON APTS 701 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177475 DOTT CORPORATION 810 HERMOSA AVE HERMOSA BEACH,CA
90254
2 05/30/2019 PASS BIENNIAL
177294 BEACH BODIES 822 HERMOSA AVE HERMOSA BEACH,CA
90254
2 06/05/2019 PASS BIENNIAL
178304 HERMOSA MEXICAN REST. 824 HERMOSA AVE HERMOSA BEACH,CA
90254
2 06/21/2019 PASS ANNUAL
177265 ASHLEY'S DELI & MARKET
INC.
828 HERMOSA AVE HERMOSA BEACH,CA
90254
2 06/21/2019 PASS ANNUAL
177450 UNITA 832 HERMOSA AVE HERMOSA BEACH,CA
90254
2 03/07/2019 PASS ANNUAL
177285 BARNACLES BAR AND
GRILL
837 HERMOSA AVE HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177655 VACANT 844 HERMOSA AVE HERMOSA BEACH,CA
90254
2 06/21/2019 VACANT ANNUAL
177290 BAY SELF STORAGE 901 HERMOSA AVE HERMOSA BEACH,CA
90254
3 11/08/2019 PASS ANNUAL
177764 VACANT 910 HERMOSA AVE HERMOSA BEACH,CA
90254
2 06/21/2019 VACANT ANNUAL
177235 ANGEL HAIR & NAILS 934 HERMOSA AVE 4 HERMOSA BEACH,CA
90254
2 06/21/2019 PASS ANNUAL
177512 EVOLUTION SALON H.B. 934 HERMOSA AVE 6 HERMOSA BEACH,CA
90254
3 06/05/2019 PASS BIENNIAL
177980 RADICI ITALIAN
RESTAURANT
934 HERMOSA AVE 7 HERMOSA BEACH,CA
90254
3 12/17/2019 PASS ANNUAL
177505 THERAPIST 936 HERMOSA AVE 107A HERMOSA BEACH,CA
90254
3 12/17/2019 PASS BIENNIAL
64
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 18 of 33
178111 STARBUCKS COFFEE 1305 HERMOSA AVE AVE HERMOSA BEACH,CA
90254
1 07/02/2019 PASS BIENNIAL
178103 SPOT LIGHT
ENTERTAINMENT
121 HERONDO ST HERMOSA BEACH,CA
90254
2 02/21/2019 CLOSED ANNUAL
177957 PLAYA PACIFICA
APARTMENTS
415 HERONDO ST HERMOSA BEACH,CA
90254
3 06/05/2019 PASS ANNUAL
177310 BEACHSIDE CONDOS 447 HERONDO ST HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
177563 GONNOUD APARTMENTS 1132 LOMA DR HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
177590 HAYES & WELCH
APARTMENTS
1436 LOMA DR HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
177998 ROBERT P. FARIES
APARTMENTS
1502 LOMA DR HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
177726 LA PENITA II 200 LONGFELLOW AVE HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
177870 O K CORRAL PRESCHOOL 739 LONGFELLOW AVE HERMOSA BEACH,CA
90254
2 02/21/2019 PASS ANNUAL
177755 LIDDEL APARTMENTS 1002 MANHATTAN AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177474 DOSLAND APARTMENTS 1010 MANHATTAN AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
178339 WEISMAN APARTMENTS 1106 MANHATTAN AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177203 ABIGAILES 1301 MANHATTAN AVE HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
177798 MARLIN EQUITY 1301 MANHATTAN AVE C HERMOSA BEACH,CA
90254
1 07/02/2019 PASS BIENNIAL
177820 MIKE'S GUITAR PARLOR 1301 MANHATTAN AVE A HERMOSA BEACH,CA
90254
1 09/17/2019 PASS BIENNIAL
178020 SAILFISH HOLDINGS - C/O
MARLIN EQUITY
1301 MANHATTAN AVE D HERMOSA BEACH,CA
90254
1 07/02/2019 PASS BIENNIAL
177737 LASKEY APARTMENTS 131 MANHATTAN AVE HERMOSA BEACH,CA 3 12/17/2019 PASS ANNUAL
65
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 19 of 33
90254
177258 APPLEGATE APTS 1534 MANHATTAN AVE HERMOSA BEACH,CA
90254
2 06/21/2019 PASS ANNUAL
179047 FIRST CHURCH OF CHRIST 1547 MANHATTAN AVE HERMOSA BEACH,CA
90254
2 02/21/2019 CLOSED ANNUAL
177420 CONDOS 162 MANHATTAN AVE HERMOSA BEACH,CA
90254
2 06/21/2019 PASS ANNUAL
177630 HERMOSA SHORES APTS 1717 MANHATTAN AVE HERMOSA BEACH,CA
90254
2 06/21/2019 PASS ANNUAL
177167 1745 MANHATTAN AVENUE,
LLC
1745 MANHATTAN AVE HERMOSA BEACH,CA
90254
1 07/02/2019 PASS BIENNIAL
177416 CONDOS 226 MANHATTAN AVE HERMOSA BEACH,CA
90254
2 06/21/2019 PASS ANNUAL
178268 CONDOS 230 MANHATTAN AVE HERMOSA BEACH,CA
90254
2 06/21/2019 PASS ANNUAL
177733 LANSING APTS 2611 MANHATTAN AVE HERMOSA BEACH,CA
90254
2 06/21/2019 PASS ANNUAL
177305 BEACH MAIL BOX 2629 MANHATTAN AVE B HERMOSA BEACH,CA
90254
1 05/08/2019 PASS BIENNIAL
177615 HERMOSA CLEANERS 2629 MANHATTAN AVE HERMOSA BEACH,CA
90254
1 06/20/2019 PASS BIENNIAL
177783 MANHATTAN MART 2641 MANHATTAN AVE HERMOSA BEACH,CA
90254
2 02/21/2019 PASS ANNUAL
177730 VACANT 2700 MANHATTAN AVE HERMOSA BEACH,CA
90254
1 05/08/2019 PASS ANNUAL
177331 BOCCATO'S GROCERIES 3127 MANHATTAN AVE HERMOSA BEACH,CA
90254
1 07/02/2019 PASS BIENNIAL
177881 O'CONNOR PROPERTY 3201 MANHATTAN AVE HERMOSA BEACH,CA
90254
1 05/08/2019 PASS BIENNIAL
178087 OCONNOR PROPERTIES 3201 MANHATTAN AVE HERMOSA BEACH,CA
90254
2 02/21/2019 PASS ANNUAL
177780 MANHATTAN BEACH
KARATE & YOGA OFFICE
3207 MANHATTAN AVE HERMOSA BEACH,CA
90254
1 05/20/2019 PASS BIENNIAL
66
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 20 of 33
177702 KAREN WITTICH DESIGNS 3209 MANHATTAN AVE HERMOSA BEACH,CA
90254
1 07/02/2019 PASS BIENNIAL
177226 BROTHER'S BURRITOS 3216 MANHATTAN AVE B HERMOSA BEACH,CA
90254
1 05/20/2019 PASS ANNUAL
177387 CHUG SALON 3217 MANHATTAN AVE HERMOSA BEACH,CA
90254
1 05/20/2019 PASS BIENNIAL
178206 UNLIMITED FITNESS 3219 MANHATTAN AVE HERMOSA BEACH,CA
90254
1 05/20/2019 PASS BIENNIAL
177640 HERTEL APARTMENTS 3302 MANHATTAN AVE HERMOSA BEACH,CA
90254
1 05/20/2019 PASS ANNUAL
177852 NARAMORE APARTMENTS 401 MANHATTAN AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
178209 VAAL APARTMENTS 435 MANHATTAN AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
178331 WARREN APARTMENTS 516 MANHATTAN AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177926 PARKE APARTMENTS 520 MANHATTAN AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177893 OVERMAN APARTMENTS 644 MANHATTAN AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177502 ENDERS APARTMENTS 702 MANHATTAN AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177588 HAYES & WELCH
APARTMENTS
707 MANHATTAN AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177983 SEAHORSE APARTMENTS 712 MANHATTAN AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177718 KLASSY MONREAL FAMILY
PARTNERSHIP
718 MANHATTAN AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177495 APPRARMENTS 841 MANHATTAN AVE HERMOSA BEACH,CA
90254
2 02/21/2019 PASS ANNUAL
177979 APPARTMENTS 907 MANHATTAN AVE HERMOSA BEACH,CA
90254
2 02/21/2019 PASS ANNUAL
177892 OUR LADY OF GUADALUPE 340 MASSEY ST HERMOSA BEACH,CA 2 01/02/2019 PASS ANNUAL
67
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 21 of 33
PRESCHOOL 90254
177461 DIMITRIUS APARTMENTS 101 MONTEREY BLVD HERMOSA BEACH,CA
90254
1 05/20/2019 PASS ANNUAL
177412 CONDO COMPLEX 1111 MONTEREY BLVD HERMOSA BEACH,CA
90254
2 12/11/2019 PASS ANNUAL
177653 HORN APARTMENTS- 1123-
1127 MONT.
1123 MONTEREY BLVD HERMOSA BEACH,CA
90254
1 05/20/2019 PASS ANNUAL
177751 LENZ APARTMENTS 1137 MONTEREY BLVD HERMOSA BEACH,CA
90254
1 05/20/2019 PASS ANNUAL
177991 THE REAL ESTATE STORE 1328 MONTEREY BLVD HERMOSA BEACH,CA
90254
2 02/21/2019 CLOSED ANNUAL
177589 HAYES & WELCH
APARTMENTS
1428 MONTEREY BLVD HERMOSA BEACH,CA
90254
1 05/20/2019 PASS ANNUAL
177240 APARTMENT COMPLEX 1536 MONTEREY BLVD HERMOSA BEACH,CA
90254
1 06/03/2019 PASS ANNUAL
177849 READY FIT GO 1025 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177803 MCDONALD'S RESTAURANT 1107 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177646 HOLIDAY INN EXPRESS &
SUITES
125 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 05/20/2019 PASS ANNUAL
177382 CHIPOTLE MEXICAN GRILL
1286
1439 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 07/02/2019 PASS ANNUAL
178340 WELLS FARGO BANK 1501 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 07/02/2019 PASS BIENNIAL
177631 HERMOSA SMILES
DENTISTRY
1559 PACIFIC COAST HWY
101
HERMOSA BEACH,CA
90254
1 05/20/2019 PASS BIENNIAL
177720 KRISER'S NATURAL PET
STORE
1559 PACIFIC COAST HWY
103
HERMOSA BEACH,CA
90254
1 07/16/2019 PASS BIENNIAL
177850 NAIL GARDEN 1559 PACIFIC COAST HWY
105
HERMOSA BEACH,CA
90254
1 07/16/2019 PASS BIENNIAL
178496 PLAZA HERMOSA BUILDING
COMPLEX
1559 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 06/03/2019 PASS BIENNIAL
68
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 22 of 33
177172 24 HOUR FITNESS 1601 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 05/20/2019 PASS ANNUAL
178088 EXECUTIVE SUITES 1601 PACIFIC COAST HWY
290
HERMOSA BEACH,CA
90254
1 08/26/2019 PASS ANNUAL
177668 INDEPENDENT PHYSICAL
THERAPY
1601 PACIFIC COAST HWY
165
HERMOSA BEACH,CA
90254
1 12/09/2019 PASS ANNUAL
178501 LAW OFFICES OF PAUL
HERMAN
1601 PACIFIC COAST HWY
245
HERMOSA BEACH,CA
90254
1 08/26/2019 PASS ANNUAL
178355 RICHARD SEMEL DC 1601 PACIFIC COAST HWY
290
HERMOSA BEACH,CA
90254
1 08/26/2019 PASS ANNUAL
178024 SALON REPUBLIC 1601 PACIFIC COAST HWY
280
HERMOSA BEACH,CA
90254
1 08/26/2019 PASS ANNUAL
177634 MGR. CO. CONCEPT SEVEN,
LLC
1707 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 06/03/2019 PASS ANNUAL
177525 FENG APARTMENTS 1731 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 05/20/2019 PASS ANNUAL
177903 1803 APARTMENTS 1803 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 06/03/2019 PASS ANNUAL
178322 VILLA MARINA
APARTMENTS
2001 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 09/17/2019 PASS ANNUAL
177626 HERMOSA SALOON 211 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177170 2121 PCH, LLC 2121 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 07/16/2019 PASS ANNUAL
178226 AMIRIAN HOME 219 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 06/03/2019 PASS BIENNIAL
177978 R P & ASSOCIATES INC. 2205 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 07/16/2019 PASS BIENNIAL
177507 ERICA GIERMAN M F T 2309 PACIFIC COAST HWY
103
HERMOSA BEACH,CA
90254
1 07/16/2019 PASS BIENNIAL
177815 MICHAEL COLLINS 2309 PACIFIC COAST HWY
207
HERMOSA BEACH,CA
90254
1 07/16/2019 PASS BIENNIAL
177816 MICHAEL HUFFMAN & 2309 PACIFIC COAST HWY HERMOSA BEACH,CA 1 07/16/2019 PASS BIENNIAL
69
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 23 of 33
ASSOC. 105 90254
178180 THRIVENT FINANCIAL 2309 PACIFIC COAST HWY
107
HERMOSA BEACH,CA
90254
1 07/16/2019 PASS BIENNIAL
177196 A HEALING TOUCH BY LILIN 2401 PACIFIC COAST HWY
109
HERMOSA BEACH,CA
90254
1 07/16/2019 PASS BIENNIAL
177498 EL GRINGO MANAGEMENT 2401 PACIFIC COAST HWY
206
HERMOSA BEACH,CA
90254
1 07/16/2019 PASS BIENNIAL
177883 HOLLYWOOD ESCROW 2401 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 07/16/2019 PASS BIENNIAL
177344 PATRIC WHITE 2401 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 07/16/2019 PASS BIENNIAL
179048 PEASRON MD 2401 PACIFIC COAST HWY
105
HERMOSA BEACH,CA
90254
1 09/17/2019 PASS ANNUAL
178014 ROYA ARBAB DDS 2401 PACIFIC COAST HWY
205
HERMOSA BEACH,CA
90254
1 06/03/2019 PASS ANNUAL
178118 STATE FARM INSURANCE 2401 PACIFIC COAST HWY
201
HERMOSA BEACH,CA
90254
1 07/16/2019 PASS BIENNIAL
178123 STONE FOX SWIM WEAR 2401 PACIFIC COAST HWY
108
HERMOSA BEACH,CA
90254
1 07/16/2019 PASS BIENNIAL
177651 HOPE CHAPEL
FOURSQUARE CHURCH
2420 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 PASS ANNUAL
177272 REALITY ONE GROUP 243 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 09/17/2019 PASS BIENNIAL
177173 2447 PACIFIC COAST
HIGHWAY, LLC
2447 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
178681 FIRSTSTEPS FOR KIDS 2447 PACIFIC COAST HWY
111
HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
177740 MCLACHLAN LAW 2447 PACIFIC COAST HWY
100
HERMOSA BEACH,CA
90254
1 06/03/2019 PASS BIENNIAL
177987 REGUS MANAGEMENT 2447 PACIFIC COAST HWY
200
HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
178106 SPYDERBOARDS 2461 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 06/03/2019 PASS BIENNIAL
70
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 24 of 33
177217 ALDEN & ASSOCIATES 250 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/17/2019 CLOSED BIENNIAL
177654 HOTEL HERMOSA 2515 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 06/03/2019 PASS ANNUAL
178682 OCEAN POINT BUILDING
COMPLEX
2601 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 06/03/2019 PASS BIENNIAL
178002 RODGERS, JOHN ATTY. AT
LAW
2601 PACIFIC COAST HWY
300-302
HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
177360 CONCIERGE ESCROW 2615 PACIFIC COAST HWY
215-216
HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
177493 EDWARD JONES INV. 2615 PACIFIC COAST HWY
223
HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
177501 ELWOOD CAPITAL GROUP 2615 PACIFIC COAST HWY
100
HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
177492 FREEMAN MATHIS & GARY 2615 PACIFIC COAST HWY
300-301
HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
177672 INTENSIVE BEHAVIOR
INTERVENTION
CONSULTANTS (IBIC)
2615 PACIFIC COAST HWY
105
HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
178683 PACIFIC PHYSICAL
THERAPY
2615 PACIFIC COAST HWY
321
HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
177697 SHAUNA LETVIN LCSW 2615 PACIFIC COAST HWY
327
HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
178081 SOUSA & WEBER LLP 2615 PACIFIC COAST HWY
224
HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
178119 STATE FARM INSURANCE 2615 PACIFIC COAST HWY
221
HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
178690 DOMAIN DEVELOPMENT
CORP.
2699 PACIFIC COAST HWY
201
HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
177827 VACANT 2699 PACIFIC COAST HWY
101
HERMOSA BEACH,CA
90254
1 08/07/2019 VACANT BIENNIAL
177267 VACANT 2699 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
71
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 25 of 33
178126 DUNN EDWARDS PAINT 2775 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 12/09/2019 PASS BIENNIAL
177598 HERMOSA AUTO DETAILING
AND TINT
303 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177622 HERMOSA MOTORS 303 PACIFIC COAST HWY A HERMOSA BEACH,CA
90254
1 09/17/2019 PASS BIENNIAL
177955 GAME READY 307 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177819 VACANT 3125 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 VACANT ANNUAL
178097 SKECHERS 3201 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
177561 SKECHERS 3201 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
177569 SKECHERS 3201 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
178091 SOUTH BAY JIU JITSU 325 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 08/09/2019 PASS BIENNIAL
178010 ROTH & ASSOCIATES 329 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 08/09/2019 PASS BIENNIAL
177591 THE ROTH GROUP 329 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177183 3RD STREET TATTOO 331 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
177543 FURNISHED 333 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 08/07/2019 PASS BIENNIAL
177600 HERMOSA BARBERSHOP 336 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177919 PAMPERED TOT 339 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 09/17/2019 PASS ANNUAL
177920 PANACHE BEAUTY &
THREADING SALON
344 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/17/2019 PASS ANNUAL
177738 PACIFIC COAST LAUNDRY 402 PACIFIC COAST HWY HERMOSA BEACH,CA 3 12/02/2019 PASS ANNUAL
72
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 26 of 33
90254
178194 TRIANGLE HARDWARE/ACE 403 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 PASS ANNUAL
177621 HERMOSA MASSAGE 407 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 PASS ANNUAL
177195 A & M TOWING 421 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 CLOSED ANNUAL
177662 VACANT 422 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177362 CALIFORNIA SUSHI &
TERIYAKI
429 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177184 3V SIGNS & GRAPHICS 434 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 PASS ANNUAL
177520 FAT TOMATO PIZZA 446 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177190 7-ELEVEN STORE #2173-
23944 C/O BUS LIC
454 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/17/2019 PASS BIENNIAL
178018 SABRA BEIRUT MIX 500 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 CLOSED ANNUAL
177599 HERMOSA MOTORS 501 PACIFIC COAST HWY A HERMOSA BEACH,CA
90254
3 12/02/2019 PASS ANNUAL
178099 VACANT 503 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 VACANT ANNUAL
177691 JIM & JACK'S COLLISION
CENTER
555 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 PASS ANNUAL
178084 E3 VEHICLES 619 PACIFIC COAST HWY A HERMOSA BEACH,CA
90254
1 09/17/2019 PASS ANNUAL
177748 LEARNED LUMBER 635 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 PASS ANNUAL
177749 LEARNED LUMBER 801 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 PASS ANNUAL
177784 MARATHON CAR
RENTAL/CASEY PREMIUM
802 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 PASS ANNUAL
73
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 27 of 33
CARS SALES
177558 G-IMPORTS 825 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
1 09/17/2019 PASS ANNUAL
177705 KATE LESTER INTERIORS 837 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 PASS ANNUAL
177373 CASEY'S AUTO REPAIR INC 840 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 PASS ANNUAL
178146 T L C PHARMACY INC. 845 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/02/2019 PASS ANNUAL
177613 KAREN LIU CHIROPRACTOR 853 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177397 DETAILS 860 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177781 MANHATTAN EXPRESS
TAILOR
861 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177952 YELLOW VASE CAFE 900 PACIFIC COAST HWY HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
178120 VACANT 845 PALM AVE HERMOSA BEACH,CA
90254
2 02/21/2019 VACANT ANNUAL
177811 SLATER 50/50 11 PIER AVE HERMOSA BEACH,CA
90254
1 06/03/2019 PASS ANNUAL
177970 PSYCHIC READINGS BY
MICHELLE
127 PIER AVE HERMOSA BEACH,CA
90254
1 06/10/2019 PASS BIENNIAL
177863 POWER REALTY 131 PIER AVE HERMOSA BEACH,CA
90254
1 06/10/2019 PASS BIENNIAL
177292 BEACH & BEVERLY 135 PIER AVE HERMOSA BEACH,CA
90254
1 08/09/2019 PASS BIENNIAL
178131 SUN POINT REALTY 145 PIER AVE B HERMOSA BEACH,CA
90254
1 08/09/2019 PASS BIENNIAL
178348 WICKED GROUP LLC 145 PIER AVE A HERMOSA BEACH,CA
90254
1 08/09/2019 PASS BIENNIAL
177261 WICKED+ 145 PIER AVE HERMOSA BEACH,CA
90254
1 10/30/2019 PASS BIENNIAL
74
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 28 of 33
177316 BEHAVIOR RESOURCES,
INC.
155 PIER AVE B HERMOSA BEACH,CA
90254
1 08/09/2019 PASS BIENNIAL
177663 I-ACT 155 PIER AVE A HERMOSA BEACH,CA
90254
1 08/09/2019 PASS BIENNIAL
177686 JAVA MAN 157 PIER AVE HERMOSA BEACH,CA
90254
1 08/09/2019 PASS BIENNIAL
178063 SILVIOS BRAZILIAN BBQ 20 PIER AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
179046 PIER SURF BOARD HOUSE 21 PIER AVE HERMOSA BEACH,CA
90254
1 06/10/2019 PASS BIENNIAL
177309 BEACH TRAVEL INC. 215 PIER AVE A HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
177571 CRITICAL MASS GROUP 215 PIER AVE HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
178036 SBTF CONSULTING 215 PIER AVE C HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
178335 WATERMANS HB 22 PIER AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177742 ERICSON BEACH REAL
ESTATE
239 PIER AVE HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
178137 SURF CITY HOSTEL 26 PIER AVE HERMOSA BEACH,CA
90254
3 12/17/2019 PASS ANNUAL
177295 WAVES 29 PIER AVE HERMOSA BEACH,CA
90254
1 06/10/2019 PASS BIENNIAL
177315 BECKER SURFBOARDS 301 PIER AVE HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
178224 SUGAR DAYNE COOKIES 308 PIER AVE HERMOSA BEACH,CA
90254
1 09/26/2019 PASS BIENNIAL
178181 ISTANBUL HOME 31 PIER AVE HERMOSA BEACH,CA
90254
1 12/09/2019 PASS BIENNIAL
177383 TWO MOONS 321 PIER AVE HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
177945 BLINK BAR 325 PIER AVE HERMOSA BEACH,CA 1 11/04/2019 PASS BIENNIAL
75
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 29 of 33
90254
178027 SAND SPA 327 PIER AVE HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
178150 VACANT 337 PIER AVE HERMOSA BEACH,CA
90254
1 06/10/2019 VACANT ANNUAL
177792 MARLIN EQUITY PARTNERS 338 PIER AVE HERMOSA BEACH,CA
90254
1 07/02/2019 PASS BIENNIAL
177572 GREENBELT (36 PIER LLC) 36 PIER AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177478 DOWNTOWN BAKERY /
CAFE BONAPARTE
37 PIER AVE HERMOSA BEACH,CA
90254
1 12/17/2019 PASS BIENNIAL
177918 PALMILLA 39 PIER AVE HERMOSA BEACH,CA
90254
1 06/10/2019 PASS ANNUAL
177790 MARLIN EQUITY 400 PIER AVE HERMOSA BEACH,CA
90254
1 07/02/2019 PASS BIENNIAL
177823 MIMOSA 405 PIER AVE HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
177946 PIER MEDICAL 415 PIER AVE HERMOSA BEACH,CA
90254
1 06/10/2019 PASS BIENNIAL
178001 ROCKEFELLER 418 PIER AVE HERMOSA BEACH,CA
90254
1 06/10/2019 PASS ANNUAL
177800 MAXIMUS FULL SERVICE
SALON
419 PIER AVE HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
178142 SWEET BLOOMS 421 PIER AVE HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
177619 HERMOSA LOCK & SAFE
SHOP
423 PIER AVE HERMOSA BEACH,CA
90254
0 10/30/2019 PASS BIENNIAL
177355 SOSTA 439 PIER AVE HERMOSA BEACH,CA
90254
1 11/04/2019 PASS ANNUAL
177614 DOOR TO DOOR CLEANERS 440 PIER AVE HERMOSA BEACH,CA
90254
1 09/26/2019 PASS BIENNIAL
178069 SKIN SAVVY MEDICAL 49 PIER AVE 2A&B HERMOSA BEACH,CA
90254
1 12/17/2019 PASS BIENNIAL
76
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 30 of 33
178187 SKIN SAVVY MEDICAL SPA 49 PIER AVE HERMOSA BEACH,CA
90254
1 12/09/2019 PASS BIENNIAL
177674 THE BAKED BEAR 49 PIER AVE A HERMOSA BEACH,CA
90254
1 06/10/2019 PASS BIENNIAL
178363 YER CHEAT'N HEART
TATTOO INC.
