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HomeMy WebLinkAbout2020-12-15 PC AgendaPlanning Commission City of Hermosa Beach Regular Meeting Agenda - Final City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Chair Rob Saemann Vice Chair Marie Rice Commissioners David Pedersen Stephen Izant Peter Hoffman Council Chambers (Virtually)6:00 PMTuesday, December 15, 2020 1 December 15, 2020Planning Commission Regular Meeting Agenda - Final ******************************************************************************************************* THIS MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR GAVIN NEWSOM ON MARCH 17, 2020. ANY OR ALL PLANNING COMMISSION MEMBERS MAY ATTEND AND PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING. MEMBERS OF THE PUBLIC MAY PARTICIPATE BY TELECONFERENCE. ******************************************************************************************************* THE PUBLIC COMMENT IS LIMITED TO THREE MINUTES PER SPEAKER Planning Commission agendas and staff reports are available for review on the City's web site at www.hermosabeach.gov. Wireless access is available in the City Council Chambers for mobile devices: Network ID: CHB-Guest, Password: chbguest Written materials distributed to the Planning Commission within 72 hours of the Planning Commission meeting are available for public inspection immediately upon distribution in the Community Development Department during normal business hours from Monday through Thursday, 7:00 AM - 6:00 PM and on the City's website. Final determinations of the Planning Commission may be appealed to the City Council within 10 days of the next regular City Council meeting date. If the 10th day falls on a Friday or City holiday, the appeal deadline is extended to the next City business day. Appeals shall be in written form and filed with the City Clerk's office, accompanied by an appeal fee. The City Clerk will set the appeal for public hearing before the City of Hermosa Beach City Council at the earliest date possible. If you challenge any City of Hermosa Beach decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described on this agenda, or in a written correspondence delivered to the Planning Commission at, or prior to, the public hearing. To comply with the Americans with Disabilities Act (ADA) of 1990, Assistive Listening Devices will be available for check out at the meeting. If you need special assistance to participate in this meeting, please call or submit your request in writing to the Community Development Department at (310) 318-0242 or CommunityDevelopment@hermosabeach.gov at least 48 hours (two working days) prior to the meeting time to inform us of your needs and to determine if/how accommodation is feasible. Page 2 City of Hermosa Beach Printed on 3/20/2024 2 December 15, 2020Planning Commission Regular Meeting Agenda - Final PUBLIC PARTICIPATION City Hall will be closed to the public until further notice. Virtual Meetings are held pursuant to Executive Order N-29-20 issued by Governor Gavin Newsom on March 17, 2020. Members of the public may submit eComments (instructions below) or email comments to CommunityDevelopment@hermosabeach.gov until 12:00 PM on the meeting date. Members of the public may also participate by phone. JOIN THE VIRTUAL PLANNING COMMISSION MEETING AT: https://us02web.zoom.us/j/82539742028?pwd=OUNTRDNvd2l6TzBpTDljc2x6bGFwdz09 OR PARTICIPATE BY PHONE: 1. Prior to 5:00 PM on the meeting date, email Planning@hermosabeach.gov to be added to the speaker list. Please indicate your full name and which item you would like to speak on. 2. Dial in 5 minutes prior to the start of the meeting: > Toll Free Dial in: (888) 475-4499 > Planning Commission Webinar ID: 825 3974 2028 # > Passcode: 207860 3. ATTENDEES WILL BE MUTED UNTIL THE PUBLIC PARTICIPATION PERIOD IS OPENED. When you are called on to speak, press *6 to unmute your line or *9 to raise your hand. Comments from the public are limited to 3 minutes per speaker. Page 3 City of Hermosa Beach Printed on 3/20/2024 3 December 15, 2020Planning Commission Regular Meeting Agenda - Final Submit your comments via eComment in three easy steps: Note: Your comments will become part of the official meeting record. You must provide your full name, but please do not provide any other personal information (i.e. phone numbers, addresses, etc) that you do not want to be published. 1. Go to the Agendas/Minutes/Video webpage and find the meeting you’d like to submit comments on. Click on the eComment button for your selected meeting. 2. Find the agenda item for which you would like to provide a comment. You can select a specific agenda item/project or provide general comments under the Oral/Written Communications item. 3. Sign in to your SpeakUp Hermosa Account or as a guest, enter your comment in the field provided, provide your name, and if applicable, attach files before submitting your comment. eComments can be submitted as soon as the meeting materials are published, but will only be accepted until 12:00 PM on the date of the meeting to ensure Planning Commission and staff have the ability to review comments prior to the meeting. 1. Call to Order 2. Pledge of Allegiance 3. Roll Call 4. Oral / Written Communications Section I CONSENT CALENDAR 5.REPORT 20-0797 Approval of the November 17, 2020 Planning Commission Action Minutes Recommendation:Approve the Planning Commission action minutes of the November 17, 2020 regular meeting. 6. Resolution(s) for Consideration - None *************************************************************************************************************** THE RECOMMENDATIONS NOTED BELOW ARE FROM THE PLANNING STAFF AND ARE RECOMMENDATIONS ONLY. THE FINAL DECISION ON EACH ITEM RESTS WITH THE PLANNING COMMISSION. PLEASE DO NOT ASSUME THAT THE STAFF RECOMMENDATION WILL BE THE ACTION OF THE PLANNING COMMISSION. *************************************************************************************************************** Section II PUBLIC HEARING Page 4 City of Hermosa Beach Printed on 3/20/2024 4 December 15, 2020Planning Commission Regular Meeting Agenda - Final 7.REPORT 20-0799 Information Only: Public Hearing Notices and Project Zoning Maps 8.REPORT 20-0796 Parking Plan 20-4 request to allow medical clinic /office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommendation:1. Adopt the attached resolution approving the Parking Plan (PARK 20-4) to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). 9.REPORT 20-0801 Conditional Use Permit CUP 20-7: a request for On-Sale General Alcohol at an existing restaurant (Spumoni Trattoria & Pizzeria) with operating hours between 10:00 a.m. to 10:00 p.m. Sunday through Thursday, and 10:00 a.m. to 11:00 p.m. Friday and Saturday, replacing and abandoning the existing Conditional Use Permit for On -Sale Alcohol limited to beer and wine, which currently allows late night hours past11:00 p.m. to midnight daily, located at 1101 Aviation Boulevard and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). Recommendation:Staff recommends the Planning Commission adopt the attached resolution approving the Conditional Use Permit for On-Sale General Alcohol at an existing restaurant (Spumoni Trattoria & Pizzeria) with operating hours between 10:00 a.m. to 10:00 p.m. Sunday through Thursday, and 10:00 a.m. to 11:00 p.m. Friday and Saturday; replacing and abandoning Resolution No. P.C. 87-41, which approved a Conditional Use Permit for On-Sale Alcohol limited to beer and wine and late night hours past 11:00 P.M. to midnight daily, located at 1101 Aviation Boulevard and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). 10.REPORT 20-0802 Conditional Use Permit CONDO 20-4 and Precise Development Plan PDP 20- 8 Amendment a request to remodel and construct a 619 square foot addition to one of the two detached condominiums, located at 160 Lyndon Street and determination that the project is Categorically Exempt from the California Environmental Quality Act. (continued from the December 15, 2020 meeting) Recommendation:Continue to a later Planning Commission hearing to consider the request for approval of Conditional Use Permit CONDO 20-4 and Precise Development Plan PDP 20- 8 Amendment a request to remodel and construct a 619 square foot addition to one of the two detached condominiums, located at 160 Lyndon Street and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA) Page 5 City of Hermosa Beach Printed on 3/20/2024 5 December 15, 2020Planning Commission Regular Meeting Agenda - Final 11.REPORT 20-0800 Precise Development Plan PDP 20-9: a request for a three-story attached duplex located at 44 The Strand and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). Recommendation:Staff recommends the Planning Commission adopt the attached resolution approving the Precise Development Plan for a three-story attached duplex located at 44 The Strand and determination that the project is Categorically Exempt from the California Environmental Quality Act. Section III 12. Staff Items a.REPORT 20-0795 Information Only: Introduction of Housing Element 2021-2029 Update b.REPORT 20-0759 Planning Commission Tentative 2021 Meeting Schedule Recommendation:To receive and file the Planning Commission tentative 2021 meeting schedule. c.REPORT 20-0798 January 19, 2021 Planning Commission Tentative Future Agenda Items Recommendation:Receive and file the January 19, 2021 Planning Commission tentative future agenda items. d. Verbal report on City Council actions e. Verbal status report on major Planning projects 13. Commissioner Items 14. Adjournment Page 6 City of Hermosa Beach Printed on 3/20/2024 6 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0797 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of December 15, 2020 Approval of the November 17, 2020 Planning Commission Action Minutes Recommended Action: Approve the Planning Commission action minutes of the November 17, 2020 regular meeting. Attachment: 1. November 17, 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™7 City Hall 1315 Valley Drive Hermosa Beach, CA 90254 City of Hermosa Beach Action Minutes - Draft Planning Commission Chair Rob Saemann Vice Chair Marie Rice Commissioners David Pedersen Stephen Izant Peter Hoffman 6:00 PM Council Chambers (Virtually)Tuesday, November 17, 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 Chair Rob Saemann, Vice Chair Marie Rice, Commissioner David Pedersen, Commissioner Stephen Izant, and Commissioner Peter Hoffman Present:5 - Absent:0 Also Present Remotely: Patrick Donegan, Assistant City Attorney Christy Teague, Senior Planner Yuritzy Randle, Assistant Planner Landon Phillips, Lieutenant Bob Rollins, Building & Code Enforcement Official 4. Oral / Written Communications Section I CONSENT CALENDAR Page 1City of Hermosa Beach DRAFT8 November 17, 2020Planning Commission Action Minutes - Draft 5.REPORT 20-0728 Approval of the October 20, 2020 Planning Commission Action Minutes October 20, 2020 Planning Commission action minutesAttachments: ACTION: Motion by Vice Chair Rice and seconded by Commissioner Hoffman to approve the October 20, 2020 action minutes as presented. The motion carried by the following vote: Aye:Chair Saemann, Vice Chair Rice, Commissioner Pedersen, Commissioner Izant, and Commissioner Hoffman 5 - Absent:0 6. Resolution(s) for Consideration - None Section II HEARING 7.REPORT 20-0735 Receive Tri-Annual Report for On-Sale Alcoholic Beverage Conditional Use Permits 1. Process and Standards, updated 2019 2. Police/ABC Report for this period - UPDATED 11/17/20 3. Police/ABC Report for last period 4. Police Statistics for this period - UPDATED 11/17/20 5. Police Officer Checks for this period 6. Code Enforcement Data for this period 7. Code Enforcement Data for last period Attachments: ACTION: Motion by Vice Chair Rice and seconded by Commissioner Hoffman to receive and file the report as presented. The motion carried by the following vote: Aye:Chair Saemann, Vice Chair Rice, Commissioner Pedersen, Commissioner Izant, and Commissioner Hoffman 5 - Absent:0 Section III PUBLIC HEARING 8.REPORT 20-0729 Information Only: Public Hearing Notices and Project Zoning Map 1. Public Notices 2. Project Zoning Map Attachments: Page 2City of Hermosa Beach DRAFT9 November 17, 2020Planning Commission Action Minutes - Draft 9.REPORT 20-0734 Parking Plan 20-4 request to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). 1. Draft Parking Plan Resolution of Approval 2. Applicant Submittal- Request Letter, Plans, Parking Study, Shared Parking Easement, Tenant Roster, and Photos 3. Applicant Supplemental Memo Clarifying Parking Space Adjustments Over Time 4. 2200 PCH City Response Letter Re Medical Clinics and Parking 5. Planning Commission Resolution 81-26 (Current CUP) 6. Public Notice Poster Verification 7. Radius Map Attachments: Chair Saemann and Commissioner Pedersen recused themselves. Attending remotely to speak: Brandon Straus, David Pedersen, and Bryan Barnes. ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Izant to continue the public hearing to a future meeting. The motion carried by the following vote: Aye:Vice Chair Rice, Commissioner Izant, and Commissioner Hoffman3 - Absent:0 Recused:Chair Saemann, and Commissioner Pedersen2 - 10.REPORT 20-0731 TA 20-3 - Consideration of to Section 17.42.190 of the Hermosa Beach Municipal Code regarding the City’s Limited Live Entertainment Permit pilot program, and determination that the project is categorically exempt from the California Environmental Quality Act. 1. Resolution and Ordinance 2. Link to October 20, 2020 Planning Commission Meeting 3. Link to September 18, 2018 Planning Commission Meeting 4. Planning Commission Resolution 18-25 September 18, 2018 5. Link to October 23, 2018 City Council Meeting 6. Ordinance 18-1388 Approved October 23, 2018 Attachments: ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Pedersen to adopt the resolution, as presented, recommending the City Council approve Text Amendment 20-3 to the Hermosa Beach Municipal Code, Chapter 17.42, Section 17.42.190, to continue the City's Limited Live Entertainment Pilot Program for two additional years, and determination that the project is categorically exempt from the California Environmental Quality Act. The motion Page 3City of Hermosa Beach DRAFT10 November 17, 2020Planning Commission Action Minutes - Draft carried by the following vote: Aye:Chair Saemann, Vice Chair Rice, Commissioner Pedersen, Commissioner Izant, and Commissioner Hoffman 5 - Absent:0 Section IV 11. Staff Items a.REPORT 20-0727 Planning Commission review and consideration of initiation of text amendments to Section 17.08.020 of the Hermosa Beach Municipal Code regarding “Home Occupations” (home-based businesses) in residential zones. Hermosa Beach Municipal Code Section 17.08.020Attachments: b. Verbal report on City Council actions c. Verbal status report on major Planning projects d.REPORT 20-0732 December 15, 2020 Planning Commission Tentative Future Agenda Items Planning Commission December 15, 2020 Tentative Future AgendaAttachments: ACTION: Motion by Vice Chair Rice and seconded by Chair Saemann to receive and file the December 15, 2020 tentative future agenda. The motion carried by the following vote: Aye:Chair Saemann, Vice Chair Rice, Commissioner Pedersen, Commissioner Izant, and Commissioner Hoffman 5 - Absent:0 12. Commissioner Items 13. Adjournment The meeting was adjourned at 8:44 PM. Page 4City of Hermosa Beach DRAFT11 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0799 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of December 15, 2020 Information Only: Public Hearing Notices and Project Zoning Maps Attachments: 1.Public Notices 2.Project Zoning Maps City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™12 \\CHB-FS-01\Vol1\B95\CD\PC\2020\12-15-20\Public Notices\Easy Reader Ad for PC 12-15-20 Meeting - Publish Date 12-3-20.docx Easy Reader Run Date: December 3, 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, December 15, 2020, to consider the following: 1. Parking Plan 20-4 request to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). 2. Precise Development Plan PDP 20-9: a request for a three-story attached duplex located at 44 The Strand and determination that the project is Categorically Exempt from the California Environmental Quality Act. 3. Conditional Use Permit CON 20-4 and Precise Development Plan PDP 20-8 Amendment: a request to remodel and construct a 619 square foot addition to one of the two detached condominiums, located at 160 Lyndon Street and determination that the project is Categorically Exempt from the California Environmental Quality Act. 4. Conditional Use Permit CUP 20-7: a request for On-Sale General Alcohol at an existing restaurant (Spumoni Trattoria & Pizzeria) with operating hours between 10 a.m. to 10 p.m. Sunday through Thursday and 10 a.m. to 11 p.m. Friday and Saturday, replacing and abandoning the existing Conditional Use Permit for On-Sale Alcohol limited to beer and wine, which currently allows late night hours past 11:00 P.M. to 12:00 A.M. midnight daily, located at 1101 Aviation Boulevard and determination that the project is Categorically Exempt from the California Environmental Quality Act. SAID PUBLIC HEARINGS shall be held virtually at 6:00 PM, or as soon thereafter as the matter may be heard. THIS MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR GAVIN NEWSOM ON MARCH 17, 2020. ANY OR ALL PLANNING COMMISSION MEMBERS MAY ATTEND AND PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING. MEMBERS OF THE PUBLIC MAY PARTICIPATE BY TELECONFERENCE. ANY AND ALL PERSONS interested are invited to participate and speak at these hearings at the above time. See the meeting agenda or contact CommunityDevelopment@hermosabeach.gov for teleconference participation details. For inclusion in the agenda packet to be distributed, written comments of interested parties should be mailed to the Community Development Department, Planning Division, in care of City Hall at 1315 Valley Drive, Hermosa Beach, CA 90254 or emailed to CommunityDevelopment@hermosabeach.gov by noon of the Tuesday, one week before the meeting. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda for the matter. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Community Development Department, Planning Division, at, or prior to, the public hearing. FOR FURTHER INFORMATION, please contact the Community Development Department, Planning Division, at (310) 318-0242 or CommunityDevelopment@hermosabeach.gov. The Department operates from 7:00 AM to 6:00 PM, Monday through Thursday. A copy of the agenda and staff reports will be available for public review 72 hours in advance of the meeting on the City’s website at www.hermosabeach.gov. Relevant Municipal Code sections are also available on the website. Ken Robertson Director of Community Development 13 14 21st StValley DrArdmore Ave24th Pl 24th St Prospect AveArtesia Blvd Pacific Coast HwyAlley Hillcrest DrPorter Ln G o u l d A v e Rhodes St25th St 19th St 20th St Ava Ave20th Pl Springfield AveBorden Ave21st St Alley 24th Pl 24th St 24th St Hillcrest Dr20th St 24th St 19th St 20th 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) Projects Zoning Map Planning Commission Meeting December 15, 2020 APN: 4184-014-038 2200 Pacific Coast Highway (Continued from 11/17/20 meeting) New Parking Plan Zone: SPA-8 15 14th St Pr o s p e c t A v e Ocean Dr11th StBonnie Brae StAviati o n Bl v d Corona St16th St 17th St Harper Ave11th Pl 13th St Owosso Ave15th Pl Gol d e n A v e Si lver St 15th St Campana StJoy St Montgomery DrAubreyParkCt Harper Ave15th S t 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 December 15, 2020 APN: 4185-017-015 1101 Aviation Boulevard Conditional User Permit Amendment Zone: C-3 16 2nd St Palm DrHerondo S tThe Strand1st St Beach DrHermosa Ave1st Ct Monterey BlvdValley DrLyndon StBayview DrManhattan Ave3rd St 3rd Ct CulperCt1st St Lyndon S t R-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Limited Business and Residential C-2 General Commercial C-3 General and Highway Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) 300' Notification Radius Projects Zoning Map Planning Commission Meeting December 15, 2020 APN: 4188-015-052 160 Lyndon Street Conditional User Permit Amendment Zone: R-P 17 2nd St Palm DrThe StrandBeach Dr1st St Hermosa Ave1st Ct Monterey BlvdHerondo S tBayview DrLyndon St 3rd St Manhattan Ave3rd Ct Culper Ct1st St Lyndon S t R-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Limited Business and Residential C-2 General Commercial C-3 General and Highway Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) 300' Notification Radius Projects Zoning Map Planning Commission Meeting December 15, 2020 APN: 4188-002-034 44 The Strand Precise Development Plan Zone: R-3 18 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0796 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of December 15, 2020 Parking Plan 20-4 request to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Applicant/Owner:2200 Associates LLC C/O Raju Shah 1528 6th Street, Suite 100 Santa Monica, CA 90401 Recommended Action: 1.Adopt the attached resolution approving the Parking Plan (PARK 20-4) to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Summary: ZONING:Specific Plan Area-8 (SPA-8) GENERAL PLAN:Community Commercial USE EXISTING/PROPOSED:Multi-tenant commercial building/ conversion to up to 100% medical clinic LOT SIZE:27,189 sq. ft. TOTAL GROSS FLOOR AREA: EXISTING:29,338 sq. ft. PROPOSED:No change. PARKING SPACES: PROVIDED ON-SITE:86 spaces PROPOSED SHARED:40 spaces at 2420 PCH TOTAL PROPOSED:126 combined spaces City of Hermosa Beach Printed on 2/20/2024Page 1 of 7 powered by Legistar™19 Staff Report REPORT 20-0796 ENVIRONMENTAL DETERMINATION:Categorically Exempt, Section 15301 Class 1 Existing Facilities, as the project involves negligible or no expansion of an existing use. On November 17, 2020, the Planning Commission considered Parking Plan 20-4, a request to allow medical clinic/office uses at an existing multi-tenant commercial building. At that meeting, Commissioners stated concerns and requests for additional information and continued this agenda item to a future meeting. This report focuses on the topics requested by the Planning Commission. The complete November 17, 2020 staff report and attachments are included with this report. APPLICANT REQUEST The applicant requests consideration of a Parking Plan to accommodate existing and future medical clinic uses through utilizing up to 40 shared parking spaces located at 2420 PCH (Hope Chapel) at the southernmost end of the parking lot/structure (Attachment 5 pgs. 56-59) to accommodate up to 100 percent medical clinic/office uses at 2200 PCH. The building will remain unaltered as part of this request. No additional square footage will be added, the building envelope (height and mass) will not be increased and the building design will remain unchanged. The existing parking space configuration and number of spaces will also remain unchanged. ANALYSIS The Planning Commission, at its November 17, 2020 meeting, requested additional information regarding conversion of the multi-tenant commercial building to up to 100 percent medical use; and parking management , including provision of available visitor parking and minimizing spillover to the surrounding residential neighborhoods. The applicant proposes solutions to these concerns in the Supplemental Information Provided by Applicant dated December 9, 2020 (Attachment 3). Medical Use To address potential parking concerns associated with 100 percent medical use as requested in the application, the applicant proposes that if medical use exceeds 75 percent of the gross floor area, a new parking study would be required to assess the parking situation to determine that adequate parking is available to serve the existing medical uses and additional medical use. Any future increase in medical office use from 75 percent to 100 percent of gross floor area would require a new parking study showing that 126 parking spaces are adequate, subject to approval by the Community Development Director. Upon completion of the parking study and acceptance by the Community Development Director, an additional 25 percent increase in medical uses would continue to be permitted through this Parking Plan. In the case that the parking study does not clearly show adequate parking is provided to the satisfaction of the Community Development Director, a new Parking Plan to exceed 75 percent would require approval of the Planning Commission. This has been included as Condition 9 in the proposed Resolution of Approval. City of Hermosa Beach Printed on 2/20/2024Page 2 of 7 powered by Legistar™20 Staff Report REPORT 20-0796 Parking Management The applicant is recommending the following actions to efficiently manage parking for the building, which have been included as Condition 8 in the proposed Resolution of Approval. 1)All parking spaces in the surface lot/deck (19 spaces)will be limited to visitor parking only.Signs will be installed at the entry and inside the lot indicating that parking is for 2200 PCH visitors only. 2)The Applicant will make tenants aware of the availability of additional parking at 2420 PCH and request that they not park on neighboring streets. 3)Signs will be installed inside each of the three on-site parking lots indicating that additional parking is available at 2420 PCH during the hours of 7am to 6pm,Monday through Friday. 4)Signs will be installed inside each of the two subterranean parking lots requesting visitors and tenants not to park on neighboring streets. Parking Plan HBMC Section 17.44.210 provides that a Parking Plan may be approved by the Planning Commission to allow for a reduction in the number of spaces required. The applicant shall provide the information necessary to show that adequate parking will be provided for customers, clients, visitors and employees. Factors such as the following may be taken into consideration: van pools, bicycle and foot traffic,common parking facilities,varied work shifts, valet parking,unique features of the proposed uses, peak hours of the proposed use as compared with other uses sharing the same parking facilities, and other methods of reducing parking demand. Parking Study and Parking Analysis Existing Parking Demands and Surpluses The applicant submitted a Parking Analysis prepared by Linscott Law & Greenspan, dated October 19, 2018 (Attachment 5 pgs. 22-32). Staff reviewed the Parking Analysis and concurs with the conclusion of the Parking Analysis which, taking into account the parking needs for 2200 PCH (based on actual parking counts conducted in July 2018), and a future scenario of 100% medical office use, the conversion to 100 percent medical office use would be adequately served by the 126-space supply for the 2200 PCH Building. . City of Hermosa Beach Printed on 2/20/2024Page 3 of 7 powered by Legistar™21 Staff Report REPORT 20-0796 Future/ Proposed Parking Demand and Surpluses The parking study indicates that the weekday peak demand for 100 percent medical office use would be 86 spaces (at 5:00 PM). Comparing this 86-space demand against the 126-space supply available for use by 2200 PCH yields in a future surplus of 40 spaces. The surplus is a conservative estimate because it was derived from the application of City Code ratios. The actual parking requirements for medical offices have been found to be less than the City Code requirement of 5 spaces per 1,000 SF. This aspect is illustrated by actual parking demand compilations from other sources, and detailed study of the actual parking demands of similar sites. Parking Generation,published by the Institute of Transportation Engineers (ITE)1 as well as articles published in ITE Journal provide additional sources for parking ratio information. Peer Review of Parking Study Completed A peer review was completed by the City’s parking and traffic consultant firm Interwest Group. After review of the November 17, 2020 staff report and October 19, 2018 parking study by Linscott Law & Greenspan Engineer), the Interwest Group concluded that “the parking study prepared for this project conservatively concludes that future parking demand will be adequately accommodated by the existing 86 onsite spaces and 40 offsite shared-use spaces.” Environmental Determination: Staff finds the project to be categorically exempt from the California Environmental Quality Act defined in CEQA Section 15301 Class 1 Existing Facilities, as the project involves negligible or no expansion of an existing use. The 27,189 square foot lot houses an approximately 29,338 sq. ft.three-story multi-tenant commercial general office building. The applicant requests consideration of a Parking Plan to accommodate existing and future medical clinic uses through utilizing up to 40 shared parking spaces located at 2420 PCH (Hope Chapel) at the southernmost end of the parking lot/structure to accommodate up to 100 percent medical clinic/office uses at 2200 PCH. The building will remain unaltered as part of this request. No additional square footage will be added, the building envelope (height and mass) will not be increased and the building design will remain unchanged. The existing parking space configuration and number of spaces will also remain unchanged. General Plan Consistency The subject property is located within the Community Commercial General Plan land use area. This land use area should provide for locally-oriented uses including retail stores, restaurants, professional and medical offices, and personal services. This designation provides opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The Community Commercial designation is a major generator of local economic activity City of Hermosa Beach Printed on 2/20/2024Page 4 of 7 powered by Legistar™22 Staff Report REPORT 20-0796 with a mix of locally-owned businesses and regional or national retailers present within this designation. This designation is found in many centralized locations throughout the community primarily along the city’s major corridors and in Downtown. Community Commercial land uses primarily serve the local market, though they may also serve the needs of visitors and residents of nearby jurisdictions. This designation provides space for locally oriented commercial uses including retail stores, restaurants, professional and medical offices, and personal services. Uses on the ground floor are reserved for retail, restaurant, and other sales-tax revenue generating uses, while offices and personal service uses are encouraged on upper floors. The subject property is also located within the Pacific Coast Highway Character Area. The PCH 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 retail, office, residential, and auto-oriented uses along the corridor. The future vision for the corridor specifically identifies that consolidated parking facilities are added at key locations along the corridor. A mix of office and commercial uses along the corridor should be organized around key activity nodes, with limited residential uses. Larger scale professional office spaces, hotels and visitor serving uses, and commercial retail space are provided to serve both local residents and the region. The desired form and character for the corridor specifies that parking should be arranged along sides or underneath buildings, with gateway commercial uses providing parking structures. The existing multi-tenant commercial general office building with general office, psychologist, and medical clinic uses are considered appropriate uses within this area, and with use of shared parking, compatibility with adjacent uses, and its location along a transit-supported arterial, the request is consistent with the goals and the following policies of the General Plan: Land Use policies 1.1 (diverse and distributed land use pattern), 1.3 (access to daily activities), 1.4 (diverse commercial areas), 1.5 (balance resident and visitor needs), 1.7 (compatibility of uses), 3.1 (unique districts), 3.4 (emerging employment sectors), 4.1 (shared parking), 13.2 (social and health needs), and 13.4 (private health uses) in addition to Mobility policies 4.1 (shared parking), 4.3 (reduce impacts), 4.8 (ensure commercial parking), 4.11 (consolidated parking facilities). Specifically, PLAN Hermosa supports shared parking in the Mobility Chapter, Goal 4: A parking system that meets the parking needs and demand of residents, visitors, and employees in an efficient and cost-effective manner. Mobility Policy 4.1 Shared Parking. Facilitate park-once and shared parking policies among private developments that contribute to a shared parking supply and interconnect with adjacent parking facilities. Summary City of Hermosa Beach Printed on 2/20/2024Page 5 of 7 powered by Legistar™23 Staff Report REPORT 20-0796 In 1981 the City zoning code required retail and office uses to provide one parking space for each 300 square feet of gross floor area and did not distinguish between a higher parking requirement for medical clinics. Since the building was built, the City’s parking standards have changed, rendering the building nonconforming to current parking standards. The proposed Parking Plan (PARK 20-4) to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); as conditioned, is consistent with the zoning code and PLAN Hermosa through: 1) Applying the City’s non-conforming parking methodology which concludes that converting to 100 percent medical uses would require 27 net additional parking spaces which can be met though use of up to 40 shared spaced at 2420 PCH; and 2) Technical evidence provided through the parking analysis/study and parking consultant peer review which concludes that the conversion to up to 100 percent medical office use would be adequately served by the 126-space supply due to the actual demand being 86-spaces yielding a future surplus of 40 spaces. Staff recommends the Planning Commission adopt the attached resolution approving the Parking Plan; determining that the project is categorically exempt from the California Environmental Quality Act (CEQA). Attachments 1.Supplemental Information Provided by Applicant Dated December 9, 2020 2.November 17, 2020 Planning Commission Staff Report 3.Applicant Submittal- Request Letter, Plans, Parking Study, Shared Parking Easement, Tenant Roster, & Photos (Provided as Attachments to November 17 2020 Staff Report) 4.Applicant Supplemental Memo Clarifying Parking Space Adjustments Over Time 5.2200 PCH City Response Letter Re Medical Clinics and Parking 6.Planning Commission Resolution 81-26 (Current CUP) 7.Public Notice Poster Verification 8.Radius Map 9.Public Comments Received November 18, 2020 from Jonathan Wicks 10.Public Comments Received December 7, 2020 from Jim Fasola 11.Public Comments Received December 7, 2020 from Beth Bohl Respectfully Submitted by: Christy Teague, Senior Planner Approved: Ken Robertson, Community Development Director Legal Review:Patrick Donegan, City Attorney City of Hermosa Beach Printed on 2/20/2024Page 6 of 7 powered by Legistar™24 Staff Report REPORT 20-0796 City of Hermosa Beach Printed on 2/20/2024Page 7 of 7 powered by Legistar™25 1 P.C. RESOLUTION 20-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PARKING PLAN (PARK 20-04) TO ALLOW MEDICAL CLINIC/OFFICE USES AT AN EXISTING MULTI-TENANT COMMERCIAL BUILDING (PACIFIC PLAZA OFFICES) LOCATED AT 2200 PACIFIC COAST HIGHWAY BASED ON USE OF UP TO 40 SHARED PARKING SPACES WITH 2420 PACIFIC COAST HIGHWAY (HOPE CHAPEL); 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 by2200 Associates LLC (C/O Raju Shah) on July 20, 2020, requesting approval of a Parking Plan 20-04 to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel). Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application on November 17, 2020 and on December 15, 2020, at which time testimony and evidence, both oral and written, was presented to and considered by the Planning Commission. Section 3. The project is categorically exempt from the California Environmental Quality Act defined in CEQA Section 15301 Class 1 Existing Facilities, as the project involves negligible or no expansion of an existing use. The 27,189 square foot lot houses an approximately 29,338 sq. ft. three-story multi-tenant commercial general office building. The applicant requests consideration of a Parking Plan to accommodate existing and future medical clinic uses through utilizing up to 40 shared parking spaces located at 2420 PCH (Hope Chapel) at the southernmost end of the parking lot/structure to accommodate up to 100 percent medical clinic/office uses at 2200 PCH. The building will remain unaltered as part of this request. No additional square footage will be added, the building envelope (height and mass) will not be increased and the building design will remain unchanged. The existing parking space configuration and number of spaces will also remain unchanged. Section 4. Based on the testimony and evidence received, the Planning Commission makes the following factual findings pertaining to the application for a Parking Plan pursuant to Hermosa Beach Municipal Code Section 17.44.210: In 1981 the City zoning code required retail and office uses to provide one parking space for each 300 square feet of gross floor area and did not distinguish between a higher parking requirement for medical clinics. Since the building was built, the City’s parking standards have changed, rendering the building nonconforming to current parking standards. 26 2 The proposed Parking Plan (PARK 20-4) to allow up to 100 percent medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); as conditioned, is consistent with the zoning code and PLAN Hermosa through: 1) Applying the City’s non-conforming parking methodology which concludes that converting to 100 percent medical uses would require 27 net additional parking spaces which can be met though use of up to 40 shared spaced at 2420 PCH and with 2) Technical evidence provided through the parking analysis/study which concludes that the conversion to 100 percent medical office use would be adequately served by the 125- space supply due to the actual demand being 86-spaces yielding a future surplus of 39 spaces. Section 5. Based on the foregoing, the Planning Commission hereby approves the proposed Parking Plan 20-04 subject to the following Conditions of Approval: 1. The approximately 29,338 sq. ft. three-story multi-tenant office building shall be substantially consistent with plans and application submitted and approved by the Planning Commission on November 17, 2020, authorizing up to 100 percent medical clinic uses. 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, provided that the use is not changed, intensity of use is not increased and the arrangement of space would not increase negative impacts. Any substantial deviation, changes to the floor plan, site plan, building exterior or addition to the hours which alter the primary function of the use as a general commercial office and medical clinic building shall be subject to review and approval by the Planning Commission. 2. Prior P.C. Resolution 81-26 pertaining to the subject property at 2200 Pacific Coast Highway shall remain in full force and effect. 3. 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. 4. The parking access agreement shall be perpetually maintained. Future amendments to the existing parking access agreement between 2200 PCH and 2420 PCH and any new parking access agreements that in any way reduce the amount of available parking at 2420 PCH shall require approval of a Parking Plan Amendment by the Planning Commission prior to implementation. 5. 2200 PCH shall maintain a minimum of 86 parking spaces on-site during all hours of operation. 27 3 6. All parking shall be shared (not designated) and shared parking use signage shall be established in all parking areas. 7. The two rear tandem spaces shall be reserved for use of long-term visitors and employees. 8. The applicant shall implement parking management actions to efficiently manage parking, including: a) All parking spaces in the surface lot/deck (19 spaces) will be limited to visitor parking only. Signs shall be installed at the entry and inside the lot indicating that parking is for 2200 PCH visitors only. b) The Applicant shall make tenants aware of the availability of additional parking at 2420 PCH and request that they not park on neighboring streets. c) Signs shall be installed inside each of the three on-site parking lots indicating that additional parking is available at 2420 PCH during the hours of 7am to 6pm, Monday through Friday. d) Signs will be installed inside each of the two subterranean parking lots requesting visitors and tenants not to park on neighboring streets. 9. If medical use exceeds 75 percent of the gross floor area, a new parking study shall be required to determine that adequate parking is available to serve the existing uses and any additional medical use. Any future increase in medical office use exceeding 75 percent of gross floor area shall require a new parking study showing that the approved 126 parking spaces are adequate, subject to approval by the Community Development Director. Upon completion of the parking study and acceptance by the Community Development Director, additional medical uses would continue to be permitted through this Parking Plan. If the parking study does not clearly conclude that adequate parking is provided to the satisfaction of the Community Development Director, a new Parking Plan to exceed 75 percent shall be required subject to approval of the Planning Commission. 10. 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. 11. The Planning Commission may review this Parking 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 4 12. Approval of this permit shall be effective upon the permittee/owner providing evidence to the City of recording of the signed Acceptance of Conditions’ affidavit with the Los Angeles County Recorder’s Office. Section 6. This permit shall not be effective for any purposes until the permittee and the owner of the property involved provide evidence to the office of the Planning Division of the Community Development Department of recording of the signed Acceptance of Conditions’ affidavit with the Los Angeles County Recorder’s Office stating that they are aware of, and agree to accept, all of the conditions of this permit. The Parking Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a business license. 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. Section 7. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the final decision on this Parking Plan (either by the Planning Commission, or the City Council should they take jurisdiction of the project), must be made within 90 days after the final decision. 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 December 15, 2020. 29 5 ______________________________ ______________________________ Rob Saemann, Chair Ken Robertson, Secretary November 17, 2020 Date 30 1 Jenner, Suite 160 Irvine, CA 92618 714.899.9039 December 8, 2020 MEMORANDUM TO: Christy Teague, AICP Senior Planner Community Development Department City of Hermosa Beach FROM: Nicole Jules, PE, Consulting Traffic Engineer SUBJECT: Peer Review of 2200 PCH Parking Plan The purpose of this memo is to review and provide comment regarding the proposed parking plan prepared for 2200 Pacific Coast Highway for a proposed conversion of general office use to medical office use by utilizing on-site parking and exercising a shared-use parking strategy with a nearby property to satisfy the HBMC parking requirements. The following documents were reviewed as part of this peer review: • November 17, 2020 Planning Commission Staff Report • Applicant submittal with explanation and LLG October 2018 Parking Study Existing Conditions 2200 Pacific Coast Highway is a 29,338 square foot commercial building consisting of medical and general office uses. The property is located on the north east corner of Pacific Coast Highway at 21st Street. Both Pacific Coast Highway and 21st Street are public streets with on- street public parking and sidewalks. 31 Page 2 of 3 2200 Pacific Coast Highway Parking Study Peer Review The subject location provides 86 on-site parking spaces and 40 offsite shared parking spaces located at 2420 Pacific Coast Highway, for a total of 126 available parking spaces. The off-site shared parking arrangement is established by a reciprocal parking easement between private parties that was recorded with the County on September 10, 2013. Existing Parking Demand: In review of the October 2018 parking study prepared by LLG, inconsistent information was found between the LLG Study, the application and staff’s determination. Of particular disparity is the number of parking spaces reported in the LLG study compared to other documentation submitted and field conditions. In July 2018, a parking demand study was conducted to determine the utilization of existing available parking spaces. While there was no issue with the study outcome, there is inconsistent information regarding the actual number of parking spaces. The table below summarizes the parking space discrepancy. Table 1 Number of Existing Parking Spaces LLG Study Existing ONSITE Gated 46 45 Surface Lot (Visitor) 19 19 Subterranean 18 18 Tandem 2 4 Onsite Sub-total 85 86 OFFSITE 2420 Pacific Coast Hwy 40 40 Total 125 126 While the number of spaces reported in the study was incorrect by one space, the resulting conclusion that there is a surplus of on-site parking during existing conditions is supported. Proposed Parking Requirement The applicant is requesting to increase medical use from 9.3% to 100%. The parking requirements associated with this shift in use is greater than the current use and therefore is subject to greater parking requirements. In accordance with HBMC Section 17.44.210 the net increase in parking spaces required for this shift in use is 27 spaces. With 86 existing spaces 32 Page 3 of 3 2200 Pacific Coast Highway Parking Study Peer Review on site and the available 40 shared-use spaces at 2420 PCH, the required 27 spaces can be met. Parking Requirements for Existing Non-Conforming Buildings HBMC 17.44.210 Required Parking Spaces by Use Use Sq. Ft. Spaces Required Use Sq. Ft. Spaces Required EXISTING PROPOSED Medical 2,756 14 Medical 26,582 133 Non-medical 26,582 106 Non-Medical - -106 Total 29,338 120 Total - +27 Converting the non-medical use (general office) to 100% medical use would require 27 additional parking spaces. Therefore, the code required parking spaces of 27 additional spaces can be satisfied through use of the 40 shared spaces located at 2420 PCH. Proposed Parking Demand The LLG Parking Study conservatively estimated that the proposed project utilizing 100% medical use would result in a surplus of 39 spaces. This conservative estimate was derived based on utilizing City Code parking ratio of 5 spaces per 1,000 SF of medical office space. While this parking ratio is higher than industry standard rates suggested by ITE Parking Generation Manual as well as other nearby municipalities, this conservatively empirical estimate would be sufficiently served by the 126 parking spaces available from onsite and off- site parking. Conclusion A peer review of the proposed parking plan for 2200 Pacific Coast Highway was completed and concludes that the proposed conversion of general office uses to 100 percent medical uses would require 27 additional parking spaces which can be satisfied through use of 40 offsite shared-use parking spaces located at 2420 Pacific Coast Highway and that the parking study prepared for this project conservatively concludes that future parking demand will be adequately accommodated by the existing 86 onsite spaces and 40 offsite shared-use spaces. End of report 33 1 SROUR & ASSOCIATES Real Estate Development Services Group, Inc 2447 Pacific Coast Highway, Suite 200 Hermosa Beach, CA 90254 brandon@esrour.com 310/372-8433 December 9, 2020 Supplemental Information for Parking Plan Application This is a submission of additional information from 2200 Associates, LLC, (Applicant) in support of its application for approval of a Parking Plan to accommodate up to 100 percent medical office use of the commercial office building at 2200 Pacific Coast Highway (PCH). Under Hermosa Beach Municipal Code Section 17.52.035(E), the Applicant is required to provide 113 parking spaces in order to accommodate 100 percent medical office use at 2200 PCH. The Applicant currently provides 126 parking spaces, consisting of 86 on-site parking spaces and 40 off-site parking spaces at 2420 PCH. The 86 on-site parking spaces are located in three parking lots: a surface parking lot/deck (19 spaces); a west subterranean parking lot (18 spaces); and an east subterranean parking lot (45 spaces). Accordingly, the building is parked pursuant to the codified parking ratios in the Hermosa Beach Municipal Code. Those ratios reflect carefully considered analysis and deliberation concerning parking demands by use category and address mitigation of parking impacts -- the very concerns raised by the Planning Commission at its November 17, 2020, meeting. During its consideration of the proposed Parking Plan at its meeting on November 17, 2020, the Planning Commission expressed concern that the layout of the parking areas and a lack of signage would hinder visitors from finding parking on the site and result in their use of street parking. There also was concern that the parking spaces most convenient for visitors may be occupied by building tenants. Commissioners requested additional information as to how the Applicant would manage parking on the site to ensure that on-site parking is readily available to visitors and clearly marked. While the Applicant recognizes the concern that demand for on-site parking spaces may increase with the proportion of medical office use, we also contend that the total of 126 spaces provided addresses those concerns because it meets the parking ratios established in the Code for medical office use. The sufficiency of the existing parking also has now been confirmed by an independent Consulting Traffic Engineer, as set forth in the Peer Review of 2200 PCH Parking Plan dated December 8, 2020, which is part of the record. Nevertheless, the Applicant proposes the following measures to manage parking: 1) All parking spaces in the surface lot/deck (19 spaces) will be limited to visitor parking only. Signs will be installed at the entry and inside the lot indicating that parking is for 2200 PCH visitors only. 34 2 2) The Applicant will make tenants aware of the availability of additional parking at 2420 PCH and request that they not park on neighboring streets. 3) Signs will be installed inside each of the three on-site parking lots indicating that additional parking is available at 2420 PCH during the hours of 7am to 6pm, Monday through Friday. 4) Signs will be installed inside each of the two subterranean parking lots requesting visitors and tenants not to park on neighboring streets. These measures will result in the efficient use of the available parking, which is more than sufficient to meet the Code requirement for this site. Although entitled to up to 100 percent medical office use under the Municipal Code, if a compromise is the only alternative to a denial of the instant application of the Parking Plan for 100 percent medical use, then the Applicant proposes a cap of 75 percent of gross floor area for medical office use. The Applicant proposes that any future increase in medical office use from 75 percent to 100 percent of gross floor area be subject to approval by the Community Development Director upon submittal of a new parking study showing that 126 parking spaces were adequately parked with the 75 percent medical office use cap and that an additional 25 percent increase in medical uses will continue to be adequately served by the 126 parking spaces approved pursuant to the Parking Plan. . 35 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of November 17, 2020 Parking Plan 20-4 request to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Applicant/Owner:2200 Associates LLC C/O Raju Shah 1528 6th Street, Suite 100 Santa Monica, CA 90401 Recommended Action: Adopt the attached resolution approving the Parking Plan (PARK 20-4) to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). BACKGROUND ZONING:Specific Plan Area-8 (SPA-8) GENERAL PLAN:Community Commercial USE EXISTING/PROPOSED:Multi-tenant commercial building/ conversion to up to 100% medical clinic LOT SIZE:27,189 sq. ft. TOTAL GROSS FLOOR AREA: EXISTING:29,338 sq. ft. PROPOSED:No change. PARKING SPACES: PROVIDED ON-SITE:86 spaces PROPOSED SHARED:Up to 40 spaces at 2420 PCH TOTAL PROPOSED:Up to 126 combined spaces ENVIRONMENTAL DETERMINATION:Categorically Exempt, Section 15301 Class 1 Existing Facilities, as the project involves negligible or no expansion of an existing use. The subject site at 2200 PCH is located at the northeast corner of the city, on the southeast corner of File #:REPORT 20-0734,Version:1 City of Hermosa Beach Printed on 12/1/2020Page 1 of 9 powered by Legistar™36 File #:REPORT 20-0734,Version:1 PCH and 21st Street and in the Specific Plan Area 8 (SPA-8) zone with a Community Commercial General Plan land use designation. The 27,189 square foot lot houses an approximately 29,338 sq. ft.three-story multi-tenant commercial general office building. The building is three stories with the first story consisting of a subterranean garage while office suites are provided on the second and third floor levels. There are 35 tenant spaces (Attachment 2 pgs. 45-46). The site provides less than required parking (86 spaces) due to changes to the City’s parking code requirements over time. To the immediate south and on the direct street corner of the subject site is an existing commercial office building occupied by Guarantee Escrow (807 21st Street) and to the south and across 21st Street are single and multi-family residences (zoned R-1 and R-2). To the immediate north of the subject site is a general office building occupied by Lane Design + Build ((2212 PCH) and the Hope Chapel administrative/general office building (2306 PCH). An existing office building (2205 PCH) is located west and across PCH. To the east and across Borden Avenue are single-family residences located in the R-1 zone. In 1981, the Planning Commission approved a 31 unit commercial office condominium project at 2200 PCH, approving a Conditional Use Permit (CUP) pursuant to Planning Commission (PC) Resolution 81-26 (Attachment 5). The building was conceptually approved and permits were issued in 1981 and construction was completed and finaled in 1985. At that time, the City zoning code required retail and office uses to provide one (1) parking space for each 300 square feet of gross floor area and did not distinguish between a higher parking requirement for medical clinics. The approved plans for 2200 PCH identify 92 required parking spaces based on the prior City code. The on-site parking supply has since been reduced to 86 on- site parking spaces in order to accommodate ADA required parking spaces. Since the building was built, the City’s parking standards have changed, rendering the building nonconforming to current parking standards (even for general office and retail use). Pursuant to HBMC Section 17.44.030, general office and retail uses now require one (1) parking space for every 250 square feet in gross floor area, whereas medical clinics require one (1) parking space per 200 square feet in gross floor area. The City has been working with the property management company for 2200 PCH (Vectra Management Group) since April of 2018 to find solutions to resolving the established medical clinic uses which, under current city code, require more parking than general office uses. The City received a letter from the property owner’s representative on November 26, 2019, addressing the City’s inability to approve various medical clinic business license applications at the general commercial building located at 2200 PCH due to the current on-site parking supply. The City sent a letter responding on January 28, 2020 (Attachment 4) and suggested that the property located at 2200 PCH apply for consideration of a Parking Plan before the Planning Commission. APPLICANT REQUEST The applicant requests consideration of a Parking Plan to accommodate existing and future medical clinic uses through utilizing up to 40 shared parking spaces located at 2420 PCH (Hope Chapel) at the southernmost end of the parking lot/structure (Attachment 2 pgs. 56-59) to accommodate up to 100 percent medical clinic/office uses at 2200 PCH. The building will remain unaltered as part of this request. No additional square footage will be added, the building envelope (height and mass) will not City of Hermosa Beach Printed on 12/1/2020Page 2 of 9 powered by Legistar™37 File #:REPORT 20-0734,Version:1 be increased and the building design will remain unchanged. The existing parking space configuration and number of spaces will also remain unchanged. ANALYSIS Commercial permitted uses in the Specific Plan Area 8 zone shall be the same as those permitted in C-3 general commercial zone and nonconforming uses shall be subject to the provisions of the City’s Nonconforming Buildings and Uses ordinance. General office uses and medical clinics are both permitted uses in the C-3 zone and are thus permitted in the SPA-8 zone. Existing Parking Conditions Parking for 2200 PCH is provided in the form of a surface parking lot/deck and subterranean parking (Attachment 2 pgs. 60-62). The property provides 86 on-site parking spaces. 