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2019-06-18 PC Agenda
Tuesday, June 18, 2019 7:00 PM City of Hermosa Beach City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Council Chambers Planning Commission Chair David Pedersen Vice Chair Peter Hoffman Commissioners Michael Flaherty Rob Saemann Marie Rice Regular Meeting Agenda - Final Executive Team Angela Crespi, Deputy City Manager Viki Copeland, Finance Director Myra Maravilla, City Clerk Paul LeBaron, Chief of Police Joe SanClemente, Public Works Director Carrie Tai, Community Development Director Vanessa Godinez, Human Resources Manager Lisa Nichols, Community Resources Manager City Treasurer Karen Nowicki City Attorney Patrick Donegan Suja Lowenthal, City Manager 1 June 18, 2019Planning Commission Regular Meeting Agenda - Final Note: No Smoking Is Allowed in The City Hall Council Chambers THE PUBLIC COMMENT IS LIMITED TO THREE MINUTES PER SPEAKER Planning Commission agendas and staff reports are available for review on the City's web site at www.hermosabch.org. Wireless access is available in the City Council Chambers for mobile devices: Network ID: CHB-Guest, Password: chbguest Written materials distributed to the Planning Commission within 72 hours of the Planning Commission meeting are available for public inspection immediately upon distribution in the Community Development Department during normal business hours from Monday through Thursday, 7:00 a.m. - 6:00 p.m. and on the City's website. Final determinations of the Planning Commission may be appealed to the City Council within 10 days of the next regular City Council meeting date. If the 10th day falls on a Friday or City holiday, the appeal deadline is extended to the next City business day. Appeals shall be in written form and filed with the City Clerk's office, accompanied by an appeal fee. The City Clerk will set the appeal for public hearing before the City of Hermosa Beach City Council at the earliest date possible. If you challenge any City of Hermosa Beach decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described on this agenda, or in a written correspondence delivered to the Planning Commission at, or prior to, the public hearing. To comply with the Americans with Disabilities Act (ADA) of 1990, Assistive Listening Devices will be available for check out at the meeting. If you need special assistance to participate in this meeting, please call or submit your request in writing to the Community Development Department at (310) 318-0242 at least 48 hours (two working days) prior to the meeting time to inform us of your needs and to determine if/how accommodation is feasible. 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. Page 2 City of Hermosa Beach Printed on 2/20/2024 2 June 18, 2019Planning Commission Regular Meeting Agenda - Final 1. Call to Order 2. Pledge of Allegiance 3. Roll Call 4. Oral / Written Communications Section I CONSENT CALENDAR 5.REPORT 19-0397 Approval of the May 21, 2019 Planning Commission Action Minutes Recommendation:To approve the Planning Commission action minutes of the May 21, 2019 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. *************************************************************************************************************** REPORT 19-0398 Information Only: Public Hearing Notices and Projects Zoning Map Section II PUBLIC HEARING 7.REPORT 19-0393 CUP 19-3: Conditional Use Permit Amendment request to modify an existing non-conforming rooftop wireless telecommunication facility by removing and relocating antennas within new screening boxes below the existing building height and upgrading equipment (AT&T Mobility) at 2447 Pacific Coast Highway, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommendation:Continue to a later Planning Commission hearing to consider the request for approval of Conditional Use Permit Amendment 19-3, to modify an existing non-conforming rooftop wireless telecommunication facility by removing and relocating antennas within new screening boxes below the existing building height and upgrading equipment (AT&T Mobility) at 2447 Pacific Coast Highway, and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). Page 3 City of Hermosa Beach Printed on 2/20/2024 3 June 18, 2019Planning Commission Regular Meeting Agenda - Final 8.REPORT 19-0395 Precise Development Plan 19-2 and Parking Plan 19-2 to allow a six-unit motel project by constructing a new three-story, detached 2,744 square foot commercial building containing five units, to be constructed behind the existing 1,841 square foot single-family residence which will be converted to an additional unit with a 212 square foot ancillary registration office, and a Parking Plan to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces, on a 4,023 square foot lot in the C-2 (Restricted Commercial) zoning district at 70 10th Street; and adoption of a Mitigated Negative Declaration. Recommendation:Adopt the attached resolutions approving Precise Development Plan 19-2 and Parking Plan 19-2 to allow a six-unit motel project by constructing a new three-story, detached 2,744 square foot (sq. ft.) commercial building containing five units, to be constructed behind the existing 1,841 square foot single-family residence which will be converted to an additional unit with a 212 square foot ancillary registration office, and Parking Plan 19-2 to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces, on a 4,023 square foot lot in the C-2 (Restricted Commercial) zoning district at 70 10th Street; and adopt the Mitigated Negative Declaration. 9.REPORT 19-0392 CUP 19-4: Conditional Use Permit request for an assembly hall health and fitness golf instruction center (Unity Performance) at 914 Aviation Boulevard, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommendation:Adopt the attached resolution approving Conditional Use Permit 19-4 to allow a health and fitness facility (assembly use) at 914 Aviation Boulevard (Unity Performance), and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). 10.REPORT 19-0390 Variance 19-1- A Variance from the Multiple Family Residential (R-3) open space zone provisions and parking standards to allow a new single-family residence to provide less than required open space, 230 square feet, rather than the required 300 square feet with a parking space located within the front 20 feet of the lot not leading to a garage at 1515 Monterey boulevard and determination that the project is categorically exempt from the California Environmental Quality Act. Recommendation:Adopt the attached resolution approving Variance 19-1 to allow a deviation in the open space provisions and parking standards of the Multiple Family Residential (R-3) zone, and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). Page 4 City of Hermosa Beach Printed on 2/20/2024 4 June 18, 2019Planning Commission Regular Meeting Agenda - Final 11.REPORT 19-0400 Precise Development Plan Amendment to extend the building permit expiration date, pursuant to Section 15.04.050 of the Municipal Code, for a 30-room hotel currently under construction at 1429 Hermosa Avenue Recommendation:Staff recommends that the Planning Commission adopt the attached resolution amending the Precise Development Plan to extend the building permit expiration date one additional year. Section III HEARING 12.REPORT 19-0396 A-14#64- Planning Commission consideration of a small lot exception to open space requirements otherwise required in the Single-Family Residential (R-1) zone for a new single-family residence at 1122 3rd Street, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommendation:Adopt the attached Resolution to determine that the small lot exception from open space requirements is warranted for the proposed project. Section IV 13. Staff Items a.REPORT 19-0394 C-36 -- Receive Tri-Annual Report for On-Sale Alcoholic Beverage Conditional Use Permits Recommendation:Receive and file the report, noting that no establishments are recommended for further review. This tri-annual review covers the period from November 1, 2018 to April 30, 2019. Based on the information in the report, no establishment has reached the "Standard Initiating Planning Commission Review." b. Verbal Report on City Council Actions c. Verbal Status Report on Major Planning Projects. d.REPORT 19-0391 July 16, 2019 Planning Commission Tentative Future Agenda Items Recommendation:To receive and file the July 16, 2019 Planning Commission tentative future agenda items. 14. Commissioner Items Page 5 City of Hermosa Beach Printed on 2/20/2024 5 June 18, 2019Planning Commission Regular Meeting Agenda - Final a.REPORT 19-0399 City Council joint meeting with Boards and Commissions scheduled for July 18, 2019 - Planning Commission annual report and Commissioner training. Recommendation:The City Manager is seeking input from all Commissions prior to the joint Commission meeting on July 18, 2019, in regards to accomplishments, topics they would like input from Council, and training they may be interested in receiving. 15. Adjournment Page 6 City of Hermosa Beach Printed on 2/20/2024 6 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 19-0397 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of June 18, 2019 Approval of the May 21, 2019 Planning Commission Action Minutes Recommended Action: To approve the Planning Commission action minutes of the May 21, 2019 regular meeting. Attachment: 1.May 21, 2019 Planning Commission action minutes Respectfully Submitted by: Yu-Ying Ting, Interim Administrative Assistant Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™7 !"! "# !"#$ %!& '!( $%&'($) '*&'' $ ( +$$')% $*$+*$,$+ )!!!"!" !%!%** + ( * $! ,$ ( $$$- (-"-. ( ! '!( *( % $ # /0' )$% ("' . ! %(' % )!!!"!$!1' * )!!!"! !" ( *+'(!+ ! % '+!%('!! '! + ! + !%'!"!('! 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"#/ & DRAFT13 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 19-0398 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of June 18, 2019 Information Only: Public Hearing Notices and Projects Zoning Map Attachments: 1.Public Notices 2.Projects Zoning Map City of Hermosa Beach Printed on 5/3/2022Page 1 of 1 powered by Legistar™14 Easy Reader Run Date: June 6, 2019 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, June 18, 2019 to consider the following: 1.2447 Pacific Coast Highway, AT&T Mobility- CUP19-3—Conditional Use Permit request to modify an existing non-conforming rooftop wireless telecommunication facility by removing and relocating antennas within new screening boxes below the existing building height and upgrading equipment (AT&T Mobility) at 2447 Pacific Coast Highway,and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). 2.914 Aviation Boulevard, Unity Performance- CUP19-4-- Conditional Use Permit request for an assembly hallhealth and fitness golf instruction center (Unity Performance) at 914 Aviation Boulevard, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). 3.1515 Monterey Boulevard- VAR19-1— A request for a Variance from the Multiple Family Residential (R-3) open space zone provisions and parking standards to allow a new single-family residence to provide less than requiredopen space, 230 sq. ft., rather than the required 300 sq. ft. with a parking space located within the front 20 feet of the lot not leading to a garage on a 1,150 sq. ft. lot at 1515 Monterey Boulevard and determination that the projectis Categorically Exempt from the California Environmental Quality Act (CEQA). 4.70 10th Street- PDP19-2 & PARK19-2— A request for a Precise Development Plan 19-2 and Parking Plan 19-2 toallow a new six unit commercial motel through construction of a new three-story, detached 2,744 square foot single-family residence to be converted to a commercial building containing one motel unit with a 212 square footancillary registration office, and a Parking Plan to allow the six-space parking requirement to be met with four on- site spaces (including 1 tandem space) plus fees in lieu for two spaces, on a 4,023 square foot lot in the C-2(Restricted Commercial) zoning district at 70 10th Street; and adoption of a Mitigated Negative Declaration. 5.1429 Hermosa Avenue—Precise Development Plan Amendment to extend the building permit expiration date, pursuant to Section 15.04.050 of the Municipal Code, for a 30-room hotel currently under construction at 1429Hermosa Avenue. SAID PUBLIC HEARINGS shall be held at 7:00 P.M., or as soon thereafter as the matter may be heard, in the City Council Chambers, City Hall, 1315 Valley Drive, Hermosa Beach, CA 90254. ANY AND ALL PERSONS interested are invited to participate and speak at these hearings at the above time and place. Written materials pertaining to matters listed on the agenda of a Regular Planning Commission meeting must be submitted by noon of the Tuesday, one week before the meeting in order to be included in the agenda packet. However, written materials received after that deadline will nonetheless be posted under the relevant agenda item on the City’s website at the same time as they are distributed to the Planning Commission by email and provided to the Planning Commission and public at the meeting. Written comments may be submitted to the Community Development Department, City of Hermosa Beach, 1315 Valley Drive, Hermosa Beach, CA 90254. Written comments may also be submitted via eComment in 3 easy steps: 1) Go to the Agendas/Minutes/Video webpage and find the meeting on which you’d like to comment; 2) Find the agenda item on which you’d like to comment; and 3) sign in to your SpeakUp Hermosa Account or sign in as a guest, enter your comment in the field provided, provide your name, and if applicable, attach files before submitting your comment. 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 fax to (310) 937-6235. The Department is open from 7:00 a.m. to 6:00 p.m. Monday throughThursday. Please contact a staff planner to discuss subject project on the Planning Commission agenda. A copyof the agenda will be available for public review at the end of the business day on Thursday, June 13, 2019 at theHermosa Beach Police Department and Public Library. The staff report(s) in the Planning Commission packet willbe available to view on the City’s website at www.hermosabch.org. Relevant Municipal Code sections are alsoavailable on the website. Elaine Doerfling City Clerk 15 16 © OpenStreetMap contributors 0.3 THIS MAP IS NOT TO BE USED FOR NAVIGATION WGS_1984_Web_Mercator_Auxiliary_Sphere Miles0.3 Legend The map generated is for reference only. Data layers that appear on this map do not have survey grade accuracy but represent close approximation. 0.160 Planning Commission Project for 6-18-19 City Boundary Parcels Zoning 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 USES) SPA SPECIFIC PLAN AREA (COMMERCIAL USES) 17 © OpenStreetMap contributors 0.3 THIS MAP IS NOT TO BE USED FOR NAVIGATION WGS_1984_Web_Mercator_Auxiliary_Sphere Miles0.3 Legend The map generated is for reference only. Data layers that appear on this map do not have survey grade accuracy but represent close approximation. 0.160 Planning Commission Project for 6-18-19 City Boundary Parcels Zoning 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 USES) SPA SPECIFIC PLAN AREA (COMMERCIAL USES) 18 © OpenStreetMap contributors 0.3 THIS MAP IS NOT TO BE USED FOR NAVIGATION WGS_1984_Web_Mercator_Auxiliary_Sphere Miles0.3 Legend The map generated is for reference only. Data layers that appear on this map do not have survey grade accuracy but represent close approximation. 0.160 Planning Commission Project for 6-18-19 City Boundary Parcels Zoning 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 USES) SPA SPECIFIC PLAN AREA (COMMERCIAL USES) 19 © OpenStreetMap contributors 0.3 THIS MAP IS NOT TO BE USED FOR NAVIGATION WGS_1984_Web_Mercator_Auxiliary_Sphere Miles0.3 Legend The map generated is for reference only. Data layers that appear on this map do not have survey grade accuracy but represent close approximation. 0.160 Planning Commission Project for 6-18-19 City Boundary Parcels Zoning 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 USES) SPA SPECIFIC PLAN AREA (COMMERCIAL USES) 20 © OpenStreetMap contributors 0.3 THIS MAP IS NOT TO BE USED FOR NAVIGATION WGS_1984_Web_Mercator_Auxiliary_Sphere Miles0.3 Legend The map generated is for reference only. Data layers that appear on this map do not have survey grade accuracy but represent close approximation. 0.160 Planning Commission Project for 6-18-19 City Boundary Parcels Zoning 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 USES) SPA SPECIFIC PLAN AREA (COMMERCIAL USES) 21 © OpenStreetMap contributors 0.3 THIS MAP IS NOT TO BE USED FOR NAVIGATION WGS_1984_Web_Mercator_Auxiliary_Sphere Miles0.3 Legend The map generated is for reference only. Data layers that appear on this map do not have survey grade accuracy but represent close approximation. 0.160 Planning Commission Project for 6-18-19 City Boundary Parcels Zoning 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 USES) SPA SPECIFIC PLAN AREA (COMMERCIAL USES) 22 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 19-0393 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of June 18, 2019 CUP 19-3:Conditional Use Permit Amendment request to modify an existing non-conforming rooftop wireless telecommunication facility by removing and relocating antennas within new screening boxes below the existing building height and upgrading equipment (AT&T Mobility)at 2447 Pacific Coast Highway,and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). APPLICANT:AT&T C/O Chris Pell 1452 Edinger Avenue, 3rd Floor Tustin, CA 92780 OWNER:2447 Pacific Coast Highway, LLC 2447 Pacific Coast Highway Hermosa Beach, CA 90254 Recommended Action: Continue to a later Planning Commission hearing to consider the request for approval of Conditional Use Permit Amendment 19-3, to modify an existing non-conforming rooftop wireless telecommunication facility by removing and relocating antennas within new screening boxes below the existing building height and upgrading equipment (AT&T Mobility) at 2447 Pacific Coast Highway, and determine 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. Attachment: 1. Applicant’s Request Respectfully Submitted by: Yuritzy Randle, Assistant Planner City of Hermosa Beach Printed on 5/3/2022Page 1 of 2 powered by Legistar™23 Staff Report REPORT 19-0393 Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 2 of 2 powered by Legistar™24 From:Christopher Pell To:Yuritzy RandleCc:Sydney Sykes; Jason Skaggs; Nicole Ellis; Ken Robertson Subject:RE: 2447 PCH AT&T_ Conditional Use Permit Amendment Date:June 07, 2019 12:24:57 PM Attachments:image006.pngimage007.png Good Afternoon, Due to the recent finding of code requirement for the proposed design, we kindly ask City of Hermosa Beach Planning Staff to continue our application to later Planning Commission hearing date. We will be moving forward with the necessary materials needed for a variance submission at this time. Thank you. Sincerely, Chris Pell| Real Estate SpecialistSmartlink 3300 Irvine Ave Suite 300, Newport Beach, CA 92660 (m) 760.678.8329(f) 949.468.0931smartlinkllc.com Like Us on Facebook Follow Us on TwitterConnect with Us on LinkedIn Proud Sponsor of the Chesapeake Bayhawks, 5-Time Major League Lacrosse Champions! www.thebayhawks.com This electronic mail (including any attachments) may contain information that is privileged, confidential, and/or otherwise protected from disclosure to anyone other than its intendedrecipient(s). Any dissemination or use of this electronic email or its contents (including any attachments) by persons other than the intended recipient(s) is strictly prohibited. If you havereceived this message in error, please notify us immediately by reply email that we may correct our internal records. Please then delete the original message (including any attachments) in itsentirety. Thank you. From: Yuritzy Randle <yrandle@hermosabch.org> Sent: Thursday, June 6, 2019 4:20 PM To: Christopher Pell <christopher.pell@smartlinkllc.com> Cc: Sydney Sykes <sydney.sykes@smartlinkllc.com>; Jason Skaggs <jason.skaggs@smartlinkllc.com>; Nicole Ellis <nellis@hermosabch.org>; Ken Robertson <krobertson@hermosabch.org> Subject: RE: 2447 PCH AT&T_ Conditional Use Permit Amendment Warning:This message was sent from outside the company and could contain attachments. Please do not open unless you recognize the source of this email and know the content is safe. 25 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 19-0395 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of June 18, 2019 Precise Development Plan 19-2 and Parking Plan 19-2 to allow a six-unit motel project by constructing a new three-story, detached 2,744 square foot commercial building containing five units, to be constructed behind the existing 1,841 square foot single-family residence which will be converted to an additional unit with a 212 square foot ancillary registration office, and a Parking Plan to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces, on a 4,023 square foot lot in the C-2 (Restricted Commercial) zoning district at 70 10th Street; and adoption of a Mitigated Negative Declaration. Applicant/Owner:B&J Capital Group Investments 414 Torrance Boulevard Redondo Beach, CA 90277 Recommended Action: Adopt the attached resolutions approving Precise Development Plan 19-2 and Parking Plan 19-2 to allow a six-unit motel project by constructing a new three-story, detached 2,744 square foot (sq. ft.) commercial building containing five units, to be constructed behind the existing 1,841 square foot single-family residence which will be converted to an additional unit with a 212 square foot ancillary registration office, and Parking Plan 19-2 to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces, on a 4,023 square foot lot in the C-2 (Restricted Commercial) zoning district at 70 10th Street; and adopt the Mitigated Negative Declaration. Background: ZONING:Restricted Commercial (C-2) GENERAL PLAN:Community Commercial USES EXISTING/PROPOSED:Single-family residence/ six-unit motel with ancillary registration office LOT SIZE:4,023 sq. ft. TOTAL GROSS FLOOR AREA:1,841 sq. ft. (existing to remain) and proposed 2,744 sq. ft. (addition) totaling 4,585 sq. ft. PARKING SPACES: REQUIRED:6 parking spaces City of Hermosa Beach Printed on 5/3/2022Page 1 of 12 powered by Legistar™26 Staff Report REPORT 19-0395 PROPOSED:4 on-site parking spaces (fees paid in lieu of 2 spaces) ENVIRONMENTAL DETERMINATION:Adoption of the Mitigated Negative Declaration will reduce potential impacts to a less than significant level. The subject site at 70 10th Street is located within the Downtown District, south of Pier Plaza, and on the southwest corner of Hermosa Avenue and 10th Street. The site is located within the Restricted Commercial (C-2) zoning district with a Community Commercial General Plan land use designation. The 4,023 sq. ft. lot houses an approximately 1,840 sq. ft. two-story single-family residence and contains one parking space which is accessed from the alley to the south (10th Court). Two residential units are located immediately west of the subject property at 64 10th Street and 69 10th Court, The adjacent residences are located within the C-2 zoning district, and as such, are legal nonconforming uses. A mixture of commercial uses are located north (across 10th Street), east (across Hermosa Avenue) and south (across 10th Court) of the subject site. Commercial uses in the vicinity consist of general and medical office, retail and restaurant uses. The original project reviewed and considered by the Commission at their July 17, 2018 meeting was for a request to construct a new three-story, detached, 2,744 square foot commercial building with ground floor retail and second and third floor office space while preserving in place and converting the existing 1,841 square foot single-family use to a single-unit motel. The project required 12 parking spaces. The project was denied during their August 1, 2018 meeting. The Commission expressed concerns with unknown office and retail tenants, renting out the front residence for short term vacation use, and anticipated parking impacts by not providing enough parking spaces on-site for the combination of uses while requesting too many parking spaces be paid in-lieu through the City's in-lieu program. The prior project proposed to provide 4 out of the 11 required parking spaces on-site (36% provided on-site) while the new project proposes to provide 4 out of 6 required parking spaces on-site (67% provided on-site) thereby reducing the required amount of in-lieu spaces by 71% by changing the uses from retail and office to motel. As such, the applicants considered the Commission’s feedback and revised the project uses and reduced the amount of required parking spaces. The newly proposed project involves the development of a six-unit commercial motel through construction of a new three-story detached, 2,744 square foot commercial motel building containing five units and conversion of an existing 1,841 square foot single family residence to an additional unit with a 212 square foot ancillary registration office for a total of 4,585 square feet. The project will retain the historic integrity of the existing structure and small scale of the street. The applicant requests a Parking Plan to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) with all parking spaces tucked beneath the 2nd floor of the new building, plus fees in lieu for 2 spaces. The existing single-family residential structure, constructed in 1911, was assessed by the City’s professional historic resource consultants who determined that the structure is part of a group of five bungalows that are eligible for designation as a historic district. Therefore, the existing structure qualifies as a contributor to an eligible historic district of beach bungalows, and is therefore a significant historic resource as that term is defined under the California Environmental Quality Act City of Hermosa Beach Printed on 5/3/2022Page 2 of 12 powered by Legistar™27 Staff Report REPORT 19-0395 (CEQA). To avoid adverse impacts to both the historic integrity of the existing structure as well as the ability of the collection of bungalows to maintain eligibility for designation as a historic district, no physical changes are proposed to the structure, and the structure is proposed to be adaptively re- used as one of the motel units and includes a 212 square foot ancillary registration office. The revised project was reviewed by the historic consultant and the below building design modifications were found to be minor and did not alter the conclusions of the Historic Resource Report. ·South elevation -Mechanical door was relocated (recessed within the covered carport) to the side, so it is no longer visible on the south elevation. ·North elevation (facing the historic structure) - Eliminated the single door and moved the small bathroom window from the corner; further to the east. ·West elevation - Eliminated two windows, one window from each of the 2nd and 3rd floors, so that the groupings are no longer tripartite windows. ANALYSIS Precise Development Plan The purpose of the C-2 zone is to provide opportunities for a limited range of office, retail, and service commercial uses specifically appropriate for the scale and character of the downtown; a resident and visitor serving pedestrian-oriented shopping/ entertainment district. Motels are a permitted use and do not require a Conditional Use Permit in the C-2 zone. As specified in the Hermosa Beach Municipal Code (HBMC) Section 17.58, the purpose and intent of requiring a Precise Development Plan (PDP) review for development projects is to achieve a reasonable level of quality, compatibility, in harmony with the community’s social, economic and environmental objectives, and to protect existing and potential developments, and uses on adjacent and surrounding property. On a case-by-case basis, the Planning Commission may impose standards above the minimums designated by the HBMC to improve the quality of development and to mitigate any environmental impacts. HBMC Section 17.26.050 provides standards and limitations for development within the C-2 zone. In considering a PDP 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:Two residential units are located immediately west of the subject property. The rear residence (69 10th Court) is located at the subject property’s west property line and the front residence (64 10th Street) is located approximately three feet from the subject property’s west property line. The proposed building is designed with the motel guest entrance/exits and covered walkways located along the east side of the building (Hermosa Avenue frontage) which are oriented away from nearby residential uses, and vehicular access is provided from 10th Court. Motels are permitted by right within the C-2 zone and all noise from the motel use operations will be contained within the fully enclosed building. Pursuant to HBMC Section 8.24.040, the City’s Noise Ordinance restricts commercial activities that are plainly audible from a residential dwelling unit’s property line from 10:00 p.m. to 8:00 a.m. daily. Lighting will be installed around the building and will be required to be downcast so to not disturb neighboring residential uses. The project includes a condition to require lighting be downcast and be non- City of Hermosa Beach Printed on 5/3/2022Page 3 of 12 powered by Legistar™28 Staff Report REPORT 19-0395 disruptive to nearby uses. Lighting shall conform to HBMC Section 17.44.160(C). The existing single-family 1911 bungalow structure is proposed to be adaptively re-used as one of the motel units and includes a 212 square foot ancillary registration office, and to maintain the historic integrity of the structure, no physical changes are proposed. The majority of the motel use will be conducted indoors, with the exception of the front porch which will be available to the guests of the motel’s single unit. The interior of the structure is being converted from three bedrooms to two bedrooms and 212 square feet of the first floor will be converted to an ancillary registration office. The ancillary registration office will be operated by a manager daily between 9am to 1pm who will assist with concierge services, tenant check in and checkout, and daily cleaning of the units by an outside cleaning service. The motel units will be "smart units" where the renters will be able to access information and pay online. Therefore, negative impacts to existing residential uses are not anticipated. 