49 PIER AVE 2F HERMOSA BEACH,CA
90254
1 06/10/2019 PASS BIENNIAL
177928 PATRICK MOLLOY'S 50 PIER AVE A HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177587 FIVE ZERO FIVE 505 PIER AVE HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
178171 THE SOLUTION 507 PIER AVE B HERMOSA BEACH,CA
90254
1 10/30/2019 PASS BIENNIAL
177743 TRUE NORTH CRYO 507 PIER AVE A HERMOSA BEACH,CA
90254
1 10/30/2019 PASS BIENNIAL
178172 THE SOURCE CAFE 509 PIER AVE HERMOSA BEACH,CA
90254
1 06/10/2019 PASS BIENNIAL
178333 WASH & SURF COIN
LAUNDRY
511 PIER AVE HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
177274 BAKER BURTON & LUNDY 515 PIER AVE HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
177321 BIKRAM YOGA HERMOSA
BEACH
518 PIER AVE HERMOSA BEACH,CA
90254
1 06/10/2019 PASS ANNUAL
177273 BAJA SHARKEEZ
RESTAURANT AND DANCE
FLR
52 PIER AVE HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
178191 TOWER 12 53 PIER AVE HERMOSA BEACH,CA
90254
1 06/10/2019 PASS ANNUAL
177609 HERMOSA BEACH POLICE 540 PIER AVE HERMOSA BEACH,CA
90254
1 06/10/2019 PASS ANNUAL
177605 LA COUNTY FIRE STATION
100
540 PIER AVE HERMOSA BEACH,CA
90254
1 09/26/2019 VACANT ANNUAL
177608 HERMOSA BEACH LIBRARY 550 PIER AVE HERMOSA BEACH,CA
90254
1 06/20/2019 PASS BIENNIAL
77
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 31 of 33
177206 ACCUDATA 555 PIER AVE D HERMOSA BEACH,CA
90254
1 06/10/2019 PASS BIENNIAL
177745 HERMOSA BEACH LAW
OFFICES
555 PIER AVE 4 HERMOSA BEACH,CA
90254
1 10/30/2019 PASS BIENNIAL
177611 HERMOSA BEACH
SURGERY CENTER
555 PIER AVE 1 HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
178066 SKIN MEDIX 555 PIER AVE E HERMOSA BEACH,CA
90254
1 06/10/2019 PASS BIENNIAL
178323 VIRGINIA AESTHETICS 555 PIER AVE F HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
177825 MISS BEE'S TUTORING 565 PIER AVE HERMOSA BEACH,CA
90254
1 11/04/2019 PASS BIENNIAL
177224 AMERICAN JUNKIE 58 PIER AVE HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
178105 SPYDER BOARD SHOP 65 PIER AVE HERMOSA BEACH,CA
90254
1 06/10/2019 PASS BIENNIAL
178033 AMERICAN JUNKIE 68 PIER AVE HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
177538 AT&T 703 PIER AVE D HERMOSA BEACH,CA
90254
1 12/09/2019 PASS BIENNIAL
177944 PICK UP STIX #721 703 PIER AVE A HERMOSA BEACH,CA
90254
1 06/20/2019 PASS ANNUAL
178188 TORRANCE MEMORIAL 705 PIER AVE A HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177409 COMMUNITY CENTER 710 PIER AVE HERMOSA BEACH,CA
90254
1 06/20/2019 PASS ANNUAL
177356 C V S PHARMACY #9476 711 PIER AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
178325 VONS COMPANIES, INC.
#2110
715 PIER AVE HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177606 VACANT 719 PIER AVE HERMOSA BEACH,CA
90254
3 12/09/2019 VACANT ANNUAL
177809 REBEL REPUBLIC SOCIAL 73 PIER AVE HERMOSA BEACH,CA 1 06/10/2019 PASS ANNUAL
78
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 32 of 33
HOUSE 90254
177999 ROBERT'S LIQUOR 74 PIER AVE HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
177595 HENNESSEY'S TAVERN 8 PIER AVE HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
177394 CITI BANK 81 PIER AVE HERMOSA BEACH,CA
90254
1 12/04/2019 PASS ANNUAL
178042 SEA SPRITE OCEANFRONT
APT. MOTEL
1016 THE STRAND HERMOSA BEACH,CA
90254
1 06/10/2019 PASS ANNUAL
178041 SEA SPRITE MOTEL 1042 THE STRAND HERMOSA BEACH,CA
90254
3 12/04/2019 PASS ANNUAL
178037 SCOTTY'S 1100 THE STRAND HERMOSA BEACH,CA
90254
1 06/10/2019 PASS ANNUAL
177303 BEACH HOUSE HOTEL 1300 THE STRAND B HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
178270 INDIVIDUAL CONDO 636 THE STRAND HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177753 LIGHTBOURN APARTMENTS 830 THE STRAND HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177830 MITCHELL APARTMENTS 840 THE STRAND HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177635 HERMOSA VALLEY SCHOOL 1645 VALLEY DR HERMOSA BEACH,CA
90254
1 08/09/2019 PASS ANNUAL
177604 HERMOSA BEACH CITY
SCHOOL DISTRICT
425 VALLEY DR HERMOSA BEACH,CA
90254
1 06/20/2019 PASS BIENNIAL
177848 MUSIC FOCUS 671 VALLEY DR HERMOSA BEACH,CA
90254
1 08/09/2019 PASS ANNUAL
178164 THE PRODUCTION
COMPANY
673 VALLEY DR HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177676 J. D. MANUFACTURING
COMPANY
675 VALLEY DR HERMOSA BEACH,CA
90254
1 08/09/2019 PASS ANNUAL
178038 SCREAMING LEOPARD
STUDIOS
677 VALLEY DR HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
79
Fire Station/Fire Prevention Unit Inspections
FIRE STATION 100 (Sector: All) (Frequency: All)
Run Date: 2/4/2020 10:33:25 AM
Page 33 of 33
177682 AQUATECH GLASSING 717 VALLEY DR D2-D3 HERMOSA BEACH,CA
90254
1 12/09/2019 PASS ANNUAL
177463 DOGHOUSE STUDIOS 717 VALLEY DR B2 HERMOSA BEACH,CA
90254
1 06/20/2019 PASS ANNUAL
177328 GLASS HOUSE 717 VALLEY DR A2 HERMOSA BEACH,CA
90254
1 06/20/2019 PASS ANNUAL
177694 JOHNSON FINE WOOD 717 VALLEY DR C2 HERMOSA BEACH,CA
90254
1 06/20/2019 PASS ANNUAL
177696 JOL DESIGN
INCORPORATED
717 VALLEY DR A1 HERMOSA BEACH,CA
90254
1 06/20/2019 PASS ANNUAL
177396 CLARK CITY BUILDING 861 VALLEY DR. HERMOSA BEACH,CA
90254
3 12/09/2019 PASS ANNUAL
177603 HERMOSA BEACH CITY
HALL
1315 VALLEY ST HERMOSA BEACH,CA
90254
1 06/20/2019 PASS ANNUAL
177169 22 HERMOSA AVE
APARTMENTS
22 HERMOSA AVE HERMOSA BEACH,CA
90255
3 12/09/2019 PASS ANNUAL
TOTAL INSPECTIONS: 534
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C o d e E n f o r c e m e n t C U P R e v i e w
July 1 – December 31, 2019
Statistical Data Relating to Business Checks of Alcohol Serving Establishments:
Total Establishment Checks (6 month period) 2926
Average Total Checks Per Month 482
Average Total Checks Per Shift 27
Average Checks Per Establishment Per Month 20
*These checks are for: occupancy load, fire exits, floorplans, live entertainment, and overall condition.
Business Name Total Checks Aug –Dec
2019
Abaigailes / Ocean Bar 102
The Deck 123
Slater 50/50 119
Hennessey’s Tavern 123
Silvio’s 123
Waterman’s HB 123
The Lighthouse 158
Palmilla 134
Patrick Molloy’s 189
Baja Sharkeez 192
Tower 12 192
American Junkie 158
Barnacles 98
Mosa 96
Laurel Tavern 102
Dia De Campo 102
The Standing Room 102
Underground 102
Chelsea 102
Rebel Republic 102
Suzy’s/Barsha 96
North End Bar 96
Saint Rocke 96
Hermosa Saloon 96
Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3884
81
C o d e E n f o r c e m e n t C U P R e v i e w
March 1 – August 31, 2019
Statistical Data Relating to Business Checks of Alcohol Serving Establishments:
Total Establishment Checks (6 month period) 4279
Average Total Checks Per Month 728
Average Total Checks Per Shift 38
Average Checks Per Establishment Per Month 40
*These checks are for: occupancy load, fire exits, floorplans, live entertainment, and overall condition.
Business Name Total Checks Mar – Aug
2019
North End Bar 135
Abaigailes / Ocean Bar 246
Saint Rocke 130
Hermosa Saloon 130
Slater 50/50 189
Hennessey’s Tavern 189
Silvio’s 137
Waterman’s HB 184
The Lighthouse 189
Palmilla 189
Patrick Molloy’s 241
Baja Sharkeez 238
Tower 12 238
American Junkie 238
The Deck 242
Barnacles 135
Serve on 2nd 82
Laurel Tavern 130
Dia De Campo 130
The Standing Room 146
Underground 238
Chelsea 238
Rebel Republic 142
Suzy’s 123
Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3884
82
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 20-0261
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 19, 2020
Information Only: Public Hearing Notices and Project Zoning Maps
Attachments:
1.Public Notices
2.Project Zoning Maps
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Easy Reader
Run Date: May 7, 2020 DISPLAY
Acct: 7010-2110
City of Hermosa Beach
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public
hearing on Tuesday, May 19, 2020, to consider the following:
1. Precise Development Plan PDP 20-2, a request to remodel and add 71 square feet to an existing 6,726
square foot office building (the new building size will be 6,797 square feet), add a new 2,212 square foot
roof deck, and remodel the façade of the office building located at 1001 Hermosa Avenue, and determine
that the project is categorically exempt from the California Environmental Quality Act.
2. Conditional Use Permit Amendment CUP 20-3 request to expand a dance and music studio (assembly
hall) within the existing building at 400-402 Pacific Coast Highway (School of Dance and Music), and
determination that the project is categorically exempt from the California Environmental Quality Act
(CEQA).
3. Initiation of a Zoning Code Text Amendment to allow the use of mechanical vehicle lifts as a method to
provide required parking and determination that the project is categorically exempt from the California
Environmental Quality Act (CEQA).
4. Receive a presentation, discuss, and provide feedback on the Hermosa Beach Zoning and Subdivision
Ordinance Assessment Report.
SAID PUBLIC HEARINGS shall be held virtually at 7:00 P.M., or as soon thereafter as the matter may be heard.
THIS MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR GAVIN
NEWSOM ON MARCH 17, 2020. ANY OR ALL PLANNING COMMISSION MEMBERS MAY ATTEND AND
PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING. MEMBERS OF THE PUBLIC MAY PARTICIPATE
BY TELECONFERENCE.
ANY AND ALL PERSONS interested are invited to participate and speak at these hearings at the above time. For
inclusion in the agenda packet to be distributed, written comments of interested parties should be mailed to the
Community Development Department, Planning Division, in care of City Hall at 1315 Valley Drive, Hermosa Beach,
CA 90254 or emailed to CommunityDevelopment@hermosabeach.gov prior to Tuesday, May 12, 2020, at 12:00
p.m. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda
for the matter.
Public Participation
City Hall will be closed to the public until further notice. Members of the public may submit eComments (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 provide your full name and 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.
Written comments may also be submitted via eComment in 3 easy steps: 1) Go to the Agendas/Minutes/Video
webpage and find the meeting on which you’d like to comment; 2) Find the agenda item on which you’d like to
comment; and 3) sign in to your SpeakUp Hermosa Account or sign in as a guest, enter your comment in the field
provided, provide your name, and if applicable, attach files before submitting your comment.
85
2
IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or someone
else raised at the public hearing described in this notice, or in written correspondence delivered to the Community
Development Department, Planning Division, at, or prior to, the public hearing.
FOR FURTHER INFORMATION, please contact the Community Development Department, Planning Division, at
(310) 318-0242 or CommunityDevelopment@hermosabeach.gov. The Department operates from 7:00 a.m. to 6:00
p.m., Monday through Thursday. Please contact a staff planner at Planning@hermosabeach.gov to discuss a
specific project on the Planning Commission agenda. A copy of the staff report(s) in the Planning Commission
packet will be available for public review at the end of the business day on Thursday, May 14, 2020, on the City’s
website at www.hermosabeach.gov. Relevant Municipal Code sections are also available on the website.
Ken Robertson
Director of Community Development
86
Palm Dr8th St
10th StThe StrandBayview DrSunset DrHermosa AveMonterey BlvdManhattan AveLoma Dr9th St Pier Ave11th St
14th Ct
13th St
13th Ct
9th CtBeach Dr11th Ct
12th Ct
Pier Plaza
10th Ct
14th St
13th St
11th StManhattanAve
Beach 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
May 19, 2020
APN: 4187-007-025
1001 Hermosa Ave
Precise Development Plan
Zone: C-2
87
5th St
6th St
Valley Dr3rd St
2nd St
4th St
8th St
Pacific Coast HwyArdmore Ave1st StHopkins St7th St Prospect AveAlley
Pine StOcean View Ave7th Pl
Meyer CtGravley CtCochise Ave6th St
CochiseAve4th St
4th St
3rd St4th StArdmore Ave6th St
2nd 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)
500' Notification Radius
Projects Zoning Map
Planning Commission Meeting
May 19, 2020
APN: 4186-017-019
400 Pacific Coast Highway
Conditional Use Permit Amendment
Zone: SPA-7
88
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 20-0266
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 19, 2020
Precise Development Plan (PDP 20-2), a request to convert a multi-tenant office building into a single
-tenant office building, increase the first floor by 71 square feet, decrease the second floor by 188
square feet, provide a new roof deck, and remodel the façades of the existing two-story office
building located at 1001 Hermosa Avenue, and determination that the project is categorically exempt
from the California Environmental Quality Act (CEQA).
APPLICANT:Jessica Farinacci with Tomaro Architecture
2617 N Sepulveda Blvd, Suite 100
Manhattan Beach, CA 90266
OWNER:1001 Hermosa Ave, LLC
590 Madison Ave, 32nd Floor
New York, NY 10022
Recommended Action:
Adopt the attached resolution approving Precise Development Plan 20-2, to allow the overall 117
square foot reduction in structure size, new roof deck, and remodel of the existing building located at
1001 Hermosa Avenue, and determining that the project is categorically exempt from the California
Environmental Quality Act (CEQA).
Background:
ZONING:C-2 - General Commercial
GENERAL PLAN:Recreational Commercial
LOT SIZE:5,010.9 square feet
PREVIOUS USE:Office
PROPOSED USE:Office
The subject site is a 5,010.9 square foot parcel that is located on the west side of Hermosa Avenue
and extends between 10th Street and 11th Court. The site is improved with a 6,849 square foot two-
story office building that was originally constructed in 1960, with a major remodel in 1994 to add the
second floor. The site has eight parking spaces that are tucked under the second floor. Five of which
th
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are on the north side of the building (accessed via 11th Court) and the remaining three are on the
south side of the building (accessed via 10th Street).
The office building has a current height of 29.36 feet and is currently occupied by multiple tenants,
with first floor tenants having direct access to Hermosa Avenue and second floor tenants being
accessed via a common lobby and hallway. The building currently has a Spanish Colonial Revival
architectural style.
There is a mural on the north elevation of the second floor. The proposed project will eliminate the
mural; although the Applicant has indicated that the mural will most likely be preserved until the
expiration of a private agreement with Hermosa Beach Murals Project. Staff found no regulatory
requirement or recorded agreement on the property to require the applicant to keep the mural. It is
also important to note that any agreement with Hermosa Beach Murals Project is a civil matter and
not enforceable by the City.
View of Property from Hermosa and 10th
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REPORT 20-0266
View of Property from Hermosa and 11th
The surrounding area includes a variety of uses. To the west of the site, along 10 th Street, R-2 (Two
Family Residential) and R-3 (Multiple Family Residential) zoned properties exist. These lots are all
improved with residential dwelling units. The properties to the north, east, and south of the subject
site, which are primary along Hermosa Ave, are zoned C-2 (General Commercial). Existing
businesses include: Crafty Minds Brews + Bites to the north, across 11th Court; the Comedy and
Magic Club, which located on the northeast corner of Hermosa and 10th; and a multi-tenant retail
building on the southeast corner of Hermosa and 10th. On the southwest corner of Hermosa and 10th
is currently a single-family residence; however, this property is in plan check to be converted to a
motel.
The proposed project is multifaceted, to which the applicant is requesting the Planning Commission
approve a Precise Development Plan. The project includes adding 71 square feet to the first floor,
reducing the second floor by 188 square feet remodeling the building to convert it into a single tenant,
remodel the façades, and add a new 2,212 square foot roof deck. Pursuant to HBMC Section
17.58.020, a Precise Development Plan approval is required since the Applicant is remodeling more
than 1,500 square feet of floor area.
Analysis:
The 71 square foot addition is proposed along the east side of the first floor (facing Hermosa Ave).
With this addition, the first floor would consist of meeting and conference space, as well as the lobby
and reception area. Changes to the second floor include a 12 square foot addition on the southwest
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REPORT 20-0266
corner, demolition of 200 square feet along the east elevation, and reducing the west side balcony
from 375 square feet to 276.25 square feet. The second floor, as proposed, is primarily office area,
with the employee breakroom and meeting space.
The new 2,212 square foot roof deck will be added to the building to allow employees to work or take
their breaks while enjoying the coastal environment. This deck is only accessible via the elevator or
one of two stairways that can access the interior of the building. Due to the proximity of residential,
staff is recommending several conditions of approval to avoid creating impacts. This includes limiting
the use of the deck to incidental uses to the business, the deck cannot be rented out for private
events, and there shall be no amplified music on the deck.
Upon completion of construction, the building would have a maximum height of 30 feet, which is the
maximum allowed pursuant to the C-2 zone development standards. As part of the proposed
construction, the applicant would install a new elevator within the building. To accommodate access
to the roof deck and the elevator equipment, the elevator housing will have a maximum height of 36
feet. Notwithstanding this, HBMC Section 17.46.010 allows elevator housing to exceed the maximum
height limit in a commercial zone, provided the elevator housing does not exceed the height limit by
more than eight feet, is at the minimum needed to meet the building code requirements, and does not
exceed five percent of the total roof area. The proposed elevator housing only exceeds the allowable
height by 6.13 feet and has an area of 73.8 square feet, which is approximately 1.7% of the overall
roof area. In order to maintain the lowest possible height for the elevator housing, the Applicant is
proposing to utilize a hydraulic lift elevator, which will not require equipment above the elevator cab.
The height of the elevator housing provides the minimum space needed to accommodate the cab,
required area of refuge above the cab, and construction of the physical housing structure. Staff is
attaching the manufacturer’s specifications and building code.
This project would also result in the ADA parking space being brought into compliance with the code.
The current space does not provide adequate vehicle loading/unloading and may not have proper
accessibility to the building. The applicant is proposing to reconfigure the parking to allow for a
loading/unloading space and will provide a new pedestrian access on the north side of the building
that will be utilized as an accessible access point. While this would reduce the on-site parking from
eight spaces to seven spaces, it is an important alteration to ensure suitable accessible parking is
provided.
As part of the proposed project, the facades of the building would be remodeled. This upgraded
façade would eliminate the Spanish colonial architecture and incorporates a brick exterior with
expansive glazing added to the first and second floor and a metal clad flat roof. With a new roof deck
and added greenery to help maximize the use of the building. Metal awnings, windows and light
fixtures help break up the brick façade on the first floor and soften the overall exterior. The entryway
incorporates large glass doors with transoms to create an inviting entrance. The use of glass on the
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REPORT 20-0266
exterior second floor and popped up middle roof section help lighten the overall street presence and
creates a sustainable interior working environment. The second-floor steps back about two feet from
the first floor to create a terraced effect and help with the mass of the building along Hermosa Ave.
Proposed Building from Hermosa and 10th
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Proposed Building from Hermosa and 11th
The metal awnings on the first-floor façade, facing Hermosa Avenue, encroach into the public right-of
-way. Accordingly, staff is recommending a condition of approval that requires the Applicant to obtain
an encroachment permit from the Public Works department prior to the issuance of building permits.
The site currently has minimum landscaping near each of the ground floor entries. As part of the
remodel, the applicant will provide 295 square feet of new landscaping. This includes new planters
along the first and second floor facing Hermosa Ave, a planter with water feature along the west
property line, and landscaping on the roof deck. The use of Arbutus ‘Marina’ (Marina Strawberry
Tree), Dasylirion wheeleri (Spoon Yucca), agave, and echeveria, all of which are drought tolerant, will
provide a landscape palette that will compliment the building’s architecture.
HBMC Section 17.58.030 specifies the following criteria to be considered in approving a Precise
Development Plan:
1.Distance from existing residential uses in relation to negative effects;
The adjoining property to the west is zone R-3 and is improved with a five-unit apartment
building. Nevertheless, the existing building is multi-tenant office building and the proposed
project will convert the use to a single-tenant office building. The 71 square foot addition on
the first floor and the demolition of a portion of the second floor are located in an area that is
on the east side of the building, opposite of the apartment building and will not create a new
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REPORT 20-0266
negative effect on the adjoining uses. In order to prevent the new roof deck from creating a
negative effect, staff has recommended several conditions of approval, including limiting the
uses to those that are incidental to the office use and preventing the roof deck from being
rented out to for special events.
2.The amount of existing or proposed off-street parking in relation to actual need;
The parking requirement for general office is one space for every 250 square feet of floor area.
The existing building requires 27 parking spaces; whereas, eight parking spaces are provided,
which was approved as part of a Parking Plan in 1995. The proposed project will reduce the
size of the building, thus does not increase the parking requirement.
The new roof deck does not increase parking demands because the outdoor use is incidental
to the office use. 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;
The project will convert the multi-tenant office building to a single-tenant office building. By
only having a single tenant the building will operate under consistent business operation and
hours, versus different offices having multiple operations and 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 an existing multi-tenant office into a single-tenant office. This change
is not anticipated to increase traffic thus will not impact the capacity or safety of the streets.
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, thus does not require Comprehensive Sign
Program. All proposed signs will be reviewed under a separate permit to ensure compliance
with applicable code sections.
6.Building and driveway orientation in relation to sensitive uses, e.g., residences and schools;
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REPORT 20-0266
Parking spaces are directly from 10th Street (facing a future motel) and 11th Court (facing a
commercial parking lot), which is not being altered from the current location. The pedestrian
access to building is oriented towards Hermosa Avenue, which will be maintained with the
proposed remodel.
7.Noise, odor, dust and/or vibration that may be generated by the proposed use;
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.
8.Impact of the proposed use to the city’s infrastructure, and/or services;
The proposal will not change the use of the building, and as such, is not anticipated to create
additional demand on the City’s infrastructure and/or services.
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, staff is
recommending several conditions of approval, which 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.
Environmental Determination:
The proposed project is Categorically Exempt from the California Environmental Quality Act as
defined in Section 15301, Class 1 Exemption, Existing Facilities because the proposal pertains to an
existing structure and involves no expansion of the use. Instead, this project will reduce the building
size by 117 square feet. 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
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Staff Report
REPORT 20-0266
historical resource.
General Plan Consistency:
According to PLAN Hermosa, the subject site has a General Plan Land Use Designation of
Recreational Commercial, which has an intensity range of 1.0-1.75 FAR. With the proposed project,
the proposed FAR would be 1.34. The Recreational Commercial Land Use Designation prioritizes
coastal and visitor related uses, such as Restaurants, snack shops, entertainment, lodging, retail,
beach rentals and other similar uses; however, the existing building is an office use, which will be
maintained.
The site is also located in the Downtown District Character Area. The character area is intended, “…
to enhance the building form and orientation, and maintain the pedestrian realm along Pier Ave while
transforming the realm on Hermosa Avenue.” Keeping the building adjacent to the sidewalk, the use
of large windows, providing the primary pedestrian entry on Hermosa Avenue, and articulating the
building façade are elements that contribute towards a human scale design. To further support the
pedestrian scale of the building, staff is recommending a condition of approval that limits the use of
tint, colored glazing, or other permeant window covering that would prevent visibility into the building.
This would not restrict the use of window shades, blinds, curtains, and the such within the building.
This allows the building to contribute to the pedestrian orientation of Hermosa Avenue.
The proposed project also implements the following PLAN Hermosa goals and policies: Community
Governance policies: 5.1 Residential and commercial compatibility, 6.2 Regional presence; and Land
Use and Design policies: 1.7 Compatibility of uses, 1.9 Retain commercial land area, 3.4 Emerging
employment sectors, 4.10 Pedestrian access, 5.2 High-quality materials, 5.6 Eclectic and diverse
architecture, 6.6 Human-scale buildings, and 6.7 Pedestrian oriented design
Summary:
Based on the analysis contained within this report, proposed office remodel located at 1001 Hermosa
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 20-2, and
determine that the project is categorically exempt from the California Environmental Quality Act
(CEQA)
Attachments:
1.Draft Resolution
2.Zoning Map and Aerial Photo
3.Legal Posters
4.Elevator Specifications and Code
5.Project Plans
6.Supplemental - Correspondence, added 5-19-20
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REPORT 20-0266
7.Supplemental Memorandum - Continuance, added 5-19-20
Respectfully Submitted by: David Blumenthal, AICP, Senior Planner
Approved: Ken Robertson, Community Development Director
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P.C. RESOLUTION 20-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING PRECISE
DEVELOPMENT PLAN NO. PDP 20-2 TO ALLOW AN INCREASE OF
THE FIRST FLOOR BY 71 SQUARE FEET, DECREASE THE SECOND
FLOOR BY 188 SQUARE FEET, NEW 2,212 SQUARE FOOT ROOF
DECK, AND COMPLETE REMODEL OF AN EXISTING OFFICE
BUILDING LOCATED AT 1001 HERMOSA 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 Tomaro Architecture (hereinafter
‘Applicant’), requesting approval of Precise Development Plan No. PDP 20-2 to allow to
convert a multi-tenant office building into a single-tenant office building, increase the
first floor by 71 square feet, decrease the second floor by 188 square feet, provide a
new roof deck, and remodel the façades of the existing two-story office building located
at 1001 Hermosa 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 May 19, 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, Class 1 Exemption of the CEQA Guidelines. Class 1 exemptions include
modifications to existing structures that include no expansion of the existing building in
areas 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 pursuant to the criteria in Hermosa Beach Municipal Code (HBMC)
Section 17.58.030:
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1. Distance from existing residential uses in relation to negative effects;
The adjoining property to the west is zone R-3 and is improved with a five-unit
apartment building. Nevertheless, the existing building is multi-tenant office
building and the proposed project will convert the use to a single-tenant office
building. The 71 square foot addition on the first floor and the demolition of a
portion of the second floor are located in an area that is on the east side of the
building, opposite of the apartment building and will not create a new negative
effect on the adjoining uses. In order to prevent the new roof deck from creating
a negative effect, staff has recommended several conditions of approval,
including limiting the uses to those that are incidental to the office use and
preventing the roof deck from being rented out to for special events.
2. The amount of existing or proposed off-street parking in relation to actual need;
The parking requirement for general office is one space for every 250 square feet
of floor area. The existing building requires 27 parking spaces; whereas, eight
parking spaces are provided, which was approved as part of a Parking Plan in
1995. The proposed project will reduce the size of the building, thus does not
increase the parking requirement.
The new roof deck does not increase parking demands because the outdoor use
is incidental to the office use. 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;
The project will convert the multi-tenant office building to a single-tenant office
building. By only having a single tenant the building will operate under consistent
business operation and hours, versus different offices having multiple operations
and 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 an existing multi-tenant office into a
single-tenant office. This change is not anticipated to increase traffic thus will not
impact the capacity or safety of the streets.
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, thus does not require
Comprehensive Sign Program. All proposed signs will be reviewed under a
separate permit to ensure compliance with applicable code sections.
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6. Building and driveway orientation in relation to sensitive uses, e.g., residences
and schools;
Parking spaces are directly from 10th Street (facing a future motel) and 11th Court
(facing a commercial parking lot), which is not being altered from the current
location. The pedestrian access to building is oriented towards Hermosa Avenue,
which will be maintained with the proposed remodel.
7. Noise, odor, dust and/or vibration that may be generated by the proposed use;
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.
8. Impact of the proposed use to the city’s infrastructure, and/or services;
The proposal will not change the use of the building, and as such, is not
anticipated to create additional demand on the City’s infrastructure and/or
services.
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 included in this 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.
SECTION 5. Based on the foregoing, the Planning Commission hereby
approves the request for Precise Development Plan No. PDP 20-2 subject to the
following Conditions of Approval:
1. The project shall be substantially consistent with the plans and application
submitted and approved by the Planning Commission on May 19, 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 roof deck and balcony shall be limited to incidental uses for the office
use and shall be only utilized by employees of the office. The roof deck and
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balcony 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 May 19, 2020.
4. Building height, shall fully comply with the 30-foot height limit, with
exception to elevator housing, which is permitted to have a maximum
height of 36.13 feet. Precise building height compliance shall be reviewed
at the time of Plan Check, to the satisfaction of the Community
Development Director.
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 be recycled.
8. The applicant shall either: 1) obtain and provide evidence to the
Community Development Director of an approved Coastal Development
Permit prior to issuance of the building permit; or, 2) provide a written
determination from the California Coastal Commission staff that this
project does not require a Coastal Development Permit.
9. The exterior of the premises shall be maintained in a neat and clean
manner, 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.
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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 the Building
Official may order the dimming or modification of any illumination found to
be excessively brilliant or impactful to nearby properties.
13. Tint, color glazing, or other permanent window covering that would prevent
visibility is strictly prohibited. This shall not be interpreted to prohibit the
use of window shades, blinds, curtains, and the such within the building.
14. 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.
15. 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.
16. 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.
17. Prior to the issuance of a Building Permit, the Applicant shall obtain an
Encroachment Permit from the Public Works Department for the window
awnings facing Hermosa Avenue.
18. 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
103
are attained from the Public Works Department including if required, an
approved Encroachment Permit.
19. 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.
20. Civil engineering plans shall include adjacent properties/structures, sewer
laterals, and storm drain main lines on street.
21. 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 the property, in accordance with the
standard specifications of the City Engineer.
22. 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.
23. Sewer flow rate for upstream and downstream manhole along with manhole
rim/lid elevations must be submitted prior to grading and plan check.