62 spaces are standard (4 of which are provided in tandem), 24 spaces are compact and 2 spaces are disabled (ADA compliant) spaces. There are currently three medical clinic businesses with a combined floor area of 2,756 sq. ft. which occupy 9.3 % of the total gross floor area. The remaining 26,852 sq. ft. in gross floor area (90.7%) is occupied by general office and/or psychologist businesses (non-medical). The remaining 10,238 sq. ft. of gross floor area is used as common access corridors (elevators, stairs, and halls) and balconies and are therefore excluded from the gross floor area for parking calculation purposes pursuant to the definition of “gross floor area provided in HBMC Section 17.44.010. The building contains 29,338 square feet of gross floor area which includes leasable tenant space, restrooms, storage and mezzanines on the third floor. City Code Definitions Provided below are the City commercial land use definitions and general definitions (Hermosa Beach Municipal Code (HBMC) Section 17.04) which include the following related classifications. "General office" means facilities where, as a primary use, the administrative activities of a business are performed. General office includes but is not limited to: D. Personal improvement services offices,including but not limited to counseling,tutoring and similar services.Excludes gymnasium/health and fitness center, educational institutions, medical office, beauty shops, massage therapy businesses,and similar uses. "Medical or dental clinic" means a place that provides patient care services on an outpatient basis. The City has been able to approve various business licenses for counselors and psychologists offices at 2200 PCH without requiring additional parking. This is because the use is classified as general office (and uses the parking standard for general office, not medical clinic). The City interprets Psychologists as general office because Psychologists focus extensively on psychotherapy and treating emotional and mental suffering in patients with counseling and behavioral intervention. Based on the code definition, the distinction is that “counseling” does not involve medical treatment, medical devices, medical testing, presence of nurses, and other aspects of a medical office. As articulated in the code, psychologists providing counseling services is a general office use. City of Hermosa Beach Printed on 12/1/2020Page 3 of 9 powered by Legistar™38 File #:REPORT 20-0734,Version:1 A Psychiatrists office, on the other hand, is a medical clinic since psychiatrists are trained medical doctors, they can prescribe medications, and they spend much of their time with patients on medication management as a course of treatment (which also may include scales, blood pressure and other medical tests to properly prescribe medication). Therefore, the city interprets Psychiatrists office as a medical clinic and not a general office. The city has also been able to approve various psychiatrists at 2200 PCH if the prior tenant space was occupied by a previously City approved medical clinic. However, when a space is converted from office or retail to medical clinic, that change requires additional parking as set out in HBMC 7.52.035(E). Non-Conforming Sites- Changes to a More Intense Use with a Higher Parking Requirement The following limitations apply to buildings in commercial zones nonconforming as to parking. HBMC Section 17.52.035(E) states, “When the use of an existing commercial, manufacturing or other non- residential building or structure is changed to a more intense use with a higher parking requirement the requirement for additional parking shall be calculated as the difference between the required parking as stated in Section 17.44.030 for that particular use as compared to the requirement for the existing or previous use, which shall be met prior to occupying the building unless otherwise specified in Chapter. In order for uses with higher parking requirements to operate on site, the building would need to provide additional parking spaces for the net increase in required parking. This is important for two reasons. First, if a tenant space was occupied by a prior medical clinic, which was issued a valid business license from the City, then a new medical clinic business could be approved for that same tenant space without providing the additional parking spaces. This is because the change in tenant is not an intensification for that space. However, due to the deficient code required parking at 2200 PCH, if the tenant space were previously occupied by a non-medical general commercial use (such as general office or retail) then a business license for a new medical clinic business could not be approved until additional parking could be provided for the higher parking intensive use (or through approval of a Parking Plan), which is the mechanism needed to authorize less than required parking such as through use of common/shared parking facilities. For these reasons, the current use mixture which includes various medical clinics must be properly permitted through 1) approval of a Parking Plan and then 2) approval of business license applications. Additionally, the November 2019 letter references a connection between parking at Hope Chapel and parking at 2200 PCH. In recent years, Hope Chapel has come in to the city for various entitlements and changes of use, which change the parking requirement for the site. The Hope Chapel site has received a Parking Plan, which is the mechanism provided in the HBMC for the city to authorize a reduced amount of parking based on the finding that the site is adequately parked. Private Parking Agreement History and City Approved Parking Plan Records In 2010 the property owner of 2200 PCH authorized Hope Chapel (2420 PCH) and the prior youth center (2510 PCH) to use parking at 2200 PCH on limited days and during limited hours. In 2010 the Planning Commission approved the shared parking plan through PC Resolution 10-6. The 2010 parking plan authorized Hope Chapel and the previous youth center (now Lazy Acres grocery store) to use shared parking at 2200 PCH. The approved parking plan did not authorize 2200 PCH to use parking at 2420 PCH, 2510 PCH or 950 Artesia Blvd to meet parking requirements at 2200 PCH. City of Hermosa Beach Printed on 12/1/2020Page 4 of 9 powered by Legistar™39 File #:REPORT 20-0734,Version:1 In 2017 the church owned properties received approval of a shared parking plan where all parking was provided on the church owned properties (2420 PCH, 2510 PCH and 950 Artesia Blvd). As such, the church and grocery store parking at 2200 PCH was no longer necessary, and PC Resolution 10-6 was rescinded and no longer in effect. Therefore, none of the 2200 PCH parking spaces are reserved for use by the neighboring church and grocery store properties. The 40 off-site shared parking spaces at 2420 PCH can be accessed from the sidewalk along PCH (Attachment 2 pgs. 63-64) so that people can move from one shared parking lot to another by foot. The City acknowledged the existence of the private parking agreement (Attachment 2 pgs. 35-44) between 2200 PCH and the Hope Chapel properties within the Parking Plan Resolution (PC Reso 18 -14).The Parking Study was updated accordingly, based on use of up to 40 spaces Monday through Friday from 7am to 6pm at Hope Chapel by the office tenants at 2200 PCH, and the Parking Study concluded that adequate parking will still be provided for the Hope Chapel, Lazy Acres and 950 Artesia Blvd on-site uses. This Parking Plan, however, only regulates the use of the buildings that were part of that application. Essentially the City found that even if tenants from 2200 PCH use up to 40 of the spaces during certain times of the day, the church and grocery store would still be adequately parked. The approved parking plan did not authorize 2200 PCH to use parking at 2420 PCH, 2510 PCH or 950 Artesia Blvd to meet parking requirements at 2200 PCH. Parking Plan HBMC Section 17.44.210 provides that a Parking Plan may be approved by the Planning Commission to allow for a reduction in the number of spaces required. The applicant shall provide the information necessary to show that adequate parking will be provided for customers, clients, visitors and employees. Factors such as the following may be taken into consideration: van pools, bicycle and foot traffic,common parking facilities,varied work shifts, valet parking,unique features of the proposed uses, peak hours of the proposed use as compared with other uses sharing the same parking facilities, and other methods of reducing parking demand. Net Increase Parking Methodology for Existing Non-Conforming Buildings: 29,338 sq. ft. (gross floor area) 2,756 sq. ft. (existing medical) / (1:200 medical ratio) = 14 parking spaces 26,582 sq. ft. (existing non-medical) / (1:250 non-medical ratio) = 106 parking spaces Total non-conforming code required parking = 120 parking spaces Request to convert 26,582 sq. ft. (existing non-medical) to medical (1:200) = 133 parking spaces 133 (required for medical conversion) - 106 (existing non-medical parking credit) = Net increase in 27 parking spaces required. Going from 26,852 sq. ft. of general office uses to 100 percent medical uses would require 27 net additional parking spaces from the 86 parking spaces currently provided on-site at 2200 PCH. Therefore, the net increase in code required parking can be met though use of up to 40 shared spaced at 2420 PCH. Parking Study and Parking Analysis Methodology: City of Hermosa Beach Printed on 12/1/2020Page 5 of 9 powered by Legistar™40 File #:REPORT 20-0734,Version:1 Existing Parking Demands and Surpluses The applicant submitted a Parking Analysis prepared by Linscott Law & Greenspan, dated October 19, 2018 (Attachment 2 pgs. 22-32). Planning Staff reviewed the Parking Analysis and concurs with the conclusion of the Parking Analysis which, taking into account the empirical parking needs for 2200 PCH (based on actual parking counts conducted in July 2018), and a future scenario of 100% medical office use, the conversion to 100 percent medical office use would be adequately served by the 126-space supply for the 2200 PCH Building. . Parking demand surveys were conducted on Wednesday, July 25, 2018, and Saturday, July 27, 2018, to determine the existing parking needs of the existing tenants at the 2200 PCH Building. The Building was at 100% tenancy (i.e., fully occupied) when the parking demand counts were performed. As indicated on Table 2, the weekday peak demand observed for 2200 PCH was 41 spaces (at 3:00 PM). Comparing this 41-space demand against the on-site supply of 85 spaces for 2200 PCH results in an existing, actual/operational surplus of 44 spaces. Based on this, the current parking needs of the 2200 PCH building are fully met by spaces on site, without having to rely on the use of off-site parking spaces (i.e., up to 40 spaces at 2420 PCH). Under weekday conditions presented on Table 2, the total weekday peak demand for 2200 PCH and the Hope Chapel structure is 127 spaces (at 11:00 AM). Comparing against the total supply of 210 spaces, the 127-space peak demand results in a surplus 83 spaces.Table 3 indicates an actual surplus of 182 spaces at the minimum. Future/ Proposed Parking Demand and Surpluses The applicant is interested in implementing development Scenario 2 (100 percent medical). Table 5 indicates that the weekday peak demand under development Scenario 2 would be 86 spaces (at 5:00 PM). Comparing this 86-space demand against the 125-space supply available for use by 2200 PCH yields in a future surplus of 39 spaces. The 39-space surplus under Scenario 2 is a conservative estimate because it was derived from the application of City Code ratios. The actual parking requirements for medical offices have been found to be less than the City Code requirement of 5 spaces per 1,000 SF. This aspect is illustrated by actual parking demand compilations from other sources, and detailed study of the actual parking demands of similar sites.Parking Generation,published by the Institute of Transportation Engineers (ITE)1 as well as articles published in ITE Journal provide additional sources for parking ratio information. In addition, other jurisdictions in Los Angeles County and that are near the City of Hermosa Beach all have code parking ratios for medical office buildings that are less, as follows: ·Redondo Beach (for chiropractic, physical therapy, psychotherapy): 3.33 ·spaces per 1,000 SF ·Rancho Palos Verdes: 4 spaces per 1,000 SF ·Santa Monica: 4 spaces per 1,000 SF ·Hawthorne: 3.33 spaces per 1,000 SF ·Culver City: 2.86 spaces per 1,000 SF City of Hermosa Beach Printed on 12/1/2020Page 6 of 9 powered by Legistar™41 File #:REPORT 20-0734,Version:1 Environmental Determination: Staff finds the project to be categorically exempt from the California Environmental Quality Act defined in CEQA Section 15301 Class 1 Existing Facilities, as the project involves negligible or no expansion of an existing use. The 27,189 square foot lot houses an approximately 29,338 sq. ft.three-story multi-tenant commercial general office building. The applicant requests consideration of a Parking Plan to accommodate existing and future medical clinic uses through utilizing up to 40 shared parking spaces located at 2420 PCH (Hope Chapel) at the southernmost end of the parking lot/structure to accommodate up to 100 percent medical clinic/office uses at 2200 PCH. The building will remain unaltered as part of this request. No additional square footage will be added, the building envelope (height and mass) will not be increased and the building design will remain unchanged. The existing parking space configuration and number of spaces will also remain unchanged. General Plan Consistency: The subject property is located within the Community Commercial General Plan land use area. This land use area should provide for locally-oriented uses including retail stores, restaurants, professional and medical offices, and personal services. This designation provides opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The Community Commercial designation is a major generator of local economic activity with a mix of locally-owned businesses and regional or national retailers present within this designation. This designation is found in many centralized locations throughout the community primarily along the city’s major corridors and in Downtown. Community Commercial land uses primarily serve the local market, though they may also serve the needs of visitors and residents of nearby jurisdictions. This designation provides space for locally oriented commercial uses including retail stores, restaurants, professional and medical offices, and personal services. Uses on the ground floor are reserved for retail, restaurant, and other sales-tax revenue generating uses, while offices and personal service uses are encouraged on upper floors. The subject property is also located within the Pacific Coast Highway Character Area. The PCH 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 retail, office, residential, and auto-oriented uses along the corridor. The future vision for the corridor specifically identifies that consolidated parking facilities are added at key locations along the corridor. A mix of office and commercial uses along the corridor should be organized around key activity nodes, with limited residential uses. Larger scale professional office spaces, hotels and visitor serving uses, and commercial retail space are provided to serve both local residents and the region. The desired form and character for the corridor specifies that parking should be arranged along sides or underneath buildings, with gateway commercial uses providing parking structures. The existing multi-tenant commercial general office building with general office, psychologist, and medical clinic uses are considered appropriate uses within this area, and with use of shared parking, compatibility with adjacent uses, and its location along a transit-supported arterial, the request is consistent with the goals and the following policies of the General Plan: Land Use policies 1.1 (diverse and distributed land use pattern), 1.3 (access to daily activities), 1.4 (diverse commercial areas), 1.5 (balance resident and visitor needs), 1.7 (compatibility of uses), 3.1 (unique districts), 3.4 (emerging employment sectors), 4.3 (diverse range of uses), 13.2 (social and health needs), and 13.4 (private health uses) in addition to Mobility policies 4.1 (shared parking), 4.3 (reduce impacts), City of Hermosa Beach Printed on 12/1/2020Page 7 of 9 powered by Legistar™42 File #:REPORT 20-0734,Version:1 4.8 (ensure commercial parking), 4.11 (consolidated parking facilities). Although Land Use Goal 3.3 speaks to the creation and preservation of diverse retail and office centers through, “providing incentives to transform existing single-use commercial properties that are accessible into retail destinations by adding a diversity of uses,” in 1981 the commercial office building was designed and laid out in a way to facilitate and accommodate office uses. Therefore, introducing retail uses into the existing commercial office building format would not be appropriate. The building has limited street presence required for retail uses and lacks a pedestrian focused frontage. The existing office building separates tenants with access halls and corridors which works well for office uses and their employees and clients but would not lend to a thriving retail center format where a customer needs to be able to move easily from one retailer (side-by-side) to the next. Perfect consistency is not required with all general plan policies. Consistency means that the project does not impede the City’s ability to meet its general plan goals. The project should be generally in line with the City’s long term vision set out in the PLAN and the project should allow the city to meet its goals. Summary In 1981 the City zoning code required retail and office uses to provide one parking space for each 300 square feet of gross floor area and did not distinguish between a higher parking requirement for medical clinics. Since the building was built, the City’s parking standards have changed, rendering the building nonconforming to current parking standards. The proposed Parking Plan (PARK 20-4) to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); as conditioned, is consistent with the zoning code and PLAN Hermosa through: 1) Applying the City’s non-conforming parking methodology which concludes that converting to 100 percent medical uses would require 27 net additional parking spaces which can be met though use of up to 40 shared spaced at 2420 PCH and with 2) Technical evidence provided through the parking analysis/study which concludes that the conversion to 100 percent medical office use would be adequately served by the 125-space supply due to the actual demand being 86-spaces yielding a future surplus of 39 spaces. Staff recommends the Planning Commission adopt the attached resolution approving the Parking Plan; determining that the project is categorically exempt from the California Environmental Quality Act (CEQA). Attachments: 1.Draft Parking Plan Resolution of Approval 2.Applicant Submittal- Request Letter, Plans, Parking Study, Shared Parking Easement, Tenant Roster, & Photos 3.Applicant Supplemental Memo Clarifying Parking Space Adjustments Over Time 4.2200 PCH City Response Letter Re Medical Clinics and Parking 5.Planning Commission Resolution 81-26 (Current CUP) 6.Public Notice Poster Verification City of Hermosa Beach Printed on 12/1/2020Page 8 of 9 powered by Legistar™43 File #:REPORT 20-0734,Version:1 7.Radius Map Respectfully Submitted by: Nicole Ellis, Associate Planner Approved: Ken Robertson, Community Development Director Legal Review: Patrick Donegan, City Attorney City of Hermosa Beach Printed on 12/1/2020Page 9 of 9 powered by Legistar™44 ATTACHMENT 1 45 1 SROUR & ASSOCIATES Real Estate Development Services Group, Inc 2447 Pacific Coast Highway, Suite 200 Hermosa Beach, CA 90254 brandon@esrour.com 310/372-8433 Request for Approval of Parking Plan and Acknowledgement of Four Tandem Parking Spaces at 2200 Pacific Coast Highway Attachments: Universal Planning Application 2200 PCH Office Floor Plans 2200 PCH Parking Floor Plans 2200 PCH Parking Photos 2200 PCH Tenant Roster 2420 PCH Parking Floor Plans 2420 PCH Parking Photos Path of Travel 2200 to 2420 PCH 2200 – 2420 Parking Easement Agreement Parking Study for 2200 PCH PROJECT DESCRIPTION 2200 Associates, LLC (“applicant”) hereby requests that the City of Hermosa Beach Planning Commission (“Planning Commission”) formally approve a Parking Plan for 2200 Pacific Coast Highway (“PCH”) pursuant to City of Hermosa Beach Municipal Code (“HBMC”) section 17.44.210 (“Parking Plan”). The applicant also requests that the approval acknowledge four existing tandem parking spaces at 2200 PCH. By seeking a Parking Plan approval, the applicant seeks formal acknowledgment that the Property complies with City of Hermosa Beach (“City”) parking requirements for 100 percent medical office use based on the existence of 86 on-site parking spaces and 40 off-site parking spaces. 1. Justification for 100 Percent Medical Office Use with Current Available Parking Original City Approval 2200 (PCH) is a commercial building built in 1981, approved for general office use. At that time, the HBMC required three parking spaces per 1,000 s.f.., or 92 parking spaces, for the building. 46 2 Existing Parking Ratios under the HBMC The HBMC bases parking requirements on the proportion of a building’s “gross floor area.” 1 occupied by a particular type of use. Whereas in 1981, the HBMC considered medical office use as a subset of general office use, and therefore subject to the same parking requirement, the code now imposes different parking requirements for general office and medical office uses. General office use now requires four spaces per 1,000 s.f. (or 1:250). Medical office use now requires five spaces per 1,000 s.f. (or 1:200). (See HBMC, § 17.44.030.). The Existing Mix of Uses at 2200 PCH is 9.3% Medical and 90.7% General Office 2200 PCH has a gross floor area of 29,338 s.f., based on a floor plan survey of each office prepared by Lasertech in July 2017 (Attachment 2 of the application). Per the HBMC, the building’s gross floor area is calculated as the aggregate gross floor area of all offices plus the gross floor area of all restrooms. The City considers an office to be a medical office if it involves the provision of services by a medical doctor. To determine how much of the gross floor area of 2200 PCH currently is occupied by medical offices, versus general office space, we matched up the gross floor area of each office with its tenant and identified whether the tenant’s business involved the provision of services by a medical doctor. Based on such a survey, we determined the medical/general office usage to be as follows: Medical Offices: 1147.8 sq. ft. Wellness Institute of Southern California (Suite 217) 753.9 sq. ft. Kelly Waggoner and Michele Blume (Suite 215) 855.1 sq. ft. Alann Dingle, Jacqueline Mills, and Elizabeth Cowart (Suite 218) 2,756 sq. ft. Building Gross Floor Area: 29,338 s.f. Total Medical Use: 2,756 sq. ft. or 9.3% Medical Office Use Total General Office Use: 26,582 s.f. or 90.7% General Office Use This analysis is based on the current tenant roster set forth below. 1 The term “gross floor area” means “the total area occupied by a building or structure, excepting therefrom only the area of any inner open courts, corridors, open balconies (except when utilized, e.g., restaurant seating or similar usage), and open stairways. Such total area shall be calculated by measuring along the outside dimensions of the exterior surfaces of such building or structure.” HBMC, § 17.44.010. 47 3 No. of Tenant Spaces Unit No. Current Tenant Roster Medical Use (S.F.) Non-Medical Use (S.F.) Floor Plan Page No. 1 101 Easy Reader 662.6 2 2 102 Sepideh Bassi 445.7 2 3 103 Vacant – Previously General Office 629.3 2 Restroom 137 2 4 200 Garee Gasperian 354.2 6 5 201 Cheryl Morrow and Diana Lipson-Burge 902.9 6 6 203 Hirsch Entertainment Group 1183.5 6 7 204 Behrens Racing 252 6 8 205A Christopher O'Hara 316.4 6 9 205B Ann Christensen and Naomi Resnik 257.8 6 10 206 Leah Niehaus 254.7 6 11 207 Bobbie Lesser, Robert Rutman, and Karin Tamura 757.5 6 12 209 Kate Mosier and Jennifer Jordan 621.2 6 13 210 Megan McCormick and Maureen Jennings 1073.9 6 14 212 Mary Klem and Bill Klem 378.5 6 15 214 Tina Hartney, Kamala Horwitz and Carol Kole 764.2 6 16 215 Kelly Waggoner and Michele Blume 753.9 6 17 217 Wellness Institute of Southern California 1147.8 6 18 218 Alann Dingle, Jacqueline Mills, and Elizabeth Cowart 855.1 6 19 219 Christopher Stretch, Danielle Borah and Allen Berger 617.7 6 20 220 Oliver & Oliver Associates 523.3 6 Restroom approx. 250 6 21 301 Vacant – Previously PHR Management 1181.6 9 22 302 Law Offices (Barrington/Poliner, Ronnie) 1646.9 9 23 304 Quartz Events 759.3 9 24 304A/306 Recovery Now/Positive Counseling Center 827.5 9 25 305 CAP Investment Properties 2110.0 9 26 307 Quartz Events 1267.3 9 27 308 Vacant – Previously Kentwood Bancorp. 1253.7 9 28 310 Coldwell Banker 959.9 9 29 312 Dawn Strachan, CEA, CDFA 1289.4 9 30 312A Jon Kramer and Kim Davidson 246.9 9 31 314 Chatten-Brown & Carstens 318.4 9 32 316 Highland Partners 1653.6 9 33 317 Total Success Staffing Services 812.8 9 34 318 Chatten-Brown & Carstens 1303.9 9 35 320 Salomon Forensics 317.8 9 Restroom approx. 250 9 Total = 35 Total S.F. = 29,338 2,756 26,582 113 Parking Spaces are Required for a Change to 100 Percent Office Use The parking requirement for medical office use is greater than that required for general office use. Therefore, a change from 9.3% medical office use to 100% medical office use triggers a change in the required parking. 48 4 Under HBMC 17.52.035(E), when the use of an existing commercial building is changed to a more intense use with a higher parking requirement, the requirement for additional parking is the difference between the currently required parking for that particular use and the existing available parking. In order for uses with higher parking requirements to operate on site, the building would need to provide additional parking spaces for the net increase in required parking. In this case, the gross floor area subject to the change in use is 26,582 sq. ft. of general office space. The current required parking for 26,582 sq. ft. of general office spaces is 106 parking spaces. The required parking for 26,582 sq. ft. of medical office space is 133 parking spaces. The net increase for required parking is 27 parking spaces. Therefore, to support a change in use to 100% medical office space, the required parking is 86 spaces (current) plus 27 spaces (net increase), which equals 113 parking spaces. 2200 PCH has 126 Available Parking Spaces 2200 PCH has 86 on-site parking spaces and access to 40 off-site parking spaces. 2 Four of the on-site spaces are tandem spaces. The site has access to the additional 40 off-site spaces at 2420 PCH by way of an easement agreement (“Parking Easement”) with the property owner, International Church of the Four Square Gospel (Hope Chapel). The City has acknowledged the existence of the Parking Easement. (See, Planning Commission Resolution 18-14, enclosed herewith.) The City noted if 2200 PCH used the 40 spaces subject to the easement, Hope Chapel would still be adequately parked. (Id.) An easement is a property right. (See People v. Kubic (1967) 254 Cal.App.2d 470.) The Parking Easement permits access to the 2420 PCH parking stalls on Mondays through Fridays, from 7:00 am to 6:00 pm. Those times are consistent with the peak hours for uses on the 2200 PCH and the off-peak times for 2420 PCH. The Parking Easement also sets forth maintenance obligations on the 2420 PCH. (See, Parking Easement, at p. 2.) Such obligations ensure that the parking stalls will be maintained in accordance with the intent of HBMC section 17.44.060, governing “common parking facilities.” The Property has enjoyed the right to use the additional parking spaces at 2420 PCH since the early 1980s, either through a parking easement or the original joint ownership of the two parcels. Notably, 2200 Associates granted Hope Chapel a similar easement for the benefit of 2420 PCH to use 40 parking stalls at 2200 PCH from 6:00 PM on Fridays to 12:00 AM on Sundays. The two easements therefore appear to be reciprocal. The 2018 Parking Analysis In 2018, Linscott, Law & Greenspan prepared a parking analysis finding that with the combined 126 on-site and off-site parking spaces, 2200 PCH had a sizable surplus of parking compared to parking demand. We note that the Linscott Analysis had certain assumptions that varied from those in our application. For instance, the Linscott Analysis used a “net building area” of 27,406 sq. ft. and identified only 85 parking spaces on site. As to the number of parking spaces, the Linscott Analysis lists 46 spaces in the gated east subterranean parking garage for tenants. A current survey of that garage shows only 45 spaces, because one of the spaces is 2 The reduction in on-site spaces of 92 in 1981 to 86 at present is the result of re-striping to incorporate ADA spaces and the loss of spaces due to the installation of equipment partially blocking spaces. 49 5 blocked by mechanical equipment. The Linscott Analysis lists only 2 tandem spaces, though both the current parking survey and the original site plans show 4 tandem parking spaces. Furthermore, the Linscott Analysis did not find any existing medical offices on site, but we are not aware of whether Linscott investigated whether any were occupied by medical doctors. Notwithstanding these issues, we believe that the findings of the Linscott Analysis remain applicable to the parking conditions on the site, given the large surplus of available spaces identified by the Analysis. 2. Conclusion The total available parking for 2200 PCH is 126 spaces, exceeding both the 92 spaces required by the 1981 City approval and the 113 spaces required by a change in use under the current code. We request that the Planning Commission formally approve a Parking Plan pursuant to HBMC section 17.44.210, including acknowledgment of four tandem parking spaces, thereby finding sufficient parking for 100 percent medical office use at 2200 PCH. 50 ATTACHMENT 2 51 OFFICE AREA OFF WOM MEN OFFICE OFFICE OFFICE OFFICE OFFICE AREA DN DN DN UP DN UP DN 22'-8"17'-6"9'-10"9'-10" 9'-7"20'-2" 24'-8" 6'-6" 9'-11" 9'-4" 9'-11" 30'-0" 12'-1"13'-5"10'-11" 7'-6" 13'-6" 20'-7" 101 103 102 DN SCALE 0 5 10 15 20 Survey Accuracy: +/-%0.10 PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL:(888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved 21st STBORDEN AVE PACIFIC COAST HIGHWAY FLOOR PLAN (As Measured: June 2017) (Last Updated: July 2017) FIRST FLOOR *Measured Area: 2,782 s.f. Exterior Area: 837 s.f. Parking Area: 20,250 s.f. Note: All dimensions shown are rounded to the nearest inch, for informational purposes only. All measurements are recorded to 1/8" accuracy as documented in the final CAD drawing supplied. *Measured Area represents the footprint of the floor, and is used solely for billing purposes. It is NOT to be used for leasing purposes. PAGE 1 52 OFFICE AREA OFF WOM MEN OFFICE OFFICE OFFICE OFFICE OFFICE AREA DN DN DN UP DN UP DN 101 103 102 DN SCALE 0 5 10 15 20 Survey Accuracy: +/-%0.10 PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved 21st STBORDEN AVE PACIFIC COAST HIGHWAY (As Measured: June 2017) (Last Updated: November 2017) FIRST FLOOR Exterior Walkway: 646 s.f. Stairs: 191 s.f. LEASE PLAN PAGE 2 53 DN DN DN UP DN UP Parking Exterior Parking Area DN 22'-8"17'-6"9'-10"9'-10" 9'-7"20'-2" 24'-8" 6'-6" 9'-11" 9'-4" 9'-11" 30'-0" 12'-1"13'-5"10'-11" 7'-6" 13'-6" 20'-7" Exterior Walkway Building Storage 27'-0"26'-1"27'-0"27'-0"27'-0"27'-1"27'-1"26'-10" 53'-4" 17'-4" 27'-0" 17'-6" 63'-6" 79'-8"73'-1" 80'-0"21st STPACIFIC COAST HIGHWAY 57'-8" 98'-5" 79'-5" DN 61'-11" 17'-11" 8'-3" 8'-6" 20'-0" SCALE 0 5 10 15 20 Note: All dimensions shown are rounded to the nearest inch, for informational purposes only. All measurements are recorded to 1/8" accuracy as documented in the final CAD drawing supplied. PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved BORDEN AVE (As Measured: June 2017) (Last Updated: July 2017) FIRST FLOOR PARKING PLAN Survey Accuracy: +/-%0.10 PAGE 3 54 DN DN DN UP DN UP DN DN 5 98 25 24 23 22 21 20 19 18 17 16 15 28 27 26 17 PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved BORDEN AVE PHOTO KEYMAP (As Measured: June 2017) FIRST FLOOR 21st STPACIFIC COAST HIGHWAY PAGE 4 55 14'-2" OFFICE OFFICE OFFICE MEN DN OFFICE OFF OFFICE OFFICE KIT OFFICE WAITING RM WAITING RM MASSAGE OFFICE OFFICE OFFICE OFFICE WAITING OFFICE N/A OFFICE OFFICE OFFICEOFFICE AREAWAITING OFFICE OFFICE OFFICE WAITING KIT OFFICE OFFICE AREA FAX/COPY AREA WAITING KITCHEN STORAGE Tel/ Comm MASSAGE Meters WAITING MASSAGE EXAM STRG OFFICE EXAM OFFICE OFFICEOFFICE KITCHEN WOMEN OFFICE OFFICE EXAM KIT OFF KITCHEN KITCHEN OFFICE OFFICE OFFICE OFF OFFICE AREA RECEP Waiting Rm Balcony Courtyard Balcony Trash Strg DECK Meters Patio Planter Planter (Open To Above) 207 205A 205B 209 200 204212 206 210 203 214 217 218 219 215 220 DN UP DN UP DN DN DN UPDNUP UP UP 16'-9" 9'-8" 12'-0" 14'-5" 6'-3"13'-8"12'-1"11'-5"11'-9"17'-6"11'-8" 10'-3" 10'-4" 11'-4" 12'-3" 7'-0" 10'-6" 19'-4" 11'-4" 11'-7" 12'-0" 11'-10"12'-2"11'-6"11'-4"11'-7"14'-2" 11'-8" 8'-5" 25'-0" 10'-7" 15'-9" 9'-4" 17'-1" 20'-9" 12'-2" 8'-1"11'-9" 11'-1" 6'-8" 12'-3" 18'-0" 12'-5" 11'-7"11'-7"17'-9" 13'-3" 10'-2" 10'-7" 8'-0" 12'-8" 16'-10"12'-0" 13'-2" 15'-8" 12'-9" 9'-6"28'-6" 10'-5" 11'-6" 14'-2"15'-0" 15'-1" 9'-11" 15'-2" WAITING 17'-3" 19'-6" OFFICE 9'-2" 9'-3" 11'-10"14'-5" 10'-1" 10'-1" 11'-1" 15'-1" 11'-4" 11'-6"11'-6"17'-7" 13'-0"11'-7"10'-0" 10'-5" 10'-2" 10'-2" 11'-4" 20'-9" 10'-2" 10'-2" 11'-9" 14'-1"11'-9"7'-7" 12'-1" 16'-3" 8'-8" 26'-7" 13'-8" 10'-0" 8'-7" 14'-11" 12'-5" 12'-1"14'-0" 13'-10" 8'-0" 8'-9" 17'-10" 11'-0" 9'-7" 15'-1" 26'-2" 49'-10" 5'-5" 5'-2" 8'-3" 5'-5" 202 Balcony (Open To Above)Balcony OFFICE AREA 210-BALCONY 210-BALCONY 207-BALCONY 203-BALCONY 218-BALCONY 219-BALCONY Balcony 25'-6" 4'-5" 18'-8" 4'-1" 5'-6" 19'-1" 5'-7" 32'-2" Balcony 5'-8" 5'-9" CTYD-2 CTYD-1 Courtyard Courtyard (Open To Above) 20 SCALE 150 5 10 353025 40 FLOOR PLAN Survey Accuracy: +/-%0.09 Note: All dimensions shown are rounded to the nearest inch, for informational purposes only. All measurements are recorded to 1/8" accuracy as documented in the final CAD drawing supplied. PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved *Measured Area represents the footprint of the floor, and is used solely for billing purposes. It is NOT to be used for leasing purposes. (As Measured: June 2017) SECOND FLOOR *Measured Area: 18,068 s.f. Exterior Area: 622 s.f. PAGE 5 56 OFFICE OFFICE OFFICE MEN DN OFFICE OFF OFFICE OFFICE KIT OFFICE WAITING RM WAITING RM MASSAGE OFFICE OFFICE OFFICE OFFICE WAITING OFFICE N/A OFFICE OFFICE OFFICEOFFICE AREAWAITING OFFICE OFFICE OFFICE WAITING KIT OFFICE OFFICE AREA FAX/COPY AREA WAITING KITCHEN STORAGE Tel/ Comm MASSAGE Meters WAITING MASSAGE EXAM STRG OFFICE EXAM OFFICE OFFICEOFFICE KITCHEN WOMEN OFFICE OFFICE EXAM KIT OFF KITCHEN KITCHEN OFFICE OFFICE OFFICE OFF OFFICE AREA RECEP Waiting Rm Balcony Courtyard Balcony Trash Strg DECK Meters Patio Planter Planter (Open To Above) 207 205A 205B 209 200 204212 206 210 203 214 217 218 219 215 220 DN UP DN UP DN DN DN UPDNUP UP UP WAITING OFFICE 202 Balcony (Open To Above)Balcony OFFICE AREA 210-BALCONY 210-BALCONY 207-BALCONY 203-BALCONY 218-BALCONY 219-BALCONY Balcony Balcony CTYD-2 CTYD-1 Courtyard Courtyard (Open To Above) 20 SCALE 150 5 10 353025 40 LEASE PLAN PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved Survey Accuracy: +/-%0.09 (As Measured: June 2017) (Last Updated: November 2017) SECOND FLOOR Stairs: 187 s.f.Stairs: 98 s.f.Planter: 144 s.f. Planter: 125 s.f.Balcony: 23 s.f. Balcony: 35 s.f. Balcony: 11 s.f. AREAS COMPUTED IN ACCORDANCE WITH ANSI/BOMA (Z65.1) 2017 OFFICE STANDARD, METHOD A (Multiple Load Factors Method). PAGE 6 57 DN DN UP DN UP DN DN DN UPDNUP UP UP PHOTO KEYMAP PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved 37 38 3536 34 99 33 31 32 0 40 39 41 30 1 29 2 (As Measured: June 2017) SECOND FLOOR PAGE 7 58 OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICEOFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFF OFFICE OFFICEOFFICE OFFICE OFFICE OFFICE OFFICE Open To Below Open To Below Open To Below Open To Below Void Open To Below Open To Below Open To Below Open To Below Open To Below O To B Void Open To Below Void Open To Below Open To Below Open To BelowOpen To BelowOpen To Below 305-MEZZ 316-MEZZ Strg TEL/COMM STRG OFF AREA Strg 301-MEZZ OFF AREA OFF AREA WAITING RM OFFICE AREA OFF AREA OFFICE AREAKIT OFF AREA OFFICE AREA WAITING RM KIT OFF AREA WOMEN MEN WAITING RM WAITING RM OFFICE AREA BREAK RM KIT KIT OFF AREA Balcony OFFICE STORAGE Balcony CONF RM TEL/COMM/HVAC/STRGTEL/COMM 307-MEZZ 302-MEZZ 318-MEZZ 321-MEZZ 310-MEZZ 312-MEZZ304-MEZZ CONF RM CONF RM TEL/COMM BREAK RM TEL/COMM 304A/306 304 305 307 302 316 310 314 318 312 312A 320 321 1'-7"8'-7" 4'-0" DN DN DN DN UP UP UP To Mezz UP UP DN DN DN DNDN UP UP UP DN DN UP UP DN DN DN UP UP DN DN DNDNDNDN DN UP To Mezz SL SL UP SL DN SL DN SL DN SL DN SL DN SL DN SL DN SL DN SL DN SL DN 11'-4" 12'-0" 12'-6" 11'-1" 7'-11" 8'-1" 8'-0" 11'-1" 13'-5" 20'-9" 9'-1" 20'-9" 9'-9" 13'-3" 10'-5" 9'-9" 19'-6" 9'-5" 14'-2"12'-0" 13'-0" 6'-3" 6'-0" 14'-6"9'-11" 13'-3" 10'-0" 10'-8" 9'-6" 11'-9"11'-6" 10'-2" 10'-2" 5'-6" 30'-0" 13'-5" 13'-5" 11'-7" 9'-5" 10'-8" 30'-3" 11'-6"17'-7" 11'-10" 20'-0"30'-3" 11'-6"11'-10" 14'-5" 11'-8" 11'-8" 14'-5" 10'-8" 6'-1" SL DN 14'-9" 14'-10" 11'-7" 9'-4"11'-7" 7'-10" 27'-6" 12'-1" 5'-5" 5'-7" 32'-2" 20'-2" 8'-7" 13'-5" 12'-10" 13'-0" 13'-3" 14'-2"11'-10"11'-5"14'-9" 11'-9"14'-3" 30'-9" 8'-10" 15'-1" 11'-9" 17'-3" 11'-9"18'-4"17'-2"14'-3" 13'-9"11'-4"23'-9" 11'-5" 8'-3" 8'-1" 9'-6" 18'-1" 5'-5" 10'-8" 9'-7" 20'-7" 5'-6" 9'-4"16'-10" 20'-8" 11'-5" 20'-9" 6'-4" 30'-3" 11'-7"14'-5" 20'-7" 17'-6" 8'-5" 14'-7" 7'-9" 11'-5" 8'-6"11'-1" 11'-7" 20'-7" 17'-6"23'-7"11'-5" 5'-5" 9'-3" 9'-0" 11'-7" 9'-5" 10'-11" 14'-3" 11'-7"11'-5"8'-7" 17'-6" 13'-7" 12'-11" 11'-6"5'-4"11'-0"15'-1" 9'-5" 18'-11" 17'-4"11'-8" 5'-3" 7'-1"5'-5" 19'-1" 20'-11" 26'-8" 5'-5" 14'-11" 19'-3" 13'-0" 11'-7" 16'-2" Balcony To Mezz UP To Mezz To Mezz UP To Mezz To Mezz UP To Mezz UP To Mezz To Mezz To Mezz Balcony Balcony Attic Attic Attic OFF AREA OFFICE O To B Void 301-BALCONY 302-BALCONY 318-BALCONY 321-BALCONY 4'-0" 18'-7" 5'-8" 5'-9"5'-6" 11'-7" 5'-8" 11'-9"5'-10" 308-MEZZ 301 308 308-BALCONY Balcony Balcony BALC-1 BALC-2 BALC-3 20 SCALE 150 5 10 353025 40 FLOOR PLAN Survey Accuracy: +/-%0.09 Note: All dimensions shown are rounded to the nearest inch, for informational purposes only. All measurements are recorded to 1/8" accuracy as documented in the final CAD drawing supplied. PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved *Measured Area represents the footprint of the floor, and is used solely for billing purposes. It is NOT to be used for leasing purposes. (As Measured: June 2017) THIRD FLOOR *Measured Area: 20,945 s.f. Exterior Area: 627 s.f. 8'-9"Spot Height AFF: ELEVATION LEGEND PAGE 8 59 OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICEOFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFF OFFICE OFFICEOFFICE OFFICE OFFICE OFFICE OFFICE Open To Below Open To Below Open To Below Open To Below Void Open To Below Open To Below Open To Below Open To Below Open To Below O To B Void Open To Below Void Open To Below Open To Below Open To BelowOpen To BelowOpen To Below 305-MEZZ 316-MEZZ Strg TEL/COMM STRG OFF AREA Strg 301-MEZZ OFF AREA OFF AREA WAITING RM OFFICE AREA OFF AREA OFFICE AREAKIT OFF AREA OFFICE AREA WAITING RM KIT OFF AREA WOMEN MEN WAITING RM WAITING RM OFFICE AREA BREAK RM KIT KIT OFF AREA Balcony OFFICE STORAGE Balcony CONF RM TEL/COMM/HVAC/STRGTEL/COMM 307-MEZZ 302-MEZZ 318-MEZZ 321-MEZZ 310-MEZZ 312-MEZZ304-MEZZ CONF RM CONF RM TEL/COMM BREAK RM TEL/COMM 304A/306 304 305 307 302 316 310 314 318 312 312A 320 321 DN DN DN DN UP UP UP To Mezz UP UP DN DN DN DNDN UP UP UP DN DN UP UP DN DN DN UP UP DN DN DNDNDNDN DN UP To Mezz Balcony To Mezz UP To Mezz To Mezz UPTo Mezz To Mezz UP To Mezz UP To Mezz To Mezz To Mezz Balcony Balcony Attic Attic Attic OFF AREA OFFICE O To B Void 301-BALCONY 302-BALCONY 318-BALCONY 321-BALCONY308-MEZZ 301 308 308-BALCONY Balcony Balcony BALC-1 BALC-2 BALC-3 20 SCALE 150 5 10 353025 40 PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved Survey Accuracy: +/-%0.09 (As Measured: June 2017) (Last Updated: November 2017) THIRD FLOOR Attic:54 s.f. Exterior Area: 11 s.f. Exterior Area: 22 s.f. Attic:49 s.f. Stair:118 s.f.Stair:115 s.f. Balcony: 35 s.f. Balcony: 11 s.f. Balcony: 23 s.f.Balcony: 22 s.f.Exterior Area: 10 s.f. Exterior Area: 42 s.f. LEASE PLAN Attic:79 s.f. Balcony: 35 s.f. AREAS COMPUTED IN ACCORDANCE WITH ANSI/BOMA (Z65.1) 2017 OFFICE STANDARD, METHOD A (Multiple Load Factors Method). PAGE 9 60 DN DN DN DN UP UP UP To Mezz UP UP DN DN DN DNDN UP UP UP DN DN UP UP DN DN DN UP UP DN DN DNDNDNDN DN UP To Mezz To Mezz UP To Mezz To Mezz UPTo Mezz To Mezz UP To Mezz UPTo Mezz To Mezz To Mezz 50 51 52 53 5455 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 05 6 8 9 10 11 12 13 14 7 42 43 4446 45 47 PHOTO KEYMAP PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved (As Measured: June 2017) THIRD FLOOR PAGE 10 61 ELEV RM JAN RM Elec Rm Bldg Strg Parking Garage 13'-2" 7'-9" UP SCALE 0 5 10 15 20 FLOOR PLAN Survey Accuracy: +/-%0.09 Note: All dimensions shown are rounded to the nearest inch, for informational purposes only. All measurements are recorded to 1/8" accuracy as documented in the final CAD drawing supplied. PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA (As Measured: June 2017) LOWER LEVEL TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved *Measured Area: 676 s.f. Parking Area: 6,161s.f. *Measured Area represents the footprint of the floor, and is used solely for billing purposes. It is NOT to be used for leasing purposes. PAGE 11 62 ELEV RM JAN RM Elec Rm Bldg Strg Parking Garage UP SCALE 0 5 10 15 20 LEASE PLAN Survey Accuracy: +/-%0.09 PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved (As Measured: June 2017) (Last Updated: November 2017) LOWER LEVEL AREAS COMPUTED IN ACCORDANCE WITH ANSI/BOMA (Z65.1) 2017 OFFICE STANDARD, METHOD A (Multiple Load Factors Method). FLOOR SUMMARY SQ.FT. Total Rentable 0 Total Occupant Storage 0 Total Usable 0 Total Tenant 0 Total Ancillary 0 Total Occupant 0 Load Factor 0.0000 Capped Load Factor 0.0000 Floor Service 0 Building Service 605 Inter-Building Service 0 Building Amenity 0 Inter-Building Amenity 0 Total Vertical Penetration 0 Total Unenclosed Covered Gallery 0 Total Parking 0 PAGE 12 63 ELEV RM JAN RM Elec Rm Bldg Strg Parking Garage 13'-2" 7'-9" UP UP PARKING 17'-10"27'-0"27'-0"26'-9" 17'-11" 27'-0" 18'-0" 98'-7" 62'-11" SCALE 0 5 10 15 20 PARKING PLAN Survey Accuracy: +/-%0.09 Note: All dimensions shown are rounded to the nearest inch, for informational purposes only. All measurements are recorded to 1/8" accuracy as documented in the final CAD drawing supplied. PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA (As Measured: June 2017) (Last Updated: July 2017) LOWER LEVEL TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved PAGE 13 64 UP UP PHOTO KEYMAP PREPARED FOR: 2200 Associates, LLC 2200 Pacific Coast Hwy Hermosa Beach, CA Tel (310) 781-8264 2200 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA (As Measured: June 2017) (Last Updated: July 2017) LOWER LEVEL TEL: (888) 393-6655 FILE: 17-280 LASERTECH® is a registered US trademark of Lasertech® Floorplans Ltd. Copyright 1998 Lasertech® Floorplans Ltd., All Rights Reserved 50 48 49 PAGE 14 65 ATTACHMENT 3 66 N:\4000\2184010 - 2200 PCH, Hermosa Beach\4010-ltr 10-19-18.docx October 19, 2018 Ms. Sarah Chionis Mar Ventures, Inc. 721 N. Douglas Street El Segundo, CA 90245 LLG Reference: 2.18.4010.1 Subject: Parking Study for 2200 Pacific Coast Highway Hermosa Beach, California Dear Ms. Chionis: As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this parking study for the 2200 Pacific Coast Highway (PCH) building located in the City of Hermosa Beach. The existing building is 27,406 square feet (SF) in size, consisting of 18,217 SF of general office, 1,007 SF of massage therapist/acupuncture uses, a 1,135-SF wellness center, and 7,047 SF of therapist offices. This study was conducted to assess the feasibility of increasing medical office uses within the 2200 PCH Building by converting from existing general office space. In addition to the existing land use mix, two future development scenarios were evaluated, with each tabulation incrementally adding more medical office uses by reducing general office uses in the 2200 PCH Building. The existing on-site supply for 2200 PCH totals 85 spaces, consisting of 46 spaces in a gated parking garage for tenants, 19 spaces on a visitor parking lot, 18 spaces on a subterranean level below the visitor parking lot, and 2 spaces in tandem on one of the project driveways. In addition, this study accounts for up to 40 spaces in the adjoining Hope Chapel parking structure that the 2200 PCH Building may use from 7:00 AM until 6:00 PM on Monday through Friday (not on Saturday or Sunday). The total existing parking supply for 2200 PCH is therefore 125 spaces (85 on site, plus 40 off site/at Hope Chapel). Briefly, our findings indicate that the City Code-based parking requirements for the existing land use mix, and development Scenario 1, would be adequately served by 2200 PCH’s current supply of 125 spaces. The City Code-based requirements under development Scenario 2 would exceed the 125-space supply by 12 spaces. Taking into account the empirical parking needs for 2200 PCH (based on actual parking counts conducted in July 2018), the existing land use mix, and each of the two future Scenarios 1 and 2 would be adequately served by the 125-space supply for the 2200 PCH Building. 67 Ms. Sarah Chionis October 19, 2018 Page 2 N:\4000\2184010 - 2200 PCH, Hermosa Beach\4010-ltr 10-19-18.docx PROJECT DESCRIPTION Table 1 presents the existing development summary, as well as two future scenarios for the 2200 PCH Building, with each tabulation incrementally adding more medical office by reducing general office uses in the 2200 PCH Building. The following presents a land use breakdown for the existing and future scenarios: Land Use Existing Scenario 1 Scenario 2 General Office 66% 36% 0% Massage Therapist & Acupuncture 4% 4% 0% Wellness Center 4% 4% 0% Therapist Office 26% 26% 26% Medical Office 0% 30% 74% PROJECT CITY CODE PARKING REQUIREMENTS The lower portion of Table 1 presents the City Code parking calculations for the existing and future scenarios for the 2200 PCH Building, based on the application of City of Hermosa Beach Municipal Code requirements outlined in Chapter 17.44 – Off Street Parking. Under the existing land use mix, the City Code requirement totals 117 spaces, which corresponds to a Code-based surplus of 8 spaces when compared against the total supply of 125 spaces for the 2200 PCH Building. The City Code requirement for Scenario 1 totals 125 spaces, which would exactly match the 125-space total supply. The City Code requirement for Scenario 2 totals 137 spaces. Compared against the 125-space supply, the 137-space Code requirement would result in a Code-based deficiency of 12 spaces. EXISTING PARKING CONDITIONS Parking demand surveys were conducted on Wednesday, July 25, 2018, and Saturday, July 27, 2018, to determine the existing parking needs of the existing tenants at 2200 PCH Building. It should be noted that the Building was at 100% tenancy (i.e., fully occupied) when the parking demand counts were performed. The parking utilization survey results for weekday and Saturday conditions are summarized in Tables 2 and 3, respectively. 68 Ms. Sarah Chionis October 19, 2018 Page 3 N:\4000\2184010 - 2200 PCH, Hermosa Beach\4010-ltr 10-19-18.docx The left-hand portion (in yellow) of Tables 2 and 3 present a comparison of observed demand against supply focused to the 85 on-site spaces in Zones 1 through 4 at 2200 PCH. The right-hand portion (in green) of Tables 2 and 3 then adds the demand observed in the adjoining 125-space parking structure owned by Hope Chapel (categorized by the 24 spaces located closest to 2200 PCH, and the remainder of 101 spaces). The right-hand columns (in blue) of Tables 2 and 3 report the totals for 2200 PCH and Hope Chapel’s parking structure. As indicated on Table 2, the weekday peak demand observed for 2200 PCH was 41 spaces (at 3:00 PM). Comparing this 41-space demand against the on-site supply of 85 spaces for 2200 PCH results in an existing, actual/operational surplus of 44 spaces. Surpluses are greater during all other hours of the weekday. Based on this, the current parking needs of the 2200 PCH Building are fully met by spaces on site, without having to rely on the use of off-site parking spaces (i.e., 40 spaces in the adjoining Hope Chapel parking structure). Under weekday conditions presented on Table 2, the Hope Chapel parking structure has an existing peak demand of 95 spaces (at 11:00 AM), which corresponds to a surplus of 30 spaces compared to Hope Chapel’s 125-space supply in the structure. The total weekday peak demand for 2200 PCH and the Hope Chapel structure is 127 spaces (at 11:00 AM). Comparing against the total supply of 210 spaces, the 127- space peak demand results in a surplus 83 spaces. Table 3 indicates that parking demand on a Saturday are significantly less than weekday conditions for both the 2200 PCH Building and the Hope Chapel parking structure, resulting in an actual surplus of 182 spaces at the minimum. FUTURE PARKING DEMAND Starting with the observed demand in the 85-space on-site supply for 2200 PCH (based on the July 25, 2018 parking demand counts), then accounting for the future conversion from existing general office to future medical office, Tables 4 and 5 were developed to identify future surplus or deficiency. The middle portion of each table reports parking needs for specific suites in the 2200 PCH Building, as its current use as general office, then as future medical office. The demand values reported under these column headings were estimated based upon the application of City Code parking ratios for general office (4 spaces per 1,000 SF) and medical office (5 spaces per 1,000 SF), and the hourly demand profiles from the Urban Land Institute’s (ULI’s) Shared Parking (Second Edition) publication. The hourly demand values for the general office to be replaced are subtractive, and those in the future medical office category are additive. 69 Ms. Sarah Chionis October 19, 2018 Page 4 N:\4000\2184010 - 2200 PCH, Hermosa Beach\4010-ltr 10-19-18.docx Table 4 indicates that the weekday peak demand under development Scenario 1 would be 61 spaces (at 11:00 AM). Comparing this 61-space demand against the 125-space supply available for use by 2200 PCH results in a future surplus of 64 spaces. Table 5 indicates that the weekday peak demand under development Scenario 2 would be 86 spaces (at 5:00 PM). Comparing this 86-space demand against the 125-space supply available for use by 2200 PCH yields in a future surplus of 39 spaces. The 39-space surplus under Scenario 2 is a conservative estimate because it was derived from the application of City Code ratios. The actual parking requirements for medical offices have been found to be less than the City Code requirement of 5 spaces per 1,000 SF. This aspect is illustrated by actual parking demand compilations from other sources, and detailed study of the actual parking demands of similar sites. Parking Generation, published by the Institute of Transportation Engineers (ITE)1 as well as articles published in ITE Journal provide additional sources for parking ratio information. “Land Use 720: Medical-Dental Office Building” of Parking Generation covered 18 sites that resulted in an average parking demand ratio of 3.53 spaces/1,000 SF, with an 85th percentile value of 4.30 spaces/1,000 SF. Further, an ITE Journal article on medical office buildings2 concluded that 4.5 parking spaces/1,000 SF should be provided for medical office buildings. Other sources for medical office parking ratios come from actual experience at equivalent sites, or in the case of medical office uses, overall medical center sites where the medical office parking needs were isolated from the total medical center parking demand by detailed field study and analysis. One such study was that for the Henry Mayo Newhall Memorial Medical Center in Santa Clarita. A 2007 study by LLG (with final report dated May 19, 2008) isolated the parking needs for approximately 95,000 SF of existing medical office space at 4.64 spaces/1,000 SF. In addition, other jurisdictions in Los Angeles County and that are near the City of Hermosa Beach all have code parking ratios for medical office buildings that are less, as follows:  Redondo Beach (for chiropractic, physical therapy, psychotherapy): 3.33 spaces per 1,000 SF  Rancho Palos Verdes: 4 spaces per 1,000 SF  Santa Monica: 4 spaces per 1,000 SF  Hawthorne: 3.33 spaces per 1,000 SF  Culver City: 2.86 spaces per 1,000 SF 1 4th Edition, Washington, DC, 2010. 