2. The amount of existing or proposed off-street parking in relation to actual need:Motels require one space for each unit. The proposed project consists of six motel units which require a total of six parking spaces. HBMC Section 17.44.040 (E) 2.b. requires building sites, where buildings will exceed a 1:1 gross floor area to building site area ratio, to provide a minimum of 25% of the required parking on-site with the remaining required parking authorized to be paid through in-lieu fee contributions with approval of a Parking Plan. The proposed project FAR totals 1.14, therefore, a minimum of 2 parking spaces (25% of 6 spaces) must be provided on-site. The proposal includes 4 parking spaces on-site with 2 in-lieu spaces requested. Additionally, a bicycle rack accommodating eight bicycles is proposed to be located near the southeast corner of the existing structure. The project is conditioned to require a bicycle rack for at least eight (8) bicycles be maintained on-site at all times and that a minimum of four (4) shared bicycles be provided on-site for motel guests and that the motel promote their availability when making reservations online. The purpose of the in-lieu fee program is to collect funds which can be used to for future improvements to the City’s public parking. A Parking Plan is requested to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces. To provide some context in considering the request for approval of 2 in-lieu spaces, the following is a list of the largest in-lieu parking requests approved by the City to date. The current inventory of all City-approved in-lieu parking spaces is attached. ·20 spaces at 1301 Hermosa Avenue; ·16 spaces at 906-910 Hermosa Avenue; ·13 spaces at Pier Plaza; ·7 spaces at 1429 Hermosa Avenue; ·5 spaces at 51 Pier Avenue; and ·5 spaces at 117 Pier Avenue. Peak parking demand for hotel/motel uses typically occurs during overnight hours from 9:00 p.m. to 10:00 a.m. daily. Motel uses have peak times which coincide with times of the week where public parking is more available when compared to general retail and office uses. The nearest public surface parking lot, which contains 130 parking spaces, is located approximately 1 block (300 feet) City of Hermosa Beach Printed on 5/3/2022Page 4 of 12 powered by Legistar™29 Staff Report REPORT 19-0395 away at 1101 Hermosa Avenue (Lot A) . Lot B contains 37 parking spaces and is located north of 13 th Court; between Hermosa Avenue and Beach Drive, and is approximately two and a half blocks (750 feet) away. The public parking structure containing 261 parking spaces located at 13th Street and Hermosa Avenue (Lot C) is located approximately 3 blocks (900 feet) away. The overall public parking lot occupancy for Lots A, B and C is between 79% to 95% during weekday evenings and weekend afternoons. Public parking spaces are provided throughout the Downtown, which is located within Zone 2 of the Coastal Zone public parking supply (between 16th Street and 8th Street and as far east as Ardmore Avenue). In Zone 2, through a combination of public parking lots and metered street parking spaces, occupancy rates range between 51% and 62% during weekday evenings and weekend afternoons. 3. The combination of uses proposed, as they relate to compatibility:The subject site will contain a total of six motel units. The single-family residence will be converted to one of the motel units and includes a 212 square foot ancillary registration office. Motels are permitted by right within the C-2 zone, and all noise from the motel use operations will be contained within the fully enclosed building. The on-site motel use is consistent with the surrounding mixture of commercial uses such as general and medical office, retail and restaurant uses. Therefore, adverse impacts are not anticipated. 4. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area:The project will not introduce any hazards to mobility, as alterations to the surrounding streets are not proposed and the project’s proposed modifications will not impact emergency access to the site. Emergency access and fire lanes and ingress and egress points will be maintained in full compliance with the Building and Safety Code and Fire Code. The project does not propose any features or modifications to existing circulation facilities that would have the potential to conflict with transportation/mobility plans. Additional peak hour trips generated by the proposed project are expected to be two additional trips during a.m. and p.m. peak hours which is well below the standard threshold of significance of 50 trips during a peak hour, indicating the project does not have the potential to result in significant impacts related to the capacity of local or regional roads or intersections. Therefore, adverse impacts are not anticipated. 5. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area:The new commercial building will be detached and located approximately six feet behind the existing on-site single-family residence. In doing so, the project will preserve the small scale character as viewed from 10th Street. Although the new building is not required to be compatible with the bungalow or the eligible historic district in scale or massing, it is important that the new building does not impact the integrity of the eligible 10th Street Beach Bungalow Historic District to the extent that the district would no longer be eligible for historic listing. Architectural treatments and design elements include painted lap siding, wood trim, wood picket railing, exposed rafter tails, masonry walls and covered and recessed walkways and balconies to provide a more pedestrian friendly streetscape. The elevator housing unit will exceed the 30-foot height limit by the minimum amount necessary to meet the California Building Code (approximately 3.66 feet) pursuant to HBMC Section 17.46.010 and will occupy less than 5% of the roof area (approximately 3.45%). No signage is currently proposed. However, the project includes a condition requiring a sign permit for new signage at the subject site in conformance with HBMC Section 17.50. City of Hermosa Beach Printed on 5/3/2022Page 5 of 12 powered by Legistar™30 Staff Report REPORT 19-0395 6. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools:The proposed building is designed with the motel guest entrance/exits and covered walkways located along the east side of the building (Hermosa Avenue frontage) which are oriented away from nearby residential uses. The project will maintain the existing vehicular access point provided by a driveway along the south alley (10th Court). The vehicular ingress/egress point is oriented to the south, across from an existing commercial building, where it is least impactful to nearby residences and will additionally limit impacts to street traffic on Hermosa Avenue. No new curb cuts are proposed and all on-street parking spaces will be preserved. No impacts are anticipated. The new building which abuts the Hermosa Avenue sidewalk will be recessed back approximately three to six feet and will contain covered walkways to provide a more pedestrian oriented frontage along Hermosa Avenue. 7. Noise, odor, dust and/or vibration that may be generated by the proposed use:The short duration of noise events generated during the anticipated 12-18 month construction period will temporarily result in increased ambient noise levels, but will not significantly impact the ambient noise environment over the long term or for a significant period of time. Compliance with the City’s Noise Ordinance will effectively ensure that the project does not exceed adopted standards and successfully avoids significant construction-related temporary noise impacts. Motels are permitted by right within the C-2 zone, and all noise from the motel use operation will be contained within the fully enclosed building, with the exception of the front porch (fronting along 10th Street) which will be available to the guests of the motel’s single unit. The interior of the structure is being converted from three bedrooms to two bedrooms and 212 square feet of the first floor will be converted to an ancillary registration office. The ancillary registration office will be operated by a manager daily between 9am to 1pm who will assist with concierge services, tenant check in and checkout, and daily cleaning of the units by an outside cleaning service. The motel units will be "smart units" where the renters will be able to access information and pay online. As such, significant noise impacts from the long-term operations are not anticipated. The use of heavy construction equipment has the potential to exceed allowable groundborne vibration levels. The adjacent residence to the west at 64 10th Street is a beach cottage constructed in 1914. Because of the age and historic significance of the existing structure on site and the adjacent structure, these nearby structures must be considered especially sensitive to vibration impacts. The proposed Mitigated Negative Declaration includes a mitigation measure indicating, “During the periods of site preparation when heavy equipment (such as a 315 excavator and 953 track loader, or similar) will be in use, vibration levels at site’s western property line adjacent to the neighboring residential structure at 64 10th Street and at or near the southern foundation of the historic resource on site will be monitored by an acoustic engineer. The monitoring shall be performed by a registered engineer of INCE (Institute of Noise Control Engineering) certified engineer with expertise in vibration monitoring. In the event that vibration is found to exceed the perceptibility threshold of 0.01 inches per second, the methods and/or equipment used on-site shall be immediately modified to reduce vibration below the 0.01 level. Results of the acoustic monitoring and associated avoidance methods, if any, shall be provided to the Community Development Director in the form of a memorandum prepared by the acoustic engineer in a timely manner.” A condition of approval is also included which provides specificity on how this mitigation measure must be implemented. City of Hermosa Beach Printed on 5/3/2022Page 6 of 12 powered by Legistar™31 Staff Report REPORT 19-0395 The project is conditioned to require the applicant submit a demolition and construction management plan for review and approval by the City Building Official at time of Building Permit submittal. The project is also conditioned to require the applicant to hold a pre-demolition/ construction meeting, and the procedural handout is attached. HBMC Section 8.12 requires adequate solid waste collection and disposal facilities for all developments. A minimum four cubic yard roll off container is needed for the six-unit motel use. A fully enclosed trash enclosure with a roof is proposed along the west side of the existing structure where the container can be rolled to the edge of the property along 10th Street. Although that space is not large enough to meet the minimum dimensions for a parking stall, the area has been informally used to park vehicles, such as a golf cart. The project is conditioned to require the area be adequately signed to prohibit parking in that area. Therefore, with implementation of the mitigation measure and various conditions of approval, adverse impacts are not anticipated. 8. Impact of the proposed use to the city’s infrastructure, and/or services: The existing site has available utilities and services. The site has historically been occupied by a residential use. The City’s Public Works Department has confirmed that that adequate capacity exists to provide utilities for the proposed development. 9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms: An Initial Study and Mitigated Negative Declaration was prepared to analyze the proposed project. The Initial Study/Mitigated Negative Declaration determined that, with implementation of one mitigation measure (which has also been included as a condition of approval in the PDP Resolution), the project would not result in any significant environmental impacts. 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. The project is conditioned such that upon final approval of the Precise Development Plan the property owner shall be required to file with the City of Hermosa Beach the necessary business license for the motel use and file the transient occupancy tax (TOT) reports and payments with the City of Hermosa Beach. The applicant proposes to install an electric vehicle charging station and the adjacent parking space will be non-exclusive and may be occupied by a non-electric vehicle. In addition, an area on the roof has been designated for future solar panels. The size and quantity of panels will be determined at time of plan check and are subject to a separate permit. Additionally, the project will comply with the current edition of the California Building Codes, including the Green Code (Title 24 Part 11) and Energy Code (Title 24 Part 6) as adopted by the City of Hermosa Beach (HBMC Title 15). The project energy consultant will prepare calculations to illustrate compliance with the minimum standards to meet code. The California Building Codes and Green and Energy Codes require installation of building insulation, energy windows, occupancy/vacancy sensors on outlets and light fixtures, motion sensor light fixtures within stairways, energy efficient light fixtures (LED or florescent) throughout the interior and exterior and require compliance with mandatory star rated energy efficient mechanical systems, appliances, and electronics such as televisions to ensure no wasteful, inefficient, or unnecessary energy consumption. Therefore, the project will not result in wasteful, inefficient or unnecessary consumption of energy. City of Hermosa Beach Printed on 5/3/2022Page 7 of 12 powered by Legistar™32 Staff Report REPORT 19-0395 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 through payment of parking spaces in-lieu and for use of tandem parking spaces. Motels require one space for each unit. The proposed project will consist of six motel units which requires a total of six parking spaces. HBMC Section 17.44.040 (E) 2.b. requires building sites, where buildings will exceed a 1:1 gross floor area to building site area ratio, to provide a minimum of 25% of the required parking on-site with the remaining required parking authorized to be paid through in-lieu fee contributions with approval of a Parking Plan. A Parking Plan is requested to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces. Peak parking demand for motel uses typically occurs during overnight hours from 9:00 p.m. to 10:00 a.m. daily. Motel uses have peak times which coincide with times of the week where public parking is more available when compared to general retail and office uses. The nearest public surface parking lot, which contains 130 parking spaces, is located approximately 1 block (300 feet) away at 1101 Hermosa Avenue (Lot A) . Lot B contains 37 parking spaces and is located north of 13th Court; between Hermosa Avenue and Beach Drive, and is approximately two and a half blocks (750 feet) away. The public parking structure containing 261 parking spaces located at 13th Street and Hermosa Avenue (Lot C) is located approximately 3 blocks (900 feet) away. The overall public parking lot occupancy for Lots A, B and C is between 79% to 95% during weekday evenings and weekend afternoons. Public parking spaces are provided throughout the Downtown, which is located within Zone 2 of the Coastal Zone public parking supply (between 16th Street and 8th Street and as far east as Ardmore Avenue). In Zone 2, through a combination of public parking lots and metered street parking spaces, occupancy rates range between 51% and 62% during weekday evenings and weekend afternoons. In addition, a minimum of 2 parking spaces (25% of 6 spaces) must be provided on-site, and the proposal is that 4 parking spaces (66.67%) be provided on-site. Additionally, a bicycle rack accommodating eight bicycles is proposed to be located near the southeast corner of the existing structure. The project is conditioned to require a bicycle rack for at least eight (8) bicycles be maintained on-site at all times and that a minimum of four (4) shared bicycles be provided on-site for motel guests and that the motel promote their availability when making reservations online. As discussed in greater detail in Section 2 of this report, the proposed parking should be sufficient to satisfy parking demand during peak periods. The applicant also requests the use of one tandem parking space as a method to provide required parking. Alternative transportation options for motel occupants which may provide parking relief, include ride sharing services (Uber and Lyft) and bus lines 130 and 109 which have stops along Hermosa Avenue. The Parking Analysis conducted for the proposed Strand and Pier Hotel project (11 and 19 Pier Ave., 1250 and 1272 The Strand, and 20, 30, and 32 13th St.), indicated through traffic counts for the Beach House Hotel (containing 96 rooms) that during the Friday evening peak hour (June 23, 2017), there were 12 Uber/Lyft trips (approximately 35% of the total trips) which suggests that a large portion of motel guests may arrive via Uber/Lyft. A link to the City’s Downtown Rideshare Zones is attached and contains additional information. Environmental Determination: City of Hermosa Beach Printed on 5/3/2022Page 8 of 12 powered by Legistar™33 Staff Report REPORT 19-0395 As part of the environmental review process, one potentially significant environmental impact was found, and it is related to generation of excessive groundborne vibration or groundborne noise levels. This impact was determined to be less than significant with mitigation, as discussed in greater detail in the PDP Criteria Item 7 of this report. To ensure that vibration levels do not exceed damaging levels at the property line of the adjacent residence, a detailed monitoring program is required that will ensure vibration is reduced if it reaches certain levels. The City prepared a revised Initial Study and Mitigated Negative Declaration pursuant to CEQA for the revised project. On May 23, 2019 a notice of intent to adopt a Mitigated Negative Declaration (filing number 2019144257) was recorded and published online on the Los Angeles County Clerk CEQA Notice page (link attached) and notice to the public was provided on the City’s website the same day. The 20 day public review period began on May 25, 2019 and ended on June 6, 2019. No comments were received. A public hearing was held at the time of the Planning Commission’s consideration of the request on June 18, 2019. The report is attached for reference. The project will not have a significant impact on the environment with adoption and certification of the Mitigated Negative Declaration and implementation of the mitigation measure. On May 13, 2019 the City provided a courtesy notification letter to the Gabrieleno Band of Mission Indians - Kizh Nation Tribe advising them of the revised project at 70 10th Street. The only change to the project previously considered by the Tribe was to the project uses (from the previously proposed office and retail uses to the current proposed motel use). The construction activities and building and site design will be no different. In the letter we asked that the Tribe respond by no later than Monday May 20th, 2019, with any information based on the project changes to reopen the consultation process. While we did receive an initial email response, we did not hear back from our May 13th, 22nd and 28th emails and phone calls and have received no information based on the project changes to reopen the consultation process. The consultation was deemed concluded for the original project on May 22, 2018. The City sent a courtesy notice to the Tribe of project changes on May 13, 2019 and did not receive any additional evidence to change the conclusions in both the 2018 and 2019 Mitigated Negative Declaration or to warrant reopening the consultation process. Having met the requirements of AB 52, the City sent a letter on June 13, 2019, considering the consultation process concluded. General Plan Consistency: The site is located within the Community Commercial (CC) General Plan land use area and the purpose is to provide opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. Community Commercial land uses primarily serve the local market, though they may also serve the needs of visitors and residents of nearby jurisdictions. Appropriate land uses include locally oriented commercial uses including retail stores, restaurants, professional and medical offices, and personal services. Residential uses are not allowed in this designation as its intent is to promote and protect retail, office, and service uses that diversify the City’s tax base. The appropriate intensity range is between a Floor Area Ratio of 0.5 to 1.25. The site is also located within the Downtown District Character Area where the types of uses are to City of Hermosa Beach Printed on 5/3/2022Page 9 of 12 powered by Legistar™34 Staff Report REPORT 19-0395 provide services and activities associated with the local beach culture to residents as well as visitors to the city. The mix of community and recreational uses are to serve a functional role in meeting the daily needs and activities of residents and visitors, and accommodate coastal-related recreation and commercial uses which serve the year-round needs of residents and visitors and are attractive and compatible with adjacent residential neighborhoods and commercial districts. The intent of the Downtown District is to enhance the building form and orientation while specifically transforming the realm on Hermosa Avenue. Any new buildings should pay close attention to and contribute to the high quality pedestrian environment provided throughout Downtown. First floor street front businesses should include sales tax-generating commercial uses to promote lively pedestrian activity on Downtown streets. Development along Hermosa Avenue should conform to recommendations of the Downtown Revitalization Strategy to realize a town-scale Main Street environment that supports pedestrian activity and local serving commerce. Many of the unique buildings, streetscape features, and public spaces are iconic or historic in nature, and new buildings should be carefully integrated to retain the town’s eclectic charm. In addition, buildings should be two to three stories in height, cover most or all of the parcel, and may abut neighboring structures. Development should enhance the area’s role as a visitor destination by facilitating the development of boutique hotels (and motels) that provide specific benefits to the community. Once Downtown, walking and bicycling are the primary means for traveling around Downtown while vehicles are accommodated through consolidated parking lots and metered street parking. Downtown parking should be provided off-site through public or private shared parking facilities, with any on-site parking situated to the rear of the buildings and/or hidden and screened. The project is consistent with the goals and the following policies of the General Plan: Land Use policies 1.5 (balance resident and visitor needs), 1.6 (scale and context), 1.7 (compatibility of uses), 1.9 (retain commercial land area),1.10 (transition between uses), 3.1 (unique districts), 5.1 (scale and massing), 5.2 (high quality materials), 5.5 (preservation and adaptive reuse), 5.6 (eclectic and diverse architecture), 6.6 (human scale buildings), 6.7 (pedestrian oriented design), 6.8 (balance pedestrian and vehicular circulation), 8.3 (land use regulations), 8.5 (new accommodations), 10.5 (adaptive reuse and sustainable development), Mobility Polices 3.3 (active transportation), 3.5 (incentivize other modes), 4.3 (reduce impacts), 4.5 (sufficient bicycle parking), 4.6 (priority parking), 4.8 (ensure commercial parking) and 8.4 (utilize alleys), and Sustainability and Conservation Policy 4.1 (renewable energy generation). . The proposed commercial building, containing five motel units as well as the single-unit motel use with an ancillary registration office have a total Floor Area Ratio of 1.14, is an appropriate land use within the Community Commercial General Plan land use area and Downtown District and will provide overnight accommodations and employment opportunities for the entire community and visitors. The project is pedestrian-oriented with two of the six motel units provided on the ground floor level. The existing single-family residential structure will be retained and the new building will be carefully integrated to retain the town’s eclectic charm. The new building will be three stories in height and will directly abut the neighboring residences at 64 10th Street and 69 10th Court. Required parking is provided through a mixture of 4 on-site tuck-under spaces, with 2 spaces to be paid in lieu. The project is conditioned to require a bicycle rack for at least eight (8) bicycles be maintained on-site at all times and that a minimum of four (4) shared bicycles be provided on-site for motel guests and that the motel promote their availability when making reservations online. The project incorporates an City of Hermosa Beach Printed on 5/3/2022Page 10 of 12 powered by Legistar™35 Staff Report REPORT 19-0395 electric vehicle charging station and designates an area on the roof for future solar panels. Additionally, the project will comply with the current edition of the California Building Codes, including the Green Code (Title 24 Part 11) and Energy Code (Title 24 Part 6) as adopted by the City of Hermosa Beach (HBMC Title 15). Therefore, the project is consistent with the City’s long-term vision provided in the General Plan and the project allows the City to meet its goals. The City, through an agreement with the Coastal Commission as part of our certified Coastal Land Use Plan (LUP) (certified in 1981 and amended as recently as 2004), has an approved parking in-lieu fee program. The basic concept is to allow for the development of smaller properties in the downtown where it is not possible or not practical to provide all required parking on-site. Currently the fee amount is $28,900 per required parking space not provided on-site. The fee was established by resolution of the City Council and was based on an appraisal completed in July 2006. The in-lieu funds are used to mitigate increased parking demand. The threshold limit was established at 100 parking spaces in 1982 and the City has not yet reached this threshold. Currently 66 in-lieu parking spaces have been approved by the City to date. If the applicant’s request to purchase 2 in-lieu spaces is approved, the City’s inventory of available in-lieu spaces will be reduced to 32. Once the City reaches the 100 space threshold additional parking must be constructed or, no additional in-lieu parking may be authorized. The current inventory of approved parking in-lieu spaces is attached. Summary: Based on the analysis above, staff finds that the revised project responds to and addresses the Commission’s concerns expressed at their July 17, 2018 meeting that led to the previous project being denied. The proposed Precise Development Plan 19-2 and Parking Plan 19-2, as conditioned, are consistent with applicable sections of the Hermosa Beach Municipal Code and PLAN Hermosa. Staff recommends the Planning Commission adopt the attached resolutions approving the PDP and Parking Plan and adopting the Mitigated Negative Declaration. Attachments: 1.Draft Resolution of Approval for Proposed Precise Development Plan 2.Draft Resolution of Approval for Proposed Parking Plan 3.PC Reso 18-23 Denying Prior 70 10th Street Project 4.Site Photos 5.Project Plans and Project Renderings 6.Applicant Flyer/Handout to Public for Outreach 7.Initial Study and Mitigated Negative Declaration 8.Historical Resources Report 9.Notice of intent to adopt a Mitigated Negative Declaration (filing number 2019144257) 10.Current Inventory of City-approved Parking In-Lieu Spaces 11.Link to City’s Downtown Rideshare Zones 12.Public Notification 500 Foot Radius Map 13.Public Notification Legal Posters 14.Public Comment Letter- 1 15.Public Comment Letters 2, 3 and 4 Respectfully Submitted by: Nicole Ellis, Associate Planner Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 11 of 12 powered by Legistar™36 Staff Report REPORT 19-0395 City of Hermosa Beach Printed on 5/3/2022Page 12 of 12 powered by Legistar™37 Page 1 – Precise Development Plan 19-2 P.C. RESOLUTION 19-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN TO ALLOW A SIX-UNIT MOTEL PROJECT BY CONSTRUCTING A NEW THREE-STORY, DETACHED 2,744 SQUARE FOOT COMMERCIAL BUILDING CONTAINING FIVE UNITS, TO BE CONSTRUCTED BEHIND THE EXISTING 1,841 SQUARE FOOT SINGLE-FAMILY RESIDENCE WHICH WILL BE CONVERTED TO AN ADDITIONAL UNIT WITH A 212 SQUARE FOOT ANCILLARY REGISTRATION OFFICE, AND A PARKING PLAN TO ALLOW THE 6-SPACE PARKING REQUIREMENT TO BE MET WITH 4 ON-SITE SPACES (INCLUDING 1 TANDEM SPACE) PLUS FEES IN LIEU FOR 2 SPACES, ON A 4,023 SQUARE FOOT LOT IN THE C-2 (RESTRICTED COMMERCIAL) ZONING DISTRICT AT 70 10TH STREET; AND ADOPTING THE MITIGATED NEGATIVE DECLARATION. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed on March 21, 2019, requesting approval of Precise Development Plan 19-2 to allow a six-unit motel project by constructing a new three-story, detached 2,744 square foot commercial building containing five units, to be constructed behind the existing 1,841 square foot single-family residence which will be converted to an additional unit with a 212 square foot ancillary registration office, and a Parking Plan 19-2 to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces, on a 4,023 square foot lot in the C-2 (Restricted Commercial) zoning district at 70 10th Street; and adoption of a Mitigated Negative Declaration. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application on June 18, 2019 at which time testimony and evidence, both oral and written, was presented to and considered by the Planning Commission. Section 3. Pursuant to the California Environmental Quality Act, the City prepared a Mitigated Negative Declaration (MND) for the proposed project. The MND identified that potential impacts related to generation of excessive groundborne vibration or groundborne noise levels were potentially significant, but this impact was determined to be less than significant with a measure to ensure that vibration levels would be reduced if they reach a certain level and standard conditions of approval for this project. On May 23, 2019 a notice of intent to adopt a Mitigated Negative Declaration (filing number 2019144257) was recorded and published online on the Los Angeles County Clerk CEQA Notice page and notice to the public was provided on the City’s website the same day. The 20 day public review period began on May 25, 2019 and ended on June 6, 2019. No comments were received. A public hearing was held at the time of the Planning Commission’s consideration of the request on June 18, 2019. The use of heavy construction equipment has the potential to exceed allowable groundborne vibration levels. The adjacent residence to the west at 64 10th Street is a beach cottage constructed in 1914. Because of the age and historic significance of the existing structure on site and the adjacent structure, these nearby structures must be considered especially sensitive to vibration impacts. The proposed Mitigated Negative Declaration includes a monitoring and vibration reduction measure indicating, “During the periods of site preparation when heavy equipment (such as a 315 excavator and 953 track 38 Page 2 – Precise Development Plan 19-2 loader, or similar) will be in use, vibration levels at site’s western property line adjacent to the neighboring residential structure at 64 10th Street and at or near the southern foundation of the historic resource on site will be monitored by an acoustic engineer. The monitoring shall be performed by a registered engineer of INCE (Institute of Noise Control Engineering) certified engineer with expertise in vibration monitoring. In the event that vibration is found to exceed the perceptibility threshold of 001 inches per second, the methods and/or equipment used on-site shall be immediately modified to reduce vibration below the 0.01 level. Results of the acoustic monitoring and associated avoidance methods, if any, shall be provided to the Community Development Director in the form of a memorandum prepared by the acoustic engineer in a timely manner.” A condition of approval is also included which provides specificity on how this mitigation measure must be implemented stating that “Prior to issuance of any type of construction-related permits, the developer shall provide evidence that a registered engineer or INCE (Institute of Noise Control Engineering) certified engineer with expertise in vibration monitoring has been hired, and that the scope of work and frequency/availability of the engineer is adequate, to the satisfaction of the Community Development Director.” The Mitigated Negative Declaration prepared for this project reflects the City’s independent judgment and analysis. The Planning Commission finds that, with implementation of the above-referenced measure which is hereby included as a condition of approval, there is no substantial evidence that the project would have a significant impact on the environment and finds the Initial Study and Mitigated Negative Declaration adequate and complete. The Planning Commission hereby adopts the Mitigated Negative Declaration. The record of proceedings for this MND are maintained in the Hermosa Beach Community Development Department 1315 Valley Drive, Hermosa Beach CA 90254. On May 13, 2019 the City provided a courtesy notification letter to the Gabrieleno Band of Mission Indians – Kizh Nation Tribe advising them of the revised project at 70 10th Street. The only change to the project previously considered by the Tribe was to the project uses (from the previously proposed office and retail uses to the current proposed motel use). The construction activities and building and site design will be no different. In the letter we asked that the Tribe respond by no later than Monday May 20th, 2019, with any information based on the project changes to reopen the consultation process. While we did receive an initial email response, we did not hear back from our May 13th, 22nd and 28th emails and phone calls and have received no information based on the project changes to reopen the consultation process. The consultation was deemed concluded for the original project on May 22, 2018. The City sent a courtesy notice to the Tribe of project changes on May 13, 2019 and did not receive any additional evidence to change the conclusions in both the 2018 and 2019 Mitigated Negative Declaration or to warrant reopening the consultation process. Having met the requirements of AB 52, the City sent a letter on June 13, 2019, considering the consultation process concluded. Section 4. Based on the testimony and evidence received, the Planning Commission makes the following findings pertaining to the application for the Precise Development Plan pursuant to H.B.M.C. Section 17.58.030: 1. Distance from existing residential uses in relation to negative effects: Two residential units are located immediately west of the subject property. The rear residence (69 10th Court) is located at the subject property’s west property line and the front residence (64 10th Street) is located approximately 39 Page 3 – Precise Development Plan 19-2 three feet from the subject property’s west property line. The proposed building is designed with the motel guest entrance/exits and covered walkways located along the east side of the building (Hermosa Avenue frontage) which are oriented away from nearby residential uses, and vehicular access is provided from 10th Court. Motels are permitted by right within the C-2 zone and all noise from the motel use operations will be contained within the fully enclosed building. Pursuant to HBMC Section 8.24.040, the City’s Noise Ordinance restricts commercial activities that are plainly audible from a residential dwelling unit’s property line from 10:00 p.m. to 8:00 a.m. daily. Lighting will be installed around the building and is required to be downcast so to not disturb neighboring residential uses. The project is conditioned to require lighting be downcast and be non-disruptive to nearby uses. Lighting shall conform to HBMC Section 17.44.160(C). The existing single-family 1911 bungalow structure will be adaptively re-used as one of the motel units and includes a 212 square foot ancillary registration office, and to maintain the historic integrity of the structure, no physical changes are proposed. The majority of the motel use will be conducted indoors, with the exception of the front porch which will be available to the guests of the motel’s single unit. The interior of the structure is being converted from three bedrooms to two bedrooms and 212 square feet of the first floor will be converted to an ancillary registration office. The ancillary registration office will be operated by a manager daily between 9am to 1pm who will assist with concierge services, tenant check in and checkout, and daily cleaning of the units by an outside cleaning service. The motel units will be "smart units" where the renters will be able to access information and pay online. Therefore, negative impacts to existing residential uses are not anticipated. 2. The amount of existing or proposed off-street parking in relation to actual need: Motels require one space for each unit. The proposed project consists of six motel units which require a total of six parking spaces. HBMC Section 17.44.040 (E) 2.b. requires building sites, where buildings will exceed a 1:1 gross floor area to building site area ratio, to provide a minimum of 25% of the required parking on-site with the remaining required parking authorized to be paid through in-lieu fee contributions with approval of a Parking Plan. The proposed project FAR totals 1.14, therefore, a minimum of 2 parking spaces (25% of 6 spaces) must be provided on-site. The proposal includes 4 parking spaces on-site with 2 in-lieu spaces requested. Additionally, a bicycle rack for at least eight (8) bicycles will be maintained on-site at all times and a minimum of four (4) shared bicycles will be provided on-site for motel guests and the motel will promote their availability when making reservations online. The purpose of the in-lieu fee program is to collect funds which can be used to for future improvements to the City’s public parking. A Parking Plan is requested to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces. To provide some context in considering the request for approval of 2 in-lieu spaces, the following is a list of the largest in-lieu parking requests approved by the City to date. 20 spaces at 1301 Hermosa Avenue; 16 spaces at 906-910 Hermosa Avenue; 13 spaces at Pier Plaza; 7 spaces at 1429 Hermosa Avenue; 5 spaces at 51 Pier Avenue; and 5 spaces at 117 Pier Avenue. Peak parking demand for hotel/motel uses typically occurs during overnight hours from 9:00 p.m. to 10:00 a.m. daily. Motel uses have peak times which coincide with times of the week where public 40 Page 4 – Precise Development Plan 19-2 parking is more available when compared to general retail and office uses. The nearest public surface parking lot, which contains 130 parking spaces, is located approximately 1 block (300 feet) away at 1101 Hermosa Avenue (Lot A) . Lot B contains 37 parking spaces and is located north of 13th Court; between Hermosa Avenue and Beach Drive, and is approximately two and a half blocks (750 feet) away. The public parking structure containing 261 parking spaces located at 13th Street and Hermosa Avenue (Lot C) is located approximately 3 blocks (900 feet) away. The overall public parking lot occupancy for Lots A, B and C is between 79% to 95% during weekday evenings and weekend afternoons. Public parking spaces are provided throughout the Downtown, which is located within Zone 2 of the Coastal Zone public parking supply (between 16th Street and 8th Street and as far east as Ardmore Avenue). In Zone 2, through a combination of public parking lots and metered street parking spaces, occupancy rates range between 51% and 62% during weekday evenings and weekend afternoons. 3. The combination of uses proposed, as they relate to compatibility: The subject site will contain a total of six motel units. The single-family residence will be converted to one of the motel units and includes a 212 square foot ancillary registration office. Motels are permitted by right within the C-2 zone, and all noise from the motel use operations will be contained within the fully enclosed building. The on-site motel use is consistent with the surrounding mixture of commercial uses such as general and medical office, retail and restaurant uses. Therefore, adverse impacts are not anticipated. 4. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area: The project will not introduce any hazards to mobility, as alterations to the surrounding streets are not proposed and the project’s proposed modifications will not impact emergency access to the site. Emergency access and fire lanes and ingress and egress points will be maintained in full compliance with the Building and Safety Code and Fire Code. The project does not propose any features or modifications to existing circulation facilities that would have the potential to conflict with transportation/mobility plans. Additional peak hour trips generated by the proposed project are expected to be two additional trips during a.m. and p.m. peak hours which is well below the standard threshold of significance of 50 trips during a peak hour, indicating the project does not have the potential to result in significant impacts related to the capacity of local or regional roads or intersections. Therefore, adverse impacts are not anticipated. 5. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area: The new commercial building will be detached and located approximately six feet behind the existing on-site single-family residence. In doing so, the project will preserve the small scale character as viewed from 10th Street. Although the new building is not required to be compatible with the bungalow or the eligible historic district in scale or massing, it is important that the new building does not impact the integrity of the eligible 10th Street Beach Bungalow Historic District to the extent that the district would no longer be eligible for historic listing. Architectural treatments and design elements include painted lap siding, wood trim, wood picket railing, exposed rafter tails, masonry walls and covered and recessed walkways and balconies to provide a more pedestrian friendly streetscape. The elevator housing unit will exceed the 30-foot height limit by the minimum amount necessary to meet the California Building Code (approximately 3.66 feet) pursuant to HBMC Section 17.46.010 and will occupy less than 5% of the roof area (approximately 3.45%). No signage is currently proposed. The project is conditioned to require a sign permit for new signage at the subject site in conformance with HBMC Section 17.50. 6. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools: The proposed building is designed with the motel guest entrance/exits and covered walkways located along 41 Page 5 – Precise Development Plan 19-2 the east side of the building (Hermosa Avenue frontage) which are oriented away from nearby residential uses. The project will maintain the existing vehicular access point provided by a driveway along the south alley (10th Court). The vehicular ingress/egress point is oriented to the south, across from an existing commercial building, where it is least impactful to nearby residences and will additionally limit impacts to street traffic on Hermosa Avenue. No new curb cuts are proposed and all on-street parking spaces will be preserved. No impacts are anticipated. The new building which abuts the Hermosa Avenue sidewalk will be recessed back approximately three to six feet and will contain covered walkways to provide a more pedestrian oriented frontage along Hermosa Avenue. 7. Noise, odor, dust and/or vibration that may be generated by the proposed use: The short duration of noise events generated during the anticipated 12-18 month construction period will temporarily result in increased ambient noise levels, but will not significantly impact the ambient noise environment over the long term or for a significant period of time. Compliance with the City’s Noise Ordinance will effectively ensure that the project does not exceed adopted standards and successfully avoids significant construction-related temporary noise impacts. Motels are permitted by right within the C-2 zone, and all noise from the motel use operation will be contained within the fully enclosed building, with the exception of the front porch (fronting along 10th Street) which will be available to the guests of the motel’s single unit. The interior of the structure is being converted from three bedrooms to two bedrooms and 212 square feet of the first floor will be converted to an ancillary registration office. The ancillary registration office will be operated by a manager daily between 9am to 1pm who will assist with concierge services, tenant check in and checkout, and daily cleaning of the units by an outside cleaning service. The motel units will be "smart units" where the renters will be able to access information and pay online. As such, significant noise impacts from the long-term operations are not anticipated. The use of heavy construction equipment has the potential to exceed allowable groundborne vibration levels. The adjacent residence to the west at 64 10th Street is a beach cottage constructed in 1914. Because of the age and historic significance of the existing structure on site and the adjacent structure, these nearby structures must be considered especially sensitive to vibration impacts. The Mitigated Negative Declaration requires compliance with a mitigation measure requiring that, “During the periods of site preparation when heavy equipment (such as a 315 excavator and 953 track loader, or similar) will be in use, vibration levels at site’s western property line adjacent to the neighboring residential structure at 64 10th Street and at or near the southern foundation of the historic resource on site will be monitored by an acoustic engineer. The monitoring shall be performed by a registered engineer of INCE (Institute of Noise Control Engineering) certified engineer with expertise in vibration monitoring. In the event that vibration is found to exceed the perceptibility threshold of 001 inches per second, the methods and/or equipment used on-site shall be immediately modified to reduce vibration below the 0.01 level. Results of the acoustic monitoring and associated avoidance methods, if any, shall be provided to the Community Development Director in the form of a memorandum prepared by the acoustic engineer in a timely manner.” The project is conditioned to require the applicant submit a demolition and construction management plan for review and approval by the City Building Official at time of Building Permit submittal. The project is also conditioned to require the applicant to hold a pre-demolition/ construction meeting. HBMC Section 8.12 requires adequate solid waste collection and disposal facilities for all developments. A minimum four cubic yard roll off container is needed for the six- unit motel use. A fully enclosed trash enclosure with a roof will be provided along the west side of the existing structure where the container can be rolled to the edge of the property along 10th Street. Although that space is 42 Page 6 – Precise Development Plan 19-2 not large enough to meet the minimum dimensions for a parking stall, the area has been informally used to park vehicles, such as a golf cart. The project is conditioned to require the area be adequately signed to prohibit parking in that area. Therefore, with implementation of the mitigation measure and various conditions of approval, adverse impacts are not anticipated. 8. Impact of the proposed use to the city’s infrastructure, and/or services: The existing site has available utilities and services. The site has historically been occupied by a residential use. The City’s Public Works Department has confirmed that that adequate capacity exists to provide utilities for the proposed development. 9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms: An Initial Study and Mitigated Negative Declaration was prepared to analyze the proposed project. The Initial Study/Mitigated Negative Declaration determined that, with implementation of one mitigation measure (included as a condition of approval within this resolution), the project will not result in any significant environmental impacts. 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. The project is conditioned such that upon final approval of the Precise Development Plan the property owner shall be required to file with the City of Hermosa Beach the necessary business license for the motel use and file the transient occupancy tax (TOT) reports and payments with the City of Hermosa Beach. The applicant proposes to install an electric vehicle charging station and the adjacent parking space will be non-exclusive and may be occupied by a non-electric vehicle. In addition, an area on the roof has been designated for future solar panels. The size and quantity of panels will be determined at time of plan check and are subject to a separate permit. Additionally, the project will comply with the current edition of the California Building Codes, including the Green Code (Title 24 Part 11) and Energy Code (Title 24 Part 6) as adopted by the City of Hermosa Beach (HBMC Title 15). The project energy consultant will prepare calculations to illustrate compliance with the minimum standards to meet code. The California Building Codes and Green and Energy Codes require installation of building insulation, energy windows, occupancy/vacancy sensors on outlets and light fixtures, motion sensor light fixtures within stairways, energy efficient light fixtures (LED or florescent) throughout the interior and exterior and require compliance with mandatory star rated energy efficient mechanical systems, appliances, and electronics such as televisions to ensure no wasteful, inefficient, or unnecessary energy consumption. Therefore, the project will not result in wasteful, inefficient or unnecessary consumption of energy. Section 5. Based on the foregoing, the Planning Commission hereby approves the proposed Precise Development Plan 19-2 subject to the following Conditions of Approval: 1. The project consisting of a six-unit motel development shall be substantially consistent with plans and application submitted and approved by the Planning Commission on June 18, 2019. 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, or building exterior which alter the primary function of the use as a motel shall be subject to review and approval by the Planning Commission. 43 Page 7 – Precise Development Plan 19-2 2. The subject site shall additionally comply with Parking Plan P.C. Resolution 19-XX. 3. Prior to the submittal of structural plans to the Building Division for plan check an ‘Acceptance of Conditions’ affidavit and recording fees shall be filed with the Planning Division of the Community Development Department stating that the applicant/property owner is aware of, and agrees to accept, all of the conditions of this permit of approval. 4. Upon final approval of the Precise Development Plan the property owner shall file with the City of Hermosa Beach the necessary business license for the motel use and file the transient occupancy tax (TOT) reports and payments with the City of Hermosa Beach. 5. The applicant shall obtain and provide evidence to the Community Development Director of an approved Coastal Development Permit prior to issuance of the building permit. 6. Prior to issuance of any type of construction-related permits, the developer shall provide evidence that a registered engineer or INCE (Institute of Noise Control Engineering) certified engineer with expertise in vibration monitoring has been hired, and that the scope of work and frequency/availability of the engineer is adequate, to the satisfaction of the Community Development Director. 7. During the periods of site preparation when heavy equipment is used (such as a 315 excavator and 953 track loader, or similar), vibration levels at the project site’s western property line adjacent to the residential structure at 64 10th Street and at or near the southern foundation of the historical residence on-site, shall be monitored by an acoustic engineer. The monitoring shall be performed by a registered engineer or INCE (Institute of Noise Control Engineering) certified engineer, with expertise in vibration monitoring. In the event that vibration is found to exceed the perceptibility threshold of 0.01 inches per second, the methods and/or equipment used on-site shall be immediately modified to reduce vibration below the 0.01 level. Results of the acoustic monitoring and associated avoidance methods, if any, shall be provided to the Community Development Department in the form of a memorandum prepared by the acoustic engineer in a timely manner. 8. 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. 9. The elevator housing unit shall be subject to Hermosa Beach Municipal Code Section 17.46.010 and shall occupy no more than 5% of the total roof area. 10. All exterior lighting shall be downcast and 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 (three 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. 44 Page 8 – Precise Development Plan 19-2 11. Lighting for signage must be downcast and non-disruptive to nearby uses and compliant with HBMC Section 17.50 (Signs). 12. A sign permit shall be obtained for new signage at the subject site in conformance with HBMC Section 17.50. 13. An trash enclosure facility with roof, capable of accommodating a minimum four-yard roll off container shall be located along the west side of the existing structure, and the area shall be adequately identified with surface paint as well as vertical (building or pole mounted) signage to prohibit parking in that area, subject to review and approval of the Community Development Director. 14. A bicycle rack for at least eight (8) bicycles shall be maintained on-site at all times. a. A minimum of four (4) shared bicycles shall be provided on-site for motel guests and the motel shall promote their availability when making reservations online. 15. The exterior of the premises shall be maintained in a neat and clean manner, and maintained free of graffiti at all times. 16. 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. 17. The establishment shall not adversely affect the welfare of the residents, and/or commercial and residential establishments nearby. 18. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44) and install permeable surfaces in the parking lot 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 portion of roof drainage shall be routed to on-site permeable areas. No drainage shall flow over any driveway or sidewalk. Low Impact Development calculations and documentation such as Appendix D and E of the Storm Water LID Guidelines must be submitted to the Public Works Department at time of grading and plan check along with an erosion control plan. 19. If the drainage of surface waters onto the property requires a sump pump to discharge said 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. 45 Page 9 – Precise Development Plan 19-2 The recorded agreement must be filed with the City prior to issuance of the Certificate of Occupancy. 20. The project and operations shall comply with all requirements of the Building Division, Public Works Department and Fire Department, and the City of Hermosa Beach Municipal Code. 21. Building plans shall be submitted to the Los Angeles County Fire Department for review and approval. Final fire inspections shall be coordinated with the Los Angeles County Fire Department. 22. The project shall maintain in conformance with all other applicable regulatory agency requirements and standards, including but not limited to: Los Angeles County Health Department, California Disabled Access Standards (Government Code Title 24), and Los Angeles County National Pollutant Discharge Elimination System Permit (NPDES). 23. The applicant shall submit a demolition and construction management plan (and shall hold a pre-demolition/construction meeting) for review and approval to the City Building Official at time of Building Permit submittal. a. 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. b. The form of the notification shall be provided by the Planning Division of the Community Development Department. c. Building permits will not be issued until the applicant provides an affidavit certifying mailing of the notice. d. Project construction shall conform to the Noise Control Ordinance requirements in Section 8.24.050. Allowed hours of construction shall be printed on the building plans and posted at construction site. e. During construction traffic control measures, including flagmen, shall be utilized to preserve public health, safety, and welfare. 24. 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. 25. Civil engineering plans shall be prepared by a licensed civil engineer and conceptually approved by the Public Works Department prior to submitting an application for Building Permits. 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 Municipal Code and Public Works specifications and shall be filed with the Community Development Department. 26. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on street. 46 Page 10 – Precise Development Plan 19-2 27. Project construction shall protect private and public property in compliance with Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including if required, an approved Residential or Commercial Encroachment Permit. 28. 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. 29. The practice of washing and rinsing floor mats, equipment, tables, etc., or discharge of any liquids, other than Stormwater, onto the public right-of-way, into the parking lot drain or storm drains, is strictly prohibited. Discharge of liquids or wash water shall be limited to the sanitary sewer. 30. Exterior and interior water use shall comply with Chapter 8.56. 31. 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. 32. 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 Precise Development Plan. 33. Approval of this permit shall expire twenty-four (24) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. Section 6. This permit shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this permit. The Precise Development Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to 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 47 Page 11 – Precise Development Plan 19-2 and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. Section 7. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. No. 19-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 June 18, 2019. ______________________________ ______________________________ David Pedersen, Chairman Ken Robertson, Secretary _________ , 2019 Date 48 Page 1- Parking Plan 19-2 P.C. RESOLUTION 19-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PARKING PLAN TO ALLOW THE 6-SPACE PARKING REQUIREMENT TO BE MET WITH 4 ON-SITE SPACES (INCLUDING 1 TANDEM SPACE) PLUS FEES IN LIEU FOR 2 SPACES, FOR A SIX-UNIT MOTEL PROJECT CONSISTING OF A NEW THREE-STORY, DETACHED 2,744 SQUARE FOOT COMMERCIAL BUILDING CONTAINING FIVE UNITS, TO BE CONSTRUCTED BEHIND THE EXISTING 1,841 SQUARE FOOT SINGLE-FAMILY RESIDENCE WHICH WILL BE CONVERTED TO AN ADDITIONAL UNIT WITH A 212 SQUARE FOOT ANCILLARY REGISTRATION OFFICE, ON A 4,023 SQUARE FOOT LOT IN THE C-2 (RESTRICTED COMMERCIAL) ZONING DISTRICT AT 70 10TH STREET; AND ADOPTING THE MITIGATED NEGATIVE DECLARATION. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed on March 21, 2019, requesting approval of Parking Plan 19-2 to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces, for a six-unit motel project (Precise Development Plan 19-2) consisting of a new three-story, detached 2,744 square foot commercial building containing five units, to be constructed behind the existing 1,841 square foot single-family residence which will be converted to an additional unit with a 212 square foot ancillary registration office, on a 4,023 square foot lot in the c-2 (restricted commercial) zoning district at 70 10th street; and adopting the Mitigated Negative Declaration. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application on June 18, 2019 at which time testimony and evidence, both oral and written, was presented to and considered by the Planning Commission. Section 3. Pursuant to the California Environmental Quality Act, the City prepared a Mitigated Negative Declaration (MND) for the proposed project and the City adopted an MND pursuant to Precise Development Plan Resolution No. 19-XX. 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 (HBMC) Section 17.44.210: 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 through payment of parking spaces in-lieu and for use of tandem parking spaces. Motels require one space for each unit. The proposed project with consist of six motel units which requires a total of six parking spaces. HBMC Section 17.44.040 (E) 2.b. requires building sites, where buildings will exceed a 1:1 gross floor area to building site area ratio, to provide a minimum of 25% of the required parking 49 Page 2- Parking Plan 19-2 on-site with the remaining required parking authorized to be paid through in-lieu fee contributions with approval of a Parking Plan. A Parking Plan is requested to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces. Peak parking demand for motel uses typically occurs during overnight hours from 9:00 p.m. to 10:00 a.m. daily. Motel uses have peak times which coincide with times of the week where public parking is more available when compared to general retail and office uses. The nearest public surface parking lot, which contains 130 parking spaces, is located approximately 1 block (300 feet) away at 1101 Hermosa Avenue (Lot A) . Lot B contains 37 parking spaces and is located north of 13th Court; between Hermosa Avenue and Beach Drive, and is approximately two and a half blocks (750 feet) away. The public parking structure containing 261 parking spaces located at 13th Street and Hermosa Avenue (Lot C) is located approximately 3 blocks (900 feet) away. The overall public parking lot occupancy for Lots A, B and C is between 79% to 95% during weekday evenings and weekend afternoons. Public parking spaces are provided throughout the Downtown, which is located within Zone 2 of the Coastal Zone public parking supply (between 16th Street and 8th Street and as far east as Ardmore Avenue). In Zone 2, through a combination of public parking lots and metered street parking spaces, occupancy rates range between 51% and 62% during weekday evenings and weekend afternoons. In addition, a minimum of 2 parking spaces (25% of 6 spaces) must be provided on-site, and the proposal is that 4 parking spaces (66.67%) be provided on-site. Additionally, a bicycle rack for at least eight (8) bicycles will be maintained on-site at all times and a minimum of four (4) shared bicycles will be provided on-site for motel guests and the motel will promote their availability when making reservations online. The proposed parking is sufficient to satisfy parking demand during peak periods. Alternative transportation options for motel occupants which may provide parking relief, include ride sharing services (Uber and Lyft) and bus lines 130 and 109 which have stops along Hermosa Avenue. The Parking Analysis conducted for the proposed Strand and Pier Hotel project (11 and 19 Pier Ave., 1250 and 1272 The Strand, and 20, 30, and 32 13th St.), indicated through traffic counts for the Beach House Hotel (containing 96 rooms) that during the Friday evening peak hour (June 23, 2017), there were 12 Uber/Lyft trips (approximately 35% of the total trips) which suggests that a large portion of motel guests may arrive via Uber/Lyft. Section 6. Based on the foregoing, the Planning Commission hereby approves the proposed Parking Plan 19-2 subject to the following Conditions of Approval: 1. The project consisting of a six-unit motel development shall be substantially consistent with plans and application submitted and approved by the Planning Commission on June 18, 2019. 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, or building exterior which alter the primary function of the use as a motel shall be subject to review and approval by the Planning Commission. 50 Page 3- Parking Plan 19-2 2. The subject site shall additionally comply with Precise Development Plan P.C. Resolution 19-XX. 3. Prior to the submittal of structural plans to the Building Division for plan check an ‘Acceptance of Conditions’ affidavit and recording fees shall be filed with the Planning Division of the Community Development Department stating that the applicant/property owner is aware of, and agrees to accept, all of the conditions of this permit of approval. 4. The applicant shall obtain and provide evidence to the Community Development Director of an approved Coastal Development Permit prior to issuance of the building permit. 5. In order to compensate for a lack of required parking on-site, the applicant shall contribute fees to the City’s parking improvement fund in lieu of the additional required two (2) parking spaces, as set forth in HBMC Section 17.44.040(E) of the Zoning Ordinance, at the amount of $28,900 as set forth by resolution of the City Council. The payment of fees in-lieu of required parking shall be made prior to issuance of building permits. 6. The motel shall provide 4 parking spaces on-site at all times. a. The parking lot shall be designed and striped in compliance with HBMC Chapter 17.44. b. The parking lot shall be fully available for and limited to employee and motel guest parking during all hours of operation and back of house functions. 7. A bicycle rack for at least eight (8) bicycles shall be maintained on-site at all times. a. A minimum of four (4) shared bicycles shall be provided on-site for motel guests and the motel shall promote their availability when making reservations online. 8. A sign permit shall be obtained for new signage at the subject site in conformance with HBMC Section 17.50. 9. 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. 10. 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 resulting from the subject use. 11. Approval of this permit shall expire twenty-four (24) months from the date of approval by the Planning Commission, unless significant construction or 51 Page 4- Parking Plan 19-2 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 7. This permit shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this permit. The Parking Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. Section 8. 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. 19-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 June 18, 2019. 52 Page 5- Parking Plan 19-2 ______________________________ ______________________________ David Pedersen, Chairman Ken Robertson, Secretary _______ _, 2019 Date 53 54 55 56 Site Photos Aerial looking southwest at subject site and surrounding area Aerial looking west at subject site and surrounding area 57 Street view looking south at subject site from 10th Street Street view looking west at subject site from Hermosa Avenue and 10th Street 58 Street view looking west at subject site from Hermosa Avenue Street view looking east at subject site from 10th Street Street view looking west at subject site from Hermosa Ave looking down the 10th Ct alley 59 Street view looking south at subject site from Hermosa Avenue sidewalk Street view looking west at subject site from Hermosa Ave sidewalk looking down the 10th Ct alley 60 61 62 ELECTRICALELECTRICALELECTRICAL 10TH STREETHERMOSA AVENUE10TH COURT1 STD 2 TND 3 STD 4 ACS 98.9 0' P.C. 99.90' P.C. 10 0 . 2 8 ' P. C .99.94'P.C. PROPOSED THREE-STORY 2,744 SQ.FT. 5-UNIT MOTEL 3'-3 1/2" 42'-2 1/2"4'-10"N 12°10'00" W 94.99' (E) CONCRETE SIDEWALKS 77°26'51" W42.37'(E) CONCRETE SIDEWALK30'-0"8'-6"26'-3 1/2"2'-9"42'-4 1/2"18'-1"27'-4 1/2" 3'-8" CLR. EXISTING TWO-STORY 1,841 SQ. FT. SINGLE FAMILY DWELLING STRUCTURE TO REMAIN AS 1-UNIT MOTEL USE WITH ANCILLARY REGISTRATION OFFICE. 95'-0"20'-0"10'-0" CL CL 1 1 1 2 3 6 5 10 12 4 11 9 7 7 13 14 15 16 15 16 17 18 14 6'-1"43'-5" 19 20S 12°10'00" E 95.01'S 77°27'45" W42.37'21 7'-2 1/2"9'-4 1/2" 3'-4 1/2"1'-6 3/4"5'-9 1/2" 7 3'-0 3/4"22 23 23 23 23 23 99 16'-9 1/2"7'-8 1/2"16'-10 1/2"7'-8 1/2"23'-0"21'-2" 7'-11"18'-0"A1.1 PROPOSED SITE PLAN SCALE:13/16"=1'-0"PROPOSED SITE PLAN SITE PLAN KEYNOTES PROPERTY LINE1 (E) THREE STORY BUILDING2 (E) ONE STORY BUILDING3 (N) FIRST LEVEL BUILDING PERIMETER4 (N) SECOND LEVEL BUILDING PERIMETER5 (N) THIRD LEVEL BUILDING PERIMETER6 (N) LANDSCAPE PLANTER AREA (51 SF)7 (N) PEDESTRIAN PATH OF TRAVEL8 (E) PARKING METER9 (E) POWER/LIGHT POLE10 PARKING AREA11 12 (E) TWO-STORY BUILDING TO REMAIN (E) LANDSCAPE PLANTER AREA (38 SF)13 (E) ROOF LINE ABOVE14 (E) BRICK SURFACE15 (E) WOOD DECK PORCH16 (E) BRICK STEP ENTRY17 18 (E) CURB (N) BIKE RACK FOR 8 BIKES19 (N) TRASH ENCLOSURE FOR 4 CU.YRD TRASH BIN20 (N) 6'-0" MAX. HEIGHT STUCCO SURFACE TREATED MASONRY PROPERTY LINE WALL. FINAL MATERIAL AND COLOR TO BE REVIEWED AND APPROVED BY THE DIRECTOR. 21 All ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATES ARCHITECTURE Larry Peha, A.I.A 67 14TH STREET HERMOSA BEACH, CA. 90254 PHONE: (310) 372 - 1755 FAX: (310) 376 - 6837 E-MAIL: pa@pehaarch.com Web: www.pehaarch.com DATE ISSUE/REVISION 17/06/27 PLANNING SUBMITTAL DATE: DRAWN: JOB NO. DRAWING TITLE DRAWING NUMBER 1601 PS 19.05.01NEW MOTEL BUILDING FOR:B&J CAPITAL GROUPINVESTIMENTS70 10th STREET., HERMOSA BEACH, CA 9025417/09/07 PARKING PLAN & P.C. RESUBMIT 17/12/21 P.C. RESUBMIT 19/01/31 P.C. RESUBMIT 19/05/01 P.C. RESUBMIT (N) 6'-0" MAX. HEIGHT BLOCK WALL22 (E) METERED STREET PARKING. SEE PLANS FOR DIMENSIONS. 23 63 DINING AREA LIVING AREAPLAY AREA KITCHEN LAUNDRY BATH #1 UP10TH ST.HERMOSA AVE.LPCAPBPMPMDNDECK COVERED PORCH4 A3.00 1 A3.00 2 A3.00 3 A3.00 T L SHWR SHWR REFRANGEW D S 9 8 . 9 0 'P.C.99.90'P.C.100.28'P.C.99.94'P.C.S 77°26'51" W42.37'S 77°27'45" W42.37'N 12°10'00" W 94.99' S 12°10'00" E 95.01'DN3'-0 3/4"(E)1'-6 3/4"(E)9'-7 1/4" (E)3'-0 3/4"(E)3'-5 3/4" (E) 3'-4 1/2" (E)7'-2 1/2"(E)2'-6"(E)ROOFEAVE2'-6"(E)ROOFEAVE6" (E) ROOF EAVE4'-8 1/2"(E)6 3/4"(E)51'-7" (E) 50'-7" (E) 2'-10 1/2" (E)All ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATES ARCHITECTURE Larry Peha, A.I.A 67 14TH STREET HERMOSA BEACH, CA. 90254 PHONE: (310) 372 - 1755 FAX: (310) 376 - 6837 E-MAIL: pa@pehaarch.com Web: www.pehaarch.com DATE ISSUE/REVISION 17/06/27 PLANNING SUBMITTAL DATE: DRAWN: JOB NO. DRAWING TITLE DRAWING NUMBER 1601 PS 19.05.01NEW MOTEL BUILDING FOR:B&J CAPITAL GROUPINVESTIMENTS70 10th STREET., HERMOSA BEACH, CA 90254·PRELIMINARY NOT FOR CONSTRUCTION. ·BID SET 17/09/07 PARKING PLAN & P.C. RESUBMIT 17/12/21 P.C. RESUBMIT 19/01/31 P.C. RESUBMIT 19/05/01 P.C. RESUBMIT A2.01 EXISTING PLANS SCALE:11/4"=1'-0"EXISTING FIRST FLOOR PLAN 64 CLO BEDROOM BATH #2 CLO T LTUB/SHWRBEDROOM CLODN4 A3.00 1 A3.00 2 A3.00 3 A3.0098.90'P.C.99.90'P.C.1 0 0 . 2 8 'P.C.99.94'P.C.S 77°26'51" W42.37'S 77°27'45" W42.37'N 12°10'00" W 94.99' S 12°10'00" E 95.01' 59'-10" (E) 50'-7" (E)3'-0 3/4"(E)9'-4" (E)7'-2 1/2"(E)2'-6"(E)ROOFEAVE2'-6"(E)ROOFEAVE4'-8 1/2"(E)6 3/4"(E)All ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATES ARCHITECTURE Larry Peha, A.I.A 67 14TH STREET HERMOSA BEACH, CA. 90254 PHONE: (310) 372 - 1755 FAX: (310) 376 - 6837 E-MAIL: pa@pehaarch.com Web: www.pehaarch.com DATE ISSUE/REVISION 17/06/27 PLANNING SUBMITTAL DATE: DRAWN: JOB NO. DRAWING TITLE DRAWING NUMBER 1601 PS 19.05.01NEW MOTEL BUILDING FOR:B&J CAPITAL GROUPINVESTIMENTS70 10th STREET., HERMOSA BEACH, CA 90254·PRELIMINARY NOT FOR CONSTRUCTION. ·BID SET 17/09/07 PARKING PLAN & P.C. RESUBMIT 17/12/21 P.C. RESUBMIT 19/01/31 P.C. RESUBMIT 19/05/01 P.C. RESUBMIT A2.02 EXISTING PLANS SCALE:11/4"=1'-0"EXISTING SECOND FLOOR PLAN 65 10TH ST.10TH CT.HERMOSA AVE. N12° 10' 00"W 94.99'S77° 26' 51"W 42.37'S12° 10' 00"E 95.01'S77° 27' 45"W 42.37'98.90'P.C.99.90'P.C.100.28'P. C .99.94'P.C.NO PARKING TVTVT L SHWRSHWR REFRANGEW D S DNUPDNELECTRICALELECTRICALELECTRICAL ELEVATOR LOBBY 120 STAIRS #1 UP UP ELEVATOR SHAFT STAIRS #2 2'-6"42'-4 1/4"3'-8" MIN.CLEAR9'-6"9'-6"12'-0"5'-2"11 3/4"5'-0 1/2"18'-0" 2'-11 1/2"12'-11" 6'-0"9'-0"26'-0"8'-1"2'-7"5'-3"LINE OF 2nd and 3rd FLOORS ABOVE LINE OF 2nd and 3rd FLOORS ABOVE 9'-5"39'-8"42'-3" 16'-2" 1 STD 2 TND 3 STD 4 ADA UP ELEVATOR MACH. ROOM 125 STAIRS #2 41 SQ.FT. ADA GUEST BATHROOM 121B JAN. CLOSET 126 LOCKABLE SURFBOARD RACK FOR 6 BOARDS 14'-0 1/2"12'-11" 45'-0"2"3'-9" 18'-0" 120B 120.1 120A 121A 121B 126A 125A 120.2 121.2 121.3 1 A3.11 1 A3.10 2 A3.10 2 A3.11 121.1MAILBOX DINING AREA LIVING AREA KITCHEN LAUNDRY BATH #1 COVERED PORCH(N) WALL TO MATCH (E)GUEST ROOM 121A 564 SQ.FT. REGISTRATION OFFICE 101 GUEST (N) WALL TO MATCH (E) GUEST ROOM 111 212 SQ.FT.162 SQ.FT.4 A3.00 1 A3.00 2 A3.00 3 A3.00 ENTRY PORCH13'-8"18'-0 1/2" 6" 7"± V.I.F.4'-2 1/2"8'-6"12'-11"6'-4"12'-11" 7'-6" 5'-9 1/2" V.I.F. SINGLE PEDESTAL BOSCH EV810 FAST CHARGING STATION. SEE A5.01 FOR MORE INFO. (N) WOOD FENCE. HEIGHT TO BE DETERMINED BY NEIGHBOR'S REQUIREMENTS.NEW TRASH ENCLOSURE FOR 4 CU.YD. TRASH BIN NEW BIKE RACK FOR 8 BIKES2"3'-0 3/4"(E)1'-6 3/4"(E)9'-7 1/4" (E)3'-0 3/4"(E)3'-5 3/4" (E) 3'-4 1/2" (E)7'-2 1/2"(E)2'-6"(E)ROOFEAVE2'-6"(E)ROOFEAVE6" (E) ROOF EAVE 6" (E) ROOF EAVE 1"4'-8 1/2"(E)6 3/4"(E)5'-3 1/2" V.I.F. 9'-4 3/4" 2'-10 1/2" (E) (N) 6'-0" MAX. HEIGHT CMU BLOCK WALL 11'-4" V.I.F. 2'-6" (E) ROOF EAVE 13'-10" V.I.F.10TH ST.10TH CT.HERMOSA AVE. N12° 10' 00"W 94.99'S77° 26' 51"W 42.37'S12° 10' 00"E 95.01'S77° 27' 45"W 42.37'98.9 0' P.C. 99.90' P.C.100.28'P.C. 99. 9 4 ' P. C . NO PARKING TVTVT L SHWRSHWR REFRANGEW D S DNUPDNELECTRICALELECTRICALELECTRICAL FIRST LEVEL FLOOR AREA 564 SQ.FT. REGISTRATIONOFFICE101 GUEST GUESTROOM111 212 SQ.FT.COVERED PORCHLOT AREA = 4,028 SQ.FT. (N) 1ST FLOOR AREA = 566 S.F. (N) 2ND FLOOR AREA = 1,089 S.F. (N) 3RD FLOOR AREA = 1,089 S.F. TOTAL : = 2,744 S.F. PARKING ANALYSIS: 6 MOTEL GUEST ROOMS= 6 STALLS 6 SPACES NEEDED 4 SPACES PROVIDED 2 SPACES IN LIEU SECOND LEVEL FLOOR AREA 1,089 SQ.FT. STAIRS #1 UP ELEVATORSHAFTDNSTAIRS #2UPDNELEVATORLOBBY220 GUESTROOM221 GUESTROOM222 GUESTROOM111 EAST DECK223 WEST DECK224 TVTVTV CLOBEDROOM BATH #2 CLO T LTUB/SHWRBEDROOM CLO(E) SLOPETO REMAIN(E) SLOPETO REMAIN(N) SLOPETO MATCH(E)THIRD LEVEL FLOOR AREA 1,089 SQ.FT. STAIRS #1 DN ELEVATORSHAFTSTAIRS #2DNTVTVTV (E) SLOPETO REMAIN(E) SLOPETO REMAIN(N) SLOPETO MATCH(E)(E) SLOPETO REMAIN(E) SLOPETO REMAIN(E) SLOPETO REMAINELEVATORLOBBY320 GUESTROOM321 GUESTROOM322 EAST DECK323 WEST DECK324 A2.11 PROPOSED FIRST LEVEL FLOOR PLANS SCALE:11/4"=1'-0"PROPOSED FIRST LEVEL FLOOR PLANS FIRST FLOOR AREA PLAN All ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATES ARCHITECTURE Larry Peha, A.I.A 67 14TH STREET HERMOSA BEACH, CA. 90254 PHONE: (310) 372 - 1755 FAX: (310) 376 - 6837 E-MAIL: pa@pehaarch.com Web: www.pehaarch.com DATE ISSUE/REVISION 17/06/27 PLANNING SUBMITTAL DATE: DRAWN: JOB NO. DRAWING TITLE DRAWING NUMBER 1601 PS 19.05.01NEW MOTEL BUILDING FOR:B&J CAPITAL GROUPINVESTIMENTS70 10th STREET., HERMOSA BEACH, CA 9025417/09/07 PARKING PLAN & P.C. RESUBMIT 17/12/21 P.C. RESUBMIT 19/01/31 P.C. RESUBMIT 19/05/01 P.C. RESUBMIT CALCULATIONSTHIRD FLOOR AREA PLAN SECOND FLOOR AREA PLAN 66 TVTVTV CLO BEDROOM BATH #2 CLO T LTUB/SHWRBEDROOM CLO(E) SLOPETO REMAIN(E) SLOPETO REMAIN(N) SLOPETO MATCH(E)STAIRS #1 UP ELEVATOR LOBBY 220 45'-2 1/2" 26'-0 1/2"19'-2"8'-2 1/4"2'-4 1/2"13'-0"9'-0"5'-8 1/2"28'-4 1/2"5'-0"5'-3"2'-5"9'-0"6'-8" 222B 221B 222A 220A 221A 222.4 224.2 220.1 222.3 222.2 222.1 221.3 221.1 221.4 221.2 224.1 1 A3.11 1 A3.10 2 A3.10 2 A3.11 4 A3.00 1 A3.00 2 A3.00 3 A3.00 EAST DECK 223 GUEST BATHROOM 221B GUEST ROOM 221A GUEST ROOM 222A GUEST BATHROOM 222B 221CSTAIRS #2UPDN222C 222.5 221.5 221D 222D 13'-10" V.I.F. 552 SQ.FT. 537 SQ.FT. WEST DECK 224 1"4"4'-0"6'-11"7'-6" 7'-6"12'-11"14'-5" 19'-8" 3'-10 1/2"15'-9 1/2"5'-9 1/2"30'-9 1/2"42'-3 1/2"5'-8 1/2"11'-6"9'-10"9'-0" 98 . 90 'P.C . 99.9 0' P.C. 10 0 . 2 8 ' P. C .99.94'P.C.N 12°10'00" W 94.99'S 77°26'51" W42.37'S 12°10'00" E 95.01'S 77°27'45" W42.37'5'-9 1/2" V.I.F.1'-6 3/4"(E)9'-7 1/4" (E)3'-0 3/4"(E)3'-5 3/4" (E) 3'-4 1/2" (E)7'-2 1/2"(E)2'-6"(E)ROOFEAVE6" (E) ROOF EAVE 6" (E) ROOF EAVE4'-8 1/2"(E)6 3/4"(E)5'-3 1/2" V.I.F. 11'-4" V.I.F.3'-0 3/4"(E)9'-4 3/4" 6'-0 1/2" V.I.F. 2'-10 1/2" (E) 2'-6" (E) ROOF EAVE A2.12 PROPOSED SECOND LEVEL FLOOR PLANSAll ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATES ARCHITECTURE Larry Peha, A.I.A 67 14TH STREET HERMOSA BEACH, CA. 90254 PHONE: (310) 372 - 1755 FAX: (310) 376 - 6837 E-MAIL: pa@pehaarch.com Web: www.pehaarch.com DATE ISSUE/REVISION 17/06/27 PLANNING SUBMITTAL DATE: DRAWN: JOB NO. DRAWING TITLE DRAWING NUMBER 1601 PS 19.05.01NEW MOTEL BUILDING FOR:B&J CAPITAL GROUPINVESTIMENTS70 10th STREET., HERMOSA BEACH, CA 9025417/09/07 PARKING PLAN & P.C. RESUBMIT 17/12/21 P.C. RESUBMIT 19/01/31 P.C. RESUBMIT 19/05/01 P.C. RESUBMIT SCALE:21/4"=1'-0"PROPOSED SECOND FLOOR PLANS 67 TVTVTV (E) SLOPETO REMAIN(E) SLOPETO REMAIN(N) SLOPETO MATCH(E)(E) SLOPETO REMAIN(E) SLOPETO REMAIN(E) SLOPETO REMAINSTAIRS #1 DN ELEVATOR LOBBY 320 322B 321B 322A 320A 321A 322.4 324.2 320.1 322.3 322.2 322.1 321.3 321.1 321.4 321.2 324.1 1 A3.11 1 A3.10 2 A3.10 2 A3.11 GUEST BATHROOM 321B GUEST ROOM 321A GUEST ROOM 322A GUEST BATHROOM 322B 321CSTAIRS #2DN322C 322.5 321.5 321D 322D 552 SQ.FT. 537 SQ.FT. 45'-2 1/2" 26'-0 1/2"19'-2"8'-2 1/4"2'-4 1/2"13'-0"9'-0"5'-8 1/2"28'-4 1/2"5'-0"5'-3"2'-5"9'-0"6'-8"1"4"4'-0"6'-11"7'-6" 7'-6"12'-11"14'-5" 19'-8" 3'-10 1/2"15'-9 1/2"5'-9 1/2"30'-9 1/2"42'-3 1/2"5'-8 1/2"11'-6"9'-10"9'-0" EAST DECK 323 WEST DECK 324 98 . 90 'P.C . 99.9 0' P.C. 10 0 . 2 8 ' P. C .99.94'P.C.N 12°10'00" W 94.99'S 77°26'51" W42.37'S 12°10'00" E 95.01'S 77°27'45" W42.37'13'-10" V.I.F. 5'-9 1/2" V.I.F.3'-0 3/4"(E)3'-5 3/4" (E) 3'-4 1/2" (E)7'-2 1/2"(E)2'-6"(E)ROOFEAVE6" (E) ROOF EAVE 6" (E) ROOF EAVE4'-8 1/2"(E)6 3/4"(E)5'-3 1/2" V.I.F. 11'-4" V.I.F.3'-0 3/4"(E)6'-0 1/2" V.I.F. 2'-10 1/2" (E) 2'-6" (E) ROOF EAVE A2.13 PROPOSED THIRD LEVEL FLOOR PLANSAll ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATES ARCHITECTURE Larry Peha, A.I.A 67 14TH STREET HERMOSA BEACH, CA. 90254 PHONE: (310) 372 - 1755 FAX: (310) 376 - 6837 E-MAIL: pa@pehaarch.com Web: www.pehaarch.com DATE ISSUE/REVISION 17/06/27 PLANNING SUBMITTAL DATE: DRAWN: JOB NO. DRAWING TITLE DRAWING NUMBER 1601 PS 19.05.01NEW MOTEL BUILDING FOR:B&J CAPITAL GROUPINVESTIMENTS70 10th STREET., HERMOSA BEACH, CA 9025417/09/07 PARKING PLAN & P.C. RESUBMIT 17/12/21 P.C. RESUBMIT 19/01/31 P.C. RESUBMIT 19/05/01 P.C. RESUBMIT SCALE:11/4"=1'-0"PROPOSED THIRD FLOOR PLAN 68 69 1 6 10 8 5 7 11 4 2 3 9 7'-2 1/2" (E) 2'-6" (E) ROOF EAVE 4'-8 1/2" (E) 3'-0 3/4" (E) 6 3/4" (E) 1'-6 3/4" (E) 16 14 6 1 5 3'-0 3/4" (E) 2'-6" (E) ROOF EAVE 6 3/4" (E) 7'-2 1/2" (E) 2'-6" (E) ROOF EAVE 4'-8 1/2" (E) 6" WOOD LAP SIDING KEYNOTES: 5" SQ. WD POST 6" WOOD TRIM ABOVE PORCH 5" WOOD FASCIA AT ROOF EAVE ROOF ASPHALT SHINGLES BEVELED EDGE WOOD BEAM BRICK CHIMNEY BRICK STEPS AT ENTRY CONCRETE PORCH DECK WINDOW LOCATION WITH TRIM WOOD PANEL ENTRY DOOR ARCH'L WOOD TRIM JULIET METAL BALCONY WOOD & GLASS DOOR LOCATION BRICK FOUNDATION AT POP-OUT FIXED WINDOW 3 2 1 4 5 6 7 8 9 10 11 12 13 14 15 16 12 4 15 1 13 10 14 6 46 3 5 3'-5 3/4" (E) 6" (E) ROOF EAVE 2'-11 3/4" (E) 10 10 3 2 6 12 7 1 5 3'-4 1/2" (E) 6" (E) ROOF EAVE 2'-10 1/2" (E)All ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATES ARCHITECTURE Larry Peha, A.I.A 67 14TH STREET HERMOSA BEACH, CA. 90254 PHONE: (310) 372 - 1755 FAX: (310) 376 - 6837 E-MAIL: pa@pehaarch.com Web: www.pehaarch.com DATE ISSUE/REVISION 17/06/27 PLANNING SUBMITTAL DATE: DRAWN: JOB NO. DRAWING TITLE DRAWING NUMBER 1601 PS 19.05.01NEW MOTEL BUILDING FOR:B&J CAPITAL GROUPINVESTIMENTS70 10th STREET., HERMOSA BEACH, CA 90254·PRELIMINARY NOT FOR CONSTRUCTION. ·BID SET 17/09/07 PARKING PLAN & P.C. RESUBMIT 17/12/21 P.C. RESUBMIT 19/01/31 P.C. RESUBMIT 19/05/01 P.C. RESUBMIT A3.00 EXISTING ELEVATIONS SCALE:41/4"=1'-0"EXISTING SOUTH ELEVATION - 10TH COURT SCALE:21/4"=1'-0"EXISTING WEST ELEVATION SCALE:31/4"=1'-0"EXISTING NORTH ELEVATION - 10TH STREET SCALE:11/4"=1'-0"EXISTING EAST ELEVATIONS - HERMOSA AVE 70 71 PROPERTY LINEPROPERTY LINECP1 MAX. 128.90' PROP. 128.85' CP2 MAX. 129.71' PROP. 133.37' 100.21' 1st LEVEL F.F.28'-5 1/2"8'-7"8'-1"8'-1"1 3 4 1 2 6 128.85' MAX. PROPOSED HEIGHT 110.04' 2nd LEVEL F.F. 119.37' 3rd LEVEL F.F. 127.45' 3rd LEVEL T.P.7'-0" MIN. CLEAR1" (N) 12 4 15 1 13 10 14 6 46 3 5PROPERTY LINEPROPERTY LINE(REF. A3.0 EXISTING ELEVATIONS FOR INFORMATION) 100.21' 1st LEVEL F.F.28'-5 1/2"8'-7"8'-1"8'-1"1 2 3 4 1 128.85' MAX. PROPOSED HT.127.45' 3rd LEVEL T.P.14'-0"T.O. ELEVATOR PARAPET8 110.04' 2nd LEVEL F.F. 119.37' 3rd LEVEL F.F. 3 - 9 25'-10 1/2" 5'-9 1/2" V.I.F. 5'-3 1/2" V.I.F. 3'-5 3/4" (E) 6" (E) ROOF EAVE 2'-11 3/4" (E) 6" (N) ELEVATIONS KEYNOTES 1 1X6 LAP SIDING, PAINTED 2 STOREFRONT GLAZING SYSTEM 3 ARCHITECTURAL WOOD TRIM, PAINTED 4 WOOD PICKET RAIL +42" A.F.F., PAINTED 5 NOT USED 6 STAIRS 7 MASONRY WALL 8 ELEVATOR SHAFT 9 MAIL BOXES CP2 MAX. 129.71' PROP. 133.37'14'-0"T.O. ELEVATOR PARAPET12'-6"PER MANUFACTURE SPECS8 100.21' 1st LEVEL F.F.28'-5 1/2"8'-7"8'-1"8'-1"128.85' MAX. PROPOSED HT.127.45' 3rd LEVEL T.P. 110.04' 2nd LEVEL F.F. 119.37' 3rd LEVEL F.F. A3.10 PROPOSED ELEVATIONS SCALE:21/4"=1'-0"PROPOSED SOUTH ELEVATION - 10TH COURT All ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATES ARCHITECTURE Larry Peha, A.I.A 67 14TH STREET HERMOSA BEACH, CA. 90254 PHONE: (310) 372 - 1755 FAX: (310) 376 - 6837 E-MAIL: pa@pehaarch.com Web: www.pehaarch.com DATE ISSUE/REVISION 17/06/27 PLANNING SUBMITTAL DATE: DRAWN: JOB NO. DRAWING TITLE DRAWING NUMBER 1601 PS 19.05.01NEW MOTEL BUILDING FOR:B&J CAPITAL GROUPINVESTIMENTS70 10th STREET., HERMOSA BEACH, CA 9025417/09/07 PARKING PLAN & P.C. RESUBMIT 17/12/21 P.C. RESUBMIT 19/01/31 P.C. RESUBMIT 19/05/01 P.C. RESUBMIT SCALE:11/4"=1'-0"PROPOSED & EXISTING EAST ELEVATION - HERMOSA AVE SCALE:31/4"=1'-0"PROPOSED ELEVATOR SECTION 72 10 10 3 2 6 12 7 1 5 PROPERTY LINEPROPERTY LINECP2 MAX. 129.71' PROP. 133.37' (REF. A3.0 EXISTING ELEVATIONS FOR INFORMATION) CP1 MAX. 128.90' PROP. 128.85' 7 110.04' 2nd LEVEL F.F. 100.21' 1st LEVEL F.F. 119.37' 3rd LEVEL F.F.28'-5 1/2"8'-7"8'-1"8'-1"3 12 128.85' MAX. PROPOSED HT 127.45' 3rd LEVEL T.P.28'-8 1/4"8'-6 1/2"5'-9 1/2" V.I.F. 5'-3 1/2" V.I.F. 3'-4 1/2" (E) 2'-10 1/2" (E) 6" (E) 7" (N)PROPERTY LINEPROPERTY LINE100.21' 1st LEVEL F.F.28'-5 1/2"8'-7"8'-1"8'-1"1 3 4 1 2 128.85' MAX. PROPOSED HT127.45' 3rd LEVEL T.P. 110.04' 2nd LEVEL F.F. 119.37' 3rd LEVEL F.F. 2'-7" (N) 1" (N) ELEVATIONS KEYNOTES 1 1X6 LAP SIDING, PAINTED 2 STOREFRONT GLAZING SYSTEM 3 ARCHITECTURAL WOOD TRIM, PAINTED 4 WOOD PICKET RAIL +42" A.F.F., PAINTED 5 NOT USED 6 STAIRS 7 MASONRY WALL 8 ELEVATOR SHAFT 9 MAIL BOXES A3.11 PROPOSED ELEVATIONS SCALE:21/4"=1'-0"PROPOSED WEST ELEVATION All ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATES ARCHITECTURE Larry Peha, A.I.A 67 14TH STREET HERMOSA BEACH, CA. 90254 PHONE: (310) 372 - 1755 FAX: (310) 376 - 6837 E-MAIL: pa@pehaarch.com Web: www.pehaarch.com DATE ISSUE/REVISION 17/06/27 PLANNING SUBMITTAL DATE: DRAWN: JOB NO. DRAWING TITLE DRAWING NUMBER 1601 PS 19.05.01NEW MOTEL BUILDING FOR:B&J CAPITAL GROUPINVESTIMENTS70 10th STREET., HERMOSA BEACH, CA 9025417/09/07 PARKING PLAN & P.C. RESUBMIT 17/12/21 P.C. RESUBMIT 19/01/31 P.C. RESUBMIT 19/05/01 P.C. RESUBMIT SCALE:11/4"=1'-0"PROPOSED NORTH ELEVATION 73 74 HISTORIC HERMOSABOUTIQUE INN/MOTEL The owner originally purchased the property for commercial development. It was deemed that the subject property and the four homes to the West could be considered a historical resource due to the fact there may never again be 5 original beach cottages in row in the proximity to the ocean and downtown Hermosa Beach. After working for over 3 years with the City of Hermosa Beach, CEQA (California Environmental Quality Agency), and Turnball & Page, historical consultant, the owner has put together a plan to add an additional 2700 sq. ft., 5 unit motel building on the South side of the property, which will have an architectural design similar to and preserve the existing structure which will be converted from a residence to a single unit motel. P L A N N I N G C O M M I S S I O N M E E T I N G J U N E 1 8 T H @ 7 P M F O R M O R E I N F O R M A T I O N C O N T A C T D E A N T H O M A S 3 1 0 .8 7 4 .1 0 1 0 D E A N @ E R E A L E ST A T E C O R P .C O M D R E #0 0 7 1 1 4 1 7 R E B E C C A J A R U S 3 1 0 .6 1 2 .8 5 8 0 R JA R U S @V E R I Z O N .N E T The Hermosa Boutique Inn will have a concierge service and will be working with downtown Hermosa Beach restaurants to cater to our clients. The Boutique Inn will have green services including car chargers, solar, four on site bicycles and transportation services. 