24. 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 control plan.
25. 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.
104
26. 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.
27. 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 from the subject use pursuant to the
procedures for modification/revocation in the HBMC.
28. 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 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
third party against the indemnified parties and the applicant to attack, set aside, or void
any permit or approval for this project authorized by the City, including (without
limitation) reimbursing the City its actual attorney's fees and costs in defense of the
litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice.
The permittee shall reimburse the City for any court and attorney's fees which the City
may be required to pay as a result of any claim or action brought against the City
105
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.
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 May 19, 2020.
______________________________ ______________________________
Peter Hoffman, Chair Ken Robertson, Secretary
May 19, 2020
Date
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Zoning Map
Aerial Map
Subject Site
Subject Site
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ASME A17.1-2007/CSA B44-07
with the car, including a plunger-follower guide, if pro-
vided, shall strike any part of the pit or any equipment
mounted therein.
3.4.1.6 Where the vertical clearance outside the
refuge space is less than 600 mm (24 in.), that area shall
be clearly marked on the pit floor. Markings shall not
be required in the area under the apron and guiding
means. The marking shall consist of alternating 100 mm
(4 in.) diagonal red and white stripes. In addition, a sign
with the words “DANGER LOW CLEARANCE” shall
be prominently posted on the hoistway enclosure and
shall be visible from within the pit and at the entrance
to the pit. The sign shall conform to ANSI Z535.2 or
CAN/CSA-Z321,whichever is applicable (see Part 9).
The sign shall be of such material and construction that
the letters and figures stamped, etched, cast, or other-
wise applied to the faceremain permanently and readily
legible.
3.4.2 Minimum Bottom and Top Car Runby
3.4.2.1 Bottom Car Runby.The bottom car runby
shall be
(a)not less than 75 mm (3 in.) for operating speed(s)
in the down direction up to 0.50 m/s (100 ft/min)
(b)increased from 75 mm (3 in.) to 150 mm (6 in.) in
proportion to the increase in operating speed(s) in the
down direction from 0.50 m/s (100 ft/min) to 1 m/s
(200 ft/min)
(c)a minimum of 150 mm (6 in.) for operating
speed(s) in the down direction exceeding 1 m/s
(200 ft/min)
3.4.2.2 Car Top Minimum Runby.The top runby of
the car shall be
(a)not less than 75 mm (3 in.) for rated speeds up to
0.50 m/s (100 ft/min)
(b)increased from 75 mm (3 in.) to 150 mm (6 in.) in
proportion to the increase in rated speed from 0.50 m/s
(100 ft/min) to 1 m/s (200 ft/min)
(c)a minimum of 150 mm (6 in.) for rated speeds
exceeding 1 m/s (200 ft/min)
3.4.3 Car Top and Bottom Maximum Runby
Neither the top nor the bottom runby of the car shall
be more than 600 mm (24 in.).
3.4.4 Top Car Clearance
The top car clearance shall be not less than the sum
of the following two items (see Nonmandatory Appen-
dix G):
(a)the top car runby
(b)the height of the refuge space on top of the car (see
3.4.7) or the clearance required for equipment projecting
above the car top or crosshead (see 3.4.5), whichever is
greater
121
3.4.5 Equipment Projecting Above the Car Top
Whenthecarreachesitsmaximumupwardmovement
(a)all equipment attached to and projecting above
the car top, other than equipment mentioned in 3.4.5(b)
shall be at least 150 mm (6 in.) from striking any part
of the overhead structure or any equipment located in
the hoistway
(b)guide-shoe assemblies or gate posts for vertically
sliding gates shall not strike any part of the overhead
structure
(c)thecarcrossheadshallhaveaminimumof300mm
(12 in.) vertical clearance to the horizontal plane
described by the lowest point of the overhead structure
(see 1.3)
3.4.6 Top Clearance and Bottom Runby of
Counterweight
Where a counterweight is provided, the top clearance
and the bottom runby of the counterweight shall con-
form to 3.4.6.1 and 3.4.6.2.
3.4.6.1 Top Clearance.The top clearance shall be
not less than the sum of the following:
(a)the bottom car runby
(b)the stroke of the car buffers used
(c)150 mm (6 in.)
3.4.6.2 Bottom Runby.The bottom runby shall be
not less than the sum of the following:
(a)the distance the car can travel above its top termi-
nal landing until the plunger strikes its mechanical stop
(b)150 mm (6 in.)
The minimum runby specified shall not be reduced
by rope stretch (see 3.22.2 prohibiting counterweight
buffers).
3.4.7 Refuge Space on Top of Car Enclosure
An unobstructed horizontal area of not less than
0.51 m
2 (5.49 ft
2) shall be provided on top of the car
enclosure for refuge space. It shall measure not less than
600 mm (24 in.) on any side. The area shall be permitted
to include the space utilized for top emergency exit
[see 2.14.1.5.1(f)].The minimum vertical distance in the
refuge area between the top of the car enclosure and
the horizontal plane described by the lowest point of
the overhead structure or other obstruction shall be not
less than 1 100 mm (43 in.) when the car has reached its
maximum upward movement.
3.4.8 Vertical Clearances With Underslung Car
Frames
Whereanunderslungcarframeisused,theclearances
between the overhead car rope dead-end hitch, or over-
head car sheave, and the portions of the car structure
verticallybelowthem,whenthecarfloorislevelwiththe
topterminallanding,shallbenotlessthanthefollowing:
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127
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From: Jessica Farinacci [mailto:jessicaf@tomaro.com]
Sent: Friday, May 15, 2020 1:41 PM
To: David Blumenthal <dblumenthal@hermosabeach.gov>
Subject: Mural
Hi David,
In working with the owners they have agreed it will be best to keep the mural. I am not sure if you have 3d
images in your presentation but please see attached revised images that show the mural staying.
Also, this is down the road and they just want to know what their options are. When the covenant expires are
they able to take down the mural and put up their own art. Does that need to be permitted like a sign would
need to be permitted?
10
Supplemental
Information
131
1
CITY OF HERMOSA BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
Date: May 19, 2020
To: Honorable Chairman and Members of the Hermosa Beach
Planning Commission
From: Ken Robertson, Director
Subject: Item 10, PDP 20-2 – Continuance Request
After discussion with City Attorney, staff has determined it is necessary to amend the
previously approved Parking Plan in order to allow the reduction of parking by one
parking space to provide for a compliant ADA parking space on the site. Staff is
requesting the Planning Commission continue this item to the June 16, 2020 Planning
Commission meeting, as this matter will need to be re-noticed as both a PDP and Parking
Plan amendment.
Respectfully Submitted by:
Ken Robertson, Community Development Director
7
Supplemental
Information
132
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 20-0268
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 19, 2020
CUP Amendment 20-3: Conditional Use Permit amendment request for expansion of a dance and
music studio (assembly hall) at 402 Pacific Coast Highway (School of Dance and Music) and
determination that the project is categorically exempt from the California Environmental Quality Act
(CEQA).
Applicant/Owner:Liliana Somma and Dan Galitzen
Studio 1137, LLC
7417 Coastal View Dr.
Los Angeles, CA 90045
Recommended Action:
Adopt the attached resolution approving CUP Amendment 20-3 to allow expansion of a dance and
music studio (assembly hall) at 400-402 Pacific Coast Highway (School of Dance and Music), and
determine that the project is categorically exempt from the California Environmental Quality Act
(CEQA).
Background:
ZONING:SPA-7 Specific Plan Area No. 7
GENERAL PLAN:Community Commercial,
Pacific Coast Highway Corridor
EXISTING USE:Recently vacated Liquor Store and new Dance and Music Studio under
construction
PROPOSED USE:Remodel existing building for dance and music studio (Assembly Hall) expansion
from 2,000 sq. ft. to 3,000 sq. ft. and retail reduction
from 2,066 sq. ft. to 1,066 sq. ft.
LOT SIZE:Approximately 9,660 sq. ft.
BUILDING AREA:4,066 sq. ft. total
PARKING PROVIDED:12 parking spaces for 2 tenants
ENVIRONMENTAL DETERMINATION:Categorically Exempt, Section 15301(a), Class 1 Exemption,
Existing Facilities because the proposal pertains to
an existing structure and involves only minor
alterations to the structure.
City of Hermosa Beach Printed on 2/20/2024Page 1 of 7
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Staff Report
REPORT 20-0268
On December 9, 2019, applicants Liliana Somma and Dan Galitzen received Planning Commission
approval of Conditional Use Permit 19-11 for a 2,000 square foot dance and music studio located at
402 Pacific Coast Highway, which was formerly occupied by a laundromat business. Since that
time, in January 2020, Ms. Somma and Mr. Galitzen have purchased the building located at 400 and
402 Pacific Coast Highway, which also included a 2,066 square foot liquor store. The liquor store
retail space at 400 Pacific Coast Highway has become vacant, and this application request is to
expand the dance and music studio an additional 1,000 square feet to 3,000 square feet, thus
reducing the retail space to 1,066 square feet. The new retail tenant is yet to be determined. The
expanded dance and music studio area includes an additional dance studio, an additional small
music room, and an additional bathroom.
Located within the Pacific Coast Highway corridor, the subject building at 400-402 Pacific Coast
Highway is located at the northwest corner of Pacific Coast Highway and 4th Street. The subject
tenant space is on the east portion of a one-story, two-tenant building previously occupied by Pacific
Coast Laundry at 402 Pacific Coast Highway adjacent to the former Hermosa Wine and Spirits at
400 Pacific Coast Highway. This request would expand the dance and music studio into 1,000 square
feet of the previous liquor store tenant space. The nearest residences, in the R-1 (Single Family
Residential) zone, are a multi-family residential building immediately across the alley 24 feet to the
northeast; and a single family residence across the 24 foot wide alley, beyond the18 feet deep row of
public parking, plus 10% lot width for residential side setback, totaling 44 feet to the east of proposed
dance and music studio.
The proposed expanded business, School of Dance and Music, is a dance and music studio and
assembly hall use to provide dance instruction, including ballet, tap, hip hop, jazz, and wedding
dance preparation; and music instruction including guitar, voice, violin, and piano. The hours of
operation are 9:00 A.M. and 9:30 P.M., 7 days a week. The business proposes up to 20 students at
one time in its 3 dance studio areas and 2 small music rooms. The new dance studio is 840.5 square
feet (20.5 ft. x 41 ft.) with a floating floor with 2,900 high density foam blocks of 2-inch cubes that rest
underneath the dance floor surface to decrease vibration. Equipment will include mirrors and ballet
barres, plus 2 wall-mounted speakers installed near the front and rear of the new studio, similar to
the previously-approved 2 dance studios. The new music instruction room is 48 square feet (9 feet by
5 feet, 4 inches) which would limit instruction to 1 student.
Analysis:
The project site is located in SPA-7 (Specific Plan Area No. 7) zone, which refers to the C-3 (General
Commercial) zone for permitted uses. The SPA-7 zoning designation is located on the east and west
sides of Pacific Coast Highway and is designated as part of the Pacific Coast Highway commercial
corridor. The PLAN Hermosa General Plan designates the area as Community Commercial (CC).
This designation provides space for locally oriented commercial uses including retail stores,
restaurants, professional and medical offices, and personal services.
Pursuant to Hermosa Beach Municipal Code (HBMC) Section 17.26.030, the proposed dance and
music studio use requires a Conditional Use Permit (CUP) in the SPA-7 zone as stated in the
permitted use list for a “music academy” and as required for an “assembly hall.”
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The HBMC defines an assembly hall as any building, or portion of a building, used for public or
private gatherings. For example, and without limitation, “assembly hall" includes convention/meeting
halls, business schools, funeral homes, gymnasium/health and fitness centers, educational
institutions (K-12), game arcades with five (5) or more machines, miniature golf courses, large day
spas, movie theaters, museums, music academies, religious institutions, and skating rinks, whether
available for public or private use.
CUP Criteria, Conditions and Standards
HBMC Section 17.40.020 establishes the criteria, conditions, and standards for reviewing, granting,
and amending CUPs in order to reduce the potential for adverse secondary land use impacts. In
considering the granting of any CUP for any use, the following criteria for granting said permit shall
be considered:
17.40.020 General criteria for all uses
A.Distance from existing residential uses:
The nearest residences are a multi-family residential building immediately across the alley 24
feet to the northeast; and a single family residence across the 24 foot wide alley, beyond the18
feet deep row of public parking, plus 10% lot width for residential side setback, totaling 44 feet
to the east of the proposed dance and music studio. Both nearby residential buildings are in
the R-1 (Single Family Residential) zone.
Conditions of approval are included in the draft resolution to reduce potential noise and
vibration impacts to nearby uses, including sound dampening materials to be located in the
studio, requiring doors and windows to be closed during operating hours, requiring that the
building be equipped with air conditioning, and requiring that any noise emanating from the
property complies with the City's Noise Ordinance.
B.The amount of existing or proposed off-street parking facilities, and its distance from the
proposed use:
The expanded dance and music studio will occupy 3,000 square feet and the reduced retail
will occupy 1,066 square feet of the single story building located at the northeast corner of
Pacific Coast Highway and 4th Street. The existing 4,066 square feet two-tenant building is
required by code to supply 16 spaces and is currently non-conforming with 12 parking spaces
available in the joint parking lot adjacent to the business entry doors. There are also 10
metered public parking spaces across the alley.
The parking requirement for a dance and music studio falls under the category of a smaller
gymnasium/health and fitness center, as follows:
a.Less than or equal to three thousand (3,000) square feet and with less than or equal to
twenty (20) students at one time if classes are offered: one (1) space per two hundred
fifty (250) square feet of gross floor area.
The proposed dance and music studio is 3,000 square feet and can accommodate up to 20
students at one time. This parking ratio is similar to that required for general retail uses, as
well as the previous laundry facility and liquor store in the building. Therefore, based on
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parking requirements, the parking demand will not be intensified for the proposed dance and
music studio.
C.Location of and distance to churches, schools, hospitals and public playgrounds:
Bi-Centennial Park, located at 4th Street and Valley Drive, is the nearest of these types of
sensitive receptors at approximately 1,200 feet west of the project site. Due to the distance
and characteristics of a dance and music studio, the proposed use is not anticipated to have
adverse effects on Bi-Centennial Park. Conditions of approval have been added to the draft
resolution to mitigate potential impacts and it is unlikely that the proposed use will affect
similar sensitive receptors in the vicinity.
D. The combination of uses proposed:
The 3,000 square foot Dance and Music Studio will be located with a1,066 square foot retail
space in a 4,066 square foot building. The proposed use, as conditioned, is anticipated to
have minimal impacts on the surrounding commercial or residential uses or buildings. Noise
and vibration impacts and mitigations are detailed further in criteria I below, while parking is
detailed in criteria B above.
E. Precautions taken by the owner or operator of the proposed establishment to assure the
compatibility of the use with surrounding uses:
In order to assure compatibility with surrounding uses, the business owner proposes to utilize
sound speakers within the studio portion of the interior only. A condition is included requiring
the dance and music studio to keep the doors and windows closed during operating hours.
Conditions are also included to limit the dance and music studio to a maximum of 20 students
with staggered classes during open hours (9:00 A.M and 9:30 P.M. daily) and all business
operations must be contained within the tenant space. A minimum amount of equipment is
necessary for dance and music instruction, including permanently installed mirrors and ballet
barres in the three dance studios. The two small music studios will use musical instruments
including guitar, violin, and piano for instruction and due to size will be limited to one-on-one
instruction. The business owner is constructing the dance and music studio with sound-
minimizing windows and doors (specifications from Arcadia Acoustic Products included in
plans). The dance studio flooring will be constructed as a “floating floor” that rests on
approximately 2,900 high density foam blocks of 2-inch cubes underneath each of the dance
floor surfaces to decrease vibration. These precautions are intended to minimize impacts
related to noise and vibration. Conditions of approval are included to ensure these precautions
are maintained throughout the life of the operation and, as conditioned, it is anticipated that
the proposed establishment will be compatible with existing surrounding uses. Noise and
vibration impacts are detailed further in criteria I below.
F. The relationship of the proposed business-generated traffic volume and the size of streets serving
the area:
The proposed School of Dance and Music (assembly hall) is 3,000 square feet and can
accommodate up to 20 students with staggered classes. The required parking ratio is similar
to the previous laundry facility and liquor store uses in the building. Therefore, the parking
demand will not be intensified for the proposed dance and music studio.
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Pacific Coast Highway is classified as a Major Arterial Street designed to carry large volumes
of traffic. 4th Street is considered a Local Street designed to provide connections within
neighborhoods. Local streets are not intended to serve through traffic and are generally one
lane each direction with lower vehicle volumes. The adjacent Alley is considered an Alleyway
to provide access to private properties, including parking spaces and garages.
G. The proposed exterior signs and decor, and the compatibility thereof with existing establishments
in the area:
The exterior façade modifications associated with this request are minor. Permits were issued
in March of 2020 to prepare the interior of the building and exterior facade for the request
being considered by the Commission tonight. Construction has commenced and the existing
roof canopy and existing brick veneer will remain but will be refreshed and updated with paint.
The front doors and windows will be replaced with new acoustic storefront doors and windows.
The modified existing single story building is compatible with existing buildings and
establishments in the area.
Any proposed signage will require a separate sign permit application and conform to the
HBMC Section 17.50 for Signs. Pursuant to HBMC Section 17.50.170 Nonconforming signs in
all zones- “Signs lawfully existing at the time of the adoption of this section which do not
comply with the sign ordinance shall be deemed legal nonconforming structures and shall be
removed or made to comply whenever the following conditions occur.” The City’s Building
Official has determined that condition 3 has already been met with “The building or land use
upon which the sign is located is expanded or enlarged and the sign is effected by the
construction enlargement or remodeling, or the cost of construction, enlargement, or
remodeling, exceeds fifty (50) percent of the replacement cost of the building.” Therefore, the
project is conditioned to require the non-conforming roof signs be removed prior to issuance of
sign permits for the building and prior to implementing the Conditional Use Permit. Any
proposed signage shall require a separate sign permit application and shall conform to the
HBMC Section 17.50 for Signs.
H. The number of similar establishments or uses within close proximity to the proposed
establishment:
The School of Dance and Music will join one other nearby music studio at 300 Pacific Coast
Highway, one similar combined dance and music studio on Aviation Boulevard, and one other
small dance studio on Hermosa Avenue within Hermosa Beach.
I. Noise, odor, dust and/or vibration that may be generated by the proposed use:
The proposal for the School of Dance and Music is to conduct dance classes using mirrors
and permanently-installed barres in the 3 dance studios with floating floors supported by foam
cubes to reduce vibration for up to 20 students. The music classes will include musical
instruments such as guitar, violin, and piano plus voice lessons. The proposed hours of
operation are 9:00 A.M. to 9:30 P.M. The business proposes 2 wall-mounted speakers in each
of the 3 dance studios, for a total of 6 interior speakers. The building has existing air
conditioning and ventilation, which facilitates keeping all doors and windows closed.
Conditions of approval are included in the resolution to ensure compatibility of the proposed
use with surrounding uses, such as closing the doors and windows during operating hours,
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complying with the City's Noise Ordinance, and limiting all activities to be conducted within the
building. The proposed dance and music studio (assembly hall) use, as conditioned, is not
anticipated to create adverse impacts.
J. Impact of the proposed use to the city’s infrastructure, and/or services:
The existing building is adequately served by the various utility companies, infrastructure and
municipal services, and the proposed use is not anticipated to place additional burden on
current infrastructure and services.
K. Will the establishment contribute to a concentration of similar outlets in the area:
There are three dance and/or music studios located within the City of Hermosa Beach, with
one music instruction facility located nearby at 300 Pacific Coast Highway, one dance and
music instruction facility at 1089 Aviation Blvd., and one small dance studio at 1221 Hermosa
Avenue. Dance and music studios support the Hermosa Beach arts and cultural community
and the associated goals and policies of PLAN Hermosa. Due to the size and type of the
proposed business, there are no anticipated negative impacts from a concentration dance and
music based businesses.
L. Other considerations that, in the judgement of the Planning Commission, are necessary to assure
compatibility with the surrounding uses, and the city as a whole.
The prior application was for a new CUP 19-11 for a dance and music (assembly hall)studio
at 402 Pacific Coast Highway (School of Dance and Music).The new application is for a CUP
amendment 20-3 and the proposed resolution includes applicable conditions of approval and
the prior resolution 19-29 will be replaced and fully null and void.
Environmental Determination:
The proposed project is Categorically Exempt from the California Environmental Quality Act as
defined in Section 15301(a), Class 1 Exemption, Existing Facilities because the proposal pertains
to an existing structure and involves only minor alterations to the interior of the structure, such as
interior partitions or electrical and mechanical permits and minor alterations to the exterior including
new doors and windows. 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 Community Commercial designation is described as locally-oriented uses including
retail stores, restaurants, professional and medical offices, and personal services. The Community
Commercial designation is found in many centralized locations throughout the community primarily
along the city’s major corridors and in Downtown. Community Commercial land uses also serve the
needs of visitors and residents of nearby jurisdictions.
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The site is located within the Pacific Coast Highway Character Area. The Pacific Coast Highway
corridor serves as the primary entry point into Hermosa Beach, as well as a pass-through corridor
between Manhattan Beach and the Palos Verdes Peninsula. There should be a variety of commercial
uses including health and fitness, retail, office, residential and auto-oriented uses along the corridor.
The proposed use implements the following PLAN Hermosa goals and policies: Community
Governance policies 5.1 Residential and commercial compatibility, 5.7 Visitor and resident balance,
6.5. Creative economy; and Land Use and Design policies 1.3 Access to daily activities, 1.5 Balance
resident and visitor needs, 1.7 Compatibility of uses, 1.9 Retain commercial land area,13.2 Social
and health needs, 13.4 Private health uses, and 13.6 Connecting health and land use.
Summary
Based on the analysis above, the proposed expanded dance and music studio (assembly hall) use
located at 400-402 Pacific Coast Highway (School of Dance and Music), as conditioned, is consistent
with the Hermosa Beach Municipal Code and PLAN Hermosa. Staff recommends the Planning
Commission adopt the attached resolution approving CUP Amendment 20-3, and determine that the
project is categorically exempt from the California Environmental Quality Act (CEQA).
Attachments:
1. Proposed Approval Resolution for CUP Amendment
2. Applicant Submittal Business Narrative
3. Plans and Site Photos
4. Zoning Map and Aerial Photo
5. Legal Poster and Radius Map
6. Supplemental - Comments added 5-19-20
Respectfully Submitted by: Christy Teague, Senior Planner
Concur: Nicole Ellis, Associate Planner
Approved: Ken Robertson, Community Development Director
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P.C. RESOLUTION 20-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT AMENDMENT (CUP 20-3) FOR A
DANCE AND MUSIC STUDIO (ASSEMBLY HALL) USE LOCATED
AT 402 PACIFIC COAST HIGHWAY (SCHOOL OF DANCE AND
MUSIC), HERMOSA BEACH, CA; AND DETERMINING THAT
THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as
follows:
SECTION 1. An application was filed by Liliana Somma and Dan Galitzen seeking
approval of a CUP amendment for a dance and music studio (assembly hall) use located at 402
Pacific Coast Highway (School of Dance and Music).
SECTION 2. The Planning Commission conducted a duly noticed public hearing on
May 19, 2020, to consider the application for Conditional Use Permit Amendment 20-3 at
which time testimony and evidence, both written and oral, was presented to and considered by
the Planning Commission.
SECTION 3. The proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in Section 15301(a), Class 1 Exemption, Existing
Facilities because the proposal pertains to an existing structure and involves only minor
alterations to the interior of the structure, such as interior partitions or electrical and
mechanical permits and minor alterations to the exterior including new doors and windows .
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 foregoing factual findings the Planning Commission makes
the following findings for the Conditional Use Permit amendment pursuant to Hermosa Beach
Municipal Code Section 17.40.020, finding that the use as conditioned will be compatible with
the surroundings and all impacts can be reduced to an insignificant level:
17.40.020 General criteria for all uses
A. Distance from existing residential uses:
The nearest residences are a multi-family residential building immediately across the
alley 24 feet to the northeast; and a single family residence across the 24 foot wide alley,
beyond the 18 feet deep row of public parking, plus residential setback, totaling 44 feet to
the east of the proposed dance and music studio. Both nearby residential buildings are in
the R-1 (Single Family Residential) zone.
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Conditions of approval are included in the resolution to reduce potential noise and
vibration impacts to nearby uses, including sound dampening materials to be located in
the studio, requiring doors and windows to be closed during operating hours, requiring
that the building be equipped with air conditioning, and requiring that any noise
emanating from the property complies with the City's Noise Ordinance.
B. The amount of existing or proposed off-street parking facilities, and its distance from the
proposed use:
The expanded dance and music studio will occupy 3,000 square feet and the reduced
retail will occupy 1,066 square feet of the single story building located at the northeast
corner of Pacific Coast Highway and 4th Street. The existing 4,066 square feet two-tenant
building is required by code to supply 16 spaces and is currently non-conforming with 12
parking spaces available in the joint parking lot adjacent to the business entry doors.
There are also 10 metered public parking spaces across the alley.
The parking requirement for a dance and music studio falls under the category of a
smaller gymnasium/health and fitness center, as follows:
a. Less than or equal to three thousand (3,000) square feet and with less than or equal
to twenty (20) students at one time if classes are offered: one (1) space per two
hundred fifty (250) square feet of gross floor area.
The proposed dance and music studio is 3,000 square feet and can accommodate up to 20
students at one time. This parking ratio is similar to that required for general retail uses,
as well as the previous laundry facility and liquor store in the building. Therefore, based
on parking requirements, the parking demand will not be intensified for the proposed
dance and music studio.
C. Location of and distance to churches, schools, hospitals and public playgrounds:
Bi-Centennial Park, located at 4th Street and Valley Drive, is the nearest of these types of
sensitive receptors at approximately 1,200 feet west of the project site. Due to the
distance and characteristics of a dance and music studio, the proposed use is not
anticipated to have adverse effects on Bi-Centennial Park. Conditions of approval have
been added to the resolution to mitigate potential impacts and it is unlikely that the
proposed use will affect similar sensitive receptors in the vicinity.
D. The combination of uses proposed:
The 3,000 square foot dance and music studio will be located with a 1,066 square foot
retail space in a 4,066 square foot building. The proposed use, as conditioned, is
anticipated to have minimal impacts on the surrounding commercial or residential uses or
buildings. Noise and vibration impacts and mitigations are detailed further in criteria I
below, while parking is detailed in criteria B above.
E. Precautions taken by the owner or operator of the proposed establishment to assure the
compatibility of the use with surrounding uses:
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In order to assure compatibility with surrounding uses, the business owner proposes to
utilize sound speakers within the studio portions of the interior only. A condition is
included requiring the dance and music studio to keep the doors and windows closed
during operating hours. Conditions are also included to limit the dance and music studio
to a maximum of 20 students with staggered classes during open hours (9:00 A.M and
9:30 P.M. daily) and all business operations must be contained within the tenant space. A
minimum amount of equipment is necessary for dance and music instruction, including
permanently installed mirrors and ballet barres in the three dance studios. The two small
music studios will use musical instruments including guitar, violin, and piano for
instruction and due to size will be limited to one-on-one instruction. The business owner
is constructing the dance and music studio with sound-minimizing windows and doors
(specifications from Arcadia Acoustic Products included in plans). The dance studio
flooring will be constructed as a “floating floor” that rests on approximately 2,900 high
density foam blocks of 2-inch cubes underneath each of the dance floor surfaces to
decrease vibration. These precautions are intended to minimize impacts related to noise
and vibration. Conditions of approval are included to ensure these precautions are
maintained throughout the life of the operation and, as conditioned, it is anticipated that
the proposed establishment will be compatible with existing surrounding uses. Noise and
vibration impacts are detailed further in criteria I below.
F. The relationship of the proposed business-generated traffic volume and the size of streets
serving the area:
The proposed school of dance and music (assembly hall) is 3,000 square feet and can
accommodate up to 20 students with staggered classes. The required parking ratio is
similar to the previous laundry facility and liquor store uses in the building. Therefore,
the parking demand will not be intensified for the proposed dance and music studio.