2 “Parking Requirements for Medical Office Buildings”, John W. Dorsett and Mark J. Lukasik, ITE Journal, August 2007 70 Ms. Sarah Chionis October 19, 2018 Page 5 N:\4000\2184010 - 2200 PCH, Hermosa Beach\4010-ltr 10-19-18.docx Based on the above, we conclude that taking into account the empirical parking needs for 2200 PCH (based on actual parking counts conducted in July 2018), the existing land use mix, and each of the two future Scenarios 1 and 2 would be adequately served by the 125-space supply for the 2200 PCH Building. We appreciate the opportunity to provide this analysis. If you have any questions regarding this letter, please do not hesitate to call me at (949) 825-6175. Sincerely, Linscott, Law & Greenspan, Engineers Trissa (de Jesus) Allen, P.E. Senior Transportation Engineer 71 Suite Tenant101 Administrative Office Newspaper 683683683683 683 683102 Administrative Office for Tutoring 428428428428 428 428103 Insurance 590590590590 590 590200 Attorney 337337337337 337 337201 Therapist 849849849849849849203 Administrative Office for Entertainment 1,2601,2601,2601,260 1,260 1,260204 Therapist 225225225225225225205 Massage Therapist 288288288288 288 288206 Social Worker 257257257257257257207 Therapist 751751751751751751209 Therapist 549549549549549549210 Therapist 1,1301,1301,1301,1301,1301,130212 Therapist 342342342342342342214 Acupuncturist 719719719719 719 719215 Therapist 695695695695695695217 Wellness Center 1,1351,1351,1351,135 1,135 1,135218 Therapist 862862862862862862219 Therapist 643643643643643643220 Accountant 499499499499 499 499301 Administrative Office for Event Planning 1,1391,1391,1391,139 1,139 1,139302 Attorney 1,7431,743 1,743 1,743 1,743 1,743304 Administrative Office for Event Planning 662662662662 662 662305 Real Estate Investment 1,8701,870 1,870 1,870 1,870 1,870307 Administrative Office for Event Planning 1,2431,2431,2431,243 1,243 1,243308 Vacant (presumed general office) 1,1401,1401,1401,140 1,140 1,140310 Real Estate 718718718718 718 718312 Social Worker/Attorney 1,4941,494 1,494 1,494 1,494 1,494316 Commercial Broker 1,5271,527 1,527 1,527 1,527 1,527317 Administrative Office for Event Planning 830830830830 830 830314/318 Attorney 1,5181,518 1,518 1,518 1,518 1,518320 Forensic Accountant 279279279279 279 279205B Therapist 256256256256256256304A Therapist 745745745745745745PROJECT TOTAL 18,217 1,007 1,135 7,047 0 27,406 10,065 1,007 1,135 7,047 8,152 27,406 0 0 0 7,047 20,359 27,406Land Use % Breakdown 66% 4% 4% 26% 0% - 36% 4% 4% 26% 30% - 0% 0% 0% 26% 74% - CITY CODE PARKING RATIOS [a]1 space 1 space 1 space 1 space 1 space - 1 space 1 space 1 space 1 space 1 space - 1 space 1 space 1 space 1 space 1 space -per per per per per per per per per per per per per per per250 SF 250 SF 250 SF 200 SF 200 SF 250 SF 250 SF 250 SF 200 SF 200 SF 250 SF 250 SF 250 SF 200 SF 200 SF[b] [c] [d] [b] [c] [d] [b] [c] [d] CITY CODE REQUIREMENTS 73 4 5 35 0 117 40 4 5 35 41 125 0 0 0 35 102 137 EXISTING PARKING SUPPLY (spaces)On-Site (w/out Hope Chapel Spaces) - - - - - 85 - - - - - 85 - - - - - 85On-Site + 40 Hope Chapel Spaces - - - - - 125 - - - - - 125 - - - - - 125 CODE PARKING SURPLUS OR (DEFICIENCY) (Supply minus Code Requirement)On-Site (w/out Hope Chapel Spaces) - - - - -(32)-----(40)-----(52)On-Site + 40 Hope Chapel Spaces - - - - - 8 - - - - - 0 - - - - -(12)Notes:[a] Source: City of Hermosa Beach Municipal Code Chapter 17.44 - Off-Street Parking.[b] City Code does not provide parking ratios for massage therapists and acupuncturists. Based on LLG's prior parking studies for similar facilities, an empirical parking ratio of 1 space per 250 SF was applied.[c] City Code parking ratio for health and fitness centers was applied.[d] Therapist was presumed to provide outpatient care services and able to prescribe medication. City Code parking ratio for medical office was applied.TABLE 1PROJECT DEVELOPMENT TABULATION & CITY CODE REQUIREMENTS2200 PCH, HERMOSA BEACHExisting GFA (SF) Scenario 1: Future GFA (SF) Scenario 2: Future GFA (SF)General OfficeMassage Therapist, AcupunctureWellness Center TherapistMedical Office TOTALGeneral OfficeMassage Therapist, AcupunctureWellness Center TherapistMedical Office TOTAL TherapistMedical Office TOTALGeneral OfficeMassage Therapist, AcupunctureWellness Center72 Time of DayDemand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus7:00 AM 8 38 0 19 0 18 0 2 8 77 2 22 14 87 16 109 24 1868:00 AM 9 37 1 18 2 16 0 2 12 73 2 22 19 82 21 104 33 1779:00 AM 10 36 3 16 7 11 0 2 20 65 3 21 28 73 31 94 51 15910:00 AM 12 34 8 11 11 7 0 2 31 54 14 10 76 25 90 35 121 8911:00 AM13 33 9 10 9 9 1 1 32 5319 5 76 25 95 30 127 8312:00 PM 14 32 11 8 9 9 1 1 35 50 12 12 52 49 64 61 99 1111:00 PM 14 32 13 6 7 11 1 1 35 50 8 16 32 69 40 85 75 1352:00 PM 16 30 12 7 9 9 0 2 37 48 8 16 31 70 39 86 76 1343:00 PM 20 26 10 9 11 7 0 2 41 447 1728733590761344:00 PM 16 30 11 8 9 9 0 2 36 49 6 18 23 78 29 96 65 1455:00 PM 17 29 11 8 7 11 0 2 35 50 2 22 17 84 19 106 54 1566:00 PM 10 36 7 12 4 14 0 2 21 64 2 22 22 79 24 101 45 1657:00 PM 5 41 4 15 0 18 0 2 9 76 1 23 17 84 18 107 27 1838:00 PM 4 42 4 15 0 18 0 2 8 77 0 24 10 91 10 115 18 1929:00 PM 2 44 4 15 0 18 0 2 6 79 0 24 7 94 7 118 13 197OBSERVED PEAK DEMAND (2200 PCH): 41 OBSERVED PEAK DEMAND (Hope Ch.): 95PARKING SUPPLY: 85 PARKING SUPPLY: 125EXISTING SURPLUS OR DEFICIENCY (-):44EXISTING SURPLUS OR DEFICIENCY (-):30Supply = 24 Sp. Supply = 101 Sp. Supply = 125 Sp.TABLE 2EXISTING WEEKDAY PARKING DEMAND(per Wednesday, 7/25/18 survey)2200 PCH, Hermosa BeachHope Chapel Parking StructureSpaces Closest Remaining Spc. Total in Hopeto 2200 PCH in Structure Chapel Str.Gated Tenant Visitor LotSupply = 46 Sp. Supply = 19 Sp.Zone 1Zone 2Zone 3Tenant below Z2Supply = 18 Sp.Zone 4Tandem on DwySupply = 2 Sp.Supply = 210 Sp.TOTAL (2200 PCH + Hope Chapel Structure)2200 PCH On-site ParkingSupply = 85 Sp.Zones 1 thru 4Total73 Time of DayDemand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus Demand Surplus9:00 AM 3 43 1 18 0 18 0 2 4 81 1 23 10 91 11 114 15 19510:00 AM 3 43 7 12 0 18 0 2 10 75 1 23 17 84 18 107 28 18211:00 AM 3 43 7 12 0 18 0 2 10 751 23 13 88 14 111 24 18612:00 PM 3 43 4 15 2 16 0 2 9 76 1 23 3 98 4 121 13 1971:00 PM 3 43 4 15 2 16 0 2 9 76 1 23 2 99 3 122 12 1982:00 PM 3 43 3 16 1 17 0 2 7 78 1 23 2 99 3 122 10 2003:00 PM 3 43 0 19 1 17 0 2 4 81 0 24 4 97 4 121 8 2024:00 PM 3 43 0 19 1 17 0 2 4 81 0 24 4 97 4 121 8 2025:00 PM 3 43 0 19 1 17 0 2 4 81 0 24 6 95 6 119 10 200OBSERVED PEAK DEMAND (2200 PCH): 10 OBSERVED PEAK DEMAND (Hope Ch.): 18PARKING SUPPLY: 85 PARKING SUPPLY: 125EXISTING SURPLUS OR DEFICIENCY (-):75EXISTING SURPLUS OR DEFICIENCY (-):107TABLE 3EXISTING SATURDAY PARKING DEMAND(per Saturday, 7/28/18 survey)2200 PCH, Hermosa Beach2200 PCH On-site Parking Hope Chapel Parking StructureTOTAL (2200 PCH + Hope Chapel Structure)Zone 1 Zone 2 Zone 3 Zone 4 Total Spaces Closest Remaining Spc. Total in HopeGated Tenant Visitor Lot Tenant below Z2 Tandem on Dwy Zones 1 thru 4 to 2200 PCH in StructureSupply = 210 Sp.Chapel Str.Supply = 46 Sp. Supply = 19 Sp. Supply = 18 Sp. Supply = 2 Sp. Supply = 85 Sp. Supply = 24 Sp. Supply = 101 Sp. Supply = 125 Sp. 74 TABLE 4 SCENARIO 1 WEEKDAY SHARED PARKING DEMAND ANALYSIS 2200 PCH, Hermosa Beach Land Use Size (8.152)KSF 8.152 KSF Surplus or Pkg Rate 4.00 /KSF 5.00 /KSF Deficiency Gross (33)Spc. 41 Spc. Total based on Spaces Shared 125-space Number of Number of Parking Total Existing Time of Day Spaces Spaces Demand Supply 6:00 AM -- -- 7:00 AM 1 124 8:00 AM 22 103 9:00 AM 30 95 10:00 AM 53 72 11:00 AM 61 64 12:00 PM 42 83 1:00 PM 53 72 2:00 PM 53 72 3:00 PM 58 67 4:00 PM 53 72 5:00 PM 58 67 6:00 PM 42 83 7:00 PM 19 106 8:00 PM 12 113 9:00 PM 5 120 10:00 PM -- -- 11:00 PM -- -- 12:00 AM -- -- PEAK PARKING DEMAND: 61 PARKING SUPPLY (85 on site + 40 in Hope Chapel Structure): 125 SURPLUS OR (DEFICIENCY):64 Note: [a] Demand for 2200 PCH presumed to include spaces occupied in the Hope Chapel structure that are located closest to the 2200 PCH pedestrian access. --(1)0 Existing Parking Demand (per Wednesday, 7/25/18 survey) [a] Scenario 1: General Office to be removed Scenario 1: Future Medical Office Number of Spaces 10 (9)0 14 (24)32 23 (31)38 45 (33)41 51 (31)41 47 (27)22 43 (28)38 45 (33)41 48 (31)41 42 (27)38 37 (15)36 23 (8)27 10 (3)12 8 (2)6 6 (1)0 -- 0 0 -- 0 0 -- 0 0 75 TABLE 5 SCENARIO 2 WEEKDAY SHARED PARKING DEMAND ANALYSIS 2200 PCH, Hermosa Beach Land Use Size (20.359)KSF 20.359 KSF Surplus or Pkg Rate 4.00 /KSF 5.00 /KSF Deficiency Gross (81)Spc. 102 Spc. Total based on Spaces Shared 125-space Number of Number of Parking Total Existing Time of Day Spaces Spaces Demand Supply 6:00 AM -- -- 7:00 AM (13)138 8:00 AM 38 87 9:00 AM 43 82 10:00 AM 66 59 11:00 AM 75 50 12:00 PM 32 93 1:00 PM 67 58 2:00 PM 66 59 3:00 PM 72 53 4:00 PM 68 57 5:00 PM 86 39 6:00 PM 73 52 7:00 PM 32 93 8:00 PM 18 107 9:00 PM 4 121 10:00 PM -- -- 11:00 PM -- -- 12:00 AM -- -- PEAK PARKING DEMAND: 86 PARKING SUPPLY (85 on site + 40 in Hope Chapel Structure): 125 SURPLUS OR (DEFICIENCY):39 Note: [a] Demand for 2200 PCH presumed to include spaces occupied in the Hope Chapel structure that are located closest to the 2200 PCH pedestrian access. --(2)0 Existing Parking Demand (per Wednesday, 7/25/18 survey) [a] Scenario 2: General Office to be removed Scenario 2: Future Medical Office Number of Spaces 10 (23)0 14 (57)81 23 (75)95 45 (81)102 51 (78)102 47 (69)54 43 (71)95 45 (81)102 48 (78)102 42 (69)95 37 (39)88 23 (19)69 10 (8)30 8 (5)15 6 (2)0 --(1)0 -- 0 0 -- 0 0 76 ATTACHMENT 4 77 From:Brandon Straus To:joey.iside@hopechapel.org Subject:Notice of Application for Parking Plan Approval by the City of Hermosa Beach Date:Wednesday, September 23, 2020 9:37:00 AM Attachments:image001.png Joey Iside Operations Manager Hope Chapel 2420 Pacific Coast Highway Hermosa Beach, CA 90254 Dear Mr. Iside: I represent 2200 Associates, LLC, the owners of 2200 Pacific Coast Highway (PCH), Hermosa Beach, 90254. There is currently in effect a recorded reciprocal parking easement between 2200 PCH and 2420 PCH, which is owned by International Church of the Four Square Gospel (Hope Chapel). The parking easement permits 2200 PCH to use up to 40 parking stalls in the southern half of the parking lot at 2420 PCH on Mondays through Fridays, from 7:00 am to 6:00 pm. The easement permits 2420 PCH to use up to 40 parking stalls at 2200 PCH from 6:00 PM on Fridays to 12:00 AM on Sundays. 2200 Associates, LLC, has applied to the City of Hermosa Beach (City) for approval of a Parking Plan governing the site at 2200 PCH. The application constitutes a request for the City to formally recognize use of the shared parking by 2200 PCH on the lot at 2420 PCH, as set forth in the recorded parking easement. The purpose of this email is to obtain affirmative confirmation that the owner of 2420 PCH is aware of the pending Parking Plan application. Therefore, I would greatly appreciate if you would respond to this message, acknowledging receipt. This will not be the only notice that is provided. Prior to any hearing on the Parking Plan, properties within 500 feet of 2200 PCH will receive notice from the City of the hearing. I look forward to hearing from you. Best Regards, Brandon Straus 2447 Pacific Coast Highway, Suite 200 Hermosa Beach, CA 90254 (310) 372-8433 Email: brandon@esrour.com www.srourandassociates.com 78 ATTACHMENT 5 79 80 81 82 83 84 85 86 87 88 ATTACHMENT 6 89 2200 Pacific Coast Highway Tenant Roster No. of Tenant Spaces Unit No. Current Tenant Roster Medical Use (S.F.) Non-Medical Use (S.F.) Floor Plan Page No. 1 101 Easy Reader 662.6 2 2 102 Sepideh Bassi 445.7 2 3 103 Vacant – Previously General Office 629.3 2 Restroom 137 2 4 200 Garee Gasperian 354.2 6 5 201 Cheryl Morrow and Diana Lipson-Burge 902.9 6 6 203 Hirsch Entertainment Group 1183.5 6 7 204 Behrens Racing 252 6 8 205A Christopher O'Hara 316.4 6 9 205B Ann Christensen and Naomi Resnik 257.8 6 10 206 Leah Niehaus 254.7 6 11 207 Bobbie Lesser, Robert Rutman, and Karin Tamura 757.5 6 12 209 Kate Mosier and Jennifer Jordan 621.2 6 13 210 Megan McCormick and Maureen Jennings 1073.9 6 14 212 Mary Klem and Bill Klem 378.5 6 15 214 Tina Hartney, Kamala Horwitz and Carol Kole 764.2 6 16 215 Kelly Waggoner and Michele Blume 753.9 6 17 217 Wellness Institute of Southern California 1147.8 6 18 218 Alann Dingle, Jacqueline Mills, and Elizabeth Cowart 855.1 6 19 219 Christopher Stretch, Danielle Borah and Allen Berger 617.7 6 20 220 Oliver & Oliver Associates 523.3 6 Restroom approx. 250 6 21 301 Vacant – Previously PHR Management 1181.6 9 22 302 Law Offices (Barrington/Poliner, Ronnie) 1646.9 9 23 304 Quartz Events 759.3 9 24 304A/306 Recovery Now/Positive Counseling Center 827.5 9 25 305 CAP Investment Properties 2110.0 9 26 307 Quartz Events 1267.3 9 27 308 Vacant – Previously Kentwood Bancorp. 1253.7 9 28 310 Coldwell Banker 959.9 9 29 312 Dawn Strachan, CEA, CDFA 1289.4 9 30 312A Jon Kramer and Kim Davidson 246.9 9 31 314 Chatten-Brown & Carstens 318.4 9 32 316 Highland Partners 1653.6 9 33 317 Total Success Staffing Services 812.8 9 34 318 Chatten-Brown & Carstens 1303.9 9 35 320 Salomon Forensics 317.8 9 Restroom approx. 250 9 Total = 36 Total S.F. = 29,338 2,767 26,571 90 ATTACHMENT 7 91 CITY OF HERMOSA BEACH COMMUNITY DEVELOPMENT DEPARTMENT | PLANNING DIVISION 1315 VALLEY DRIVE | HERMOSA BEACH | CA 90254 FOR QUESTIONS PLEASE CONTACT PLANNING@HERMOSABEACH.GOV OR CALL (310) 318-0242 Office Hours: Monday to Thursday, 7:00 a.m. to 6:00 p.m. UNIVERSAL PLANNING APPLICATION The Universal Planning application is intended for all permits issued by the Planning Division. The submittal requirements contained herein are a centralized list of all application components required by the City of Hermosa Beach Planning Division; however, the City may require additional information to be submitted. IMPORTANT NOTICE: COMPLETE AND ACCURATE SUBMITTALS ARE REQUIRED. PRIOR TO ACCEPTING AN APPLICATION FOR REVIEW, YOU MUST MEET WITH A PLANNER AT THE COUNTER TO DETERMINE IF THE APPLICATION IS ACCEPTABLE TO CONDUCT REVIEW. IF THE APPLICATION IS MISSING REQUIRED INFORMATION THEN THE APPLICATION WILL NOT BE ACCEPTED. TO DETERMINE HOURS OF OPERATION OF THE COUNTER, CONTACT THE COMMUNITY DEVELOPMENT DEPARTMENT AT (310) 318-0242, MONDAY – THURSDAY, 7:00 AM – 6:00 PM. Once the application is accepted for review, it will be assigned to a Planner. The Planner will review the application within 30-days of acceptance to determine if the application is complete. During the initial 30-day review period, the Planner may schedule a site inspection, which may include an interior inspection. If the application is incomplete, the Planner will provide you with a list of missing/incomplete information needed to deem the application complete. This packet includes the following: PART I: PLANNING APPLICATION PART II: SUPPLEMENTAL INFORMATION FORM PART III: PLANNING FEE SCHEDULE PART IV: SUBMITTAL REQUIREMENTS PART V: REQUIRED NUMBER OF SUBMITTAL ITEMS PART VI: SAMPLE PLANS NON-STANDARD APPLICATIONS The following applications have their own submittal requirements. Please click on the links below or visit https://www.hermosabeach.gov/our-government/community-development/applications-forms- handouts for the submittal requirements for the following application types: •Preliminary Housing Project (SB 330) •Sign Permit (Permanent & Temporary) •Temporary Minor Special Event Permit •Short-Term Vacation Rentals •Portable A-frame Sign Permit •Limited Live Entertainment Permit •Historic Landmark Nomination Application* (This item requires both this application and the supplemental form) For more information on the process, call (310) 318-0242, Monday – Thursday, 7:00 AM – 6:00 PM, to speak to a Planner. 92 CITY OF HERMOSA BEACH COMMUNITY DEVELOPMENT DEPARTMENT | PLANNING DIVISION 1315 VALLEY DRIVE | HERMOSA BEACH | CA 90254 FOR QUESTIONS PLEASE CONTACT PLANNING@HERMOSABEACH.GOV OR CALL (310) 318-0242 Office Hours: Monday to Thursday, 7:00 a.m. to 6:00 p.m. PART I: PLANNING APPLICATION Please note that all information submitted becomes public record SECTION A: PROJECT INFORMATION PROJECT NAME: SITE ADDRESS/LOCATION: ASSESSOR’S PARCEL NUMBER:— — BRIEF PROJECT DESCRIPTION: SECTION B: APPLICANT NAME: COMPANY: ADDRESS: CITY, STATE, ZIP: EMAIL: PHONE: MOBILE PHONE: SECTION C: CONTACT Check this box if contact is same as applicant and skip to Section IV NAME: COMPANY: ADDRESS: CITY, STATE, ZIP: EMAIL: PHONE: MOBILE PHONE: This box to be completed by City Staff only Date Submitted: Case Number: 4 1 8 4 0 1 4 0 3 8 Application for parking plan approval and acknowledgement of 4 existing tandem parking spaces 2200 Associates, LLC 1528 6th Street, Suite 100, Santa Monica, CA 90401 bbarnes@vestra.com 310-400-6579 Brandon Straus Srour & Associates 2447 Pacific Coast Highway, Suite 200 Hermosa Beach, CA 90254 Brandon@esrour.com 310-372-8433 to 0 7 2 2200 Associates, LLC 93 3 SECTION D: PROPERTY OWNER NAME: COMPANY: ADDRESS: CITY, STATE, ZIP: EMAIL: PHONE: MOBILE PHONE: SECTION E: APPLICATION(S) (select all that apply) ☐Amendment to Planning Entitlement ☐Appeal to the Planning Commission ☐Conditional Use Permit ☐Condominium ☐CC&R's Review ☐Extension of Time for Planning Entitlement ☐Final Map ☐General Plan Amendment ☐Height Limit Exception ☐Minor Historic Review/Cert. of Appropriateness ☐Major Historic Review/Cert. of Appropriateness ☐Historic Landmark Nomination ☐Limited Outdoor Seating ☐Lot Line Adjustment ☐Mural Review ☐Parking Plan ☐Planning Commission Interpretation ☐Precise Development Plan ☐Sign Variance ☐Similar Use Determination ☐Slope/Grade Height Determination ☐Tentative Map ☐Zoning Code Text Amendment ☐Variance ☐Zone Change ☐Categorical Exemption ☐Negative Declaration / Initial Study ☐Environmental Impact Report Refer to the Planning Fee Schedule (pages 10 and 11) for current application fees. Be advised, multiple fees may apply to your application (e.g. a CUP application may include a CUP fee, categorical exemption fee, public noticing fee(s), and technology fee). SECTION F: CERTIFICATION 1.I certify that to, the best of my knowledge, the information in this application and all plans and submittals are true, accurate and correct; this application is made with my consent; and misrepresentation of factual information may invalidate development entitlements granted by the City. 2.I understand that work pertaining to the project shall not begin prior to final City approval. 'Final City approval' means approval by the final decision-making authority on the application, following any appeal period set forth in the Hermosa Beach Municipal Code. Please contact the Community Development Department at (310) 318-0242 or City Clerk’s office at (310) 318-0239 with any questions on the approval process. 3.I understand that property development is complex and responsibility for understanding and abiding by all legal requirements pertaining to this project lies with myself, the property owner and project developers. I understand that unknown conditions and requirements may arise during the development process, which may result in unanticipated time, cost, requirements, or project denial. I understand that my project may be subject to requirements of other City departments, such as the Public Works or Los Angeles County Fire Departments and have inquired about them, or other local, state or federal, or utility company requirements. 4.I hereby authorize employees of the City of Hermosa Beach to enter upon the subject property, as necessary to enable the City to process this application and upon providing reasonable notice, to inspect the premises and post public hearing notices. 5.I understand that any decision of the Planning Commission may be reviewed by the City Council and some applications are subject to appeal. Appeals must be filed in writing with the City Clerk within ten calendar days from the date of the subsequent City Council meeting. Same as Applicant 94 95 96 PART II: SUPPLEMENTAL INFORMATION FORM 1. Describe the project site, as it currently exists, including size of buildings and improvements, existing uses, number of parking spaces, square footage of landscaping etc. (use separate sheet if necessary) Existing Proposed 2. What is the General Plan Land Use Designation for the site? 3. What is the Zoning for the Site? 4. Is the site in the Coastal Zone?Yes: No: 5.Will the project be developed or constructed in phases? If yes, include a phasing plan in the detail project description.Yes: No: 6. Are you proposing any other development, uses, or alterations of the site that are not included in this application?Yes: No: 7.Has the project or site received previous or other approvals? (If so, an amendment may be required.)Yes: No: 8.Is any part of the site subject to any lease, agreement, covenant, association, easement, or other encumbrance?Yes: No: 9.Have you conducted any pre-submittal community outreach? If yes, please include a narrative of the results of the outreach, including any opposition. Yes: No: 10.Describe adjacent land uses, including business names: To North: To South: To East: To West: 11.Lot coverage and surfaces: Type Existing (sq ft) Proposed (sq ft) Net Change (sq ft) Buildings Lot coverage* Paved area Landscaped area Unimproved area Pervious surfaces *Lot coverage: area of lot covered by foundations of all buildings and structures, cantilevers projecting from a building, decks and stairs >30" above grade. Excluded: Architectural projections, eaves, unenclosed balconies open on > 2 sides including portions under another balcony projecting <5' from a building face; nonstructural stairs, patios, walkways and planters establishing finish grade; fences and walls. (Hermosa Beach Municipal Code, Chapter 17.04 ) 12.Will any buildings be demolished? If yes, complete 13a and 13b.Yes: No: 12a. Number of buildings to be demolished? 12b. Gross floor area of buildings to be demolished. 13.Will any dwelling units be demolished? C and 14b.Yes: No: Please see attached project description. C-3 C-3 Commercial Commerical X X X X X X C-3 R-1 and R-2 SPA-8 R-1 X X 6 29,338 Approx. 23,850 0 0 Approx. 2,468 Approx 9620 Approx. 962 29,338 Approx. 23,850 Approx. 2,468 Approx 962 0 Approx. 962 0 00 0 97 7 13a. Number of dwelling units currently on property. 13b. number of dwelling units to be demolished. 14.Are any temporary uses or structures proposed?Yes: No: 15.Will fences, walls /retaining walls, or similar elements be installed or altered?Yes: No: 16.Are any roof decks proposed? If yes, complete 17a.Yes: No: 17a. Size of roof deck 17.Are electrical transformers, fire hydrants, antennae, rooftop elements, solar photovoltaic energy systems, tanks, or similar improvements proposed/required? Yes: No: 18.Will any structure, architectural projection, stairs, decks, utilities, or other elements encroach into a setback as a result of the project?Yes: No: 19.Will any signs be installed or altered in connection with the use or building?Yes: No: 20.Will trash/recycling facilities be installed or altered?Yes: No: 21.Will any part of the project, or its use, encroach on the public right-of-way (during or after construction or operation)?Yes: No: 22.Will exterior lighting on any building or site be installed or altered?Yes: No: 23.Number of Proposed Parking spaces Type Existing Proposed Net Change Required Covered spaces Regular space Compact Disabled Loading/other Guest (residential) 24.Are any parking spaces located offsite or shared with other uses or businesses on the site? If yes, include a narrative in the project description Yes: No: 25.Are any parking spaces located offsite or shared with other uses or businesses on the site? If yes, include a narrative in the project description. Yes: No: 26.Will any driveways or access ways be constructed or altered?Yes: No: 27.Will drainage be altered or increased? If yes, please describe.Yes: No: 28.Is a Standard Urban Storm Water Mitigation Plan required? (Hermosa Beach Municipal Code, Chapter 8.44)Yes: No: 29.Are any trees, unique environmental conditions, or cultural elements located on the site or an adjacent site?Yes: No: 30.Will any trees be removed, or will construction, trenching, construction materials, or vehicles encroach within the drip line of existing trees? Yes: No: 31.Will any vegetation or planters be removed, altered or installed?Yes: No: 32.Is site grading or contouring proposed?Yes: No: Cut (cubic yards): Fill (cubic yards): Cubic yards export: Cubic yards import: Maximum height fill slope (feet): Maximum height cut slope (feet): RESIDENTIAL PROJECTS (Skip to Question 33 if not a residential project) 33.Type of units Type Number of units Bedrooms per unit Unit size (sq ft) - except garages Garage– per unit (sq ft) Total size– all units (sg ft) Single-family Duplex Multi-family Condominiums Accessory or other 1 1 X X X 167 s.f. X X X X X X 62 62 N/A X X X X X X X X X0 0 0 0 0 0 24 24 0 N/A 0 N/A N/A N//A 63 5 2 2 0 98 8 34.Will affordable or special need housing be provided?Yes: No: 35.Will any amenities be provided?Yes: No: COMMERCIAL, INDUSTRIAL, INSTITUTIONAL, OTHER (Skip to Acknowledgements if inapplicable) 36.Provide details on the following criteria: Existing Proposed Days and hours of operation: Shifts per day: Employees on largest shift: Estimated total number of employees: Number of seats (for restaurants, schools, theaters, etc.): 37.Specify any outdoor activities (dining, storage, etc.): 38.Will machinery other than typical office equipment be used? If yes, please describe:Yes: No: 39.Will any flues, filtration systems, ventilation or similar equipment be installed or altered (e.g., affecting air, water, grease or oil trap)? If yes, please describe: Yes: No: 40.Will any hazardous or dangerous materials be used? If yes, please describe:Yes: No: 41. Will the use create any noise or vibration that will heard/felt off the site? If yes, please describe:Yes: No: 42. How is the project consistent with, and meet the goals of, the City’s General Plan? The General Plan can be found at https://www.hermosabeach.gov/our-government/community-development/plan-hermosa. 99 ATTACHMENT 8 100 2420 PCH Surface Parking Deck on East side of PCH 101 2420 PCH Enclosed Parking (Easement Spaces in Southern Half of Lot) 102 Pacific Coast Highway ADA ADA ADA (Southerly Half of the Lot) 2420 PCH Parking Lot 120 Spaces Total COMPACT SPACES 103 ATTACHMENT 9 104 DN DN DN DN DN DN UP 102 UP 101 103 PACIFIC COAST HIGHWAY 26’ aisle width 3 2 1 7 6 16 15 14 13 12 11 10 8 9 19 18 17 4 ADA 30 32 38 37 36 35 34 33 44 43 41 40 39 29 42 31 26 27 28 24 25 45 10 9 8 23 22 11 12 13 15 14 16 17 18 21 19 20 1 2 3 5 4 6 7 18’ 10’ 8.5’ 5 ADA 21’ aisle width 9’ 10 9 8 11 1 2 3 5 4 6 7 16 15 14 13 12 18 17 25’ aisle width 8.3’ 8.3’ 8.3’ 8’ 10’ 16’ 8.5’ 18’ 3 2 1 4 10’ 8.5’ 8.5’ 8.5’ 8.5 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5 ‘8.5 ‘ 8.5 ‘ 8.5’8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5 ‘ 8.5’ 8.5’ 8.5’ 8.5’8.5’ 8.5’ 8.5’ 8.5’ 8.5 88 ’8 18’ 8.5’ 18’ 18’ 18’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.5’ 8.3’ 8.5’ 9’ 9’ 9’ 9’ 9’9’ 9’ 9’ 9’ 9’ 9’ 9’ 9’ 9’9’ 9’ 8.5’ APPLICATION FOR PARKING PLAN APPROVAL 2200 Pacific Coast Highway Hermosa Beach, CA 90254 Applicant: 2200 Associates, LLC 1528 6th Street, Suite 100 Santa Monica, CA 90401 BORDEN AVE. Page 1 East Subterranean Parking Garage West Subterranean Parking GarageSurface Parking Lot/Deck 105 2200 PCH East (subterranean) parking garage, entering from the South at 21st Street 2200 PCH 4 Surface tandem spaces looking north from 21st Street 2200 PCH East Facade along Borden Street 2200 PCH East (subterranean) parking garage, at midpoint, looking north 2200 PCH West (subterranean) parking garage, looking towards the entrance from PCH 2200 PCH Upper deck/surface parking lot, looking south down PCH 2200 PCH Upper deck/surface parking lot, looking east accross PCH 106 ATTACHMENT 10 107 Travel Path from 2420 PCH Easement Parking to 2200 PCH 2200 PCH 2420 PCH PCH Looking South (Hope Chapel) 108 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of November 17, 2020 Parking Plan 20-4 request to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Applicant/Owner:2200 Associates LLC C/O Raju Shah 1528 6th Street, Suite 100 Santa Monica, CA 90401 Recommended Action: Adopt the attached resolution approving the Parking Plan (PARK 20-4) to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). BACKGROUND ZONING:Specific Plan Area-8 (SPA-8) GENERAL PLAN:Community Commercial USE EXISTING/PROPOSED:Multi-tenant commercial building/ conversion to up to 100% medical clinic LOT SIZE:27,189 sq. ft. TOTAL GROSS FLOOR AREA: EXISTING:29,338 sq. ft. PROPOSED:No change. PARKING SPACES: PROVIDED ON-SITE:86 spaces PROPOSED SHARED:Up to 40 spaces at 2420 PCH TOTAL PROPOSED:Up to 126 combined spaces ENVIRONMENTAL DETERMINATION:Categorically Exempt, Section 15301 Class 1 Existing Facilities, as the project involves negligible or no expansion of an existing use. The subject site at 2200 PCH is located at the northeast corner of the city, on the southeast corner of File #:REPORT 20-0734,Version:1 City of Hermosa Beach Printed on 12/1/2020Page 1 of 9 powered by Legistar™109 File #:REPORT 20-0734,Version:1 PCH and 21st Street and in the Specific Plan Area 8 (SPA-8) zone with a Community Commercial General Plan land use designation. The 27,189 square foot lot houses an approximately 29,338 sq. ft.three-story multi-tenant commercial general office building. The building is three stories with the first story consisting of a subterranean garage while office suites are provided on the second and third floor levels. There are 35 tenant spaces (Attachment 2 pgs. 45-46). The site provides less than required parking (86 spaces) due to changes to the City’s parking code requirements over time. To the immediate south and on the direct street corner of the subject site is an existing commercial office building occupied by Guarantee Escrow (807 21st Street) and to the south and across 21st Street are single and multi-family residences (zoned R-1 and R-2). To the immediate north of the subject site is a general office building occupied by Lane Design + Build ((2212 PCH) and the Hope Chapel administrative/general office building (2306 PCH). An existing office building (2205 PCH) is located west and across PCH. To the east and across Borden Avenue are single-family residences located in the R-1 zone. In 1981, the Planning Commission approved a 31 unit commercial office condominium project at 2200 PCH, approving a Conditional Use Permit (CUP) pursuant to Planning Commission (PC) Resolution 81-26 (Attachment 5). The building was conceptually approved and permits were issued in 1981 and construction was completed and finaled in 1985. At that time, the City zoning code required retail and office uses to provide one (1) parking space for each 300 square feet of gross floor area and did not distinguish between a higher parking requirement for medical clinics. The approved plans for 2200 PCH identify 92 required parking spaces based on the prior City code. The on-site parking supply has since been reduced to 86 on- site parking spaces in order to accommodate ADA required parking spaces. Since the building was built, the City’s parking standards have changed, rendering the building nonconforming to current parking standards (even for general office and retail use). Pursuant to HBMC Section 17.44.030, general office and retail uses now require one (1) parking space for every 250 square feet in gross floor area, whereas medical clinics require one (1) parking space per 200 square feet in gross floor area. The City has been working with the property management company for 2200 PCH (Vectra Management Group) since April of 2018 to find solutions to resolving the established medical clinic uses which, under current city code, require more parking than general office uses. The City received a letter from the property owner’s representative on November 26, 2019, addressing the City’s inability to approve various medical clinic business license applications at the general commercial building located at 2200 PCH due to the current on-site parking supply. The City sent a letter responding on January 28, 2020 (Attachment 4) and suggested that the property located at 2200 PCH apply for consideration of a Parking Plan before the Planning Commission. APPLICANT REQUEST The applicant requests consideration of a Parking Plan to accommodate existing and future medical clinic uses through utilizing up to 40 shared parking spaces located at 2420 PCH (Hope Chapel) at the southernmost end of the parking lot/structure (Attachment 2 pgs. 56-59) to accommodate up to 100 percent medical clinic/office uses at 2200 PCH. The building will remain unaltered as part of this request. No additional square footage will be added, the building envelope (height and mass) will not City of Hermosa Beach Printed on 12/1/2020Page 2 of 9 powered by Legistar™110 File #:REPORT 20-0734,Version:1 be increased and the building design will remain unchanged. The existing parking space configuration and number of spaces will also remain unchanged. ANALYSIS Commercial permitted uses in the Specific Plan Area 8 zone shall be the same as those permitted in C-3 general commercial zone and nonconforming uses shall be subject to the provisions of the City’s Nonconforming Buildings and Uses ordinance. General office uses and medical clinics are both permitted uses in the C-3 zone and are thus permitted in the SPA-8 zone. Existing Parking Conditions Parking for 2200 PCH is provided in the form of a surface parking lot/deck and subterranean parking (Attachment 2 pgs. 60-62). The property provides 86 on-site parking spaces. 62 spaces are standard (4 of which are provided in tandem), 24 spaces are compact and 2 spaces are disabled (ADA compliant) spaces. There are currently three medical clinic businesses with a combined floor area of 2,756 sq. ft. which occupy 9.3 % of the total gross floor area. The remaining 26,852 sq. ft. in gross floor area (90.7%) is occupied by general office and/or psychologist businesses (non-medical). The remaining 10,238 sq. ft. of gross floor area is used as common access corridors (elevators, stairs, and halls) and balconies and are therefore excluded from the gross floor area for parking calculation purposes pursuant to the definition of “gross floor area provided in HBMC Section 17.44.010. The building contains 29,338 square feet of gross floor area which includes leasable tenant space, restrooms, storage and mezzanines on the third floor. City Code Definitions Provided below are the City commercial land use definitions and general definitions (Hermosa Beach Municipal Code (HBMC) Section 17.04) which include the following related classifications. "General office" means facilities where, as a primary use, the administrative activities of a business are performed. General office includes but is not limited to: D. Personal improvement services offices,including but not limited to counseling,tutoring and similar services.Excludes gymnasium/health and fitness center, educational institutions, medical office, beauty shops, massage therapy businesses,and similar uses. "Medical or dental clinic" means a place that provides patient care services on an outpatient basis. The City has been able to approve various business licenses for counselors and psychologists offices at 2200 PCH without requiring additional parking. This is because the use is classified as general office (and uses the parking standard for general office, not medical clinic). The City interprets Psychologists as general office because Psychologists focus extensively on psychotherapy and treating emotional and mental suffering in patients with counseling and behavioral intervention. Based on the code definition, the distinction is that “counseling” does not involve medical treatment, medical devices, medical testing, presence of nurses, and other aspects of a medical office. As articulated in the code, psychologists providing counseling services is a general office use. City of Hermosa Beach Printed on 12/1/2020Page 3 of 9 powered by Legistar™111 File #:REPORT 20-0734,Version:1 A Psychiatrists office, on the other hand, is a medical clinic since psychiatrists are trained medical doctors, they can prescribe medications, and they spend much of their time with patients on medication management as a course of treatment (which also may include scales, blood pressure and other medical tests to properly prescribe medication). Therefore, the city interprets Psychiatrists office as a medical clinic and not a general office. The city has also been able to approve various psychiatrists at 2200 PCH if the prior tenant space was occupied by a previously City approved medical clinic. However, when a space is converted from office or retail to medical clinic, that change requires additional parking as set out in HBMC 7.52.035(E). Non-Conforming Sites- Changes to a More Intense Use with a Higher Parking Requirement The following limitations apply to buildings in commercial zones nonconforming as to parking. HBMC Section 17.52.035(E) states, “When the use of an existing commercial, manufacturing or other non- residential building or structure is changed to a more intense use with a higher parking requirement the requirement for additional parking shall be calculated as the difference between the required parking as stated in Section 17.44.030 for that particular use as compared to the requirement for the existing or previous use, which shall be met prior to occupying the building unless otherwise specified in Chapter. In order for uses with higher parking requirements to operate on site, the building would need to provide additional parking spaces for the net increase in required parking. This is important for two reasons. First, if a tenant space was occupied by a prior medical clinic, which was issued a valid business license from the City, then a new medical clinic business could be approved for that same tenant space without providing the additional parking spaces. This is because the change in tenant is not an intensification for that space. However, due to the deficient code required parking at 2200 PCH, if the tenant space were previously occupied by a non-medical general commercial use (such as general office or retail) then a business license for a new medical clinic business could not be approved until additional parking could be provided for the higher parking intensive use (or through approval of a Parking Plan), which is the mechanism needed to authorize less than required parking such as through use of common/shared parking facilities. For these reasons, the current use mixture which includes various medical clinics must be properly permitted through 1) approval of a Parking Plan and then 2) approval of business license applications. Additionally, the November 2019 letter references a connection between parking at Hope Chapel and parking at 2200 PCH. In recent years, Hope Chapel has come in to the city for various entitlements and changes of use, which change the parking requirement for the site. The Hope Chapel site has received a Parking Plan, which is the mechanism provided in the HBMC for the city to authorize a reduced amount of parking based on the finding that the site is adequately parked. Private Parking Agreement History and City Approved Parking Plan Records In 2010 the property owner of 2200 PCH authorized Hope Chapel (2420 PCH) and the prior youth center (2510 PCH) to use parking at 2200 PCH on limited days and during limited hours. In 2010 the Planning Commission approved the shared parking plan through PC Resolution 10-6. The 2010 parking plan authorized Hope Chapel and the previous youth center (now Lazy Acres grocery store) to use shared parking at 2200 PCH. The approved parking plan did not authorize 2200 PCH to use parking at 2420 PCH, 2510 PCH or 950 Artesia Blvd to meet parking requirements at 2200 PCH. City of Hermosa Beach Printed on 12/1/2020Page 4 of 9 powered by Legistar™112 File #:REPORT 20-0734,Version:1 In 2017 the church owned properties received approval of a shared parking plan where all parking was provided on the church owned properties (2420 PCH, 2510 PCH and 950 Artesia Blvd). As such, the church and grocery store parking at 2200 PCH was no longer necessary, and PC Resolution 10-6 was rescinded and no longer in effect. Therefore, none of the 2200 PCH parking spaces are reserved for use by the neighboring church and grocery store properties. The 40 off-site shared parking spaces at 2420 PCH can be accessed from the sidewalk along PCH (Attachment 2 pgs. 63-64) so that people can move from one shared parking lot to another by foot. The City acknowledged the existence of the private parking agreement (Attachment 2 pgs. 35-44) between 2200 PCH and the Hope Chapel properties within the Parking Plan Resolution (PC Reso 18 -14).The Parking Study was updated accordingly, based on use of up to 40 spaces Monday through Friday from 7am to 6pm at Hope Chapel by the office tenants at 2200 PCH, and the Parking Study concluded that adequate parking will still be provided for the Hope Chapel, Lazy Acres and 950 Artesia Blvd on-site uses. This Parking Plan, however, only regulates the use of the buildings that were part of that application. Essentially the City found that even if tenants from 2200 PCH use up to 40 of the spaces during certain times of the day, the church and grocery store would still be adequately parked. The approved parking plan did not authorize 2200 PCH to use parking at 2420 PCH, 2510 PCH or 950 Artesia Blvd to meet parking requirements at 2200 PCH. Parking Plan HBMC Section 17.44.210 provides that a Parking Plan may be approved by the Planning Commission to allow for a reduction in the number of spaces required. The applicant shall provide the information necessary to show that adequate parking will be provided for customers, clients, visitors and employees. Factors such as the following may be taken into consideration: van pools, bicycle and foot traffic,common parking facilities,varied work shifts, valet parking,unique features of the proposed uses, peak hours of the proposed use as compared with other uses sharing the same parking facilities, and other methods of reducing parking demand. Net Increase Parking Methodology for Existing Non-Conforming Buildings: 29,338 sq. ft. (gross floor area) 2,756 sq. ft. (existing medical) / (1:200 medical ratio) = 14 parking spaces 26,582 sq. ft. (existing non-medical) / (1:250 non-medical ratio) = 106 parking spaces Total non-conforming code required parking = 120 parking spaces Request to convert 26,582 sq. ft. (existing non-medical) to medical (1:200) = 133 parking spaces 133 (required for medical conversion) - 106 (existing non-medical parking credit) = Net increase in 27 parking spaces required. Going from 26,852 sq. ft. of general office uses to 100 percent medical uses would require 27 net additional parking spaces from the 86 parking spaces currently provided on-site at 2200 PCH. Therefore, the net increase in code required parking can be met though use of up to 40 shared spaced at 2420 PCH. Parking Study and Parking Analysis Methodology: City of Hermosa Beach Printed on 12/1/2020Page 5 of 9 powered by Legistar™113 File #:REPORT 20-0734,Version:1 Existing Parking Demands and Surpluses The applicant submitted a Parking Analysis prepared by Linscott Law & Greenspan, dated October 19, 2018 (Attachment 2 pgs. 22-32). Planning Staff reviewed the Parking Analysis and concurs with the conclusion of the Parking Analysis which, taking into account the empirical parking needs for 2200 PCH (based on actual parking counts conducted in July 2018), and a future scenario of 100% medical office use, the conversion to 100 percent medical office use would be adequately served by the 126-space supply for the 2200 PCH Building. . Parking demand surveys were conducted on Wednesday, July 25, 2018, and Saturday, July 27, 2018, to determine the existing parking needs of the existing tenants at the 2200 PCH Building. The Building was at 100% tenancy (i.e., fully occupied) when the parking demand counts were performed. As indicated on Table 2, the weekday peak demand observed for 2200 PCH was 41 spaces (at 3:00 PM). Comparing this 41-space demand against the on-site supply of 85 spaces for 2200 PCH results in an existing, actual/operational surplus of 44 spaces. Based on this, the current parking needs of the 2200 PCH building are fully met by spaces on site, without having to rely on the use of off-site parking spaces (i.e., up to 40 spaces at 2420 PCH). Under weekday conditions presented on Table 2, the total weekday peak demand for 2200 PCH and the Hope Chapel structure is 127 spaces (at 11:00 AM). Comparing against the total supply of 210 spaces, the 127-space peak demand results in a surplus 83 spaces.Table 3 indicates an actual surplus of 182 spaces at the minimum. Future/ Proposed Parking Demand and Surpluses The applicant is interested in implementing development Scenario 2 (100 percent medical). Table 5 indicates that the weekday peak demand under development Scenario 2 would be 86 spaces (at 5:00 PM). Comparing this 86-space demand against the 125-space supply available for use by 2200 PCH yields in a future surplus of 39 spaces. The 39-space surplus under Scenario 2 is a conservative estimate because it was derived from the application of City Code ratios. The actual parking requirements for medical offices have been found to be less than the City Code requirement of 5 spaces per 1,000 SF. This aspect is illustrated by actual parking demand compilations from other sources, and detailed study of the actual parking demands of similar sites.Parking Generation,published by the Institute of Transportation Engineers (ITE)1 as well as articles published in ITE Journal provide additional sources for parking ratio information. In addition, other jurisdictions in Los Angeles County and that are near the City of Hermosa Beach all have code parking ratios for medical office buildings that are less, as follows: ·Redondo Beach (for chiropractic, physical therapy, psychotherapy): 3.33 ·spaces per 1,000 SF ·Rancho Palos Verdes: 4 spaces per 1,000 SF ·Santa Monica: 4 spaces per 1,000 SF ·Hawthorne: 3.33 spaces per 1,000 SF ·Culver City: 2.86 spaces per 1,000 SF City of Hermosa Beach Printed on 12/1/2020Page 6 of 9 powered by Legistar™114 File #:REPORT 20-0734,Version:1 Environmental Determination: Staff finds the project to be categorically exempt from the California Environmental Quality Act defined in CEQA Section 15301 Class 1 Existing Facilities, as the project involves negligible or no expansion of an existing use. The 27,189 square foot lot houses an approximately 29,338 sq. ft.three-story multi-tenant commercial general office building. The applicant requests consideration of a Parking Plan to accommodate existing and future medical clinic uses through utilizing up to 40 shared parking spaces located at 2420 PCH (Hope Chapel) at the southernmost end of the parking lot/structure to accommodate up to 100 percent medical clinic/office uses at 2200 PCH. The building will remain unaltered as part of this request. No additional square footage will be added, the building envelope (height and mass) will not be increased and the building design will remain unchanged. The existing parking space configuration and number of spaces will also remain unchanged. General Plan Consistency: The subject property is located within the Community Commercial General Plan land use area. This land use area should provide for locally-oriented uses including retail stores, restaurants, professional and medical offices, and personal services. This designation provides opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The Community Commercial designation is a major generator of local economic activity with a mix of locally-owned businesses and regional or national retailers present within this designation. This designation is found in many centralized locations throughout the community primarily along the city’s major corridors and in Downtown. Community Commercial land uses primarily serve the local market, though they may also serve the needs of visitors and residents of nearby jurisdictions. This designation provides space for locally oriented commercial uses including retail stores, restaurants, professional and medical offices, and personal services. Uses on the ground floor are reserved for retail, restaurant, and other sales-tax revenue generating uses, while offices and personal service uses are encouraged on upper floors. The subject property is also located within the Pacific Coast Highway Character Area. The PCH 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 retail, office, residential, and auto-oriented uses along the corridor. The future vision for the corridor specifically identifies that consolidated parking facilities are added at key locations along the corridor. A mix of office and commercial uses along the corridor should be organized around key activity nodes, with limited residential uses. Larger scale professional office spaces, hotels and visitor serving uses, and commercial retail space are provided to serve both local residents and the region. The desired form and character for the corridor specifies that parking should be arranged along sides or underneath buildings, with gateway commercial uses providing parking structures. The existing multi-tenant commercial general office building with general office, psychologist, and medical clinic uses are considered appropriate uses within this area, and with use of shared parking, compatibility with adjacent uses, and its location along a transit-supported arterial, the request is consistent with the goals and the following policies of the General Plan: Land Use policies 1.1 (diverse and distributed land use pattern), 1.3 (access to daily activities), 1.4 (diverse commercial areas), 1.5 (balance resident and visitor needs), 1.7 (compatibility of uses), 3.1 (unique districts), 3.4 (emerging employment sectors), 4.3 (diverse range of uses), 13.2 (social and health needs), and 13.4 (private health uses) in addition to Mobility policies 4.1 (shared parking), 4.3 (reduce impacts), City of Hermosa Beach Printed on 12/1/2020Page 7 of 9 powered by Legistar™115 File #:REPORT 20-0734,Version:1 4.8 (ensure commercial parking), 4.11 (consolidated parking facilities). Although Land Use Goal 3.3 speaks to the creation and preservation of diverse retail and office centers through, “providing incentives to transform existing single-use commercial properties that are accessible into retail destinations by adding a diversity of uses,” in 1981 the commercial office building was designed and laid out in a way to facilitate and accommodate office uses. Therefore, introducing retail uses into the existing commercial office building format would not be appropriate. The building has limited street presence required for retail uses and lacks a pedestrian focused frontage. The existing office building separates tenants with access halls and corridors which works well for office uses and their employees and clients but would not lend to a thriving retail center format where a customer needs to be able to move easily from one retailer (side-by-side) to the next. Perfect consistency is not required with all general plan policies. Consistency means that the project does not impede the City’s ability to meet its general plan goals. The project should be generally in line with the City’s long term vision set out in the PLAN and the project should allow the city to meet its goals. Summary In 1981 the City zoning code required retail and office uses to provide one parking space for each 300 square feet of gross floor area and did not distinguish between a higher parking requirement for medical clinics. Since the building was built, the City’s parking standards have changed, rendering the building nonconforming to current parking standards. The proposed Parking Plan (PARK 20-4) to allow medical clinic/office uses at an existing multi-tenant commercial building (Pacific Plaza Offices) located at 2200 Pacific Coast Highway based on use of up to 40 shared parking spaces with 2420 Pacific Coast Highway (Hope Chapel); as conditioned, is consistent with the zoning code and PLAN Hermosa through: 1) Applying the City’s non-conforming parking methodology which concludes that converting to 100 percent medical uses would require 27 net additional parking spaces which can be met though use of up to 40 shared spaced at 2420 PCH and with 2) Technical evidence provided through the parking analysis/study which concludes that the conversion to 100 percent medical office use would be adequately served by the 125-space supply due to the actual demand being 86-spaces yielding a future surplus of 39 spaces. Staff recommends the Planning Commission adopt the attached resolution approving the Parking Plan; determining that the project is categorically exempt from the California Environmental Quality Act (CEQA). Attachments: 1.Draft Parking Plan Resolution of Approval 2.Applicant Submittal- Request Letter, Plans, Parking Study, Shared Parking Easement, Tenant Roster, & Photos 3.Applicant Supplemental Memo Clarifying Parking Space Adjustments Over Time 4.2200 PCH City Response Letter Re Medical Clinics and Parking 5.Planning Commission Resolution 81-26 (Current CUP) 6.Public Notice Poster Verification City of Hermosa Beach Printed on 12/1/2020Page 8 of 9 powered by Legistar™116 File #:REPORT 20-0734,Version:1 7.Radius Map Respectfully Submitted by: Nicole Ellis, Associate Planner Approved: Ken Robertson, Community Development Director Legal Review: Patrick Donegan, City Attorney City of Hermosa Beach Printed on 12/1/2020Page 9 of 9 powered by Legistar™117 118 119 120 121 122 123 124 125 126 Public Notice Poster Verification 127 128 From: Wicks, Jonathan <JWicks@walkerconsultants.com> Sent: Tuesday, November 17, 2020 7:32 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: Planning Commission Comment 11/17 Hello, Public comment during meeting was not available for phone call. Please accept this response for the hope chapel medical office project. Shared parking should be the standard for all projects moving forward. My dentist recently left down when the chamber of commerce building sold. We need more medical office in this city. Regardless of parking. Please approve. Thank you, Jonathan Wicks, CAPP Walker Consultants 129 From: jim [mailto:jim@fasolaarchitects.com] Sent: Monday, December 07, 2020 3:46 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: 2200 Pacific Coast Highway, Parking Plan 20-4 To the Planning Commission and the Director of Planning, My family and I are strongly and absolutely opposed to the proposal for medical office use at 2200 Pacific Coast Highway and the proposed parking sharing with 2420 Pacific Coast Highway. The existing tenants of 2200 PCH already fill our local streets (Borden Ave, 21st Street, and Rhodes Street) every workday with their overflow cars. There is already a lack of available parking for that office building, and our small streets are clogged because of it. To allow this more intensive use will make things even worse. The idea of having tenants or visitors park at 2420 PCH, and walk to 2200 PCH is ridiculous. The distance from the Hope Chapel parking lot to the entry stair of 2200 PCH is over 600 feet- a very long walk. The driveway at Hope Chapel is fairly steep, without stairs, and without a pedestrian lane. The route along PCH crosses two commercial driveways. The entrance to 2200 PCH is up a steep, narrow driveway, again without a pedestrian path. There's not even a pedestrian path to the main entry of 2200 PCH; the entrance area is just a parking lot. This "path" would be the most dangerous entrance to a commercial building in the city. The route is so steep that it does not meet the most basic disabled access requirements. Driveways like the ones at 2200 PCH and 2420 PCH, without a dedicated pedestrian path, have not been allowed in California for over 20 years, and the City should NOT suggest that this route is either safe or allowable. I live two blocks away from this section of sidewalk, and I avoid it at all times. I would never, ever, let my kids walk along this route. To imagine that this route could be considered a safe or appropriate pathway to a medical office or a clinic is absurd. This proposal should never have made it all the way to the Planning Commission. People will avoid taking this route, and will park on our small streets instead. I hope that each commissioner will walk along this proposed pathway, and see how unpleasant and dangerous it is. Jim Fasola Architect and resident 2024 Rhodes Street, Hermosa Beach 130 From: Beth Bohl [mailto:BBohl@dlcinc.com] Sent: Monday, December 07, 2020 4:22 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: 2200 PCH Hello Planning Commission Members, I have a single family house on the north end of Rhodes Street. Rhodes Street is the nearest logical parking location once 21st street fills up which it frequently does due to visitors and employees of the buildings at the corner of PCH & 21st stree.. Each morning (pre-pandemic), we watched the street fill up with cars whose occupants proceeded to walk towards the PCH/21st street corner. Parking is always an issue on our street, especially on street sweeping day. Medical use without expanding parking will further exacerbate the parking issue we already encounter related to the current buildings’ uses. Additionally, we have young children who play in the street. People who live on our street drive carefully, aware that there are multiple families with young children – but drivers who have no connection to our neighborhood often drive way above the speed limit, endangering the lives of the many dog walkers and children on our street. We do not want to see increased traffic on our street, Unless as part of this office expansion, you are planning to implement parking permit only parking in the neighboring residential areas, I am very strongly opposed to the parking exception being requested for this building. Thank you for your consideration. Beth Bohl Beth Bohl | Manager of Business Process Improvement 20750 Ventura Blvd. Suite 300, Woodland Hills, CA 91364 Direct: 310-464-7426 | Fax: 818-595-3234 | Email: BBohl@dlcinc.com This message is for the designated recipient only and may contain privileged, proprietary, or otherwise private information. If you have received it in error, please notify the sender immediately and delete the original. Any other use of the email by you is prohibited. 