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 imagining change in historic environments through design, research, and technology Page & Turnbull 70 10TH STREET HISTORIC RESOURCE TECHNIAL REPORT HERMOSA BEACH, CALIFORNIA [16098] Prepared for CITY OF HERMOSA BEACH FEBRUARY 15, 2018 FINAL 112 113 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 Page & Turnbull, Inc. TABLE OF CONTENTS I. INTRODUCTION ...................................................................................................................1 METHODOLOGY ................................................................................................................................ 1 SUMMARY OF FINDINGS ................................................................................................................... 2 II. REGULATORY SETTING ......................................................................................................3 CALIFORNIA ENVIRONMENTAL QUALITY ACT .................................................................................... 3 HISTORIC DESIGNATIONS .................................................................................................................. 4 HISTORIC SURVEYS AND EVALUATIONS.............................................................................................. 8 HISTORIC STATUS OF THE BUILDING ................................................................................................ 9 III. PROPERTY DESCRIPTION ...............................................................................................10 EXTERIOR ........................................................................................................................................ 11 SITE ................................................................................................................................................. 16 SURROUNDING NEIGHBORHOOD .................................................................................................. 16 IV. HISTORIC CONTEXT .......................................................................................................19 HERMOSA BEACH HISTORY ............................................................................................................. 19 BEACH COTTAGE OR BUNGALOW .................................................................................................. 22 CRAFTSMAN STYLE .......................................................................................................................... 24 V. SITE HISTORY ....................................................................................................................25 OWNERSHIP AND OCCUPANT HISTORY .......................................................................................... 28 VI. EVALUATION ....................................................................................................................31 NATIONAL REGISTER OF HISTORIC PLACES ...................................................................................... 31 CALIFORNIA REGISTER OF HISTORICAL RESOURCES ........................................................................ 31 HERMOSA BEACH LANDMARKS ...................................................................................................... 34 10TH STREET BEACH BUNGALOW HISTORIC DISTRICT ..................................................................... 35 INTEGRITY ....................................................................................................................................... 37 CHARACTER-DEFINING FEATURES .................................................................................................. 39 VII. ANALYSIS OF PROPOSED PROJECT IMPACTS ............................................................41 THRESHOLD FOR SIGNIFICANT IMPACTS ......................................................................................... 41 PROPOSED PROJECT DESCRIPTION .................................................................................................. 41 PROJECT SPECIFIC IMPACTS ............................................................................................................. 45 VII. CONCLUSION ..................................................................................................................47 VIII. REFERENCES CITED .......................................................................................................48 IX. APPENDIX ........................................................................................................................50 114 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 1 Page & Turnbull, Inc. I. INTRODUCTION This Historic Resource Evaluation has been prepared at the request of the City of Hermosa Beach (City) for 70 10th Street (APN 4187-010-017) in Hermosa Beach, California (Figure 1). The property owner, B&J Capital Group Investments, is proposing to retain the Craftsman-style single- family bungalow at 70 10th Street and constructing a new, three-story commercial building at the rear of the C-2 zoned lot. The bungalow was identified in the City’s 2014 windshield survey as part of a grouping of beach cottages that is a potential historic district. Because the proposed project requires a discretionary permit and may impact a potential historic resource, the City requires a historic assessment for the purpose of the California Environmental Quality Act (CEQA) review. Figure 1. 70 10th Street, outlined in orange. Source: Los Angeles County Assessor, edited by Page & Turnbull, 2016. METHODOLOGY This report provides an examination of the current historic status for 70 10th Street as well as a building description, historic context, and site history. The report also includes an evaluation of the property’s eligibility for individual listing in the National Register of Historic Place (National Register), California Register of Historical Resources (California Register), and as a Hermosa Beach Landmark, and as a contributor to an existing or potential historic district. Page & Turnbull prepared this report using research collected at various local repositories, including the Los Angeles County Assessor’s Office, Hermosa Beach Historical Society archives, Redondo Beach Public Library, and the Los Angeles Public Library, as well as various online sources such as Proquest Historic Newspaper, Newspaperarchive.com, Ancestry.com and digitized issues of Southwest Builder and Contractor from 1910 to 1912. The City provided building permit history on file and the Department of Parks and Recreation Primary Record form 115 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 2 Page & Turnbull, Inc. (DPR 523A form) from the 2014 windshield survey for the subject property. The City also provided the summary list of survey results and DPR 523A forms for all properties identified as potentially historic in the 2014 windshield survey. Page & Turnbull conducted a site visit on May 20, 2016. The building was undergoing permitted interior and exterior alterations at the time, most notably re-roofing and replacement of some windows. Based on discussions with the City of Hermosa Beach planning staff, this evaluation is based on the condition of the building at the time of the site visit. All photographs in the report were taken by Page & Turnbull at the site visit unless otherwise noted. SUMMARY OF FINDINGS Constructed ca. 1911 as a Craftsman-style beach bungalow, the building at 70 10th Street does not meet any criteria for individual listing in the National Register, California Register, or as a Hermosa Beach Landmark. It is not individually significant in the development of Hermosa Beach or associated with other significant events or important persons. Though it is a relatively large bungalow, it is a modest example of the Craftsman style and is not individually distinctive for its architecture. No original architect or builder was found, or source for the original design. However, 70 10th Street appears to be a contributor to a grouping of beach bungalows from Hermosa Beach’s early development as a beach community that is eligible for listing in the National Register and California Register, as well as at the local level, as a historic district. The eligible 10th Street Beach Bungalow Historic District consists of five vernacular dwellings dating from 1907 to 1923. The district reflects the growth of Hermosa Beach following its incorporation in 1907 and the arrival of the Pacific Electric rail line in 1910 that brought more visitors to its beach resort and attracted potential residents to simple, affordable summer or weekend homes. The district is a rare, intact grouping of early 20th century beach dwellings, one of a few remaining in the city and is the only one within close proximity to the beach. The district appears eligible for the National Register and California Register at the local level under Criterion A for its association with the early development of Hermosa Beach as a Southern California beach town and under Criterion C as embodying the distinctive characteristics of the beach bungalow property type. As such, the eligible district is considered a historic resource, with 70 10th Street as a contributor, for the purposes of CEQA. The proposed project is to retain the ca. 1911 bungalow and construct a new, three-story commercial building to the rear (south) of the building. Although the new building is not compatible with the bungalow or the eligible historic district in scale or massing, it does not impact the integrity of the eligible 10th Street Beach Bungalow Historic District to the extent that the district would no longer be eligible for historic listing. It also does not affect the integrity of 70 10th Street to the extent that it would no longer be a contributor to the eligible historic district. As such, the proposed project will not have a significant adverse effect on historic resources under CEQA. 116 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 3 Page & Turnbull, Inc. II. REGULATORY SETTING CALIFORNIA ENVIRONMENTAL QUALITY ACT The California Environmental Quality Act (CEQA) is state legislation (Pub. Res. Code §21000 et seq.), which provides for the development and maintenance of a high quality environment for the present-day and future through the identification of significant environmental effects.1 CEQA applies to “projects” proposed to be undertaken or requiring approval from state or local government agencies. In accordance with CEQA Guidelines Section 15378, a “Project” is defined as “…the whole of an action, which has the potential for resulting in either a direct change in the environment, or a reasonably foreseeable indirect physical change in the environment” and which involves an activity directly undertaken by a public agency, an activity that requires public agency assistance or entitlement, or an activity that requires discretionary approval by a public agency.2 Historic and cultural resources are considered to be part of the environment. In general, the lead agency must complete the environmental review process as required by CEQA. A building may qualify as a historic resource if it falls within at least one of four categories listed in CEQA Guidelines Section 15064.5(a), which are defined as: 1. A resource listed in, or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources (California Register) (Pub. Res. Code SS5024.1, Title 14 CCR, Section 4850 et seq.). 2. A resource included in a local register of historical resources, as defined in Section 5020.1(k) of the Public Resources Code or identified as significant in an historical resource survey meeting the requirements of section 5024.1 (g) of the Public Resources Code, shall be presumed to be historically or culturally significant. Public agencies must treat any such resource as significant unless the preponderance of evidence demonstrates that it is not historically or culturally significant. 3. Any object, building, structure, site, area, place, record, or manuscript which a lead agency determines to be historically significant or significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California may be considered to be an historical resource, provided the lead agency’s determination is supported by substantial evidence in light of the whole record. Generally, a resource shall be considered by the lead agency to be “historically significant” if the resource meets the criteria for listing on the California Register of Historical Resources (Pub. Res. Code SS5024.1, Title 14 CCR, Section 4852). 4. The fact that a resource is not listed in, or determined to be eligible for listing in the California Register of Historical Resources, not included in a local register of historical 1 State of California, California Environmental Quality Act, http://resources.ca.gov/ceqa/guidelines/ accessed June 10, 2015. 2 Ibid. 117 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 4 Page & Turnbull, Inc. resources (pursuant to section 5020.1(k) of the Pub. Resources Code), or identified in an historical resources survey (meeting the criteria in section 5024.1(g) of the Pub. Resources Code) does not preclude a lead agency from determining that the resource may be an historical resource as defined in Pub. Resources Code sections 5020.1(j) or 5024.1.3 Properties listed or formally determined eligible for listing in the National Register of Historic Place (National Register) are listed automatically in the California Register. 4 As such, they are considered historic resources under CEQA. CEQA stipulates that a project with an effect that may cause a substantial adverse change in the significance of a historical resource may have a significant effect on the environment. CEQA further states that a project that conforms to the Secretary of the Interior’s Standards for the Treatment of Historic Properties (the Standards) may be considered to have less than significant impacts with regard to historic resources. HISTORIC DESIGNATIONS Under CEQA, a property that is listed in the national, state or local historic register is considered a historic resource. Although similar, each register has its own criteria for listing. Age alone is not sufficient for listing in any of the registers; a property must be historically or architecturally significant and meet at least one or more criteria in order to be listed. Below is a discussion of the national, state, and local listings relevant for the Building at 6100 N. Topanga Canyon Blvd. in Los Angeles, California, which currently is not listed under any program. National Register of Historic Places The National Register of Historic Places (National Register) is the nation’s most comprehensive inventory of historic resources. The National Register is administered by the National Park Service and includes districts, sites, buildings, structures and objects significant in American history, architecture, archeology, engineering, and culture. These resources contribute to an understanding of the historical and cultural foundations of the Nation at the national, state, or local level. Typically, properties over 50 years of age may be eligible for listing in the National Register if they meet any one of the four significance criteria and if they retain sufficient historic integrity to convey that significance. Properties under fifty years of age may be determined eligible if it can be demonstrated that they are of “exceptional importance.” Other criteria considerations apply to cemeteries, birthplaces, graves of historical figures, properties owned by religious institutions or used for religious purposes, structures that have been moved from their original locations, reconstructed buildings, and properties primarily commemorative in nature. National Register criteria are defined in depth in National Register Bulletin Number 15: How to Apply the National Register Criteria for Evaluation. 3 Pub. Res. Code SS5024.1, Title 14 CCR, Section 4850 et seq. 4 California Office of Historic Preservation, Technical Assistant Series No. 7, How to Nominate a Resource to the California Register of Historic Resources (Sacramento, CA: California Office of State Publishing, 4 September 2001) 11. 118 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 5 Page & Turnbull, Inc. Historic Significance The National Register has four basic criteria under which a property may be considered eligible for listing. It can be found significant under one or more of the following criteria: • Criterion A (Event): Properties associated with events that have made a significant contribution to the broad patterns of our history; • Criterion B (Person): Properties associated with the lives of persons significant in our past; • Criterion C (Design/Construction): Properties that embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant distinguishable entity whose components lack individual distinction; and • Criterion D (Information Potential): Properties that have yielded, or may be likely to yield, information important in prehistory or history. A property may be considered significant on a national, state, or local level to American history, architecture, archaeology, engineering, and culture. Integrity In addition to qualifying for listing under at least one of the National Register criteria, a property must be shown to have sufficient historic integrity in order to be considered eligible for listing in the National Register. The concept of integrity is essential to identifying the important physical characteristics of historic resources and hence, in evaluating adverse changes to them. Integrity is defined as “the authenticity of an historical resource’s physical identity evidenced by the survival of characteristics that existed during the resource’s period of significance.” For historic districts to retain integrity as a whole, the majority of the components that make up the district’s historic character must possess integrity. In addition, the relationships among the district’s components must be substantially unchanged since the period of significance.5 According to the National Register Bulletin Number 15: How to Apply the National Register Criteria for Evaluation, these seven aspects are generally defined as follows: • Location is the place where the historic property was constructed. • Design is the combination of elements that create the form, plans, space, structure and style of the property. 5 National Park Service, National Register Bulletin Number 15: How to Apply the National Register Criteria for Evaluation, (Washington D.C.: National Park Service), 46. 119 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 6 Page & Turnbull, Inc. • Setting addresses the physical environment of the historic property inclusive of the landscape and spatial relationships of the building/s. • Materials refer to the physical elements that were combined or deposited during a particular period of time and in a particular pattern of configuration to form the historic property. • Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history. • Feeling is the property’s expression of the aesthetic or historic sense of a particular period of time. • Association is the direct link between an important historic event or person and a historic property. Integrity is a “yes” or “no” determination. A historic property either has adequate integrity, or it does not. To retain historic integrity, a property will often possess several, if not all of the aforementioned aspects. Specific aspects of integrity may also be more important, depending on the criteria for which it is significant. It is important to note that historic integrity is not synonymous with condition. A building or structure can possess all or many of the seven aspects of integrity, even if the condition of the materials has degraded. Condition comes into consideration when there is a substantial loss of historic material or other character-defining features. California Register of Historical Resources The California Register of Historical Resources (California Register) is “an authoritative guide in California to be used by state and local agencies, private groups, and citizens to identify the state’s historical resources and to indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse change.”6 A property may be eligible for listing in the California Register if it meets one or more of the following criteria: • Criterion 1: Associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage; • Criterion 2: Associated with the lives of persons important in our past; • Criterion 3: Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values; or • Criterion 4: Has yielded, or may be likely to yield, information important in prehistory or history. 6 Pub. Res. Code Section 5024.1(a). 120 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 7 Page & Turnbull, Inc. These criteria are based upon National Register of Historic Places criteria; however, the California Register does not impose as specific requirements for integrity and age as the National Register. Properties eligible for listing in the California Register must retain enough of their historic character or appearance to be recognizable as historic resources and to convey the reasons for their significance. While the National Register guidelines for integrity can be applied for California Register eligibility, it is possible that resources, which may not retain sufficient integrity for listing in the National Register, may still be eligible for the California Register. Moved or reconstructed buildings, structures, or objects may also be considered for listing in the California Register under specific circumstances. In addition, properties that were constructed less than fifty years ago or which achieved significance less than fifty years ago may be eligible for inclusion in the California Register provided that sufficient time has passed to understand their significance within a historic context. Properties may be listed in the California Register through a number of methods. State Historical Landmarks and National Register-listed properties are automatically listed in the California Register. Additionally, properties formally determined eligible for listing in the National Register are automatically listed in the California Register. Properties may also be nominated to the California Register by local governments, private organizations, or citizens. The California Register of Historical Resources follows nearly identical guidelines to those used by the National Register, but identifies the Criteria for Evaluation numerically (1 through 4) instead of alphabetically (A through D). With the exception of some properties with additional criteria consideration (50 years or less, moved buildings, etc.), properties that meet the National Register criteria typically also meet the California Register criteria and vice versa and are often evaluated together. Hermosa Beach Landmarks The City of Hermosa Beach adopted a Historical Resources Preservation Ordinance in 1998 (Municipal Code Chapter 17.53). The ordinance is intended to identify and ensure the long-term protection and use of historic resources that reflect special elements of the City’s architectural, artistic, cultural, historical, political and social heritage. A historic resource must be at least 50 years old, or at least 30 years old if the City Council determines it is exceptional or threatened by demolition, removal, relocation or inappropriate alteration. Nomination of a historic resource as a landmark is made by the City or by application of the property owners. The ordinance has a Certificate of Appropriateness process for alterations, restorations, demolitions, removal, or relocation of any interior or exterior features for landmark or potential landmark properties. Potential landmark properties are those on a list of historic resources established by City Council being considered for landmark status. Designated landmarks can benefit from certain incentives, such as the Mills Act program, and the State Historic Building Code. 121 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 8 Page & Turnbull, Inc. Currently, four buildings receive protection and review under the ordinance: • The Bijou Theater, a 1923 theater at 1229-1235 Hermosa Avenue, as a local landmark; • The Hermosa Beach Community Center, a 1939 Art Deco complex at 710 Pier Avenue originally built as a school, as a local landmark; and • Bank of America building at 90 Pier Avenue and Hermosa Hotel at 20-26 Pier Avenue, as potential landmarks per Planning Commission Resolution No. 98-65. HISTORIC SURVEYS AND EVALUATIONS California Historical Resource Status Code Properties listed or under review by the State of California Office of Historic Preservation are assigned a California Historical Resource Status Code (Status Code) of “1” to “7” to establish their historical significance in relation to the National Register of Historic Places (National Register or NR) or California Register of Historical Resources (California Register or CR). Properties with a Status Code of “1” or “2” are either eligible for listing in the California Register or the National Register, or are already listed in one or both of the registers. Properties assigned Status Codes of “3” or “4” appear to be eligible for listing in either register, but normally require more research to support this rating. Properties assigned a Status Code of “5” have typically been determined to be locally significant or to have contextual importance. Properties with a Status Code of “6” are not eligible for listing in either register. Finally, a Status Code of “7” means that the resource has not been evaluated for the National Register or the California Register, or needs reevaluation. Only three properties in Hermosa Beach are in the CHRIS database: • 200 Pier Avenue; evaluated in 2000 and given a 6Y status code as not eligible for the National Register but not evaluated for California Register or local listing. • 710 Pier Avenue, now Hermosa Beach Community Center (Hermosa Beach Landmark); evaluated in 2003 and given a 2S2 status code as eligible for the National Register through a Section 106 process and listed in the California Register. • 861 Valley Drive, the Clark Building; evaluated in 1994 and given a 2S2 status code as eligible for the National Register through a Section 106 process and listed in the California Register. 