Pacific Coast Highway is classified as a Major Arterial Street designed to carry large
volumes of traffic. 4th Street is considered a Local Street designed to provide connections
within neighborhoods. Local streets are not intended to serve through traffic and are
generally one lane each direction with lower vehicle volumes. The adjacent Alley is
considered an Alleyway to provide access to private properties, including parking spaces
and garages.
G. The proposed exterior signs and decor, and the compatibility thereof with existing
establishments in the area:
The exterior façade modifications associated with this request are minor. Permits were
issued in April 2020 to prepare the interior of the building and exterior facade for the
request being considered by the Commission tonight. Construction has commenced and
the existing roof canopy and existing brick veneer will remain but will be refreshed and
updated with paint. The front doors and windows will be replaced with new acoustic
storefront doors and windows. The modified existing single story building is compatible
with existing buildings and establishments in the area.
Any proposed signage will require a separate sign permit application and conform to the
HBMC Section 17.50 for Signs. Pursuant to HBMC Section 17.50.170 Nonconforming
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signs in all zones- “Signs lawfully existing at the time of the adoption of this section
which do not comply with the sign ordinance shall be deemed legal nonconforming
structures and shall be removed or made to comply whenever the following conditions
occur.” The City’s Building Official has determined that condition 3 has already been
met with “The building or land use upon which the sign is located is expanded or
enlarged and the sign is effected by the construction enlargement or remodeling, or the
cost of construction, enlargement, or remodeling, exceeds fifty (50) percent of the
replacement cost of the building.” Therefore, the project is conditioned to require the
non-conforming roof signs be removed prior to issuance of sign permits for the building
and prior to implementing the Conditional Use Permit. Any proposed signage shall
require a separate sign permit application and shall conform to the HBMC Section 17.50
for Signs.
H. The number of similar establishments or uses within close proximity to the proposed
establishment:
The School of Dance and Music will join one other nearby music studio at 300 Pacific
Coast Highway, one similar combined dance and music studio on Aviation Boulevard,
and one other small dance studio on Hermosa Avenue within Hermosa Beach.
I. Noise, odor, dust and/or vibration that may be generated by the proposed use:
The proposal for the School of Dance and Music is to conduct dance classes using
mirrors and permanently-installed barres in the 3 dance studios with floating floors
supported by foam cubes to reduce vibration for up to 20 students. The music classes will
include musical instruments such as guitar, violin, and piano plus voice lessons. The
proposed hours of operation are 9:00 A.M. to 9:30 P.M. The business proposes 2 wall-
mounted speakers in each of the 3 the dance studios. The tenant building has existing air
conditioning and ventilation, which facilitates keeping all doors and windows closed.
Conditions of approval are included in the resolution to ensure compatibility of the
proposed use with surrounding uses, such as closing the doors during operating hours,
complying with the City's Noise Ordinance, and limiting all activities to be conducted
within the building. The proposed dance and music studio (assembly hall) use, as
conditioned, is not anticipated to create adverse impacts.
J. Impact of the proposed use to the city’s infrastructure, and/or services:
The existing building is adequately served by the various utility companies, infrastructure
and municipal services, and the proposed use is not anticipated to place additional burden
on current infrastructure and services.
K. Will the establishment contribute to a concentration of similar outlets in the area:
There are three dance and/or music studios located within the City of Hermosa Beach,
with one music instruction facility located nearby at 300 Pacific Coast Highway, one
dance and music instruction facility at 1089 Aviation Blvd., and one small dance studio at
1221 Hermosa Avenue. Dance and music studios support the Hermosa Beach arts and
cultural community and the associated goals and policies of PLAN Hermosa. Due to the
size and type of the proposed business, there are no anticipated negative impacts from a
concentration dance and music based businesses.
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L. Other considerations that, in the judgement of the Planning Commission, are necessary to
assure compatibility with the surrounding uses, and the city as a whole.
The prior application was for a new CUP 19-11 for a dance and music (assembly hall)
studio at 402 Pacific Coast Highway (School of Dance and Music). The new application is
for a CUP amendment 20-3 and the proposed resolution includes applicable conditions
of approval and the prior resolution 19-29 will be replaced and fully null and void
SECTION 5. Based on the foregoing, the Planning Commission hereby approves the
requested Conditional Use Permit amendment, subject to the following Conditions of Approval:
1. The proposed project shall be substantially consistent with plans submitted and
approved by the Planning Commission on May 19, 2020. Minor modifications that
do not affect scale, type, location or intensity of uses or impacts thereof may be
approved by the Community Development Director when not in conflict with the
findings or conditions of this permit or the Municipal Code. Any substantial
deviation must be reviewed and approved by the Planning Commission.
2. The hours of operation with clients present shall be limited to between 9:00 A.M.
and 9:30 P.M. daily, and classes shall be staggered.
3. Class sizes are limited to 20 students maximum in the dance and music studio at
any one time.
4. All dance and music studio (assembly hall) activities shall be limited to the interior
3,000 square foot tenant space within the building.
5. The interior door separating the dance and music studio from the retail tenant
must remain locked unless both businesses are open.
6. All doors and windows shall be closed during hours of operation and the building
shall be equipped with air conditioning.
7. Sound dampening materials shall be installed according to plans or similar as
approved by the Community Development Director.
8. Noise emanating from the property shall be within the limitations prescribed by
the City's Noise Ordinance (Hermosa Beach Municipal Code Chapter 8.24) and
shall not create a nuisance to surrounding residential neighborhoods and/or
commercial establishments.
9. Management shall be responsible for maintaining noise volumes at reasonable
levels.
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10. All activities shall be contained on-site. No training is permitted on the sidewalks,
parking lots, or in public right-of-way areas.
11. A new secured trash enclosure facility shall be located along the east side of the
existing structure, with appropriate signage prohibiting dumping, subject to
review and approval of the Community Development Director.
12. All exterior lighting shall be downcast and fully shielded, and illumination shall be
contained within the property boundaries. Exterior lighting shall not be deemed
finally approved until 30 days after installation, during which period the Building
Official may order the dimming or modification of any illumination found to be
excessively brilliant or impacting to nearby properties.
13. The non-conforming roof signs must be removed prior to issuance of sign permits
for the building and prior to implementing the Conditional Use Permit. Any
proposed signage shall require a separate sign permit application and shall
conform to the HBMC Section 17.50 for Signs.
14. An Exit sign is required on all exit doors.
15. Fire extinguishers are required every 75 feet of interior travel distance to exits.
16. The establishment shall not adversely affect the welfare of the residents, and/or
commercial establishments nearby.
17. A manager who is aware of the conditions of this Conditional Use Permit shall be on
the premises during business hours. The Conditional Use Permit approval
resolution shall be maintained on the premises in a location where employees can
easily read the conditions.
18. The exterior of the premises shall be maintained in a neat and clean manner, and
maintained free of graffiti at all times.
19. The project and operation of the business shall comply with all applicable
requirements of the Hermosa Beach Municipal Code.
20. The practice of washing and rinsing floor mats, equipment, tables, etc., or discharge
of any liquids, other than storm water, onto the public right-of-way, into the
parking lot drain or storm drains, is strictly prohibited. Discharge of liquids or
wash water shall be limited to the sanitary sewer.
21. Exterior and interior water use shall comply with Chapter 8.56.
22. The operation shall comply with all requirements of the Building, Fire and Public
Works Departments.
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23. The project shall maintain in conformance with all other applicable City of
Hermosa Beach and regulatory agency requirements and standards, including but
not limited to: California Disabled Access Standards (Government Code Title 24)
and Los Angeles County National Pollutant Discharge Elimination System Permit
(NPDES).
24. 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 sixty (60) days prior to the expiration date. No additional notice
of expiration will be provided.
SECTION 7. 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 Conditional Use Permit shall be recorded, and proof of recordation shall be submitted to the
Community Development Department prior to the issuance of a building permit.
Each of the above conditions is separately enforced, and if one of the conditions of approval is
found to be invalid by a court of law, all the other conditions shall remain valid and enforceable.
To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of
Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”)
from and against any claim, action, or proceeding brought by a third party against the
indemnified parties and the applicant to attack, set aside, or void any permit or approval for this
project authorized by the City, including (without limitation) reimbursing the City its actual
attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to
defend any such action with attorneys of its choice.
The permittee shall reimburse the City for any court and attorney's fees which the City may be
required to pay as a result of any claim or action brought against the City because of this permit.
Although the permittee is the real party in interest in an action, the City may, at its sole
discretion, participate at its own expense in the defense of the action, but such participation shall
not relieve the permittee of any obligation under this condition.
The subject property shall be developed, maintained and operated in full compliance with the
conditions of this permit and any law, statute, ordinance or other regulation applicable to any
development or activity on the subject property. Failure of the permittee to cease any
development or activity not in full compliance shall be a violation of these conditions.
146
8
The Planning Commission may review this Conditional Use Permit and may amend the subject
conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on
the neighborhood resulting from the subject use.
SECTION 8. Pursuant to the Code of Civil Procedure Section 1094.6, any legal
challenge to the decision of the Planning Commission, after a formal appeal to the City Council,
must be made within 90 days after the final decision by the City Council.
VOTE: AYES:
NOES:
ABSENT:
ABSTAIN:
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 their
adjourned regular meeting of May 19, 2020.
___________________________ ____________________________
Peter Hoffman, Chair Ken Robertson, Secretary
May 19, 2020
Date
147
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ZONING MAP AND AERIAL PHOTO
Zoning Map
Aerial Photo
155
Legal Posters and Radius Map
400 Pacific Coast Highway – Future Retail Tenant Space
156
402 Pacific Coast Highway – School of Dance and Music
157
158
From: Liliana Somma [mailto:liliana@schoolofdanceandmusic.com]
Sent: Monday, May 18, 2020 1:08 PM
To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov>
Subject: Request to keep the non-conforming sign temporarily – 400 PCH
To the Planning Commission
Request to keep the non-conforming sign temporarily – 400 PCH
Request to keep the non-conforming sign temporarily through our lease and then as landlords have it replaced when
a new business comes in. The following are some things I am hoping the planning commission will consider
- We newly acquired this building as owner-users which makes us also the now the landlords of the property. Since
most of the profits of a small business goes to rent, especially in the south bay prime location, we have worked hard
over the last 20 years to be able to acquire the building and now with everything going on do not have an option to
get our of our own lease and are terrified.
- We wanted to move our dance and music studio to this location and did get approved for a cup not too long ago but
then found out that the Liquor store wanted out of the lease (before this whole covid thing happened) and we were
thrilled so we are now back again requesting one more room for our ballet soloist to practice etc.
-However, having been a landlord for just a few months now I am starting to understand why a Liquor store (one of
the top 10 businesses doing great through the pandemic right) would be easier than fighting for the arts to continue,
even though we have been successfully doing this for last 20 years.
- I am not only begging the city to help businesses like mine to succeed in the community instead of forcing up to
take down this visible sign to a short building that mostly faces a residential street.
-I would like to remind the planning commission that we took a liquor store out (with all the illegal signs put out
every day) in addition to taking our an outdated, not-looked-after coin laundry place that I recently found out tended
to have people "hang out" near the trash during the last cup.
-I would like to remind the city ee are upgrading the outside of the building to make it look up to date, modern, and
clean, we already agreed to redoing the parking lot, and somehow get rid of an old phone booth. We even promised
the city to fill the meters with coins to help out the nearby residences.
11
Supplemental
Information
159
-My businesses along with many others have been closed since March 13th and with their other rent and mortgage,
we are paying over $70,000 a month with no assistance from the government what-so-ever and when the assistance
does come I am only allowed to use 25% of it. What’s even scarier is that schools may not even open for live classes
this fall.
-My recent ballet at a performing arts center which is how we pay rent fo r 4 months was cancelled. All
the Broadway Shows have been cancelled and not going to open any time soon.
-Most of our families in our last survey have told us that unless the schools open they simply do not feel comfortable
adding anything else to their schedule right now.
- This all may not be an issue as I don’t see how we are going to make it for much long. We have already told our
landlords that we are requesting out of the lease and to find other possible tenants. 400 PCH is our newly purchased
building that is our last hope to survive.
-The non-conforming sign is old but it is visible. It would be another $15,000 for somewhat of a visible sign which
is money we don't have but to be honest that Dan and I do think that the existing one is not only cheap to use with a
new plastic insert but DOES stand out. Due to the layout of the building and how small and short it is, it would help
us greatly.
-I would think the Hermosa Beach city would not only allow me the sign but would WANT to support everyt hing
my business is about. That sign has been advertising Liquor for years and years, is it not time for it to advertise
something positive like the health and the arts?
- The last national conference call I was on told us that only 50% of our industry will survive through the
summer…. Fall nor this school year had not even been spoken of.
- Please help me fight and not just give up and call the liquor store back. I am not trying to be a victim as I see
myself as a strong role model for all the girls I work with and always teach them to be strong and to stand up for
things they believe in.
- I cannot promise that I will stay in business, but I am asking to keep the sign and have us as landlords change it
once the dance and music business ends its lease.
160
- Lastly, please note our location and think the residences that live right across the street would have a lit sign
directly in front of their houses vs one that is higher up in the sky
Thank you for reading.
Liliana
School of Dance & Music
Video example of what we do
https://video214.com/play/P9Tt3enlkSVQkr81Bq0myQ/s/dark
--
Liliana : )
161
From: Liliana Somma [mailto:liliana@schoolofdanceandmusic.com]
Sent: Monday, May 18, 2020 1:09 PM
To: Community-Development <CommunityDevelopment@hermosabeach.gov>
Subject: Request to keep the non-conforming sign temporarily – 400 PCH
To the Planning Commission
Request to keep the non-conforming sign temporarily – 400 PCH
Request to keep the non-conforming sign temporarily through our lease and then as landlords have it replaced when
a new business comes in. The following are some things I am hoping the planning commission will consider
- We newly acquired this building as owner-users which makes us also the now the landlords of the property. Since
most of the profits of a small business goes to rent, especially in the south bay prime location, we have worked hard
over the last 20 years to be able to acquire the building and now with everything going on do not have an option to
get our of our own lease and are terrified.
- We wanted to move our dance and music studio to this location and did get approved for a cup not too long ago but
then found out that the Liquor store wanted out of the lease (before this whole covid thing happened) and we were
thrilled so we are now back again requesting one more room for our ballet soloist to practice etc.
-However, having been a landlord for just a few months now I am starting to u nderstand why a Liquor store (one of
the top 10 businesses doing great through the pandemic right) would be easier than fighting for the arts to continue,
even though we have been successfully doing this for last 20 years.
- I am not only begging the city to help businesses like mine to succeed in the community instead of forcing up to
take down this visible sign to a short building that mostly faces a residential street.
-I would like to remind the planning commission that we took a liquor store out (with all the illegal signs put out
every day) in addition to taking our an outdated, not -looked-after coin laundry place that I recently found out tended
to have people "hang out" near the trash during the last cup.
-I would like to remind the city ee are upgrading the outside of the building to make it look up to date, modern, and
clean, we already agreed to redoing the parking lot, and somehow get rid of an old phone booth. We even promised
the city to fill the meters with coins to help out the nearby residences.
162
-My businesses along with many others have been closed since March 13th and with their other rent and mortgage,
we are paying over $70,000 a month with no assistance from the government what-so-ever and when the assistance
does come I am only allowed to use 25% of it. What’s even scarier is that schools may not even open for live classes
this fall.
-My recent ballet at a performing arts center which is how we pay rent for 4 months was cancelled. All
the Broadway Shows have been cancelled and not going to open any time soon.
-Most of our families in our last survey have told us that unless the schools open they simply do not feel comfortable
adding anything else to their schedule right now.
- This all may not be an issue as I don’t see how we are going to make it for much long. We have already told our
landlords that we are requesting out of the lease and to find other possible tenants. 400 PCH is our newly purchased
building that is our last hope to survive.
-The non-conforming sign is old but it is visible. It would be another $15,000 for somewhat of a visible sign which
is money we don't have but to be honest that Dan and I do think that the existing one is not only cheap to use with a
new plastic insert but DOES stand out. Due to the layout of the building and how small and short it is, it would help
us greatly.
-I would think the Hermosa Beach city would not only allow me the sign but would WANT to support everything
my business is about. That sign has been advertising Liquor for years and years, is it not time for it to advertise
something positive like the health and the arts?
- The last national conference call I was on told us that only 50% of our industry will survive through the
summer…. Fall nor this school year had not even been spoken of.
- Please help me fight and not just give up and call the liquor store back. I am not trying to be a victim as I see
myself as a strong role model for all the girls I work with and always teach them to be strong and to stand up for
things they believe in.
- I cannot promise that I will stay in business, but I am asking to keep the sign and have us as landlords change it
once the dance and music business ends its lease.
163
- Lastly, please note our location, I do not think the residences that live right across the street would like to have a lit
sign directly in front of their houses vs one that is higher up in the sky.
Thank you for reading.
Liliana
School of Dance & Music
Video example of what we do
https://video214.com/play/P9Tt3enlkSVQkr81Bq0myQ/s/dark
--
Liliana : )
164
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 20-0267
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 19, 2020
Receive a presentation, discuss, and provide feedback on the Hermosa Beach Zoning and
Subdivision Ordinance Assessment Report.
Description
The City’s consultant team, led by Miller Planning Associates, has completed an assessment of the
Hermosa Beach Zoning and Subdivision Ordinances’ effectiveness in implementing PLAN Hermosa
and other City policy documents, consistency with State and federal law, and ease of use. The
Zoning and Subdivision Ordinance Assessment Report summarizes the principal findings and
conclusions of the consultant team’s work and recommends a number of ways the current
ordinances could be improved. Information in the report, feedback on the report, and further work
with City staff will guide the preparation of an Annotated Outline representing a recommended
approach to the overall organizational structure of updated Zoning and Subdivision Ordinances and a
work plan for conducting the update.
Attachments:
1.Zoning and Subdivision Ordinance Assessment Report
2.Assessment Report PowerPoint
City of Hermosa Beach Printed on 2/20/2024Page 1 of 1
powered by Legistar™165
HERMOSA BEACH
HB
ZONING AND SUBDIVISION ORDINANCE ASSESSMENT REPORT
CITY OF HERMOSA BEACH
May 2020
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i
Table of Contents
1 Introduction ......................................................................................................1
The Project ................................................................................................................................ 1
This Paper ................................................................................................................................. 2
Next Steps ................................................................................................................................. 3
2 What is Zoning? ................................................................................................4
What Zoning Can Do .............................................................................................................. 4
What Zoning Cannot Do ........................................................................................................ 5
The Basic Dilemma: Flexibility vs. Certainty .......................................................................... 5
Users’ Perspectives ............................................................................................................ 5
Tradeoffs ......................................................................................................................... 8
3 Usability .............................................................................................................9
Organization and Style ........................................................................................................... 9
Code Complexity .................................................................................................................. 11
Lack of Clear Definitions and Rules of Measurement ....................................................... 11
Underutilized Tables .............................................................................................................. 12
Absence of Illustrations ......................................................................................................... 13
4 Zones ...............................................................................................................14
Zones to Implement PLAN Hermosa ................................................................................... 14
Streamline Existing Zones ...................................................................................................... 15
Zone Presentation and Organization .................................................................................. 15
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5 Development Standards ...............................................................................16
Physical Form and Design Related Standards ................................................................... 17
Tailor Standards to Reflect Character Areas ..................................................................... 18
Objective Design Standards ................................................................................................ 18
Residential Development .............................................................................................. 19
Mixed-Use Development ............................................................................................... 20
Provide Flexibility .................................................................................................................... 21
6 Use Regulations ..............................................................................................22
Adopt a Use Classification System ...................................................................................... 23
Reflect Contemporary Land Uses ....................................................................................... 23
Ensure All Zones Allow Appropriate Land Uses .................................................................. 23
Standards for Specific Uses .................................................................................................. 24
7 Parking Requirements ....................................................................................25
Reduce or Eliminate Minimum Parking Requirements ...................................................... 26
Exempt Small Commercial Establishments .................................................................. 27
Exempt or Reduce Parking Requirements for Changes of Use ................................. 27
8 Development Review and Approval ...........................................................28
Reliance on Discretionary Review ....................................................................................... 28
Adjust Review Thresholds ............................................................................................... 29
Consider a Minor Use Permit Process ........................................................................... 29
Unclear Review and Approval Procedures ....................................................................... 30
Clarify Administrative Procedures for All Decisions ..................................................... 31
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9 Compliance with State and Federal Law ....................................................32
Housing ................................................................................................................................... 32
Housing Developments .................................................................................................. 32
Accessory Dwelling Units (ADUs) ................................................................................... 33
Affordable Housing ......................................................................................................... 33
Housing for Persons with Disabilities .............................................................................. 33
Manufactured Housing .................................................................................................. 34
Adult Oriented Businesses .................................................................................................... 34
Coastal Act ............................................................................................................................ 34
Cottage Food Operations ................................................................................................... 35
Emergency Shelters; Transitional and Supportive Uses ..................................................... 35
Family Day Care Homes ....................................................................................................... 36
Processing and Review Procedures .................................................................................... 36
Religious Uses ......................................................................................................................... 36
Signs ........................................................................................................................................ 36
Solar Energy Systems ............................................................................................................. 36
Telecommunications............................................................................................................. 37
Water Conservation and Landscaping .............................................................................. 37
Appendix A Ordinance User Interview Summary ..........................................38
Introduction ............................................................................................................................ 38
Themes .................................................................................................................................... 38
Comments .............................................................................................................................. 39
General Comments ........................................................................................................ 39
Design and Development Standards ........................................................................... 40
Land Use Regulations ..................................................................................................... 41
Parking Regulations ........................................................................................................ 43
Zoning Administration and Process .............................................................................. 44
Example References ...................................................................................................... 46
List of Interviewees ................................................................................................................ 47
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1
1 INTRODUCTION
On August 22, 2017, the Hermosa Beach City Council unanimously adopted its first general plan
update since 1979, PLAN Hermosa. PLAN Hermosa is the culmination of a multi-year community-
wide effort to reflect on the community and its future. It incorporates many ideas from residents,
City officials and staff, and others involved in the planning process and articulates a shared vision.
“Hermosa Beach is the small town others aspire to be; a
place where our beach culture, strong sense of community,
and commitment to sustainability intersect.”
Organized around a framework for sustainability, each
section of the Plan addresses different aspects of the
community and identifies goals and policies to guide
residents, decision-makers, businesses, and City staff toward
achieving the vision. The challenge now is to translate the
policies related to zoning and subdivision controls into a
user-friendly, legally adequate, and effective set of
regulations and procedures that steer development to the
most suitable places and helps the community achieve
their long-term vision as a community that values small
beach town character, vibrant economy and healthy
environment and lifestyles.
Zoning and subdivision regulations are one of the primary tools a city has for implementation of its
general plan. Zoning and subdivision regulations translate the policies of a general plan into
parcel-specific regulations, including land use regulations and development standards. The type
and intensity of land uses that are permitted and how they perform will be critical to achieving
PLAN Hermosa’s vision for neighborhood preservation and enhancement, economic
development, coastal resource protection, environmental sustainability, and community health.
The Project
The Zoning and Subdivision Ordinance Assessment is the first phase of a two-phase effort to
comprehensively update the City’s zoning and subdivision regulations and repurpose them as a
more effective tool to provide the kind of development that Hermosa Beach wants, consistent
with the PLAN Hermosa. The objective is to produce a user-friendly set of regulations that provide
clear direction about the City’s expectations and to facilitate development of quality projects by
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making standards clear and effective, streamlining review processes, and incorporating flexibility
to adapt to specific circumstances.
The ultimate objective for the Assessment is to set clear direction for a comprehensive Zoning and
Subdivision Ordinance update. A thorough and accurate assessment will set the foundation for
an updated Zoning and Subdivision Ordinance that not only complies with state law, but also:
• Is consistent with and implements PLAN Hermosa;
• Respects the City fabric and groundwork that has occurred overtime and reflects
current uses, practices, and development patterns;
• Provides clear decision-making protocols and streamlined review processes, where
appropriate;
• Retains the character and scale of the community’s neighborhoods, districts, and
corridors;
• Adds to the economic vitality and promotes adaptive reuse and reinvestment of
properties;
• Addresses previously created nonconforming conditions and brings them into
compliance to the extent appropriate and feasible;
• Complies with State and federal requirements and current case law; and
• Is clear, concise, understandable, and easy to use.
This Paper
As the first step, City staff and the consultant team have been evaluating the current Zoning and
Subdivision Ordinances to identify issues that need to be addressed and changes that should be
considered as part of the update.
This paper summarizes the principal findings and conclusions of the consultant team’s work and
recommends a number of ways that the current ordinances could be improved. It is intended to
distill key choices and present “big ideas” for the update, which will be further developed and
refined as that effort progresses.
The assessment undertaken by the consultant team addressed both the zoning and the
subdivision ordinances. However, the dividing and merging of land within the City is largely
controlled by the State Subdivision Map Act and the principal assessment finding regarding the
City’s subdivision regulations is to update the ordinance for clarity and consistency with State law.
As such, much of the discussion in this paper relates to recommendations for Zoning Ordinance
provisions, for which the City has broader discretion.
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The paper is organized by seven topical areas:
• Usability;
• Zones;
• Development Standards;
• Use Regulation;
• Parking Requirements;
• Development Review and Approval; and
• Compliance with State and Federal Law
Included as an appendix is a summary of comments received during interviews with ordinance
users.
Next Steps
This paper will be the basis for a study session with the Planning Commission. Comments from the
study session and further work with City staff will guide preparation of an Annotated Outline
representing a recommended approach to the overall organizational structure of the updated
Zoning and Subdivision Ordinances and a work plan for conducting the update.
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2 WHAT IS ZONING?
While the General Plan and, in the Coastal Zone, the Local Coastal Plan, sets forth a wide-ranging
and long-term vision for the City, zoning and subdivision regulations specify how each individual
property can be used to achieve those objectives. Zoning is the body of rules and regulations that
control what is built on the ground, as well as what uses occupy buildings and sites. Zoning
determines the form and character of development, such as the size and height of buildings, and
also includes provisions to ensure that new development and uses will fit into existing
neighborhoods by establishing the rules for being a “good neighbor.”
Zoning regulations deal with two basic concerns:
• How to minimize the adverse effects that buildings or using one property can have on its
neighbors; and
• How to encourage optimal development patterns and activities within a community, as
expressed in planning policies.
What Zoning Can Do
Zoning is used to implement the community goals expressed in a general plan and other land use
plan documents. Zoning can do the following:
• Use Regulations. Zoning specifies what uses are permitted or conditionally permitted, what
uses are required to meet specified standards or limitations, and what uses are prohibited.
In this way, the zoning determines the appropriate mix of compatible uses, as well as how
intense these uses can be.
• Development and Design Standards. Zoning reflects the desired physical character of the
community in a set of development and design standards that control the height and bulk
of buildings, streetfront and architectural character, location of parking and driveways,
“buffering” of uses, and open space needs.
• Performance Standards. Zoning often includes standards that control the “performance”
of uses to ensure land use compatibility between new and existing neighborhoods or uses.
Performance standards address items such as noise, dust, vibration, and stormwater runoff.
• Predictability. The use regulations and development standards established in zoning
provide neighbors with assurance of what land uses are permitted and to what scale they
may be developed. Property owners benefit from knowing exactly what can be done.
City staff benefits too, since the need for case-by-case discretionary review of
development applications is reduced.
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What Zoning Cannot Do
There are things that zoning cannot do, since zoning is limited in some respects by State law and
legal precedent. However, issues not addressed in zoning are usually addressed by other planning
tools, such as specific plans and design guidelines. Zoning will not do the following:
• Dictate Architectural Design. Although zoning can improve the overall physical
character of the community, it can only do so with respect to the building envelope—
the height, bulk, and basic elements of structures and their orientation and location on
the site. The architectural style or detailed design elements of a building, such as colors
and finish materials, are addressed in design guidelines.