131 From: Schuster-Zingheim and Associates, Inc. [mailto:sz@schuster-zingheim.com] Sent: Tuesday, December 15, 2020 11:42 AM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: Two Comments re #8: Report 20-0796; Please send to Planning Commission members for 12/15 meeting Importance: High Hi Community Development, Here are two sets of comments. We submitted one e-comment but the computer was forcing the wrong commenter’s name. So here are our two comments. Comment from Patricia Zingheim: Jay Schuster and I are the owners of 2401 PCH almost across the street from 2200 PCH. We are neutral about the Resolution for 2200 PCH, but strongly request it have four changes for our full support. 1.Require the City Planning Commission to review and approve in an open meeting with the public invited if 2200 PCH increases medical usage over 75% instead of having the Community Development Director approve an exception. This allows neighbors to discuss the impact on their parking of the 75% medical usage. 2.Change the signage requirement to state explicitly that tenants and their employees are not allowed to park at 2200 PCH. Tenants and their employees are the first to arrive at the building and will take 2200’s spaces—more likely if they are carrying packages. Both our 2401 PCH visitor parking lot and our neighbor’s 2309 PCH lot are very visible to 2200 PCH visitors across the street—compared to the building blocking the parking between 2200 and Hope Chapel. Likely, 2200 visitors will dangerously cross 6 lanes of PCH traffic to park in our lots designated for our visitors. This may become a safety issue for the City. If the Resolution’s signage does not change to add “No tenant parking in 2200 PCH’s lot,” then building management should be required to monitor the parking—which is expensive to do. 3.Do not make future exceptions based on a traffic study but from a thorough review. The 2018 traffic study was conducted on July 25 and 28. There are basically 8 weeks of summer vacation so parking demand was most likely down from its in-season levels because at least 1/8 to ¼ of the tenants and their respective visitors were on SUPPLEMENTAL INFORMATION 132 vacation. We request any future traffic study be conducted during the regular school year, not during vacation time. 4. In document #4, page 3 of Spour & Associates’ report, lists Suite 215 as medical usage. The two tenants—Kelly Waggoner and Michele Blume—listed in the tenant roster are not medical but psychologists with a Psy.D., not an MD. So, 753.9 square footage should be subtracted from the grandfathered medical usage’s square footage to calculate the correct the increased amount of new square footage requested to become medical. The correction would increase the required number of parking spaces because these non-medical tenants lost any grandfathering of medical usage in Suite 215. Jay Schuster and I respectfully request these four changes be made to the Resolution before approval. Comment from Jay Schuster: Pat Zingheim and I are owners of 2401 PCH. Both Pat and I respectfully request the City do a thorough review of its parking requirements to be more in line with other cities’ requirements instead of making planned exceptions like the “over 75% medical usage at 2200 PCH.” Several of the documents mention the number of parking spaces per square foot for other local cities and na tionally. As another example, Beverly Hills is easing restrictions on medical office space in an effort to help landlords. On 11/17/20, Beverly Hills City Council voted to allow medical use in many of the city’s commercial zones to help local property owners fill their spaces. Part of the stated reason for doing this is to help the City’s falling business tax revenue that impacts the City’s budget. Beverly Hills’ change includes easing parking restrictions: the new medical parking requirement is “one space per 350 square feet” instead of the prior “one space per 200 square feet.” Beverly Hills’ prior medical parking per square foot was the same as Hermosa Beach’s current medical requirement. Pat Zingheim and I respectfully request: 133 1. The City consider easing its medical parking restriction in terms of reducing the number of parking spaces per 1000 square feet to be in line with other LA County cities like Beverly Hills and those listed in Spour’s report, the average of cities in the overall United Sta tes described in the City Staff’s Report, and changing business operations including moving permanently to online employees. We request the City start and set a definitive date to complete an overall review of changing its requirements for parking spaces p er 1000 square feet. It is important to address this fairly across properties and not make exceptions. 2. The Planning Commission revise its Resolution to require the four changes that Pat mentioned previously: A. Hold a Planning Commission meeting with the public invited to review any request that 2200 PCH makes to have more than 75% medical usage. B. Change the signage to explicitly state tenants and their employees use the Hope Chapel parking lot. C. Do not make exceptions based on a summer traffic study. Change the City’s requirements for all its properties! D. Increase the required parking spaces by eliminating the existing/grandfathered medical usage for Suite 215. Thank you very much. 134 MEMORANDUM DATE: December 15, 2020 TO: Members of the Planning Commission FROM: Ken Robertson, Community Development Director RE: Planning Commission Item #8 – 2200 Pacific Coast Highway Parking Plan 20-4 It is recommended that the following language be added to Condition #6 in the proposed Draft Resolution (Attachment 1 to Staff Report) as discussed during November 17, 2020 Planning Commission meeting: 6. All parking shall be shared (not designated) and shared parking use signage shall be established in all parking areas. Add the following language: Use of 40 parking spaces at 2420 Pacific Coast Highway shall be used by employees of tenants of 2200 Pacific Coast Highway except in circumstances when patrons of 1 or more tenants require overflow and spaces at 2420 Pacific Coast Highway when available. Unless otherwise determined by the Planning Commission, this additional language will be included in the final resolution. SUPPLEMENTAL INFORMATION 135 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0801 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of December 15, 2020 Conditional Use Permit CUP 20-7:a request for On-Sale General Alcohol at an existing restaurant (Spumoni Trattoria &Pizzeria)with operating hours between 10:00 a.m.to 10:00 p.m.Sunday through Thursday,and 10:00 a.m.to 11:00 p.m.Friday and Saturday,replacing and abandoning the existing Conditional Use Permit for On-Sale Alcohol limited to beer and wine,which currently allows late night hours past11:00 p.m.to midnight daily,located at 1101 Aviation Boulevard and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). Applicant:Nando Silvestri Spumoni Restaurant- H.B., LLC 1101 Aviation Boulevard Hermosa Beach, CA 90254 Owner:Ralph Horowitz Horowitz- Kennard, LLC J.V. 11911 San Vicente Boulevard, #310 Los Angeles, CA 90049 Recommended Action: Staff recommends the Planning Commission adopt the attached resolution approving the Conditional Use Permit for On-Sale General Alcohol at an existing restaurant (Spumoni Trattoria & Pizzeria) with operating hours between 10:00 a.m. to 10:00 p.m. Sunday through Thursday, and 10:00 a.m. to 11:00 p.m. Friday and Saturday; replacing and abandoning Resolution No. P.C. 87-41, which approved a Conditional Use Permit for On-Sale Alcohol limited to beer and wine and late night hours past 11:00 P.M. to midnight daily, located at 1101 Aviation Boulevard and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). Background: The applicant is seeking approval to allow the sale of general alcohol for on-site consumption in City of Hermosa Beach Printed on 2/20/2024Page 1 of 9 powered by Legistar™136 Staff Report REPORT 20-0801 conjunction with an existing restaurant (Spumoni Trattoria & Pizzeria).Spumoni is an existing restaurant that has been operating since September 2019. The subject site has operated as a late- night alcohol establishment (beer and wine only) since 1987 with a closing time of midnight. The applicant is seeking this Conditional Use Permit in order to upgrade the existing alcohol (ABC) license from their current Type #41 License (Beer & Wine sales at a bona-fide restaurant), to a Type #47 License (Full Line of Alcohol at a bona-fide restaurant), and is also requesting to eliminate their late night operating hours. Other than the change in type of ABC licensed privileges and reducing the hours of operations, the applicant is not proposing any modifications to the existing site. Project Information: GENERAL PLAN:Gateway Commercial ZONING:General and Highway Commercial (C-3) EXISTING USE:Late night establishment with on- sale beer and wine alcohol PROPOSED USE:Restaurant with on-sale general alcohol EXTERIOR MODIFICATIONS:No exterior modifications are proposed FLOOR AREA EXISTING:2,259 square feet (1,971 S.F. Interior and 288 S.F. Exterior Patio) SEATING EXISTING:43 seats interior and 12 seats exterior in patio 55 total seats SEATING PROPOSED:No proposed changes to the existing seating OCCUPANT LOAD EXISTING:79 Patrons PROPOSED OCCUPANT LOAD:No proposed changes to the occupant load PERMITTED OPERATION HOURS:6:00 a.m. to midnight daily PROPOSED OPERATION HOURS:10:00 a.m. to 10:00 p.m. Sunday through Thursday, and 10:00 a.m. to 11:00 p.m. Friday and Saturday EXISTING ALCOHOL LICENSE:Type 41(On-Sale Beer & Wine, Eating Place)) PROPOSED ALCOHOL LICENSE:Type 47 (On-Sale General, Eating Place) ON-SITE PARKING EXISTING:134 on-site parking spaces; no changes City of Hermosa Beach Printed on 2/20/2024Page 2 of 9 powered by Legistar™137 Staff Report REPORT 20-0801 proposed ENVIRONMENTAL DETERMINATION:Categorically Exempt, CEQA Section 15301(Class 1 Existing Facilities) Project Setting: The Project is located at 1101 Aviation Boulevard on the northeast corner of the intersection of Aviation Boulevard and Prospect Avenue. The Project is located within the Big Lots shopping center, which is located within both the City of Hermosa Beach and the City of Redondo Beach; although the subject restaurant is solely located within Hermosa Beach. A mix of uses are located within the shopping center including, personal service, general retail, educational facilities, and restaurants. The closest residential uses are located to northwest of the project site on Prospect Avenue. There are two additional alcohol establishments (Aka Ramen & Sushiya and Barsha) located within the shopping center, one of which is considered a “late-night establishment” (see table below). See the attachments for the citywide beer and wine/general alcohol matrix. Properties to the east, south and west of the subject site are also within the C-3 commercial zone and include similar type uses such as, general retail and food establishments. List of Nearby Alcohol Serving Restaurants and Establishments Business Name Address Alcohol License Type Late-Night Establishment CUP Hours of Operation 1. Aka Ramen & Sushiya CC 11- 6776 1121 Aviation Blvd. Type 41 Beer & Wine No 7am-10pm Sun- Thurs, 7am-11pm Fri - Sat at which time all customers shall vacate premises and doors locked. 2. Barsha 1141 Aviation Blvd. Type 41 Beer & Wine Yes 7am-12am Sun- Thurs, 7am-1am Fri- Sat 3. El Pollo Inka 1100 PCH Type 41 Beer & Wine No 6am-10pm Sun- Thurs, 6am-11pm Fri - Sat. City of Hermosa Beach Printed on 2/20/2024Page 3 of 9 powered by Legistar™138 Staff Report REPORT 20-0801 Site History of On-Sale Alcohol CUPs on Subject Site: ·Planning Commission Resolution 87-41 approved a conditional use permit and an environmental negative declaration for a restaurant expansion and a beer/wine license in conjunction with the operation of a restaurant at 1101 Aviation Boulevard. ·Planning Commission Resolution 87-42 approved a parking plan for a restaurant expansion in a shopping center at 1101 Aviation Boulevard. The restaurant has been occupied by a restaurant use since 1987 and the applicant (Spumoni )has been operating since September 2019. Analysis: The applicant request a Conditional Use Permit for general alcohol sales in conjunction with an existing food establishment (Spumoni Trattoria & Pizzeria) with operation hours limited to 10:00 a.m. to 10:00 p.m. Sunday through Thursday and 10:00 a.m. to 11:00 p.m. Friday and Saturday. The existing Conditional Use Permit for a restaurant with on-sale beer/wine alcohol license with late night operation hours will be abandoned and replacement with the proposed Conditional Use Permit. Late Night On-sale Alcohol Beverage Establishments On September 27,2012 the City Council approved Ordinance No. 12-1337, amending Municipal Code, Chapter 17 (Zoning), to incorporate the City’s Policy on “no intensification of late night on-sale alcohol beverage establishments. Pursuant to the Hermosa Beach Municipal Code Section 17.40.080(B), the voluntary reduction of operating hours is encouraged, and may be incentivized. Pursuant to HBMC Section 17.40.080(B)(3), the Planning Commission may grant one or more incentives in exchange for the voluntary reduction in permitted operating hours, which could include live entertainment, space for dance floors, changes from beer and wine service to general alcohol, etc. In exchange for the upgrade of the ABC license from beer and wine to general alcohol, the applicant is proposing to voluntary reduce their hours of operation with proposed closing time being 10:00 p.m. Sunday through Thursday, and 11:00 p.m. Friday and Saturday. This is consistent with the action taken by the City Council on September 27, 2012, when the Council indicated they wanted to reduce the overall number of late-night on-sale establishments by 10% below the then-current threshold. In 2012, 41 late-night establishments were operating in the city. Since that time, two have ceased late- night operations. With this approval, the number of late-night alcohol beverage establishments will be reduced to 38; thus bringing the City closer to the Council’s 10% reduction target. Floor Plan The currently approved floor plan (attached) includes a dining area with a mixture of four-top and two City of Hermosa Beach Printed on 2/20/2024Page 4 of 9 powered by Legistar™139 Staff Report REPORT 20-0801 -top tables, a bar with five-seat counter, and an enclosed patio. The kitchen, food preparation area, storage space and two restrooms are all located at the north portion of the tenant space. A utility closet, an office and an alcohol storage area can be found at the east portion of the tenant space. There are also a total of three existing televisions, setback over 12 feet from the exterior tenant space walls. There are 5 bar counter seats, 38 seats in the dining area and an additional 12 seats in the enclosed patio for a total of 55 seats. The existing Conditional Use Permit authorizes 72 patrons within the restaurant and 19 patrons in the patio for a total of 91 patrons. The proposal does not include any changes to the existing floor plan, seating count or occupant load and, will thus remain unaltered. CUP Criteria, Conditions and Standards: Municipal Code Sections 17.40.020 and 17.40.080 (attached) address 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 conditional use permit, including an amendment, 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 residential uses are located directly west of Prospect Avenue approximately 88 feet from the north tenant space wall. These residences are within the C-3 zone and are non-conforming. Additional residential uses are located approximately 230 feet from the north tenant space within the R-1 zone, and approximately 200 feet from the south tenant space wall within the R-1 zone. The hours of operation will be reduced from 6:00 a.m. to midnight daily to 10:00 a.m. to 10:00 p.m. Sundays through Thursdays, and 10:00 a.m. to 11:00 p.m. Fridays and Saturdays. Staff believes that the reduced hours of operation will reduce the potential adverse effects from the proposed alcohol license. A condition of approval has also been added to the proposed resolution requiring the noise emanating from the property to be within the limitations prescribed by the City’s Nose Ordinance. B.The amount of existing or proposed off-street parking facilities, and its distance from the proposed use; The project site is located within the Big Lots shopping center, which has a total of 134 existing off- street shared parking spaces. The proposal will not affect the existing off-street parking spaces since it will not increase the restaurant’s capacity or result in physical modifications; therefore, parking demand generated by the restaurant will remain unaffected. C.Location of and distance to churches, schools, hospitals and public playgrounds; The Church of Christ and Hermosa View Elementary School are the nearest sensitive uses in the City of Hermosa Beach Printed on 2/20/2024Page 5 of 9 powered by Legistar™140 Staff Report REPORT 20-0801 vicinity, which are located approximately 400 to 1,000 square feet from the subject site. The proposal is not likely to affect the nearest sensitive receptor at approximately 400 to 1,000 feet from the project site, or other parks or similar uses in the vicinity due to distance and hours of operation. D.The combination of uses proposed; The proposed project is located within the C-3 General and Highway Commercial zone which aims to provide opportunities for a full range of office, retail, and service commercial uses deemed suitable for the city, and appropriate for the Pacific Coast Highway and Aviation Boulevard commercial corridors, including business not appropriate for other zones because they attract heavy vehicular traffic or have specific adverse impacts. The proposal will maintain the existing restaurant use with reduced operation hours, which is compatible with the surrounding commercial uses within the Big Lots shopping center and with surrounding commercial uses in the area, which serve residents and visitors east of the Pacific Coast Highway. E.Precautions taken by the owner or operator of the proposed establishment to assure the compatibility of the use with surrounding uses; Late-night alcohol beverage establishments are on-sale establishments which operate after 11:00 P.M., including restaurants, establishments that serve or allow alcoholic beverages as the primary use (e.g., bars), and establishments that provide live entertainment. The objective of the City’s late- night alcohol beverage establishment policy is to reduce the potential for adverse impacts associated with late-night alcohol beverage establishments after 11:00 P.M. The proposal to alter hours will decrease the number of late-night alcohol beverage establishments and is consistent with the surrounding uses, and the intent of the C-3 zone. Additional the reduction of hours will reduce the number of existing “late-night establishment” located within the existing shopping center from a total of two late-night establishments to one late-night establishment. Conditions of approval have also been included to ensure compatibility of the use with surrounding uses. F.The relationship of the proposed business-generated traffic volume and the size of streets serving the area; The proposal does not include any modification to the existing floor area. Thus, the proposed alcohol license and reduction of operation hours are not anticipated to be generated additional trips that may impact the traffic volume. It is likely that the reduced hours of operation will reduce the impacts on the existing traffic volume. G.The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; The existing business has been operating since September 2019. The proposal does not include additional signage for the existing business. Any future proposed signage shall be reviewed and approved through a separate sign permit review. City of Hermosa Beach Printed on 2/20/2024Page 6 of 9 powered by Legistar™141 Staff Report REPORT 20-0801 H.The number of similar establishments or uses within close proximity to the proposed establishment; There is a mix of commercial businesses located within the existing shopping center, including two restaurants (two alcohol serving and one “late-nigh establishment”), two fitness facilities, four personal service facilities, three educational facilities and two general retail businesses. The proposal will have no effect on the number of similar establishments or uses within close proximity to the proposed establishment. I.Noise, odor, dust and/or vibration that may be generated by the proposed use; The existing floor plan show that all existing televisions, which may generate noise impacts, are setback more than 12 feet from the exterior tenant space walls. Additionally, the reduction of operating hours will likely reduce noise generate from the alcohol establishment. Conditions of approval are included to require that all noise emanating from the property shall be within the limitations prescribed by the City’s Nose Ordinance. J.Impact of the proposed use to the city’s infrastructure, and/or services; The existing restaurant use is not anticipated to impact the existing infrastructure. K.Will the establishment contribute to a concentration of similar outlets in the area; While the existing restaurant use will continue, the hours of operation will be reduced. Thus, the proposal will change concentration of late-night alcohol beverage establishments in the area. However, since subject site has operated as a restaurant since 1987, the proposal will not contribute to a concentration of restaurants in the area. L.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. No other issues are identified. CEQA Compliance: The proposed project is Categorically Exempt from the California Environmental Quality Act (CEQA), as defined in Guideline Section 15301. Class 1 exemptions apply to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. More specifically, the project is comprised of a request for On-Sale General Alcohol at an existing restaurant (Spumoni Trattoria & Pizzeria). 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 resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a City of Hermosa Beach Printed on 2/20/2024Page 7 of 9 powered by Legistar™142 Staff Report REPORT 20-0801 historical resource. General Plan Consistency: The establishment is located within the Gateway Commercial (GC) land use area, and the purpose is to “offer a greater variety of employment, retail, and economic activity the community.” The Gateway Commercial land use designation, “also plays a role in providing services and amenities to visitors and the region by encouraging hotels and larger employment centers to be located in this area.” Sites located within the Gateway Commercial designation should, “include community or regionally- orientated retail uses with upper floor high visitor office uses,” and “public assembly, recreational, and other community facilities which are determined to be compatible with and oriented towards enhancing the gateway commercial district may also be allowed,” (PLAN Hermosa pg. 76). The subject site is also located within the Aviation Corridor Character Area, which serves as a primary entry point into Hermosa Beach from Aviation Boulevard. The future vision of the Aviation Corridor includes transforming the building design, form, and orientation while enhancing the streetscape and access for pedestrians and bicycles in this area. The Aviation Corridor Character area, “should be transformed into a walkable, multi-use, active commercials corridor with ground-floor uses such as retail, restaurants, and personal services to serve the daily needs of residents east of Pacific Coast Highway and provide artistic and cultural services to the entire community.” Moreover, “Gateway commercial uses should anchor each end of the corridor, creating multi-use activity centers.” Building design should be one or two stories tall and most parking should be arranged along the sides or behind buildings, with larger parcels able to provide consolidated parking facilities the can serve uses along the entire corridor (PLAN Hermosa pg. 96). The proposal for On-Sale General Alcohol at an existing restaurant (Spumoni Trattoria & Pizzeria) with operating hours between 10:00 a.m. to 10:00 p.m. Sunday through Thursday, and 10:00 a.m. to 11:00 p.m. Friday and Saturday, is consistent with the PLAN Hermosa Gateway Commercial land use purpose through maintaining a ground floor restaurant which has been in operation since 1987. Restaurants in the Aviation Corridor Character area serve residents east of the Pacific Coast Highway and visitors entering Hermosa Beach via Aviation Boulevard. Additional, the site supports the intent of the Aviation Corridor Character Area by utilizing an existing consolidate parking lot within the existing shopping center. The proposal also implements the following PLAN Hermosa goals and policies: Land Use policies 1.3 Access to daily activities, 1.5 Balance resident and visitor needs, 1.7 Compatibility of uses, 1.8 Respond to unique characteristics, 1.9 Retain commercial land area, and 6.6 Human-scale buildings as well as Governance policy 5.7 Visitor and resident balance. Summary: The project, as conditioned, is consistent with the zoning code and other relevant provisions of the City of Hermosa Beach Printed on 2/20/2024Page 8 of 9 powered by Legistar™143 Staff Report REPORT 20-0801 Municipal Code. Therefore, staff recommends adoption of the attached resolution approving the Conditional Use Permit a request for On-Sale General Alcohol at an existing restaurant (Spumoni Trattoria & Pizzeria) with operating hours between 10:00 a.m. to 10:00 p.m. Sunday through Thursday and 10:00 a.m. to 11:00 p.m. Friday and Saturday, replacing and abandoning the existing Conditional Use Permit for On-Sale Alcohol limited to beer and wine, which currently allows late night hours past 11:00 P.M. to midnight daily, located at 1101 Aviation Boulevard and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). Attachments: 1.Proposed Resolution 2.Applicant Submittal 3.Project Description 4.Site Photographs 5.P.C. Resolution No. 87-41 6.Citywide Beer and Wine/General Alcohol Matrix 7.Radius Map 8.Poster Verification Respectfully Submitted by: Yuritzy Randle, Assistant Planner Approved: Ken Robertson, Community Development Director Concur: David Blumenthal, AICP, Senior Planner Legal Review: Patrick Donegan, City Attorney City of Hermosa Beach Printed on 2/20/2024Page 9 of 9 powered by Legistar™144 1 RESOLUTION NO. 20-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT TO ALLOW ON-SALE GENERAL ALCOHOL AT AN EXISTING RESTAURANT (SPUMONI TRATTORIA & PIZZERIA) WITH OPERATING HOURS BETWEEN 10:00 A.M. TO 10:00 P.M. SUNDAY THROUGH THURSDAY AND 10:00 A.M. TO 11:00 P.M. FRIDAY AND SATURDAY, AND REPLACING AND ABANDONING RESOLUTION NO. PC 87-41, FOR PROPERTY LOCATED AT 1101 AVIATION BOULEVARD AND DETERMINATING 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. The Planning Commission adopted Resolution No. PC 87-41 on July 21, 1987 to approve a Conditional Use Permit allowing the operation of a restaurant with the consumption of beer and wine and late night hours (11:00 p.m. to midnight daily). SECTION 2. An application was filed on September 9, 2020 by Brett Engstrom representing Nando Silvestri (Business Owner), seeking approval for a Conditional Use Permit to allow on-Sale general Alcohol at an existing restaurant (Spumoni Trattoria & Pizzeria) with operating hours between 10:00 a.m. to 10:00 p.m. Sunday through Thursday and 10:00 a.m. to 11:00 p.m. Friday and Saturday, thereby replacing and abandoning the existing Conditional Use Permit for On-Sale Alcohol limited to beer and wine, which currently allows late night hours past11 :00 P.M. to 12:00 A.M. midnight daily and to determine that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). SECTION 3. The proposed project is Categorically Exempt from the California Environmental Quality Act (CEQA, as defined in Section 15301. Class 1 exemptions apply to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. More specifically, the project is comprised of a request for On-Sale General Alcohol at an existing restaurant (Spumoni Trattoria & Pizzeria). 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 resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical 145 2 resource. SECTION 4. The Planning Commission conducted a duly noticed public hearing to consider CUP 20-07 on December 15, 2020, at which time the Staff Report and testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. SECTION 5. Based on evidence received at the public hearing, the Planning Commission hereby makes the following findings to approve the Conditional Use Permit, pursuant to section 17.40.020 of the Municipal Code: 17.40.020 General criteria for all uses A. Distance from existing residential uses; 
 The nearest residential uses are located directly west of Prospect Avenue approximately 88 feet from the north tenant space wall. These residences are within the C-3 zone and are non-conforming. Additional residential uses are located approximately 230 feet from the north tenant space within the R-1 zone, and approximately 200 feet from the south tenant space wall within the R-1 zone. The hours of operation will be reduced from 6:00 a.m. to midnight daily to 10:00 a.m. to 10:00 p.m. Sundays through Thursdays, and 10:00 a.m. to 11:00 p.m. Fridays and Saturdays. Staff believ es that the reduced hours of operation will reduce the potential adverse effects from the proposed alcohol license. A condition of approval has also been added to the proposed resolution requiring the noise emanating from the property to be within the limi tations prescribed by the City’s Nose Ordinance. B. The amount of existing or proposed off -street parking facilities, and its distance from the proposed use; 
 The project site is located within the Big Lots shopping center, which has a total of 134 existing off-street shared parking spaces. The proposal will not affect the existing off-street parking spaces since it will not increase the restaurant’s capacity or result in physical modifications; therefore, parking demand generated by the restaurant will remain unaffected. C. Location of and distance to churches, schools, hospitals and public playgrounds; The Church of Christ and Hermosa View Elementary School are the nearest sensitive uses in the vicinity, which are located approximately 400 to 1,000 square feet from the subject site. The proposal is not likely to affect the nearest sensitive receptor at approximately 400 to 1,000 feet from the project site, or other parks or similar uses in the vicinity due to distance and hours of operation. D. The combination of uses proposed; The proposed project is located within the C-3 General and Highway Commercial zone which aims to provide opportunities for a full range of office, retail, and service commercial uses deemed suitable for the city, and appropriate for the Pacific Coast Highway and Aviation Boulevard commercial corridors, including business not appropriate for other zones because they attract heavy vehicular traffic or have specific 146 3 adverse impacts. The proposal will maintain the existing restaurant use with reduced operation hours, which is compatible with the surrounding commercial uses within the Big Lots shopping center and with surrounding commercial uses in the area, which serve residents and visitors east of the Pacific Coast Highway. E. Precautions taken by the owner or operator of the proposed establishment to assur e the compatibility of the use with surrounding uses; Late-night alcohol beverage establishments are on-sale establishments which operate after 11:00 P.M., including restaurants, establishments that serve or allow alcoholic beverages as the primary use (e.g., bars), and establishments that provide live entertainment. The objective of the City’s late-night alcohol beverage establishment policy is to reduce the potential for adverse impacts associated with late -night alcohol beverage establishments after 11:00 P.M. The proposal to alter hours will decrease the number of late-night alcohol beverage establishments and is consistent with the surrounding uses, and the intent of the C-3 zone. Additional the reduction of hours will reduce the number of existing “late-night establishment” located within the existing shopping center from a total of two late -night establishments to one late-night establishment. Conditions of approval have also been included to ensure compatibility of the use with surrounding uses. F. The relationship of the proposed business-generated traffic volume and the size of streets serving the area; The proposal does not include any modification to the existing floor area. Thus, the proposed alcohol license and reduction of operation hours are n ot anticipated to be generated additional trips that may impact the traffic volume. It is likely that the reduced hours of operation will reduce the impacts on the existing traffic volume. G. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; The existing business has been operating since September 2019. The proposal does not include additional signage for the existing business. Any future proposed signage shall be reviewed and approved through a separate sign permit review. H. The number of similar establishments or uses within close proximity to the proposed establishment; There is a mix of commercial businesses located within the existing shopping center, including two restaurants (two alcohol se rving and one “late-nigh establishment”), two fitness facilities, four personal service facilities, three educational facilities and two general retail businesses. The proposal will have no effect on the number of similar establishments or uses within close proximity to the proposed establishment. I. Noise, odor, dust and/or vibration that may be generated by the proposed use; The existing floor plan show that all existing televisions, which may generate noise impacts, are setback more than 12 feet from the exterior tenant space walls. Additionally, the reduction of operating hours will likely reduce noise generate from the 147 4 alcohol establishment. Conditions of approval are included to require that all noise emanating from the property shall be within the limi tations prescribed by the City’s Nose Ordinance. J. Impact of the proposed use to the city’s infrastructure, and/or services; The existing restaurant use is not anticipated to impact the existing infrastructure. K. Will the establishment contribute to a concentration of similar outlets in the area; While the existing restaurant use will continue, the hours of operation will be reduced. Thus, the proposal will change concentration of late -night alcohol beverage establishments in the area. However, since subje ct site has operated as a restaurant since 1987, the proposal will not contribute to a concentration of restaurants in the area. L. 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. No other issues are identified. SECTION 6. Based on the foregoing, and pursuant to Hermosa Beach Municipal Code (HBMC) 17.70.010(F) the Planning Commission hereby revokes Resolution No. PC 87-41, thus deeming it rescinded and of no further force and effect. In revoking Resolution No. PC 87-41, the Planning Commission hereby finds that the circumstances under which the Conditional Use Permit was granted have been changed by the owner or operator inasmuch as this resolution will replace the previous conditions of approval and authorize new hours of operation and an upgraded ABC license. SECTION 7. Based on the foregoing, and pursuant to Hermosa Beach Municipal Code (HBMC) 17.40.020, the Planning Commission hereby approves the request for a Conditions of Approval for on-sale general alcohol, in conjunction with a restaurant for the property at 1101 Aviation Boulevard,: 1. The continued operation of the business shall be as a bona fide restaurant: the kitchen shall be equipped to prepare food from its component ingredients whenever the restaurant is open and it shall offer a full-service lunch and/or dinner menu; food service from the menu shall be available during all hours that the establishment is open for business, provided that said food service may cease one hour prior to close daily. 2. Alcohol may be served for on-premise consumption only and in a manner consistent with its license issued by the State Department of Alcoholic Beverage Control (ABC). 3. Seating in the restaurant shall be limited to 72 patrons. Seating in the patio shall be limited to 19 patrons. 148 5 4. The restaurant shall maintain sales reports showing the actual items sold and price charged and invoices for all food, nonalcoholic beverages and alcohol beverages sold for the prior twelve (12) months. Should the Planning Commission or City Council initiate a CUP modification or revocation proceeding, the Commission, or the Council, may at its discretion require the subject business to provide (a) a statement of the percentage of gross sales, computed monthly, that resulted from the sale of prepared food for not longer than the prior twelve (12) months; and (b) the supporting data upon which the percentage is based. The Planning Commission, or City Council, may also require an audit of the records of the business by a certified public accountant to determine the gross sales of food and alcohol or a forensic audit by a qualified auditor selected by the city of the information and data systems by which the information is produced. The results of these audits may be used to determine whether the grounds for modification or revocation exist. When considering revocation or modification, a restaurant that sells or provides on-sale alcoholic beverages will be presumed to be operating as a restaurant if the monthly food to alcohol sale ratios are consistent with the ratios in HBMC Subsection 17.70.010(H). 5. Live entertainment (including amplified music, disc jockeys, live music whether acoustic or amplified, and live performances of all kinds) and customer dancing is prohibited. Televisions and amplified music, including speakers shall be prohibited within the first ten (10) feet of the front of the building. A maximum of five (5) televisions or similar displays shall be permitted in the remainder of the restaurant. 6. The permittee shall not solicit, advertise, or otherwise encourage the use of its premises for "pub crawl" activities whereby persons travel in an organized or predetermined fashion between premises with the goal of consuming alcoholic beverages at each stop along the way. 7. The hours of operation for all operations of the restaurant, including the bar area, shall be limited to between 7:00 A.M. and 11:00 P.M daily. All customers shall vacate the premises by no later than 11:00 P.M. and the doors shall be locked. 8. The furniture and interior improvement within the business operation shall conform to the floor plan. The use consisting of a restaurant with on-sale general alcohol – general alcohol, shall be substantially consistent with the plans submitted September 9, 2020 and approved by the Planning Commission on December 15, 2020. Minor modifications to the plans shall be reviewed and may be approved by 149 6 the Community Development Director. Any substantial deviation must be reviewed and approved by the Planning Commission. 9. The modifications and the operation shall comply with all requirements of the Building, Fire and Public Works Departments. The applicant shall submit a plan for occupant load calculation and approval prior to issuance of the Certificate of Final Occupancy. 10. 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. 11. Management shall be responsible for maintaining noise volumes at reasonable levels. 12. The establishment shall not adversely affect the welfare of the residents, and/or commercial establishments nearby. 13. The business shall employ adequate staffing and management/ supervision to prevent serving underage persons, over-serving alcohol, and loitering, unruliness, and boisterous behavior by patrons both inside and outside on the business premises, or in the immediate area. 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 shall be maintained on the premise in a location where employees can easily read the conditions. 14. If the Police Chief determines that there are a disproportionate number of police calls to the business due to the disorderly or disruptive behavior of patrons and the inability or refusal of the business to manage its patrons, the Chief shall so notify the Director of Community Development of this action, who shall forthwith schedule a public hearing before the Planning Commission to consider modification or revocation of this Conditional Use Permit. 15. The exterior of the premises shall be maintained in a neat and clean manner and maintained free of graffiti at all times. 16. The rear door, emergency exit, facing the shopping center shall remain closed at all times during business hours, and shall be equipped with panic hardware including an alarm and a self-closing door mechanism, equipment shall be maintained in operational order at all times. 150 7 17. Storage of trash bins or cans must be screened and remain in the utility room as described on the approved floor plans. Odor elimination equipment shall be installed for the trash bin area; venting untreated air from this area shall be prohibited. 18. Deliveries to the rear doors adjacent to Prospect Avenue are prohibited between the hours of 10:00 P.M and 8:00 A.M daily. 19. The provisions of this Conditional Use Permit shall take effect immediately upon adoption by the Planning Commission and upon completion of the applicable appeal period, should no appeal be filed. 20. The conditions of approval contained in this resolution shall supersede and replace the conditions of approval contained in Planning Commission ResolutionNo. PC 87-41 which are hereby rescinded and of no further force and effect. 21. The operation of the business shall comply with all Ordinances, regulations and laws applicable to a business of this kind in effect as of the date hereof or hereafter adopted. In addition to any other remedy available at law, in equity or as provided in the Municipal Code, (i) any significant or material violation, or (ii) any repeated, continuous or sustained violation of any condition of approval of this Conditional Use Permit shall constitute cause for revocation of this Permit. The Permittee shall be required to reimburse the City fully for its costs and expenses, including but not limited to attorney's fees, in undertaking any such corrective action. Reimbursement of enforcement costs shall constitute a civil debt and may be collected by any means permitted by law. In the event that violations of this Permit occur, the City shall refrain from issuing further permits, licenses or other approvals until such violation has been fully remedied. 22. 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 Department of Alcoholic Beverage Control, Los Angeles County Health Department, California Disabled Access Standards (Government Code Title 24), and Los Angeles County National Pollutant Discharge Elimination System Permit (NPDES). 151 8 23. The restaurant with on-sale alcoholic beverage service may be subject to a periodic review process established by the City to verify conformance with the conditions of approval. 24. The provision of alcoholic beverages shall comply with the following: a. All alcoholic beverages shall be served in non-disposable drinkware. b. Signs shall be posted in a conspicuous location warning patrons of the illegality of removing alcoholic beverages from the restaurant, and carrying and consuming alcoholic beverages in any public place such as the public sidewalk or beach. 25. To reduce marine debris associated with take-out containers, the establishment shall not use take-out containers with a “No. 6” recycle code or use certain polystyrene products, single-use plastic products, and single-use products in compliance with HBMC Chapter 8.64. 26. The practice of washing and rinsing restaurant floor mats, equipment, tables, etc., or discharge of any liquids, other than stormwater, onto the public right-or way, into the parking lot drain or stormdrains, is strictly prohibited. Discharge of liquids or wash water shall be limited to the sanitary sewer. 27. Exterior and interior water use shall comply with Chapter 8.56. 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 8. The Conditional Use Permit shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to commencement or issuance of Building Permit Certificate of Occupancy. 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 Conditional Use Permit. 152 9 Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. 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 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. 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. The Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach and its agents, officers and employees from any claim, action or proceeding against the City or its agents, officers or employees to attack, set aside, void or annul this Conditional Use Permit. The City shall promptly notify the Permittee of any claim, action or proceeding and the City shall fully cooperate in the defense. If the City fails to promptly notify the Permittee of any claim, action or proceeding, or the City fails to cooperate fully in the defense, the Permittee shall not thereafter be responsible to defend, indemnify or hold harmless the City. The Permittee shall reimburse the City for any court and attorney's fees that 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 act ion, 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 Permit. SECTION 9. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. 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 December15, 2020. ________________________________ _____________________________ 153 10 Rob Saemann, Chairman Ken Robertson, Secretary December 15, 2020 Date 154 155 156 157 158 159 160 Italian Salad 10. Romaine and iceberg lettuce with marinated carrots, garbanzo beans, roma tomatoes and mozzarella cheese in a vinaigrette dressing. Caesar Salad 10. Romaine lettuce, homemade garlic and herb croutons and shaved parmesan cheese tossed in our garlic caesar dressing (dressing contains raw eggs). Spinach Salad 10. Baby spinach, tomatoes, crispy bacon, toasted pine nuts & goat cheese in a vinaigrette dressing. Chopped Salad 10. Finely chopped lettuce, tomatoes, olives, garbanzo beans and mozzarella cheese in our balsamic dressing. Insalate (Salads) Add Chicken or Shrimp $4 Grilled Salmon Salad 15. Grilled salmon over mixed greens, artichoke hearts, roma tomatoes then topped with a creamy balsamic dressing. Matteo Salad 13. Mixed greens, grilled chicken breast, sliced pears, caramelized walnuts, roma tomatoes and blue cheese crumbles tossed in a balsamic dressing. Goat Cheese and Beets 12. Red beets, mixed spring mix, goat cheese crumbles, cucumbers, kalamata olives in balsamic dressing. Hermosa Salad 13. Fresh mozzarella, cucumbers, cherry tomatoes, olives in balsamic dressing. Antipasti (Appetizer) Spumoni Appetizer (serves two people) 15. A combination Italian cured meats, cheeses with olives, artichoke hearts and roasted peppers. Caprese 13. Fresh mozzarella cheese, sliced roma tomatoes, roasted peppers, kalamata olives, basil & olive oil Calamari Fritti 13. Deep fried tender calamari with arrabbiata sauce. Vongole e Cozze 13. Sauteed fresh manilla clams and black mussels in a white wine and roasted garlic broth. Garlic Bread 4. Garlic herbs and extra virgin olive oil on our homebaked bread. Bruschetta Pomodoro 10 . Grilled garlic bread topped with chopped tomatoes, basil and extra virgin olive oil. Arancini 10. Lightly fried rice balls stuffed with mozzarella cheese, green peas and ground beef. Prosciutto e Burrata 14. Cream in the center, fresh mozzarella with Parma prosciutto and extra virgin olive oil. Calamari Affogati 13. Sauteed squid, sweet peas, garlic, chili flakes, tomato sauce Capesante 13 . Grilled scallops sauteed with canenellini beans, garlic and truffle oil. Minestrone Soup 7. Homemade with garden vegetables and potatoes. Soup of the Day 7. Gnocchi Bar (All in-house made) Gnocchi Bolognese 17. Homemade meat sauce. Gnocchi al Pesto 17. Traditional pesto cream sauce. Gnocchi alla Sorrentina 16. Basil and melted mozzarella cheese in a tomato sauce. Gnocchi Alfredo 16. Parmesan cheese & cream sauce. Gnocchi Fradiavola 18. Shrimp, white wine in a spicy tomato sauce. Gnocchi Boscaiola 17. Wild mushroom sauce. (porcini, button, shiitake). Gnocchi Cardinale 17. Sundried tomatoes, chicken breast in a pink sauce. Gnocchi 4 Formaggi e Spinaci 17. Fresh spinach, parmesan, goat, gorgonzola & mozzarella cheese in a cream sauce. Gnocchi Arrabbiata e Funghi 16. Mushroom in a spicy tomato sauce. Gnocchi Gamberetti 18. Shrimp, white wine & pink sauce. 6/19-HB (All split dishes add $2) *Consuming raw or undercooked meats, poultry, seafood or eggs may increase your risk of foodborne illness. Individuals with certain health conditions may be at higher risk if foods are consumed raw or undercooked.161 Capellini alla Checca 15. Angel hair pasta with fresh roma tomatoes, basil, garlic and extra virgin olive oil. Penne Arrabbiata 15. Small tube pasta in a light spicy tomato sauce. Spaghetti Bolognese 17. Pasta with homemade meat sauce (add meatballs $2.00). Linguine Della Casa 17. Pasta with sweet peas, pancetta, mushroom cream sauce. Farfalle alla Barese 17. Bowtie Pasta with Italian mild sausage, broccoli, sundried tomatoes in a roasted garlic and olive oil. Lasagna Bolognese 18. Lasagna layered with meat sauce, bechamel sauce and Italian cheese. Fettuccine Gamberi Porcini e Carciofi 19. Pasta with shrimp, porcini mushrooms, artichokes and truffle oil. Penne Paesana 17. Small tube pasta with chicken breast, broccoli, sundried tomatoes and creamy sauce. Pastas Add Chicken or Shrimp $4 Gluten Free Pasta $2 Linguine alle Vongole 17. Pasta with fresh manilla clams, roasted garlic in a white wine sauce. Spaghetti Portofino 19. Pasta with shrimp, artichokes white wine and pink sauce. Linguine Pescatore 19. Pasta with fresh manilla clams, shrimp, calamari and mussels in white wine garlic tomato sauce. Ravioli Bolognese 16. Pasta pillows stuffed with ricotta cheese in a meat sauce. Fettuccine Alfredo w/Chicken 17. Pasta with chicken breast in a parmesan cheese cream sauce. Farfalle Vodka e Salmone 18. Bowtie pasta with fresh salmon in a vodka pink sauce. Linguine Rustica 17. Pasta with Italian mild sausage, spinach, olives, capers garlic and tomato sauce. Eggplant Parmigiana 17. Homemade Pasta (All split dishes add $2)6/19-HB Strozzapreti Carbonara 18. Elongated cavatelli shaped pasta prepared with pancetta, egg yolks, Parmiggiano Reggiano, Pecorino Romano and a pinch of course black pepper. Pacheri Amatriciana 17. Jumbo size tube pasta with minced onion, mild spicy peppers, pancetta, Pecorino Romano cheese and plum tomato sauce. Pappardelle Porcini 18. Wide noodle ribbons with porcini mushrooms, garlic and white wine with a touch of cream and Parmiggiano Reggiano. Pennette Puttanesca 17. Small tube pasta with Kalamata olives, capers, anchovy and garlic in a plum tomato sauce. Tonnarelli Cacio E Pepe 17. Long square cross section noodle pasta prepared with a creamy Pecorino and Parmiggiano Reggiano cheese saucewith course ground black pepper. Ravioli Quattro Formaggi 17. Round pasta pillows filled with ricotta, gorgonzola, Parmiggiano Reggiano and mascarpone cheeses. Mezza Luna Pollo E Funghi 17. Half moon shaped pasta pillows stuffed with chicken breast and wild mushrooms prepared with brown butter sage sauce. Cavatelli Broccoli Rabe 17. Italian sausage, roasted broccoli rabe, garlic, chili flakes and white wine. Med. 12” Lg. 16” Pomodoro 16. 20. Tomato sauce, mozzarella cheese, basil and sliced tomatoes. Della Casa 18. 22. Pepperoni, sausage, mushrooms, onions, bell pepper, tomato sauce & mozzarella cheese. Vegetarian 17. 22. Tomato sauce, mozzarella cheese, zucchini, asparagus and eggplant Diavola 18. 22. Pepperoni, meatballs, roasted peppers, mozzarella cheese in a fresh garlic spicy arrabbiata sauce. Quattro Formaggi 17. 21. Ricotta, gorgonzola, goat &mozzarella cheese. Med. 12” Lg. 16” Quattro Stagioni 18. 22. Prosciutto di Parma, artichokes, mushrooms, olives, tomato sauce & mozzarella cheese. Pollo e Pesto 18. 22. Chicken breast sundried tomato, pesto sauce & mozzarella cheese. Hawaiiana 17. 21. Pineapple, Canadian bacon, tomato sauce & mozzarella cheese. Biancaneve 17. 21. Spinach, garlic, ricotta, & mozzarella cheese. Calzone 15. Filled with ricotta cheese & tomato sauce. (Add $1 per filling.) NY Style Gluten Free Crust Add $3.00 Med 12” 16” (6 slices) (8 slices) Cheese & Tomato Sauce 14. 16. Toppings 2. 3. Pepperoni, sausage, mushrooms, onions, green peppers, olives, eggplant, garlic, salami, meatballs, anchovy, canadian bacon & pineapple, chicken, pesto, capers, goat cheese, feta cheese, basil, sun-dried tomatoes, kalamata olives, prosciutto, smoked mozzarella 162 Pollo Marsala 19. Double chicken breast with mushrooms and marsala wine sauce. Pollo al Limone 20. Double Chicken breast of chicken sauteed with lemon juice, white wine & capers. Pollo Cacciatore 20. Double chicken breast with roasted peppers, mushrooms and onions in a white wine light tomato sauce. Fillet of Sole 23. Pan roasted filet of sole topped with a brown butter sage sauce androasted shaved almonds. Salmone 24. Atlantic salmon fillet with lemon, capers and white wine . Fish of the Day M.P. Ask your server. Cioppino Mediterraneo 24. Fresh fish, clams, shrimps, calamari, mussels, in a light tomato fish broth. Scampi al Limone 22. Jumbo tiger shrimp in a white wine, garlic & lemon caper sauce. Scampi Fradiavola 22. Jumbo tiger shrimp in spicy tomato sauce with fresh garlic and red chili flakes. Pollo (Poultry) Served with rosemary roasted potatoes and sautéed vegetables of the day. Pollo Milanese 19. Lightly breaded chicken breast topped. with chopped tomatoes and spinach chiffonade lemon & olive oil. Pollo Saltimbocca 20. Double chicken breast topped with prosciutto, mozzarella and sage in a white wine sauce. Pollo Parmigiana 20. Baked breaded chicken breast with parmesan & mozzarella cheese in a light tomato sauce. Pesce (Seafood) Served with rosemary roasted potatoes and sautéed vegetables of the day. Except Cioppino. 