1994 General Plan Land Use Element Prior to establishing its Historic Resources Preservation Ordinance, the Historic Preservation section of Hermosa Beach’s 1994 General Plan Land Use Element identified 28 potential candidates for historic resource designation and two possible historic districts. The possible historic districts are the residential neighborhood bounded by 16th Street, The Strand, 20th Street, and Hermosa Avenue, and the Strand houses north of 26th Street. The list was compiled through discussions with representatives of the Hermosa Beach Historical Society and other interested individuals. It was also based on Patricia A. Gazin’s 1977 publication, Castles on the Sand, which documented some of City’s older houses and buildings at 122 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 9 Page & Turnbull, Inc. the time. The list was not meant to be exhaustive or complete, and some of the buildings have since been demolished or significantly altered. Hermosa Beach Citywide Windshield Survey In 2013-2014, PCR Services Corporation conducted a windshield survey of approximately 3,600 properties that were over 45 years old (2014 survey). Based solely on their architecture, the survey identified about 220 potential historic and cultural resources, including residential and commercial buildings, public facilities, and landscape features such as parks and walk streets closed to vehicular traffic. Among the resources were two groupings of single-family residences that appear eligible as beach cottage districts. All of the resources were found to be potentially eligible for local listing and given status codes of 5S3 for individual or 5D3 for district resources. Each potentially eligible resource was documented with a Department of Parks and Recreation (DPR) Primary Record 523A form. The 2014 Survey did not conduct historic research on the identified properties. As such, the surveyed properties will require additional research and evaluation for federal, state, and local eligibility as historic resources. The survey did not conduct additional research or specifically re- evaluate the list of potentially locally significant properties and districts in the 1994 General Plan Land Use Element, though the survey identified some resources again based on their architecture. HISTORIC STATUS OF THE BUILDING The building at 70 10th Street is not currently listed in the National Register of Historic Places. It is also not listed in the California Register of Historical Resources, and it is not listed as a City of Hermosa Beach Landmarks or Potential Landmark. As of 2011, the 70 10th Street is not listed in the California Historic Resources Information System (CHRIS) database with any status code. This means the property had not been formally evaluated using California Historical Resource Status Codes or that the surveys had not been submitted to the California Office of Historic Preservation. 70 10th Street is not among the 28 properties listed in Hermosa Beach’s 1994 General Plan Land Use Element nor is it located in either of the potential historic districts identified in the element. The 2014 Hermosa Beach Citywide Survey identified 70 10th Street as part of a grouping of five beach bungalows on 10th Street (50, 54, 58, 64, and 70) that is potentially eligible for listing as a distinctive example of one-story beach bungalows in Hermosa Beach with good integrity. The 2014 survey assigned the eligible district a status code of 5D3, meaning the district is eligible for local listing. 123 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 10 Page & Turnbull, Inc. III. PROPERTY DESCRIPTION 70 10th Street is located in downtown Hermosa Beach at the southwest corner of 10th Street and Hermosa Avenue (Figure 2). It is one block west of the Pacific Ocean and The Strand, the concrete pedestrian and bike path that runs along the beach. Pier Avenue, a main east-west thoroughfare in the City that terminates in the Hermosa Beach Pier, is two blocks north of the property. Hermosa Avenue is a main commercial street in the downtown with mostly one- and two-story retail buildings between 8th Street and 15th Street. Figure 2. Outlined in orange is 70 10th Street. Source: Google Earth, 2016. Edited by Page & Turnbull. The subject property is a corner parcel on the south side of 10th Street and west side of Hermosa Avenue with an alley called 10th Court at the rear (south) of the property; the main building faces 10th Street. The lot is 42.4 feet wide on 10th Street and 95 feet long on Hermosa Avenue, and is wider than the typical 30-foot wide lots on the block. As of the site visit, the main house is the only building on the lot, which is generally flat. Figure 3. Aerial image of 70 10th Street with the main residence shaded and the lot in dashed outline. Source: Google Map, 2016, edited by Page & Turnbull. 70 10th Street 124 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 11 Page & Turnbull, Inc. EXTERIOR The building at 70 10th Street is a one and a half story, Craftsman-style bungalow with a side gable roof that flares up at the north end (Figure 4). It is wood framed and set on a raised foundation. The building has an irregular plan with projecting sections at the east and rear (south) façades. A porch runs along the north (front) façade. The roof has exposed rafters but the rafter tail ends are concealed behind fascia boards. The roof is clad in composite shingles at the north side while the south side was undergoing re-roofing at the time of the site visit. A dormer is on the roof’s north side. The building is clad with horizontal clapboard siding, except at the projecting section of the rear façade. The windows are a mix of fixed and operable sashes and of varying materials. They typically have decorative wood surrounds with angled corners at the top. Figure 4. The front (north) façade of 70 10th Street, looking southeast. Primary (North) Facade The primary (north) façade of 70 10th Street faces north onto 10th Street. The symmetical façade is set behind a porch that runs along most of the façade (Figure 5). The front door is centered on the façade and accessed by three brick steps and a concrete path bisecting the small brick-paved front yard; a metal plate covers part of the solid door. Flanking the door are tripartiate windows with non-original fixed wood-framed glazing (Figure 6). A shed dormer is centered in the roof on the front façade. It is also clad in clapboard siding and has exposed roof beams at the east and west sides with the decorative flat-top pyramid ends. A replacement double sliding vinyl window is in the dormer with the typical wood window surruound with angled top corners. 125 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 12 Page & Turnbull, Inc. Figure 5. Front (north) façade of 70 10th Street with the flared eave and decorative ends to exposed roof beams. View looking southwest. The main house’s roof extends over the porch and flares upwards. Roof beams extend at the east and west side of the porch and also have the decorative pyramid ends. The porch is clad with wood clapboard siding to the ground. Clapboard siding is also on the interior face of the low porch walls, which are topped with a wood cap. Paired wood posts support the roof and frame the opening from the steps to the porch; the corner supports have a third post. The posts and wood cap show evidence of screens that enclosed the porch until recently. The porch ceiling is finished wood board as is the flooring (Figure 7). A non-original light fixture is in the porch ceiling. Figure 6: Tripartite window on each side of the main door with typical wood window surrounds that flare at the top. Figure 7: Front porch with wood posts. The front door with a metal plate is also visible. View looking east. East facade The east façade is along Hermosa Avenue, which is a main north-south commercial street in the downtown area (Figure 8). The façade is asymmetrical with a one-story projecting bay at the north end. The bay has a shed roof and does not extend all the way to the ground except at the center, where there is a brick base (Figure 9). The brick appears to be the remnants of a 126 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 13 Page & Turnbull, Inc. chimney that once extended through the house’s roof. Above the brick, the center portion of the projecting bay is framed by wood trim and clad in wood siding. On each side of the center portion is a square window opening with fixed glazing that has plywood infill on the interior. To the south of the projecting bay on the first floor is a rectangular, vinyl window that was being installed at the time of the site visit. Figure 8: East façade of 70 10th Street along Hermosa Avenue. View facing west. Figure 9: East façade projecting bay with bricks at the ground, looking southwest. Figure 10: East façade, looking northwest. At the attic level, a large hopper picture window is centered below the gable and a square window with no glazing at the time of the site visit is south of the picture window (Figure 10). At the apex of the gable is a triangular wood board with wood trim. Two beams with decorative pyramid ends extend as roof supports. 127 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 14 Page & Turnbull, Inc. All of the windows at the east façade have the decorative window surrounds, with the exception of the vinyl window replacement. A vent is at the foundation, just south of the projecting bay; a vent with wood lattice and the decorative window surrounds is at the porch’s foundation. Brick pavers and edging wrap around from the front steps along the east property line. South Façade The south façade is the rear of the building and faces the rear yard (Figure 11). The façade is asymmetrical and divided into three sections. The left (west) section has no openings but has surface-mounted utilities such as a water heater, electrical breaker box, and meters (Figure 12). The center section projects into the rear yard and has an attached wood deck. It has a shed roof that extends from the main roof; both were in the process of re-roofing at the time of the site visit and were not clad. Wood clapboard siding is on the east and west ends of the central section, as well as below the shed roof, but the east façade mostly has a non-original wood board siding. A wood-paneled door is centered in this section flanked by a wide, fixed, picture window on the west side and a projecting box window with fixed glazing on the east side. Figure 11: South (rear) façade with projecting section at the middle. View facing north. 128 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 15 Page & Turnbull, Inc. Figure 12: West side of the south (rear) façade, looking northeast. Figure 13: East side of the south (rear) façade, looking northwest. The east section is farther back than the west section and is defined by a large opening for patio doors (Figure 13). At the time of the site visit, replacement doors were being installed in the opening; it is not known whether they replaced original or other replacement patio doors. West Facade The west façade is asymmetrical and faces a narrow side yard that is enclosed by a wood fence and gate (Figure 14). The two of the first-floor windows were being replaced with new windows at the time of the site visit; both had sections of their decorative window surrounds removed. The window toward the north (front) end is a smaller window while the one toward the center of the building is wider and has a tripartite replacement window. The south end of the first floor has a square fixed window with frosted glazing that corresponds to a shower stall in the rear projecting section; the square window has its original decorative surround (Figure 15). Figure 14: West façade of 70 10th Street. View facing southeast. Figure 15: West façade with the tripartite replacement window. View facing northeast. 129 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 16 Page & Turnbull, Inc. On the second floor are two square windows flanking a central window opening. The central windows are two non-original aluminum double-hung windows. The square window to the west appears to be an original wood-framed casement window but has no window surround. The square window to the east has its decorative window surround and is a fixed window. A wood lattice vent is at the gable apex. Two beams with decorative ends extend as roof supports. The clapboard siding at the south end has lost some boards and the raised foundation is visible. SITE The lot has shallow front and side yards with a large rear yard (Figure 16). The front yard has non-original brick paving bisected by a concrete path that leads to the porch steps. (Figure 5). A raised brick border extends east from the steps and wraps around to the east façade; a small strip of landscaping is between the border and the porch. The rear yard appeared to have been mostly paved with brick. A driveway is at the property’s southwest corner while a ramped and flat section at the southeast corner was used for parking. At the time of the site visit, the rear yard landscaping was mostly removed and piled with dirt; only posts for the backyard fencing remained. Figure 16: Large rear yard, looking north. Figure 17: Rear yard parking pads, looking south. SURROUNDING NEIGHBORHOOD The neighborhood surrounding 70 10th Street is a mix of property types and uses. The block along 10th Street is currently residential with mostly 1910s and 1920s one-story beach bungalows interspersed with a few larger-scale, two-story apartment buildings from the 1940s through the 1970s (Figure 18 and Figure 21). An altered 1920s Spanish Colonial Revival apartment building is on the block closer to the beach. Directly across from the subject property are larger-scale multi-family buildings and a two-story commercial building at the northwest corner of 10th Street and Hermosa Avenue (Figure 20). The beach bungalows on 10th Street typically have a second building at the rear of the property along the alleys. The four beach bungalows west of the subject property were identified as part of a potential historic district that included 70 10th Street as well. Two of the beach bungalows on the north side of 10th Street, 39 and 47 10th Street, and a beach bungalow at 28 10th Court were also identified as potentially historic in the 2014 survey. 130 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 17 Page & Turnbull, Inc. On the block to the west, along The Strand, is a three-story, 1970s apartment building and the Sea Sprite Hotel, a 1950s-era motel identified in the City’s 1994 General Plan Land Use Element (Historic Preservation) as potentially locally significant. Figure 18: South side of 10th Street with the subject property at left. View looking southwest. Figure 19: South side of 10th Street. View looking southeast. Figure 20: North side of 10th Street across from the subject property. View looking northeast. Figure 21: North side of 10th Street. View looking northeast. Source: Google Maps, 2015. Hermosa Avenue to the east of the subject property is a Main Street-type commercial thoroughfare that was once a streetcar route (Figure 22). Along Hermosa Avenue are primarily one- and two-story commercial buildings mostly from the mid- to late 20th century (Figure 23 and Figure 25). A few 1920s-era commercial buildings remain on Hermosa Avenue, including a former automobile sales building one block south of 70 10th Street, identified as potentially historic in the 2014 survey (Figure 24). Also nearby around Pier Avenue and Hermosa Avenue are three of the four buildings receiving protection under the City’s Historic Resources Preservation Ordinance: the former Bijou Theatre that is now a Chase bank and other retail store, the Bank of America Building and Hermosa Hotel. 131 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 18 Page & Turnbull, Inc. Figure 22: 70 10th Street (right) on Hermosa Avenue, a former streetcar route, looking south. Figure 23: Late 20th century commercial building at the corner of Hermosa Avenue and 10th Street, across from the subject property (left), looking northwest. Figure 24: A 1920s era commercial building on Hermosa Avenue south of the subject property (right), looking west. Figure 25: Typical commercial buildings along Hermosa Avenue, looking northeast. 132 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 19 Page & Turnbull, Inc. IV. HISTORIC CONTEXT HERMOSA BEACH HISTORY7 Hermosa Beach is one of a string of beach cities in the southwest corner of Los Angeles County. Prior to the founding of Hermosa Beach, the area was part of Rancho Sausal Redondo. Granted to Antonio Ignacio Avila in 1822 during the Mexican era, Rancho Sausal Redondo encompassed over 22,000 acres. It extended along the coast from present-day Marina del Rey south to Redondo Beach and east to Inglewood and Lawndale. Avila’s ownership of the land was upheld in the transition to United States rule after the Mexican-American War ended in 1848, but his heirs sold the rancho lands after Avila’s death in 1858. A Scottish baron, Robert Burnett, purchased Rancho Sausal Redondo and the adjacent Rancho Aguaje de la Centinela in the 1860s.8 In the 1870’s, Canadian Daniel Freeman and his wife Catherine leased both ranchos where they grew barley and grazed sheep; the Freemans purchased the land in 1885.9 Freeman started to sell parts of the rancho and in 1900, the Hermosa Land and Water Company purchased 1,500 acres of the former rancho. Railway barons Moses Sherman and Eli Clark started the Hermosa Land and Water Company in anticipation of a resort settlement at the coast and growth from the City of Los Angeles. The land was surveyed in 1901 starting with Santa Fe Avenue (now Pier Avenue) running from the Santa Fe Railroad (at today’s Valley Drive) to the beach. The survey also laid out a boardwalk along the beach (now The Strand), while Hermosa Avenue, the second thoroughfare, ran parallel to the beach. In 1901, the original Hermosa Beach tract was subdivided between the boardwalk and Hermosa Avenue. Number streets started with 1st Street at the south and extended north; Santa Fe Avenue corresponded to 12th Street. The “First Addition to Hermosa Beach” was surveyed later in 1901, extending north to 26th Street and east to Loma Drive. The “Second Addition” was surveyed in 1902 and extended east from Loma Drive to the eastern border just beyond present day Prospect Avenue. The rapid pace of surveying and subdividing meant that residential development was sporadic in the first few decades. As a beach resort, Hermosa Beach was initially a seasonal community with a small permanent population but attracted many visitors on the weekends and in the summer.10 In 1904, the first Hermosa Beach Pier was constructed of wood. By 1906, Hermosa Beach had a population of around 300 people and only a few public buildings existed: a post office, school house, grocery, general store and a few boarding houses (Figure 26).11 In January 1907, Hermosa Beach incorporated as the 19th city in Los Angeles County. 7 This section is summarized from the PCR Services, “7.0 Historic Resources.” Hermosa Beach General Plan Updated, 2014 and Chris Miller and Jerry Roberts with the Hermosa Beach Historical Society, Images of America: Hermosa Beach (Charleston, SC: Arcadia Publishing, 2005), unless otherwise cited. 8 Lorietta Louise Scheerer, “The History of the Sausal Redondo Rancho” (MA thesis, University of Southern California, 1938), 20. 9 Scheerer, 22-3. 10 Patricia A. Gazin, Footnotes on the Sand (Hermosa Beach: Myron Gazin, 1991), 10. 11 Scheerer, 28. 133 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 20 Page & Turnbull, Inc. Figure 26: Late 1910s photograph of the corner of Santa Fe (now Pier) Avenue and Hermosa Avenue, looking northwest. Source: Roger Creighton in Images of America: Hermosa Beach Greater growth would come with the arrival of the Pacific Electric rail line. By 1910, Hermosa Beach was a stop on the Pacific Electric’s “Balloon Route Excursion” that ran along Hermosa Avenue. The train brought more tourists and potential new residents to the beach community. The Berth family built the first hotel at 10th Street and the Strand in 1907. The new city spent thousands of dollars on street and lighting improvements to attract new residents. Much of the early residences were summer homes for those in Los Angeles and Pasadena.12 Most of the housing stock was the vernacular beach cottage or bungalow that could be built for a modest amount. Development was denser near the coast and toward the southern end of the city, though even in the 1920s, many blocks had several undeveloped lots. In the hills inland, Greek and Japanese farmers grew carnations, chrysanthemums, and other flowers (Figure 27).13 Figure 27: Map of Hermosa Beach in 1915 with concentrated development neared the coast and scattered elsewhere. 70 10th Street is marked with the red dot. Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach. In 1913, the City approved plans to replace its wood boardwalk with a concrete Strand. Strong winter storms that same year mostly washed away the wooden pier so it too was replaced with a concrete pier. At the entrance of the new pier was a Mission Revival-style building with an 12 Gazin, 17, 26. 13 Gazin, 16-17. 134 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 21 Page & Turnbull, Inc. archway that had an upper level viewing deck (Figure 28).14 In 1917, the Hermosa Beach Bathhouse Company announced plans for a bathhouse at The Strand just south of the pier. The Spanish Colonial Revival-style building provided a private place for beach visitors to change and store their belongings. Figure 28: Mission Revival-style building at entrance to the Hermosa Beach Pier, seen in the 1940s. It was demolished in the 1960s. Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach. With the economic boom of the 1920s, Hermosa Beach saw greater residential and commercial development serving tourists. In 1923, the Surf and Sand Club announced plans for a clubhouse on The Strand located north of the pier between 14th and 15th Streets. Designed by prominent Southern California architect Myron Hunt, the four-story building had a ballroom, indoor swimming pool, and 124 rooms with private bathrooms. The building became the Hermosa Biltmore Hotel in the 1930s. Also constructed in the 1920s was the Metropolitan (later Bijou) Theatre. More residential development also occurred in the 1920s. While modest beach bungalows continued to be developed, larger two-story residences serving year-round residents and those with more means were constructed as well and often with views of the ocean. The Strand, Hermosa Avenue, Manhattan Avenue, and Circle Avenue have some of the grander homes from the 1910s to 1930s designed in the Arts and Crafts, Shingle, and Craftsman styles. Spanish Colonial Revival and Mediterranean Revival styles became more popular into the 1920s, with their red tile roofs and stucco walls contrasting with the wood siding and overhanging eaves of the Craftsman and Arts and Craft styles from the 1910s and early 1920s. While most of Hermosa Beach’s housing stock is single-family residential, some multi-family housing from the first decades of the 20th century remain in various Period Revival styles. By 1930, Hermosa Beach 14 “Handsome Archway: Hermosa Beach Is Adding Decorative Additions to Its Pleasure Pier, Rest Rooms Provided,” Los Angeles Times, January 4, 1914. 135 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 22 Page & Turnbull, Inc. had a permanent population just under 5,000, up from 2,300 in 1920 and just under 700 in 1910.15 Development was modest during the Great Depression and World War II. Like much of Southern California, Hermosa Beach boomed in the post-World War II years. The lots near the ocean that had not been built on finally infilled, while previously industrial and argicultural lands further inland were subdivided for housing. A new civic center with a Modern city hall, police station, fire station, and library opened in 1962. Many of Hermosa Beach’s earliest notable features were demolished in the 1960s, including the arch and pavililon buildings at the pier entrance, the former Surf and Sand Club (Hermosa Biltmore Hotel), and the Pacific Eletric rail line. BEACH COTTAGE OR BUNGALOW The beach cottage or bungalow in Southern California is a subtype of the vernacular housing that dominated in the early 20th century. Though stylistically different, both refer to small-scale, wood- framed housing that could be constructed easily and affordably. They were often available as kit houses or plans in pattern books during the 1890s through 1910s with neighborhoods of these houses developing into the 1920s as streetcar suburbs (Figure 29). The buildings had with minimal architectural detailing simplified from various popular styles. The earlier cottages derive more from English country housing types but the California bungalow with its Craftsman style detailing became more common in the mid-1900s and 1910s. By the 1920s, Spanish Colonial Revival and other Period Revival styles elements dominated. The beach variation from the 1900s through the early 1930s tended to be even simpler, as they were seen as seasonal housing rather than as a main residence. Found in the Southern California beach communities that were still relatively isolated from the urban centers, the beach cottage was often a second, weekend, or rental home with fewer amenities and simpler architectural design. Constructed on a budget, they were built quickly and were added onto in multiple stages over time. Typically one or one and a half stories, they featured open floor plans to best use the limited space. They emphasized simple architectural focal points, such as decorative shingling, board-and-batten siding, gabled or hipped roofs, bay windows, porches, and windows and doors.16 The buildings often took advantage of the local climate for outdoor living and easy access to the ocean with porches, and their small scale allowed for maximum use of yard space, patio and courtyards. 15 Los Angeles Directory Co’s Redondo Beach City Directory 1931, including Hermosa Beach, Manhattan Beach, (Los Angeles: Los Angeles Directory Co., Publishers, 1931), 190. 16 PCR Services, “7.0 Historic Resources,” 7-22. 136 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 23 Page & Turnbull, Inc. Figure 29: Example of a pattern book plan available from Ready Built House Company of Portland, Oregon, 1915. Source: Bungalow Home Style, http://www.bungalowhomestyle.com/plans/ready-built- fenner/1915/15fenner-123.htm. 137 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 24 Page & Turnbull, Inc. CRAFTSMAN STYLE The Craftsmen style evolved from the English Arts and Crafts Movement and later, the work of innovative American architects working in the Midwest and California, in particular Frank Lloyd Wright and Greene & Greene. The Craftsman style was utilized predominantly in residential properties and was dominant from the 1900s to the 1930s. The Craftsman magazine, published in America from 1901 to 1917, helped to disseminate the ideas associated with the style in North America, such as anti-industrialism and emphasis on handcrafted products. The Craftsman style took off in California during the first decade of the twentieth century in response to the work of Greene & Greene in Southern California. Additional influences included Japanese architecture, Swiss chalets, and the indoor/outdoor traditions of the Spanish and Mexican homes of the region. Elaborate one-off homes of the wealthy in Pasadena and West Adams represent high style examples while rows of more modest bungalows blanket various neighborhoods of Los Angeles and throughout Southern California (Figure 30 and Figure 31). The Craftsman dwellings are typically characterized by low-pitched gabled roofs with wide, unenclosed eave overhangs; decorative beams or braces; exposed rafter tails; tapered square columns or pedestals; and extending porch elements. Figure 30: The Gamble House designed by Greene & Greene as a high-style example of the Craftsman style. Source: Page & Turnbull, 2011. Figure 31: Typical Craftsman-style bungalow in a 1910s-era neighborhood. Source: Page & Turnbull, 2014. 