• Regulate Free Market. Zoning cannot create a market for new development. For
example, it cannot determine the exact mix of tenants in a private development. It
can, however, create opportunities in the real estate market by removing barriers and
offering incentives for desirable uses.
• Establish Land Use Policy. Zoning is a tool for implementing land use policy, not setting
it. As such, zoning is not the appropriate means for planning analysis or detailed study.
Zoning takes direction from the General Plan/Local Coastal Plan and other established
land use plans.
The Basic Dilemma: Flexibility vs. Certainty
As Hermosa Beach considers how best to improve its zoning and subdivision regulations, one issue
will be how to find the right balance between flexibility and certainty that will best implement
PLAN Hermosa. The dichotomy between these concepts creates tension, not only for City officials
and staff who use the regulations on a day-to-day basis, but also for homeowners, business owners,
and others who may only come into contact with zoning a few times over the years they may live
or operate a business in the City. Everyone wants to know what are the rules and standards by
which new development will be judged – how are decisions made to approve, conditionally
approve, or reject applications? And, for many, knowing the timeframe as well as the criteria for
approval also is important – who has appeal rights, and when is a decision final so a project can
proceed.
For others, flexibility is important: the site or existing building may be unique, the design innovative
and responsive, or the public benefits so compelling that some relief from underlying requirements
and generic architectural details may be appropriate. Perspectives of code users help inform the
discussion about this issue.
Users’ Perspectives
Expectations about what zoning should or should not do, and how far it should go, are different,
depending on individual perspectives. Applicants view zoning differently than design professionals,
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6
and City staff perspectives are not always the same as those of residents or City officials. At the
risk of over-simplification, we offer the following set of expectations for different ordinance users
as a starting point for thinking about regulatory options for an update of the zoning and subdivision
regulations.
Applicants
Individuals applying to the City for a zoning approval through a permit or land use review generally
want to know:
• What are the rules that the City follows for development review? These include use
regulations, design guidelines and standards, development standards, review
procedures, and criteria for decision-making.
• What is the timeframe for decision-making, and when is a decision final? Is it the day
the approval is granted, or is there some stated time they have to wait before they
know they can proceed with the next steps, refine an architectural design, solicit bids,
and initiate construction? Users also need to know how much time they have to obtain
a building permit or business license.
• What relief can they request if a regulation or standard constrains a design solution or
otherwise limits what they would like to do with their property or their building? In
thinking about relief, it often is useful to distinguish concerns about what the allowable
uses are (recognizing that use variances are illegal and the only way to accommodate
different uses would be through a zoning code or map amendment) from concerns
about how to accommodate a design or improvement on a lot. Relief may be needed
from physical development standards (e.g. setbacks or fence height limitations) or
from performance requirements that relate primarily to the impact of a use or building
design on an adjacent lot.
• How important are neighbor concerns in the decision-making process? If an applicant
follows the rules, does the City have the right to require changes to a design solely
because of a neighbor’s objections? Are there limitations on conditions of approval or
are all elements of a project “negotiable”? Does the City distinguish “as-of-right”
development applications from those requesting exceptions to the standards in
weighing how far to go to respond to community concerns?
Design Professionals
Architects and other design professionals typically want to know the answer to the same questions
applicants pose, but because of their specific role in a project, they often want to know more
specifically how much flexibility the ordinance allows for site planning and architectural design. If
the City wants to mandate certain design solutions, as opposed to “encouraging” a type of
design, the ordinance should say so to avoid misunderstandings during the development review
process.
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7
An example of a mandated design solution is a requirement for windows or display spaces and a
prohibition of blank walls on retail frontages. In this context, design professionals also want to know
whether the mandate is a guideline or a development regulation. If it’s a regulation and the
proposed building design doesn’t benefit from adding windows, it will be necessary to request a
specific form of administrative relief, which could be a variance or a design modification, in order
to deviate from the dimensional requirements. By contrast, if the mandate is a design guideline, it
may be possible to propose an alternative design solution that meets the guideline’s objective
without applying for a variance or use permit to waive design standards if the ordinance provides
for alternative ways to comply with a guideline.
The flexibility that a design professional typically seeks includes:
• Relief from overly prescriptive standards, including setbacks, building height, bulk and
articulation, landscaping, location of parking, and architectural design standards (e.g.
colors, finishes, porch dimensions, roof pitches, etc.);
• Relief from provisions that constrain energy efficiency and water conservation;
• Relief for buildings with historic or architectural character; and
• Relief for uses or activities with unique needs (e.g. artist studios, churches, personal
improvement uses).
City Staff and Officials
City staff and officials also want flexibility for a number of reasons:
• To respond to community concerns;
• To implement the General Plan, Local Coastal Plan, and other City plans and initiatives,
and to further public policies;
• To reconcile competing priorities;
• To protect unique and special resources, which may range from coastal resources to
historic buildings, affordable housing, and special retail uses; and
• To respond to new or emerging technologies, services, or activities.
Residents and Business Owners
While planners and City officials strive to respond to community concerns, residents and business
owners don’t always have the same perspective on zoning, particularly if they feel their interests
are not served. Many critical issues are decided when a General Plan/Local Coastal Plan is
prepared; however, as implementation details are worked out, community thinking about
General Plan/Local Coastal Plan direction may evolve, and there may not be consensus on all of
the regulatory solutions proposed to implement the plan.
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8
Neighbors want to know with some certainty what can be built, so there are no surprises once
construction begins. However, if they have concerns, they would like to know what the process is
for community input – how much flexibility the City has to condition approval and what they can
do to affect the final result.
Business owners likewise want to know whether they can expand or adapt space to new uses or
activities. Being able to respond quickly to changing markets is important, and lengthy review
times are counterproductive to that objective.
Tradeoffs
As the City considers the next steps for regulatory reform, discussion of choices could address these
basic philosophical issues:
• Flexibility vs. predictability: Are the zoning and subdivision regulations intended as a
rule of law or a rule of individuals? Should the area for negotiation be wide or narrow?
To what extent should this be determined by the code or by practice?
• Flexibility vs. administrative cost: What are the costs to the applicant, to opponents,
and to the City’s tolerance for hearings?
• Development cost vs. quality: Standards should be written with an understanding of
their effect on developers' and consumers' costs and on the quality of the environment
for both user and community at large.
• Preservation vs. development: Will a particular regulation stimulate or dampen change
in uses, users, or appearance? A related issue is whether adopting a new standard will
result in a proliferation of nonconforming conditions, which could also discourage
investment.
• Under regulation vs. over-regulation: How does the community strike the right balance
and find the least number of rules that will do the job?
Striking the right balance will not be easy, and lessons from similar communities that have recently
amended their zoning and subdivision regulations can enable the City to avoid mistakes others
have made and achieve its goals for economic development and sustainable land use.
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3 USABILITY
The need to make Hermosa Beach’s Zoning and Subdivision Ordinances more user-friendly and
concise was an important issue expressed by staff and observed by the consultant team.
Ordinance users find that the text of the Ordinance is complex and that interpretations may differ
among staff. The document is difficult to navigate and should rely more extensively on pointers
and references to direct users to appropriate regulations. A well-organized code is easy to use,
navigate, and understand. This section contains general observations about the existing
organization, format, and usability, as well as strategies for improving these aspects of the existing
Ordinance.
Organization and Style
The City’s current Zoning Ordinance, Title 17 of the Hermosa Beach Municipal Code, is organized
in a manner that exhibits an underlying structure that generally follows a flow from introductory
provisions, to zone standards, citywide standards, and finally administrative procedures.
While the underlying structure can be recognized by those with ample ordinance-using
experience, this structure is not intuitive or obvious to the average user.
The Ordinance lacks a user-friendly structure with clear hierarchy and chapter numbering is not
consecutive. Some chapters appear to follow a pattern of every second number (ex. 17.02, 17.04,
17.06) while others don’t (ex. 17.50, 17.53, 17.54, 17.55). The chapters that follow a pattern of every
second number appear to be original, while chapters that don’t follow this pattern appear to be
later amendments. Over the years, as sections and chapters have been updated or added, there
hasn’t been a comprehensive reformat of the Ordinance, resulting in a disorganized format as
well as inconsistent organization of each individual section.
The organization of Hermosa Beach’s Zoning Ordinance can be improved in several ways, with
the overall organization and formatting reflecting a systematic, consistent, and sound
arrangement to facilitate understanding. First, the City should consider a new level in the
organizational hierarchy—Part—to organize the 39 chapters into logical groups intended to make
the zoning ordinance easier to navigate. For example, the chapters contained in Title 17 could be
grouped into five parts to provide an additional level of organization.
• Part I: Introductory Provisions
• Part II: Zone Regulations
• Part III: Citywide Standards
• Part IV: Administration
• Part V: Terms and Definitions
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With this organization, the ordinance progresses from the most often referenced to the least—with
basic provisions in the beginning, followed by regulations of specific zones, citywide standards,
and then administrative chapters. As a general rule, the most frequently consulted provisions
should come before provisions less frequently consulted. A final part or division can group all
definitions and standards of measurement together, so that users have access to a
comprehensive reference section in an easily located place.
Next, the Ordinance could be enhanced with a comprehensive index and table of contents so
that users do not have to scour the text for a section when needed. Finally, the City should
supplement these organizational revisions with improvements to the appearance of the text itself,
including wider spacing, different fonts for chapters, sections, and the main text, and consistent
indentation.
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Code Complexity
The organization of the current Ordinance leaves standards of development spread out among
various sections. Because standards are dispersed, users are left with a nagging fear that a
“hidden” regulation might affect the viability of a project. Uncertainty regarding development
possibilities can be a significant barrier when attempting to attract investment. Also some
development standards result from or have been derived from ballot measures, which is not
always clearly articulated.
Overall, the chapter ordering of the Ordinance is not always intuitive, and sections that should be
grouped together are often found far apart or separated by other chapters. Accessory Dwelling
Unit standards, which are applicable in multiple zones are located in their own chapter in the
midst of chapters of zone standards. Mixed-use development standards and educational
institution standards, which are only applicable in the C-1 and C-3 zone, respectively, are located
in a chapter with development standards applicable to uses in multiple zones, Chapter 17.40,
Conditional Use Permit and Other Permit Standards. Additional standards for specific uses, are
located in a third chapter, Chapter 17.42, General Provisions, Conditions, and Exceptional Uses.
Hermosa Beach should ensure that the Zoning Ordinance functions efficiently and with the fewest
number of provisions necessary to achieve its goals. To this end, related content should be
organized together and unnecessary sections of the Ordinance should be removed in order to
avoid ambiguity and reduce the sheer bulk of the Ordinance.
Lack of Clear Definitions and Rules of Measurement
Though the current Zoning Ordinance includes three sections of definitions, some terms that should
be defined, are not, some definitions are overly specific, and others include development
standards. The definition of ‘grade’ includes a statement that the determination of grade is to be
made by the Community Development Director. The definition of ‘open space’ identifies
acceptable encroachments. Definitions should convey the meaning of a term; standards should
be located in the body of the regulations. The definitions should be updated to include modern
terminology and be made more general so that they will apply to terms as they are used
throughout the Zoning Ordinance and other City codes. Where possible, definitions should also
align with those of other applicable rules and regulations such as the Building Code, State
Alcoholic Beverage Control regulations, and State housing laws.
The Zoning Ordinance does not include a separate chapter on rules of measurement; rules for the
calculation of standards are located throughout the ordinance. In some cases, such as lot
coverage, and determining the baseline points for measuring building height, they are
incorporated into general definitions. Others are located among regulations for specific
development aspects. The calculation of floor area is located within the definition of ‘gross floor
area’ in the definitions section of the off-street parking regulations. Clear rules of measurement
ensure that all users are able to determine the way that standards should be applied in the same
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Tables with cross references enhance usability.
manner in order to arrive at the same conclusion. Locating a complete set of rules of
measurement in one location, either at the beginning or the end of the Ordinance, provide an
easy-to-locate reference tool to ensure consistent interpretation and application of standards.
Underutilized Tables
The existing Ordinance does utilize tables to
present certain regulatory requirements,
although inconsistently and sparingly. The C-1,
C-2, C-3, and M-1 zones and Specific Plan Area
No. 11 use tables to present use regulations
while all other zones and plan areas list use
allowance or cross-reference other zones for
use allowances.
Tables can greatly improve the readability of
complex regulations and could be used more
extensively to organize and more clearly
present information throughout the Ordinance.
Use regulation tables can specify the level of
review required, list any limitations on permitted
uses, and provide cross-references to other
sections of the Ordinance where additional
regulations apply. Development standard
tables can list dimensional requirements for lots,
setbacks, heights, and other standards with
cross-references to other applicable sections of
the Ordinance. This approach helps avoid
unnecessary redundancy, repetition of
provisions, and confusion from conflicts.
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Illustrations of standards, such as these in the City’s Height
Requirements & Calculating Height handout, aid in interpretation.
Absence of Illustrations
In addition, the current Zoning Ordinance provides few graphic examples or illustrations. Graphics
can clearly depict standards for measuring building height or yard setbacks, while verbal
equivalents are prone to misinterpretation and uncertainty. Clarifying visual examples of
measurement standards, development standards, and other complex provisions, similar to those
included on the City’s Height Requirements & Calculating Height handout, help with
understanding and enforcement. Incorporating illustrations such as these into the Zoning
Ordinance can communicate development regulations more clearly and in less space than
written standards.
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4 ZONES
Zoning districts, or zones, create the framework for implementation of General Plan policies and
land use designations. The General Plan establishes land use designations and the overall policy
basis for land use and development. Zoning then establishes zones which are intended to define
distinct locations for different uses, consistent with general plan land use designations. The Zoning
Ordinance includes standards for each of these zones with detailed regulations as to what uses
are permitted, what uses are allowed, and what physical development standards apply.
Zones to Implement PLAN Hermosa
PLAN Hermosa builds upon the city’s historic
development pattern to accommodate
anticipated population and employment
growth. The Land Use Designations Map in PLAN
Hermosa indicates the intended use of each
parcel of land in the City. The land use
designations were developed to provide both a
vision of the organization of uses in the City and
a flexible structure to allow for changes in
economic conditions and community vision.
There are four categories of land use
designations: Residential, Commercial, Creative
Industrial, and Institutional. The majority of
individual designations within these four
categories are consistent with or similar to
previous designations or existing development
types. Others are new, including Public Facilities
and Beach land use designations. In these
situations, new zones on the Zoning Map and in
the Zoning Ordinance are warranted.
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Streamline Existing Zones
There may also be opportunity for streamlining existing zones and eliminating those that are no
longer necessary. For example, the only differences between the R-3, Multiple-family Residential,
Zone and the R-P, Residential Professional, Zone are variations in lot coverage allowances, height
considerations, and that the R-P Zone allows office as a conditionally permitted use. The R-P Zone
is within the High Density Residential Land Use Designation in PLAN Hermosa and its existing
development consists solely of residential uses. In the interest of creating a concise and user-
friendly zoning ordinance, the total number of zones should be minimized and zones that are not
necessary, such as the R-P Zone, should be removed or consolidated.
Additionally, the Zoning Ordinance also includes 10 Specific Plan Areas. The regulations for these
Specific Plan Areas vary in content and detail, ranging from refinements to the residential housing
types allowed and minimum lot area per dwelling for an individual residential development to
detailed use regulations and development standards for a large portion of Pier Avenue. Each of
the Specific Plan Areas should be reviewed for relevance and their potential to integrate
necessary standards into zone regulations. In some cases, relevant Specific Plan Areas standards
may be integrated entirely into other base zones. In other cases, a unique zone may be warranted.
Zone Presentation and Organization
The Zoning Ordinance will benefit from combining similar zones, where appropriate, and by
renaming zones to reflect the General Plan land use designation and provide information
regarding the purpose and nature of the zone. Zones can then be consolidated into related
groups, such as Residential, Commercial and Mixed-Use, Industrial, and Public and Semi-Public
districts, similar to how the C-1, C-2, and C-3 zones are consolidated into one chapter in the
existing Zoning Ordinance. When zones are consolidated, the differences among individual zones
are identified through purpose statements and reflected in the use regulations and development
standards, which will vary based on the unique characteristics and purposes of the zone.
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5 DEVELOPMENT STANDARDS
The importance of quality design in community spaces and residential neighborhoods cannot be
overemphasized. A well-designed city directly elevates the quality of life, which in turn, attracts
investment and increases communal pride.
As Hermosa Beach redevelops over time, the City will continue to face design challenges. The
current Zoning Ordinance does not have sufficient standards to appropriately guide and regulate
development especially in building appearance and design compatibility. Development
regulations that address the building form and site design of new development can respond to
differences in character, promote a desirable physical form, and ensure that more intense uses of
land do not become public nuisances.
The Zoning Ordinance does not address the physical form of development in an organized or
complete fashion. The current Zoning Ordinance was first written at a time when Ordinances
focused on regulating use rather than design. More recently, design-oriented approaches are
replacing traditional, use-based zoning as a means of addressing the physical character of
development. Hermosa Beach has followed this trend over the years, as development standards
and requirements have been added. In some instances, they have been added with little analysis
of how all the standards work together and collectively influence resulting development. In other
instances, such as Specific Plan Area No. 11, detailed development standards that address many
aspects of site development and building design have been adopted.
PLAN Hermosa provides a foundation for implementing zoning techniques designed to improve
the physical form of new development. It recognizes that distinct neighborhoods, districts, and
corridors contribute positively to the overall structure and character of the City. Fourteen
character areas are identified, defined by their future vision, intended distribution of land use, and
desired form and character. PLAN Hermosa also includes a number of policies related to design,
including, but not limited to:
1.6: Scale and context. Consider the compatibility of new development within its urban
context to avoid abrupt changes in scale and massing.
2.7: Context sensitive design. Wherever feasible, orient residential buildings to address
streets, public spaces or shared private spaces, and consider the physical characteristics
of its site, surrounding land uses, and available public infrastructure.
2.8: Neighborhood transitions. Encourage that new development provide appropriate
transitions in scale, building type and density between different land use designations.
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3.5: Compact office formats. New employment uses should be designed in a compact
format with minimal front setbacks from the street, typical lease spans of 40 feet or less,
and where feasible, combined with other commercial uses.
6.6: Human-scale buildings. Encourage buildings and design to include human-scale
details such as windows on the street, awnings and architectural features that create a
visually interesting pedestrian environment.
Physical Form and Design Related Standards
In order to implement PLAN Hermosa policies, the City will need to adopt new development
regulations to address the form and design of new development, such as standards for the
following:
• Location of a building on a lot – where a building may or must be built to the street
and where setbacks are required;
• Building form and massing;
• Façade design and articulation;
• Orientation of building entries;
• Transparency – pedestrian level windows offering views into buildings and displays;
• Limitations on blank walls;
• Relation to adjoining sites;
• Location and screening of parking; and
• Landscaping.
Establishing minimum design standards will set the tone for the type of development the City
hopes to attract. These standards will allow developers and designers to know exactly what is
Form-related standards can help achieve high quality design.
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expected of them. At the same time, flexibility can still be achieved by allowing a modification of
standards so long as certain findings and criteria are met. Flexibility is particularly important given
the varied lot sizes and topography that characterize City.
Tailor Standards to Reflect Character Areas
It would be difficult for the City to prepare a single,
comprehensive set of design requirements as neighborhoods,
districts, and corridors within Hermosa Beach have distinct
characters that required tailored regulations so that new
development is appropriate to the context of the area.
Standards should be refined to foster the type of character
desired within various areas of the City. In pedestrian-oriented
areas, the objective should be to have buildings enclose a
street and provide an interesting, engaging front, making
walking and shopping pleasurable. In more auto-oriented
areas there is more potential for incompatibility between uses,
so landscaping and screening may be important.
Development standards should also address compatibility and ensuring that new buildings fit
amongst existing buildings. The ordinance should detail how to address contextual issues of
building placement, scale, massing, and height and include standards to ensure sensitive
transition from more intense development to surrounding neighborhoods.
While each zone or area should have individually tailored requirements, the organization of the
requirements should be uniform, so that users can easily ascertain the requirements for a particular
zone.
Objective Design Standards
The State of California has adopted recent
legislation to address the State-wide housing
shortage and now requires a streamlined and
ministerial process for specific residential
developments, including multi-unit residential
development and mixed-use development with 2/3
of the square footage for residential use. These types
of projects must be reviewed against existing
objective standards rather than through a
discretionary entitlement process.
Objective Standard (per State law):
One that involves no personal or
subjective judgment by a public
official and uniformly verifiable by
reference to an external and uniform
benchmark or criterion available and
knowable by both the development
applicant and the public official prior
to submittal.
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An update to the Zoning Ordinance provides an opportunity to establish objective standards to
achieve quality designed housing projects without subjective interpretation or a complex review
and approval process, consistent with State law requirements.
Residential Development
The Zoning Ordinance currently establishes standards for multi-family development primarily in
Chapter 17.16 – R-3 Multiple-Family Residential Zone and Chapter 17.24 - RPD Residential Planned
Development. Basic standards include height, front yard, side yards, placement of buildings, area,
lot coverage, usable open space, and lot area per dwelling. Projects typically require
discretionary review by the Planning Commission where more qualitative conditions are applied
to ensure compatibility with neighborhood context and to elevate design quality. The Zoning
Ordinance update provides the opportunity to refine existing quantitative standards and develop
new objective standards that capture the qualitative conditions typically applied to multi-family
residential projects through the discretionary process. Objective standards should be developed
to ensure that development is compatible with the surrounding neighborhoods, that quality
materials are used, and that building form and scale is appropriate to the site. Such standards
may address the following:
• Setbacks;
• Building heights;
• Floor area ratio (FAR) or lot coverage;
• Usable open space
• Relation to neighboring buildings (stepbacks and articulation versus “compatibility in
scale”);
• Explaining in details the characteristics of a particular architectural style and list the
required components;
• Limits on blank wall (breaks in blank walls every X feet);
• Building frontage requirements (number of doors, space between doors and garage,
etc.);
• Material requirements;
• Color requirements; and
• Consistency with neighborhood character (if defined in an objective manner).
To support consistent application of objective standards, it is recommended that images and
exhibits representing a suggested design topic or standard with text callouts be developed in the
new Ordinance, where applicable, to illustrate the design intent.
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Mixed-Use Development
Chapter 17.40.180 – Mixed-use Development (C-1 Zone) of the current Ordinance provides the
opportunity to establish mixed-use development subject to approval of a conditional use permit,
a discretionary permit process, within the C-1 Limited Business and Residential zone. The residential
portion of a mixed-use development is subject to the development standards of the R-3 Multiple
Family Residential Zone with a few tailored exceptions relating to condominiums, percentage
limitation of first floor residential use, front setbacks, lot coverage and trees. General development
guidance is provided for noise, security, and lighting. In addition, parking requirements are
provided in Section 17.44.010 Off Street Parking – Mixed Use where required parking is determined
using on the sum requirements of all individual uses.
While State law requirements for objective standards and a streamlined review process apply to
mixed-use development with 2/3 of the square footage for residential use, mixed-use
development may be comprised of a number of different use combinations. By providing a variety
of uses within close proximity, mixed-use development can reduce automobile dependence,
preserve green space and natural resources, promote revitalization, enhance economic
development. Mixed-use developments can also provide for a wide range of housing types and
choices for different income levels and may increase affordable housing opportunities.
Development standards tailored to the unique attributes of mixed-use development can provide
greater assurance of compatibility with neighborhoods and better alignment with market
considerations.
While the objective standards and a streamlined review process is required for certain mixed-use
developments, the City should consider establishing objective standards and streamlined review
for other types of mixed-use developments in order to promote their establishment while ensuring
appropriate design and siting. Mixed-use development standards should address compatibility
issues while providing flexibility for combining residential and commercial components with active,
pedestrian-oriented ground floor uses, where consistent with PLAN Hermosa. In addition to the
physical form and design related standards discussed previously in this paper, customized mixed-
use regulations should consider the following:
• Location of desired land uses;
• Public and private access;
• Building placement and orientation;
• Residential private open space;
• Common open space;
• Noise, light, and odor control; and
• Location and screening of parking, loading, and service areas.
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Provide Flexibility
In many instances, particularly in areas like Hermosa Beach with small lots with existing
development, the need for flexibility in the application of development standards is not a
reflection of the quality of the project or design, rather a reflection of site constraints that limit the
effectiveness of a ‘one size fits all’ approach. The existing Zoning Ordinance provides for little
flexibility in the application of development standards. The two primary avenues available for
modification of development standards in the current Zoning Ordinance are variances and
administrative variances. Specific findings related to unique characteristics of a property are
required to approve variances and administrative variances are limited in scope and the legality
of administrative variances is unclear.
As the City incorporates additional development regulations into the Zoning Ordinance, the City
should create additional opportunities for gaining relief from codified locational, developmental,
and operational standards in cases where modifications are warranted by special circumstances
that may not meet the requirements for approval of a variance based on physical hardship. This
could be done in the form of additional provisions for approval of waivers and exceptions,
including Staff level approval of a so-called de minimus waiver from dimensional standards.
Options include a minor modification that allows for specified dimensional modifications (e.g. less
than a 10 percent reduction in setbacks and fence heights) that would have a negligible impact
and are non-controversial in nature. Some jurisdictions provide one level of adjustment without
notice and a slightly higher level of adjustment with notice and the opportunity for neighbors to
request a public hearing.
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6 USE REGULATIONS
Use regulations detail the type of uses that are allowed, the review process, and specific limitations
that apply to a particular activity or use. Use regulations have traditionally been used to separate
incompatible land uses, minimize nuisances, and limit adverse effects on neighboring properties.
Each zone currently contains a list of permitted uses and some list conditionally permitted uses.
Residential zones allow any use permitted in less intense residential zones (ex. The R-3 Zone allows
any use permitted in the R-2 Zone). Some zones, including the C-1, C-2, C-3, and M-1 zones and
SPA-11, present use regulations in tables with cross references to use specific standards.
There are outdated and overly specific uses, such as ‘detective agency’, ‘messenger service’ and
‘computer and Internet access center’. Other times, uses with little distinction between them are
regulated separately. ‘Toy store’, ‘clothing and wearing apparel sales and service’, ‘department
store’, drugstore’, ‘florist or plant shop’, and ‘hobby and craft sales and services’ are all examples
of similar retail services, and that may even occur within a single retail establishment, that are
separately regulated.
The Ordinance lacks a comprehensive list of defined uses that are regulated by the Ordinance.
Commercial land uses are grouped into a single section of the Zoning Ordinance while residential
uses are mixed in with definitions of general terms in a separate section. Some uses are not defined.
During the course of stakeholder interviews,
attracting and retaining retail and restaurant uses in
the Downtown was identified as one of the greatest
challenges facing the City today. Over the years,
the City has added strict and inflexible standards to
the Ordinance and conditions of approval to
individual projects that limit operations of
commercial uses, particularly establishments that
serve alcohol and provide live or late night
entertainment. While these standards and
limitations were intended to maintain and improve
community livability, and reduce nuisance activity,
particularly in areas with commercial and residential
adjacencies, they have also stifled potential
economic investment in the Downtown and along
the corridors. The Zoning Ordinance update effort
provides the opportunity to update the City’s
approach to use regulation to reflect modern uses,
current development practices, and State and
Attracting and retaining retail and
restaurant uses in the Downtown is a
challenge.
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federal law and support community objectives such as economic development, increased
walkability, diversity of housing types, and vibrant urban centers. Through well-crafted regulations,
the Zoning Ordinance can maximize the City’s economic development “pluses” and support
economic investment, while ensuring it does not create undue impacts on its neighbors.
Adopt a Use Classification System
The Zoning Ordinance should ensure that every use regulated by the ordinance is defined through
a clearly defined modern classification system, which places land uses and activities into groups
based on common functional, product, or physical characteristics. There are many advantages
to this type of use classification system. Listing use groups instead of specific uses help streamline
the use regulation parts of the Ordinance. Categories are also broad enough to allow
classification of new, unanticipated uses, so that the City does not need to amend these sections
or make interpretations as frequently.