6/19-HB (All split dishes add $2) Contorni (Sides) 5 Sauteed Spinach • Roasted Potatoes • Sauteed Broccoli Sauteed Vegetables Mixed • Side Pasta Marinara • Mashed Potatoes ~ *Consuming raw or undercooked meats, poultry, seafood or eggs may increase your risk of foodborne illness. Individuals with certain health conditions may be at higher risk if foods are consumed raw or undercooked. Carne (Meat) Served with rosemary roasted potatoes and sautéed vegetables of the day. Madaglione Di Manzo 32. Filet mignon medallions with mushrooms, garlic and rosemary in red wine reduction sauce. Flat Iron Steak 27. Grilled and served with a peppercorn sauce. Colorado Lamb Chops 25. Grilled lamb chops topped with a marsala wine sauce reduction. Vitello D’Annunzio 26. Veal scaloppine with artichokes, shallots mushrooms and marsala wine sauce. Vitello Marsala 26. Veal scaloppine with mushrooms, marsala wine sauce. Vitello al Limone 26. Veal scaloppine lemon, capers and white wine. 163 PROJECT DESCRIPTION APPLICANT: SPUMONI TRATTORIA & PIZZERIA LOCATION: 1101 AVIATION BLVD. REDONDO BEACH, CA 90254 REQUEST: AMENDMENT TO CUP 20-7 TO ALLOW AN UPGRADE OF ABC LICENSING FROM BEER & WINE TO A FULL LINE OF ALCOHOL FOR ON-SITE CONSUMPTION IN CONJUNCTION WITH AN EXISTING RESTAURANT ​SPUMONI TRATTORIA & PIZZERIA​. ________________________________________________________________________________ The applicant ​Spumoni Trattoria & Pizzeria​ is seeking discretionary approval to allow the sale of a full line of alcohol for on-site consumption in conjunction with the operation of an existing restaurant. The restaurant currently sells beer & wine for on-site consumption, which is permitted under their existing Conditional Use Permit (20-7). The applicant is requesting an amendment to their current CUP to allow an upgrade of ABC Licensing from their current Type #41 License (Beer & Wine sales at a bona-fide restaurant), to a Type #47 License (Full Line of Alcohol at a bona-fide restaurant). Spumoni Trattoria & Pizzeria ​is an existing restaurant which began operations in September 2019. However this location has been home to a restaurant with beer & wine sales since 1987. The commercial building is a single story and approximately 12 feet tall. The restaurant totals 2,259 sf. There is a 1,971 sf interior which includes the main dining area, restrooms, kitchen and other back of house operations. There are 59 seats within the interior area. The restaurant also includes a 288 sf patio area, with an additional 12 seats. The restaurant will play pre-recorded background music, and may have a few televisions placed around the restaurant. No other entertainment is proposed. Hours of operation for the restaurant are 10am to 10pm Sunday through Thursday, and 10am to 11pm Friday and Saturday. Hours of alcohol sales will be the same as the hours of operation. A previously granted CUP for the entire retail center governs hours for all businesses on the site, and permits operating hours of 6am to 12 midnight daily. However the applicant is requesting a modification of that grant to allow the currently requested hours of operation. The restaurant is located on a slightly sloped 84,844 sf parcel that is zoned C3 - General Commercial. The parcel is located at the northeast corner of Prospect Ave. and Aviation Blvd. The commercial buildings on the site total 23,523 sf (per assessor), and were first constructed in 1964. The other businesses on the site include a variety of commercial, retail and service uses. The property also includes a large on-site parking area with 134 parking spaces, which are shared by the patrons of all on-site businesses. The site has suitable utilities and services to accommodate the existing on-site uses, including the subject restaurant’s operation. There is vehicular ingress/egress to both Aviation Blvd and Prospect Ave. There is also vehicular access to the adjoining commercial property to the east, which also has a large parking area. The restaurant is owned by an established and experienced restaurateur. He currently operates four other restaurants in southern California, as well as a new location in Florida. Each of these locations operate with a Dept. of ABC License. The Spumoni Trattoria & Pizzeria menu consists of a large selection of Italian favorites, as well as some innovative takes on long time classics. A full food menu is available at all hours of operation. The owner is aware of the responsibility involved with the sale of alcohol, and has a good record of compliance with the Dept of ABC. The sale of alcohol will remain ancillary to the main focus of the business, the preparation and service of quality food service. Each employee involved with the sale of alcohol is properly trained, including how 1 164 to properly review a patron’s identification to confirm legal drinking age, how to recognize intoxicated patrons and avoiding over-service of alcohol. The applicant believes the location is proper for the operation of a sit down restaurant with alcoholic beverages and will not prove problematic to the surrounding area. The building has been home to an ABC Licensed business since 1987. It is located on commercially zoned property, as part of a retail shopping center first constructed in 1964. As such it is a reasonable size and layout in comparison with the surrounding area. The restaurant is sufficiently buffered from any nearby residential properties, as it is bordered on two sides by busy streets, and by a large parking area and commercial buildings on the other two. Additionally, the patron entrance and patio area are located on the eastside of the business and face the parking area and Aviation Blvd., which limits the possibility of unwanted noise escaping into the neighborhoods. The restaurant also has reasonable operating hours, 10am to 10pm Sunday through Thursday, and 10am to 11pm Friday and Saturday. These hours are in tune with a neighborhood restaurant, and avoid the possibility of late night noises at the restaurant. As stated previously, the applicant is an experienced restaurant operator with a good record of compliance regarding the sale of alcoholic beverages This same responsible approach will be continued with an upgrade of ABC Licensing to a Type #47 License. Should the subject application be granted, the restaurant ​will continue to be a positive influence in the area and will gladly ​abide by all conditions placed on the operation by the City of Redondo Beach, Redondo Beach PD and the Dept of ABC. 2 165 Attachment: Site Photographs 166 167 168 169 170 LOCATION NAME, USE and RESOLUTION(S) ABC LICENSE TYPE & ALCOHOL ALLOWED LATE NIGHT (CUP AFTER 11PM) CUP HOURS OF OPERATION ABC HOURS TOTAL OCCUPANT LOAD (PATIO) FOOD SALES BY ABC LICENSE RATIO REQUIRED** BY CUP CUP FOR OUTDOOR DINING & HOURS CUP FOR LIVE ENTERTAINMENT & HOURS/ STANDARDS AND DANCING STANDARDS PARKING, PROMOTERS/ADVERTISEMENT, SIGNAGE, SECURITY, TVS, BIKE RACKS, NOISE (SOUND PROOFING), BARRIERS, AESTHETICS, ENTRANCE/EXIT DOORS ETC. 1 110 2nd Street The Spot (restaurant use) BZA 154-480 Type 41 Beer & Wine NO 11am-9:30pm Mon- Fri, 9am-9:30pm Sat- Sun Hours not specified by ABC license. Under 50 NO 35% beer & wine /65% food Monthly NO NO Primary purpose is to serve food and must operate a full kitchen and provide a full menu with complete lunches and/or dinners, with hot entrees. No admission or service of alcohol to anyone on skates. Provide screens on exterior openable windows to ensure no pass through of alcoholic beverages. 2 37 14th Street La Playita (restaurant use) PC 08-46 Type 41 General Alcohol NO 7am-9pm Daily 9am-10pm Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 50/50 Monthly YES. 7am-9pm Daily NO Provide screens on exterior openable windows at ground floor to prevent pass through of alcoholic beverages and to control flies. Minimum 6-foot high barrier maintained around perimeter of outside dining area and shall remain free of damage. Shall serve one of the following: breakfast, lunch, or dinner or has a kitchen with equipment capable of serving breakfast, lunch, or dinner. Alcoholic beverages shall be served in non-throw away containers, no take-away cups or orders for alcohol. Ensure one managerial staff member familiar with CUP terms on-site at all times 4pm-9pm daily. Signs posted in conspicuous location in outside dining area requesting patrons be considerate of nearby residents, including controlling volume of conversations. No entertainment, amplified speakers of any kind, TVs or similar devices in outdoor patio area. Trash/recycle enclose (with minimum 5-foot high gate screening). Landscape in front of business shall be maintained in healthy condition. Bicycle rack shall be provided and maintained adjacent to the business. No stand-up or sit-down bar area. No dining or objects on sidewalk unless CUP is amended. Parking lot shall be well lit from sunset to 30 mins after closing. Lighting shall be cut-off and downcast, not shine on neighboring properties, light bulbs shall not be visible to occupants of adjoining residences. 3 25 22nd Street Martha's 22nd Street Grill (restaurant use) PC 94-24 Type 41 Beer & Wine No 7am-9pm Daily 8am-9pm Daily 137 (40 patio)NO 35% beer & wine /65% food Monthly YES. 7am-9pm Daily2 NO Bicycle racks shall be provided to satisfaction of the Community Development Director. Windows and doors shall remain closed during operating hours past 10pm if complaints regarding noise levels are received. Manager or employee aware of CUP conditions shall be on premises during business hours. CUP shall be on property so conditions can be read by employees. Alcoholic beverages shall be served in non-throw-away glass containers including beer and wine. 4 26 22nd Street The Bottle Inn (restaurant use) PC 99-24 Type 41 Beer & Wine YES 7am-11pm Sun- Thurs, 7am-12am Fri- Sat ABC license information not available at this time. 99 (30 Patio)ABC license information not available at this time. NO YES. 7am-11pm during daylight savings time (April- October), 7am-10pm (November-March) NO No recorded music or amplified music on patio. Existing bicycle parking shall be maintained. 5 1101 Aviation Blvd. Spumoni Trattoria & Pizzeria (restaurant use) PC 96-30 Type 41 Beer & Wine YES 7am-12am midnight daily 11am-12am Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO Bars are prohibited at restaurants at 1103 and 1141 Aviation Blvd. Minimum of 191 parking spaces shall be provided and striped in the shopping center parking lot and existing landscaping shall be maintained. 6 1121 Aviation Blvd. Aka Ramen & Sushiya CC 11- 6776 Type 41 Beer & Wine No 7am-10pm Sun- Thurs, 7am-11pm Fri- Sat at which time all customers shall vacate premises and doors locked. ABC license information not available at this time. Under 50 ABC license information not available at this time. 35% beer & wine /65% food Monthly NO NO Bona fide restaurant with kitchen equipped to prepare food from its component ingredients. Shall offer full service lunch and/or dinner menu and food service available during business hours. No outdoor or open air dining. Live entertainment (including amplified music, disk jockeys, live music whether acoustic or amplified, and live performances of all kinds) and customer dancing are prohibited. TVs, electronic, video or other similar displays or screens or devices shall be three (3). Manager aware of CUP conditions shall be on premises during business hours. CUP shall be on property so conditions can be read by employees. Minimum of 191 parking spaces shall be maintained in the shopping center parking lot and existing landscaping shall be maintained. 7 1141 Aviation Blvd. Barsha (restaurant use) PC 97-72 and PC 12-18 Type 41 Beer & Wine YES 7am-12am Sun- Thurs, 7am-1am Fri- Sat 8am-12am Sun- Thurs, 8am- 1:30am Fri-Sat. (No live entertainment after 12am daily) 102 (68 dining, 8 patio & 26 bar) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO YES. 7am-10pm Daily YES. 7am-12am Sun-Thurs, 7am-1am Fri-Sat Minimum of 191 parking spaces shall be provided and striped in the shopping center parking lot and existing landscaping shall be maintained. If entertainment includes amplified live entertainment, an acoustical study shall be reviewed and approved by the Community Development Director and be implemented in the building. During any live entertainment and/or dancing, exterior doors and windows shall remain closed. A/C system shall be maintained. Exterior glass windows or doors shall be double pane glass or comparable substitute. No amplified music or entertainment in outside seating area. 8 66 Hermosa Avenue Hermosa Beach Yacht Club (restaurant use) PC RESO. #154- 1041 Type 41 Beer & Wine YES Hours not specified Patio 8am-10pm Daily, Indoor hours not specified 67 (35 patio)Not specified NO YES. 9am-9pm Daily. Service hours limited to 9 am to 9 pm daily. YES. 11am-11pm daily conducted within building, no more than 3 musicians and no sound amplification equipment of any kind. Serving utensils and dinnerware for outside service shall be of permanent construction and not throw- away paper plates or plastic utensils. No to-go food service shall be provided. 9 190 Hermosa Avenue MOSA Coastal (restaurant use) PC RESO. # 19- 11 Type 41 Beer & Wine NO Indoors 7am-10pm Sun-Thurs and 7am- 11pm Fri & Sat Outdoors 8am-9pm Daily Indoors 7am- 11pm daily & Outdoors 8am- 10pm daily 92 New business. ABC license information not available at this time. NO YES. Outdoors 8am-9pm Daily. Entertainment, music, speakers, TVs, or audio or visual media of any type, whether amplified or unamplified shall be prohibited within the outdoor dining areas. All windows and doors shall be closed by 9pm Daily NO and dancing is prohibited No more than 4 TVs indoors only, minimum 42" rail arround front dining outdoor dining area, all alcoholic beverages shall be served in non-disposable drinkware, signage shall be displayed within the front and rear outdoor patios notifying customers to "Please be respectful of our neighbors who live just beyond our walls", potted vertical plants shall be maintained at the rear patio to help reduce noise, group dining and parties shall be limited to the main (north) dining room, retractable awnings shall be maintained within the front and rear outdoor patios to deaden noise and awnings shall remain extended by no later than 7pm daily. Manager aware of CUP conditions shall be on premises during business hours. CUP shall be on property so conditions can be read by employees. 10 201 Hermosa Avenue Uncle Stavro's Café (restaurant use) PC RESO. # 90-69 Type 41 Beer & Wine NO 9am-11pm Daily 9am-11pm Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 35% beer & wine /65% food Monthly YES. (hours not specified in CUP Resolution)NO A bike rack shall be installed into not interfere with the public R.O.W. Use includes a retail component. Notice shall be posted stating that no alcoholic beverages shall be served in the front wrought iron fenced area. No beer or wine in to-go containers. All beer and wine shall be served in non throw-away glass containers. An entryway shall be provided and maintained clear to accommodate loading or unloading of supplies. 11 837 Hermosa Avenue Barnacles Bar & Grill (restaurant use) PC RESO. # 98-24 Type 47 General Alcohol YES 7am-2am Daily Patio 9am-10pm Sun-Thurs, 9am- 11pm Fri-Sat & Indoor hours not specified 132 (51 patio) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO YES. 7am-10pm Sun-Thurs, 7am-11pm Fri-Sat. No recorded music or amplified music in the patio. NO Existing bicycle parking shall be maintained. Minimum 5-foot high solid barrier to be installed and maintained around north and west sides of outdoor dining area. Page 1 of 8 LOCATION NAME, USE and RESOLUTION(S) ABC LICENSE TYPE & ALCOHOL ALLOWED LATE NIGHT (CUP AFTER 11PM) CUP HOURS OF OPERATION ABC HOURS TOTAL OCCUPANT LOAD (PATIO) FOOD SALES BY ABC LICENSE RATIO REQUIRED** BY CUP CUP FOR OUTDOOR DINING & HOURS CUP FOR LIVE ENTERTAINMENT & HOURS/ STANDARDS AND DANCING STANDARDS PARKING, PROMOTERS/ADVERTISEMENT, SIGNAGE, SECURITY, TVS, BIKE RACKS, NOISE (SOUND PROOFING), BARRIERS, AESTHETICS, ENTRANCE/EXIT DOORS ETC. CITYWIDE BEER AND WINE/GENERAL ALCOHOL MATRIX (Last Updated 12/02/20) 171 12 844 Hermosa Avenue The Stanton HB (restaurant use) PC RESO #20-23 Type 41 Beer & Wine NO 7am to 11pm daily 7am-10pm Daily (Except Fed. & State Holidays, Cinco de Mayo, St. Patrick's Day: 7am- Midnight) 130 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 35% beer & wine /65% food Monthly YES. Same as ABC Hours NO and dancing is prohibited. TVs (maximum of 5) and amplified music including speaks prohibited within first 10 feet of front of building. Non-disposable beverage-ware shall be used for alcoholic beverages at all times to reduce pass-through of alcoholic beverages to people on sidewalk. Windows at front of building wall (north and south of the front door) to be modified to large roll up windows or garage style doors to create an open air dining space. 42" railings shall be installed within the window openings south and north of the front door. Rear building door closure, trash storage area and deliveries, rear parking area. 13 934 Hermosa Avenue Ridici Ristorante (restaurant use) PC RESO. # 16- 24 Type 47 General Alcohol NO 8am-11pm Daily ABC license not available at this time. 160 ABC license not available at this time. NO YES. 16. The outdoor patio must close at 10:00 p.m. daily. a. No amplified music/speakers are permitted in the outdoor patio area. b. No alcoholic beverages are allowed on the outdoor patio and signage shall be placed on the patio so stating, to the satisfaction of the Community Development Director. NO Deliveries prohibited on Palm Dr side between 7pm and 7am & disposal of trash or the use of the trash facility prohibited 9pm to 7am. Door to trash storage area to be closed, locked, and only opened for trash collector. Alcoholic beverages shall be served in non-disposable drinkware. No alcohol served "to go". Signs stating “Emergency Exit Only” and panic hardware with alarm on each door along Palm Drive. No ingress/ egress permitted from these doors except for emergency access and handicap accessibility. Live entertainment (including but not limited to amplified music, disc jockeys, live music whether acoustic or amplified, and live performances of all kinds), excluding two acoustic musicians providing background music as allowed by the Municipal Code, and customer dancing is prohibited. Doors to outdoor patio shall be closed at all times acoustic music is provided. No amplified music/entertainment permitted. Background/ambiance music not audible from outside the building is permitted in interior dining area. Solid core doors shall be maintained between storage area and seating area and shall remain closed during operating hours. Installation of operable windows to accommodate open-air dining. The existing vestibule at the entrance to the restaurant shall be maintained. 14 934 Hermosa Avenue Banzai Beach Japanese Restaurant (restaurant use) PC RESO. # 95-2 Type 41 Beer & Wine YES Unrestricted hours by CUP Thus, same as ABC Hours 10am-12am Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO Bike rack shall be provided on-site with location approved by Community Development Director. Underground parking shall be re-striped to provide 3 additional parking spaces (increased from 22 to 25) utilizing up to 9 compact spaces. Parking shall be available for all customers and employees of all business at 934 Hermosa Ave. Parking cannot be assigned or reserved to individuals or individual businesses. Parking spaces may be reserved for employees or owners of businesses during the hours they are on the premise (during designated hours). 15 1018 Hermosa Avenue Comedy & Magic Club (Café/restaurant and entertainment club) PC RESO. # 90-62 Type 47 General Alcohol YES Hours not specified Hours not specified in ABC license. 250 comedy space +190 lounge NO Max. 50% total receipts for alcoholic beverages. NO YES. Hours not specified for main showroom. 5 parking spaces shall be added by restriping the parking lot. Service of alcohol to anyone on skates is prohibited. Comedy and theatrical productions maintained at least 50% of operating time of main showroom. Café in southwesterly portion of building shall be used primarily for restaurant purposes. Seating plan may be modified for special occasions. General seating plan shall be posted in the business. Seating in cafe shall be around full size dinner tables with adequate room to serve full meals to each customer, auditorium seating or cocktail lounge style seating is prohibited. In cafe, entertainment must be ancillary to restaurant use with performances limited to stand up comedy or magic acts, acoustic music, or entertainment dancing. (electric guitars and keyboards shall be allowed). Exterior doors and windows shall remain closed during performances of any type of entertainment. Business shall be soundproofed to satisfaction of the Community Development Director. Screens installed on all openable exterior windows at the ground floor level to prevent pass through of alcoholic beverages and to control flies. 16 1031 Hermosa Avenue Crafty Minds Brews & Bites (restaurant use) CC RESO. # 00- 6103 Type 41 Beer & Wine YES 7am-11pm Sun- Thurs, 7am-12am Fri- Sat 12 noon-11pm Sun-Thru, 12 noon-12 midnight Fri-Sat Under 50 (24 patio) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO YES. 7am-10pm Daily (no music on patio)NO No music on exterior patio. 17 1040 Hermosa Avenue Locale 90 (restaurant use) PC RESO. # 96- 20 Type 41 Beer & Wine NO (ABC hours limit to 11pm) 7am-2am Daily 11am-10pm Sun- Thurs, 11am-11pm Fri- Sat Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO A trash facility that minimizes potential odor shall be provided to the satisfaction of the Community Development Director. Bicycle racks shall be provided on-site in a location and number to the satisfaction of the Community Development Director (may be waived in future if public bicycle parking facilities are provided nearby). (PROGRAM NO LONGER IN EFFECT) Participation in City's Downtown Parking Validation Program, for no less than 2 hours in public parking lots. 18 1132 Hermosa Avenue Paisano's Pizza (restaurant use) PC RESO. # 97- 25 Type 41 Beer & Wine YES Hours not Specified 11am-12 midnight Mon- Thurs, 11am- 2am Fri-Sat and 12pm-12 midnight Sun Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO Installation of a sump pump, mop sink, and fencing shall be completed in accordance to Municipal and Building Code requirements. 19 1150 Hermosa Avenue Zane's Restaurant (restaurant use) PC RESO. # 05- 68 Type 47 General Alcohol YES 8am-12am Daily 11am-12am Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO Standard conditions of approval provided (see resolution). 20 1200 Hermosa Avenue Rok Sushi (restaurant use) PC RESO. # 99-6 & CC RESO. # 09-6683 (Occupancy) Type 47 General Alcohol YES 6:30am-2am Daily 11am-12am Sun- Thurs, 11am- 1am Fri-Sat (St. Patrick's Day, Memorial Day weekend (Sunday), July 4th, Labor Day weekend (Sunday), Cinco de Mayo and New Years Eve 11am-1am) 133 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO YES. 9pm-1:15am Mon-Fri, 2pm- 1:15am Sat-Sun and Federal and State holidays, Cinco de Mayo, & St. Patrick's Day. Dance floor shall be located close to the stage to the satisfaction of the Community Development Director. Parking Plan for reduced parking requirement is only valid as long as the restaurant with added mezzanine level does not exceed maximum occupancy of the pre-existing restaurant (prior to mezzanine addition). If entertainment is to include amplified live entertainment, an acoustical study shall be reviewed and approved by the Community Development Director and implemented in the building. During any live entertainment and/or dancing, exterior doors and windows shall remain closed and building shall be equipped with A/C system. All exterior glass windows or doors shall be equipped with double pane glass or comparable substitute with sound dampening properties o the satisfaction of the Community Development Director. In response to complaints, noise emanating from property shall be monitored to verify compliance with Noise Ordinance. Page 2 of 8 LOCATION NAME, USE and RESOLUTION(S) ABC LICENSE TYPE & ALCOHOL ALLOWED LATE NIGHT (CUP AFTER 11PM) CUP HOURS OF OPERATION ABC HOURS TOTAL OCCUPANT LOAD (PATIO) FOOD SALES BY ABC LICENSE RATIO REQUIRED** BY CUP CUP FOR OUTDOOR DINING & HOURS CUP FOR LIVE ENTERTAINMENT & HOURS/ STANDARDS AND DANCING STANDARDS PARKING, PROMOTERS/ADVERTISEMENT, SIGNAGE, SECURITY, TVS, BIKE RACKS, NOISE (SOUND PROOFING), BARRIERS, AESTHETICS, ENTRANCE/EXIT DOORS ETC. 172 21 1220 Hermosa Avenue Laurel Tavern (restaurant use) CC RESO. 15- 7007 Type 48 General Alcohol YES 8am-midnight Daily Patio 8am-11pm daily ABC license for indoor operations not available at this time. 117 Outdoor patio ABC information only. Indoor ABC information not available at this time. NO YES. 8am-11pm Daily NO Entertainment, music, speakers, TVs, or audio or visual media of any type, whether amplified or unamplified, shall be prohibited within the outdoor patio. Maximum of 2 TVs indoors, Minimum 42" high rail around the outdoor dining area, the business must make available to customers and serve prepared food items of their choice until 60 minutes prior to the close of the business, all alcoholic beverages shall be served in non-disposable drinkware, "No Loitering" signs shall be posted in the parking area, doors and windows on the interior and exterior dining areas, including temporary style drop down windows/weather screening on the outdoor dining area must be closed at 10pm daily. The parking lot shall provide 9 free parking spaces at all times and shall be fully available for employee and patron parking during all hours of operation and back of house functions. Employees shall be encouraged to utilize the parking lot. Signs shall inform patrons that they may utilize tandem parking and the availability of free valet service. Valet parking attendant shall be present at all times during hours of operation. A bicycle rack to store 10 bicycles shall be provided at the front of the site in a visible location and maintained at all times. Minimum 3-foot wide automatic irrigated landscape strip with curb shall be provided along front of parking lot (except entry drive). Manager aware of CUP conditions shall be on premises during business hours. CUP shall be on property so conditions can be read by employees. 22 1238 Hermosa Avenue Dia De Campo (restaurant use) CC RESO. # 13- 6880 (Approved 10/22/13) Type 47 General Alcohol YES 8am-11pm Sun - Tues, 8am-midnight Wed, 8am-1am the day following Thurs, Fri, Sat, Fed & State holidays, Cinco de Mayo & St. Patrick's Day Hours not specified in ABC license. 138 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 50/50 Monthly NO YES. 4pm to 30 minutes prior to CUP closing time Mon-Fri, 9am to 30 minutes prior to CUP closing time Sat-Sun and Fed & State holidays, Cinco de Mayo & St. Patrick's Day Roof top equipment shall be integrated into the architecture and hidden from street view. Bona-fide restaurant w/ kitchen equipped to prepare food from its component ingredients (whenever open) and shall offer full service lunch and/or dinner menu, and food service available during all hours in operation. Live entertainment incidental to food service which may include live music, amplified (including disk jockeys) or non-amplified and similar live performances such as stand-up comedy, and/or live theater on a regular basis. During the performance of amplified live entertainment the exterior doors and windows shall remain closed. Building shall be equipped with acoustic features to maximize soundproofing to include double pane glass or an equivalent, and installation of an A/C system. Drink minimums of any kind or prohibited and entry to establishment shall not be limited to persons 21 years of age or older. Shall not solicit, advertise or encourage "pub crawl" activities. Shall display no more than 4 TVs, monitors, projections or similar devices. Manager shall remain on premises until at least 15 mins after the business closes. All staff serving alcohol or monitoring patrons shall complete the Licensee Education on Alcohol and Drugs Training (LEAD) or equivalent offered by ABC. Security lighting shall be installed and/or maintained (shielded with illumination maintained on subject property to not affect neighboring uses) and security cameras provided on exterior of building in the parking area. 2 parking spaces shall be provided and utilized in parking lot adjacent to rear door. Area shall not be used for storage except for approved solid waste enclosures. (PROGRAM NO LONGER IN EFFECT) Participation in City's Downtown Parking Validation Program, for no less than 2 hours in public parking lots. 23 1314 Hermosa Avenue Outpost 406, Pub & Eats (restaurant use) CC RESO. # 16-7043 Type 41 Beer & Wine NO 10am-11pm Daily at which time customers shall vacate the premises and the doors shall be locked. Beer and wine sales and consumption must cease by 11pm daily. 10am-11pm Daily Under 50 NO NO NO NO Customers shall vacate the premises and the doors shall be locked at 11pm daily. Beer and wine sales and consumption must cease by 11pm daily. No door shall open over public right-of-way. Alcoholic beverages shall be served in non-disposable drinkware, no beer or wine shall be provided "to go". Volume on any audio devices or speakers shall be turned off after 10pm each night. Live entertainment is prohibited (including but not limited to amplified music, disk jockeys, live music whether acoustic or amplified, and live performances of all kinds), excluding two acoustic musicians providing background music (which must be located at least 10 feet from facade). Customer dancing is prohibited. 24 1320 Hermosa Avenue The Standing Room (restaurant use) CC RESO. # 08- 6616 Type 47 General Alcohol YES 7am-1am Daily (all customers shall vacate the premises by not later than 1am and the doors shall be locked) 11am-1am Daily 200 (53 patio) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO (No live entertainment, dancing, amplified music, audio, television, or speakers of any kind in outdoor patio. No continuous, sustained or repeated audible noise from property line). YES. 9pm-12:30am Mon-Fri, 2pm- 12:30am Sat-Sun and Fed & State holidays, Cinco de Mayo & St. Patrick's Day Bona-fide restaurant w/ kitchen equipped to prepare food from its component ingredients (whenever open) and shall offer full service lunch and/or dinner menu, and food service available during all hours in operation. Live entertainment incidental to food service which may include live music, amplified (including disk jockeys) or non-amplified and similar live performances such as stand-up comedy, and/or live theater on a regular basis. Drink minimums of any kind are prohibited. Business prohibited from using outside promoters to advertise the venue and to organize and produce events at the venue. (See resolution for additional description). Shall not solicit, advertise or encourage "pub crawl" activities. Building shall be equipped with acoustic features to maximize soundproofing to include double pane glass or an equivalent, and installation of an A/C system. All exterior doors shall hall self-closing hardware. 25 1332 Hermosa Avenue Pedone's Pizza (restaurant use) BZA RESO. # 154- 591 Type 41 Beer & Wine YES 8am-11pm Sun- Thurs, 8am-12am Fri- Sat ABC license not available at this time. Under 50 NO 35% beer & wine /65% food Monthly YES Hours not specified NO Primary purpose is to serve food and must operate a full kitchen and provide a full menu with complete lunches and/or dinners, with hot entrees. All alcoholic beverages shall be sold in conjunction with food. A fence or wall of 42" in height shall be installed to clearly separate the outside dining area from the public sidewalk. 26 1332 Hermosa Avenue Decadence (restaurant use) PC RESO # 17-27 Type 47 General Alcohol YES 7am-12 Midnight Daily, except for New Year's Eve when hours may be extended to 1am on January 1st. 7am-12midnight Sun-Wed, 7am- 1am Thurs-Sat and New Year's Eve, St. Patrick's Day, Cinco de Mayo, the eve of Memorial Day, July 4th, and the eve of Labor Day. Remodel, occupant load plan to be re- reviewed (no more than140) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO Prior to implementation of live entertainment, the locations and all mitigation measures shall be reviewed and may be approved by the Planning Commission. 7pm-11:30pm Thurs-Sun and Federal & State Holidays, Cinco de Mayo, and St. Patrick's Day. Bona-fide restaurant w/ kitchen equipped to prepare food from its component ingredients (whenever open) and shall offer full service lunch and/or dinner menu, and food service available during all hours in operation. Food service may cease one hour prior to close daily. Live entertainment incidental to food service and may include live music, amplified (including disk jockeys) or non-amplified and similar live performances such as stand-up comedy, and/or live theater on a regular basis. Dancing by both employees and patrons prohibited and signs shall be maintained in the restaurant notifying of this restriction. Admission shall not be charged for entrance into the building, drink minimums are prohibited, and entry to establishment shall not be limited to persons 21 years of age or older, no outside promoters, shall not solicit, advertise, or otherwise encourage the use for "pub crawl" activities. Manager aware of CUP conditions shall be on premises during business hours. CUP shall be maintained on premise in a location where employees can easily read the conditions. Alcoholic beverages shall be served in non- disposable drinkware. 27 1334 Hermosa Avenue Underground Grill & Pub and Chelsea (restaurant use) PC RESO. # 88- 41 Type 47 General Alcohol YES 11am-1:30am Daily Hours not specified in ABC license. 327 (221 Underground & 106 Chelsea's) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 50/50 Monthly NO NO Screens shall be installed on all openable exterior windows at ground floor level to prevent pass-through of alcoholic beverages and to control flies. Each manager shall be given a copy of the conditional use permit and shall acknowledge by signature that the permit has been read and understood. All alcoholic beverages shall be served in non-throw away glass containers, including beer and wine. No live entertainment shall be provided. Entertainment is limited to recorded music. Alcohol served only when service of food is available. Page 3 of 8 LOCATION NAME, USE and RESOLUTION(S) ABC LICENSE TYPE & ALCOHOL ALLOWED LATE NIGHT (CUP AFTER 11PM) CUP HOURS OF OPERATION ABC HOURS TOTAL OCCUPANT LOAD (PATIO) FOOD SALES BY ABC LICENSE RATIO REQUIRED** BY CUP CUP FOR OUTDOOR DINING & HOURS CUP FOR LIVE ENTERTAINMENT & HOURS/ STANDARDS AND DANCING STANDARDS PARKING, PROMOTERS/ADVERTISEMENT, SIGNAGE, SECURITY, TVS, BIKE RACKS, NOISE (SOUND PROOFING), BARRIERS, AESTHETICS, ENTRANCE/EXIT DOORS ETC. 173 28 1342 Hermosa Avenue Hermosa Brewing Company (restaurant use) CC RESO. # 15- 7001 Type 41 Beer & Wine NO 8am - 11pm daily 8am - 11pm daily Under 50 NO NO NO NO 246 S.F. space converted to storage on ground floor tenant space shall be designated for use by restaurant on the ground floor level at 1342 Hermosa Ave and a covenant shall be recorded. Alcoholic beverages shall be served in non-disposable drinkware. No beer or wine to-go, shall not use polystyrene take-out containers, Manager aware of CUP conditions shall be on premises during business hours. CUP shall be maintained on premise in a location where employees can easily read the conditions. 29 1501 Hermosa Avenue Chef Melba's Bistro (restaurant use) PC RESO. # 05-4 Type 41 Beer & Wine NO 7am-10pm Sun- Thurs, 7am-11pm Fri- Sat Hours not specified in ABC license. Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO Standard conditions of approval provided (see resolution). 30 2620 Hermosa Avenue El Gringo (restaurant use) BZA RESO. # 154- 559 Type 41 Beer & Wine NO 8am-9pm Daily ABC license not available. Under 50 ABC license not available at this time. 35% beer & wine /65% food Monthly YES 8am-9pm Daily NO Primary purpose is to serve food and must operate a full kitchen and provide a full menu with complete lunches and/or dinners, with hot entrees. All alcoholic beverages shall be served with food and consumed on the premises. No amplified music on outside deck. Right turn only sign shall be placed at the exit of the parking lot. Height of railing increased to 54" and may be decorative material. 31 2626 Hermosa Avenue The North End (AKA Critter's) (Bona Fide Eating Place) Approved on April 25, 1973. Type 47 General Alcohol YES No resolution in file 8am-2am Daily 108 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. No resolution in file NO NO No resolution in file 32 200 Longfellow Ave. La Penita (restaurant use) PC 90-99 Type 41 Beer & Wine YES 9:30am-10pm Sun- Thurs, 9:30am- 11:30pm Fri-Sat 9am-11:30pm Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 35% beer & wine /65% food Monthly YES. 9:30am-8pm during daylight savings time, 9:30am-6pm PST1 NO Must operate full kitchen with full menu. Primary purpose to serve food. No consumption of alcohol or serving of food on patio except between 9:30am and 8pm during daylight savings time and 9:30am to 6pm Pacific Standard Time. If restaurant noise violates Noise Ordinance, hours shall be limited to 9:30am to 4pm in the outdoor dining area. Wooden fence enclosing patio shall be repaired and maintained in an attractive condition. Adjacent garage shall be used for vehicle parking only and partition shall be removed. No storage or noxious substances inside garage. All signage in windows shall comply with Sign Ordinance (may require permits). An employee aware of CUP conditions shall be on premises during business hours. All employees shall be given a copy of CUP and shall acknowledge by signature that the CUP has been read and understood. 33 142 Pacific Coast Hwy Saint Rocke (tavern use) PC 07-33 Type 48 General Alcohol YES 7am-2am Daily Hours not specified by ABC license 471 (202 Dining & 269 Dancing) ABC license information not available at this time. NO NO YES. 4pm-1:15am Mon-Fri, 9am- 1:15am Sat-Sun & Federal & State holidays, Cinco de Mayo, and St. Patrick's Day. Live entertainment shall be limited to entertainment stage (per plan). An acoustical study shall be prepared by an acoustical engineer with proposed sound dampening features to battle and direct sound away from the entrance/exit and window areas. Shall be based on worst-case scenario, management shall be responsible for volume levels, during any live entertainment, exterior doors and windows shall remain closed, A/C system shall be maintained and operated during live entertainment. No seating, drinking, or food consumption on the outside patio. Queuing prohibited along 2nd St public right-of-way. Shall be restricted to interior lobby area and PCH public right-of-way. 34 211 Pacific Coast Hwy Hermosa Saloon (bar use) PC 89- 11 Type 48 General Alcohol YES Not specified No ABC license conditions. (1975 License) 80 No ABC license conditions. (1975 License)NO YES. Until 10pm Daily YES. 9am-1:30am on Fri & Sat.only. Amplified music groups only. Live entertainment not allowed Sun-Thurs. Electronically amplified musical entertainment limited to 9pm-1:30am Fri and Sat nights. Prohibited Sun- Thurs. All openings (i.e. exterior doors and windows) shall be kept closed after 7pm daily. Use of outdoor patio prohibited after 10pm nightly. No dancing at any time. 35 233 Pacific Coast Hwy Poulet Du Jour (restaurant use) PC 87-48 Type 41 Beer & Wine NO 11am-10pm Daily 11am-10pm Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 35% beer & wine /65% food Monthly NO NO Seating is limited to 46 patrons. No live or amplified music on the premises. Must operate full kitchen with full menu. Primary purpose to serve food. Manager or clerk aware of CUP conditions shall be on premises during business hours. Each manager shall be given a copy of CUP and shall acknowledge by signature that the CUP has been read and understood. Alcoholic beverages shall be served in non-throw away containers, including beer and wine. 37 322 Pacific Coast Hwy Rosa's Restaurant (restaurant use) PC 89-39 Type 41 Beer & Wine NO (ABC hours limit to 10pm) 11am-12am Sun- Thurs, 11am-2am Fri- Sat 11am-10pm Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 35% beer & wine /65% food Monthly NO NO Must operate full kitchen with full menu. Primary purpose to serve food. Parking area at rear of restaurant clearly striped with signs indicating parking is for patrons and employees of the business on the property. Vehicle guardrail or poles installed along edge of house behind restaurant to prevent vehicles from damaging residential property. Landscaping shall be provided and maintained along full length of planter at front of building along the sidewalk. Existing wall sign "Rosa's Natural Juices" shall be removed. All signage in windows shall comply with Sign Ordinance (may require permits). An employee aware of CUP conditions shall be on premises during business hours. All employees shall be given a copy of CUP and shall acknowledge by signature that the CUP has been read and understood. 38 429 Pacific Coast Hwy California Sushi & Teriyaki PC 05-58 Type 41 Beer & Wine NO 7am-10pm Sun- Thurs, 7am-11pm Fri- Sat 10am-11pm Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO Standard conditions of approval provided (see resolution). Page 4 of 8 LOCATION NAME, USE and RESOLUTION(S) ABC LICENSE TYPE & ALCOHOL ALLOWED LATE NIGHT (CUP AFTER 11PM) CUP HOURS OF OPERATION ABC HOURS TOTAL OCCUPANT LOAD (PATIO) FOOD SALES BY ABC LICENSE RATIO REQUIRED** BY CUP CUP FOR OUTDOOR DINING & HOURS CUP FOR LIVE ENTERTAINMENT & HOURS/ STANDARDS AND DANCING STANDARDS PARKING, PROMOTERS/ADVERTISEMENT, SIGNAGE, SECURITY, TVS, BIKE RACKS, NOISE (SOUND PROOFING), BARRIERS, AESTHETICS, ENTRANCE/EXIT DOORS ETC. 39 442 Pacific Coast Hwy Oki Doki Sushi (restaurant use) PC 00-45 Type 41 Beer & Wine NO 7am-10pm Sun- Thurs, 7am-11pm Fri- Sat ABC license information not available at this time. Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO Standard conditions of approval provided (see resolution). 40 500 Pacific Coast Hwy Beirut Mix (restaurant use) PC 96-12 Type 41 Beer & Wine YES 8am-2am Daily 10am-12am Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO Bar seating is strictly prohibited. 41 502 Pacific Coast Hwy Baran's 2239 (restaurant use) PC 95-36 Type 41 Beer & Wine NO (ABC hours limit to 11pm) 8am-2am Daily 11am-11pm Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO Standard conditions of approval provided (see resolution). 174 42 1100 Pacific Coast Hwy El Pollo Inka (restaurant use) PC 92-37 Type 41 Beer & Wine NO 6am-10pm Sun- Thurs, 6am-11pm Fri- Sat. ABC license information not available at this time. Under 50 ABC license information not available at this time. 35% beer & wine /65% food Monthly NO YES. 6pm-10pm Daily, Maximum of 2 musicians/singers playing background music only. Provide screens on all exterior openable windows at ground floor to prevent pass through of alcoholic beverages and to control flies. Manager or clerk aware of CUP conditions shall be on premises during business hours. Each manager shall be given a copy of CUP and shall acknowledge by signature that the CUP has been read and understood. Alcoholic beverages shall be served in non-throw away containers, including beer and wine. Must operate full kitchen with full menu (complete lunches and/or dinners, with hot entrees). Primary purpose to serve food. Seats shall not exceed 64 seats (as shown on plan). Live entertainment limited to non-amplified background dinner music only, major performances strictly prohibited, exterior windows and doors shall remain closed, management responsible for volume levels, maximum of 2 musicians/singers, & acoustical study required if violate Noise Ordinance. 43 1200 Pacific Coast Hwy Fusion Sushi (restaurant use) PC 85-20 Type 41 Beer & Wine NO 10am-10pm Daily 11am-10pm Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 35% beer & wine /65% food Monthly NO NO Must operate full kitchen with full menu (complete lunches and/or dinners, with hot entrees). Primary purpose to serve food. Alcoholic beverages shall be served in permanent glass containers only. Shall be no right-turn permitted onto 13th Street when exiting the upper level parking lot. If City determines there is a parking problem, then business shall provide valet parking (with extra signage) directing motorists to upper parking lot (within 30 days of request of City). Dancing and live entertainment are prohibited. 44 1439 Pacific Coast Hwy Chipotle (restaurant use) PC 09-13 Type 41 Beer & Wine NO Hours not specified (closes at 10pm or earlier) per HBMC Section 17.26.060. CUP is for outdoor dining only. 10am-10pm Daily 106 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO YES. 7am-10pm Daily NO Dining is limited to seating/dining areas (per plan). Outdoor seating and occupancy of outdoor area limited to customers of Chipotle Mexican Grill. Parking shall be shared between both tenants (Union Bank of California and Chipotle Mexican Grill) for customers. No entertainment, speakers, TVs or similar media in the outdoor dining/seating area. Exterior lighting shall be cut-off and downcast, not shine on neighboring properties, light bulbs shall not be visible to pedestrians or residences. Except low intensity security lighting, all exterior lighting shall be turned off between 11pm and sunrise. Solid waste facilities/ containers shall be fully screened. Landscape planter shall be planted with live drought-tolerant plants and be well maintained. If the business provides beer and wine service in compliance with HBMC Section 17.26.030, beer and wine service shall additionally be allowed within the outdoor dining area, provided the business complies with ABC (railing and non-disposable cups). 45 2512 Pacific Coast Hwy Mama D's Hermosa Beach (by-right restaurant use) Type 41 Beer & Wine NO Mon-Fri 5-8:30pm and Sat & Sun 11:30am-8:30pm ABC license information not available at this time. Under 50 ABC license information not available at this time. NA NO NO 46 2701 Pacific Coast Hwy Round Table Pizza (restaurant use) PC 92-38 Type 41 Beer & Wine YES 11am-2am Mon-Fri, 9am-2am Sat-Sun 11am-11pm Sun- Thurs, 11am-1am Fri- Sat. 284 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 50/50 Monthly NO YES. 11am-1:30am Daily (live entertainment, live music and dancing) Provide screens on all exterior openable windows at ground floor to prevent pass through of alcoholic beverages and to control flies. Manager or clerk aware of CUP conditions shall be on premises during business hours. Each manager shall be given a copy of CUP and shall acknowledge by signature that the CUP has been read and understood. Alcoholic beverages shall be served in non-throw away containers, including beer and wine. Must operate full kitchen with full menu (complete lunches and/or dinners, with hot entrees). Primary purpose to serve food. Number of tables and chairs shall not exceed that of the final approved seating plan. Live music, dancing, and disk jockeys are permitted in the western portion of the building only. Exterior doors and windows shall remain closed during entertainment, door separating entry from dance floor/entertainment shall remain closed with no exceptions, A/C shall be maintained in working order, management responsible for volume levels, skylights in western wing of building shall remain closed. Complementary valet parking shall be available starting at 6pm Wed.-Sun and any other day the parking lot is filled valet service shall be provided. Parking lot and landscape shall be permanently maintained and decorative block wall along west property line shall be damage free with graffiti repellant paint on east face. Parking prohibited in access lane of parking lot along the north side of building (no parking painted on pavement and signs shall be maintained). Additional parking for valet shall be provided and continually available off-site (with a covenant recorded). Trash enclosure shall be permanently maintained with 5-foot minimum high gate to remain closed along west side and fully screen trash. Physical barrier (concrete wheel stops) shall be installed on west side of parking lot to prevent parking cars from encroaching into public right-of-way. Acoustical study required if violate Noise Ordinance (and live entertainment shall cease until sufficient mitigation measures have been implemented per PC). 47 8 Pier Avenue Hennessey's Tavern (Bar and Restaurant use) CC RESO # 97- 5847 Type 47 General Alcohol YES 7am-2am Daily 6am-2am Daily 283 (46 upper patio/82 lower patio) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO YES. 7am-2am Daily. YES. 9pm-1:15am Mon-Fri, 2pm- 1:15am Sat-Sun & Holidays. (Entertainment prohibited on roof-top deck seating area.) Building shall be equipped with acoustic features (double-pane windows or equivalent and A/C system). Minimum 5-foot solid barrier on all sides of roof top deck seating area. Roof top equipment shall be integrated into the architecture and hidden from street view. (PROGRAM NO LONGER IN EFFECT) Participation in City's Downtown Parking Validation Program for no less than 2 hours in public parking lots. Page 5 of 8 LOCATION NAME, USE and RESOLUTION(S) ABC LICENSE TYPE & ALCOHOL ALLOWED LATE NIGHT (CUP AFTER 11PM) CUP HOURS OF OPERATION ABC HOURS TOTAL OCCUPANT LOAD (PATIO) FOOD SALES BY ABC LICENSE RATIO REQUIRED** BY CUP CUP FOR OUTDOOR DINING & HOURS CUP FOR LIVE ENTERTAINMENT & HOURS/ STANDARDS AND DANCING STANDARDS PARKING, PROMOTERS/ADVERTISEMENT, SIGNAGE, SECURITY, TVS, BIKE RACKS, NOISE (SOUND PROOFING), BARRIERS, AESTHETICS, ENTRANCE/EXIT DOORS ETC. 175 48 11 Pier Avenue 50/50 Slaters (Restaurant use) CC RESOS # 19- 7197 & 19-7198 Type 47 General Alcohol YES Interior 8am - 12am Mon.-Wed. and 8am- 2am Thurs.-Sun. 6am-2am Daily 65 within building and 47 outdoor patio ABC license not available at this time. NO YES. 8am - 11pm daily 702 S.F. max. with 42" gate/barrier, no entertainment, music, speakers, tvs, audio or visual media (amplified or unamplified) NO. Live entertainment and customer dancing are prohibited 774 sq. ft. if deactivated indoor restaurant area shall be fully walled off from floor to ceiling, unused, inaccessible and fire rated except for a solid door containing a minimum 1 foot by 1 foot transparent window provided from the north restaurant hall exit path. REstaurant shall allow staff to enter and inspect the area at any time during business hours. Doors shall be locked at closing hours. Loitering on patio after closing time is prohibited. No entertainment, music, speakers, tvs, audio or visual media (amplified or unamplified) outdoors. All alcoholic beverages shall be served in non-disposable drinkware. Minimum 42" high concrete wall surrounding outdoor dining area shall be maintained. Outdoor waiting area shall be standing area only and shall not be used for outdoor dining purposes and alcohol shall not be served or consumed in the waiting area. Doors and windows shall not open into the public right-of-way. Food pass-through window shall be used for employees only and not as a pick-up window for customers. Temporary umbrelllas shall be available upon customer request and shall be stored when not in use. If heating devisces are provided they must comply with City approved plans. 3-foot wide landscape planter with automatic irrigation shall be maintained along The Strand and south parking stall. Manager aware of CUP conditions shall be on premises during business hours. CUP shall be on property so conditions can be read by employees. Minimum of 25 parking spaces shall be provided on-site during all hours of operation (19 spaces striped and 6 spaces in drive aisle). Parking lot shall be fully available for and limited to employee and patron parking during all hours of operation and back of house functions. Bicycle rack for 8 bicycles shall be maintained on-site at all times. Valet company shall provide parking services (see CC Reso 19-7198 for detailed parking requirements) during all hours of operation. Parking and valet service shall be provided for free. Two valet parking attendants shall be stationed at parking lot entrance. Signs shall inform patrons of mandatory free parking and valet service. No signage shall be displayed in the City right-of-way such as Beach Drive. 49 19 Pier Avenue Playa Hermosa Fish & Oyster Co. (Restaurant use) BZA RESO # 154- 346 Type 47 General Alcohol YES 8am-12am Daily 6am-2am Daily 124 (34 patio)NO 50/50 Quarterly YES. 8am-12am Daily NO Intent not for a bar, nor for bar seating, nor for direct purchase of alcoholic beverages by customers from bartender. No admission or service of alcohol to anyone on skates. No to-go bottles or cans. Must use central compactor area for trash disposal. 50 20 Pier Avenue Silvio's Brazilian BBQ (Restaurant use) BZA RESO # 154-493 Type 41 Beer & Wine YES Hours not specified 6am-12am Daily 93 (44 patio) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 35% beer & wine /65% food Monthly YES but hours not specified. NO Service of alcohol in permanent glass containers only and only when food is available. 51 22 Pier Avenue Waterman's (Restaurant use) CC RESO # 09- 6654 and CC RESO # 10- 6709 Type 47 General Alcohol YES 7am-12am Sun-Wed, 7am-1am Thurs-Sat, Cinco de Mayo, St. Patrick's Day, New Year's Eve, Halloween, Thanksgiving Eve, Christmas Eve and all State and Federal Holidays 11am-2am Daily 194 (35 patio) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 50/50 Monthly YES. 7am-12am Sun-Wed, 7am-1am Thurs-Sat & Holidays No live entertainment, dancing, amplified music, audio, tv, speakers in outdoor seating areas. YES. 7pm-12:30am Thurs-Sun & Holidays. 7am-11pm Sun-Wed (per CC 10-6709) may include live music, amplified (including disk jockeys) or non- amplified and similar live performances such as stand-up comedy, and/or live theater on a regular basis. Dancing by employees and patrons is prohibited. Prohibited from using "outside promoters". No advertisement of "pub crawl". Sign posted notifying that dancing by employees and patrons is prohibited. Post and enforce "Dress Code" shoes and shirt required, no gang clothing or other articles/jewelry indicative of gang affiliation, no beanies, no bandanas, and no offensive message on clothing. 4 uniformed security guards required from 10 pm - 1:15 am following morning of Thurs-Sat and Cinco de Mayo, St. Patrick's Day, New Year's Eve, Halloween, Thanksgiving Eve, Christmas Eve and all State and Federal Holidays. 8 TVs maximum. No drink minimums, no reduction in single drink price below $3, and no age restrictions to 21 years and older. Admission shall not be charged. Double pane windows, solid doors, self closing hardware on doors, A/C system shall be of adequate capacity. All doors shall remain closed during live entertainment. (Acoustical Study Prepared and Dated June 9, 2004). Shall install and maintain security lighting on the exterior of the building. 52 30 Pier Avenue The Lighthouse (Bar use) CC RESO # 91-5468 Type 47 General Alcohol YES 7pm-1:30am Mon- Fri, 2pm-1:30am Sat- Sun ABC license not available at this time. 178 (43 patio) On-site ABC license not available. Only have record of outdoor patio ABC conditions. NO YES. 7pm-1:30am Mon-Fri, 2pm-1:30am Sat-Sun YES. 7pm-1:30am Mon-Fri, 2pm - 1:30am Sat-Sun, Federal and State holidays, Cinco de Mayo and St. Patrick's Day. (Dancing is permitted). All alcoholic beverages shall be served in non-throw away glass containers including beer and wine. 12"x14" minimum sizes for alcohol and procedural signs. All exterior doors to remain closed during live entertainment. Double doors shall be installed in the front and rear doorways. (Sound Level and Containment Survey dated January 31, 1991). Screens shall be installed on all openable exterior windows at ground level to prevent pass through of alcoholic beverages. Door man required at all times when a line of customers is waiting to enter. Rear door shall not be used as entrance. 