138 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 25 Page & Turnbull, Inc. V. SITE HISTORY 70 10th Street is located within the original Hermosa Beach tract that was surveyed and subdivided in 1901. First owned by the Hermosa Beach Land and Water Company, John M. Glass purchased the empty lot in 1908. John M. Glass was the Chief of Police in Los Angeles from 1889 to 1899 but his occupation at the time of purchasing the property is not known. According to historic Los Angeles County Assessor map books, the first improvement on the property occurred around 1911. No building permit or architect has been found. The 1912 Sanborn Fire Insurance Map shows a one-and-a-half story dwelling with the same footprint as the current building, including a porch along the north (front) façade and a projecting section at the rear (south) (Figure 32). Only the house next door at 64 10th Street had been constructed on that side of the street by that time. Figure 32: The 1912 Sanborn Map showing 70 10th Street with the same footprint as today. Source: Redondo Beach Sanborn Map, edited by Page & Turnbull. Figure 33: The 1927 Sanborn Map showing 70 10th Street had a garage at the southwest corner of the property. Source: Hermosa Beach Sanborn Map, edited by Page & Turnbull. The property transferred to Nora E. Glass, wife of John M. Glass, in 1912 and later transferred to their son, Albert G. Glass in 1922. The few available city directories listed a John N. and Nora E., 139 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 26 Page & Turnbull, Inc. with their son Albert and daughter Myrtle Robertson living at 70 10th Street from 1923 to 1925.17 By 1927, much more of the surrounding area had developed, and a garage had been added to the rear of the property (Figure 33). In 1936, the assessor map books noted that the lot was sold for taxes. The next owner listed is Anna X. Nimes in 1942, who owned the property for two years; no information about Nimes was found. Floyd L. and Daisy B. Compher then owned and lived at the property from 1944 to 1946, when the property was again sold for taxes. Little was found about the Comphers, who appear to have lived in Bakersfield prior to Hermosa Beach. In 1947, Samuel Jr. and Sophia K. Carpenter purchased the property and owned it until 1960. It does not appear the property was their primary residence, as they had also purchased the adjacent lot at 64 10th Street in 1946. The 1947 city directory listed the Carpenters’ address at 64 20th Court and Samuel’s profession as underwriter. The 1952 Polk’s Redondo Beach City Directory listed the Carpenters’ address at 113 29th Street in Manhattan Beach. The property was briefly owned by Jean Hough in 1960 before it transferred to Joseph (Josef) and Denise Lanz later that year. The Lanzs owned 70 10th Street until 1965 but it is not known if they resided at the address. Involved in the fashion industry, they started the locally known fabric business The Cotton Shop on Hermosa Avenue not far from 70 10th Street in the early 1960’s. Figure 34: 70 10th Street in a 1965 South Bay Board of Realtors records photograph. Note the tripartite front windows and the chimney at the east façade. Source: Hermosa Beach Historical Society. 17 Redondo, Hermosa and Manhattan Beaches City Directory 1923-24 (Redondo Beach: Kassen Directory Co., 1923) and Redondo Home Telephone Co., Hermosa Beach, Manhattan Beach, Redondo Beach Directory No. 43, May 1925, (Redondo Beach: Redondo Home Telephone Co., 1925). 140 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 27 Page & Turnbull, Inc. Construction Chronology The City of Hermosa Beach provided building permit records on file with the City, which mostly reflected interior alterations or site improvements, such as fences. The permits are listed below. Date Scope of Work Permit Owner 1943-01-03 Wooden fence #3123 Owner/bldr: Floyd Compher 1944-12-08 Bedroom #3363 Owner/bldr: Floyd Compher 1946-10-29 Res. Alterations #4146 Owner/bldr: Floyd Compher 1960-12-19 Bath remodel #11064 Owner: Joseph Lanz Electrician: Tom Christmas 1962-06-19 6’ grape stake fence #11686 Owner: Lanz, owner/builder 1968-11-22 House to house inspection no corrections Owner: Mrs. Ellen Goetz 1970-09-24 Fence #14900 Owner: Mrs. Ellen Goetz 1974-7-11 Plumbing: Shower pan Contr: Custom tile #12968 Owner: Kaltz 1974-7-3 RBR #2144 1975-06-13 RBR #2521 1978-05-31 Replace rear stairs. Construct 130 sq. ft. deck at rear of building, trellis along fence. $17643 O/B,S: Shoemaker, J. 1979-04-26 Hot tub #17595 Elec. #12437, Contr. O/B; Plumb#14751, Contr. O/B; O/B Steve Shoemaker; No access 1998-08-20 Underground conversion E98-00222 Name: Shoemaker; St. 2007-Dec 27 Roof res B07-00645 Name: Shoemaker; St. 2015-Dec -3 Misc-RBR X1500398 Name: Shoemaker; St. No original building permit was on file. The earliest permits were to owner Floyd Compher in the 1940s for a wood fence and residential alterations, including a bedroom. It is not clear what the alterations involved. A permit in 1960 with Joseph Lanz listed as owner mentioned a bathroom remodeled. The South Bay Board of Realtors records, which provided general data, notes, and a photograph about properties for sale or rent, noted that 70 10th Street had new bathrooms, plumbing, and a kitchen remodel around 1960. A realtor record in 1970 noted that the building had been brought up to code in 1964 and that there was a brick patio. At some point, the garage seen in the 1927 Sanborn map was demolished; the building permit records noted that the property did not have a garage by 1969. A photograph from the 1976 realtor record shows that a screen had been added to the porch; it appears the entire porch was 141 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 28 Page & Turnbull, Inc. screened until recently (Figure 35 and Figure 36). At an unknown date, the projecting section of the rear façade had its cladding replaced with wood boards; it may be related to the 1978 permit to construct a rear deck. Other undated alterations since the 1976 realtor photograph can be seen. The front windows that now are fixed single-lite glazing were previously double-hung sashes flanking a picture window that had a decorative upper pane. Similar windows with fixed single-lite glazing currently found at the building were likely installed at the same unknown time. The original three windows in the shed dormer were replaced with vinyl windows likely at a later date. Previously exposed rafter tails at the eaves are now concealed behind fascia boards that were added at some point. The top portion of the chimney was removed, and shed roofs on the east façade’s projecting bay that once flanked the chimney were connected as one roof. The brick chimney at the bay may also have been clad with siding to match the rest of projecting bay. The brick paving at the front and east sides was added at an unknown date. Figure 35: A 1976 images showing the front porch was starting to be screened. Source: Hermosa Beach Historical Society. Figure 36: Screens enclosed the porch until recently. Source: eReal Estate Corp, c.2016. OWNERSHIP AND OCCUPANT HISTORY The ownership records were found from the Los Angeles County Assessor’s historic map books through 1962. The South Bay Board of Realtors records from the 1960s and 1970s, plus information from the current owner’s representative helped to establish ownership through to the present. City directories available at the Redondo Beach Public Library and the Hermosa Beach Historical Society are limited and the occupants of 70 10th Street are mostly unknown. The ownership and occupant history is listed below, as well as biographic summaries of key owners. 142 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 29 Page & Turnbull, Inc. Glass Family (1908-1936) Born in Tennessee, John M. Glass was the Chief of Police in Los Angeles from 1889 to 1899. He and his wife, Nora, were living at 234 22nd Street in Los Angeles according to the 1900 census. Living with them were daughter Myrtle E. Robertson, aged 26, and sons John A. (23) and Albert G. (19) who was a student in 1900. By 1910, the Glass family was living at 4782 S. Main Street in Los Angeles. John M. is listed as having his own income while Albert, age 29, was a carpenter in the Gas Street Company. Son John A. Glass was not living with the family by then and was residing at 2308 West 24th Street in Los Angeles with his wife Alma and three children. He was a manager with the telephone company. Date Owner Occupant (if different) 1905-1908 Hermosa Beach Land and Water None—no building 1908-1911 John M. Glass None—no building 1912-1922 Nora E. Glass Unknown 1922-1936 Albert G. Glass John N. and Nora E. Glass and Albert G. Glass (1923-5 city directories) Vacant (1927 city directory) Hervey C. and Bertha J Prentiss (1931 city directory); Hervey Prentiss listed as an accountant 1936 (06-30) Sold for taxes Unknown 1942 (04-16)- 1944 Anna X. Nimes Unknown 1944-1946 Floyd L. Compher (Daisy B. Compher added in 1946) Floyd and Daisy Compher (1947 city directory) 1946 (06-29) Sold for taxes Unknown 1947-1960 Samuel Jr. and Sophia K. Carpenter Lelan C. and Marylin M Livingston (1952 city directory); Lelan Livingston listed as a commercial artist at Hughes in Culver City. By 1956, the Livingstons were living in Torrance. 1960 (01-08) Jean Hough Unknown 1960 (11-01)- 1965 Joseph and Denise Lanz Unknown 1965 (10-13)- unknown Ellen Goetz Unknown c. 1975 Richard B & Sha(r)ron L. Davis Unknown c. 1978-2015 Steve Shoemaker Unknown 143 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 30 Page & Turnbull, Inc. It appears the Glass family was responsible for building the extant house at 70 10th Street around 1911. The family owned the property for almost 30 years, though it is not known if 70 10th Street was a main residence or a summer or weekend home. The 1920 census records showed John M., Nora, son Albert, and daughter Myrtle Robertson still residing at the Main Street address in Los Angeles. The city directories for Hermosa Beach listed the Glasses at 70 10th Street in Hermosa Beach in the mid-1920s with Albert’s profession is listed as a superintendent with a gas company. It appears that the other son, John A. Glass and his family did live permanently in Hermosa Beach during this period as the 1920 census records list their address at 2302 Strand. John A. was a secretary in “Factory of Machinery.” He was listed as the president of the Hermosa Beach Chamber of Commerce in the 1931 city directory. Joseph and Denise Lanz Joseph (Josef) Lanz was an Austrian fashion designer who started the Lanz clothing label in Salzburg, Austria with partner Fritz Mahler in 1922. They supplied traditional Austrian folk costumes to those attending the Salzburg music festival.18 Joseph Lanz left Austria in the mid- 1930s and opened a new branch of the business in New York in 1936. While Lanz of California, the American company distinct from the European branch, was established by the 1940s, it is not clear if Joseph Lanz continued to play a role in the company. By the early 1950s, Nornie and Werner Scharff, with whom Lanz opened the first store in Austria, owned Lanz of California that manufactured Austrian-inspired clothing.19 Joseph’s wife, Denise Lanz, became a fashion designer in the 1960s and had a collection called Denise Inc. of Hermosa Beach.20 Around 1960, Joseph Lanz opened The Cotton Shop, a locally notable fabric store. In 1960, the store was located at 1038 Hermosa Avenue, across and north on Hermosa Avenue from 70 10th Street. By 1965, the shop had moved to 555 Pier Avenue in Hermosa Beach and had a location in Torrance by 1973.21 The shop moved from Hermosa Beach to North Redondo in 1991 where it closed after 51 years in business in 2010.22 18 Kicksawhproductions and Lizzie Bramlett, “Lanz,” Vintage Fashion Guild, accessed June 2, 2016, http://vintagefashionguild.org/label-resource/lanz/. 19 “Kurt Scharff, Clothier, Dies,” Los Angeles Times, October 18, 1984 and “Lanz” Vintage Fashion Guild. 20 Arline Monks, “Wall Street Journal Key to Blue Chip Style Trends,” Los Angeles Times, May 10, 1964. 21 Becky Schaeffer, “Expert Praises ‘Old Fashioned’ Fabrics,” Los Angeles Times¸ May 20, 1973. 22 Eric Bradley, “Redondo Beach to Move Recreation Department to Cotton Shop Site,” Los Angeles Daile News, December 23, 2010, accessed June 16, 2016, http://www.dailynews.com/article/ZZ/20101223/NEWS/101228550. 144 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 31 Page & Turnbull, Inc. VI. EVALUATION NATIONAL REGISTER OF HISTORIC PLACES The National Register of Historic Places (National Register) is the nation’s most comprehensive inventory of historic resources. The National Register is administered by the National Park Service and includes districts, sites, buildings, structures and objects significant in American history, architecture, archeology, engineering, and culture. These resources contribute to an understanding of the historical and cultural foundations of the Nation at the national, state, or local level. Typically, properties over fifty years of age may be eligible for listing in the National Register if they meet any one of the four significance criteria and if they retain sufficient historic integrity to convey that significance. However, properties under fifty years of age may be determined eligible if it can be demonstrated that they are of “exceptional importance.” Other criteria considerations apply to cemeteries, birthplaces, graves of historical figures, properties owned by religious institutions or used for religious purposes, structures that have been moved from their original locations, reconstructed buildings, and properties primarily commemorative in nature. National Register criteria are defined in depth in National Register Bulletin Number 15: How to Apply the National Register Criteria for Evaluation. The National Register has four basic criteria under which a property may be considered eligible for listing. It can be found significant under one or more of the following criteria: ▪ Criterion A (Events): Properties associated with events that have made a significant contribution to the broad patterns of our history; ▪ Criterion B (Person): Properties associated with the lives of persons significant in our past; ▪ Criterion C (Architecture): Properties that embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant distinguishable entity whose components lack individual distinction; and ▪ Criterion D (Information Potential): Properties that have yielded, or may be likely to yield, information important in prehistory or history. A property may be considered significant on a national, state, or local level to American history, architecture, archaeology, engineering, and culture. CALIFORNIA REGISTER OF HISTORICAL RESOURCES The California Register of Historical Resources (California Register) is “an authoritative guide in California to be used by state and local agencies, private groups, and citizens to identify the 145 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 32 Page & Turnbull, Inc. state’s historical resources and to indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse change.”23 The California Register of Historical Resources (California Register) is an inventory of significant architectural, archaeological, and historical resources in the State of California. Resources can be listed in the California Register through a number of methods. State Historical Landmarks and National Register-listed properties are automatically listed in the California Register. Properties can also be nominated to the California Register by local governments, private organizations, or citizens. In order for a property to be eligible for listing in the California Register, it must be found significant under one or more of the following criteria. ▪ Criterion 1 (Events): Resources that are associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States. ▪ Criterion 2 (Persons): Resources that are associated with the lives of persons important to local, California, or national history. ▪ Criterion 3 (Architecture): Resources that embody the distinctive characteristics of a type, period, region, or method of construction, or represent the work of a master, or possess high artistic values. ▪ Criterion 4 (Information Potential): Resources or sites that have yielded or have the potential to yield information important to the prehistory or history of the local area, California, or the nation. The California Register of Historical Resources follows nearly identical guidelines to those used by the National Register, but identifies the Criteria for Evaluation numerically (1 through 4) instead of alphabetically (A through D). With the exception of some properties with additional criteria consideration (50 years or less, moved buildings, etc.), properties that meet the National Register criteria typically also meet the California Register criteria and vice versa and are often evaluated together. The following section examines the eligibility of 70 10th Street for individual listing in the National Register and California Register. Criterion A/1 (Events) 70 10th Street does not appear eligible for listing in the National Register or California Register under Criterion A/1 (Events) as a property associated with significant events or patterns of history. 70 10th Street was constructed around 1911 by the Glass family and was among the early 23 Public Resources Code Section 5024.1(a) 146 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 33 Page & Turnbull, Inc. residences after the City of Hermosa Beach’s incorporation in 1907 and the introduction of the Pacific Electric rail line around 1910. Although the streetcar increased access to Hermosa Beach, it was never a streetcar suburb of Los Angeles and remained a seasonal beach destination until after World War II. 70 10th Street was part of the scattered residential development that occurred in the first two decades of the 20th century as Hermosa Beach developed into a beach community but does not appear to have played a significant role in that development. Based on the 2014 survey, 70 10th Street is one of several dozen similar beach cottages or bungalows that remain from the early years of Hermosa Beach. Overall, 70 10th Street does not meet Criterion A/1 for individual listing in the National Register or California Register. Criterion B/2 (Persons) 70 10th Street is not eligible for listing in the National Register or California Register under Criterion B/2 (Persons). Research has not uncovered any historically significant information about any individual persons associated with the property during the time of their ownership or residence. For example, John M. Glass was the Chief of Police for Los Angeles but that was prior to owning this property. Little additional information was found about the Glass family. Joseph and Denise Lanz were prominent in the fashion industry and owned a long-running local business, but their success is not strongly associated with 70 10th Street. As a result, 70 10th Street does not appear to be individually significant under Criterion B/2 (Persons) for its associations with the significant individuals. Criterion C/3 (Architecture) 70 10th Street is not eligible for listing in the National Register or California Register under Criterion C/3 (Architecture). Research has not uncovered the original architect or builder and no original building permit is on file with the City of Hermosa Beach. The building may have been a kit or pattern book plan, but no documentation has been found to support that conclusion. The building is among the larger group of examples of beach bungalows in the Hermosa Beach area and has Craftsman style elements with some decorative detailing such as the angled corner window surrounds and the flared roof over the porch. However, its design is minimal and not individually distinctive as embodying the Craftsman style or the beach bungalow, and does not possess high artistic value. Although few Craftsman-style beach bungalows remain in Hermosa Beach, the modest design does not rise to the level of individual eligibility for the National Register or California Register. As such, 70 10th Street does not meet Criterion C/3 for listing in the National Register or California Register. Criterion D/4 (Information Potential) The “potential to yield information important to the prehistory or history of the local area” typically relates to archeological resources, rather than built resources. When Criterion D/4 does relate to 147 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 34 Page & Turnbull, Inc. built resources, it is for cases when the building itself is the principal source of important construction-related information. Based on historic research, Criterion D/4 is not applicable to 70 10th Street. HERMOSA BEACH LANDMARKS To be listed as a Hermosa Beach Landmark, a property must be at least 50 years old and meet one or more of the following criteria: A. It exemplifies or reflects special elements of the City’s cultural, social, economic, political, aesthetic, engineering or architectural history; or B. It is identified with persons or events significant in local, state, or national history; or C. It embodies distinctive characteristics of a style, type, period, or method of construction, or is a valuable example of the use of indigenous materials or craftsmanship; or D. It is representative of the notable work of a builder, designer, or architect; or E. Its unique location or singular physical characteristic(s) represents an established and familiar visual feature or landmark of a neighborhood, community, or the City. A property that is at least 30 years old may become a Landmark if the City Council determines it is exceptional or threatened by demolition, removal, relocation or inappropriate alteration. The following section examines the eligibility of 70 10th Street for individual listing in as a Hermosa Beach Landmark. Criterion A As discussed in the evaluation of the property for the National Register and California Register, 70 10th Street does not reflect special elements of the City’s cultural, social economic, political, aesthetic, engineering or architectural history. It is one of many beach bungalows built in the early years of the City’s history and is not associated with any particularly special elements of the City’s history. Criterion B As discussed in the evaluation of the property for the National Register and California Register, 70 10th Street is not associated with any significant individuals or events in local, state, or national history. Criterion C As discussed in the evaluation of the property for the National Register and California Register, 70 10th Street is a vernacular beach bungalow with elements of the Craftsman style but does not does not embody the distinctive characteristics of a style, type, period, or method of construction. It is not a valuable example of the use of indigenous materials or craftsmanship. 148 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 35 Page & Turnbull, Inc. Criterion D No designer, architect or builder has been found for 70 10th Street, and as such, it is does not represent the notable work of any individual. Criterion E 70 10th Street is in the City’s core downtown area and not far from the ocean and pier. It is at a highly visible intersection along the City’s commercial Hermosa Avenue. However, its modest design is not a sufficient singular physical characteristic that has made the building an established and familiar visual landmark in the neighborhood or City. Overall, 70 10th Street meets the 50-year age threshold but does not appear to meet any criteria for listing as a Hermosa Beach Landmark. 10TH STREET BEACH BUNGALOW HISTORIC DISTRICT The 2014 Survey identified a potential historic district consisting of five beach cottages from 1914 to 1930 on 10th Street. The grouping of 50, 54, 58, 64, and 70 10th Street was “potentially eligible as distinctive examples of one-story beach bungalows in Hermosa Beach with good integrity.” Based on the recent site visit and a review of the Los Angeles County Assessor map books, it appears the five consecutive lots on the south side of 10th Street date from 1907 to 1923 instead and have one and one-and-a-half story, single-family dwellings (Figure 37 and Figure 38). Four of the five have a second building at the rear that were constructed later and some of which are on separate legal parcels that are not part of the potential district (Figure 39). Figure 37: South side of 10th Street with grouping of five beach bungalow, looking southwest. Figure 38: Looking west down 10th Street from Hermosa Avenue toward the beach a block away. 149 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 36 Page & Turnbull, Inc. Figure 39: Map with the parcels within the potential historic district on 10th Street highlighted. Source: City of Hermosa Beach. The three of the five buildings are Craftsman-style bungalows with 70 10th Street as the largest and most distinctive (Figure 40). The oldest of the group, 64 10th Street dating to 1907 is the most typical example of a vernacular beach cottage with board and batten walls and no front porch. 50 10th Street has Spanish Colonial Revival style elements in its red-tile roof and stucco walls that reflects is 1923 construction date (Figure 41). Though the buildings appear to have had some changed windows and other minor alterations, they retain sufficient integrity as early 20th century beach bungalows. Figure 40: From left to right, 70, 64, and 58 10th Street, looking south. Figure 41: From left to right, 58, 54, and 50 10th Street, looking south. These modest vernacular houses embody the early development of Hermosa Beach when the area was primarily a beach community and much of the single-family housing was constructed as summer and weekend homes. The buildings were built after 1910 once the Pacific Electric rail line made Hermosa Beach accessible to greater Los Angeles and into the 1920s real estate 150 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 37 Page & Turnbull, Inc. boom that saw the lots near the beach infill with new housing (Figure 32 and Figure 33). Their small scale and simple architectural detailing is consistent with beach bungalows of the early 20th century and their proximity to the ocean reinforces their use as dwellings for those visiting the beach. The 2014 Survey found only one other grouping of beach bungalow housing in Hermosa Beach, suggesting that an intact row of early beach bungalows is rare in the City. The other grouping of bungalows dating from 1923 to 1930 is at 1101 through 1041 2nd Street, which is east of Pacific Coast Highway and about a mile from the ocean. Overall, the grouping on 10th Street appears to be eligible for listing as a historic district in the National Register and California Register at the local level under Criterion A for its association with the early development of Hermosa Beach as a Southern California beach town and under Criterion C as embodying the distinctive characteristics of the beach bungalow property type. It has five contributors, 50, 54, 58, 64, and 70 10th Street, and a period of significance from 1907 to 1923. The subject property at 70 10th Street is a contributor to the district. INTEGRITY In addition to qualifying for listing under at least one of the National Register or California Register criteria, a property must be shown to have sufficient historic integrity in order to be considered eligible for listing in the National Register and California Register. The concept of integrity is essential to identifying the important physical characteristics of historic resources and hence, in evaluating adverse changes to them. Integrity is defined as “the authenticity of an historical resource’s physical identity evidenced by the survival of characteristics that existed during the resource’s period of significance.” According to the National Register Bulletin Number 15: How to Apply the National Register Criteria for Evaluation, these seven aspects are generally defined as follows: ▪ Location is the place where the historic property was constructed. ▪ Design is the combination of elements that create the form, plans, space, structure and style of the property. ▪ Setting addresses the physical environment of the historic property inclusive of the landscape and spatial relationships of the building/s. ▪ Materials refer to the physical elements that were combined or deposited during a particular period of time and in a particular pattern of configuration to form the historic property. ▪ Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history. ▪ Feeling is the property’s expression of the aesthetic or historic sense of a particular period of time. ▪ Association is the direct link between an important historic event or person and a historic property. 151 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 38 Page & Turnbull, Inc. Integrity is a “yes” or “no” determination. A historic property either has adequate integrity, or it does not. To retain historic integrity, a property will often possess several, if not all of the aforementioned aspects. Specific aspects of integrity may also be more important, depending on the criteria for which it is significant. It is important to note that historic integrity is not synonymous with condition. A building or structure can possess all or many of the seven aspects of integrity, even if the condition of the materials has degraded. Condition comes into consideration when there is a substantial loss of historic material or other character-defining features. Below is a discussion of the integrity of 70 10th Street as a contributor to the eligible 10th Street Beach Bungalow Historic District. 