Under this system, all use categories would be defined in a single chapter of the Code. This
chapter would organize use categories into groups such as residential; public and semi-public;
commercial; industrial; and transportation, communication, and utility uses. This way, similar uses
are found near one another for comparison when a classification question arises. The official
names of each use group would be utilized throughout the Code in a consistent manner, with the
definitions chapter serving as a reference.
Reflect Contemporary Land Uses
To help modernize the Zoning Ordinance, the use classification system described above should
eliminate obsolete uses (i.e., those no longer allowed, or outdated terms) such as game arcade
and miniature golf course, and also include new contemporary uses such as industrial flex space
and shared office spaces.
Ensure All Zones Allow Appropriate Land Uses
The allowable uses within each zone should be evaluated for compatibility with the purpose of
the zone, the corresponding land use designation in PLAN Hermosa, and reflective of
contemporary use and development trends. In particular, use regulations in nonresidential districts
should be evaluated to allow a broader range of uses, reflecting the changing nature of land use
and allowing a creative combination of uses, consistent with PLAN Hermosa. In particular, M-1
Zone use allowances should be evaluated, balancing the need to protect the accessibility of the
area for production, design, and manufacturing uses and allowing non-manufacturing uses that
are conducive to and supportive of the viability of creative and innovative endeavors.
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Standards for Specific Uses
Regulations applicable to specific land uses are currently found throughout the Ordinance. An
entire chapter, Chapter 17.21, is dedicated to standards for Accessory Dwelling Units. Chapter
17.40, Conditional Use Permit and Other Permit Standards, and 17.42, General Provisions,
Conditions and Exceptional Uses, both contain specific standards for multiple uses. The fact that
these regulations pertaining to particular uses are scattered throughout the Ordinance makes it
hard for users to find them and determine which special regulations apply to a particular project.
Some use definitions in the existing Ordinance include limitations, requirements, and allowances
related to the use. For example, the definition of “Hotel” includes a statement that the decision-
making body has the authority to set any limitation on the number and/or type of kitchenette
facilities provided in the guest rooms for projects located on parcels of greater than 20,000 square
feet. Although these provisions may be appropriate, embedding them within the use definitions
complicates administration and makes it difficult for applicants to determine which development
standards apply to a particular proposal. These regulations should be addressed in separate
sections of the Ordinance where the limitations are visible and adequately discussed. For example,
they may be located in a chapter dedicated to standards for specific uses and referenced in the
use regulations for each zoning district.
The City should consolidate requirements that are applicable to specific uses and activities into a
single chapter. Within this chapter, the uses can be alphabetized, making them easy to locate.
The standards for specific uses can be referenced in the land use tables in the zone regulations,
which will reduce overall wordiness in the Ordinance.
When revising use regulations, the City should be sure to reevaluate and expand its regulation of
uses that create potential incompatibilities with surrounding properties. The City should
incorporate explicit performance standards to ensure that the operation of one use does not
cause an undue burden upon the use and enjoyment of adjacent property and everyone is clear
on what the requirements are.
Finally, the City should evaluate the limitations in the Ordinance and project approvals on
establishments that serve alcohol and provide entertainment in in seeking a better balance of
achieving community goals for a vibrant local economy and the revitalization of the downtown
core while minimizing adverse impacts. The Ordinance should be evaluated in terms of creating
opportunities for new investment to achieve these goals, in consideration of other mechanisms
the City may employ to address public nuisances and poor behavior of individual establishments.
All of these modifications to the existing use classification system and development standards will
work to reduce the need for discretionary review of new development. With clarified requirements
and a more comprehensive scheme of use classification, approvals will encounter fewer delays,
with heightened assurances of appropriate development and compatibility with adjacent
properties.
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7 PARKING REQUIREMENTS
Parking was by far the most frequent issue raised by stakeholders. The topic has been the focus of
many community conversations and planning efforts, including, but not limited to PLAN Hermosa
and the Downtown Core Revitalization Strategy. The City recently completed a Parking
Management Study and Recommended Parking Standards for the Coastal Zone which included
a parking inventory, occupancy analysis, demand analysis, and recommendations for parking
strategies.
Parking requirements have a large influence on the ability to utilize property. Because of the high
costs of building and maintaining off-street parking, minimum parking requirements can raise
barriers to reuse underutilized parcels. This is particularly true in already built-out areas, such as
Hermosa Beach, where there may not be enough space to provide required parking. Where
additional parking spaces cannot be provided due to site constraints, businesses are deterred
from expanding or investing within the City.
The quantity, location, and appearance of parking areas also have a substantial impact on the
character and functionality of streets, commercial corridors, and residential neighborhoods. Too
much parking can limit the utilization of a property and be an impediment to achieving a wide
range of community goals. Too little parking can impede accessibility and impact neighborhoods.
The amount of parking is optimized when it strikes a right balance between supply and demand.
For roughly 50 years, cities across the country, including Hermosa Beach, have included minimum
requirements as a means of mitigating the impact of parking demand on public streets. These
minimum parking requirements are based on inaccurate assumptions and do not reflect actual
parking demand. For example, in Hermosa Beach, many of the minimum parking requirements
were derived from the Institute of Traffic Engineers Trip Generation Manual and do not reflect local
conditions.
This approach to parking demand mitigation has created a number of unwanted side effects,
including:
• Reducing the viability of reuse of existing buildings;
• Limiting options for development on smaller lots or awkwardly-shaped sites;
• Discouraging alternatives to automobiles (by promoting an overabundance of
parking, alternatives like walking, cycling, transit and car-sharing are at a distinct
disadvantage);
• Eroding pedestrian environments by increasing the proliferation of land devoted to the
automobile, creating large swathes of inhospitable surface parking lots; and
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• Adding to the cost of living, since the cost of providing minimum required parking is
passed down to the consumer in the price for goods, services, and housing, creating
an unfair burden for those who do not drive.
As such, cities are increasingly turning to other mechanisms as ways of addressing parking
concerns including increasing alternative transportation options and employing parking
management techniques.
Additionally, our transportation systems are on the cusp of one of the fastest and most
transformative shifts in history. The demand for shared mobility services is an early sign of behavior
change. Autonomous vehicles are being used on streets today. These changes will have great
consequences for parking demand. Although it is unknown exactly what these consequences will
be, it is certain that there are more transportation options available than before and people are
no longer dependent on individual vehicles for access and mobility. The future transportation
system and our mobility choices will continue to have a lot more flexibility. Mobility choices will not
be primarily limited to a personal vehicle or existence of a transit line.
Reduce or Eliminate Minimum Parking Requirements
All of the parking requirements should be evaluated and
reduced where appropriate based on actual and
anticipated parking demand and in consideration of the
collective of City goals, including economic
development, pedestrian orientation, housing
affordability, and sustainability; of the recommendations
from the Coastal Zone parking study and Downtown Core
Revitalization Strategy, of the changing nature of our
transportation systems; and of a parking management
program. For example, the Downtown Core Revitalization
Strategy included a number of recommendations to
encourage a more pedestrian-oriented district, including:
• Locating parking off-site
• Reduced parking for commercial, restaurant,
office, and retail uses
• Reduced parking for mixed-use development
• Vehicle parking reductions for the provision of bicycle parking
• Utilizing net usable square footage as the basis for parking calculations, rather than
gross square footage
In revising parking requirements, the City should consider providing uniform parking requirements
for grouped land uses with similar space and operational requirements. The City could still provide
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separate requirements for land uses with particular space and operational requirements that
generate unique parking demands. Standardizing parking requirements so multiple uses have the
same requirements can ease administration and provide flexibility with regard to re-use and re-
investment. Flexibility could also be offered in the way that parking is designed and located, such
as allowances for tandem, valet, and stacked parking (parking lifts), thus providing more
opportunity for parking in less space.
The City should consider varying or adjusting parking requirements by district as well, considering
the availability of street or public parking supplies in a particular district.
Exempt Small Commercial Establishments
The City should consider providing an
exemption from the off-street parking
requirements for small commercial
establishments, such as those under 1,500
square feet of gross floor area. This exemption
could be across the board or limited based
on certain characteristics, such as new uses in
existing buildings, uses located in pedestrian
oriented commercial districts, or uses within a
commercial center with shared parking
facilities. For many small retail and business
uses, available on-street parking in the City’s
commercial districts and corridors or shared
in a shopping center is adequate for their
parking demand. Alleviating small commercial establishments from providing parking may help
fill vacant storefronts and incentivize redevelopment.
Exempt or Reduce Parking Requirements for Changes of Use
It is often infeasible to provide additional on-site parking on an already developed site, thus limiting
the types of new uses that may locate in an existing building. To support the continued occupancy
of existing buildings, the City could consider not requiring additional parking where a new
commercial use is established in an existing building even if the new use is subject to a higher
parking requirement than the previous use, provided existing parking is retained and there is no
change to the building that results in additional gross floor area. Alternatively, when a new
business moves into a building where the existing use had a legal nonconforming parking
deficiency, the new use could be credited the number of required parking spaces unmet by the
previous use. While this parking credit is available in the Downtown District, the City should consider
applying this approach on a broader scale.
Parking exemptions can incentivize small
commercial establishments.
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8 DEVELOPMENT REVIEW AND
APPROVAL
Zoning provisions governing development review and other administrative matters create the
procedural environment through which the City can achieve the goals and policies laid out in its
General Plan and other adopted policies. At their best, development review provisions can
promote the type of development a community wants by providing a clear, predictable path to
project approval; conversely, vague review processes with unclear requirements can cause
developers a high level of anxiety, frustrate community residents, and severely dampen a City’s
ability to attract desirable growth.
Generally, prospective investors value three central qualities in any administrative code: 1)
certainty in the requirements and structure of the review process, 2) built-in flexibility to adjust
development standards to the needs of individual projects, and 3) opportunities to request relief
from requirements that constitute a substantial burden. Certainty about the types of development
they can expect to see in their community is also important to residents. The degree to which
Hermosa Beach can incorporate these qualities into its Zoning and Subdivision Ordinances will
help improve its ability to compete for desirable development. This section contains general
observations about the existing development review procedures and strategies to streamline
development review and approval process.
Reliance on Discretionary Review
The flexibility of a zoning ordinance is largely defined by its hierarchy of uses and their required
permits. This hierarchy establishes the different levels of review the ordinance requires to make
various types of decisions. These decisions typically range from a relatively informal counter staff
review of proposed uses and structures for compliance prior to the issuance of a building permit
or business license to more formal and complex procedures requiring public notice and a hearing
before the Planning Commission prior to issuance of a use permit or other discretionary approval.
The primary factor influencing a project’s place in the hierarchy of uses is whether the proposed
use is permitted "by right" or allowed subject to certain conditions, or whether a Conditional Use
Permit or other permit type with review by the Planning Commission, is required. This determination
is a reflection of community issues and concerns that should be embodied in the General Plan.
Decisions about where an application fits in the hierarchy may also, however, be influenced by
how a jurisdiction selects and designs administrative techniques. It is often possible, for example,
to reduce the review threshold for a particular type of application (i.e. place it lower in the
hierarchy), by increasing the specificity of development standards and performance-based
criteria.
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Adjust Review Thresholds
The Zoning and Subdivision Ordinance Update provides an opportunity to adjust review thresholds
based on analysis of the types of issues and projects in the City that have typically generated the
most interest and concern. For example, projects that currently require Planning Commission
approval but are consistently approved without public comment, such as small condominium
projects, might be shifted to the jurisdiction of the Community Development Department Director.
Generally speaking, responsibilities should be assigned with a view toward minimizing the number
of players involved in making any given decision, while increasing opportunities for meaningful
public input.
The number of uses that require discretionary review can be reduced by including carefully
crafted standards and restrictions that are specific to specific uses throughout the City or in
particular zones into the Zoning Ordinance. As a result, the community and decision-makers may
be confident their vision is being implemented and may reduce the need to weigh in on individual
projects, allowing more projects to be approved administratively.
There are a variety of approaches the City could use to reduce the number of uses requiring
review, including permitting more uses by right subject to:
• Compliance with development and design standards that could be added to the
Zoning Ordinance based on the General Plan’s goals for design quality;
• Compliance with new standards and requirements that reflect “standard conditions”
that are typically imposed when such uses have been conditionally approved; and
• Compliance with specific limitations on location, floor area, hours of operation, and
similar features that are the source of potential adverse impact.
Consider a Minor Use Permit Process
The City may also consider a new type of use permit – a Minor Use Permit – approved by the
Community Development Director. The Minor Use Permit would be required for uses that are
“limited in scope and impacts” but which currently require a hearing by the Planning Commission,
or could be used for minor amendments to Use Permits. Applications for Minor Use Permits would
be subject to public notice and a hearing before the Director would only be held if someone
requested one. All decisions would be subject to appeal. The Director would also have the
authority to defer action and refer the application to the Planning Commission for final action.
Notice of decision or notice of pending decision could be given to Planning Commissioners with
an option for the Planning Commission to call for review of a project. Such a procedure creates
more certainty in the process for both the community and developers while still providing
opportunities for meaningful public input. Conditional Use Permits would be reserved for uses that
pose potential or significant land use compatibility issues and warrant Planning Commission review
and approval.
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Ordinance-users expressed that it wasn’t always clear what the review
process or who the review authority was for a given decision.
Unclear Review and Approval Procedures
Ordinance-users expressed that it wasn’t always clear what the review process or who the review
authority was for a given decision. Chapter 17.68, Procedure, Hearings, Notices and Fees, of the
current Zoning Ordinance contains some common permit procedures. Other chapters contain
permit-specific provisions for reports of decision and findings, effective dates, appeals,
reapplication, revocation, and expiration. In many cases it is unclear how these procedures differ
from permit to permit, especially when many other aspects of the permit procedures, including
review body, are the same. For example, both parking plans and conditional use permits are
subject to Planning Commission approval. The Zoning Ordinance is clear in stating that a decision
by the Planning Commission of a conditional use permit may be appealed to the City Council.
However, for parking plans, the Zoning Ordinance states that processing procedures are to be set
by resolution of the City Council and is silent on appeal procedures, leaving many questions. Is a
parking plan appealable? If a parking plan is submitted along with a Conditional Use Permit and
the Conditional Use Permit is appealed, is the parking plan up for consideration as part of the
appeal?
Clearly distinguishing the issuing authority and applicable review process helps clarify the level of
review required for a project. Additionally, procedural nuances between different types of
approvals, often with the same review authority, is confusing. The creation of a simplified permit
structure that establishes a limited number of procedural tracks for approvals would provide
greater clarity for all users and simplify administration.
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Clarify Administrative Procedures for All Decisions
The updated Zoning Ordinance should set forth clear administrative procedures to be followed
for all types of decisions. The level and extent of administrative process required for different types
of decisions will vary. However, for even the simplest administrative procedures, the Ordinance
should, at a minimum, establish unambiguous authority for approval and the process for appeal.
The approval process can be streamlined simply by consolidating and clarifying procedures and
permit approval criteria. Decision-making protocols should be clearly defined so that it is clear
how approvals are processed, and the intent of these regulations should be included to help
determine if a proposal meets the purpose of the regulation. Findings that the decision-making
body is required to make in order to approve a project should be clear so that all interested parties
know the criteria against which a project is evaluated.
Expanding the set of common permit procedures would improve usability by helping applicants
to understand the general review process more easily. Where necessary, unique procedures
could be developed for specific permit types, but generally, permits with the same review body
should follow the same procedures. Elements of a standard set of common administrative
procedures include the following:
• A clear and consistent authority for determining whether an application is complete;
• Clear and consistent procedures for appeals;
• Requirements for public notification; and
• Permit effective dates and time extension procedures.
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9 COMPLIANCE WITH STATE AND
FEDERAL LAW
California law grants cities and counties relatively broad discretion in the regulation of land uses
and development, and the Federal courts and United States Congress have, for the most part,
left land use and environmental regulation up to state and local government. There are, however,
some important exceptions to this approach. If local regulations conflict with federal law, pursuant
to the supremacy clause of the United State Constitution, then local laws are preempted. In some
cases, both Congress and the State have identified matters of critical concern that limit the
authority of California cities.
This section discusses some State and Federal laws to consider through the update of the Zoning
and Subdivision Ordinances.
Housing
As California's housing supply and homelessness crisis continues, the State Legislature has passed
numerous pieces of housing legislation in each legislative session of the past several years. Most
recent legislation is aimed at streamlining approval of housing projects and reducing barriers to
the creation of housing. The City has been actively working to comply with the legislation through
a number of mechanisms. Highlights of housing related legislation most relevant to the Zoning
Ordinance are briefly summarized below.
Housing Developments
SB330, the Housing Crisis Act, limits cities’ and counties’ ability to regulate housing developments,
including residential development, mixed use development with 2/3 of the square footage for
residential, and transitional and supportive housing. It creates a preliminary application process
where existing objective development standards are those in effect when a preliminary
application is submitted, establishes timeframes for when a historic determination and project
approval must be made, and limits the number of hearings.
A number of provisions address housing density. General Plan and zoning densities may not be
reduced below 2018 numbers. This includes changes to development standards that lessen
intensity of housing. Zoning may not be changed to remove housing, and there may be no onsite
reduction in the number of units.
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The Housing Crisis Act also prohibits local jurisdictions from imposing or enforcing new subjective
design standards. Establishing objective development standards for housing developments are
discussed in more detail in section 5 of this paper.
Accessory Dwelling Units (ADUs)
New laws further restrict what local agencies may regulate regarding ADUs. Local agencies may
not adopt ADU ordinances that: impose minimum lot size requirements for ADUs; set certain
maximum ADU dimensions; require replacement off-street parking when a "garage, carport or
covered parking structure" is demolished or converted to construct the ADU. New laws allow for
an ADU as well as a "junior" ADU where certain access, setback and other criteria are met and
explicitly identifies opportunities for ADUs in multifamily buildings. Additionally, until Jan. 1, 2025,
cities may not condition approval of ADU building permit applications on the applicant being the
"owner-applicant" of either the primary dwelling or the ADU. Hermosa Beach adopted its
Accessory Dwelling Unit Ordinance consistent with the new legislation in December 2019.
Affordable Housing
The State Density Bonus Law (Cal. Gov’t Code §65915) allows for density bonuses and additional
incentives for affordable housing. Cal. Gov’t Code §65913 expedites state and local residential
development, assuring local agencies can sufficiently zone for affordable housing, and
encourage and incentivize affordable housing. Recent changes to the State Density Bonus Law
increase the density bonus and other concessions for 100 percent affordable housing projects.
Housing projects with a minimum of 80 percent low income units and up to 20 percent moderate
income units are eligible for a density bonus of up to 80 percent the maximum allowed density or
a density bonus with no limit if located within ½ mile of a major transit stop and qualify for at least
four concessions, reduced parking requirements, and a height increase of up to three stories or 33
feet when located within ½ mile of a major transit stop.
Housing for Persons with Disabilities
Various provisions in both federal and State law limit the authority of local agencies to regulate
facilities for mentally and physically handicapped persons. In 1988, Congress extended the 1968
Fair Housing Act’s prohibitions against housing discrimination to include discrimination on the basis
of handicap or familial status (families with children). The Federal Fair Housing Act Amendments
(FHAA) defined "handicapped" to include persons with physical or mental disabilities and
recovering alcoholics and drug addicts. The FHAA not only prevents communities from
discriminating against handicapped individuals but also requires "reasonable accommodations
in rules policies, practices, or services, when such accommodations are necessary to afford
[handicapped persons an] equal opportunity to use and enjoy a dwelling." The California Fair
Employment and Housing Act, codified as Government Code Sections 12900 to 12996, reinforces
provisions of federal statute to prohibit any unlawful discrimination against persons with disabilities.
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The State Supreme Court has prohibited local agencies from limiting the number of persons
unrelated by blood, marriage, or adoption who can reside in a single-family home.
Pursuant to Cal. Health & Safety Code §1566.3, a residential care facility that serves six or fewer
people is considered a residential use and its occupants, regardless of legal relation, are
considered a family for purposes of residential use laws and zoning codes. Further, such a use shall
not be included within the definition of a boarding house, rooming house, institution or home for
the care of minors, the aged, or persons with mental health disorders, foster care home, guest
home, rest home, community residence, or other similar term that implies that the residential
facility is a business run for profit or differs in any other way from a family dwelling.
Manufactured Housing
The Land Use and Development Code is compliant with Cal. Gov’t Code §§65852.3-.5 which
requires local agencies to allow the installation of manufactured homes certified under the
National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. §§5401
et seq.) on a foundation system, pursuant to Cal. Health & Safety Code §1855, on lots zoned for
single-family dwellings.
Adult Oriented Businesses
Local agencies may regulate, pursuant to a content-neutral ordinance, the time, place, and
manner of operation of sexually-oriented business when the ordinance serves a substantial
government interest, does not unreasonably limit alternative avenues of communication, and is
based on narrow, objective, and definite standards (Cal. Gov’t Code §65850.4). Through the
Zoning Ordinance update, regulations must ensure there are a reasonable range of alternative
sites where adult-oriented businesses may be located.
Coastal Act
In 1976, the California Coastal Act was passed to protect coastal resources and maximize public
access to the shoreline in the coastal zone, which is designated by the State Legislature. As part
of the Coastal Act, local governments can prepare and implement Local Coastal Programs (LCPs)
that are consistent with and achieve the objectives of the Coastal Act.
The Coastal Act gives priority to:
• Coastal-dependent and coastal-related uses and activities, such as commercial
fishing, recreational boating and water-oriented recreational activities;
• Coastal access and recreational needs, such as public coastal access and recreation,
along with consideration of traffic, parking, circulation and infrastructure needs; and
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• Environmentally sensitive areas, including the protection and restoration of water
quality and sensitive habitat areas, along with consideration of shoreline erosion and
sea level rise.
Once an LCP is approved by the Coastal Commission, local governments have the responsibility
of issuing coastal permits for most new development, subject to the standards set in the certified
LCP.
Each LCP consists of a local coastal land use plan, which the City drafted with the PLAN Hermosa
effort and is preparing to submit to the Coastal Commission for certification, and an
implementation plan consisting of measures to implement the plan (primarily the Zoning
Ordinance). Thus, the Zoning Ordinance must conform with and carry out the local coastal land
use plan.
Cottage Food Operations
Pursuant to Cal. Gov't Code §51035, a city or
county may not prohibit cottage food operations
(homemade and packaged food defined in Cal.
Health & Safety Code §113758) in any residential
dwelling, but shall do one of the following: Classify
the use as a permitted use in any residential zone,
grant a nondiscretionary permit for the use, or
require a permit for the use.
Emergency Shelters; Transitional and Supportive Uses
Cal. Gov’t Code §§65582, 65583, and 65589.5 require each local government to: 1) amend its
Code to identify district(s) where emergency shelters are allowed as a permitted use without a
conditional use or other discretionary permit to include sufficient capacity to accommodate the
need for emergency shelter identified in the housing element, and 2) treat transitional and
supportive housing as a residential use of the property subject only to those restrictions that apply
to other residential dwellings of the same type in the same district. Cal. Gov’t Code §65582
contains definitions for "supportive housing," "target population," and "transitional housing" to be
more specific to housing element law.
AB2162 requires that supportive housing be a use by right in districts where multifamily and mixed
uses are permitted, including nonresidential districts permitting multifamily uses, if the proposed
housing development meets specified criteria, and requires a local government to approve,
within specified periods, a supportive housing development that complies with these requirements.
Local governments are prohibited from imposing any minimum parking requirement for units
occupied by supportive housing residents if the development is located within ½ mile of a public
transit stop.
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Family Day Care Homes
Pursuant to Cal. Health & Safety Code §§1597.30 et seq., small family day care homes in a
residential unit is a residential use and is not subject to a fee or business license. Large family day
care homes may not be prohibited in any district where residential is allowed, but a city or county
shall do one of the following: classify the use as a permitted residential use, grant a non-
discretionary permit for the use, or require a permit for the use. However, zoning requirements for
large family day care home must be reasonable and are limited to spacing and concentration,
traffic control, parking, and noise control. Noise control standards must be consistent with the
general noise ordinance and must take noise levels generated by children into consideration.
Processing and Review Procedures
State law specifies a number of processing requirements and review procedures related to land
use regulation. These include procedures and requirements for development agreements (Cal.
Gov't Code §§65864 et seq.), general plan consistency (Cal. Gov't Code §65860), permit review
timelines (Cal. Gov't Code §§65920 et seq.), prezoning land upon annexation (Cal. Gov't Code
§65859), notice of public hearings (Cal. Gov't Code §§65090 et seq.), variances (Cal. Gov't Code
§§65900 et seq.), and zoning amendment procedures Cal. Gov't Code §§65853 et seq.).
Religious Uses
The Federal Religious Land Use and Institutionalized Persons Act of 2000 (RLUIPA) requires public
agencies to demonstrate a compelling government interest and to use the least restrictive means
when making a land use decision that imposes a substantial burden on religious exercise. Religious
uses must be treated the same as similar non-religious uses. Additionally, regulations cannot
impose a substantial burden to religious exercise.
Signs
In June 2015, the U.S. Supreme Court decision in Reed v. Town of Gilbert (No. 135 S.CT. 2218, 2015)
affirmed that sign regulations must be “content-neutral” to survive a legal challenge. In order to
be content-neutral and satisfy First Amendment limitations, sign regulations must be based on
“time, place, and manner” restrictions, rather than by content- or message-based restrictions.
Content-based regulations are subject to what is called a “strict scrutiny” standard – that is, a
compelling governmental interest must be demonstrated and regulations must be narrowly
tailored to serve that interest.
Solar Energy Systems
Cal. Gov't Code §65850.5 requires that solar energy systems be approved administratively with
requirements limited to health and safety requirements per local, State, and federal law and those
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necessary to ensure systems will not have a specific, adverse impact on public health or safety. A
use permit may be required if the building official makes a finding based on substantial evidence
that a specific, adverse impact on public health or safety would result. Every city and county is
required to have an ordinance expediting permitting for small residential rooftop solar energy
systems.
Telecommunications
The Federal Telecommunications Act of 1996 Limits state or local governments' authority to
regulate placement, construction, and modification of personal wireless service facilities. State or
local governments must not unreasonably discriminate against providers of functionally
equivalent services and not prohibit or effectually prohibit use of personal wireless devices. Further,
state or local governments shall not regulate placement, construction, and modification of
personal wireless service facilities based on the environmental effect of radio frequency emissions,
to the extent that such facilities comply with FCC regulations. Cal. Gov't Code § 65850.6 requires
a city or county to ministerially approve an application for a co-location facility on or immediately
adjacent to an existing wireless telecommunications co-location facility. It also prohibits a city or
county from imposing certain conditions of approval on permits for construction or reconstruction
of wireless telecommunications facility.
Water Conservation and Landscaping
Cal. Gov't Code §53087.7 prohibits cities or
counties from enacting any regulation that
substantially increases the cost of installing,
effectively prohibits, or significantly impedes
the installation drought tolerant landscaping,
synthetic grass, or artificial turf on residential
property. The Water Conservation in
Landscaping Act of 2006 (Cal. Gov't Code
§65597) requires local agencies to adopt the
updated Department of Water Resources
(DWR) Model Water Efficient Landscape
Ordinance (WELO) or a local landscape
ordinance that is at least as effective in
conserving water.
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APPENDIX A
ORDINANCE USER INTERVIEW SUMMARY
Introduction
As part of the initial evaluation of the current Zoning and Subdivision Ordinances, the consultant
team conducted a series of interviews with a range of “ordinance users”– people who have
utilized the Zoning and Subdivision Ordinances in Hermosa Beach and/or have a specific interest
in regulations that will implement the updated General Plan/Local Coastal Plan–to understand
the concerns and issues associated with updating the ordinances. The ordinance users
interviewed encompassed a variety of people, which included: landowners, developers,
architects, real estate professionals, and designers.