53 36 Pier Avenue Green Belt (Restaurant use) CC RESO # 00- 6059 Type 41 Beer & Wine NO (ABC hours limit to 10pm) (Alcohol limited to 7 am - 10pm daily) 7am-10pm Daily Under 50 (18 patio) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO YES. Alcohol limited to 7 am- 10pm daily. NO Parking Plan is required for outdoor dinning. 54 37 & 39 Pier Avenue Palmilla (Restaurant use) PC RESO # 93-67 and PC RESO # 15-28 Type 47 General Alcohol YES 8am-1:30am Daily 6am-12 midnight Daily 96 (21 patio) for 39 Pier Ave. See file for 37 Pier Ave. Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 50/50 Monthly YES. 8am-1:30am Daily in front of 39 Pier Ave. (ABC requires food and alcoholic beverages serve to same patron in patio) & PC Reso 15-28 authorizes 8am-11pm for outdoor patio in front of 37 Pier Ave. NO TVs, projectors, or any other type of motion picture display shall not be displayed facing outwards (south) toward Pier Plaza whether inside the patio or the building. A 42" high obstruction gate between the 11pm closed patio at 37 Pier Ave and the patio open till 1:30 am in front of 39 Pier Ave. 55 50A Pier Avenue Patrick Molloy's (Restaurant use) PC RESO # 98-52 Type 47 General Alcohol YES 7am-2am Daily 7am-2am Daily 290 (59 patio) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO YES. 7am-2am Daily (no live entertainment in outside seating area) YES. 9pm-1:15am Mon-Fri, 2pm- 1:15am Sat-Sun & Federal and State Holidays, Cinco de Mayo and St. Patrick's Day. (No live entertainment in outside seating area). A door host shall be provided at the rear entry of the building to assure direct access to the public lot during evening business hours. A/C system is required, all exterior glass windows and doors shall be equipped with double pane glass or comparable substitute. If entertainment is to include amplified entertainment, an acoustical study shall be reviewed and approved by the Community Development Director and all sound proofing measures shall be implemented including alterations to common walls. 56 52 Pier Avenue Baja Sharkeez (Restaurant use) PC RESO # 154- 682 Type 47 General Alcohol YES Hours not specified ABC license not available at this time. 239 (41 patio) On-site ABC license not available. Only have record of outdoor patio ABC conditions. NO NO NO Page 6 of 8 LOCATION NAME, USE and RESOLUTION(S) ABC LICENSE TYPE & ALCOHOL ALLOWED LATE NIGHT (CUP AFTER 11PM) CUP HOURS OF OPERATION ABC HOURS TOTAL OCCUPANT LOAD (PATIO) FOOD SALES BY ABC LICENSE RATIO REQUIRED** BY CUP CUP FOR OUTDOOR DINING & HOURS CUP FOR LIVE ENTERTAINMENT & HOURS/ STANDARDS AND DANCING STANDARDS PARKING, PROMOTERS/ADVERTISEMENT, SIGNAGE, SECURITY, TVS, BIKE RACKS, NOISE (SOUND PROOFING), BARRIERS, AESTHETICS, ENTRANCE/EXIT DOORS ETC. 176 57 53 Pier Avenue (AKA 49 Pier Ave) Tower 12 (Restaurant use) CC RESO # 05- 6409 and related CC RESO 15- 6980 Type 47 General Alcohol YES 7am-2am Daily 11am-1:30am Mon-Fri, 8am- 1:30am Sat-Sun 178 (14 outside/ patio) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO YES. 7am-2am Daily YES. 9pm-1:15am Mon-Fri, 2pm- 1:15am Sat-Sun & Federal and State Holidays, Cinco de Mayo and St. Patrick's Day. (Northern part of building only) Live entertainment shall not be permitted in restaurant area at southern end of the building. No live entertainment or amplified music, audio, TVs or speakers of any kind shall be permitted within the outside seating areas. (CC RESO # 05-6409 ) A/C system shall be installed, all exterior doors shall have self closing hardware. An acoustical study shall be prepared by an acoustical engineer and reviewed and approved by the Community Development Director prior to implementing changes in floor plan, addition of dance floor and changes to occupant load. (Related CC RESO 15-6980) conversion of 250 square feet on the first floor to storage to be connected with second floor restaurant (Tower 12) and must not be used or accessed by ground floor snack shop (Cafe Bonaparte). 58 53 Pier Avenue Space used as storage by Tower 12. Previously Paradise Sushi (Restaurant use) BZA RESO # 154- 579 and related CC RESO 15- 6980 Type 41 Beer & Wine NO 11am-11pm Daily ABC license not available at this time. Under 50 (17 patio)ABC license not available at this time. 35% beer & wine /65% food Monthly YES. 11am-11pm Daily (with encroachment permit)NO Must operate a full kitchen and provide a full menu (complete lunches and/or dinners with hot entrees). 59 60 Pier Avenue American Junkie (Restaurant use) PC RESO # 96-23 Type 47 and 77 General Alcohol YES 7am-2am Daily 11am-1am Sun- Thurs, 11am- 2am Fri-Sat 397 (345 w/ Banquette room & 52 at front patio) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO YES. 7am-2am Daily YES. 9pm-1:15am Mon-Fri, 2pm- 1:15am Sat-Sun & Federal and State Holidays, Cinco de Mayo and St. Patrick's Day. (200 S.F. maximum area in the main restaurant area and 450 S.F. max in the new expanded restaurant/banquet room for live entertainment, dancing, and/or assembly) Dancing limited to between 9pm and 1:30am. A/C system shall be installed, all exterior glass windows and doors shall be equipped with double pane glass or comparable substitute. If live entertainment is amplified, an acoustical study shall be prepared by an acoustical engineer and reviewed and approved by the Community Development Director. No amplified music or entertainment of any kind in outside seating area. Roof top equipment shall be integrated into the architecture and hidden from street view. (PROGRAM NO LONGER IN EFFECT) Participation in City's Downtown Parking Validation Program, for no less than 2 hours in public parking lots. 60 73 Pier Avenue Rebel Republic Social House (Restaurant use) CC RESO # 03- 6317 Type 47 General Alcohol YES 7am-12am Daily except New Year's Eve when operating hours shall be limited to 7am -2am. 7am-12am Sun- Wed, 7am-2am Thurs-Sat 119 (38 patio)NO NO YES. 7am-12am Daily YES. 7pm-1:15am daily (indoor only). No live entertainment or amplified music, audio, TVs, or speakers of any kind in the outside seating areas. Live entertainment is limited to background non-amplified acoustic music such as piano, guitar, violin, etc. Double pane windows or solid doors shall be provided on all openings to the outside, self closing hardware shall be provided on doors and an A/C system with adequate capacity. If live entertainment is amplified, an acoustical study shall be prepared by an acoustical engineer. 61 117 Pier Ave Steak & Whiskey (restaurant use) PC RESO # 05-12 Type 47 General Alcohol NO 7am-11pm Daily 11am-12am Sun- Thurs, 11am- 1am Fri-Sat Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO Size of bar area is limited as shown on submitted floor plan. Dining is limited to areas shown on submitted plans. 62 316 Pier Ave Fritto Misto (restaurant use) PC RESO # 78-22 Type 41 Beer & Wine NO 11:30am-11pm Daily 11:30am-11pm Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO Meals shall cover a selection of foods including at least three lot entrees. 63 337 Pier Ave Vacant restaurant site. Previously The Original Ragin Cajun Café (restaurant use) PC RESO # 87-23 Type 41 Beer & Wine NO 11am-10pm Daily 11am-10pm Daily 78 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 35% beer & wine /65% food Monthly NO NO A trash enclosure shall be constructed to conform with City Code. Seating is limited to 78 patrons. All alcoholic beverages shall be served in non-throw-away glass containers, including beer and wine. 64 422 Pier Ave The Rockefeller (restaurant use) PC RESO # 10-17 Type 41 Beer & Wine NO 7am-11pm Daily. Customers must vacate the premises no later than 11 pm and the doors shall be locked 9am-10pm Sun- Wed, 9am-11pm Thurs-Sat 110 (31 patio) Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. Min 65% of gross sales (computed monthly) from sale of prepared food YES. 7am-11pm Daily NO and dancing is prohibited. 15 required standard and 1 disabled parking spaces with signage indicating parking for employees and customers only. Bike rack required (1 bike space per 7 employees or per 3,000 sq. ft. in floor area). Approved for open air dining and walk-up window. Front dining area shall be open for seating whenever walk-up window service is provided. Volume on audio devices shall be turned off between 10 pm and 8 am within the front dining area and in the restaurant when the front retracting interior doors are open. Maximum of 5 TVs and prohibited within the front dining area (front 12 feet of the building footprint). Alcoholic beverages shall be served in non-disposable drinkware. Enclosed trash/recycle containers shall be provided near the walk-up window. Trash and recycle containers shall be maintained within the premises and shall not be located adjacent to residential properties. Rear door to the restaurant shall remain closed. Gate and planters to serve as barrier between the sidewalk and dining areas. Gates and doors shall not open over public R.O.W. Landscaping and planters must have live plants and automatic irrigation system. In parking lot (new/replacement trees) along south property line shall serve as buffer and be minimum 24" box size and minimum 5 feet in width with a brick or concrete border. (PROGRAM NO LONGER IN EFFECT) Participation in City's Downtown Parking Validation Program, for no less than 2 hours in public parking lots. 65 424 Pier Ave Crème de la Crepe (restaurant use) PC RESO # 11-13 Type 41 Beer & Wine1 NO1 8am to 10pm daily Customers must vacate the premises no later than 11 pm and the doors shall be locked 8am-10pm Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO YES. 8am-10pm Daily NO and dancing is prohibited. Parking lot located to the rear of the subject site shall be designated for use by customers and staff (signs shall be posted at entrance to the parking area stating this requirement). Outdoor dining permitted (patio with 4 tables and open air dining). No dining on public sidewalk. Maximum of 2 TVs within the outdoor patio or other dining areas. TVs prohibited in front patio and must not face the front patio area (with the exception of the TV on the wall above the bar height service counter). Alcoholic beverages shall be served in non-disposable drinkware. Operator shall provide enclosed trash/recycle containers in a prominent location in the front patio area. A 36" barrier shall be provided between the sidewalk and dining area. Gates and doors shall not open over public R.O.W. Page 7 of 8 LOCATION NAME, USE and RESOLUTION(S) ABC LICENSE TYPE & ALCOHOL ALLOWED LATE NIGHT (CUP AFTER 11PM) CUP HOURS OF OPERATION ABC HOURS TOTAL OCCUPANT LOAD (PATIO) FOOD SALES BY ABC LICENSE RATIO REQUIRED** BY CUP CUP FOR OUTDOOR DINING & HOURS CUP FOR LIVE ENTERTAINMENT & HOURS/ STANDARDS AND DANCING STANDARDS PARKING, PROMOTERS/ADVERTISEMENT, SIGNAGE, SECURITY, TVS, BIKE RACKS, NOISE (SOUND PROOFING), BARRIERS, AESTHETICS, ENTRANCE/EXIT DOORS ETC. 177 66 425 Pier Ave Hook and Plow (restaurant use) PC RESO # 13-20 Type 41 Beer & Wine NO 7am-11pm Daily ABC license not available at this time. Under 50 ABC license not available at this time. Min 65% of gross sales (computed monthly) from sale of prepared food YES. 7am-11pm Daily NO. Live entertainment and dancing are prohibited. Live entertainment excludes two acoustic musicians providing background music. Acoustical musicians shall not be located within 10 feet from the façade (accordion doors). Permitted outdoor and open air dining. Alcoholic beverages served in non-disposable drinkware. No beer or wine shall be provided "to-go". Maximum of 2 TVs within 10 feet of façade (accordion doors) or visible from any area accessible to customers. Seating at the designated counter shall not exceed 11 seats. No stand up bar shall be allowed. Rear door to the restaurant shall remain closed. Volume on audio devices shall be turned off after 10 pm each night. A/C shall be installed. Property line railing/guard shall be installed and permanently maintained on the outdoor patio per ABC. Ingress and egress shall not be permitted directly from the patio to the sidewalk. 67 439 Pier Ave Sosta (restaurant use) PC RESO # 99-28 Type 41 Beer & Wine NO Start no earlier than 5pm Daily 11am-11pm Daily Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO Storage building shall be removed from the parking area prior to issuance of building permits for the expansion. Signs shall be posted to allow customers and tenants of all businesses on the subject property to use the parking. No 24 hour assigned parking is permitted. 68 719 Pier Ave The Habit Burger (restaurant use) PC RESO # 13-30 Type 41 Beer & Wine1 NO 10am- 11pm daily 11am-10pm Under 50 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. Min 65% of gross sales (computed monthly) from sale of prepared food YES. 10am-11pm Daily. Expansion of outdoor patio shall not involve seating. No TVs, entertainment including live, speakers, amplified music. NO and dancing is prohibited. Live entertainment does not include two acoustical musicians providing background music Alcoholic beverages shall be served in non-disposable drinkware. No beer or wine shall be provided "to go". Excluding low intensity security lighting, all exterior lighting shall be turned off between 11 pm and dawn. No more than 4 TVs and must be oriented to the interior and not towards patio. A 6 foot high solid plexi-glass barrier wall shall be installed and permanently maintained on the outdoor patio per ABC. Ingress and egress shall not be permitted directly from the patio to the sidewalk. 69 1286 The Strand Good Stuff on The Strand (restaurant use) No resolution Type 41 Beer & Wine NO NA No resolution 59 Interior No resolution No resolution No resolution No resolution 70 1100 The Strand Scotty's On The Strand (Restaurant use) PC RESO # 89-7 Type 41 Beer & Wine NO 7am-10pm Daily 7am-10pm Daily 222 Quarterly gross sales of alcoholic beverages shall not exceed gross sales of food. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. 35% beer & wine /65% food (not to include take-out) Monthly NO NO Tandem parking spaces shall be for employee parking only (with posted signage). Parking lot shall provide 23 parking spaces and handicap space must not be in tandem. Bicycle parking shall be designed on site for a minimum of 40 bicycles (approved on Strand side). Service of alcohol in permanent glass containers only. A 36" fence shall be located along the southerly property line to prevent automobiles from accessing tandem parking through the sidewalk. Patio area shall be permitted to add a glass, solarium type roof. 71 1272 The Strand The Deck (Bar use) PC RESO # 154-834 Type 42 Beer & Wine YES 10am-2am Daily (Enclosed bar) ABC license not available at this time. 99 (33 patio)ABC license not available at this time. NO YES. 10am-10pm Daily (no outdoor music or sound provided after 10pm) NO The 18" setback area from the alley line shall be landscaped, lighting directed downward and no bulbs visible from residential properties. 72 1300 The Strand The Beach House (Hotel use) PC RESO # 01-393 Type 70 General Alcohol YES On-sale alcohol in guest rooms (mini- bars) and in meeting rooms. Hours not specified 7am-12am Daily 59 Quarterly gross sales of alcoholic beverages shall not exceed 5% of the total gross revenues. Licensee shall maintain records at all times (on a quarterly basis) and available to the Department on demand. NO NO NO Alcohol sales for hotel guests only and with sales charged to guest room (no cash). Page 8 of 8 178 179 Attachment: Poster Verification 180 From: ozinla@aol.com [mailto:ozinla@aol.com] Sent: Wednesday, December 09, 2020 11:04 AM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: Spumoni restaurant Full Liquor License Hello, I am in support for Spumoni Restaurant Hermosa Beach to obtain Full Liquor License. Helen Celotto 181 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0802 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of December 15, 2020 Conditional Use Permit CONDO 20-4 and Precise Development Plan PDP 20-8 Amendment a request to remodel and construct a 619 square foot addition to one of the two detached condominiums,located at 160 Lyndon Street and determination that the project is Categorically Exempt from the California Environmental Quality Act. (continued from the December 15, 2020 meeting) Applicant/Owner:Luc and Debbie Imbrechis 160 Lyndon Street Hermosa Beach, CA 90254 Recommended Action: Continue to a later Planning Commission hearing to consider the request for approval of Conditional Use Permit CONDO 20-4 and Precise Development Plan PDP 20- 8 Amendment a request to remodel and construct a 619 square foot addition to one of the two detached condominiums, located at 160 Lyndon Street and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA) Background: The applicant requested their application be continued to a later Planning Commission Hearing date to allow time to redesign the project to comply with the applicable Hermosa Beach Municipal Code requirements. City staff will re-notice the item when the project is rescheduled. Attachments 1.Radius Map 2.Poster Verification Respectfully Submitted by: Yuritzy Randle, Assistant Planner Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™182 183 Attachment: Poster Verification 184 185 From: noreply@granicusideas.com [mailto:noreply@granicusideas.com] Sent: Tuesday, December 15, 2020 11:54 AM To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov> Subject: New eComment for Planning Commission Virtual Meeting New eComment for Planning Commission Virtual Meeting George Konstantouros submitted a new eComment. Meeting: Planning Commission Virtual Meeting Item: 10. REPORT 20-0802 Conditional Use Permit CONDO 20-4 and Precise Development Plan PDP 20- 8 Amendment a request to remodel and construct a 619 square foot addition to one of the two detached condominiums, located at 160 Lyndon Street and determination that the project is Categorically Exempt from the California Environmental Quality Act. (continued from the December 15, 2020 meeting) eComment: We are the owners of the attached second unit. Our approval of this proposed project at 161 Lyndon St. is conditional on the Imberechts installing separate water and sewer lines so that each unit will be on separate systems, pursuant to our written agreement signed by the Imberechts on January 1, 2020. SUPPLEMENTAL INFORMATION 186 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0800 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of December 15, 2020 Precise Development Plan PDP 20-9: a request for a three-story attached duplex located at 44 The Strand and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). Applicant:Starr Design Group, Inc. 643 Cypress Avenue Hermosa Beach, CA 90254 Property Owner:Ofiplex, LLC 1020 Palos Verdes Drive Palos Verdes Estates, CA 90274 Recommended Action: Staff recommends the Planning Commission adopt the attached resolution approving the Precise Development Plan for a three-story attached duplex located at 44 The Strand and determination that the project is Categorically Exempt from the California Environmental Quality Act. GENERAL PLAN:High Density Residential ZONING:Multiple-Family Residential (R-3) LOT SIZE:3,595.45 square feet PROPOSED SQUARE FOOTAGE:Unit 1: 3,821.61 square feet Unit 2: 752.19 square feet PARKING REQUIRED:4 Standard spaces/1 Guest space PARKING PROVIDED: 4 Standard spaces/1 Guest space ON STREET PARKING LOST/GAINED: No on-street parking (abutting 20’ alley) ENVIRONMENTAL DETERMINATION: Categorically Exempt, CEQA Section 15303(b) (Class 3 Exemption, New Construction or Conversion of Small Structures) The subject site is located in the southwest portion of the city, north of Herondo Street, south of 1 st Street, between The Strand and Hermosa Avenue. The 3,595.45 square foot lot contains two units with parking access provided from Beach Drive and Hermosa Avenue. The front of the property abuts The Strand. City of Hermosa Beach Printed on 2/20/2024Page 1 of 7 powered by Legistar™187 Staff Report REPORT 20-0800 The applicant proposes to demolish the existing duplex and construct a two-unit attached residential duplex on the subject site. Parking for the proposed duplex will be provided via a five-foot deep and 45 foot wide concrete driveway from Beach Drive leading to a four-car garage. While both units will share the garage space, each unit will be assigned two parking spaces and dedicated storage area. There is no existing public parking located on Beach Drive, which is an alley, and the project will thus, not result in a reduction of public parking spaces. The duplex will front The Strand, with Unit 1 occupying all three floor levels and Unit 2 strictly located at on the first floor level abutting The Strand. The proposed total living square footage of Unit 1 is 3,822 square feet. This unit will have access to the garage from the foyer on the first floor via a mudroom. The second floor of unit includes bedrooms, an office, and a small deck fronting The Strand. The main living area of Unit 1 is located at the third floor level with two additional decks fronting the Strand and Beach Drive. The proposed total living square footage of Unit 2 is 752 square feet and includes a small living area with a kitchen, one bedroom, access to the car garage and a patio area fronting the Strand. The architectural styles of both units are modern with exterior treatments of, smooth and rough stucco, glass guardrails, and metal cladding. Analysis: The property is zoned R-3 Multiple-Family Residential, and therefore must comply with the development standards set forth in Hermosa Beach Municipal Code (HBMC) Section 17.16. The project must also comply with access and parking standards established in HBMC Section 17.44 and landscape and green measures established in HBMC Sections 8.44, 8.56 and 8.60 In addition, a proposal to construct a duplex requires submittal of a Precise Development Plan application and plans for Planning Commission review. On a case by case basis, the Planning Commission may impose standards above the minimums designated by the zoning ordinance to improve the quality of development and to mitigate any environmental impacts. In considering the Precise Development Plan for any development, the Planning Commission must consider the general criteria set forth in HBMC Section 17.58.030 for granting or conditionally granting the permit. Basic Zoning Standards: The project complies with the requirements of the Zoning Ordinance, for the R-3 zone set forth in HBMC Chapter 17.16. CRITERIA REQUIRED PROPOSED Minimum Lot Area for 2 Units 2,640 Sq. Ft.3,595.95 Sq. Ft. Lot Coverage Maximum 65%63.6% Height Maximum 30’30’ Front Yard Setback (The Strand)2’5’ Prevailing Front Yard Setback (along The Strand) 0’5’ Minimum north and south Side Yard Setbacks: 4.5’4.5’ Front Yard Setback (Beach Drive) 0’ All Floor Levels 5’ and 1’ at upper levels Total Parking Spaces 5 spaces total 5 spaces total Garage Parking Spaces 4 (2 per unit)4 (2 per unit) Guest Parking Space 1 space 1 space Driveway Maximum Slope 12.5%5.91% Turning Radius 23’23’ Open Space Per Unit 300 Sq. Ft.Unit 1: 300.12 Sq. Ft. Unit 2: 304.47 Sq. Ft. Solid Waste Area Per Unit Screened area for 6 bins (3 bins each unit) at 2.5’ by 2.5’ each 6 bins located within the garage outside of the required minimum garage dimensions City of Hermosa Beach Printed on 2/20/2024Page 2 of 7 powered by Legistar™188 Staff Report REPORT 20-0800 CRITERIA REQUIRED PROPOSED Minimum Lot Area for 2 Units 2,640 Sq. Ft.3,595.95 Sq. Ft. Lot Coverage Maximum 65%63.6% Height Maximum 30’30’ Front Yard Setback (The Strand)2’5’ Prevailing Front Yard Setback (along The Strand) 0’5’ Minimum north and south Side Yard Setbacks: 4.5’4.5’ Front Yard Setback (Beach Drive) 0’ All Floor Levels 5’ and 1’ at upper levels Total Parking Spaces 5 spaces total 5 spaces total Garage Parking Spaces 4 (2 per unit)4 (2 per unit) Guest Parking Space 1 space 1 space Driveway Maximum Slope 12.5%5.91% Turning Radius 23’23’ Open Space Per Unit 300 Sq. Ft.Unit 1: 300.12 Sq. Ft. Unit 2: 304.47 Sq. Ft. Solid Waste Area Per Unit Screened area for 6 bins (3 bins each unit) at 2.5’ by 2.5’ each 6 bins located within the garage outside of the required minimum garage dimensions The subject property is considered a through lot and pursuant to HBMC Section 17.46.152, properties located between The Strand and Hermosa Avenue, shall provide a front yard setback along both The Strand and Hermosa Avenue. The zoning map indicates that the required front yard setback on The Strand is 2 feet, and the required front yard setback along Beach Drive/Hermosa Avenue is 0 feet. The project proposal exceeds the minimum requirements along both The Strand and Beach Drive. The proposed duplex will be 5 feet from the property line along The Strand, and 3 feet along Beach Drive at the first floor and 1 foot on the additional floor levels above. Access and Parking: The on-site parking is located adjacent to the alley, Beach Drive and the street Hermosa Avenue. The required parking spaces will be located within a four-car garage accessed from the Beach Drive. The guest parking space is located north of the garage and partially occupies the side yard, which is also accessed from the alley. The driveway slope profiles indicate the driveway slope will be 5.91% at the steepest point; within the maximum allowed slope of 12.5% pursuant to HBMC Section 17.44.120.D. There is no public parking provided along Beach Drive, which is an alley or from The Strand, which is a walk-street. Therefore, there will be no loss or gain of public parking spaces. The applicant is not proposing an off-street guest parking space parallel to the garage door, instead, the proposed shared guest off-street parking space will be provided in the northeast corner of the lot. Pursuant to HBMC Section 17.44.090 garages fronting an alley shall provide a minimum garage setback of 3 feet. The proposal includes a 5-foot wide driveway along Beach Drive, which exceeds the 3 foot minimum requirement. City of Hermosa Beach Printed on 2/20/2024Page 3 of 7 powered by Legistar™189 Staff Report REPORT 20-0800 Landscape and Green Measures: All plants must be water conserving as required by the Hermosa Beach Water Conservation and Drought Management Plan (HBMC Section 8.56) and Water Efficient Landscaping (HBMC Section 8.60). The landscape plan includes a mixture of drought tolerant plants including Acacia Boormanii, Anignozanthos Viridis, Heuchera Sanguniea, and Rhapilolepis Indica. Some plant materials will be located in the south side yard with the encroachment area and the front patio being the primary location for the proposed landscape materials. The landscape plan includes a maximum 15.75% permeable surface area. Since there is less than 50% permeability surface area on-site an infiltration system will be required. The project is conditioned to ensure that all planting materials and trees comply with HBMC Section 8.60, Water Efficient Landscaping. The landscape plan also shows that catch basins with sump pumps will be provided on-site and an automatic irrigation system with a moisture sensor is proposed for the landscaped areas. The project must comply with Section 8.44 Hermosa Beach Stormwater and Urban Runoff Pollution Control Regulations. Additionally, 65% of demolition debris must be recycled, and cement used in foundation mix design must be reduced by not less than 20%, among other requirements. Hermosa Beach’s Electrical Code (Section 15.32) requires installation of conduit appropriately sized to accommodate the future installation of a solar photovoltaic and/or solar thermal energy systems. Compatibility with surrounding area: The subject site is zoned R-3 Multiple-Family Residential, with similar residentially zoned properties to the north and south; C-1 Limited Business and Residential zoned properties are to the east Similar residential developments are found in the surrounding area, comprising of multi-story, multi-family residences with some two-story single-family residences. The proposed layout of the building is consistent with multi-family residential buildings in the immediate neighborhood consisting of both attached and detached two-unit condominiums/ duplexes on a lot with parking garages located off the Beach Drive. General Criteria: In considering the Precise Development Plan for any development, the following criteria for granting or conditionally granting said permit shall be considered: 1. Distance from existing residential uses in relation to negative effects The subject site is zoned R-3 Multiple Family Residential with similar residentially zoned properties to the north, and south of the subject site. The subject site is large enough to accommodate two residential units and meet all of the development standards for the zone. Similar residential developments are found in the surrounding area comprising of multi-story, multi-family residences. Therefore, the proposed duplex will be consistent with surrounding residential development and will not produce negative effects. 2. The amount of existing or proposed off-street parking in relation to actual need; The proposed duplex will provide four off-street parking spaces within a four-car garage located off of the alley, Beach Drive. In addition, one shared guest parking space will be provided for both units and will be located in the northwest corner of the lot. City of Hermosa Beach Printed on 2/20/2024Page 4 of 7 powered by Legistar™190 Staff Report REPORT 20-0800 3. The combination of uses proposed, as they relate to compatibility; The proposed residential use consisting of an attached duplex is authorized under the R-3 zone and the residential use is consistent and compatible with the immediate neighborhood, which includes multi-family residences with C-1 Limited Business and Residential to the west. 4.The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area; The proposed duplex will retain similar traffic volume generated from the project site because the proposal will maintain the same number of units that previously existed and is consistent with the City’s R-3 allowable density and the City’s General Plan (PLAN Hermosa) density range for the High Density land use area. 5. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; The proposed duplex will not contain signage, thus will not be incompatible with the surrounding area. Nevertheless, it is important to consider the architectural style (décor) as part of this approval. The applicant is proposing a modern style, which can be found on other properties in the neighborhood. Accordingly, the aesthetic of the building will be compatible and complimentary to the existing residences in the area. 6.Building and driveway orientation in relation to sensitive uses, e.g., residences and schools; Parking for both units will be accessed off of Beach Drive. The front of the building is located along The Strand. Thus, the proposed building and driveway orientation will be consistent with the building and driveway orientations of surrounding properties and the project is not anticipated to have adverse effects on surrounding sensitive uses. 7. Noise, odor, dust and/or vibration that may be generated by the proposed use; The proposed duplex is not anticipated to create adverse impacts because the proposed use of the property is residential, which is consistent with the use of the surrounding residential neighborhood. Construction of the duplex will generate temporary noise, odor, dust, and vibration, but they will be ceased when the construction has been completed. Construction noise, which is generated, must comply with the City’s Noise Ordinance HBMC Section 8.24.050. 8. Impact of the proposed use to the city’s infrastructure, and/or services; There is sufficient capacity to serve the proposed duplex. The proposed residential use will have similar demand on the current infrastructure and services because the proposal will maintain the same number of units from the existing subject site. Furthermore, the project has been reviewed by the Public Works Department, who provided several conditions of approval to ensure the project will not impact the City’s infrastructure or services. 9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms; The proposed duplex does not create adverse environmental impacts because the proposed residential use and building design is consistent with surrounding uses and development within the neighborhood and complies with all applicable criteria set forth in the Hermosa Beach Municipal Code and General Plan. Nevertheless, multiple conditions of approval have been incorporated into City of Hermosa Beach Printed on 2/20/2024Page 5 of 7 powered by Legistar™191 Staff Report REPORT 20-0800 this action. With these conditions, any potential impacts will be mitigated. 10. Other considerations that, in the judgment of the planning commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. No other considerations noted. CEQA Compliance: The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures, because the proposal pertains to construction of limited numbers of new, small structures. Section 15303 specifically lists the construction of multi-family residential structures in an urbanized area, totaling no more than six dwelling units. Moreover, none of the exceptions to the Categorical Exemption apply, nor 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 resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. General Plan Consistency: The proposed attached duplex is located within the High Density Residential (HD) General Plan Land Use designation area; the purpose of which is to provide a range of residential housing types to serve the varying living accommodation needs or desires of the community. The intent of this designation is to preserve and contribute to the inventory of diverse housing types available to residents and offer alternatives to single-family residential development. The designation allows for a variety of high- density building types and development patterns. This designation provides a range of residential building formats including condominiums, townhouses, duplex/triplex, and apartment buildings. Single-family residential is discouraged in this designation. The appropriate density range is 25.1 to 33.0 dwelling units per acre. The subject site is also located within the Walk Street Neighborhood character area as indicated in the City’s General Plan, which accommodates a range of beach side residential development and neighborhood commercial services within a linear street network. The walk streets that provide beach access from The Strand are a feature unique to this beachfront residential area. The future vision of this neighborhood includes maintaining the high quality pedestrian connections through the walk streets and retains the form, scale, and orientation of buildings in the area. Most parcels in the Walk Street Character area have access on both a walk street and an alleyway. Building design and orientation should provide porches, patios or decks orientated towards the walk street with parking being provided garages accessed through the alleyway. The proposed project is consistent with the HD Land Use designation in that it will contribute to the residential neighborhood as a multi-family (two-unit on a single lot) and meets the intent of the Walk Street Neighborhood character area by providing two-units designed with garages and parking set behind the building and access through the alleyway. The design of the attached duplex is consistent with the Walk Street Neighborhood character area in that the front building façade includes a front City of Hermosa Beach Printed on 2/20/2024Page 6 of 7 powered by Legistar™192 Staff Report REPORT 20-0800 patio and two balconies fronting the walk street. Additional the extension of the front yard through the use of the City’s encroachment area adds to the pedestrian connection and scale of the neighborhood. Land Use Goal 2 states, “While each neighborhood in Hermosa Beach is distinct, they each provide a variety of housing types, densities, designs and mix of uses and services that collectively reflect the small beach town character. The diversity of building types responds to the diversity of the city’s population and the desire to create interesting and varied neighborhoods.” Specifically, Land Use Goal 2 Policy 2.1 states “Neighborhoods are complete and well-structured by encouraging, where appropriate, the following characteristics including having homes with entries and windows facing the street. The proposed design features implement the following PLAN Hermosa goals and many of its policies in the Land Use policies 1.6 Scale and Context. 2.1 Complete Neighborhoods, 2.3 Balanced Neighborhoods, 2.6 Diversity of building types and styles, 2.7 Context sensitive design, 5.1 Scale and Massing, and 5.6 Eclectic and diverse architecture. Summary: The project, as conditioned, is consistent with the zoning code, and other relevant provisions of the Municipal Code, and the site is physically suitable for the type and density of proposed development. Therefore, staff recommends adoption of the attached resolution approving the, Precise Development Plan, at 44 The Strand, and determine the project is Categorically Exempt from the California Environmental Quality Act (CEQA). Attachments: 1.Proposed Resolution 2.Site Photographs 3.Applicant Submittal 4.Radius Map 5.Poster Verification Respectfully Submitted by: Yuritzy Randle, Assistant Planner Approved: Ken Robertson, Community Development Director Concur: David Blumenthal, AICP, Senior Planner Legal Review: Patrick Donegan, City Attorney City of Hermosa Beach Printed on 2/20/2024Page 7 of 7 powered by Legistar™193 1 P.C. Resolution 20-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING, PRECISE DEVELOPMENT PLAN, FOR A THREE-STORY ATTACHED DUPLEX LOCATED AT 44 THE STRAND AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed on November 25, 2020 by the applicant, Starr Design Group, Inc., for development of property located at 44 The Strand, seeking approval of Precise Development Plan 20-9 for a proposed three-story attached duplex. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the subject application on December 15, 2020, 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 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures, because the proposal pertains to construction of limited numbers of new, small structures. Section 15303 specifically lists the construction multi- family residential structures in an urbanized area, totaling no more than six dwelling units. This approval consist of two dwelling units, therefore does not exceed the allowances contained within the exemption. 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 resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. Section 4. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines and declares pertaining to the application for Precise Development Plan pursuant to Section 17.58.030 of the Municipal Code. 1. Distance from existing residential uses in relation to negative effects The subject site is zoned R-3 Multiple Family Residential with similar residentially zoned properties to the north, and south of the subject site. The subject site is large enough to accommodate two residential units and meet all of the development standards for the zone. Similar residential developments are found in the surrounding area comprising of multi-story, multi-family residences. Therefore, the proposed duplex will be consistent with surrounding residential development and will not produce negative effects. 2. The amount of existing or proposed off-street parking in relation to actual need; 194 2 The proposed duplex will provide four off-street parking spaces within a four-car garage located off of the alley, Beach Drive. In addition, one shared guest parking space will be provided for both units and will be located in the northwest corner of the lot. 3. The combination of uses proposed, as they relate to compatibility; The proposed residential use consisting of an attached duplex is authorized under the R-3 zone and the residential use is consistent and compatible with the immediate neighborhood, which includes multi-family residences with C-1 Limited Business and Residential to the west. 4. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area; The proposed duplex will retain similar traffic volume generated from the project site because the proposal will maintain the same number of units that previously existed and is consistent with the City’s R-3 allowable density and the City’s General Plan (PLAN Hermosa) density range for the High Density land use area. 5. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; The proposed duplex will not contain signage, thus will not be incompatible with the surrounding area. Nevertheless, it is important to consider the architectural style (décor) as part of this approval. The applicant is proposing a modern style, which can be found on other properties in the neighborhood. Accordingly, the aesthetic of the building will be compatible and complimentary to the existing residences in the area. 6. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools; Parking for both units will be accessed off of Beach Drive. The front of the building is located along The Strand. Thus, the proposed building and driveway orientation will be consistent with the building and driveway orientations of surrounding properties and the project is not anticipated to have adverse effects on surrounding sensitive uses. 7. Noise, odor, dust and/or vibration that may be generated by the proposed use; The proposed duplex is not anticipated to create adverse impacts because the proposed use of the property is residential, which is consistent with the use of the surrounding residential neighborhood. Construction of the duplex will generate temporary noise, odor, dust, and vibration, but they will be ceased when the construction has been completed. Construction noise, which is generated, must comply with the City’s Noise Ordinance HBMC Section 8.24.050. 8. Impact of the proposed use to the city’s infrastructure, and/or services; There is sufficient capacity to serve the proposed duplex. The proposed residential use will have similar demand on the current infrastructure and services because the proposal will maintain the same number of units from the existing subject site. Furthermore, the project has been reviewed by the Public Works Department, who provided several conditions of approval to ensure the project will not impact the City’s infrastructure or services. 9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms; 195 3 The proposed duplex does not create adverse environmental impacts because the proposed residential use and building design is consistent with surrounding uses and development within the neighborhood and complies with all applicable criteria set forth in the Hermosa Beach Municipal Code and General Plan. Nevertheless, multiple conditions of approval have been incorporated into this action. With these conditions, any potential impacts will be mitigated. 10. Other considerations that, in the judgment of the planning commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. No other considerations noted. Section 5. Based on the foregoing, the Planning Commission hereby approves the subject Precise Development Plan 20-6, for a three-story attached duplex subject to the following Conditions of Approval: General: 1. The development and continued use of the property shall be in conformance with submitted plans received and approved by the Planning Commission at its meeting of December 15, 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. 2. The project shall fully comply with all requirements of the R-3 zone as applicable in Chapter 17.16 of the Municipal Code, including but not limited to: a) Height, including required roof deck railings, shall fully comply with the 30-foot height limit. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. b) Design and construction shall comply with HBMC Section 17.16 except as specifically stated in this Resolution. c) Conduit to accommodate roof mounted alternative energy equipment for solar energy and solar thermal shall also be supplied per HBMC Section 15.32.140. d) Designated, screened solid waste storage areas, a minimum of 2.5’ x 2.5’ (length times width) each, for a total of six solid waste storage bins shall be shown on the site plan compliance with HBMC Chapter 8.12. 3. The project shall comply with all requirements of the City of Hermosa Beach Building Division, Public Works Department, Los Angeles County Fire Department, and the Hermosa Beach Municipal Code. Building Plans: 4. Two copies of a Final Landscape Plan, consistent with landscape plans approved by the Planning Commission, indicating size, type, quantity and characteristics of landscape 196 4 materials shall be submitted to the Community Development Department and Planning Division for review and approval prior to the issuance of Building Permits. The Final Landscape Plan shall also include the following: a) The applicant shall provide a landscape plan to comply with HBMC Sections 8.60.060, and 8.60.070 to the satisfaction of the Community Development Director and Public Works Director. b) An automatic landscape sprinkler system consistent with HBMC Section 8.60.060(D) shall be provided, and shall be shown on plans (Building Permits are required). 5. Architectural treatments and accessory facilities shall be as shown on building elevations, site and floor plans. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. In addition: a) All parking dimensions shall comply with HBMC Chapter 17.44. Roll-up automatic garage doors shall be installed on all garage door openings and clearly indicated on floor plans. b) Driveway transitions shall comply with HBMC Section 17.44.120(D). c) All exterior lighting shall be downcast, fully shielded and illumination shall be contained within the property boundaries. Lighting shall be energy conserving and motion detector lighting shall be used for all lighting except low-level (3 feet or less in height) security lighting and porch lights. Lamp bulbs and images shall not be visible from within any onsite or offsite residential unit. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties. d) Any satellite dish antennas and/or similar equipment shall comply with HBMC Section 17.46.240. 6. The plans shall comply with HBMC Section 8.44.095 and install permeable surfaces in the driveway, guest parking space and other non-landscaped areas to the maximum extent feasible. If providing water-permeable surfaces on at least 50% of exterior surface area is not feasible and incorporating measures in 8.44.095 to the extent practicable to infiltrate the volume of runoff produced by a 0.80 inch twenty four (24) hour rain event, then the applicant shall infiltrate runoff on-site. In the event that subsurface infiltration is required, plans shall designate the exact location of the subsurface infiltration system, the applicant shall enter into a maintenance agreement with the City (prior to final map approval) for the ongoing infiltration, and provide a surety bond to the City to guarantee that on-site, subsurface infiltration is achieved. The amount of the bond shall be, determined by the Building Division. All other drainage shall be routed to an off-site facility or on-site permeable area approved by the City. To the extent possible, a 197 5 portion of roof drainage shall be routed to on-site permeable areas. No drainage shall flow over any driveway or sidewalk. If the drainage of surface waters onto the property requires a sump pump to discharge waters onto the street, the property owner(s) shall record an agreement to assume the risk associated with use and operation of said sump pump, release the City from any liability, and indemnify the City regarding receipt of surface waters from the property. The recorded agreement must be filed with the City prior to issuance of the Certificate of Occupancy. 7. The plans and construction shall comply with all requirements of the Building Code in Title 15 and Green Building Standards in Chapter 15.48. Water conservation practices set forth in Section 8.56.070 shall be complied with and noted on construction plans. 8. Two copies of final construction plans, including site, elevation and floor plans, which are consistent with the conditions of approval of this conditional use permit, shall be reviewed and approved by the Planning Division for consistency with Planning Commission approved plans and this Resolution prior to the submittal to the Building Division for Plan Check. 9. Prior to the submittal of structural plans to the Building Division for Plan Check the permittee and the owners of the property involved shall file at the office of the Planning Division of the Community Development Department an Affidavit of Acceptance stating that they are aware of, and agree to and accept, all of the conditions of this permit. The permittee shall record with the Los Angeles County Recorder’s Office the Affidavits of Acceptance and Resolution(s), and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 10. 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. 11. The address of each duplex shall be conspicuously displayed on the street side of the buildings with externally or internally lit numbers and the method for illumin ation shall be shown on plans. Address numbering and display shall be subject to approval by the Community Development Department. Public Works 12. Civil engineering plans shall be prepared by a licensed civil engineer and conceptually approved by the Hermosa Beach Public Works Department prior to submitting an application for Building Permits to the Community Development Department. Complete civil engineering plans shall address grading, undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements, on-site and off-site drainage (no sheet flow permitted), installation of utility laterals, and all other improvements necessary to comply with the Hermosa Beach Municipal Code and Public Works specifications, and shall be filed with the Community Development Department. 198 6 13. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on street. 14. A minimum of one 24-inch box size tree shall be provided within the City’s public right- of-way fronting The Strand and the tree species shall be listed on the Public Works Department’s Approved Tree List. 15. Project construction shall protect private and public property in compliance with HBMC Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including if required, an approved Residential or Commercial Encroachment Permit. 16. Sewer flow rate for upstream and downstream manhole along with manhole rim/lid elevations must be submitted prior to grading and plan check. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 17. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 18. Sewer main work may be required after review of sewer lateral video. 19. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44) and must implement Low Impact Development Standards, and submit at time of grading and plan check along with an erosion control plan. Construction 20. 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. 21. 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. 22. Traffic control measures, including flagmen, shall be utilized to preserve public health, safety, and welfare. 199 7 Other: 23. Approval of these permits shall expire twenty-four (24) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. 24. 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 resulting from the subject use. 25. The subject property shall be developed, maintained and operated in full compliance with the conditions of this permit and any law, statute, ordinance or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. Section 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 an Affidavit of Acceptance stating that they are aware of, and agree to and accept, all of the conditions of this permit. The Precise Development Plan shall be recorded with the Affidavit of Acceptance, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. 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. 200 8 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. 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 December 15, 2020. Rob Saemann, Chair Ken Robertson, Secretary December 15, 2020 Date 201 Attachment: Site Photographs 202 203 PROJECT INFORMATIONPROJECT CONTACTS SHEET INDEXCITY NOTES & REQ'MENTS LEGEND CONCRETE MASONRY WALL NEW WALL REVISION DOOR WINDOW CEILING HEIGHT FINISH MATERIAL DIMENSION TO FACE OF FRAMING /MASONRY UNLESS NOTED OTHERWISE SLOPE APPROVED SMOKE DETECTOR XX AX.X # # X'-X" XX X'-X" T. O. SLAB X AX.X X AX.X 1/2" 1/2" CS # ALIGN ELEVATION DETAIL NUMBER SHEET NUMBER ROOM NUMBER SHEET NUMBER SECTION DIMENSION TO CENTER LINE 1. NO DISCHARGE OF CONSTRUCTION WASTEWATER, BUILDING MATERIALS, DEBRIS, OR SEDIMENT FROM THE SITE IS PERMITTED. 2. EROSION AND SEDIMENT CONTROL DEVICES MUST BE PLACED AROUND THE CONSTRUCTION SITE TO PREVENT DISCHARGES TO THE STREET. CONTROL MEASURES MUST ALSO BE TAKEN TO PREVENT STREET SURFACE WATER ENTERING THE SITE. 3. ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC WAY VIA A NON-EROSIVE DEVICE PER HB4MC. 4. PROTECT THE PEDESTRIIAN WAY PER UBC SECT 3303 DURING CONSTRUCTION. 5. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER SECTION 502. 6. THE STRUCTURE SHALL COMPLY WITH THE SECURITY REQUIREMENTS OF 'APPENDIX CHAPTER 10 SECURITY' OF HBMC. 7. BACKWATER VALVE REQUIRED IF DRAINAGE FIXTURE IS LOCATED BELOW THE NEXT UPSTREAM MANHOLE OR BLOW THE MAIN SEWER LEVEL PER CPC SECT 710.0 8. THE DEMOLITION AND SHORING PERMIT TO BE ISSUED UNDER SEPERATE PERMIT. 9. ROOF GUTTERS AND DOWNSPOUTS TO BE CONSTRUCTED PER HBMC. SEPARATE SUBMITTALS COVER SHEET A-0.0 NOT TO SCALE OPEN SPACE & LOT COVERAGE DIAGRAMS AND CALCS.: Envision Engineering, Inc. 7734 Herschel Ave. #F La Jolla, CA 92037 (619) 9905 467 tele Contact: Alex Barajas STRUCTURAL ENGINEER OWNER DESIGNER Ofiplex, LLC 1020 Palos Verdes Dr. W Palos Verdes Estates, CA 90274 775 339 1642 john@esatbiz.com Starr Design Group, Inc. 643 Cypress Avenue Hermosa Beach, CA 90254 (310) 376-6997 tele Contact: Jonathan Starr CONTRACTOR TBD PROJECT SUMMARY FORM RENDERING SURVEYOR Denn Engineers 3914 Del Amo Blvd., Ste. 921 Torrance, CA 90503 (310) 542-9433 (310) 542-9491 fax Gary J. Roehl R.C.E. 30826 SOILS ENGINEER NorCal Engineering 10641 Humboldt St Los Alamitos, CA 90720 (562) 799-9469 tele Contact: Scott Spensiero License # 841 HERS FEATURE SUMMARY 7 DEVELOPMENT PROGRAM ATTACHMENT 2 PROJECT LOCATION: OWNER’S NAME: TEL: ADDRESS: LEGAL DESCRIPTION: ZONING: GENERAL BUILDING INFORMATION LOT AREA: TOTAL BUILDING AREA: UNIT 1 UNIT 2 UNIT 3 UNIT4 1ST LEVEL LIVING AREA GARAGE 2ND LEVEL LIVING AREA DECKS/BALCONIES 3RD LEVEL LIVING AREA DECKS/BALCONIES TOTAL LIVING AREA TOTAL DECKS/BALCONIES NO. OF BEDROOMS NO. OF BATHROOMS ZONING INFORMATION REQUIRED PROVIDED AREA: LOT AREA PER DWELLING UNIT LOT COVERAGE YARDS: FRONT SIDE REAR PARKING AND DRIVEWAYS: NUMBER OF SPACES GUEST SPACES PARKING SETBACK PARKING STALL DIMENSION TURNING AREA DRIVEWAY WIDTH DRIVEWAY MAXIMUM SLOPE FENCES/WALLS: HEIGHT FROM FINISHED SURFACE LINEAL FEET OPEN SPACE: TOTAL PRIVATE (PER UNIT) UNIT 1: UNIT 2: UNIT 3: UNIT 4: PRIVATE STORAGE SPACE: CUBIC FEET PER UNIT UNIT 1: UNIT 2: UNIT 3: UNIT 4: BASEMENT QUALIFICATION CALCULATION BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4 1ST LEVEL F.F. ELEVATION LINEAL FEET(LF) OF PERIMETER LF OF PERIMETER <6’ FROM GRADE TO F.F. ABOVE % OF PERIMETER < 6’ to FF ABOVE f:b95\cd\applicat\devprog 7/30/98 HERMOSA BEACH, CA 90254 OFIPLEX, LLC 775 339 1642 44 THE STRAND LOT 11 AND SE 15’ OF LOT 12, BLOCK 1, HERMOSA BEACH TRACT, APN 4188-002-034 R-3 348.75 522.25 1963.55 94.74 1509.31 527.68 3821.61 622.42 3 3.5 SFR A.D.U. 3595.45 SF 2337.04 SF 2’-0” 4’-6” 3’-0” @ 1.FL., 0’-0” @ 2. FL. 4 1 23’-0” 17’-0”x 20’ 8’-6” x 40’ 23’-0” N/A 12.5% 6’-0” N/A 300 SF 712.29 SF 4 1 34’-1” 17’-6”x 20’-4” 8’-6” x 40’-5” 34’-1” N/A 5.91% 6’-0” N/A N/AN/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 3595.45 SF 2289.58 SF 6’-8” 4’-7” 5’-1” 752.19 410.60 752.19 1 1 A-0.0 A-0.1 A-0.2 A-0.3 A-0.4a - A0.4b A-0.5 A-0.6 A-0.7 A-0.8 A-1.0 A-1.1 A-1.2 A-1.3 A-2.0 - A2.2 A-3.0 - A-3.2 A-4.0 - A-4.1 A-6.0 - A6.3 COVER SHEET/ DIAGRAMS AND CALCS. SURVEY GENERAL NOTES DOOR & WINDOW SCHEDULE T24 SITE PLAN LANDSCAPE PLAN CP POINTS ENCROACHMENT FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN ROOF PLAN RCP/ ELEC. ELEVATIONS, RENDERINGS SECTIONS DETAIL - STORMWATER INFILTRATION SYSTEM UNDER SEPARATE PERMIT/ SEE C- SHEETS C-1/C-2 -DEMOLITION, AND SEWER CAP OF EXISTING BUILDINGS -SHORING PLANS -ENCROACHMENT PLAN -BACK UP BATTERY, SECONDARY POWER SOURCE LOT COVERAGE SEE DIAGRAMS PROPOSED LOT COVERAGE: 2289.58 SF MAXIMUM LOT COVERAGE (0.65 X 3595.45 SF = 2337.04 SF LOT COVERAGE: 2289.58 SF < 2337.04 SF = OK OCCUPANCY & FLOOR AREA CALCS. OPEN SPACE:COVERED AREA: CIVIL C-1.0 C-2.0 C-3.0 C-4.0 C-5.0 TITLE SHEET GRADING & DRAINAGE PLAN PUBLIC IMPROVEMENT DETAILS DRIVEWAY PROFILES AND SECTIONS STRUCTURAL S-1.0 S-1.1 S-1.2 S-1.3 S-2.0 S-2.1 S-2.2 S-2.3 S3.0 S3.1 S3.2 S3.3 S3.4 S3.5 HFX 1-3 S1.0 GENERAL STRUCTURAL NOTES S1.1 SHEARWALL SCHEDULE + STANDARD STRUCTURAL DETAILS S1.2 STANDARD STRUCTURAL DETAILS S1.3 STANDARD STEEL CONNECTION DETAILS S2.0 1st. LEVEL FOUNDATION PLAN S2.1 2nd. LEVEL FLOOR FRAMING PLAN S2.2 3rd. LEVEL FLOOR FRAMING PLAN S2.3 ROOF FRAMING PLAN S3.0 FOUNDATION DETAILS S3.1 TYPICAL STRUCTURAL DETAILS S3.2 STAIR + MISC. DETAILS S3.3 FLOOR FRAMING DETAILS S3.4 ROOF FRAMING DETAILS S3.5 STEEL CONNECTION DETAILS HARDY FRAME TYP. DETAIL SHEET THE FOLLOWING IS A SUMMARY OF THE FEATURES THAT MUST BE FIELD-VERIFIED BY A CERTIFIED HERS RATER AS A CONDITION FOR MEETING THE MODELED ENERGY PERFORMANCE FOR THIS COMPUTER ANALYSIS. ADDITIONAL DETAIL IS PROVIDED IN THE BUILDING TABLES BELOW. REGISTERED CF2RS AND CF3RS ARE REQUIRED TO BE COMPLETED IN THE HERS REGISTRY BUILDING-LEVEL VERIFICATIONS: •INDOOR AIR QUALITY VENTILATION •KITCHEN RANGE HOOD COOLING SYSTEM VERIFICATIONS: •MINIMUM AIRFLOW •VERIFIED SEER •FAN EFFICACY WATTS/CFM HEATING SYSTEM VERIFICATIONS: •VERIFIED HSPF •VERIFIED HEAT PUMP RATED HEATING CAPACITY HVAC DISTRIBUTION SYSTEM VERIFICATIONS: •DUCT LEAKAGE TESTING •DUCTS LOCATED ENTIRELY IN CONDITIONED SPACE CONFIRMED BY DUCT LEAKAGE TESTING DOMESTIC HOT WATER SYSTEM VERIFICATIONS: • -- NONE -- LOT COVERAGE = 2289.58 SFLOT COVERAGE = 2289.58 SF5'-0" FYSB 5'-0" FYSB 5'-0" RYSB 5'-0" RYSB4'-6" SYSB4'-6" SYSB4'-6" SYSB4'-6" SYSBLINE OF SETBACK LINE OF SETBACK TV DN UP LINEN BUILT IN LAYOUT TABLE BUILT IN OPEN TO BELOWOPEN TO BELOW F.A.U. OPEN TO BELOW PLANTERPLANTERDECK OFFICE MASTER SUITE MASTER CLOSET MASTER BATH LAUNDRY BDR 1 CL. 1 BATH 1 BDR 2 CL. 2 BATH 2 HALL ELEV. BRIDGEUNIT 1 [23.63' T.O. PLY.] LINE OF 3. FLOOR DECK ABOVE P.C. 13.40' P.C. 13.10'P.C. 15.80' P.C. 15.70' N 70* 36'40"E 79.87' S 70* 37'02"W 79.91'N 19* 28'51"W 45.00'S 19* 31'53"E 45.01'N BUILDING TYPE: OCCUPANCY GROUP: CONSTRUCTION TYPE: NUMBER OF STORIES: APPLICABLE CODES: LOT SIZE: HEIGHT RESTRICTION: NEW 3 STORY DUPLEX WITH ATTACHED 4 CAR GARAGE + 1 GUEST SPACE R3 RESIDENCE / GARAGE-U TYPE V-B, SPRINKLERED 3 STORIES 2016 California Building Code 2016 California Residential Code 2016 California Plumbing Code 2016 California Mechanical Code 2016 California Elecrtical Code 2016 Energy Code 2016 California Green Building Standards Code (79.87' + 79.91')/2 x (45.01' +45.00')/2 = 3595.45 SQ. FT. 30' UP UP DN AC AC 18'-1" CLR 8'-8"GUEST PARKING UP UP UP UP 2 CAR UNIT 1 2 CAR TANDEM UNIT 2 TRASH TRASH BEACH SHOWER UP TV LIVING KITCHEN ENTRY TV OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE LINE OF 2. FLOOR DECK ABOVE LINE OF 2. FLOOR ABOVE UP 20'-4"20'-0" CLR 40'-5"40'-0" CLR9'-3"8'-6" CLR17'-6"17'-0" CLRF.A.U. TRASHD/W 24" REF. DOG WASH STORAGE ELEV. FOYER MUD ROOM GARAGE BATH BDR STORAGE STORAGE CL. BEACH STORAGE UNIT 1 UNIT 2 [13.80' T.O. SLAB] [14.38' T.O. SLAB] [14.38' T.O. SLAB] [13.80' T.O. SLAB] P.C. 13.40' P.C. 13.10'P.C. 15.80' P.C. 15.70' N 70* 36'40"E 79.87' S 70* 37'02"W 79.91'N 19* 28'51"W 45.00'S 19* 31'53"E 45.01'N GAS METER LINE OF STACKED AC FOR UNIT 1 3'-0" CLR ON GRADE PLANTER PLANTER ELECTRICAL METER 200 AMP FUTURE SOLAR CONNECTIONFIRE SPRINKLER RISER STRAND PATIO [14.21' ] [15.21'] [14.21'] [16.35'] [14.21' ] [14.21' ] [13.63'] 16.50' 13.46' [15.21'] 5'-0" FYSB 5'-0" FYSB 5'-0" RYSB 5'-0" RYSB4'-6" SYSB4'-6" SYSB4'-6" SYSB4'-6" SYSBLINE OF SETBACK LINE OF SETBACK PLANTER P.C. 13.40' P.C. 13.10'P.C. 15.80' P.C. 15.70' N 70* 36'40"E 79.87' S 70* 37'02"W 79.91'N 19* 28'51"W 45.00'S 19* 31'53"E 45.01'N TV FIREPLACE LINE OF SHADING POCKET LINE OF ROOF OPENING ABOVE REF. TRASH D/W 48" RANGE FR. F.A.U. W.H. BBQTRASH WINE DISPLAY PLANTER DINING KITCHEN PANTRY MECH.NOOK LIVING DECK POWDER ELEV. UNIT 1 DECK DN UP [33.21' T.O. PLY.] OPEN TO BELOW LINE OF ROOF ABOVE LINE OF ROOF ABOVE 5'-0" FYSB 5'-0" FYSB 5'-0" RYSB 5'-0" RYSB4'-6" SYSB4'-6" SYSB4'-6" SYSB4'-6" SYSBLINE OF SETBACK LINE OF SETBACK PIZZA OVEN OCCUPANCY GROUP: R3 RESIDENCE UNIT 1: FIRST FLOOR: 348.75 Sq. Ft. SECOND FLOOR: 1963.55 Sq. Ft. THIRD FLOOR: 1509.31 Sq. Ft. TOTAL FLOOR AREA:3821.61 Sq.Ft. UNIT 2: FIRST FLOOR:752.19 Sq. Ft. TOTAL FLOOR AREA:752.19 Sq. Ft. OCCUPANCY GROUP: U UNIT 1: GARAGE:522.25 Sq. Ft UNIT 2: GARAGE:410.60 Sq. Ft DECKS: UNIT 1: DECK: SECOND FLOOR:94.74 Sq. Ft THIRD FLOOR:114.61 Sq. Ft 413.07 Sq. Ft TOTAL DECK AREA:622.42 Sq. Ft 300 SF OF USABLE OPEN SPACE WITH A MINIMUM DIMENSION OF 7'. 100 SF OF THIS OPEN SPACE MAY BE PROVIDED ON ROOF DECKS WITH A MINIMUM DIMENSION OF 10'. MAX ROOF PROJECTIONS 30" UNIT 1: FIRST FLOOR:49.08 SF SECOND FLOOR: 251.04 SF MIN. 100.00 SF TOTAL OPEN SPACE UNIT 1: 300.12 SF >300 REQ. = OK UNIT 2: FIRST FLOOR: 304.47 SF MIN. 100.00 SF TOTAL OPEN SPACE UNIT 2: 304.47 SF >300 REQ. = OK UNIT 2: 304.47 SF (7'-0"MIN DIMENSION 147.01 SF COVERED, MAX 50%) 8'-0 1/2"7'-0" CLR 8'-1 1/2"7'-0" CLR 7'-0"7'-0" CLR UNIT 1: 49.08 SF (7'-0"MIN DIMENSION 7.25 SF COVERED, MAX 50%)11'-6"7'-0" CLR7'-6"7'-0" CLR7'-7"7'-0" CLRUNIT 1: 251.04 SF (7'-0"MIN DIMENSION 125.08 SF COVERED, MAX 50%)2'-8 1/2"9'-4" LINE OF 3. FLOOR DECK ABOVE LINE OF 2. FLOOR ABOVE UNIT 1: 752.19 SF UINT 2: 751.96 SF UINT 1: 348.75 SF UINT 1 GARAGE: 522.25 SF UINT 2 GARAGE: 410.60 SF UINT 1: 1963.55 SF UINT 1: 1509.31 SF UINT 1 DECK: 114.61 SFUINT 1 DECK: 94.74 SF UINT 1 DECK: 413.07 SF 6'-8"4'-7"4'-7"5'-1" LINE OF STORAGE, MIN 200 CU FT (2' X 3'-2" X 8'-9" = 55.74 CU FT) LINE OF STORAGE, MIN 200 CU FT (4' X 4'-8" X 8'-9" = 163.10 CU FT) LINE OF STORAGE, (5'-8" X 8'-2")/2 X 3'-6" X 4'-3" = 102.86 CU FT) LINE OF STORAGE, (7'-4" X 2'-0" X 8'-9" = 128.28 CU FT) 15'-11" 2'-5"3'-1"4'-0"23'-7" 27'-7"3'-0"11'-8"19'-2 1/2"36'-0"1'-8"9'-5 1/2"1'-2"12'-6"2'-8 1/2"2'-8 1/2"2'-8 1/2"2'-8 1/2"20'-1"DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of SDG Design+Development. All rights reserved. ©Copyright 2016 REVISIONS 11/30/20 2019.13 44 THE STRAND 44 THE STRAND, HERMOSA BEACH 01/02/2020 PLANNING SUBMITTAL 01/21/2020 PLANNING RE-SUBMITTAL 04/15/2020 B&S SUBMITTAL 05/20/2020 B&S SUBMITTAL 06/18/2020 B&S RE-SUBMITTAL 06/25/2020 FIRE SUBMITTAL 11/12/2020 PLANNING RE-SUBMITTAL NOT FOR CONSTRUCTION 11/30/2020 PLANNING RE-SUBMITTAL 204 02-15-19205 DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of SDG Design+Development. All rights reserved. ©Copyright 2016 REVISIONS 11/30/20 2019.13 44 THE STRAND 44 THE STRAND, HERMOSA BEACH 01/02/2020 PLANNING SUBMITTAL 01/21/2020 PLANNING RE-SUBMITTAL 04/15/2020 B&S SUBMITTAL 05/20/2020 B&S SUBMITTAL 06/18/2020 B&S RE-SUBMITTAL 06/25/2020 FIRE SUBMITTAL 11/12/2020 PLANNING RE-SUBMITTAL NOT FOR CONSTRUCTION 11/30/2020 PLANNING RE-SUBMITTAL PROOF OF RECORDATION OF APPROVED CC&RS SHALL BE SUBMITTED TO THE COMMUNITY DEVELOPMENT DIRECTOR WITHIN THREE (3) MONTHS AFTER RECORDATION OF THE FINAL MAP COMMUNITY DEVELOPMENT CONCRETE/ NOT PERMEABLE TILE/ NOT PERMEABLE NON HIGH WATER USE PLANTS/ PERMEABLE LEGEND RETAINING WALLS AND FENCES R3-RESIDENCE U-GARAGE STEPPING STONES / PERMEABLE DRIVEWAY SLOPE PROFILES WOOD/ NOT PERMEABLE PL 2.87% SLOPE 12.5% MAX SLOPE8'-0"6'-8" CLR13.60' 13.36' ASSUMED13.52' GARAGE FACE SOUTH 2"5'-7" PL 4.39% SLOPE 12.5% MAX SLOPE8'-0"6'-8" CLR13.60' 13.28' ASSUMED13.52' GARAGE FACE CENTER 3"5'-6 3 4" PL 5.91% SLOPE 12.5% MAX SLOPE8'-0"6'-8" CLR13.60' 13.19' ASSUMED13.52' GARAGE FACE NORTH 4"5'-6 1 2"8'-11"PL 2.60% SLOPE 12.5% MAX SLOPE8'-11"8'-0" CLR13.16' ASSUMED5 34"18'-1"18'-0" CLR 13.63' GUEST PARKING SOUTH WEST PL 2.77% SLOPE 12.5% MAX SLOPE8'-11"8'-0" CLR13.13' ASSUMED5 14"18'-1"18'-0" CLR 13.63' GUEST PARKING CENTER PL 2.93% SLOPE 12.5% MAX SLOPE8'-11"8'-0" CLR13.10' 5"18'-1"18'-0" CLR 13.63' GUEST PARKING CENTER OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE LINE OF 2. FLOOR DECK ABOVE LINE OF 2. FLOOR ABOVE LINE OF ROOF ABOVE 1. FLOOR LINE OF FLOOR ABOVE CUSTOM SHEET METAL FIN LINE OF ROOF ABOVE LINE OF 3. FLOOR DECK ABOVE 4-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) R-3 RESIDENCE (FULLY SPRINKLERED) A.D.U. (FULLY SPRINKLERED)66'-0"UNDER NORMAL OPERATING CONDITIONS THE FIRE FLOW AVAILABLE FROM HYDRANT BEACH DRIVE & HERMOSA AVENUE, IS 1044 GPM AT 20 PSI FOR 2 HOURS 75 PSI STATIC NEW 24" BOX TREE (CREPE MYRTLE) PER HERMOSA BEACH REQUIRMENTS AC AC 18'-1" CLR 8'-8"8'-6" CLRGUEST PARKING UP UP UP UP TRASH UP TRASH INTEGRATED MAILBOX N 5'-0" FYSB 5'-0" FYSB 5'-0" RYSB 5'-0" RYSB LINE OF SETBACK P.C. 13.40' P.C. 13.10'P.C. 15.80' P.C. 15.70' N 70* 36'40"E 79.87' S 70* 37'02"W 79.91'N 19* 28'51"W 45.00'S 19* 31'53"E 45.01'4'-6" SYSB4'-6" SYSB4'-6" SYSB4'-6" SYSBLINE OF SETBACK THE STRANDHERMOSA AVENUE15.83'17.23'17.33' 15.08' 14.70'13.81'13.31' 15.45' 14.55'13.84'13.52' 13.48'15.72' 15.78' 15.74' 15.81' 15.84' 13.39 TC' 13.30' 13.24' 13.21' 13.12' 13.15' 12.37' FL12.37' FL 12.31' FL 13.10' 12.94' 19.20' T.O.W. 19.20' T.O.W. 19.20' T.O.W. 19.20' T.O.W. 19.20' TOP OF GUARDRAIL 19.20' TOP OF GATE 16.71' T.O.W. 42" MAX PROPERTY LINE WALL @ FYSB 42" MAX PROPERTY LINE WALL @ FYSB ENCROACHMENT UNDER SEPERATE PERMIT NEW 6'-0" MAX PROP. LINE WALL NEW 6'-0" MAX PROP. LINE WALL 20.79' T.O.W.20.29' T.O.W.19.79' T.O.W.19.29' T.O.W. 20.69' T.O.W.20.19' T.O.W.19.69' T.O.W.19.19' T.O.W. GUTTER DOWNSPOUT, TYP. STORMWATER DIRECT TO WATER INFILTRATION SYSTEM TYP. GUTTER DOWNSPOUT, TYP. STORMWATER DIRECT TO WATER INFILTRATION SYSTEM TYP. GUTTER DOWNSPOUT, TYP. STORMWATER DIRECT TO WATER INFILTRATION SYSTEM TYP. MIN. 7'-0" CLR HEIGHT FROM PARKING TO FINISHED 2.87% SLOPE 12.5% MAX 4.39% SLOPE 12.5% MAX 5.91% SLOPE 12.5% MAX 2.60% SLOPE 12.5% MAX 2.93% SLOPE 12.5% MAX 2.77% SLOPE 12.5% MAX 13.63' 13.63' 13.19' ASSUMED 13.36' ASSUMED 13.28' ASSUMED 13.63' 13.13' ASSUMED 34'-1"23'-0" CLR GUTTER DOWNSPOUT, TYP. STORMWATER DIRECT TO WATER INFILTRATION SYSTEM TYP. GAS METER LINE OF STACKED AC FOR A.D.U. 3'-0" CLR ON GRADE PLANTER PLANTER ELECTRICAL METER 200 AMP FUTURE SOLAR CONNECTION FIRE SPRINKLER RISER STRAND PATIO [14.21' ] [15.21'] [14.21'] [16.35'] [14.21' ] [14.21' ] 13.52' 13.52' [13.63'] 16.50' 13.46' [15.21'] 13.16' ASSUMED 13.52' OUTDOOR COLD WATER SHOWER TO PER COLATE DIRECTLY TO THE GROUND PEDESTRIAN PROTECTION SHALL BE PROVIDED PER CRC SECTION R318.3 DURING CONSTRUCTION.BUILDING ADDRESS SHALL BE PROVIDED IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CRC SECTION 319.1 ALL SITE DRAINAGE SHALL TERMINATE AT PUBLIC RIGHT OF WAY VIA NON-CORROSIVEDEVICE PER HBMC PEDESTRIAN PROTECTION BUILDING ADDRESS PER HBMC SECTION 8.44.095, 100% OF THE SITE STORM WATER SHALL BE CAPTURED ON SITE VIA PERMEABLE SURFACES AND/OR A WATER INFILTRATION SYSTEM PER CIVIL ENGINEER DRAWINGS (UNDER SEPARATE PERMIT). ALL LANDSCAPING AREAS ARE TO BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. PLANS MUST BE CONSISTENT WITH MUNICIPAL CODE CHAPTERS 8.56 AND 8.60 SITE DRAINAGE SITE IRRIGATION THE PROJECT SHALL COMPLY WITH ALL REQUIREMENTS OF THE BUILDING DIVISION, PUBLIC WORKS DEPARTMENT, AND FIRE DEPARTMENT, AND THE CITY OF HERMOSA BEACH MUNICIPAL CODE. 15.04.070 PROTECTION OF PRIVATE PROPERTY DURING CONSTRUCTION. CITY MAY REQUIRE POSTING OF A BOND FOR PROPERTY DAMAGE ADJACENT TO CONSTRUCITON SITE. STORM WATER NOTE: SITE PLAN SCALE 1/4"= 1'-0" SITE PLAN A-0.5 AS NOTED SUMP PUMP, DRAINAGE, INFILTRATION SYSTEM AND EROSION CONTROL PER CIVIL DRAWINGS PROVIDE CONDUIT FROM ROOF TO ELECTRIC SERVICE PANEL THE INSTALLATION OF A CONDUIT FROM THE ROOF TO THE SERVICE PANEL SHALL BE REQUIRED TO ASSIST AND ENCOURAGE THE INSTALLATION OF FUTURE ROOF MOUNTED ENERGY COLLECTION/GENERATION DEVICES FUTURE SOLAR INSTALLATION 206 OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE AC AC GUEST PARKING UP UP UP UP BEACH SHOWER UP N P.C. 13.40' P.C. 13.10'P.C. 15.80' P.C. 15.70' N 70* 36'40"E 79.87' S 70* 37'02"W 79.91'N 19* 28'51"W 45.00'S 19* 31'53"E 45.01'4'-6" SYSB4'-6" SYSB4'-6" SYSB4'-6" SYSBTHE STRANDHERMOSA AVENUE13.63' ON GRADE PLANTER PLANTER STRAND PATIO [15.21'] [14.21'] [14.21' ] [14.21' ] [13.63'] 16.50' 13.46' 5'-0" FYSB 5'-0" FYSB 5'-0" RYSB 5'-0" RYSB 4-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) UNIT 1 R-3 RESIDENCE (FULLY SPRINKLERED) UNIT 2 R-3 RESIDENCE (FULLY SPRINKLERED) 2 CAR UNIT 1 2 CAR TANDEM UNIT 2 TRASH TRASH LANDSCAPE PLAN A-0.6 NOTES: • PLANTING HEIGHT NOT TO EXCEED 42" ABOVE ADJACENT SIDEWALK. ALL PLANTING TO BE IRRIGATED • SOIL TO BE SAMPLED AND SENT TO GRO-POWER 909.393.3744 • CONTRACTOR TO AMEND PER GRO-POWER RECOMMENDATION • 2" MIN CAL BLEND - LEAFPOST MULCH ON SURFACE OF ALL P.A. NOTE: ALL PLANTS EMPLOYED ON THE SITE SHALL BE DROUGHT TOLERANT, (LOW WATER USE) PLANTS IDENTIFIED BY U.C. DAVIS AND/OR THE WATER RESOURCES BOARD. REFERENCE www.water.ca.gov/wateruseefficiency/docs/wucols00.pdf PLANTING LIST ALL PLANTS FOR WUCOLS REGION III A B C Acacia Boormanii Snowy River Wattle L Small 12"/20" 12"/36" 6 Anigozanthos Viridis Green Kangaroo Paw L Small 10"/18" 10"/30" 5 Heuchera Sanguinea Coralbells VL Small 8"/16" 8"/18" 7 D Rhaphiolepis Indica Indian Hawthrone VL Small 8"/16" 8"/18" 6 44 THE STRAND, HERMOSA BEACH, CA 90254 8.60. 060 Standards for New Landscape. “New landscape" as defined in Section 8.60.040 shall be designed and managed to use the minimum amount of water required to maintain plant health. New landscape shall comply with all of the requirements in Sections 492.6 through 492.15 of the Model Efficient Ordinance and the following, whichever is more restrictive, unless an exception is granted pursuant to Section 8.60.050(D). A. Plant material. 1. Plant species and landscape design shall be adapted to the climate, soils, topographical conditions, and shall be able to withstand exposure to localized urban conditions such as pavement heat radiation, vehicle emissions and dust, and urban runoff. Water conserving plant and turf species shall be used. 2. Plant species or specifications shall comply with any official list of species, guidelines or regulations adopted by the City to the extent that such lists, guidelines or regulations do not conflict with this Chapter 3. Plants listed in the current Invasive Plant Inventory for the southwest region by the California Invasive Plant Council or similar source acceptable the Community Development Director are prohibited, except for known non-fruiting, non-invasive, sterile varieties or cultivars. Plants known to be susceptible to disease or pests in this Climate Zone six (6) shall not be used. 4. The landscape area of projects proposing exclusively commercial or industrial uses shall be designed using exclusively water conserving plants. Single family residential, multi-family residential, mixed use and institutional use projects shall be designed with not more than twenty (20) percent of the total landscaped area in turf or high water use plants in the Water Use Classification for Landscape Species (WUCOLS). Turf may be used as a bio-swale or bio-filter or for functional purposes such as active recreational areas as determined by the Community Development Director. Public agencies shall be exempt from this requirement. 5. Turf shall not be allowed on slopes greater than twenty (20) percent. Where the toe of the slope is adjacent to an impermeable surface, alternatives to turf should be considered on slopes exceeding twenty (20) percent, meaning one (1) foot of vertical elevation change for every five (5) feet of horizontal length. Approved turf areas may be watered at 1.0 of the reference evapotranspiration (ETo). 6. Planted areas shall be covered with a minimum of two (2) inches of organic mulch, except in areas covered by groundcovers or within twenty-four (24) inches of the base of a tree, or where a reduced application is indicated. Additional mulch material shall be added from time to time as necessary to maintain the required depth of mulch. 7. Species and landscape design shall complement and to the extent feasible in compliance with this Chapter be proportional to the surroundings and streetscape and incorporate deciduous trees to shade west and south exposures. Landscaping shall not interfere with safe sight distances for vehicular traffic, the vision clearance in Section 17.46.060, height restrictions for hedges in 17.46.130, pedestrian or bicycle ways, or overhead utility lines or lighting. B. Water features, pools and spas. 1. Recirculating water systems shall be used for water features. Where available, recycled water shall be used as a source for decorative water features. 2. Pools and spas shall be equipped with a cover and covered overnight and daily when use is concluded. C. Grading and runoff. Landscape design shall minimize soil erosion and runoff. 1. Grading plans shall avoid disruption of natural drainage patterns to the extent feasible. 2. Grading plans shall demonstrate that normal rainfall and irrigation will remain within the property lines and not drain onto impermeable surfaces, walkways, sidewalks, streets, alleys, gutters, or storm drains. 3. Plans and construction shall protect against soil compaction within landscape areas. 4. Stormwater best management practices to minimize runoff, to increase on-site retention and infiltration, and control pollutants shall be incorporated into project plans. Rain gardens, cisterns, swales, structural soil, permeable pavement, connected landscape areas, and other landscape features and practices that increase onsite rainwater capture, storage and infiltration, emphasizing natural approaches over technology-based approaches that require ongoing maintenance, shall be considered during project design. Plans and practices shall comply with Chapter 8.44. LANDSCAPE NOTES: D. Irrigation systems. 1. An automatic irrigation system using either evapotranspiration or soil moisture sensor data, with a rain shut-off sensor, shall be installed. Drip irrigation emitters shall emit no more than two (2) gallons per hour. 2. An average landscape irrigation efficiency of 0.71 shall be used for the purpose of determining Maximum Applied Water Allowance. Irrigation systems shall be designed, maintained, and managed to meet or exceed this efficiency. Landscapes using recycled water are considered Special Landscape Areas, where the ET Adjustment Factor shall not exceed 1.0. 3. The irrigation system shall be designed to prevent water waste resulting in runoff, overspray, or similar conditions where irrigation water ponds or flows onto non-irrigated areas, walkways, sidewalks, streets, alleys, gutters, storm drains, adjacent property, or similar untargeted areas. Runoff to other permeable or impermeable surfaces shall not be allowed. 4. Narrow or irregularly shaped areas, including turf less than eight (8) feet in width in any direction, shall be irrigated with subsurface irrigation or low volume above-ground irrigation system. 5. Overhead irrigation shall not be permitted within two (2) feet of any impermeable surface. Drip, drip line, or other low flow non-spray technology shall be used. 6. All sprinklers shall have matched precipitation rates within each valve and circuit. All irrigation systems shall be designed to include optimum distribution uniformity, head to head spacing, and setbacks from sidewalks, pavement and impermeable surfaces. 7. All irrigation systems shall provide backflow prevention devices in accordance with the current edition of the California Building/Plumbing Code and check valves at the low end of irrigation lines to prevent unwanted draining of irrigation lines. Pressure regulators may be required if the pressure at the sprinkler head exceeds the manufacturer’s recommended optimal operating pressure. 8. Reclaimed water and graywater irrigation systems shall be used when reasonably feasible and shall conform to the current edition of the California Building/Plumbing Code, and all other applicable local, state and federal laws. E. Irrigation system hydrozones. 1. The irrigation system shall conform to the hydrozones of the landscape design plan. 2. Each hydrozone shall have plant materials with similar water use, with the exception of hydrozones with plants of mixed water use where the plant factor of the higher water using plant is used for calculations. No hydrozone shall mix high and low water use plants. 3. Sprinkler heads and other emission devices shall be appropriate for the plant type within that hydrozone. Where feasible, trees shall be placed on separate valves from turf, shrubs and groundcovers. 4. No landscape plan or restriction of any type, including those applicable to common interest developments such as condominiums, shall prohibit or include conditions that have the effect of prohibiting native or water conserving plants. F. Landscape and irrigation maintenance. 1. All landscape and related elements shall be designed and properly maintained to insure long-term health and shall maintain conformance with the requirements of this Chapter. 2. Irrigation scheduling shall be regulated by automatic irrigation controllers. 3. Watering hours and duration shall be scheduled compliant with the requirements of Chapter 8.56. 4. A regular maintenance schedule shall include, but not be limited to, routine inspection, adjustment and repair of the irrigation system, aerating and dethatching turf areas, replenishing mulch, fertilizing, pruning, weeding and removing any obstruction to emission devices. 5. Repair of all irrigation equipment shall be promptly undertaken, using the originally installed components, or equivalent or enhanced components compatible with the irrigation system. WATER CONSERVATION AND DROUGHT MANAGEMENT PLAN 8.56. 050 Applicability. This Chapter is applicable to every person, commercial business, or other water user in the use of any water within the City. The City Council may by Resolution exempt pilot programs or special programs of limited scope undertaken by the City or undertaken in conjunction with the City's water providers. 8.56. 060 Water Conservation and Drought Management Plan. This Chapter establishes a water conservation and drought management plan consisting of both permanent regulations designed to reduce water usage and increase the efficiency of water use on an ongoing basis, and three increasingly restrictive levels of drought response actions to be implemented in times of drought conditions. 8.56. 070 Water Conservation Requirements. The following water conservation requirements shall apply to all persons: A. Landscaping. 1. Watering hours and duration. No lawn or landscaped area shall be irrigated or watered by any means between the hours of 9:00 a.m. and 6:00 p.m. on any day. Above-ground spray irrigation or watering shall not exceed fifteen (15) minutes per irrigation station or area. This provision shall not apply to drip irrigation systems, use of a hand-held bucket or similar container, use of a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle, irrigation necessary to establish newly planted low water usage plants, or water expended for limited periods of time necessary for irrigation system maintenance or leak repair. 2. Over-watering: No lawn or landscaped area shall be irrigated or watered to the point where excess water ponds, sprays or runs off the lawn or landscaped area onto any walkways, sidewalks, driveways, streets, alleys or storm drains. 3. Irrigation during rainfall: No lawn or landscaped area shall be irrigated or watered during rainfall or within 24 hours after measurable rainfall. 4. Landscape maintenance: All lawns and landscaping shall be regularly maintained to reduce water use by such methods as aerating, thatching and mulching. 5. Landscape irrigation system maintenance: Landscape irrigation systems shall be regularly inspected, maintained and repaired to eliminate leaks, remove obstructions to water emission devices and eliminate over spraying. B. Pools and spas. New pools and spas shall be equipped with a cover. Not later than July 1, 2012, all existing pools and spas shall be constructed, installed or equipped with a cover. Pools and spas shall be covered overnight and daily when use is concluded. C. Water fountains and decorative water features. No person shall operate a fountain or other decorative water feature that does not recycle or re-circulate the water utilized by the device. D. Cleaning. No person shall use water to wash or clean any sidewalks, walkways, patios, driveways, alleys, parking or similar areas, whether paved or unpaved; however, use of water brooms or pressure washers or similar low flow technology, or water recycling systems to clean these surfaces, is permitted. In no case shall such water run off the property or drain onto any walkways, sidewalks, streets, alleys or storm drains. E. Car washing. No person shall use water to wash or clean any motorized or un-motorized vehicle, including, but not limited to, an automobile, truck, boat, van, bus, motorcycle, trailer or similar vehicle, except by use of a bucket or similar container or a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle. This subsection shall not apply to any commercial car washing facility that uses a water recycling system to capture or reuse water. F. Waste and leaks. No person shall: 1. Cause, permit or allow water to leak from any exterior or interior pipe, hose or plumbing fixture. 2. Cause, permit or allow water to flow from any source on private or public property onto walkways, sidewalks, streets, alleys or storm drains, except as a result of rainfall or pumping excessive groundwater infiltration, such as by means of a sump pump. 3. The use of water for cleaning, washing and other uses shall be performed in an efficient manner to reduce waste and total water use. AS NOTED G. All commercial establishments 1. Single pass cooling systems. Single-pass cooling systems shall not be installed in new commercial buildings. When single pass cooling systems in existing businesses are replaced, single pass cooling system shall not be installed as a replacement. 2. Toilets. New commercial establishments shall install and use only water-efficient toilets. All existing commercial establishments shall install and use only water-efficient toilets by January 1, 2014. H. Eating and drinking establishments. The following provisions shall also apply to all restaurants, cafes, snack shops, bars, other eating and drinking establishments, and food catering businesses: 1. All establishments shall only provide drinking water to customers upon request. 2. All establishments shall install and use low-flow pre-rinse dishwashing spray nozzles by July 1, 2011. 3. All establishments shall use low-flow technologies for washing and cleaning floors and surfaces, such as using a hand-held bucket or similar container and mop, water brooms or pressure washers. 4. New establishments shall install and use water-efficient dishwashing machines or systems. When dishwashing machines in existing businesses are replaced, water-efficient dishwashing machines or systems shall be installed. All existing establishments shall install and use only water-efficient dishwashing machines or systems by January 1, 2014. I. Hotels and motels. The following provisions shall apply to all hotels, motels, hostels, bed and breakfast and similar temporary accommodation establishments: 1. All establishments shall provide customers the option of choosing not to have towels and linens laundered daily and shall prominently display notice of this option in each bathroom and sleeping room using clear and easily understood language. 2. All establishments that provide on-premises facilities for laundering towels or linens shall comply with Subsection J of this Section. 3. All establishments that provide food services shall comply with Subsection H of this Section. J. Laundry businesses. New commercial laundry businesses shall install and use water recycling systems. When washing machines in existing businesses are replaced, water-efficient laundry washing or water recycling systems shall be installed. All existing laundry businesses shall install and use only water-efficient laundry washing machines or water recycling systems by January 1, 2014. K. Commercial car wash facilities. New commercial conveyor-type car wash facilities shall install water recycling systems. All existing conveyor car wash systems shall install and operate only water recycling systems by January 1, 2012. All existing commercial car wash operations, including those accessory to another use, shall use high pressure, low volume wash systems, bucket or similar container, and/or a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle, or similar low-flow device by January 1, 2012. L. Exceptions. The provisions of this Section are not applicable to uses of water that are necessary to protect public health and safety or for essential governmental services when such uses of water cannot be reduced, such as for fire-fighting and other similar emergency services. LANDSCAPE PLAN 1/4 = 1'-0" 6. Landscape areas shall be permanently maintained and kept free of weeds, debris and litter; plant materials shall be maintained in a healthy growing condition and diseased or dead plant materials shall be replaced, in kind, pursuant to the approved plans within thirty (30) days. Alternatively, diseased or dead plant materials may be replaced with plant materials that have low water needs, as rated in the current edition of the Water Use Classification of Landscape Species. 7. The use, storage and disposal of all landscape and lawn care products shall comply with all manufacturer’s specifications and applicable laws, and minimize the discharge of pollutants to the environment. G. Notwithstanding the requirements of this Section, landscape design and maintenance shall additionally comply with the requirements of Chapters 8.44 and 8.56, Title 17 (Zoning), any other applicable provisions of this code, and the requirements of a development permit, whichever is more restrictive. SURFACE AREA CALCULATION: HARDSCAPE = 1307.79 SF 36.37% LANDSCAPE/PERMEABLE = 248.58 SF 15.91 % BUILDING FOOT PRINT = 2039.08 SF 47.72% TOTAL LOT AREA = 3595.45 SF PER HBMC SECTION 8.44.095, 100% OF THE SITE STORM WATER SHALL BE CAPTURED ON SITE VIA PERMEABLE SURFACES AND/OR A WATER INFILTRATION SYSTEM PER CIVIL ENGINEER DRAWINGS (UNDER SEPARATE PERMIT). STORM WATER NOTE: SUMP PUMP, DRAINAGE, INFILTRATION SYSTEM AND EROSION CONTROL PER CIVIL DRAWINGS Shrub Shrub Shrub Shrub OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE AC AC GUEST PARKING UP UP UP UP BEACH SHOWER UP N P.C. 13.40' P.C. 13.10'P.C. 15.80' P.C. 15.70' N 70* 36'40"E 79.87' S 70* 37'02"W 79.91'N 19* 28'51"W 45.00'S 19* 31'53"E 45.01'4'-6" SYSB4'-6" SYSB4'-6" SYSB4'-6" SYSBTHE STRANDHERMOSA AVENUE13.63' ON GRADE PLANTER PLANTER STRAND PATIO [15.21'] [14.21'] [14.21' ] [14.21' ] [13.63'] 16.50' 13.46' 5'-0" FYSB 5'-0" FYSB 5'-0" RYSB 5'-0" RYSB 4-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) UNIT 1 R-3 RESIDENCE (FULLY SPRINKLERED) UNIT 2 R-3 RESIDENCE (FULLY SPRINKLERED) 2 CAR UNIT 1 2 CAR TANDEM UNIT 2 TRASH TRASH A B B A A B A B C D C D C D C D C D C D C CONCRETE/ NOT PERMEABLE TILE/ NOT PERMEABLE NON HIGH WATER USE PLANTS/ PERMEABLE LEGEND RETAINING WALLS AND FENCES R3-RESIDENCE U-GARAGE STEPPING STONES / PERMEABLE WOOD/ NOT PERMEABLE ENCROACHMENT UNDER SEPERATE PERMIT PERMEABLE 49.19 SF @ ENCROACHMENT PERMEABLE 5.38 SF PERMEABLE 201.93 SF PERMEABLE 25.18 SF A B A E NEW 24" BOX TREE (CREPE MYRTLE) PER HERMOSA BEACH REQUIRMENTS E Lagerstroemia Crepe Myrtle L Small 24"/36" 5'/6' 1Tree PERMEABLE 16.09' SF DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of SDG Design+Development. All rights reserved. ©Copyright 2016 REVISIONS 11/30/20 2019.13 44 THE STRAND 44 THE STRAND, HERMOSA BEACH 01/02/2020 PLANNING SUBMITTAL 01/21/2020 PLANNING RE-SUBMITTAL 04/15/2020 B&S SUBMITTAL 05/20/2020 B&S SUBMITTAL 06/18/2020 B&S RE-SUBMITTAL 06/25/2020 FIRE SUBMITTAL 11/12/2020 PLANNING RE-SUBMITTAL NOT FOR CONSTRUCTION 11/30/2020 PLANNING RE-SUBMITTAL 207 CP-1 P.C.B. Elevation 15.80’Lot Width = 45.00’P.C.D. Elevation 15.70’ (Point B)(Point D) Lot Length = 79.87’Lot Length = 79.91’ P.C.A. Elevation 13.10’Lot Width = 45.01’P.C.C. Elevation 13.40’ (Point A)(Point C) Dotted Lines = Property Lines Critical Height Calculation For: 44 the Strand Address: 44 the Strand, Hermosa Beach, CA 90254 Elev. Pt. A 13.10 Elev. Pt. B 15.80 Length A-B 79.87 Length A-AB'3.08 Elev. AB':13.20 Elev. Pt. C 13.40 Elev. Pt. D 15.70 Length C-D 79.91 Length C-CD'3.20 Elev.CD':13.49 Length AB'-CD'45.00 Length AB'-CP1 4.25 Elev. CP1:13.23 Height Limit 30.00 Max. Ht. @ CP1:43.23 Prop. Ht. @ CP1:42.79 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) 1 CP-2 P.C.B. Elevation 15.80’Lot Width = 45.00’P.C.D. Elevation 15.70’ (Point B)(Point D) Lot Length = 79.87’Lot Length = 79.91’ P.C.A. Elevation 13.10’Lot Width = 45.01’P.C.C. Elevation 13.40’ (Point A)(Point C) Dotted Lines = Property Lines Critical Height Calculation For: 44 the Strand Address: 44 the Strand, Hermosa Beach, CA 90254 Elev. Pt. A 13.10 Elev. Pt. B 15.80 Length A-B 79.87 Length A-AB'7.33 Elev. AB':13.35 Elev. Pt. C 13.40 Elev. Pt. D 15.70 Length C-D 79.91 Length C-CD'7.45 Elev.CD':13.61 Length AB'-CD'45.00 Length AB’-CP2 22.83 Elev. CP2:13.48 Height Limit 30.00 Max. Ht. @ CP2:43.48 Prop. Ht. @ CP2:43.29 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) 1 CP-3 P.C.B. Elevation 15.80’Lot Width = 45.00’P.C.D. Elevation 15.70’ (Point B)(Point D) Lot Length = 79.87’Lot Length = 79.91’ P.C.A. Elevation 13.10’Lot Width = 45.01’P.C.C. Elevation 13.40’ (Point A)(Point C) Dotted Lines = Property Lines Critical Height Calculation For: 44 the Strand Address: 44 the Strand, Hermosa Beach, CA 90254 Elev. Pt. A 13.10 Elev. Pt. B 15.80 Length A-B 79.87 Length A-AB'7.33 Elev. AB':13.35 Elev. Pt. C 13.40 Elev. Pt. D 15.70 Length C-D 79.91 Length C-CD'7.45 Elev.CD':13.61 Length AB'-CD'45.00 Length AB’-CP3 39.08 Elev. CP3:13.58 Height Limit 30.00 Max. Ht. @ CP3:43.58 Prop. Ht. @ CP3:43.29 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) 1 CP-4 P.C.B. Elevation 15.80’Lot Width = 45.00’P.C.D. Elevation 15.70’ (Point B)(Point D) Lot Length = 79.87’Lot Length = 79.91’ P.C.A. Elevation 13.10’Lot Width = 45.01’P.C.C. Elevation 13.40’ (Point A)(Point C) Dotted Lines = Property Lines Critical Height Calculation For: 44 the Strand Address: 44 the Strand, Hermosa Beach, CA 90254 Elev. Pt. A 13.10 Elev. Pt. B 15.80 Length A-B 79.87 Length A-AB'3.08 Elev. AB':13.20 Elev. Pt. C 13.40 Elev. Pt. D 15.70 Length C-D 79.91 Length C-CD'3.20 Elev.CD':13.49 Length AB'-CD'45.00 Length AB’-CP4 42.41 Elev. CP4:13.48 Height Limit 30.00 Max. Ht. @ CP4:43.48 Prop. Ht. @ CP4:43.29 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) 1 CP-5 P.C.B. Elevation 15.80’Lot Width = 45.00’P.C.D. Elevation 15.70’ (Point B)(Point D) Lot Length = 79.87’Lot Length = 79.91’ P.C.A. Elevation 13.10’Lot Width = 45.01’P.C.C. Elevation 13.40’ (Point A)(Point C) Dotted Lines = Property Lines Critical Height Calculation For: 44 the Strand Address: 44 the Strand, Hermosa Beach, CA 90254 Elev. Pt. A 13.10 Elev. Pt. B 15.80 Length A-B 79.87 Length A-AB'34.50 Elev. AB':14.27 Elev. Pt. C 13.40 Elev. Pt. D 15.70 Length C-D 79.91 Length C-CD'34.61 Elev.CD':14.40 Length AB'-CD'45.00 Length AB’-CP5 7.58 Elev. CP5:14.29 Height Limit 30.00 Max. Ht. @ CP5:44.29 Prop. Ht. @ CP5:43.96 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) 1 CP-6 P.C.B. Elevation 15.80’Lot Width = 45.00’P.C.D. Elevation 15.70’ (Point B)(Point D) Lot Length = 79.87’Lot Length = 79.91’ P.C.A. Elevation 13.10’Lot Width = 45.01’P.C.C. Elevation 13.40’ (Point A)(Point C) Dotted Lines = Property Lines Critical Height Calculation For: 44 the Strand Address: 44 the Strand, Hermosa Beach, CA 90254 Elev. Pt. A 13.10 Elev. Pt. B 15.80 Length A-B 79.87 Length A-AB'51.25 Elev. AB':14.83 Elev. Pt. C 13.40 Elev. Pt. D 15.70 Length C-D 79.91 Length C-CD'51.36 Elev.CD':14.88 Length AB'-CD'45.00 Length AB’-CP6 37.50 Elev. CP6:14.87 Height Limit 30.00 Max. Ht. @ CP6:44.87 Prop. Ht. @ CP6:44.73 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) 1 CP-7 P.C.B. Elevation 15.80’Lot Width = 45.00’P.C.D. Elevation 15.70’ (Point B)(Point D) Lot Length = 79.87’Lot Length = 79.91’ P.C.A. Elevation 13.10’Lot Width = 45.01’P.C.C. Elevation 13.40’ (Point A)(Point C) Dotted Lines = Property Lines Critical Height Calculation For: 44 the Strand Address: 44 the Strand, Hermosa Beach, CA 90254 Elev. Pt. A 13.10 Elev. Pt. B 15.80 Length A-B 79.87 Length A-AB'74.25 Elev. AB':15.61 Elev. Pt. C 13.40 Elev. Pt. D 15.70 Length C-D 79.91 Length C-CD'74.36 Elev.CD':15.54 Length AB'-CD'45.00 Length AB’-CP7 38.95 Elev. CP7:15.55 Height Limit 30.00 Max. Ht. @ CP7:45.55 Prop. Ht. @ CP7:45.29 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) 1 CP-8 P.C.B. Elevation 15.80’Lot Width = 45.00’P.C.D. Elevation 15.70’ (Point B)(Point D) Lot Length = 79.87’Lot Length = 79.91’ P.C.A. Elevation 13.10’Lot Width = 45.01’P.C.C. Elevation 13.40’ (Point A)(Point C) Dotted Lines = Property Lines Critical Height Calculation For: 44 the Strand Address: 44 the Strand, Hermosa Beach, CA 90254 Elev. Pt. A 13.10 Elev. Pt. B 15.80 Length A-B 79.87 Length A-AB'74.25 Elev. AB':15.61 Elev. Pt. C 13.40 Elev. Pt. D 15.70 Length C-D 79.91 Length C-CD'74.36 Elev.CD':15.54 Length AB'-CD'45.00 Length AB’-CP8 2.58 Elev. CP8:15.61 Height Limit 30.00 Max. Ht. @ CP8:45.61 Prop. Ht. @ CP8:45.29 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) 1 1/4" = 1'-0" N P.C.C. 13.40' P.C.A. 13.10'P.C.B. 15.80' P.C.D. 15.70' N 70* 36'40"E 79.87' S 70* 37'02"W 79.91'N 19* 28'51"W 45.00'S 19* 31'53"E 45.01'2'-7"2'-6" CLR2'-0"2'-7"2'-6" CLR3'-2"2'-6" CLR4'-3"2'-6" CLR5'-7"2'-6" CLR 6'-0"2'-6" CLRSLOPED ROOF FLAT ROOF LINE OF WALL BELOW LINE OF WALL BELOW LINE OF DECK BELOW LINE OF DECK BELOW LINE OF TAPERED ROOF LINE OF TAPERED ROOF LINE OF TAPERED ROOF LINE OF TAPERED ROOF OPEN TO BELOW 4'-6" SYSB4'-6" SYSB4'-6" SYSB4'-6" SYSBLINE OF SETBACK LINE OF SETBACK 5'-0" FYSB 5'-0" FYSB 5'-0" RYSB 5'-0" RYSB CP-PLAN & CALCS. ROOF DECK/ LOWER ROOF A-0.7 CP1 MAX 43.23' ACT 42.79' CP2 MAX 43.48' ACT 43.29' CP3 MAX 43.58' ACT 43.29' CP4 MAX 43.48' ACT 42.79' CP6 MAX 44.87' ACT 44.73'CP7 MAX 45.55' ACT 45.29' CP5 MAX 44.29' ACT 43.96' CP8 MAX 45.61' ACT 45.29' 3.2'CP1 & CP4 3.08'CP1 & CP4 4.25' CP122.83' CP27.33'CP2 & CP3 7.45'CP2 & CP3 39.08' CP342.41' CP47.58' CP534.50'CP5 34.61'CP5 37.50' CP651.25'CP6 51.36'CP6 38.95' CP774.25'CP7 & CP8 74.36'CP7 & CP8 2.58' CP8DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of SDG Design+Development. All rights reserved. ©Copyright 2016 REVISIONS 11/30/20 2019.13 44 THE STRAND 44 THE STRAND, HERMOSA BEACH 01/02/2020 PLANNING SUBMITTAL 01/21/2020 PLANNING RE-SUBMITTAL 04/15/2020 B&S SUBMITTAL 05/20/2020 B&S SUBMITTAL 06/18/2020 B&S RE-SUBMITTAL 06/25/2020 FIRE SUBMITTAL 11/12/2020 PLANNING RE-SUBMITTAL NOT FOR CONSTRUCTION 11/30/2020 PLANNING RE-SUBMITTAL 208 PLANTER E ENCROACHMENT A-0.8 NORTH ELEVATION SCALE 1/4"= 1'-0" ENCROACHMENT AREA: 241.63 SF LANDSCAPE AREA: 80.21 SF PLANTING AREA: 80.21 SF PLANTER WALLS, TILE & PAVEMENT: 161.42 SF 80.21 SF/ 241.63 SF = 33.20 % > 1/3 LANDSCAPE AREA ENCROACHMENT PLAN SCALE 1/4"= 1'-0" PLANTING LIST TILE/ NOT PERMEABLE NON HIGH WATER USE PLANTS/ PERMEABLE RETAINING WALLS, CURBS AND FENCES A B Acacia Boormanii Snowy River Wattle L Small 12"/20" 12"/36" 4 Anigozanthos Viridis Green Kangaroo Paw L Small 10"/18" 10"/30" 5 Shrub Shrub PAVEMENT 44 THE STRAND, HERMOSA BEACH, CA 90254 OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE LINE OF 2. FLOOR DECK ABOVE LINE OF 2. FLOOR ABOVE LINE OF ROOF ABOVE LINE OF ROOF ABOVE LINE OF 3. FLOOR DECK ABOVE AC AC 18'-1" CLR 8'-8"8'-6" CLRGUEST PARKING UP UP UP UP BEACH SHOWER UP N P.C. 13.40' P.C. 13.10'P.C. 15.80' P.C. 15.70' N 70* 36'40"E 79.87' S 70* 37'02"W 79.91'N 19* 28'51"W 45.00'S 19* 31'53"E 45.01'5'-0" FYSB 5'-0" FYSB4'-6" SYSB4'-6" SYSB4'-6" SYSB4'-6" SYSBLINE OF SETBACK LINE OF SETBACK THE STRANDHERMOSA AVENUE15.83'17.23'17.33' 15.08' 14.70'13.81'13.31' 15.45' 14.55'13.84'13.52' 13.48'15.72' 15.78' 15.74' 15.81' 15.84' 13.39 TC' 13.30' 13.24' 13.21' 13.12' 13.15' 12.37' FL12.37' FL 12.31' FL 13.10' 12.94' 19.20' T.O.W. 19.20' T.O.W. 19.20' T.O.W. 19.20' T.O.W. 19.20' TOP OF GUARDRAIL 19.20' TOP OF GATE 16.71' T.O.W. 42" MAX PROPERTY LINE WALL @ FYSB 42" MAX PROPERTY LINE WALL @ FYSB ENCROACHMENT NEW 6'-0" MAX PROP. LINE WALL NEW 6'-0" MAX PROP. LINE WALL 20.79' T.O.W.20.29' T.O.W.19.79' T.O.W.19.29' T.O.W. 20.69' T.O.W.20.19' T.O.W.19.69' T.O.W.19.19' T.O.W. MIN. 7'-0" CLR HEIGHT FROM PARKING TO FINISHED 2.87% SLOPE 12.5% MAX 4.39% SLOPE 12.5% MAX 5.91% SLOPE 12.5% MAX 2.60% SLOPE 12.5% MAX 2.93% SLOPE 12.5% MAX 2.77% SLOPE 12.5% MAX 13.63' 13.63' 13.19' ASSUMED 13.36' ASSUMED 13.28' ASSUMED 13.63' 13.13' ASSUMED GAS METER LINE OF STACKED AC FOR UNIT 1 3'-0" CLR ON GRADE PLANTER PLANTER ELECTRICAL METER 200 AMP FUTURE SOLAR CONNECTION FIRE SPRINKLER RISER STRAND PATIO [14.21' ] [15.21'] [14.21'] [16.35'] [14.21' ] [14.21' ] 13.52' 13.52' [13.63'] 16.50' 13.46' [15.21'] 13.16' ASSUMED 13.52' 34'-1"23'-0" CLR PERMEABLE 49.19 SF @ ENCROACHMENT PERMEABLE 31.02 SF @ ENCROACHMENT A B B A B A B A B P.C. 15.70' 19.20' TOP OF GUARDRAIL 15.72' 16.35' 42" MAX WALL @ ENCROACHMENT 42" MAX WALL @ ENCROACHMENT 4-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) UNIT 1 R-3 RESIDENCE (FULLY SPRINKLERED) UNIT 2 R-3 RESIDENCE (FULLY SPRINKLERED) 2 CAR UNIT 1 2 CAR TANDEM UNIT 2 TRASH TRASH PL PL ENCROACHMENT AREA LINE OF THE STRAND P.C. 15.80' LINE OF PATIO 14.21' LINE OF PLANTER 16.71' T.O.W. 15.78'15.74'15.81' LINE OF UPPER PATIO 15.21' UNDER SEPARATE PERMIT DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of SDG Design+Development. All rights reserved. ©Copyright 2016 REVISIONS 11/30/20 2019.13 44 THE STRAND 44 THE STRAND, HERMOSA BEACH 01/02/2020 PLANNING SUBMITTAL 01/21/2020 PLANNING RE-SUBMITTAL 04/15/2020 B&S SUBMITTAL 05/20/2020 B&S SUBMITTAL 06/18/2020 B&S RE-SUBMITTAL 06/25/2020 FIRE SUBMITTAL 11/12/2020 PLANNING RE-SUBMITTAL NOT FOR CONSTRUCTION 11/30/2020 PLANNING RE-SUBMITTAL 209 8'-0 1/2"7'-0" CLR 7'-6"7'-0" CLR7'-0"7'-0" CLR 7'-7"7'-0" CLRUNIT 2: 304.47 SF (7'-0"MIN DIMENSION 147.01 SF COVERED, MAX 50%) 49.08 SF (7'-0"MIN DIMENSION 7.25 SF COVERED, MAX 50%) COVERED OPEN SPACE OPEN SPACE OPEN SPACE UP UP DN AC AC 18'-1" CLR 8'-8"8'-6" CLRGUEST PARKING UP UP UP UP TRASH UP TRASH INTEGRATED MAILBOX DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 2019.13 1/4" = 1'-0" 11/30/20 REVISIONS 44 THE STRAND 44 THE STRAND, HERMOSA BEACH This document contains information proprietary to Starr-Design Group Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr-Design Group Inc.. All rights reserved. ©Copyright 2016 11/30/20 01/02/2020 PLANNING SUBMITTAL 02/21/2020 PLANNING RE-SUBMITTAL 04/15/2020 B&S SUBMITTAL 05/20/2020 B&S RE-SUBMITTAL 06/18/2020 B&S RE-SUBMITTAL 06/25/2020 FIRE SUBMITTAL NOT FOR CONSTRUCTION 11/12/2020 PLANNING RE-SUBMITTAL LIVING KITCHEN ENTRY TVTV BDR OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE LINE OF 2. FLOOR DECK ABOVE LINE OF 2. FLOOR ABOVE LINE OF ROOF ABOVE 1. FLOOR LINE OF FLOOR ABOVE UP 20'-4"20'-0" CLR 40'-5"40'-0" CLR9'-1"8'-6" CLR17'-8"17'-0" CLRF.A.U. TRASHD/W 24" REF.PANTRYSTORAGEDOG WASH STORAGE BACK UP BATTERY, SECONDARY POWER SOURCE, UNDER SEPERATE PERMIT W.H.ELEV. EQUIP. ELEV. FOYER MUD ROOM GARAGE BATH STORAGE STORAGE CL. BEACH STORAGE 2 CAR UNIT 1 2 CAR TANDEM UNIT 2 UNIT 1 UNIT 2 [13.80' T.O. SLAB] [14.38' T.O. SLAB] [14.38' T.O. SLAB] [13.80' T.O. SLAB] A-1.0 FIRST FLOOR 2"x 6" STUD FRAMED WALL CONCRETE WALL WALL MATERIAL KEY LOW WALL 2"x 4" STUD FRAMED WALL CONCRETE WALL & 2"x 4" FLAT STUD FRAMING CONCRETE STEM WALL TYP. CONCRETE STEM WALL TYP. CONCRETE STEM WALL TYP. [HARDWOOD] [HARDWOOD][TILE/ STONE] [TILE/ STONE] [TILE/ STONE] [TILE/ STONE] [CONCRETE] 12 13 14 1 2 3 4 5 6 7 8 9 10 11 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 GENERAL NOTES 47 ALL MECHANICAL DUCTS WILL BE FIELD SIZED TO COMPLY WITH MECHANICAL CODE. PROVIDE DUCTS TO OUTSIDE AIR FOR COMBUSTION AIR MECHANICAL DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MINIMUM 26 GAUGE GALVANIZED STEEL (308 UMC, 510 UPC, 302.4) ALL EXTERIOR WOOD STUDS TO BE 2"x6" AND INTERIOR STUD WALLS TO BE 2"x4" PER STRUCTURAL DRAWINGS UNLESS OTHER SPECIFICATIONS APPLY PROVIDE HARD-WIRED AND INTERCONNECTED SMOKE DETECTOR ON CEILING OR TOP OF WALL WITH BATTERY BACKUP ADJACENT TO AND INSIDE BEDROOMS. PROVIDE SEPARATE EARLY WARNING SMOKE DETECTION SYSTEM. WATER CLOSET TO BE 'HIGH EFFICIENCY' TYPE (1.28 GAL MAX./FLUSH) W/ MIN. 24" CLEAR IN FRONT AND 30" MIN. WIDTH SPACE. FAUCET TO BE HIGH EFFICIENCY TYPE (1.2 GPM AT BATHROOMS, 1.8 GPM AT KITCHEN). SHOWER TO BE 2.0 GPM. WALLS IN GARAGE, UTILITY, MECHANICAL UNDER STAIR AND WATERHEATER CLOSETS SHALL HAVE 1 LAYER OF 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD SEPERATION ON EACH SIDE PROVIDE 5/8" 'GREENBOARD' ON ALL WALLS OVER TUBS, FAUCETS, AND WATER CLOSET COMPARTMENTS. CEILING IN GARAGE, UTILITY, MECHANICAL UNDER STAIR AND WATERHEATER CLOSETS SHALL HAVE 2 LAYERS OF 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD SEPERATION ON UNDERSIDE OF CEILING SUMP PUMP PER CIVIL DWG. DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MIN. 26-GA GALVANIZED STEEL. CLOTHES DRYER SHALL BE VENTED TO OUTSIDE W/ MIN. 4" DIA. SMOOTH METAL EXHAUST DUCT. PROVIDE RECESSED NICHE IN WALL BEHIND DRYER UNIT TO ALLOW UNIT TO REST FLUSH WITH WALL PROVIDE MECH. VENTILATION FAN W/ MIN. 5 AIR CHANGES PER HOUR AND HUMIDISTAT CONTROL IN BATHROOMS AND LAUNDRY ROOM REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT OR SIMILAR CONSTRUCTION. VERIFY ALL EXTERIOR GRADE OR PAVING TO SLOPE MIN. 2% AWAY FROM BUILDING. DRIP PANS OR OTHER DEVICES FOR LAUNDRY ROOM, WATER HEATERS, AND DISHWASHERS MUST BE PROVIDED, ALL DRAINS MUST CONNECT TO SEWER SYSTEM AND CONTAIN A TRAP PRIMER ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SURGE PIPES, OR EQUIVALENT APPROVED SUCH DEVICES. ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQUIVALENT SOUND-DEADENING MATERIAL, AND ALL PIPES SHALL BE WRAPPED AT ALL POINTS OF CONTACT WITH ANY WOOD OR STEEL MEMBERS, AND STRAP HANGERS. ELECTRICAL SERVICE PANEL LOCATION TO INCLUDE A 1" DIAMETER STUB-OUT CONDUIT. ESTIMATED NET LOAD: 19,000 VA / 240 VOLTS = 80 AMPERS. DEX-O-TEX CROSSFIELD PRODUCTS FRACTURE RESISTANT MEMBRANE, ICC#ES 1757 6" UP WALLS OVER FLASHING, TYP . CONTROL VALVE FOR SHOWER OR TUB-SHOWER SHALL BE OF THE PRESSURE BALANCE OR THRERMOSTATIC MIXING VALVE TYPE PER CPC 420.0 FAU PER CRC 303.8 ON 18" HIGH PLATFORM BY ALLIED, MODEL #95G1UH060BE12X 60,000 BTU DECK DRAIN WITH OVER FLOW, SLOPE DECK TO DRAIN MIN 1/4" PER 1'-0" TYP. PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FOR THE QUICK CLOSING OF THE QUICK- ACTING VALES FROM THE WASHER AND DISHWASHER ETC. CPC SECTION 609.10. PROVIDE CRICKET AS INDICATED ON PLAN FOR PROPER DRAINAGE AROUND OBJECT. 60" FIREPLACE SPARK, ANSI Z21.88-2014/CSA 2.33-2014 , (PER SECT. R1004.1.) , NON-WOOD BURNING. CONTRACTOR SHALL POST THE INSTALLATION CERTIFICATE (CF-6R) FORM AND THE INSULATION CERTIFICATE (IC-1) FORM IN A CONSPICUOUS LOCATION OR KEPT WITH PLANS AND MADE AVAILABLE TO THE INSPECTOR. HERS MEASURES: QUALITY INSULATION INSPECTION, VERFIED REFRIGERANT CHARGE, VERIFIED AIR CONDITIONER EER, DUCT TEST. GARAGE DOOR SPRINGS SHALL COMPLY WITH REQUIREMENTS OF CBC SECTION R309.5: HARD DRAWN SPRING WIRE SHALL CONFORM TO ASTM A227-71; OILTEMPERED WIRE SHALL TO ASTM A229-71; MINIMUM DESIGN STANDARD SHALL BE 9000 CYCLES; EACH SPRING SHALL BE EQUIPPED WITH AN APPROVED DEVICE CAPABLE OF RESTRAINING THE SPRING WHEN IT BREAKS. CONTAINMENT DEVICE SHALL BE TESTED AND CERTIFIED BY AN APPROVED TESTING AGENCY. PHYSICAL CYCLING TESTS SHALL BE PERFORMED AND CERTIFIED BY AN APPROVED TESTING AGENCY. CONSTRUCTION AND DEMOLITION DEBRIS RECYCLING SHALL BE 65% MAJOR APPLIANCES AND 90% OF LIGHT FIXTURES MUST BE ENERGY STAR, INCLUDING EXHAUST FANS, CEILING FANS, CLOTHES WASHERS, REFRIGERATORS, FREEZERS, WINE COOLERS, HEATING, VENTILATING AND AIR CONDITIONING EQUIPMENT AND DISHWASHERS. PROVIDE SUFFICIENT CLEARANCE IN FRONT OF WATER HEATER FOR REPAIR AND MAINTENANCE PER CPC SEC. 507.24 AUTOMATIC LAWN SPRINKLER CONTROLLERS MUST BE WEATHER-BASED. CONTRACTOR SHALL PROVIDE A BUILDING MAINTENANCE AND OPERATION MANUAL TO THE OWNER OR OCCUPANTS PRIOR TO FINAL INSPECTION. INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMB FOR FUTURE SOLAR WATER HEATING. THE PLUMBING SYSTEM WATER LINES SERVING ALL BASEMENT PLUMBING FIXTURES MUST BE CAPPED UNTIL IT IS VERIFIED WETHER THE FLOOD RIM OF THE LOWEST PLUMBING FIXTURE IN THE BASEMENT IS LOWER THAN THE NEXT UPSTREAM MANHOLE OF THE CITY'S MAIN. IF VERIFIED THE NECESSARY PREVENTIVE SYSTEMS MUST BE INSTALLED BEFORE THE CAPS CAN BE REMOVED. PER C.P.C. 710.0 FIRE RATING OF EXTERIOR WALLS, OPENINGS, PROJECTIONS AND PENETRATIONS PER CRC TABLE R302.1 (2)-DWELLINGS WITH AUTOMATIC RESIDENTIAL FIRE SPRINKLER PROTECTION 42" HIGH GUARDRAIL/ WALL - SEE DETAIL CALL OUT, PER STRUCTURAL DWG. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CRC SECTION 319.1. DRYER VENT MAX. 14' IN LENGHT WITH 2 - 90 DEGREE BENDS TO THE OUTSIDE PER (CMC 504.4.2.1) ELEVATOR WITH ONE HOUR RATED SHAFT WITH SELF CLOSING DOORS, DEPRESS SLAB FOR MIN 12" DEPTH. ELEVATOR WITH 3RD PARTY QEI ELEVATOR INSPECTION. GAS-FIRED INSTANT WATER HEATER BY RHEEN, MODEL RTGH-RH11 DVLN OR EQUAL INSTALL ON COLD WATER SUPPLY PIPE A CAPPED "T" FITTING TO PLUMP FOR FUTURE SOLAR WATER HEATER AND PRE-PLUMB PIPING AND SENSOR WIRING TO ATTIC. SEE TITLE-24 NOTES. VENT TO OUTSIDE. P & T RELIEF VALVE SHALL TERMINATE OUTSIDE. PROVIDE COMBUSTION AIR FROM OUTSIDE VIA SCREED VENT PER CMC AND CPC.LOCATED NOT LESS THAN EIGHTEEN 18” ABOVE THE FLOOR TYP. COMBUSTION AIR AND VENTILATION PER 506.4.2 CPC ONE OPENING WITHIN 12" OF THE TOP OF THE ENCLOSURE . OPENING SHALL HAVE A MINIMUM FREE AREA OF 1 SQUARE INCH PER 3000 BTU, BUT NOT LESS THAN SUM OF AREAS OF VENT CONNECTTORS IN THE SPACE. 4" OF WASTE LINE SHALL BE USED FOR BUILDINGS WITH 4 OR MORE WATER CLOSETS PER CPC TABLE 7-5 FOOTNOTE 4. ALL NEW PLUMBING FIXTURES SHALL BE CERTIFIED LOW FLOW FIXTURES ALL NEW FIXTURES SHALL BE WATER CONSERVING, CPC 401.3 MINIMUM FIRE SEPERATION DISTANCE OF PROJETIONS TO BE 30", WITH MINIMUM FIRE- RESISTANCE RATING OF 1 HOUR BACKFLOW PROTECTION. FIXTURES INSTALLED ON A FLOOR LEVEL THAT IS LOWER THAN THE NEXT UPSTREAM MANHOLE COVER OF THE PUBLIC OR PRIVATE SEWER SHALL BE PROTECTED FROM BACKFLOW OF SEWAGE BY INSTALLING AN APPROVED TYPE OF BACKWATER VALVE. FIXTURES ON SUCH FLOOR LEVEL THAT ARE NOT BELOW THE NEXT UPSTREAM MANHOLE COVER SHALL NOT BE REQUIRED TO BE PROTECTED BY A BACKWATER VALVE. FIXTURES ON FLOOR LEVELS ABOVE SUCH ELEVATION SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE. CLEANOUTS FOR DRAINS THAT PASS THROUGH A BACKWATER VALVE SHALL BE CLEARLY IDENTIFIED WITH A PERMANENT LABEL STATING “BACKWATER VALVE DOWNSTREAM”. PER C.P.C. SEC. 710.0 P.C. 13.40' P.C. 13.10'P.C. 15.80' P.C. 15.70' N 70* 36'40"E 79.87' S 70* 37'02"W 79.91'N 19* 28'51"W 45.00'S 19* 31'53"E 45.01'N 5'-0" FYSB 5'-0" FYSB 5'-0" RYSB 5'-0" RYSB LINE OF SETBACK GAS METER LINE OF STACKED AC FOR A.D.U. 3'-0" CLR ON GRADE PLANTER PLANTER ELECTRICAL METER 200 AMP FUTURE SOLAR CONNECTION FIRE SPRINKLER RISER STRAND PATIO [14.21' ] [15.21'] [14.21'] [16.35'] [14.21' ] [14.21' ] 13.52' 13.52' [13.63'] 16.50' 13.46' [15.21'] 13.16' ASSUMED 13.52' OUTDOOR COLD WATER SHOWER TO PER COLATE DIRECTLY TO THE GROUND PLANTER 4'-6" SYSB4'-6" SYSB4'-6" SYSB4'-6" SYSBLINE OF SETBACK 210 4'-6" SYSB4'-6" SYSB4'-6" SYSB4'-6" SYSBLINE OF SETBACK 12 13 14 1 2 3 4 5 6 7 8 9 10 11 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 GENERAL NOTES 47 ALL MECHANICAL DUCTS WILL BE FIELD SIZED TO COMPLY WITH MECHANICAL CODE. PROVIDE DUCTS TO OUTSIDE AIR FOR COMBUSTION AIR MECHANICAL DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MINIMUM 26 GAUGE GALVANIZED STEEL (308 UMC, 510 UPC, 302.4) ALL EXTERIOR WOOD STUDS TO BE 2"x6" AND INTERIOR STUD WALLS TO BE 2"x4" PER STRUCTURAL DRAWINGS UNLESS OTHER SPECIFICATIONS APPLY PROVIDE HARD-WIRED AND INTERCONNECTED SMOKE DETECTOR ON CEILING OR TOP OF WALL WITH BATTERY BACKUP ADJACENT TO AND INSIDE BEDROOMS. PROVIDE SEPARATE EARLY WARNING SMOKE DETECTION SYSTEM. WATER CLOSET TO BE 'HIGH EFFICIENCY' TYPE (1.28 GAL MAX./FLUSH) W/ MIN. 24" CLEAR IN FRONT AND 30" MIN. WIDTH SPACE. FAUCET TO BE HIGH EFFICIENCY TYPE (1.2 GPM AT BATHROOMS, 1.8 GPM AT KITCHEN). SHOWER TO BE 2.0 GPM. WALLS IN GARAGE, UTILITY, MECHANICAL UNDER STAIR AND WATERHEATER CLOSETS SHALL HAVE 1 LAYER OF 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD SEPERATION ON EACH SIDE PROVIDE 5/8" 'GREENBOARD' ON ALL WALLS OVER TUBS, FAUCETS, AND WATER CLOSET COMPARTMENTS. CEILING IN GARAGE, UTILITY, MECHANICAL UNDER STAIR AND WATERHEATER CLOSETS SHALL HAVE 2 LAYERS OF 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD SEPERATION ON UNDERSIDE OF CEILING SUMP PUMP PER CIVIL DWG. DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MIN. 26-GA GALVANIZED STEEL. CLOTHES DRYER SHALL BE VENTED TO OUTSIDE W/ MIN. 4" DIA. SMOOTH METAL EXHAUST DUCT. PROVIDE RECESSED NICHE IN WALL BEHIND DRYER UNIT TO ALLOW UNIT TO REST FLUSH WITH WALL PROVIDE MECH. VENTILATION FAN W/ MIN. 5 AIR CHANGES PER HOUR AND HUMIDISTAT CONTROL IN BATHROOMS AND LAUNDRY ROOM REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT OR SIMILAR CONSTRUCTION. VERIFY ALL EXTERIOR GRADE OR PAVING TO SLOPE MIN. 2% AWAY FROM BUILDING. DRIP PANS OR OTHER DEVICES FOR LAUNDRY ROOM, WATER HEATERS, AND DISHWASHERS MUST BE PROVIDED, ALL DRAINS MUST CONNECT TO SEWER SYSTEM AND CONTAIN A TRAP PRIMER ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SURGE PIPES, OR EQUIVALENT APPROVED SUCH DEVICES. ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQUIVALENT SOUND-DEADENING MATERIAL, AND ALL PIPES SHALL BE WRAPPED AT ALL POINTS OF CONTACT WITH ANY WOOD OR STEEL MEMBERS, AND STRAP HANGERS. ELECTRICAL SERVICE PANEL LOCATION TO INCLUDE A 1" DIAMETER STUB-OUT CONDUIT. ESTIMATED NET LOAD: 19,000 VA / 240 VOLTS = 80 AMPERS. DEX-O-TEX CROSSFIELD PRODUCTS FRACTURE RESISTANT MEMBRANE, ICC#ES 1757 6" UP WALLS OVER FLASHING, TYP . CONTROL VALVE FOR SHOWER OR TUB-SHOWER SHALL BE OF THE PRESSURE BALANCE OR THRERMOSTATIC MIXING VALVE TYPE PER CPC 420.0 FAU PER CRC 303.8 ON 18" HIGH PLATFORM BY ALLIED, MODEL #95G1UH060BE12X 60,000 BTU DECK DRAIN WITH OVER FLOW, SLOPE DECK TO DRAIN MIN 1/4" PER 1'-0" TYP. PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FOR THE QUICK CLOSING OF THE QUICK- ACTING VALES FROM THE WASHER AND DISHWASHER ETC. CPC SECTION 609.10. PROVIDE CRICKET AS INDICATED ON PLAN FOR PROPER DRAINAGE AROUND OBJECT. 