The City’s consultants conducted eight hour-long interview sessions on March 4, 2020, in addition
to two phone interviews on March 12, 2020. A total of 31 code users in groups of one to five people
were interviewed. The confidential interviews were conducted by staff from the consulting team–
Martha Miller of Miller Planning Associates and Diane Bathgate of RRM Design Group. No staff
members were present during the interviews to encourage candid responses. Participants were
asked a series of questions regarding overarching concerns as well as specific topics related to
the City’s Zoning and Subdivision Ordinances. People attending were also given the opportunity
to discuss issues of significance to them that were not otherwise discussed or addressed from the
facilitated questions.
Themes
A strong consensus among code users emerged about what major issues are. While ordinance
users may ultimately differ on precise changes to take, there was clear agreement that the Zoning
and Subdivision Ordinances require modifications to be more understandable, to reflect existing
conditions, and to achieve major City policy goals. Generally, ordinance users thought the City’s
regulations were outdated and in need of improvement in order to achieve the community’s
vision for the future. Following is a list of major themes heard during the interviews. A
comprehensive list of comments received, organized by topic, is attached.
1. Do not regulate based on the worst-case scenario.
• This approach causes unintended consequences that often obstruct the ability to
achieve other city goals.
2. Make the regulations easier to use, understand, and interpret.
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• Include practices and interpretations currently used, but not officially documented
and apply regulations with a “common sense” mindset.
3. Parking requirements are a major obstacle to investment and reinvestment.
• Reduce parking requirements and incorporate flexibility, particularly for nonresidential
uses.
4. Allow a wider variety of uses to occupy vacant spaces and generate activity, particularly
in the Downtown and along corridors.
5. Align Downtown regulations and processes with market-driven strategies for reinvestment.
6. Clarify the review process and make it less onerous.
• Adjust review bodies and processes to more appropriately reflect the significance of
a project.
Comments
General Comments
• The Zoning Ordinance is very cumbersome to work with. It’s hard to find things if you are not
familiar with it. It’s hard for the first 10 years, the next 20 years of working with it are not so bad.
• There are so many little idiosyncrasies in the Ordinance that you would not know if you didn’t
work with it on other projects.
• PLAN Hermosa policies and implementing actions should be evaluated to determine what
should be addressed in the Zoning Ordinance and what should be addressed in other parts of
the Municipal Code or through other means.
• The City’s approach seems to be that everyone gets punished when they have issues with a
few. The City tends to overreact.
• In general, there is a fear of change.
• City receives generational mixed messages. Now is completely opposite from previous vision.
What is the desired image for the City? Boutique? Party? Quiet?
• The Zoning Code lacks incentives to revitalize.
• Redevelopment efforts in downtown are a “nightmare.”
• Focus on the vision in PLAN Hermosa, not incremental change.
• Clearer rules and regulations, all written down to minimize multiple interpretations.
• Keep density to what residents want, do not facilitate overdevelopment.
• Improving review processes to be more predictable and streamlined would entice more
investment and improvement, especially important for downtown Hermosa Beach.
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• There is a need to build more housing.
• Provide for more gathering and placemaking opportunities.
• Align regulations to support market-driven reinvestment.
• Hermosa Beach deserves a better downtown.
• Address catalyst properties and need City leadership.
Design and Development Standards
• A lot of policy is interpreted through the code; that makes it hard. For example, the way to
determine height was first changed based on a policy for interpretation. Another example is
determining whether a portion of a garage is below grade. The language in the Ordinance
says to take natural grade but when the City analyzed the project, they used a straight-line
method to determine grade. That was different from how Staff applied the exact same
standard previously. The Ordinance language didn’t change, the interpretation of how to
apply it did.
• Trash issue – City wanted to take away shared facilities, ordinance passed, knee jerk response
to restaurants not keeping clean. Need to look at larger context and implications, not just
specific case.
• Small lots – make one threshold.
• Open space and parking requirements can conflict.
• Lot coverage and open space requirements can be redundant and need to be loosened up
(“it’s now like a Rubik’s Cube).
• Allow more flexibility with renovations, allow full renovations without bringing all up to code.
• Important to allow for condominiums and consider reduction in size.
• Modify exceptions for building height (increase from 5 percent).
• R-1 zone problems with alley garage, parking in the rear, and open space compliance (for
example, on Myrtle Street can push whole building back and never reach compliance).
• Open space regulations currently require 10 feet by 10 feet space - provides a disincentive for
varied walls and good design.
• R-1 and R-2 have different interpretations of open space requirements – make consistent.
• Recommend being able to allow side yard to be used toward open space requirement.
• Consider allowing half of front yard toward open space for an alley condition.
• For public right-of-way between parkway and lot, need consistency in regulations and a
mechanism for future removal of improvements (bond, grant deed, etc.)
• Reconcile General Plan and Code conflicts regarding sidewalk encroachments.
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• Alley access is encouraged in PLAN Hermosa, but it is not in the Zoning Code.
• The sign ordinance is confusing, such as fascia board requirements allow for a too big of a
range and only one wall sign is allowed per business.
• Design standards are lacking except for SPA-11 area. Need guidance for: – Window glazing - do not want highly reflective glazing, needs to be added to
Code. – Murals – need clarifying direction as now can apply to front wall or glazing but
consider allowing stepping back graphic a foot or two. – Drive-through uses – now need a use permit, in conflict with carbon neutrality goals,
consider standard for new drive-throughs. – Lot mergers/subdivisions – now new lots must be 4,000 square feet in size, consider
consistencies with adjacent lots, ownership ties, require lot mergers for R-1 lots only.
• Reconsider building heights and floor area ratio (FAR) regulations, are currently disincentives
to redevelop.
• Clarify how side yards are measured (for example, existing requirement is 10 percent with 3
feet clear).
• Clarify regulations regarding convex slopes, need to apply more common sense.
• Have many legal nonconforming lots, consider mergers and other strategies.
• Allow buildings of three stories, consistent with character.
• Require more trees (consider shorter species in consideration of view protection).
• Consider changing building height methodology.
• Need standards tailored for each neighborhood/area.
• Enhance requirements for more permeable surfaces where possible.
Land Use Regulations
• The community is concerned with construction impacts. The City is small, and the lots are small.
Nothing can be built without impacting neighbors. Maybe there is a need for a construction
ordinance.
• The way traffic impacts are considered will change as the traffic impact analysis shifts to
consideration of vehicle miles travelled (VMT). How the City decides to manage VMT should
get wrapped into the Zoning Ordinance.
• Sometimes new uses that on their own create additional vehicle trips, actually reduce the
overall number and length of vehicle trips when located in already developed areas. A
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commercial use that adds diversity in a built area can reduce trips because people are
already in an area and can meet that need without going to another location.
• The jobs/housing imbalance in the City is exasperated by the Zoning Ordinance. The basic
environmental issues in Hermosa Beach is affordable housing.
• Mixed-use zoning would be appropriate for the PCH corridor
• Reconsider conditional use permits to be more context appropriate (for example, allow full
liquor CUP use to stay open past 10 pm on Friday, Saturday and Sunday nights). Make an
allowable use or less stringent when not adjacent to residential.
• The current open space rules sometimes push bad design.
• Restaurants and party businesses should be treated differently. Restaurants should not require
a CUP.
• Reconsider ground floor uses to allow for creative office or office, especially in areas not as
desirable for restaurant or retail (such as outskirts of downtown). This could help address
Hermosa Beach’s lack of weekday, daytime population to support businesses.
• Revisit assembly CUP thresholds (anything over 15 people needs CUP process which may be
appropriate for a church, but not for new fitness use).
• Add regulations for accessory dwelling units (ADUs) into Code and consider providing shelf
ready, pre-drawn plans and allowing pre-fabricated options.
• Add in requirements of SB 1818 and SB 330 into Code.
• Reduce loopholes in Local Coastal Program (LCP).
• For historic resources, need to be clear on regulations.
• Frontage requirements along the Strand (3 feet, 9 feet or 17 feet setbacks) are impediments
to design (not effective at original intent of discouraging parking behind units).
• Condominium developments do not need to go to Planning Commission.
• Reconcile mixed use direction between General Plan (discouraged) and Zoning Code
(allowed).
• In the Cypress Avenue area, loosen up light industrial/manufacturing regulations to allow for
other uses (such as brewery, coffee house, galleries, architecture offices, incidental retail,
other arts-related uses) and consider performance standards to ensure compatibility with
neighboring residences.
• Clarify and make consistent parking/driveway allowances (now inconsistent between single
family and multi-family).
• Clarify downhill slope transition requirements to ensure public water is not going onto private,
downward driveways (sometimes request concrete swale or trench drain).
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• For the Building Code, City uses California Code with a few modifications, and it works pretty
well with the Zoning Code. Sometimes a conflict arises, such as with low impact development
(LID) using rain barrels in the side yard for onsite water retention.
• Regarding the M-1 zone, there are many different opinions and perspectives on current and
future use and it is not designed well for public access. Current Planning Commission direction
allows retail only with a temporary event permit.
• Allow for mixed use (with residential or office above commercial) and address parking
concerns.
• Reconcile differences between California Coastal Commission, State, and City regarding
housing requirements such as with ADUs, JADUs, FAR, etc.
• Office uses should be allowed in commercial zones, even if need to limit amount of square
footage or require to be above ground floor.
• Establish adaptive reuse requirements.
• Hermosa Beach generally has a “one size fits all” approach to multi-family zoning regulations
but have some very different neighborhoods so requirements need to be more tailored. For
example, 400 square feet of open space is required regardless of lot size – consider
percentage requirement.
• Remove building separation standard on same site (only really applies to past design patterns).
• Ensure compatibility between uses such as between commercial and residential uses,
especially important for small, compact patterns in Hermosa Beach.
Parking Regulations
• Parking is the issue that holds up projects. The City could address this by being more flexible on
parking.
• City needs to catch up with the State and revisit parking along the transit corridor (PCH).
• Parking is the number one issue when requesting approvals.
• City needs to build in-lieu space parking structure and has the funds.
• In-lieu parking program previously approved is now not available and is unfair.
• Commercial uses get push back from neighborhoods and City does not enforce residents to
use garages.
• Encourage Uber, Lyft, shuttle, buses and messaging that may need to walk a bit.
• Consider 20 percent parking requirement if provide bicycle racks.
• City may have overissued resident parking passes.
• The parking variance process is too onerous, expensive, lengthy and risky.
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• Need to be forward thinking with parking strategies.
• Consider public private partnership (PPP) approach to building a parking structure south of
Sharkeez.
• Recommend not requiring parking for small businesses.
• Consider no parking for historic resources.
• Revisit parking recommendations in the Downtown Strategic Plan.
• City’s current parking regulations are outdated.
• Have observed inconsistent treatment for waiving parking, need more consistency.
• Move downtown parking inland so folks will need to walk by retail/stores.
• Employees have no dedicated parking area.
• Two-hour parking limit is too restrictive for dining/restaurants.
• Parking is only an issue primarily on weekends.
• Concerned with ADU garage conversions as there is no requirement for additional parking.
• Reduce and eliminate off-street parking requirements.
• Allow use of shared parking between private and public uses.
Zoning Administration and Process
• The City’s planning review process is ridiculous. Over the last four years or so, it has become
extremely difficult. Staff will not talk to you about a project unless you make an appointment.
Even if you simply want to drop off plans, you must have an appointment. This is cumbersome.
Also, if you are missing anything, Staff will not accept the project. The problem is, they are just
doing a partial plan check at the counter. So even if you correct that, they haven’t looked at
everything and they will give you corrections again. It goes on and on.
• The level of detail in plans required for planning review is excessive. The City basically requires
you to prepare engineering drawings before you even know if a project is viable. Engineered
plans are required too early in the entitlement process.
• Of all jurisdictions I’ve worked in, Hermosa Beach used to be the most straightforward and
common sense in their review. Now they are the worst.
• Hermosa Beach doesn’t have design review, which is a good thing.
• Lengthy process to entitle hotel at 14th Street and Hermosa Avenue.
• Due to the length of the development process and EIR, project is now on hold and requires
new financing.
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• Time to get things approved is abnormally long due to stringent policies and general
complacency at all levels (for example, patio approval along the Strand took a year and half).
• City is good at processing routine items, much longer times if there are different interests
involved.
• Regulations are not always easily apparent, and everything goes to Planning Commission (for
example, reduction of seats at a brewery went to Planning Commission and cost $6500).
• Changes in staff result in different direction and can cause confusion.
• Staff is helpful, accessible, and open to discussion, and provides complete information on
what needs to be submitted.
• Planning Commission discusses and adds restrictions if no issues or neighbor testimony.
• Consider administrative approval unless comments are received and then take to a public
meeting (Director, Zoning Administrator, or Planning Commission).
• Applicants do not receive comments ahead of meetings and can be blindsided (for example,
applicant not allowed to review screencheck EIR).
• Would like more certainty in the process.
• Consider better forums and opportunities to work out issues.
• Code interpretations sometimes are unwritten rules that applicant finds out after the fact.
• Make sure there are clear inspection standards.
• Planning and Public Works sometimes do not communicate well which can result in conflicting
requirements. Provide clearer areas of responsibility for site planning and for right of way, such
as with grading and drainage.
• Remove requirement to submit materials on CD (too antiquated).
• For convex slope determinations, change from Planning Commission level to administrative
(Director), but appealable.
• Allow more decisions to be made at the administrative level (such as minor modifications, use
permits, others).
• Establish one point in time to bring lots into conformance (remove structure, merge, or fire wall).
• Change of use request process is too long and too expensive (since go to Planning
Commission) and is a disincentive for new small businesses. Consider more
ministerial/administrative processes to be business friendly.
• Provide a process for including critical points so can be reviewed in the field with plan set.
• Recommend interdepartmental routing of conceptual plans, include summary “up front” of
requirements for all departments, and enhance interdepartmental communication.
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• Regarding survey standards, require corner monuments and verifications that ties were
established/set, filed and inspected in the field.
• Provide a written, digital checklist on website of requirements.
• Single-family related applications do not need to be reviewed by Planning Commission if
comply with rules.
Example References
• Redondo Beach’s Code is pretty good.
• Manhattan Beach’s Code is cumbersome but tailored. The Planning Department put together
tools to help streamline the process. For residential projects, they have a check sheet with
every code that is related to project. It’s a helpful tool to use when designing a project.
• For parking, City of Los Angeles allows fractions of parking spaces or replacement with bicycle
racks.
• For parking, West Hollywood does not require parking for uses less than 10,000 square feet.
• Look into Urban Land Institute (ULI) strategies for shared parking.
• Review City of Long Beach example regarding limitations on drive-through uses.
• Manhattan Beach has good regulations for ADUs and Junior ADUs including a streamlined
process.
• Torrance has a “one stop” desk that covers requirements of all departments.
• El Segundo “Sleepy Hollow” is a good example of a creative office district.
• Look at potential parking approaches in Manhattan Beach and El Segundo to help “right size”
parking requirements and provide flexibility.
• Coastal Commission has become more accepting of parking changes, see examples in Santa
Monica and San Diego.
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List of Interviewees
Adam Eisenberg
Bob Healey
Bob Rollins
Brandon Straus
Chrissie Grasso
Christie Teague
Dean Nota
Ed Almanza
Fran Uralman
George Schmeltzer
George Shweiri
Jason Muller
John Starr
Jon Davide
Jonathan Wicks
Karynne Thim
Larry Peha
Laura Pena
Lisa Ryder
Lori Ford
Maria Islas
Maryl Binney
Michelle Licata
Mike Grannis
Mike Levine
Mike Wally
Nicole Ellis
Peter Nolan
Stacey Straus
Stefan Schmandt
William “Bill” Errett
218
ZONING AND SUBDIVISION
ORDINANCE ASSESSMENT
CITY OF HERMOSA BEACH
MAY 19, 2020
219
AGENDA
The Project: Overview of
Approach and Process
Assessment Report
Discussion
Next Steps
IMAGE PLACEHOLDER
220
PROJECT OVERVIEW
Assessment of the Zoning and Subdivision
Ordinances’ ability to effectively implement the
PLAN Hermosa’s vision for neighborhood
preservation and enhancement, economic
development, environmental sustainability, and
community health.
Data Collection, Analysis, and Review
Assessment Report
Outline and Work Plan
221
PROJECT OBJECTIVES
Set the foundation for an updated ordinance that:
Is consistent with and implements the General Plan/Coastal Land Use Plan
Is modern and reflects the City’s current uses, practices, and development
patterns;
Provides clear decision-making protocols and streamlined review processes,
where appropriate;
Retains the character and scale of the community’s neighborhoods, districts,
and corridors;
Adds to the economic vitality and promotes adaptive reuse and reinvestment
of properties;
Addresses previously created nonconforming situations and balances whether
to allow their continuance or bring them into compliance; and
Is clear, concise, understandable, and easy to use.
222
ASSESSMENT REPORT
Analysis/assessment of the current Zoning and Subdivision Ordinance
Planning Commission/City Council Study Session – Project Introduction
Ordinance User Interviews
223
WHAT WE HEARD – GENERAL THEMES
Do not regulate based on worst-case scenario
This causes unintended consequences that obstruct other city goals
Make the regulations easier to use, understand, and interpret
Include practices currently used but not codified
Parking requirements are an obstacle to investment and reinvestment
Allow a wider variety of uses to occupy vacant spaces and generate
activity
Particularly Downtown and along corridors
Align Downtown regulations and processes with market-driven
strategies for reinvestment
Clarify the review process and make it less onerous
224
WHAT WE FOUND
Issue Areas
Usability
Zones
Development Standards
Use Regulations
Parking Requirements
Development Review and Approval
Compliance with State and Federal Law
225
ISSUE:
USABILITY
A well organized ordinance is easy to use, navigate, and understand
Hermosa Beach’s ordinances are complex…
Information is difficult to find
Some regulations are redundant or duplicated
Unclear definitions and rules of measurement
Underutilized tables and illustrations
226
Develop a New Format and Organization
Delete unnecessary or obsolete sections
Organize sections from those most frequently referenced to the least
Introduce a new level of organization to group related chapters
Title 17: Zoning
Part I: Introductory Provisions
Part II: Zone Regulations
Part III: Citywide Standards
Part IV: Administration
Part V: Terms and Definitions
An additional “Part” level
of organization could be
used to group the 39
chapters into logical
groups.
RECOMMENDATION:
IMPROVE USABILITY
227
Simplify Regulations and Procedures
Provide Clear Definitions and Rules of
Measurement
Utilize Tables and Cross-References
Incorporate Graphic Illustrations
RECOMMENDATION:
IMPROVE USABILITY
228
ISSUE:
ZONES
Zoning districts create the framework to
implement PLAN Hermosa
PLAN Hermosa includes new Beach and
Public Facilities land use designations that
currently don’t have zones
Some existing zones are redundant
10 Specific Plan Areas
Unclear presentation of zone standards
229
Map and Adopt Regulations for New Zoning Districts
Beach and Public Facilities
Streamline Existing Zones
Eliminate outdated zones
Combine like zones
Simplify Specific Plan Areas
Improve Presentation and Organization of Zone Standards
Combine similar zones
Reflect PLAN Hermosa land use designations and purpose of the zone
RECOMMENDATION:
UPDATE ZONING DISTRICTS
230
ISSUE:
DEVELOPMENT STANDARDS
PLAN Hermosa includes a number of policies related to design, including,
but not limited to:
1.6: Scale and context. Consider the compatibility of new development within its
urban context to avoid abrupt changes in scale and massing.
2.8: Neighborhood transitions. Encourage that new development provide
appropriate transitions in scale, building type and density between different land
use designations.
6.6: Human-scale buildings. Encourage buildings and design to include human-
scale details such as windows on the street, awnings and architectural features
that create a visually interesting pedestrian environment.
The Zoning Ordinance currently lacks the type of development standards
necessary to address these types of policies
231
Integrate physical form and design related
standards
Focus on key elements of form
Tailor standards to reflect character areas
Adopt objective standards for multifamily and
mixed-use housing
Consistent with State law
Provide flexibility
Consider additional provisions for waivers and
exceptions
RECOMMENDATION:
UPDATE DEVELOPMENT STANDARDS
232
ISSUE:
USE REGULATIONS
Use regulations detail the type of uses that are allowed in different areas of
the City, the review process, and specific requirements for particular
activities or uses.
Current use regulations are outdated, inflexible,
and complex
In particular, attracting and retaining retail and
restaurant uses in the Downtown is a challenge
233
RECOMMENDATION:
UPDATE USE REGULATIONS
Adopt a Use Classification System
Group uses based on common functional or physical characteristics
Broaden categories to allow future classification of unanticipated uses
Reflect Contemporary Land Uses
Eliminate obsolete uses and allow flexibility for changing nature of uses
Ensure All Zones Allow Appropriate Land Uses
Consistent with PLAN Hermosa direction and considering adaptability
to contemporary use trends
Consolidate Standards for Specific Uses and Activities
Locate standards in one chapter for ease of reference
Address compatibility
Balance with community goals
234
ISSUE:
PARKING REQUIREMENTS
Most frequent issue raised by stakeholders
Parking requirements can raise barriers to investment and reinvestment
Particularly in built-out areas, such as Hermosa Beach, where space is limited
The quantity, location, and appearance of parking greatly influences the character
of development.
235
PARKING – A PARADIGM SHIFT
Old Parking Paradigm New Parking Paradigm
Parking problem means inadequate
parking supply
Parking problems can also include excessive supply,
too low or too high prices, inadequate information,
and inefficient management
Transportation means driving There are many modes of transportation. Not
everyone drives.
Abundant parking supply is always desired Too much parking is as harmful as too little
All parking demand should be satisfied on
individual sites. Walking distances to cars
should be minimized
Parking can be provided off-site and allow sharing of
parking facilities
Parking requirements should be applied
rigidly
Parking requirements should reflect particular
situations
Innovation should only be applied if
proven and widely accepted
Innovation is occurring rapidly
Land use dispersion is acceptable or even
desirable
Dispersed, auto-dependent development can be
harmful
Adapted from Parking Planning Paradigm Shift, Todd Litman
236
PARKING – OLD APPROACH
Need Solution
Free, plentiful,
and convenient
parking
Provide
parking
237
PARKING – NEW APPROACH
Support community objectives
Compact,
multi-modal
development
Public
health
Functional and
attractive
communities
Equity Economic
Development
Provide
parking Improved
travel options
Convenient
payment
systems
Shared
facilities
Enforcement
Land use
planning
System management
Need Solution
Reduce
impervious
surface Information
Accessibility
Reduce motor
vehicle use,
encourage
alternative
modes
238
RECOMMENDATION:
REDUCE PARKING REQUIREMENTS
Reduce parking requirements considering
City goals for economic development, pedestrian orientation, housing affordability, sustainability
Recommendations from the Coastal Zone Parking Study
Downtown Core Revitalization Strategy
Nature of transportation system
Parking management program
Allow flexibility
Amount of parking and design of parking
Use exemptions as incentives to achieve City goals
Small commercial establishments
Changes in use
239
ISSUE:
DEVELOPMENT REVIEW AND APPROVAL
Administrative provisions establish the procedures through which the City
achieves General Plan goals and policies
Clear, predictable procedures can promote desired development and fosters
transparency
Vague, confusing procedures frustrate developers and community members, and
hinders the City’s ability to attract investment
240
Adjust Review Thresholds
Codify standards and restrictions for compatibility and design quality
Establish a Minor Use Permit Process
For uses that are limited in scope and impacts but currently require a
hearing
Subject to public notice, and a hearing upon request
Clarify Administrative Procedures for All Decisions
Establish clear procedures
RECOMMENDATION:
STREAMLINE REVIEW PROCEDURES
241
ISSUE:
STATE AND FEDERAL LAW
Certain State and federal laws limit the City’s authority to regulate certain
types of development, including:
Housing
Housing Developments
ADUs
Affordable Housing
Housing for Persons with Disabilities
Manufactured Housing
Adult Oriented Businesses
Coastal Act
Cottage Food Operations
Emergency Shelters, Transitional and
Supportive Uses
Family Day Care Homes
Processing and Review Procedures
Religious Uses
Signs
Solar Energy Systems
Telecommunications
Water Conservation and Landscaping
242
DISCUSSION
Issue Areas
Usability
Zones
Development Standards
Use Regulations
Parking Requirements
Development Review and Approval
Compliance with State and Federal Law
243
NEXT STEPS
Outline for an updated Zoning and Subdivision Ordinance
Work Plan to complete the update
Discuss public participation and notification types
244
THANK YOU
245
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 20-0239
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 19, 2020
Initiation of a Zoning Code Text Amendment to allow the use of mechanical vehicle lifts as a method
to provide required parking.
Recommended Action:
Initiate a Text Amendment that would allow mechanical vehicle lifts as a method of providing required
parking and determine that this action is categorically exempt from the California Environmental
Quality Act (CEQA).
Background:
On February 21, 2017, the Planning Commission approved a parking plan at 260 31st Street, allowing
a proposed parking arrangement, which uses alternative methods, including a mechanical parking lift
and compact sized guest stalls. Although the vehicle lift was initially approved in error by the City and
approved post-construction by the Planning Commission, the Planning Commission did not want to
establish a precedent. The Commission, however, agreed to monitor the 260 31 st Street residence
and use it as a case study for a potential future zoning code amendment.
On February 13, 2020, the Planning Commission received a letter from a resident requesting the
Commission initiate a zoning code amendment to allow vehicle lifts as a mechanism for satisfying
parking requirements. In response, the Planning Commission requested staff agendize the request
so they can discuss its advantages and disadvantages.
Analysis:
Vehicle Lifts
A vehicle lift is a mechanical system that hydraulically lifts vehicles to make space available to park
other vehicles in a vertical tandem approach. There are several types of vehicle lifts that could be
utilized; however, a text amendment would be needed to address potential concerns. A discussion of
the pertinent vehicle lift types is as follows:
Above grade.Vehicle lifts located within the garage, above grade, are the most common type in a
residential setting (see figure 1). Above grade vehicle lifts raise one car allowing one car to be parked
on top another parked car. There are several types of above grade vehicle lifts including single-post
(see figure 2), two-post (see figure 3), and four-post systems (see figure 4).
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Figure 1: Example of a vehicle lift located in a garage, above grade.
Figure 2. Example of a single-post platform rise.
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Figure 3: Example of a two-post lift system with a platform rise.
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Figure 4: Example of a four-post lift system with a platform rise.
Figure 5. Subterranean parking in the driveway vs within a garage.
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Subterranean. Subterranean vehicle lifts (see figure 5) lower cars below grade making room for a
car to park above. This type of vehicle lift less common, as it typically requires excavation to
accommodate the below grade storage pit. Staff notes that subterranean vehicle lifts may not be
suitable in certain parts of Hermosa Beach given the topography and ground water levels. In addition
the structural and mechanical components involved would potentially encroach into required yards.
Existing Municipal Code
Hermosa Beach Municipal Code (HBMC) Title 17 (Zoning Code) does not specifically prohibit the use
of vehicle lifts in residential uses; however, vehicle lifts do not count toward meeting the parking
requirements. A discussion of the pertinent zoning code sections is as follows:
·HBMC Section 17.44.020 <https://www.codepublishing.com/CA/HermosaBeach/> (Off-street
parking-residential uses), a one-family dwelling requires two off-street parking spaces, plus
one off-street guest parking space.
·HBMC Section 17.44.100 <https://www.codepublishing.com/CA/HermosaBeach/> (Size of
spaces) provides minimum parking dimensions and locational requirements, including allowing
tandem parking. Notwithstanding this, the HBMC defines tandem parking as “one automobile
parked after or behind another in a lengthwise fashion,” which effectively prevents vehicle lift
as being utilized as tandem parking even though the essentially acts as such.
·HBMC Section 17.44.100(B)(1) <https://www.codepublishing.com/CA/HermosaBeach/>
states, “In residential zones, guest parking spaces located in tandem behind a required
parking space shall have a minimum length of seventeen (17) feet.” The concern is that
vehicle lifts in the driveway would be considered an encroachment in the required front yard.
·HBMC Section 17.44.110(B) <https://www.codepublishing.com/CA/HermosaBeach/> states,
“…in no case may one guest space be located behind another guest space.” Under this
requirement, vehicle lift could not be considered for guest parking. The concern is that multiple
cars could create an additional staging delay. This becomes an issue in Hermosa Beach due
to the narrow alleys and roads. Moving cars in and out of parking spaces can result in a
temporary blocking of the roads. The current definition of tandem considers the staging time of
moving one car out of the way for another. If one guest space is to block two standard spaces
in a vehicle lift, there are three cars stacked behind one another. This could cause additional
delays with moving around three vehicles to get the top vehicle out.
·HBMC Subsection 17.44.090(D), <https://www.codepublishing.com/CA/HermosaBeach/>
states “residential parking is allowed within the front (20) feet only when paved and leading to
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a garage.” Subterranean vehicle lifts in the driveway would be considered an encroachment
into the front yard and may not qualify under this provision.
·HBMC Subsection 17.44.120(D) <https://www.codepublishing.com/CA/HermosaBeach/>
states, “No driveway providing access to any off-street parking space or garage shall have a
slope greater than twenty (20) percent; provided, that any ramp slope in excess of twelve and
one-half (12-1/2) percent includes transitions on each side with a minimum length of eight (8)
feet and a maximum slope of one- half (1/2) the maximum ramp slope, in accordance with the
driveway grade standards set forth below [graphic not shown here]; further, any area used for
guest parking shall have a maximum slope of twelve and one-half (12-1/2) percent.” The text
amendment should consider if a maximum driveway slope should be implemented if
subterranean lifts are allowed.
·HBMC Section 17.44.150 <https://www.codepublishing.com/CA/HermosaBeach/> states, “
Underground parking facilities shall conform to all the provisions of this chapter; provided
however, that underground parking facilities may be located in the side, front and rear yards
which are completely below existing ground level. However, in the side yards and rear yards
not abutting a street, the grade may be raised an average of three feet with a maximum of six
feet above the existing grade, provided both side yards are provided with cement stops in
order not to obstruct any pedestrian way. No portion of such facility shall have less than seven
feet inside vertical clearance, except doorways may be six feet eight inches.”
Survey of other cities
Eight Los Angeles-area cities were surveyed to current planning practices in deployment of
mechanical vehicle lifts as a method of providing required parking. Surveys were conducted of
Beverly Hills, El Segundo, Los Angeles, Manhattan Beach, Redondo Beach, Santa Monica, Torrance,
West Hollywood. A summary table and notable excerpts from the relevant codes are attached as
Attachments 1 and 2 and summarized below.
The City of Los Angeles allows the stacking of two or more vehicles in all zones and requires the
equipment meet applicable mechanical and electrical code requirements.
The City of West Hollywood allows vehicle lifts to count towards parking minimums in all zones, with
approval of a parking plan. West Hollywood is unique in that the City also allows for vehicle lifts in
non-residential zones, with approval of a parking plan and a designated valet attendant. Most cities to
do specifically address the issue of a third car blocking the lift, West Hollywood specifies “no
additional vehicle(s) shall park so as to limit access to the lift” for both residential and non-residential
uses.
The City of El Segundo only allows lifts in certain residential zones, to provide parking in excess of
the minimum number of required parking spaces. In order to count toward parking minimums, a
conditional use permit is required. The City goes further to limit vehicle lift uses to lots less than 45 ft
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in width.
Case Study
As previously noted in this report, the Planning Commission approved a vehicle lift at 260 31 st Street.
The lift was installed in 2017 and is currently be used by the homeowner.
Figure 6: Rendering of the design for 260 31st St.
The vehicle lift is located within the garage and is contained to a 20’ by 10’-6” parking stall dimension.
The roll up garage door provides additional overhead space for the vehicle lift. The type of vehicle lift
(BendPack Model: PL
‐
7000XR)is a freestanding dual column parking lift with a wide deck platform.
The dimension of the lift is 10’-9” in overall height and 15’ in length. There is an overhead power with
a 220-voltage motor that controls the 30-second hydraulic lift operation. The model also includes an
automatic safety lock that prevents unwanted accidents.
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Staff Report
REPORT 20-0239
Figure 7: Vehicle lift as-built for 260 31st St.
Under the Resolution 17-5 approved for 260 31st St, the Planning Commission approved Parking
Plan 17-2 subject to a covenant assuring that a mechanical parking lift will be installed and
maintained and fully operable for the life of the building, and that the 30-foot wide by 9-foot deep
parking apron adjacent to the alley accommodate two angled, compact-sized guest stalls.
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Staff Report
REPORT 20-0239
The Planning Commission found that the practical effect of stacked tandem parking is no different
than the effect of lengthwise tandem parking. In either situation, the users of the parking spaces have
to manage the sequencing of their trips with their cars to avoid shuffling. If shuffling the cars is
needed in either case it causes delays and possible temporary obstruction of the alley. Based on the
specifications for the lift in question, there would be a 30-second delay for the lift to operate which
may cause only a slightly longer delay than shuffling cars parked lengthwise.
Since the lift was installed in 2017, the City has not received any complaints, including noise
complaints, regarding its operation.
Further Issues to Consider:
Should the Planning Commission determine to initiate a code amendment, staff would conduct a
further analysis of current planning practices, potential issues with allowing vehicle lifts, and draft
code language. Staff would then return in a duly noticed public hearing for the Planning Commission
to consider potential changes to the zoning code.
Some additional items that the Planning Commission should consider and provide staff direction on
include:
1.What type of vehicle lifts should be allowed? Should the City allow above grade,
subterranean, or both?
2.Should a subterranean lift and associated structural/mechanical equipment be allowed
in a required yard consistent with allowances for underground parking facilities?
3.Should lifts be fully enclosed within a garage?
4.Whether or not a third vehicle (in the driveway) can block the lift?
5.Whether or not a lift should be allowed if the entry to the garage is off an alley to
prevent multiple car staging?
6.Should there be a maximum lot size or width for allowing a lift to satisfy parking
requirements?
7.What zoning districts should vehicle lifts be allowed in?
8.Should lifts be allowed in conjunction with a single-family residential project only or for
all residential projects regardless of zone?
Environmental Determination:
Initiation of the code amendment is exempt from the California Environmental Quality Act (CEQA)
pursuant to CEQA Guideline Section 15061(b)(3), the common sense exemption that states CEQA
applies only to projects which have the potential for causing a significant effect on the environment. It
can be seen with certainty that initiating the code amendment will not have a significant effect on the
environment.
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Staff Report
REPORT 20-0239
This action is further exempt from CEQA pursuant to Guideline Section 15262, feasibility or planning
studies. This action will authorize City staff to study and analyze a code amendment, which will be
brought back to the Planning Commission for a possible future action.
General Plan Consistency:
This report and associated recommendation have been evaluated for their consistency with the City’s
General Plan. Relevant Policies are listed below:
PLAN Hermosa encourages “a parking system that meets the parking needs and demand of
residents, visitors, and employees in an efficient and cost-effective manner” (Mobility, Goal 4). While
vehicle lifts are not specifically mentioned in this Goal, that plan does say that innovative parking
supply solutions will be used to meet the parking demand in the City.
The Pacific Coast Highway Corridor’s is the only section of the Plan that specifically mentions vehicle
lifts as means for easing parking demand in the City. Policy 6.8 (Balance pedestrian and vehicular
circulation) requires new development along corridors to “encourage the use of systems to increase
parking lot efficiency, such as mechanical lift systems or occupancy sensors.” Parking guidelines in
residential portions do not have such requirements. However, the General Plan encourages off-street
residential parking to be oriented toward the alley to reduce curb cuts and disruptions to the
pedestrian realm. Limited curb cuts are an effective way to ensure on-street parking is available.
Summary:
Due to the unique lot configurations that exist in Hermosa Beach, finding unique solutions to
providing parking on-site would be beneficial. Staff recommends the Commission initiate a zoning
code text amendment to allow vehicle lifts to count toward parking minimums.
Attachments:
1.Examples from Cities that Allow Vehicle Lifts for Additional Uses
2.Summary Table of Other Cities
3.Link to 260 31st Street Demonstration Video <https://vimeo.com/391354180>
4.Supplemental - Draft PC Resolution Text Amendment Initiation, added 5-19-20
Respectfully Submitted by: Melanie Emas, Assistant Planner
Concurred By: David Blumenthal, AICP, Senior Planner
Approved By: Ken Robertson, Community Development Director
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EXAMPLES FROM CITIES THAT ALLOW VEHICLE LIFTS FOR ADDITIONAL USES
City of Los Angeles (LAMC 12.21)
Mechanical Automobile Lifts and Robotic Parking Structures. The stacking of two or more
automobiles via a mechanical car lift or computerized parking structure is permitted in all zones.
The platform of the mechanical lift on which the automobile is first placed shall be individually
and easily accessible and shall be placed so that the location of the platform and vehicular
access to the platform meet the requirements of paragraphs (a), (b), and (i) of this subdivision.
The lift equipment or computerized parking structure shall meet any applicable building,
mechanical and electrical code requirements as approved by the Department of Building and
Safety.
(a) Parking Stall Dimensions
(1) Width. Every parking stall provided for dwelling units shall be at least 8 feet 6 inches
wide, every compact stall shall be at least 7 feet 6 inches wide, and every other parking stall
shall be at least 8 feet 4 inches wide, except that:
(i) Every parallel parking stall shall be at least 8 feet wide;
(ii) Every parking stall, other than those provided for a one-family or two- family
dwelling, which is adjoined on either side of its longer dimension by a fence, wall,
partition, column, post or similar obstruction, and said obstruction is located less than
14 feet from the access aisle measured along the length of the stall, shall have its
minimum width increased by at least 10 inches on the side of the obstruction.
(iii) Exception: The required width and length of a parking stall may be reduced to
accommodate a structure solely supporting a solar energy system if it meets all of the
following conditions:
a. The structural elements are within 10 inches of a corner of the stall farthest
from the access aisle or driveway.
b. For tandem spaces, dimensions are reduced only for the stall farthest from
the access driveway.
c. The reductions are not applied to a disabled parking stall.
d. The parking lot already exists and is not new construction.
(2) Length. Every compact parking stall shall be at least 15 feet long, every parallel
parking stall shall be at least 26 feet long, and every other parking stall shall be at least 18
feet long.
(b) Parking Bay Dimensions. The minimum width of each parking bay shall be determined by
the stall width and parking angle in accordance with Chart Nos. 1, 2, 3 and 4 of this section.
Where parking stalls of two bays interlock the parking bays may overlap.
(i) Parking Stall Location. (Amended by Ord. No. 144,082, Eff. 12/11/72.) Each
automobile parking stall shall be so located that:
256
(1) No automobile is required to back onto any public street or sidewalk to leave the parking
stall, parking bay or driveway, except where such parking stalls, parking bays or driveways serve
not more than two dwelling units and where the driveway access is to a street other than a major
or secondary highway. (Amended by Ord. No. 151,608, Eff. 11/26/78.)
(2) Parking maneuvers can be accomplished without driving onto that portion of a
required front yard where driveways are prohibited. Car stops or other barriers shall be
provided in accordance with Section 12.21-A.6.
Tandem considered only two cars in depth. Tandem parking not allowed in parking areas
for recreational vehicles or guest parking
City of West Hollywood (WHMC 19.28.090)
19.28.090 Parking Area Design and Layout Standards.
H. Mechanical Parking Lifts. Mechanical parking lifts may be used to satisfy parking
requirements at the discretion of the review authority through the approval of the parking plan
required by Section 19.28.030(A) (General Parking Regulations - Layout and Access Plan
Required), as follows.
1. Permit Requirements.
a. Administrative Permit. An administrative permit is required for the installation of a
mechanical parking lift system at an existing parking facility. The permit shall
condition screening, noise and/or landscaping requirements for mechanical lift
systems.
b. Mechanical lifts installed as part of new development shall be permitted through
applicable project permits and must comply with the standards below.
2. Non-Residential Uses.
a. Mechanical parking lifts may be used to satisfy parking requirements for non-
residential uses.
b. Mechanical parking lifts shall not park more than three levels of cars per individual lift
unit and no additional vehicle(s) shall park so as to limit access to the lift.
c. Mechanical parking lifts installed for non-residential uses shall be operated by a valet
or attendant at all times such that the parking is accessible to users. In addition to these
standards, a Parking Operations Plan per Section 19.28.030(B) shall be submitted, and
operation must comply with valet standards in Chapter 5.120 (Valet Parking).
d. At least one parking lift level shall have a minimum unobstructed clearance height of
six feet six inches. All other levels shall have a minimum unobstructed clearance height
of five feet.
e. Mechanical lifts installed on existing surface lots shall be covered on top and
screened on all sides.
3. Residential Uses.
257
a. Mechanical parking lifts may be used to satisfy parking requirements for residential
uses if enclosed in a structure as part of the residential use.
b. Mechanical parking lifts shall not park more than two levels of cars per individual
lift unit and no additional vehicle(s) shall park so as to limit access to the lift.
c. Mechanical parking lifts installed for residential uses shall be operated by a valet or
attendant at all times such that the parking is accessible to users unless the review
authority determines that the lift system may be operated independently by residents
(i.e., self-park) in a secure manner. In addition to these standards, a Parking
Operations Plan per Section 19.28.030(B) shall be submitted, and operation must
comply with valet standards in Chapter 5.120 (Valet Parking).
d. For self-park lift systems, each parking lift level shall have a minimum unobstructed
clearance height of six feet six inches.
e. For lift systems operated by a parking attendant/valet, at least one parking lift level
shall have a minimum unobstructed clearance height of six feet six inches. All other
levels shall have a minimum unobstructed clearance height of five feet.
4. Minimum Width and Length of Parking Space. Parking spaces in lift systems shall
comply with subsection (B)(1) (Parking Area Design and Layout Standards).
5. Emergency Override. Mechanical parking lifts shall provide a manual override to
access or remove vehicles from the parking lift in the event of a power outage.
6. Vehicle Protection. Mechanical lifts shall be designed to prevent vehicle liquids and/or
debris from spilling onto other vehicles or building surfaces.
I. Automated Parking Structures. Automated parking structures may be used to satisfy parking
requirements at the discretion of the review authority through the approval of the parking plan
required by Section 19.28.030(A) (General Parking Regulations - Layout and Access Plan
Required).
1. Development Permit. A development permit is required for an automated parking
structure.
2. Parking Operations Plan. The use of an automated parking structure for new
residential and non-residential uses shall require a Parking Operations Plan per Section
19.28.030(B).
3. On-Site Generator. Automated parking structures shall be equipped with a stand-by
generator with sufficient capacity to store and retrieve cars if or when the electrical power
is down.
4. Design. Automated parking structures shall be properly designed per Section
19.28.110 (Parking Structure and Rooftop Parking Standards). Automated parking
structures in commercial zones shall have pedestrian-oriented uses on the ground floor
and must comply with Section 19.10.060 (Commercial Building Façade Standards).
5. Vehicle Protection. Automated parking structures shall be designed with a method to
prevent vehicle liquids and/or debris from spilling onto other vehicles or building surfaces.
258
Parking Space, or Parking Stall. A designated area for parking an individual vehicle. The
types of parking spaces allowed by Chapter 19.28 (Off-Street Parking and Loading Standards)
include compact, standard, parallel, and tandem. See Figure 6-4.
Figure 6-4
TYPES OF PARKING SPACES
E. Tandem Parking. Tandem parking may be allowed at the discretion of the review
authority through the approval of the parking plan required by Section 19.28.030(A) (General
Parking Regulations - Layout and Access Plan Required), as follows.
1. Non-Residential Uses.
a. The use of tandem parking for non-residential uses shall require that the
operator of the parking facility provide a valet or attendant at all times that the parking is
accessible to users, except where the review authority determines that the nature of the use and
its operation will not require attended parking.
b. Tandem parking may be arranged to be no more than three spaces in depth.
2. Residential Uses. Tandem parking shall be arranged to be no more than two
spaces in depth.
City of El Segundo (ELMC 15-5-5)
Vehicle Lifts: Vehicle lifts may be used by right to provide off street parking spaces on lots in
the single-family residential (R-1) zone and the two-family residential (R-2) zone where
the vehicle lifts provide parking in excess of the minimum number of required parking spaces
subject to the standards in this section and in this chapter.
1. A conditional use permit is required for vehicle lifts providing required off street parking spaces
on lots in the single-family residential (R-1) zone and the two-family residential (R-2) zone
subject to the following:
a. The vehicle lift must be located only within a fully enclosed garage.
b. A vehicle lift may only be used to store two (2) vehicles vertically where a minimum
vertical height clearance from the floor to the ceiling plate of the garage is a minimum
of fourteen feet (14') clear of obstructions.
259
c. A vehicle lift must be designed and used as a designated parking space for use only by
occupants in the same dwelling unit as the parking space located directly below
the vehicle lift.
d. A vehicle lift must be permitted only with a key locking mechanism.
e. A vehicle lift must be permitted only if it is operated with an automatic shutoff safety
device and is installed in accordance to manufacturer specifications.
2. In the two-family residential (R-2) zone, vehicle lifts for required off street parking are subject to
the following additional requirements:
a. The vehicle lift must be used only on a lot less than forty five feet (45') in width.
b. A vehicle lift must only be used to meet the minimum number of required off street
parking spaces in addition to a minimum of two (2) fully accessible parking stalls
located on the floor surface within a garage or garages. (Ord. 1444, 8-3-2010)
260
Summary of Vehicle Lifts Allowed in Zoning Codes
City Vehicle Lifts Allowed to Count toward Parking Not Permitted
Beverly Hills Alternative Parking Facility allowed in commercial
zones (does not include medical) (BHMC 10-3-2730.4) -
El Segundo Allowed in R-1 and R-2 Zone only (ESMC15-15-5) -
Hermosa
Beach - -
Los Angeles Allowed but does not count toward parking counts
(LAMC 12.21) -
Manhattan
Beach - -
Redondo
Beach - -
Santa Monica Space-Efficient Parking Allowed (SMMC 9.28.090) -
Torrance - X
West
Hollywood Allowed to count toward Residential and Commercial
uses (WHMC 19.28.090) -
261
P.C. RESOLUTION 20-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF HERMOSA BEACH, CALIFORNIA, INITIATING AN
AMENDMENT TO TITLE 17, ENTITLED “ZONING” OF THE
HERMOSA BEACH MUNICIPAL CODE ALLOWING THE USE
OF MECHANICAL VEHICLE LIFTS; AND DETERMINING THAT
THE ACTION IS EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA).
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as
follows:
SECTION 1. Although the Zoning Code does not prohibit the use of vehicle lifts, they
cannot be utilized to meet minimum parking requirements. The City has received requests from
property owners to allow vehicle lifts to be counted towards meeting parking requirements.
SECTION 2. Hermosa Beach Municipal Code (HBMC) Subsection 17.66.020(C)
allows the Planning Commission to initiate an amendment to the zoning code.
SECTION 3. The Planning Commission desires to study the use of vehicle lifts to
determine their potential benefits and any adverse impacts.
SECTION 4. The proposed project is Exempt from the California Environmental Quality
Act (CEQA) pursuant to CEQA Guideline Section 15061(b)(3), the common sense exemption
that states CEQA applies only to projects which have the potential for causing a significant effect
on the environment. It can be seen with certainty that initiating the code amendment will not
have a significant effect on the environment.
This action is further exempt from CEQA pursuant to Guideline Section 15262, feasibility or
planning studies. This action will authorize City staff to study and analyze a code amendment,
which will be brought back to the Planning Commission for a possible future action.
SECTION 5. The Planning Commission hereby initiates an amendment to Title 17 of the
HBMC to consider allowing parking lifts to count towards meeting the minimum required
parking.
VOTE: AYES:
NOES:
ABSENT:
ABSTAIN:
CERTIFICATION
13
Supplemental
Information
262
2
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 their
adjourned regular meeting of May 19, 2020.
___________________________ ____________________________
Peter Hoffman, Chair Ken Robertson, Secretary
May 19, 2020
Date
263
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 20-0262
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 19, 2020
June 16, 2020 Planning Commission Tentative Future Agenda Items
Recommended Action:
To receive and file the June 16, 2020 Planning Commission tentative future agenda items.
Attachment:
1. Planning Commission June 16, 2020 Tentative Future Agenda
Respectfully Submitted by: Beverly Tuazon, Administrative Assistant
Approved: Ken Robertson, Community Development Director
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Revised 05/13/2020 5:52 PM
Tentative Future Agenda
PLANNING COMMISSION
City of Hermosa Beach
June 16, 2020
Regular Meeting
7:00 P.M.
Project Title Public
Notice
Meeting
Date
2629 Manhattan Avenue – Conditional Use Permit for roof mounted
wireless (Verizon) 6/4/20 6/16/20
66 11th Street – Precise Development Plan and Parking Plan for
apartment to hotel conversion 6/4/20 6/16/20
Convex Slope Determination presentation 6/4/20 6/16/20
2301 Manhattan Avenue Convex Slope Determination 6/4/20 6/16/20
200 Pier Ave, Suite 221 – Conditional Use Permit for limited health
and wellness fitness studio (Shad Hart Fitness) 6/4/20 6/16/20
Upcoming and Pending Projects
1016 The Strand – A Conditional Use Permit request to allow on-site
sale, service and consumption of beer, wine and distilled spirits, with
no food service, indoors in the lobby gift shop and in the guest room
mini bars and outdoors in the common patio 7 days a week 10 a.m. to
10 p.m. at an existing motel (Sea Spite).
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
265
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 20-0263
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 19, 2020
Community Development Department Activity Report of October 2019
Recommended Action:
To receive and file the October 2019 Community Development Department activity report.
Attachment:
1. Community Development Department activity report of October 2019
Respectfully Submitted by: Beverly Tuazon, Administrative Assistant
Approved: Ken Robertson, Community Development Director
City of Hermosa Beach Printed on 2/20/2024Page 1 of 1
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TYPE OF ACTIVITY CURRENT
MONTH
THIS MONTH
LAST FY FY TO DATE LAST FY TO
DATE
LAST FY
TOTAL
Building 40 51 180 188 460
Plumbing 19 49 101 113 279
Mechanical 18 18 75 85 210
Electric 33 28 119 120 317
Plan Check 27 35 105 98 232
Sewer Use 2 1 4 8 10
Res. Bldg. Reports 19 21 90 70 179
Parks & Recreation 0 0 0 0 0
In Lieu Parks & Rec 0 3 2 9 17
Board of Appeals 0 0 0 0 0
Sign Review 3 1 10 12 28
Fire Flow Fees 4 8 21 31 67
Legal Determination 0 0 0 0 0
Zoning Appeals 0 0 0 0 0
Temporary Sign 1 2 5 16 29
Gen. Plan Maintenance 10 12 35 51 97
TOTALS 176 229 747 801 1,925
TYPE OF FEE CURRENT
MONTH
THIS MONTH
LAST FY FY TO DATE LAST FY TO
DATE
LAST FY
TOTAL
Building $51,847.44 $72,262.77 $223,812.58 $265,290.50 $567,944.69
Plumbing $3,199.00 $13,396.00 $28,837.00 $31,622.00 $79,398.10
Mechanical $4,121.00 $2,760.00 $20,384.00 $16,093.00 $53,993.30
Electric $7,541.00 $5,749.50 $30,571.00 $31,595.00 $84,707.30
Plan Check $32,709.20 $36,374.60 $100,852.71 $132,718.24 $371,385.43
Sewer Use $4,610.00 $2,306.00 $5,994.00 $20,058.00 $21,442.00
Res. Bldg. Reports $4,674.00 $4,977.00 $22,140.00 $16,116.00 $43,341.00
Parks & Recreation $0.00 $0.00 $0.00 $0.00 $0.00
In Lieu Parks & Rec $0.00 $55,494.00 $12,606.00 $129,907.00 $197,117.00
Board of Appeals $0.00 $0.00 $0.00 $0.00 $0.00
Sign Review $1,956.00 $613.00 $6,415.00 $6,898.00 $17,018.00
Fire Flow Fees $985.21 $2,101.60 $4,787.91 $8,477.01 $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 $164.00 $425.00 $1,350.00 $2,449.00
Gen. Plan Maintenance $12,069.00 $14,499.00 $46,914.00 $57,357.00 $115,122.00
TOTALS $123,796.85 $210,697.47 $503,739.20 $717,481.75 $1,570,177.37
City of Hermosa Beach
Community Development Department
FEES COLLECTED
NUMBER OF PERMITS
BUILDING DIVISION MONTHLY REVENUE REPORT
October 2019
ACTIVITY REPORT
1
267
TYPE OF ACTIVITY CURRENT
MONTH
THIS MONTH
LAST FY FY TO DATE LAST FY
TO DATE
Radio Calls 3 5 13 42
Citations 1 1 4 5
Citizen Contacts 34 78 480 689
Patrol Checks*14 34 69 336
Short term vacation rentals Cases**2 0 5 56
Smoking 63 304 890 1,483
Trash can storage 5 16 62 144
Sign violations 4 13 26 81
Construction 6 5 44 74
Noise 6 1 26 29
Public Nuisance 3 4 28 36
Encroachment 4 9 35 78
CUP Violations 5 13 28 106
Storm water pollution 7 1 17 18
Clean Bay Inspections 0 0 6 6
Styrofoam 0 0 0 0
Plastic bag ban 0 0 1 4
Miscellaneous complaints***11 35 54 178
*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 284 274 1,122 1,036
City of Hermosa Beach
Community Development Department
October 2019
CODE ENFORCEMENT ACTIVITIES
BUILDING INSPECTION ACTIVITIES
2
268
PERMITS DWELLING
UNITS VALUATION
1 101 New Single Family Houses Detached 1 1 $858,782.58
2 102 New Single Family Houses Attached
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 2 $317,000.00
20 434 Add/Alther Dwelling/Pools 27 $910,046.00
21 437 Add/Alter Non Residential 3 $351,000.00
22 438 Residential Garages/Carports
23 645 Demolition - Single Family Houses 2 2 $31,000.00
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
28 434/
437
Solar System (Fees waived if 2 or more
systems are installed)5 $68,745.00
TOTAL 40 3 $2,536,573.58
Total Dwelling Units Added Fiscal Year 2019-2020 (FY) to Date:13
Total Dwelling Units Demolished/Lost FY to Date:8 (see attached list)
Total Net Dwelling Units FY to Date:5
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
October 2019
BUILDING PERMITS ISSUED
TYPE OF STRUCTURE
3
269
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
241 27th Street Single Family Residence 10/7/19 B19-00393 1
845 4th Street Single Family Residence 10/24/19 B19-00427 1
Total:8
DWELLING UNITS DEMOLISHED/LOST
Fiscal Year 2019-2020
City of Hermosa Beach
Community Development Department
4
270
SUBJECT THIS
MONTH
THIS
MONTH
LAST FY
FY TO
DATE
LAST FY
TO DATE
LAST FY
TOTAL
Appeal / Reconsideration 1 0 2 0 0
Conditional Use Permit (CUP) - Condominiums 1 2 2 2 5
Conditional Use Permit (CUP) - Commercial 1 0 5 2 4
CUP / Precise Development Plan Amendment 2 0 5 2 7
CUP Modification / Revocation 0 0 0 0 0
CUP / Map Extension 0 0 0 0 0
Environmental Impact Report 0 1 1 2 3
Final Map 0 4 2 4 11
General Plan Amendment / Update 0 0 0 0 1
Height Limit Exception 0 0 0 0 0
Lot Line Adjustment 0 0 1 0 1
Precise Development Plan 0 1 3 4 5
Parking Plan 0 1 0 4 5
Vesting Tentative Parcel Map 0 0 0 0 0
Text Amendment 0 1 1 4 6
Transit 0 0 0 0 1
Variance 0 0 1 0 1
Zone Change 0 0 2 0 0
Miscellaneous 7 8 40 34 92
Total Reports Prepared 12 18 65 58 142
Respectfully submitted,
Beverly Tuazon
Administrative Assistant
CONCUR:
Ken Robertson, Director
Community Development Director
City of Hermosa Beach
Community Development Department
October 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
271