60" FIREPLACE SPARK, ANSI Z21.88-2014/CSA 2.33-2014 , (PER SECT. R1004.1.) , NON-WOOD BURNING. CONTRACTOR SHALL POST THE INSTALLATION CERTIFICATE (CF-6R) FORM AND THE INSULATION CERTIFICATE (IC-1) FORM IN A CONSPICUOUS LOCATION OR KEPT WITH PLANS AND MADE AVAILABLE TO THE INSPECTOR. HERS MEASURES: QUALITY INSULATION INSPECTION, VERFIED REFRIGERANT CHARGE, VERIFIED AIR CONDITIONER EER, DUCT TEST. GARAGE DOOR SPRINGS SHALL COMPLY WITH REQUIREMENTS OF CBC SECTION R309.5: HARD DRAWN SPRING WIRE SHALL CONFORM TO ASTM A227-71; OILTEMPERED WIRE SHALL TO ASTM A229-71; MINIMUM DESIGN STANDARD SHALL BE 9000 CYCLES; EACH SPRING SHALL BE EQUIPPED WITH AN APPROVED DEVICE CAPABLE OF RESTRAINING THE SPRING WHEN IT BREAKS. CONTAINMENT DEVICE SHALL BE TESTED AND CERTIFIED BY AN APPROVED TESTING AGENCY. PHYSICAL CYCLING TESTS SHALL BE PERFORMED AND CERTIFIED BY AN APPROVED TESTING AGENCY. CONSTRUCTION AND DEMOLITION DEBRIS RECYCLING SHALL BE 65% MAJOR APPLIANCES AND 90% OF LIGHT FIXTURES MUST BE ENERGY STAR, INCLUDING EXHAUST FANS, CEILING FANS, CLOTHES WASHERS, REFRIGERATORS, FREEZERS, WINE COOLERS, HEATING, VENTILATING AND AIR CONDITIONING EQUIPMENT AND DISHWASHERS. PROVIDE SUFFICIENT CLEARANCE IN FRONT OF WATER HEATER FOR REPAIR AND MAINTENANCE PER CPC SEC. 507.24 AUTOMATIC LAWN SPRINKLER CONTROLLERS MUST BE WEATHER-BASED. CONTRACTOR SHALL PROVIDE A BUILDING MAINTENANCE AND OPERATION MANUAL TO THE OWNER OR OCCUPANTS PRIOR TO FINAL INSPECTION. INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMB FOR FUTURE SOLAR WATER HEATING. THE PLUMBING SYSTEM WATER LINES SERVING ALL BASEMENT PLUMBING FIXTURES MUST BE CAPPED UNTIL IT IS VERIFIED WETHER THE FLOOD RIM OF THE LOWEST PLUMBING FIXTURE IN THE BASEMENT IS LOWER THAN THE NEXT UPSTREAM MANHOLE OF THE CITY'S MAIN. IF VERIFIED THE NECESSARY PREVENTIVE SYSTEMS MUST BE INSTALLED BEFORE THE CAPS CAN BE REMOVED. PER C.P.C. 710.0 FIRE RATING OF EXTERIOR WALLS, OPENINGS, PROJECTIONS AND PENETRATIONS PER CRC TABLE R302.1 (2)-DWELLINGS WITH AUTOMATIC RESIDENTIAL FIRE SPRINKLER PROTECTION 42" HIGH GUARDRAIL/ WALL - SEE DETAIL CALL OUT, PER STRUCTURAL DWG. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CRC SECTION 319.1. DRYER VENT MAX. 14' IN LENGHT WITH 2 - 90 DEGREE BENDS TO THE OUTSIDE PER (CMC 504.4.2.1) ELEVATOR WITH ONE HOUR RATED SHAFT WITH SELF CLOSING DOORS, DEPRESS SLAB FOR MIN 12" DEPTH. ELEVATOR WITH 3RD PARTY QEI ELEVATOR INSPECTION. GAS-FIRED INSTANT WATER HEATER BY RHEEN, MODEL RTGH-RH11 DVLN OR EQUAL INSTALL ON COLD WATER SUPPLY PIPE A CAPPED "T" FITTING TO PLUMP FOR FUTURE SOLAR WATER HEATER AND PRE-PLUMB PIPING AND SENSOR WIRING TO ATTIC. SEE TITLE-24 NOTES. VENT TO OUTSIDE. P & T RELIEF VALVE SHALL TERMINATE OUTSIDE. PROVIDE COMBUSTION AIR FROM OUTSIDE VIA SCREED VENT PER CMC AND CPC.LOCATED NOT LESS THAN EIGHTEEN 18” ABOVE THE FLOOR TYP. COMBUSTION AIR AND VENTILATION PER 506.4.2 CPC ONE OPENING WITHIN 12" OF THE TOP OF THE ENCLOSURE . OPENING SHALL HAVE A MINIMUM FREE AREA OF 1 SQUARE INCH PER 3000 BTU, BUT NOT LESS THAN SUM OF AREAS OF VENT CONNECTTORS IN THE SPACE. 4" OF WASTE LINE SHALL BE USED FOR BUILDINGS WITH 4 OR MORE WATER CLOSETS PER CPC TABLE 7-5 FOOTNOTE 4. ALL NEW PLUMBING FIXTURES SHALL BE CERTIFIED LOW FLOW FIXTURES ALL NEW FIXTURES SHALL BE WATER CONSERVING, CPC 401.3 MINIMUM FIRE SEPERATION DISTANCE OF PROJETIONS TO BE 30", WITH MINIMUM FIRE- RESISTANCE RATING OF 1 HOUR BACKFLOW PROTECTION. FIXTURES INSTALLED ON A FLOOR LEVEL THAT IS LOWER THAN THE NEXT UPSTREAM MANHOLE COVER OF THE PUBLIC OR PRIVATE SEWER SHALL BE PROTECTED FROM BACKFLOW OF SEWAGE BY INSTALLING AN APPROVED TYPE OF BACKWATER VALVE. FIXTURES ON SUCH FLOOR LEVEL THAT ARE NOT BELOW THE NEXT UPSTREAM MANHOLE COVER SHALL NOT BE REQUIRED TO BE PROTECTED BY A BACKWATER VALVE. FIXTURES ON FLOOR LEVELS ABOVE SUCH ELEVATION SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE. CLEANOUTS FOR DRAINS THAT PASS THROUGH A BACKWATER VALVE SHALL BE CLEARLY IDENTIFIED WITH A PERMANENT LABEL STATING “BACKWATER VALVE DOWNSTREAM”. PER C.P.C. SEC. 710.0 DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 2019.13 1/4" = 1'-0" 11/30/20 REVISIONS 44 THE STRAND 44 THE STRAND, HERMOSA BEACH This document contains information proprietary to Starr-Design Group Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr-Design Group Inc.. All rights reserved. ©Copyright 2016 11/30/20 01/02/2020 PLANNING SUBMITTAL 02/21/2020 PLANNING RE-SUBMITTAL 04/15/2020 B&S SUBMITTAL 05/20/2020 B&S RE-SUBMITTAL 06/18/2020 B&S RE-SUBMITTAL 06/25/2020 FIRE SUBMITTAL NOT FOR CONSTRUCTION 11/12/2020 PLANNING RE-SUBMITTAL TV DN UP LINEN BUILT IN LAYOUT TABLE WASHER DRYER BENCH BUILT IN OPEN TO BELOW OPEN TO BELOW F.A.U. OPEN TO BELOW DECK OFFICE MASTER SUITE MASTER CLOSET MASTER BATH LAUNDRY BDR 1 CL. 1 BATH 1 BDR 2 CL. 2 BATH 2 HALL ELEV. BRIDGE [23.63' T.O. PLY.] UNIT 1 2"x 6" STUD FRAMED WALL WALL MATERIAL KEY LOW WALL 2"x 4" STUD FRAMED WALL A-1.1 [TILE/ STONE] [TILE/ STONE] [TILE/ STONE] [TILE/ STONE] [TILE/ STONE] ROOF BELOW QUIET ROCK SOUNDPROOF STC 60+ FOR ALL MASTER BEDROOM WALLS AND CEILING TYP. OPEN FRAME CAB ABOVE SECOND FLOOR LINE OF 3. FLOOR DECK ABOVE PLANTERPLANTERP.C. 13.40' P.C. 13.10'P.C. 15.80' P.C. 15.70' N 70* 36'40"E 79.87' S 70* 37'02"W 79.91'N 19* 28'51"W 45.00'S 19* 31'53"E 45.01'N 5'-0" FYSB 5'-0" FYSB 5'-0" RYSB 5'-0" RYSB LINE OF SETBACK 211 12 13 14 1 2 3 4 5 6 7 8 9 10 11 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 GENERAL NOTES 47 ALL MECHANICAL DUCTS WILL BE FIELD SIZED TO COMPLY WITH MECHANICAL CODE. PROVIDE DUCTS TO OUTSIDE AIR FOR COMBUSTION AIR MECHANICAL DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MINIMUM 26 GAUGE GALVANIZED STEEL (308 UMC, 510 UPC, 302.4) ALL EXTERIOR WOOD STUDS TO BE 2"x6" AND INTERIOR STUD WALLS TO BE 2"x4" PER STRUCTURAL DRAWINGS UNLESS OTHER SPECIFICATIONS APPLY PROVIDE HARD-WIRED AND INTERCONNECTED SMOKE DETECTOR ON CEILING OR TOP OF WALL WITH BATTERY BACKUP ADJACENT TO AND INSIDE BEDROOMS. PROVIDE SEPARATE EARLY WARNING SMOKE DETECTION SYSTEM. WATER CLOSET TO BE 'HIGH EFFICIENCY' TYPE (1.28 GAL MAX./FLUSH) W/ MIN. 24" CLEAR IN FRONT AND 30" MIN. WIDTH SPACE. FAUCET TO BE HIGH EFFICIENCY TYPE (1.2 GPM AT BATHROOMS, 1.8 GPM AT KITCHEN). SHOWER TO BE 2.0 GPM. WALLS IN GARAGE, UTILITY, MECHANICAL UNDER STAIR AND WATERHEATER CLOSETS SHALL HAVE 1 LAYER OF 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD SEPERATION ON EACH SIDE PROVIDE 5/8" 'GREENBOARD' ON ALL WALLS OVER TUBS, FAUCETS, AND WATER CLOSET COMPARTMENTS. CEILING IN GARAGE, UTILITY, MECHANICAL UNDER STAIR AND WATERHEATER CLOSETS SHALL HAVE 2 LAYERS OF 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD SEPERATION ON UNDERSIDE OF CEILING SUMP PUMP PER CIVIL DWG. DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MIN. 26-GA GALVANIZED STEEL. CLOTHES DRYER SHALL BE VENTED TO OUTSIDE W/ MIN. 4" DIA. SMOOTH METAL EXHAUST DUCT. PROVIDE RECESSED NICHE IN WALL BEHIND DRYER UNIT TO ALLOW UNIT TO REST FLUSH WITH WALL PROVIDE MECH. VENTILATION FAN W/ MIN. 5 AIR CHANGES PER HOUR AND HUMIDISTAT CONTROL IN BATHROOMS AND LAUNDRY ROOM REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT OR SIMILAR CONSTRUCTION. VERIFY ALL EXTERIOR GRADE OR PAVING TO SLOPE MIN. 2% AWAY FROM BUILDING. DRIP PANS OR OTHER DEVICES FOR LAUNDRY ROOM, WATER HEATERS, AND DISHWASHERS MUST BE PROVIDED, ALL DRAINS MUST CONNECT TO SEWER SYSTEM AND CONTAIN A TRAP PRIMER ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SURGE PIPES, OR EQUIVALENT APPROVED SUCH DEVICES. ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQUIVALENT SOUND-DEADENING MATERIAL, AND ALL PIPES SHALL BE WRAPPED AT ALL POINTS OF CONTACT WITH ANY WOOD OR STEEL MEMBERS, AND STRAP HANGERS. ELECTRICAL SERVICE PANEL LOCATION TO INCLUDE A 1" DIAMETER STUB-OUT CONDUIT. ESTIMATED NET LOAD: 19,000 VA / 240 VOLTS = 80 AMPERS. DEX-O-TEX CROSSFIELD PRODUCTS FRACTURE RESISTANT MEMBRANE, ICC#ES 1757 6" UP WALLS OVER FLASHING, TYP . CONTROL VALVE FOR SHOWER OR TUB-SHOWER SHALL BE OF THE PRESSURE BALANCE OR THRERMOSTATIC MIXING VALVE TYPE PER CPC 420.0 FAU PER CRC 303.8 ON 18" HIGH PLATFORM BY ALLIED, MODEL #95G1UH060BE12X 60,000 BTU DECK DRAIN WITH OVER FLOW, SLOPE DECK TO DRAIN MIN 1/4" PER 1'-0" TYP. PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FOR THE QUICK CLOSING OF THE QUICK- ACTING VALES FROM THE WASHER AND DISHWASHER ETC. CPC SECTION 609.10. PROVIDE CRICKET AS INDICATED ON PLAN FOR PROPER DRAINAGE AROUND OBJECT. 60" FIREPLACE SPARK, ANSI Z21.88-2014/CSA 2.33-2014 , (PER SECT. R1004.1.) , NON-WOOD BURNING. CONTRACTOR SHALL POST THE INSTALLATION CERTIFICATE (CF-6R) FORM AND THE INSULATION CERTIFICATE (IC-1) FORM IN A CONSPICUOUS LOCATION OR KEPT WITH PLANS AND MADE AVAILABLE TO THE INSPECTOR. HERS MEASURES: QUALITY INSULATION INSPECTION, VERFIED REFRIGERANT CHARGE, VERIFIED AIR CONDITIONER EER, DUCT TEST. GARAGE DOOR SPRINGS SHALL COMPLY WITH REQUIREMENTS OF CBC SECTION R309.5: HARD DRAWN SPRING WIRE SHALL CONFORM TO ASTM A227-71; OILTEMPERED WIRE SHALL TO ASTM A229-71; MINIMUM DESIGN STANDARD SHALL BE 9000 CYCLES; EACH SPRING SHALL BE EQUIPPED WITH AN APPROVED DEVICE CAPABLE OF RESTRAINING THE SPRING WHEN IT BREAKS. CONTAINMENT DEVICE SHALL BE TESTED AND CERTIFIED BY AN APPROVED TESTING AGENCY. PHYSICAL CYCLING TESTS SHALL BE PERFORMED AND CERTIFIED BY AN APPROVED TESTING AGENCY. CONSTRUCTION AND DEMOLITION DEBRIS RECYCLING SHALL BE 65% MAJOR APPLIANCES AND 90% OF LIGHT FIXTURES MUST BE ENERGY STAR, INCLUDING EXHAUST FANS, CEILING FANS, CLOTHES WASHERS, REFRIGERATORS, FREEZERS, WINE COOLERS, HEATING, VENTILATING AND AIR CONDITIONING EQUIPMENT AND DISHWASHERS. PROVIDE SUFFICIENT CLEARANCE IN FRONT OF WATER HEATER FOR REPAIR AND MAINTENANCE PER CPC SEC. 507.24 AUTOMATIC LAWN SPRINKLER CONTROLLERS MUST BE WEATHER-BASED. CONTRACTOR SHALL PROVIDE A BUILDING MAINTENANCE AND OPERATION MANUAL TO THE OWNER OR OCCUPANTS PRIOR TO FINAL INSPECTION. INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMB FOR FUTURE SOLAR WATER HEATING. THE PLUMBING SYSTEM WATER LINES SERVING ALL BASEMENT PLUMBING FIXTURES MUST BE CAPPED UNTIL IT IS VERIFIED WETHER THE FLOOD RIM OF THE LOWEST PLUMBING FIXTURE IN THE BASEMENT IS LOWER THAN THE NEXT UPSTREAM MANHOLE OF THE CITY'S MAIN. IF VERIFIED THE NECESSARY PREVENTIVE SYSTEMS MUST BE INSTALLED BEFORE THE CAPS CAN BE REMOVED. PER C.P.C. 710.0 FIRE RATING OF EXTERIOR WALLS, OPENINGS, PROJECTIONS AND PENETRATIONS PER CRC TABLE R302.1 (2)-DWELLINGS WITH AUTOMATIC RESIDENTIAL FIRE SPRINKLER PROTECTION 42" HIGH GUARDRAIL/ WALL - SEE DETAIL CALL OUT, PER STRUCTURAL DWG. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CRC SECTION 319.1. DRYER VENT MAX. 14' IN LENGHT WITH 2 - 90 DEGREE BENDS TO THE OUTSIDE PER (CMC 504.4.2.1) ELEVATOR WITH ONE HOUR RATED SHAFT WITH SELF CLOSING DOORS, DEPRESS SLAB FOR MIN 12" DEPTH. ELEVATOR WITH 3RD PARTY QEI ELEVATOR INSPECTION. GAS-FIRED INSTANT WATER HEATER BY RHEEN, MODEL RTGH-RH11 DVLN OR EQUAL INSTALL ON COLD WATER SUPPLY PIPE A CAPPED "T" FITTING TO PLUMP FOR FUTURE SOLAR WATER HEATER AND PRE-PLUMB PIPING AND SENSOR WIRING TO ATTIC. SEE TITLE-24 NOTES. VENT TO OUTSIDE. P & T RELIEF VALVE SHALL TERMINATE OUTSIDE. PROVIDE COMBUSTION AIR FROM OUTSIDE VIA SCREED VENT PER CMC AND CPC.LOCATED NOT LESS THAN EIGHTEEN 18” ABOVE THE FLOOR TYP. COMBUSTION AIR AND VENTILATION PER 506.4.2 CPC ONE OPENING WITHIN 12" OF THE TOP OF THE ENCLOSURE . OPENING SHALL HAVE A MINIMUM FREE AREA OF 1 SQUARE INCH PER 3000 BTU, BUT NOT LESS THAN SUM OF AREAS OF VENT CONNECTTORS IN THE SPACE. 4" OF WASTE LINE SHALL BE USED FOR BUILDINGS WITH 4 OR MORE WATER CLOSETS PER CPC TABLE 7-5 FOOTNOTE 4. ALL NEW PLUMBING FIXTURES SHALL BE CERTIFIED LOW FLOW FIXTURES ALL NEW FIXTURES SHALL BE WATER CONSERVING, CPC 401.3 MINIMUM FIRE SEPERATION DISTANCE OF PROJETIONS TO BE 30", WITH MINIMUM FIRE- RESISTANCE RATING OF 1 HOUR BACKFLOW PROTECTION. FIXTURES INSTALLED ON A FLOOR LEVEL THAT IS LOWER THAN THE NEXT UPSTREAM MANHOLE COVER OF THE PUBLIC OR PRIVATE SEWER SHALL BE PROTECTED FROM BACKFLOW OF SEWAGE BY INSTALLING AN APPROVED TYPE OF BACKWATER VALVE. FIXTURES ON SUCH FLOOR LEVEL THAT ARE NOT BELOW THE NEXT UPSTREAM MANHOLE COVER SHALL NOT BE REQUIRED TO BE PROTECTED BY A BACKWATER VALVE. FIXTURES ON FLOOR LEVELS ABOVE SUCH ELEVATION SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE. CLEANOUTS FOR DRAINS THAT PASS THROUGH A BACKWATER VALVE SHALL BE CLEARLY IDENTIFIED WITH A PERMANENT LABEL STATING “BACKWATER VALVE DOWNSTREAM”. PER C.P.C. SEC. 710.0 P.C. 13.40' P.C. 13.10'P.C. 15.80' P.C. 15.70' N 70* 36'40"E 79.87' S 70* 37'02"W 79.91'N 19* 28'51"W 45.00'S 19* 31'53"E 45.01'N 5'-0" FYSB 5'-0" FYSB 5'-0" RYSB 5'-0" RYSB LINE OF SETBACK DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 2019.13 1/4" = 1'-0" 11/30/20 REVISIONS 44 THE STRAND 44 THE STRAND, HERMOSA BEACH This document contains information proprietary to Starr-Design Group Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr-Design Group Inc.. All rights reserved. ©Copyright 2016 11/30/20 01/02/2020 PLANNING SUBMITTAL 02/21/2020 PLANNING RE-SUBMITTAL 04/15/2020 B&S SUBMITTAL 05/20/2020 B&S RE-SUBMITTAL 06/18/2020 B&S RE-SUBMITTAL 06/25/2020 FIRE SUBMITTAL NOT FOR CONSTRUCTION 11/12/2020 PLANNING RE-SUBMITTAL TV FIREPLACE LINE OF SHADING POCKET LINE OF ROOF OPENING ABOVE 2'-6" MAX LINE OF SHADING POCKET F.A.U. W.H. SHELVES PLANTER BBQ PIZZA OVENTRASHBBQ PIZZA OVEN REF. TRASH D/W 48" RANGE FR.WINEMICRO COVERED OPEN SPACE OPEN SPACE OPEN SPACE OPEN SPACE 251.04 SF (7'-0"MIN DIMENSION 125.08 SF COVERED, MAX 50%) A-1.2 TRASH DINING KITCHEN PANTRY MECH. NOOK LIVING DECK POWDER ELEV. DECK THIRD FLOOR UNIT 1 DN [33.21' T.O. PLY.] OPEN TO BELOW LINE OF ROOF ABOVE 2"x 6" STUD FRAMED WALL WALL MATERIAL KEY LOW WALL 2"x 4" STUD FRAMED WALL [HARDWOOD] [WOOD DECKING][TILE/ STONE] [HARDWOOD] [HARDWOOD] [HARDWOOD] [HARDWOOD] [TILE] LINE OF FLOOR BELOW LINE OF FLOOR BELOW LINE OF FLOOR BELOW CUSTOM SHEET METAL FIN LINE OF ROOF ABOVE 4'-6" SYSB4'-6" SYSB4'-6" SYSB4'-6" SYSBLINE OF SETBACK 212 N 5'-0" FYSB 5'-0" FYSB 5'-0" RYSB 5'-0" RYSB LINE OF SETBACK P.C. 13.40' P.C. 13.10'P.C. 15.80' P.C. 15.70' N 70* 36'40"E 79.87' S 70* 37'02"W 79.91'N 19* 28'51"W 45.00'S 19* 31'53"E 45.01'DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 2019.13 1/4" = 1'-0" 11/30/20 REVISIONS 44 THE STRAND 44 THE STRAND, HERMOSA BEACH This document contains information proprietary to Starr-Design Group Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr-Design Group Inc.. All rights reserved. ©Copyright 2016 11/30/20 01/02/2020 PLANNING SUBMITTAL 02/21/2020 PLANNING RE-SUBMITTAL 04/15/2020 B&S SUBMITTAL 05/20/2020 B&S RE-SUBMITTAL 06/18/2020 B&S RE-SUBMITTAL 06/25/2020 FIRE SUBMITTAL NOT FOR CONSTRUCTION 11/12/2020 PLANNING RE-SUBMITTAL2'-0"2'-7"2'-6" CLR2'-0" 3'-9"2'-0"2'-0"2'-0" 2'-0" 11'-0" 2'-0"2'-7"2'-6" CLR3'-2"2'-6" CLR4'-3"2'-6" CLR5'-7"2'-6" CLR 6'-0"2'-6" CLR2'-11"SLOPED ROOF FLAT ROOF SLOPE 1/4: 12" MINIMUMSLOPE 1/4: 12" MINIMUM SLOPE 1/4: 12" MINIMUMSLOPE 1/4: 12" MINIMUMSLOPE 4.54% V.I.F. SLOPE 4.54% V.I.F. LINE OF WALL BELOW LINE OF WALL BELOW LINE OF DECK BELOW LINE OF DECK BELOW LINE OF TAPERED ROOF LINE OF TAPERED ROOF LINE OF TAPERED ROOF LINE OF TAPERED ROOF OPEN TO BELOW A-1.3 ROOF MINIMUM FIRE SEPERATION DISTANCE OF PROJETIONS TO BE 2-6" FEET, WITH MINIMUM FIRE- RESISTANCE RATING OF 1 HOUR ON THE UNDERSIDE OF THE PROJECTION PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. PROVIDE CRICKET AS INDICATED ON PLAN FOR PROPER DRAINAGE AROUND OBJECT. ROOF SHALL BE COOL ROOF CERTIFIED BY NFRC ALL ROOF DRAINS TO TIE INTO SITE DRAINAGE SYSTEM ALL ROOFING MATERIAL TO BE CLASS "A" PROVIDE CONDUIT FROM ROOF TO ELECTRIC SERVICE PANEL (SECTION 15.32.140) THE INSTALLATION OF A CONDUIT FROM THE ROOF TO THE SERVICE PANEL SHALL BE REQUIRED TO ASSIST AND ENCOURAGE THE INSTALLATION OF ROOF MOUNTED ENERGY COLLECTION/GENERATION DEVICES FOR NEW RESIDENTIAL CONSTRUCTION OR ADDITIONS OR REMODELS WHERE: (1) THE EXPANSION EXCEEDS 50 PERCENT OF THE EXISTING GROSS FLOOR AREA; OR (2) THE COST OF REMODELING, EXPANSION OR IMPROVEMENT EXCEEDS 50 PERCENT OF THE VALUE OF THE EXISTING STRUCTURE AS DETERMINED BY THE BUILDING OFFICIAL. SAID ELECTRIC SERVICE PANEL SHALL BE OF ADEQUATE SIZE TO PROVIDE CAPACITY FOR THE FUTURE ADDITION OF PHOTOVOLTAIC AND SOLAR THERMAL, OR OTHER EQUIVALENT ALTERNATIVE ENERGY PRODUCING DEVICE(S). SOLAR PANEL INSTALLATIONS AND OTHER ROOF ATTACHMENTS SHALL CONFORM TO THE PROVISIONS OF SECTION 15.04.084. GENERAL ROOF NOTES 1 2 3 4 5 6 7 GENERAL ROOF NOTES 4'-6" SYSB4'-6" SYSB4'-6" SYSB4'-6" SYSBLINE OF SETBACK PROPOSED PV SYSTEM 5 kWdc LOCATION, UNDER SEPARATE PERMIT 213 1/4" = 1'-0" 2019.13 11/30/2020 REVISIONS DATE SCALE PROJECT NUMBER SUBMITTALS PROJECT NAME PROJECT ADDRESS SHEET NAME SHEET NUMBER 44 THE STRAND This document contains information proprietary to SDG, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of SDG, Inc. All rights reserved. ©Copyright 2012 44 THE STRAND, HERMOSA BEACH 9 1/4"15.70’ PC 13.10’ PC 15.80’ PC 15.80’ PC 30' 0" HEIGHT LIMIT30' 0" HEIGHT LIMITPROPERTY LINE WALL 42” MAX AT FYSB PROPERTY LINE WALL 42” MAX AT FYSB PROPERTY LINE WALL 6'-0" MAX AT SYSB PROPERTY LINE WALL 6'-0" MAX AT SYSB 42” MAX WALL/ FENCE AT ENCROACHMENT PROPERTY LINE WALL 6'-0" MAX AT SYSB PROPERTY LINE WALL 42” MAX AT FYSB 42” MAX WALL/ FENCE AT ENCROACHMENT LINE OF PLANTER LINE OF NEIGHBOR'S GRADE LINE OF SIDEWALK AT THE STRAND PLPL PLPL 10'-10"THIRD FLOOR T.O. PLY. 33.21’ T.O. PLATE 44.04’1'-1"8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"8'-2"FIRST FLOOR T.O. SLOPED SLAB 14.38’ 10'-6"T.O. PLATE 43.71’8'-6"THIRD FLOOR T.O. PLY. 33.21’1'-1"T.O. PLATE 41.71’1'-1"8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"8'-11 1/4"FIRST FL. @ GARAGE DOOR T.O. SLOPED SLAB 13.60’ 8'-2"FIRST FL. T.O. SLAB 14.38’ THIRD FLOOR T.O. PLY. 33.21’1'-1"8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"THIRD FLOOR T.O. PLY. 33.21’8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"8'-2"FIRST FLOOR T.O. SLAB 14.38’ 1'-1"1'-1"1'-1"FIRST FLOOR T.O. SLAB 14.38’ 8'-2"10'-10"T.O. PLATE 44.04’10'-6"T.O. PLATE 43.71’ 2' 6" CLR 4’-7” 4’ 6” SYSB 4’-7” 4’ 6” SYSB 2' 6" CLR 2' 6" CLR 5’-1” 5’ 0” RYSB 6’-8” 5’ 0” FYSB 2' 6" CLR 2' 6" CLR INTERPOLATED GRADE LINE MAXIMUM HEIGHT LINE @ PL INTERPOLATED GRADE LINE MAXIMUM HEIGHT LINE @ PL ELEVATIONS A3.0 WEST ELEVATION MATERIAL KEY 01 02 04 03 SMOOTH STUCCO/ WHITE ROUGH STUCCO/ GREY GLASS GUARDRAIL MIN 42”/ ESR 3269 PER STRUCTURAL DWG SHEET METAL CLADDING / TO MATCH WINDOWS 01 01 01 01 01 01 01 02 02 02 03 03 03 03 03 04 04 04 04 04 NORTH ELEVATION CP1 MAX 43.23’ ACT 42.79’ CP2 MAX 43.48’ ACT 43.29’ CP5 MAX 44.29’ ACT 43.96’ CP8 MAX 45.61’ ACT 45.29’ CP7 MAX 45.55’ ACT 45.29’ CP8 MAX 45.61’ ACT 45.29’ 214 1/4" = 1'-0" 2019.13 11/30/2020 REVISIONS DATE SCALE PROJECT NUMBER SUBMITTALS PROJECT NAME PROJECT ADDRESS SHEET NAME SHEET NUMBER 44 THE STRAND This document contains information proprietary to SDG, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of SDG, Inc. All rights reserved. ©Copyright 2012 44 THE STRAND, HERMOSA BEACH 13.40’ PC 13.40’ PC 13.10’ PC 15.70’ PC 30' 0" HEIGHT LIMIT30' 0" HEIGHT LIMITPROPERTY LINE WALL 6'-0" MAX AT SYSB PROPERTY LINE WALL 6'-0" MAX AT SYSB PROPERTY LINE WALL 42” MAX AT FYSB PROPERTY LINE WALL 6'-0" MAX AT SYSB 42” MAX WALL/ FENCE AT ENCROACHMENT LINE OF STREET LINE OF NEIGHBOR'S GRADE PLPL PL PL THIRD FLOOR T.O. PLY. 33.21’1'-1"8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"8'-11 1/4"FIRST FL. @ GARAGE DOOR T.O. SLOPED SLAB 13.60’ THIRD FLOOR T.O. PLY. 33.21’8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"8'-2"FIRST FLOOR T.O. SLAB 14.38’ 1'-1"8'-9"FIRST FLOOR MUDROOM T.O. SLAB 13.80’ 8'-6"1'-1"T.O. PLATE 41.71’8'-6"1'-1"T.O. PLATE 41.71’8'-6"THIRD FLOOR T.O. PLY. 33.21’1'-1"T.O. PLATE 41.71’1'-1"8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"8'-11 1/4"FIRST FL. @ GARAGE DOOR T.O. SLOPED SLAB 13.60’ 8'-2"FIRST FL. T.O. SLAB 14.38’ 10'-10"THIRD FLOOR T.O. PLY. 33.21’ T.O. PLATE 44.04’1'-1"8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"8'-2"FIRST FLOOR T.O. SLAB 14.38’ 2' 6" CLR 4’-7” 4’ 6” SYSB 4’-7” 4’ 6” SYSB 2' 6" CLR 2' 6" CLR 6’-8” 5’ 0” FYSB 2' 6" CLR INTERPOLATED GRADE LINE MAXIMUM HEIGHT LINE @ PL MAXIMUM HEIGHT LINE @ PL INTERPOLATED GRADE LINE 5’-2” 5’ 0” RYSB ELEVATIONS A3.1 SOUTH ELEVATION MATERIAL KEY 01 02 04 03 SMOOTH STUCCO/ WHITE ROUGH STUCCO/ GREY GLASS GUARDRAIL MIN 42”/ ESR 3269 PER STRUCTURAL DWG SHEET METAL CLADDING / TO MATCH WINDOWS 01 01 01 01 02 02 02 02 02 01 01 03 03 04 04 04 04 04 04 04 EAST ELEVATION CP3 MAX 43.58’ ACT 43.29’ CP4 MAX 43.48’ ACT 42.79’ CP6 MAX 44.87’ ACT 44.73’ CP7 MAX 45.55’ ACT 45.29’ CP6 MAX 44.87’ ACT 44.73’ CP3 MAX 43.58’ ACT 43.29’ CP4 MAX 43.48’ ACT 42.79’ CP2 MAX 43.48’ ACT 43.29’ CP1 MAX 43.23’ ACT 42.79’ CP5 MAX 44.29’ ACT 43.96’ 215 1/4" = 1'-0" 2019.13 11/30/2020 REVISIONS DATE SCALE PROJECT NUMBER SUBMITTALS PROJECT NAME PROJECT ADDRESS SHEET NAME SHEET NUMBER 44 THE STRAND This document contains information proprietary to SDG, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of SDG, Inc. All rights reserved. ©Copyright 2012 44 THE STRAND, HERMOSA BEACH RENDERINGS NORTH WEST RENDERING SOUTH EAST RENDERING NORTH EAST RENDERING A3.2 SOUTH WEST RENDERING 216 1/4" = 1'-0" 2019.13 11/30/2020 REVISIONS DATE SCALE PROJECT NUMBER SUBMITTALS PROJECT NAME PROJECT ADDRESS SHEET NAME SHEET NUMBER 44 THE STRAND This document contains information proprietary to SDG, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of SDG, Inc. All rights reserved. ©Copyright 2012 44 THE STRAND, HERMOSA BEACH9 1/4"PL PL PLPL PLPL 8'-6"THIRD FLOOR T.O. PLY. 33.21’1'-1"T.O. PLATE 41.71’1'-1"8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"8'-11 1/4"FIRST FL. @ GARAGE DOOR T.O. SLOPED SLAB 13.60’ 8'-2"FIRST FL. T.O. SLOPED SLAB 14.38’ 10'-10"THIRD FLOOR T.O. PLY. 33.21’ T.O. PLATE 44.04’1'-1"8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"8'-2"FIRST FLOOR T.O. SLOPED SLAB 14.38’ 10'-6"T.O. PLATE 43.71’VARIESTHIRD FLOOR T.O. PLY. 33.21’1'-1"1'-1"8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"8'-11 1/4"FIRST FL. @ GARAGE DOOR T.O. SLOPED SLAB 13.60’ THIRD FLOOR T.O. PLY. 33.21’8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"8'-2"FIRST FLOOR T.O. SLOPED SLAB 14.38’ VARIES1'-1"1'-1"VARIESTHIRD FLOOR T.O. PLY. 33.21’1'-1"1'-1"8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"8'-11 1/4"FIRST FL. @ GARAGE DOOR T.O. SLOPED SLAB 13.60’ THIRD FLOOR T.O. PLY. 33.21’8'-6"SECOND FLOOR T.O. PLY. 23.63’1'-1"8'-2"FIRST FLOOR T.O. SLOPED SLAB 14.38’ VARIES1'-1"1'-1"8'-9"FIRST FLOOR MUDROOM T.O. SLAB 13.80’ 2' 6" CLR 4’-7” 4’ 6” SYSB 4’-7” 4’ 6” SYSB 2' 6" CLR 2' 6" CLR 4’-7” 4’ 6” SYSB 4’-7” 4’ 6” SYSB 2' 6" CLR 2' 6" CLR 6’-8” 2’ 0” FYSB 2' 6" CLR 5’-1” 0’ 0” RYSB @SECOND 5’-6” 3’ 0” RYSB @ 1. FLOOR SECTIONS A4.0 CONCRETE STEM FOOTING PER STRUCTURAL ENGINEER'S DRAWINGS AND SPECIFICATIONS. EXTERIOR HOUSE STUDS: U.N.O. SEE FLOOR PLAN WITH SPACING AND SPECIFICATIONS PER STRUCTURAL ENGINEER. FIREBLOCK STUDS AT CEILINGS AND AT MID-HEIGHT STUDS BETWEEN FINISH FLOOR AND CEILING HEIGHT PER STRUCTURAL ENGINEER. INTERIOR WALL STUDS: 2x4's (EXCEPT WHERE NOTED OTHERWISE ON FLOOR PLANS) WITH SPACING AND SPECIFICATIONS PER STRUCTURAL ENGINEER. EXTERIOR AND INTERIOR THICKENED WALLS SHALL BE CONSTRUCTED FROM MULTIPLE ROWS OF 2x6 STUDS, SPACING AND SPECIFICATIONS PER STRUCTURAL ENGINEER. DRAFT STOPS SHALL BE PROVIDED WITHIN ATTICS, MANSARDS, OVERHANGS, AND SIMILAR CONCEALED SPACES FORMED OF COMBUSTIBLE CONSTRUCTION. TRUSS JOIST FLOOR SYSTEM: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, BLOCKING AND SPECIFICATIONS. ROOF RAFTERS: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. CEILING JOISTS: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. FLOOR SHEATHING: 1-1/8" TONGUE AND GROOVE PLYWOOD. PROVIDE A CONTINUOUS BEAD OF CONSTRUCTION ADHESIVE BETWEEN PLYWOOD AND SUPPORTS. ALL FLOOR SHEATHING TO BE SCREWED. SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. DECK SHEATHING: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. SLOPE SHEATHING 1/4" PER 1'-0" TO DRAINS. VERIFY WITH DECK MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. ROOF SHEATHING: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. VERIFY WITH ROOF MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. 5/8" GYPSUM BOARD FINISH FASTENED TO WALLS AND CEILING WITH DRYWALL SCREWS. EXTERIOR PLASTER OVER WIRE LATH AND 1 LAYER GRADE D BUILDING PAPER (SUPER JUMBO TEK OR EQ.) OVER 1 LAYER TYVEK OR TYPAR. ALL CORNERS BEADED. ALL GUARDRAILS SHALL BE A MINIMUM HEIGHT OF 42" MEASURED FROM TOP OF FINISH SURFACE UNLESS NOTED OTHERWISE. SEE DETAILS PER STURCTUAL ENGINEER. PROVIDE COSELLA DORKEN DELTA DRAIN 6200 O/ BENTONITE WATERPROOFING (CETCO VOLCLAY SWELLTITE LA RR# 24735 OR APPROVED EQUAL) O/ SELF-ADHERING SHEET/ RUBBERIZEDASPHALT SHEET WATERPROOFING (CETCO ENVIROSHEET ORAPPROVED EQUAL) FOR FOUNDATION WATERPROOFING. INSTALL PER MANUFACTURER'S RECOMMENDATIONS. CONCRETE SLAB PER STRUCTURAL DRAWINGS. CONCRETE SLAB PER STRUCTURAL DRAWINGS O/ 2" SAND O/ WATERPROOF MEMBRANE O/ 2" SAND O/ GRAVEL BED OVER COMPACTED OR UNDISTURBED SOIL, TYP. 1" HIGH MIN. RIGID, NON-BIODEGRADABLE CANT WITH LIQUID MEMBRANE COATING AT TOP SURFACE, TYP. EXTERIOR BLIND BY HELLA AR 92 ECN / SHADING POCKET IN CEILING, WALL OR IN FRONT OF TRANSOM BEAM/ SEE RCP AND WINDOW SCHEDULE NOTES: 19 05 01 02 03 04 06 07 08 09 10 11 12 13 14 15 16 17 18 20 THERMAL INSULATION: ALL WALLS AND ROOFS TO BE THERMAL INSULATED PER THE ENERGY CALCULATIONS R-30 FACTOR SHALL BE USED IN ALL CATH. CEILING R-19 FACTOR THERMAL INSULATION AT ALL 2x6 EXTERIOR WALLS. R-30 FACTOR SHALL BE USED IN ALL ROOF INSULATION PER THE ENERGY CALCULATIONS R-30 FACTOR THERMAL INSULATION AT ALL FLOOR JOIST AREAS. R-19 AT INTERIOR WALLS FOR NOISE REDUCTION. R-30 FACTOR SHALL BE USED IN ALL DECKS R-4.2 FACTOR SHALL BE USED FOR ALL HVAC - DISTRIBUTION SYSTEMS DUCTS CROSS-SECTION A CROSS-SECTION B LONG-SECTION C 1-HR FIRE RATED ROOF EAVE TYP.1-HR FIRE RATED ROOF EAVE TYP. KITCHENNOOK ELEV. GARAGE BATH 2 CL. 2 F.A.U.MASTER BATH MASTER CL. BRIDGE DININGLIVINGPANTRY GARAGE MUD ROOM FOYER ELEV. ELEV.FOYER STAIR BDR 1 STAIR DECK KITCHEN LIVING DECK DECKOFFICE UNIT 2 BDR PATIO 06 0912 06 0912 06 0912 06 0912 06 0912 06 0912 11 07 12 11 07 12 11 07 12 06 12 10 06 12 10 06 12 10 12 02 12 02 12 02 12 02 12 02 01 18 17 01 18 17 01 18 17 01 20 20 20 UNIT 1 UNIT 1 UNIT 1 217 218 Attachment: Poster Verification 219 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0795 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of December 15, 2020 Information Only: Introduction of Housing Element 2021-2029 Update BACKGROUND Housing Element Requirements. State law requires that each city adopt a General Plan to guide land use and development. Among the various “elements” of the General Plan is the Housing Element, which describes City policies and programs for maintaining and improving existing housing, and accommodating development of new housing to meet the City’s assigned share of regional growth under the Regional Housing Needs Assessment (“RHNA”). PLAN Hermosa was adopted in 2017 and has a “time horizon” of 25 years. However, State law requires that the Housing Element be updated every 8 years. Housing Element planning periods are sometimes referred to as “cycles”. The City’s current Housing Element covers the planning period extending from 2013 to 2021, which is referred to as the “5th Housing Element cycle” in reference to the five required updates that have occurred since the comprehensive revision to State Housing Element law in 1980. Every city in the Southern California Association of Governments (“SCAG”) region is required to prepare a Housing Element update for the 6th planning cycle, which spans the 2021-2029 period, regardless of when the other elements of the General Plan were adopted. The due date for the 6th Housing Element update is October 15, 2021. HCD Review and Certification. The State legislature has delegated authority to the California Department of Housing and Community Development (“HCD”) to review Housing Elements and issue opinions regarding their compliance with State law. A finding of compliance by HCD is referred to as “certification” of the Housing Element. Certification is important to enhance cities’ eligibility for grant funds and to support local control of land use. DISCUSSION City of Hermosa Beach Printed on 2/20/2024Page 1 of 4 powered by Legistar™220 Staff Report REPORT 20-0795 Regional Housing Needs Assessment (RHNA) The most noteworthy change in Housing Element requirements for the 6th cycle is the significant increase in housing needs identified in the RHNA compared to the prior cycle. On October 15, 2019 HCD issued its RHNA determination of 1,341,827 housing units for the SCAG region. This regional determination is more than three times the 5th cycle determination of 412,137 units. The primary reason for the increase in the 6th RHNA is the State’s modification of the RHNA process in 2019 to include “existing need” due to overpayment and overcrowding. In past RHNA cycles, the allocations were based primarily on projected population growth, and existing needs were not part of the RHNA formula. Following HCD’s RHNA determination, SCAG prepared a methodology for distributing a share of the RHNA to each jurisdiction in the SCAG region consistent with criteria established in State law. In March 2020 SCAG’s Regional Council adopted the RHNA methodology and draft RHNA allocations were published in September. Following a series of public hearings, SCAG is expected to adopt the final RHNA Plan in February 2021. RHNA allocations are distributed among five income categories as shown in the following table. Affordable rents and purchase prices are based on the State guideline that households should not pay more than 30% of gross income for housing. Affordable housing costs for all jurisdictions in Los Angeles County that correspond to these income categories are shown in the following table. Affordability figures are adjusted each year and are based on family size. Table 2 provides figures for a 4-person family in 2020. City of Hermosa Beach Printed on 2/20/2024Page 2 of 4 powered by Legistar™221 Staff Report REPORT 20-0795 Each California city is required to plan for new housing to accommodate a share of regional needs. The Regional Housing Needs Assessment (“RHNA”) is the process established in State law by which each city’s housing needs are assigned. Prior to each Housing Element planning cycle the region’s total housing need is determined by the California Department of Housing and Community Development (“HCD”) based upon economic and demographic trends, existing housing problems such as overcrowding and overpayment, and additional housing needed to ensure reasonable vacancy rates and replace units lost due to demolition or natural disasters. The total housing need for the region is then distributed to cities and counties by SCAG based upon criteria established in State law. In 2019 HCD determined that the total new housing need for the entire SCAG region in the 6 th Housing Element cycle is 1,341,834 units. SCAG then prepares a RHNA plan that fully allocates the total RHNA to jurisdictions in the SCAG region. Table 3 shows the draft RHNA allocations for Hermosa Beach, Los Angeles County, and the entire SCAG region. SCAG expects to adopt the final RHNA plan in March 2022. The RHNA distributes each jurisdiction’s total housing need by the income categories shown in City of Hermosa Beach Printed on 2/20/2024Page 3 of 4 powered by Legistar™222 Staff Report REPORT 20-0795 Tables 1 and 2 above (the extremely-low and very-low categories are combined for RHNA purposes). The draft 6th cycle RHNA allocation for Hermosa Beach by income category is shown in Table 4. SUMMARY At this time, Staff is seeking to provide an introduction to the Housing Element 2021-2029 Update. The next step will be a Joint Planning Commission and City Council Study Session, which will also be a public outreach meeting to determine the City’s Housing Needs to be held on Wednesday, February 3, 2021 at 6:00 p.m. Respectfully Submitted by: Christy Teague, Senior Planner Approved: Ken Robertson, Community Development Director Attachments: 1.Frequently Asked Questions Hermosa Beach 2021-2029 Housing Element Update 2.Introduction of Housing Element 2021-2029 Update Presentation City of Hermosa Beach Printed on 2/20/2024Page 4 of 4 powered by Legistar™223 December 2020 Page 1 Frequently Asked Questions Hermosa Beach 2021-2029 Housing Element Update 1. What is a Housing Element? State law1 requires each city to adopt a comprehensive, long-term General Plan for its physical development. General Plans include several “elements” that address various topics. The Hermosa Beach General Plan2 or PLAN Hermosa – is organized into the following 8 elements: • Community Governance The Community Governance Element sets forth the City’s legal authority to adopt and implement the goals, policies, and actions of PLAN Hermosa. Additionally, this element describes the associated leadership, decision-making process, development requirements, and regional coordination necessary to achieve the goals, policies, and actions. • Land Use + Design Land Use and Design are the cornerstone of PLAN Hermosa and the City’s fundamental guide to the evolution of the urban form and land use patterns in Hermosa Beach. The Land Use and Design Element goals, policies, and actions provide a blueprint for the physical development of the community by identifying the general location, distribution, and intensity of various residential, commercial, industrial and institutional uses in Hermosa Beach. • Mobility The Mobility Element is intended to facilitate mobility of people and goods throughout Hermosa Beach by a variety of modes, with balanced emphasis on automobiles, bicycles, pedestrians, and alternative fuel vehicles. • Sustainability + Conservation The Sustainability and Conservation Element addresses the use and preservation of natural resources to improve the environmental quality of Hermosa Beach. • Parks + Open Space The Parks and Open Space Element includes goals, policies, and actions that provide for coastal access and the provision of community facilities, parks, and recreation opportunities. • Public Safety The Public Safety Element establishes goals, policies, and actions that protect the community from risk associated with natural hazards. The element places specific focus on hazards that could be made more severe with anticipated impacts of climate change. 1 California Government Code Sec. 65300 et seq. 2 https://www.hermosabeach.gov/our-government/community-development/plan-hermosa 224 Hermosa Beach 2021 Housing Element FAQ December 2020 Page 2 • Infrastructure The Infrastructure Element provides goals, policies, and actions to maintain and improve infrastructure systems, including the water supply system, sewer system, storm drain system, roads, and telecommunications and utilities. • Housing The Housing Element establishes goals, policies, and actions to maintain and improve the existing housing stock and expand housing opportunities for families of all economic levels and persons with special needs such as disabilities. PLAN Hermosa was adopted in 2017 and has a “time horizon” of 25 years. However, State law requires that the Housing Element be updated every 8 years. Housing Element planning periods are sometimes referred to as “cycles”. The City’s current Housing Element covers the planning period extending from 2013 to 2021, which is referred to as the “5th Housing Element cycle” in reference to the five required updates that have occurred since the comprehensive revision to State Housing Element law in 1980. Every city in the Southern California Association of Governments (“SCAG”) region3 is required to prepare a Housing Element update for the 6th planning cycle, which spans the 2021- 2029 period, regardless of when the other elements of the General Plan were adopted. State law4 establishes detailed requirements for Housing Elements, which are summarized in California Government Code Section 65583: The housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory-built housing, mobile homes, and emergency shelters, and shall make adequate provision for the existing and projected needs of all economic segments of the community. 2. What are the most important issues that must be addressed in the Housing Element? The major issues that must be addressed in the Housing Element are: 1) how City policies, plans and regulations help to meet the region’s housing needs for people at all income levels; and 2) how City land use regulations accommodate the special housing needs of persons with disabilities or other difficulties. • Accommodating Regional Housing Needs. Every community is dependent on a variety of low- and moderate-income workers in jobs such as child and elder care, medical support, business and personal services, retail trade, construction and maintenance. While Federal and State programs provide funding assistance for affordable housing, city plans and regulations determine the type and location of new housing that can be built. Therefore, a sufficient supply of affordable housing is dependent on both housing subsidies and city development regulations. 3 The SCAG region includes Los Angeles, Orange, Riverside, San Bernardino, Ventura and Imperial counties. 4 California Government Code Sec. 65580 et seq. 225 Hermosa Beach 2021 Housing Element FAQ December 2020 Page 3 Under State law5 all cities are required to plan for additional housing to accommodate population growth and existing housing problems such as overcrowding and high housing cost. State law recognizes that most housing is built by private developers, not cities. However, cities are required to adopt policies, plans, and development regulations to encourage a variety of housing types that are affordable for persons at all income levels, including multi-family rental housing and accessory dwelling units (“ADUs”). The Regional Housing Needs Assessment (“RHNA”) is the method by which each jurisdiction’s share of new housing needs is determined (see #4 below). • Housing for Persons with Special Needs. Under State law6 cities must also ensure that their plans and regulations encourage the provision of housing for persons with special needs including: ✓ Reasonable accommodation for persons with disabilities ✓ Transitional housing ✓ Supportive housing ✓ Residential care facilities ✓ Emergency shelters and “navigation centers” ✓ Large (5+) families 3. What is “affordable” housing? By definition, housing is usually considered “affordable” when total housing cost, including utilities, is no more than 30% of a household’s gross income. State law describes five income categories, which are based on county median income as shown in Table 1. Table 1. Household Income Categories Income Category % of county median income Extremely low Up to 30% Very low 31-50% Low 51-80% Moderate 81-120% Above moderate Over 120% Source: California Government Code Sec. 65584(f) Affordable housing costs for all jurisdictions in Los Angeles County that correspond to these income categories are shown in the following table. Affordability figures are adjusted each year and are based on family size. Table 2 provides figures for a 4-person family in 2020. 5 California Government Code Sec. 65583 6 California Government Code Sec. 65583(a)(5) 226 Hermosa Beach 2021 Housing Element FAQ December 2020 Page 4 Table 2. Income Categories and Affordable Housing Costs – Los Angeles County Income Category Maximum Income Maximum Affordable Rent Maximum Affordable Price (est.) Extremely low $33,800 $845 * Very low $56,300 $1,407 * Low $90,100 $2,252 * Moderate $92,750 $2,319 $375,000 Above moderate Over $123,600 Over $3,090 Over $375,000 Assumptions: -Based on a family of 4 and 2020 State income limits -30% of gross income for rent or principal, interest, taxes & insurance plus utility allowance -10% down payment, 3.75% interest, 1.25% taxes & insurance, $300 HOA dues * For-sale affordable housing is typically at the moderate-income level Source: Cal. HCD; JHD Planning LLC 4. What is the RHNA why is it important? Each California city is required to plan for new housing to accommodate a share of regional needs. The Regional Housing Needs Assessment (“RHNA”) is the process established in State law7 by which each city’s housing needs are assigned. Prior to each Housing Element planning cycle the region’s total housing need is determined by the California Department of Housing and Community Development (“HCD”) based upon economic and demographic trends, existing housing problems such as overcrowding and overpayment, and additional housing needed to ensure reasonable vacancy rates and replace units lost due to demolition or natural disasters. The total housing need for the region is then distributed to c ities and counties by SCAG based upon criteria established in State law.8 In 2019 HCD determined that the total new housing need for the entire SCAG region in the 6th Housing Element cycle is 1,341,834 units. SCAG then prepares a RHNA plan that fully allocates the total RHNA to jurisdictions in the SCAG region.9 Table 3 shows the draft RHNA allocations for Hermosa Beach, Los Angeles County, and the entire SCAG region. SCAG expects to adopt the final RHNA plan in March 2022. Table 3. Draft 6th Cycle RHNA – Hermosa Beach, Los Angeles County and SCAG Region Hermosa Beach Los Angeles County SCAG Region RHNA allocation 2021-2029 (housing units) 556 813,071 1,341,834 Source: SCAG, 9/3/2020 http://www.scag.ca.gov/programs/Documents/RHNA/RHNA-Draft-Allocations-090320-Updated.pdf The RHNA distributes each jurisdiction’s total housing need by the income categories shown in Tables 1 and 2 above (the extremely-low and very-low categories are combined for RHNA purposes). The draft 6th cycle RHNA allocation for Hermosa Beach by income category is shown in Table 4. 7 California Government Code Sec. 65584 et seq. 8 California Government Code Sec. 65584(d) 9 http://www.scag.ca.gov/programs/pages/housing.aspx 227 Hermosa Beach 2021 Housing Element FAQ December 2020 Page 5 Table 4. Draft 6th RHNA by Income Category – Hermosa Beach Very Low Low Moderate Above Moderate Total 231 127 105 93 556 Source: SCAG, 9/3/2020 5. Is the RHNA a construction quota or mandate? The RHNA allocation identifies the amount of additional housing a jurisdiction would require in order to have enough housing at all price levels to fully meet the needs of its existing population plus its assigned share of projected growth over the next 8 years while avoiding problems like overcrowding and overpayment. The RHNA is a planning requirement that determines housing need, not a construction quota or mandate. Jurisdictions are not required to build housing or issue permits to achieve their RHNA allocations, but some provisions of State law establish specific requirements when housing production falls short of RHNA allocations. One such requirement is streamlined review and approval of housing development application s that meet specific standards.10 Other than requirements for streamlined permit processing, there are currently no legal or financial penalties imposed on cities that do not achieve their RHNA allocations. 6. What must cities do to comply with the RHNA? Each Housing Element update must analyze the city’s capacity for additional housing based on an evaluation of land use patterns, development regulations, development constraints (such as infrastructure availability and environmental conditions) and real estate market factors. The analysis must be prepared at a parcel-specific level of detail and identify properties (or “sites”) where additional housing could be built consistent with current regulations. This evaluation is referred to as the “sites analysis” and State law requires the analysis to demonstrate that the city has adequate capacity to fully accommodate its RHNA allocation in each income category. If the sites analysis does not demonstrate that adequate capacity exists to fully accommodate the RHNA, the Housing Element must describe what steps will be taken to increase capacity commensurate with the RHNA – typically through amendments to land use and zoning regulations that could facilitate additional housing development. Such amendments typically include increasing the allowable density in residential zones or allowing housing to be built in other areas where residential uses are not currently allowed. 7. Hermosa Beach is fully developed. Why is the RHNA allocation so high? SCAG’s total RHNA allocation for the 6th cycle is 1,341,827 units compared to 412,137 units in the 5th cycle. There are two main reasons why the region-wide 6th RHNA allocation is so much higher than the 5th cycle. First, the 5th RHNA allocation was established in 2012 while the severe economic effects of the “Great Recession” were still adversely affecting growth and the foreclosure crisis led to high vacancy rates. As a result, the 5th RHNA was uncharacteristically low. For 10 California Government Code Sec. 65913.4 (SB 35 of 2017) 228 Hermosa Beach 2021 Housing Element FAQ December 2020 Page 6 comparison, SCAG’s 4th cycle (2006-2013) RHNA allocation was approximately 700,000 units. Second, for the 6th cycle the State made a major modification to the process for determining RHNA allocations due to the “housing crisis.” In prior RHNA cycles, total housing need was based mainly on projected population growth. However, for the 6th RHNA cycle the State added existing need to the total RHNA calculation. Existing need includes households that are currently overcrowded (defined as more than one person per room) or are overpaying for housing (defined as more than 30% of gross income). The total 6th cycle RHNA allocation for the SCAG region is comprised of the sum of existing need and projected need, as follows: Existing need: 577,422 units Projected need: 764,405 units Total need: 1,341,827 units As seen from this breakdown, if existing need were not included (as in prior RHNA cycles) the total housing need for the SCAG region would be similar to the 4th cycle. With regard to jurisdictional RHNA allocations, the methodology adopted by SCAG for the 6th cycle places greater emphasis on the proximity of jobs and transportation rather than vacant developable land. As a result, the urbanized areas of Los Angeles and Orange counties are assigned a higher proportion of the region’s housing need as compared to prior cycles even though they generally have much less vacant land than inland areas. 8. How can Hermosa Beach accommodate its RHNA allocation and remain in compliance with State housing law? The RHNA is a planning target and cities are not required to achieve their RHNA allocations but must demonstrate that their land use plans and regulations allow housing development commensurate with the RHNA. Capacity for additional housing can be provided either through new housing or mixed-use development or through accessory dwelling units (“ADUs”), also referred to as second units or granny flats. Preliminary analysis indicates that capacity for additional housing based on current land use regulations is not sufficient to fully accommodate the City’s RHNA allocation. Because there is very little vacant land in Hermosa Beach that is suitable for housing development, the most significant opportunities for new housing are in areas zoned for commercial uses. Under State law, areas that are zoned to allow residential or mixed-use development at a density of at least 20 units/acre in small cities are considered appropriate to facilitate production of affordable housing. ADUs will also provide a portion of future housing need, particularly in the low- and moderate-income categories. As part of the Housing Element update, the City will evaluate the potential for new housing development and identify changes to land use plans and zoning that could accommodate the amount of new housing assigned to Hermosa Beach in the RHNA. 229 Hermosa Beach 2021 Housing Element FAQ December 2020 Page 7 9. Housing development is very expensive in the urban areas of Southern California. What happens if cities don’t achieve their assigned affordable housing needs? Housing development is very expensive, particularly in coastal areas, and housing that is affordable to low- and moderate-income families typically requires large subsidies. While State housing law is based on the premise that every city has an obligation to use its governmental powers to encourage housing development at all income levels, it is recognized that available financial resources are not sufficient to produce all of the affordable housing needed. Therefore, if a city has adopted appropriate plans and regulations to encourage housing development commensurate with its RHNA allocation, it will not be penalized if actual production does not achieve assigned needs. 10. What is “certification” of the Housing Element and why is it important? The State Legislature has delegated authority to the California Department of Housing and Community Development (“HCD”) to review Housing Elements and issue findings regarding the elements’ compliance with the law.11 When HCD issues a finding that the Housing Element is in substantial compliance with State law it is referred to as “certification” of the Housing Element. In 2013 HCD determined that the current Hermosa Beach Housing Element was in full compliance with State law. The City is now preparing a Housing Element update for the 2021-2029 period. Housing Element certification is important for two main reasons: • Local control. The General Plan provides the foundation for the City’s land use plans and zoning regulations, and the Housing Element is part of the General Plan. If the City were challenged in court on a planning or zoning matter and the Housing Element were found by the court to be out of compliance, the court could order changes to City land use plans or regulations and assu me control over some City land use decisions. HCD certification establishes a “rebuttable presumption of validity”12 that the Housing Element is in compliance with State law, which would support the City’s legal defense. Recent laws also allow for courts to impose fines if a jurisdiction fails to adopt a compliant Housing Element.13 • Eligibility for grant funds. Some State grant funds are contingent upon Housing Element certification. . . . 11 California Government Code Sec. 65585 12 California Government Code Sec. 65589.3. 13 AB 101 of 2019 230 City of Hermosa Beach Introduction of the Housing Element 2021-2029 Update December 15, 2020 231 Overview PLAN Hermosa (the General Plan) Community Governance Land Use + Design Mobility Sustainability + Conservation Parks + Open Space Public Safety Infrastructure Housing 232 Overview • Housing Element has been a required part of the General Plan since 1969 • Housing Element updates required every 8 years • 2021-2029 update required by State law • All elements of the General Plan must be consistent 233 Housing Element Guiding Principles • Maintain & improve existing housing • Plan for regional growth needs for all economic segments & housing types • Minimize constraints to housing of all types • Affirmatively further fair housing 234 Key Requirements Housing for Persons with Special Needs Regulations & procedures consistent with fair housing law Regional Housing Needs Assessment (RHNA) Adequate sites to accommodate assigned need 235 Special Needs Persons with special needs Elderly Large families (5+) Persons with disabilities Homeless Female-headed households Farmworkers 236 RHNA •Mandated by State law & prepared by SCAG •Each city must accommodate its assigned share of the region’s new housing need •Housing for all economic segments •Linked to available sites with appropriate zoning 237 What is Affordable Housing? LA County Median Income = $77,300 Income Limits Affordable Rent Affordable Price (est.) Extremely Low (<30%)$33,800 $845 --- Very Low (31-50%)$56,300 $1,407 --- Low (51-80%)$90,100 $2,252 --- Moderate (81-120%)$92,750 $2,319 $375,000 Above Mod (>120%)>$123,600 >$3,090 >$375,000 Assumptions: Based on a family of 4 30% of gross income for rent or PITI 10% down payment, 4.5% interest, 1.25% taxes & insurance, $300 HOA dues 238 RHNA 6th Planning Cycle (2021-2029) SCAG region:1,341,827 units Los Angeles County:813,082 units Hermosa Beach:556 units 239 RHNA 4th cycle 5th cycle 6th cycle Hermosa Beach 562 2 556 SCAG Region 699,368 412,137 1,341,827 240 RHNA Hermosa Beach (2021-2029) Income Category Units Very low 231 Low 127 Moderate 105 Above mod 93 Total 556 241 RHNA •Planning target, not a construction quota •Sites inventory must accommodate the RHNA, with focus on lower-income need •Lower-income need can be accommodated through: Multi-family residential zoning (20+ units/acre) Mixed-use zoning Accessory dwelling units (ADUs) •If sites inventory does not accommodate the RHNA, rezoning is required 242 Importance of the Housing Element • General Plan is the foundation for City land use regulations • Housing Element is a required part of the General Plan • All General Plan elements must be consistent • Housing policy = land use policy 243 Importance of Certification • State Legislature has delegated authority to HCD to review Housing Elements for compliance (“certification”) • Attorney General or other affected party may file a lawsuit challenging the Housing Element • Courts may impose fines, award attorney’s fees, order zoning changes and freeze building permits • HCD certification supports the legal validity of the Housing Element and General Plan 244 Next Steps •Housing Needs Workshop with Planning Commission and City Council - February 3, 2021 •Prepare draft Housing Element •HCD review (draft Housing Element) •Planning Commission review & recommendation •City Council review & adoption (Due 10/15/2021) •HCD review (adopted Housing Element) •Program implementation & monitoring •Related effort: Zoning Ordinance Update 245 Questions & comments? hermosabeach.gov/housingelement Planning@hermosabeach.gov 246 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0759 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of December 15, 2020 Planning Commission Tentative 2021 Meeting Schedule Recommended Action: To receive and file the Planning Commission tentative 2021 meeting schedule. Attachment: 1. Planning Commission Tentative 2021 Meeting Schedule 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™247 Revision: 11/24/2020 \\CHB-FS-01\Vol1\B95\CD\PC\2021\Planning Commission Tentative 2021 Meeting Schedule.docx Planning Commission Tentative 2021 Meeting Schedule Planning Commission meetings are on the third Tuesday of the month (amended for holidays, as decided by the Planning Commission).  Tuesday, January 19, 2021  Tuesday, February 16, 2021  Tuesday, March 16, 2021  Tuesday, April 20, 2021  Tuesday, May 18, 2021  Tuesday, June 15, 2021  Tuesday, July 20, 2021  Tuesday, August 17, 2021  Tuesday, September 21, 2021  Tuesday, October 19, 2021  Tuesday, November 16, 2021  Tuesday, December 21, 2021 CITY OF HERMOSA BEACH COMMUNITY DEVELOPMENT DEPARTMENT | PLANNING DIVISION 1315 VALLEY DRIVE | HERMOSA BEACH | CA 90254 FOR QUESTIONS PLEASE CONTACT PLANNING@HERMOSABEACH.GOV OR CALL (310) 318-0242 OFFICE HOURS: MONDAY TO THURSDAY, 7:00 AM TO 6:00 PM 248 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0798 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of December 15, 2020 January 19, 2021 Planning Commission Tentative Future Agenda Items Recommended Action: Receive and file the January 19, 2021 Planning Commission tentative future agenda items. Attachment: 1. Planning Commission January 19, 2021 Tentative Future Agenda 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™249 \\CHB-FS-01\Vol1\B95\CD\PC\Future Items\Tent. Future Agendas\Planning Commission Tentative Agenda for 1-19-21.docx Revised 12/10/2020 1:54 PM Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach January 19, 2021 Regular Meeting 6:00 P.M. Project Title Public Notice Meeting Date  301 27th Street – Convex Slope determination 1/7/21 1/19/21  844 Hermosa Avenue – Mural determination 1/9/21 1/19/21 Upcoming and Pending Projects  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 250