70 10th Street does not appear to have been moved from its original location and its setting remains residential along 10th Street and commercial along Hermosa Avenue. Although the scale and design of the surrounding properties has changed somewhat since the subject building’s original construction, and the Pacific Electric rail line has been removed, the changes have not dramatically altered the spatial relationship of 70 10th Street to its setting. At the time of the site visit, the building has seen some alterations, most notably the concealing of its originally exposed rafter tail ends, the replacement of most original window sashes, removal of the chimney above the roofline, and the addition of wood board cladding at the rear projecting section. However, the alterations were generally minimal and the building was still understood as an early 20th century Craftsman-style beach bungalow. Similarly, the building retains integrity of its material and workmanship as seen in its clapboard siding, decorative window surrounds, flared roof over the porch, and exposed beams with decorative ends, despite the minor alterations over the years. The property also retains its integrity of feeling as a single-family dwelling and its association with the early development of Hermosa Beach. Overall, 70 10th Street retains sufficient integrity to convey that it is an early 20th century vernacular beach bungalow. 152 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 39 Page & Turnbull, Inc. CHARACTER-DEFINING FEATURES Character-defining features of a historic resource are those tangible elements that embody its significance or its association with specific events, and establish the visual character of the resource. They are the physical parts that should be retained and preserved. When the historic resource is a historic district, the character-defining features includes those elements that reflect the district as a significant concentration, linkage, or continuity of sites, buildings, structures, or objects unified historically or aesthetically by plan or physical development. Because the character of a district is derived from the interrelationship of its component contributors that convey a visual sense of the overall historic environment, the character-defining features includes overall elements such as street pattern, lot size, relationship of buildings to the street, presence (or lack) of landscape features like trees or fencing, etc., as well as features common to its individual contributing buildings, structures or objects. 10th Street Beach Bungalow Historic District Character-Defining Features The DPR 523A survey form from the 2014 survey does not list character-defining features of 10th Street bungalow grouping. Based on the site visit conducted by Page & Turnbull, the character- defining features of the potential historic district include: • Five beach bungalows on south side of 10th Street oriented facing north • Narrow lots, typically 30 feet wide, except for corner lot • Consistent setback from 10th Street, typically 15 feet deep, that is part of the public right of way • No front yards, as the building fronts are at the property line • Minimal side yards between buildings • No curb cuts, driveways, or auto-focused features at 10th Street • Bungalows are one- and one-and-a-half-story single-family houses with o Pitched roofs o Wood cladding (siding or shingle), except one building with stucco cladding o Entry porches stepped up from street o Main door at front façade facing 10th Street o Large, punched window openings with wood trim at front façade Character-Defining Features of 70 10th Street as A Contributor As a contributor to the eligible 10th Street Beach Bungalow Historic District, the ca. 1911 bungalow at 70 10th Street’s character-defining features are: • One-and-a-half-story scale • Rectilinear massing • Corner location • Craftsman style • Side gable roof that flares up above porch at north end • Central shed dormer at north side of roof 153 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 40 Page & Turnbull, Inc. • Exposed roof beams with flat-top pyramid end • Horizontal wood siding • Front porch along width of north façade with paired and triple corner posts • Large, tripartite windows flanking central front door at north façade • Punched window openings • Decorative wood trim with angled corners at window surrounds and front door • Remaining brick masonry chimney 154 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 41 Page & Turnbull, Inc. VII. ANALYSIS OF PROPOSED PROJECT IMPACTS THRESHOLD FOR SIGNIFICANT IMPACTS According to CEQA, a “project with an effect that may cause a substantial adverse change in the significance of an historic resource is a project that may have a significant effect on the environment.”24 Substantial adverse change is defined as: “physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of an historic resource would be materially impaired.”25 The significance of an historical resource is materially impaired when a project “demolishes or materially alters in an adverse manner those physical characteristics of an historical resource that convey its historical significance” and that justify or account for its inclusion in, or eligibility for inclusion in, the California Register.26 Thus, a project may cause a substantial change in a historic resource but still not have a significant adverse effect on the environment as defined by CEQA as long as the impact of the change on the historic resource is determined to be less-than-significant, negligible, neutral or even beneficial. Projects that comply with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (the Standards) benefit from a regulatory presumption that they would have a less-than-significant adverse impact on a historic resource.27 PROPOSED PROJECT DESCRIPTION The proposed project is to retain the ca. 1911 bungalow and construct a new, three-story, 2,744 square-foot, retail/office building to the rear (south). The proposed new building will be 28.5 feet high, just below the 30-foot height limit. It will not be attached to the bungalow, and will maintain an approximate six-foot separation. The bungalow will be used for short-term rental lodging (a commercial use) while the new building will have a retail space and covered parking on the ground floor and two office units at each of the two upper floors. The description below is based on the full set of drawings by Peha & Associates titled “New Commercial Building for B&J Capital Group Investments,” dated December 21, 2017. See the appendix for the full set of drawings. The new, wood-framed, flat-roofed building is mostly square in plan and box-like in massing with the façade set back in some places under overhangs that create exterior covered walkways and decks. The proposed design features Craftsman-style details such as 1”x6” horizontal lap siding, exposed rafters and paired posts derived from elements at the ca. 1911 bungalow. No material was noted for the roof and a stair tower extends above the roofline near the center of the building. The windows are typically fixed, aluminum framed, and either grouped in pairs or tripartite with 24 CEQA Guidelines subsection 15064.5(b). 25 CEQA Guidelines subsection 15064.5(b)(1). 26 CEQA Guidelines subsection 15064.5(b)(2). 27 CEQA Guidelines subsection 15064.5(b)(3). Project that meet the Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (1995), Weeks and Grimmer are also considered mitigated to a level of less than a significant impact on the historic resource. 155 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 42 Page & Turnbull, Inc. prominent wood trim. The typical doors are single leaf, aluminum with a large glazed pane; some doors have aluminum-framed sidelights. Primary East Façade The primary (east) façade faces east to Hermosa Avenue. The ground floor includes the main entrances to the elevator lobby and a retail space on north side of the building. The two entrances are similar with a center typical door flanked by sidelights. They are recessed under a slight overhang that is visually supported by two paired posts that frame the retail entrance. Between the two entrances is a mailbox. The south side of the ground floor is flush to the property line, clad with siding, and has no openings. Figure 42: Proposed east façade of new building (left) and existing ca. 1911 bungalow. Source: A3.10, Peha & Associates Architecture, December 21, 2017. The upper two floors have covered walkways that line the east façade and wrap a portion of the south façade. The walkways provide access to the two offices on each floor. The walkway railings consist of a low wall clad in siding and five sets of equally spaced posts. The posts at the north end align with those on the ground floor, while the ones in the middle have wood picket railings instead of siding between the posts. In addition, decorative siding elements that appear as two horizontal bars are found elsewhere in the low wall. Each floor has two offices, one north and one south of the central elevator lobby. The north office entrance aligns vertically with the retail space entrance, and has the same configuration of a central door and two sidelights. The south office has a single typical door just south of the elevator lobby door, which is typical with a single sidelight to the north. At the south end of each floor where the covered walkway continues is a single window. South Façade The new building’s south façade faces 10th Court alley. The ground floor includes vehicular access to the covered parking and an opening at the west end for the southwest stairs. Set well 156 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 43 Page & Turnbull, Inc. inside the building is a stucco wall with two hollow metal doors; the right (east) door leads to the elevator lobby while the left (west) door leads to a mechanical room. Figure 43: Proposed south façade of new building facing 10th Court alley. Source: A3.10, Peha & Associates Architecture, December 21, 2017. The second and third floors are divided into three sections each. At the east end is the covered walkway wrapping around the southeast corner. The building façade is set back here with two windows. The middle section is not setback, except at the off-centered, tripartite window that is slightly recessed. Below the window is wood picket railings instead of siding. At the west end, the façade is set back behind a planter box and has a pair of windows corresponding with the southwest stair. The top rail of the covered walkway, wood picket railing, and southwest corner recess appear to visually continue across the façade as a trim piece on the siding. The same decorative siding element on the east façade also occurs on the south façade at the east and west sides of the wood picket railing. North Façade The north façade faces the rear side of the bungalow. At the ground floor, the façade is mostly siding with only a single door and square window located towards the west at an accessible restroom. At the upper floors, the east façade walkway terminates and appears as a covered void at the east end; set back in the deck is a door leading from the southwest stairwell to the deck, however the door is not seen on the elevation. The west end has a recessed deck at the building’s northwest corner, and also appears as a covered void. Between the two voids is the façade that has one set of off-centered tripartite windows on each floor. Below the window appears to be the wood picket railing, though it is not clear if the window or the railing is flushed with the siding. Similar to the south façade, the top rail of the covered walkway and deck visually extend across the façade as a trim piece on the siding. The decorative siding element is below the covered walkway and recessed deck voids. 157 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 44 Page & Turnbull, Inc. Figure 44: Proposed north façade of new building facing the rear of the bungalow. Source: A3.11, Peha & Associates Architecture, December 21, 2017. West Façade The west façade consists most of a masonry wall. At the northwest corner of the second and third floors is the recessed covered deck. The façade here has one set of tripartite windows and a single typical door providing access to the deck from the north office on each floor. Figure 45: Proposed west (right) façade of new building with the west façade of the bungalow at left. Source: A3.11, Peha & Associates Architecture, December 21, 2017. 158 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 45 Page & Turnbull, Inc. PROJECT SPECIFIC IMPACTS Page & Turnbull reviewed the progress set of plans prepared by Peha & Associates titled “New Commercial Building for B&J Capital Group Investments,” dated December 21, 2017. The following review discusses the proposed project in relation to the ca. 1911 bungalow at 70 10th Street a contributor to the eligible 10th Street Beach Bungalow Historic District as well as the effect of the project on the eligible historic district itself. The discussion is based on the principles of the Secretary of the Interior’s Standards for Rehabilitation (SOI Standards) and the threshold for significant impacts under CEQA. See the Appendix for a list of the SOI Standards. Impacts to 70 10th Street The proposed project does not include any additional work to the ca. 1911 bungalow. The new building is not physically connected to the bungalow and will not directly affect any historic materials or features. As the proposed project is predominately defined by the new three-story commercial building added to the property of 70 10th Street, the only relevant SOI Standard is Standard 9: New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. The new building does not fully meet Standard 9, as it will introduce a new, larger massing that alters the spatial relationship of the property and is not compatible with the one-and-a-half story bungalow in scale or massing. Although the new building is only about six feet taller than the bungalow, its box-like volume creates a sense of bulk that threatens to overwhelm the contributor. The design attempts to reduce the bulk by setting the upper floor back under overhangs or by introducing small recesses, but the overall effect does not offer enough articulation to alleviate the visual impact of the massing and scale. Furthermore, the box-like massing has little relationship to the pitched roof form of the bungalow and does not appear to be compatible. The design of the new building does incorporate some Craftsman-style features and elements from the bungalow, including the horizontal siding, exposed rafter tails, double wood posts, tripartite windows, and prominent wood trim. However, the features are decorative rather than part of an integrated architectural approach based on Craftsman principles, and does not sufficiently offset the incompatible scale and massing. It should be noted that Craftsman design historically was used for residential buildings and not often for multi-story commercial buildings. Despite the new construction not meeting Standard 9, the proposed project does not alter the bungalow in any way that would jeopardize its status as a contributor to the eligible 10th Street Beach Bungalow Historic District. The bungalow continues to have integrity as an early 20th century Craftsman-style beach bungalow despite the changes to its setting. As such, the proposed project does not constitute a significant adverse impact on 70 10th Street. 159 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 46 Page & Turnbull, Inc. Impacts to 10th Street Beach Bungalow Historic District Similarly, the new construction proposed at the rear of 70 10th Street is not compatible with the eligible 10th Street Beach Bungalow Historic District in scale or massing. It is substantially larger in scale compared to the relatively small, one-story bungalows that comprise the district. Its overall massing is boxy compared to the contributing bungalows that have more articulation in plan and at the roofs. As discussed above, some materials and features are Craftsman-like and take their cues from the common characteristics found in the eligible district, but the new construction as a whole does not read as a Craftsman-style building. Nonetheless, the proposed project will not affect the eligible of the district for California Register listing. None of the five contributors will be removed. The new building will be distinct and detached from the bungalow at 70 10th Street so that it almost appears as a different property, especially given its orientation to the commercial street at Hermosa Avenue. It will be similar to the rear, multi-story buildings that currently exist at four of the five contributors and do not detract from the eligible district. While its corner location results in high visibility for the new building, the eligible historic district will still be perceived as a related grouping of beach bungalows with the new building as part of background in the overall streetscape of Hermosa Avenue. The new construction will not impact the integrity of the eligible district to the extent that it would lose its ability to convey its significance. Overall, the proposed project will not have a significant adverse effect on the eligible 10th Street Beach Bungalow Historic District. 160 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 47 Page & Turnbull, Inc. VII. CONCLUSION Constructed ca. 1911 as a Craftsman-style beach bungalow, the building at 70 10th Street does not meet any criteria for individual listing in the National Register, California Register, or as a Hermosa Beach Landmark. However, it appears to be a contributor to an eligible historic district of beach bungalows on 10th Street. The eligible 10th Street Beach Bungalow Historic District consists of five vernacular dwellings dating from 1907 to 1923 that reflect the early growth of Hermosa Beach as a beach community attracting potential residents to build or purchase simple, affordable summer or weekend homes. The district is a rare grouping of early 20th century beach dwellings that remains in Hermosa Beach and is the only one within close proximity to the beach. The district appears eligible for the National Register and California Register at the local level under Criterion A for its association with the early development of Hermosa Beach as a Southern California beach town, and under Criterion C as embodying the distinctive characteristics of the beach bungalow property type. As such, the 10th Street Beach Bungalow Historic District, and 70 10th Street as a contributor to the eligible historic district, are considered historic resources under CEQA. The proposed project to retain the ca. 1911 bungalow and construct a new, three-story commercial building to the rear (south) of the building is not compatible with the bungalow or the eligible historic district in scale or massing. However, no contributors will be demolished as part of the project, and the new building is sited in such a way that it will not impact the integrity of the eligible 10th Street Beach Bungalow Historic District as a grouping of early 20th century beach bungalows. The new building alters the setting of 70 10th Street, but not to the extent that it would no longer be a contributor to the eligible historic district. As such, the proposed project will not have a significant adverse effect on historic resources under CEQA. 161 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 48 Page & Turnbull, Inc. VIII. REFERENCES CITED Published Works Gazin, Patricia A. Footnotes on the Sand. Hermosa Beach: Myron Gazin, 1991. Gazin, Patricia A. Castles on the Sand: An Incomplete Chronicle of the Habitations of Acient Hermosans. Hermosa Beach: Patricia A. Gazin, 1977. Los Angeles Directory Co’s Redondo Beach City Directory 1931, including Hermosa Beach, Manhattan Beach, (Los Angeles: Los Angeles Directory Co., Publishers, 1931). McAlester, Virginia and Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 2002. Miller, Chris and Jerry Roberts with the Hermosa Beach Historical Society. Images of America: Hermosa Beach. Charleston, SC: Arcadia Publishing, 2005. Scheerer, Lorietta Louise. “The History of the Sausal Redondo Rancho.” MA thesis, University of Southern California, 1938. Redondo, Hermosa and Manhattan Beaches City Directory 1923-24. Redondo Beach: Kassen Directory Co., 1923. Redondo Home Telephone Co., Hermosa Beach, Manhattan Beach, Redondo Beach Directory, No. 43, May 1925. Redondo Beach: Redondo Home Telephone Co., 1925. Public Records Hermosa Beach building permit records. Los Angeles County Assessor Map and Map Books (1902 through 1962). PCR Services, “7.0 Historic Resources.” Hermosa Beach General Plan Updated, 2014. United States Census Records, 1910 through 1940, and other public records via Ancestry.com Archival Records City directories for Hermosa Beach and Redondo Beach, including Hermosa Beach. Accessed at Redondo Beach Public Library and Hermosa Beach Historical Society. 162 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 49 Page & Turnbull, Inc. South Bay Board of Realtors records. Archived at the Hermosa Beach Historical Society. Sanborn Fire Insurance Maps. Accessed through Los Angeles Public Library online resources. Newspapers and Periodicals Bradley, Eric. “Redondo Beach to Move Recreation Department to Cotton Shop Site,” Los Angeles Daile News, December 23, 2010, accessed June 16, 2016, http://www.dailynews.com/article/ZZ/20101223/NEWS/101228550. “Handsome Archway: Hermosa Beach Is Adding Decorative Additions to Its Pleasure Pier, Rest Rooms Provided.” Los Angeles Times, January 4, 1914. “Kurt Scharff, Clothier, Dies.” Los Angeles Times, October 18, 1984. Manisco, Patricia. “Beach Chambers No Longer Only A Man’s World.” Los Angeles Times, September 6, 1984 Monks, Arline. “Wall Street Journal Key to Blue Chip Style Trends.” Los Angeles Times, May 10, 1964. Schaeffer, Becky. “Expert Praises ‘Old Fashioned’ Fabrics.” Los Angeles Times¸ May 20, 1973. Internet Kicksawhproductions and Lizzie Bramlett. “Lanz.” Vintage Fashion Guild, accessed June 2, 2016, http://vintagefashionguild.org/label-resource/lanz/. 163 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 50 Page & Turnbull, Inc. IX. APPENDIX Appendix A: Previous survey record forms and building permit data for 70 10th Street and the potentially eligible historic district, provided by City of Hermosa Beach. Appendix B: Secretary of the Interior’s Standards for Rehabilitation Appendix C: Proposed project plans, “New Retail / Office Building for B&J Capital Group Investments,” prepared by Peha & Associates, December 21, 2017, Progress Set – Not for Construction 164 Historic Resource Technical Report 70 10th Street Final Hermosa Beach, California February 15, 2018 Page & Turnbull, Inc. APPENDIX A Previous survey record forms and building permit data for 70 10th Street and the potentially eligible historic district, provided by City of Hermosa Beach. 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 Historic Resource Technical Report 70 10th Street Draft Hermosa Beach, California February 15, 2018 Page & Turnbull, Inc. APPENDIX B Secretary of the Interior’s Standards for Rehabilitation 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces and spatial relationships. 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations or related new construction will not destroy historic materials, features and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Source: National Park Service, U.S. Department of the Interior, https://www.nps.gov/tps/standards/four-treatments/treatment-rehabilitation.htm 181 Historic Resource Technical Report 70 10th Street Draft Hermosa Beach, California February 15, 2018 Page & Turnbull, Inc. APPENDIX C Proposed project plans, “New Retail / Office Building for B&J Capital Group Investments,” prepared by Peha & Associates, December 21, 2017, Progress Set – Not for Construction 182 183 184 185 186 187 188 189 190 191 192 193 194 195 417 Montgomery Street San Francisco, California 94104 415.362.5154 / 415.362.5560 fax 2401 C Street, Suite B Sacramento, California 95816 916.930.9903 / 916.930.9904 fax 417 S. Hill Street, Suite 211 Los Angeles, California 90013 213.221.1200 / 213.221.1209 fax ARCHITECTURE PLANNING & RESEARCH BUILDING TECHNOLOGY www.page-turnbull.com 196 June 13, 2019 Parking In-Lieu Fee Program (100 Spaces) Number of Parking Spaces Accepted Projects Approved and Paid Project / Location Parking Spaces In-Lieu Year Status Hennessey’s Tavern / 8 Pier Ave 2 1997 Funds transferred*/** 117 Pier Ave: The Mix / Currently Steak and Whisky 5 1997 Funds transferred*/** 13 Businesses, Lower Pier Ave: Pier Plaza Outdoor Dining 13 1997 Funds transferred*/** 1301 Hermosa Ave: City Retail Building at North Pier Parking Structure 20 1997 Funds transferred*/** 51 Pier Ave: Fat Face Fenner’s Fishshack / Currently Tower 12 5 1999 Funds collected** 205 Pier Ave: Commercial Condominiums (Mixed Office and Snack Shop) 1 2012 Fund collected 10/8/12 507 Pier Ave: The Solution 1 2015 Fund collected 6/25/15 1429 Hermosa Ave: H2O Hotel 2*** 2015 Funds collected 6/30/15 513-519 Pier Ave: Dry cleaner & offices (CC Reso 16-7046) 1 2016 Funds collected 11/22/17 Total Approved and Paid 50 Total Approved and Pending Payment 16 Net Available (100-66) = 34 *Funds transferred from Downtown Enhancement set-aside incentive fund established by City Council to Parking Improvement Fund. **These funds were spent on the parking structure. *** Fees for two (2) spaces required by Coastal Commission. Projects Approved and Pending Payment Project / Location Parking Spaces In- Lieu Year Status 906-910 Hermosa Ave: Hermosa Seaside Commercial Office Building 16**** 2007 Permits issued and entitlements extended (fees not collected at this time). Fees must be paid prior to final occupancy. Total Approved and Pending Payment 16 ****The Planning Commission approval was based on a 7 parking space deficiency based on a 3/1000 ratio, however, the Coastal Commission required 16 in-lieu parking spaces based on the currently applicable 4/1000 ratio. 197 198 Public Notification Legal Posters 199 200 201 202 203 204 > -----Original Message----- > From: STEVE HUNT [mailto:kilaueasteve@icloud.com] > Sent: Friday, June 14, 2019 11:55 AM > To: Nicole Ellis > Subject: Motel at 70 10th street > > Dear Nicole, > > Would you please submit my comment regarding the proposed motel at > 70 tenth street. I was unable to connect with the ecomment button on the agenda site. > Thanks for letting me know that you received. > > Dear planning commissioners, > > I have been a property owner and resident at 910 Strand for the last forty five years . > I have no objection to the proposed motel but I do strongly oppose the inadequate on site parking that is provided for in this plan. While I generally favor redevelopment , in this case there is a serious lack of parking on tenth street for homeowners in the area. > The imbalance of lack of supply and increasing demand will be increased by this proposed project. I appreciate the great amount of study that has been presented by the planning department but simply put the lack of adequate on site parking will make it more difficult for residents in this block to find a place to park and it is already nearly impossible. > > Instead of In Leiu parking we would request that the project be designed to have at least one parking space on site at a minimum for each motel unit approved. We are out of state the day of the hearing otherwise we would testify in person. Thank you. > > Respectfully requested, > > Steve and Janine Hunt > > Sent from my iPad 205 New eComment for Planning Commission Meeting Dennis Toomey submitted a new eComment. Meeting: Planning Commission Meeting Item: 8. REPORT 19-0395 Precise Development Plan 19-2 and Parking Plan 19-2 to allow a six-unit motel project by constructing a new three-story, detached 2,744 square foot commercial building containing five units, to be constructed behind the existing 1,841 square foot single-family residence which will be converted to an additional unit with a 212 square foot ancillary registration office, and a Parking Plan to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces, on a 4,023 square foot lot in the C-2 (Restricted Commercial) zoning district at 70 10th Street; and adoption of a Mitigated Negative Declaration. eComment: Once again, this Developer is attempting to acquire a Parking Vatiance. This is unacceptable to those of us that reside in the affected area. 10th Street is severely impacted by every event that the City and Chamber of Commerce puts on. From the St Patrick's Day parade, the two Festivals Volleyball Tournaments, Movies on the Beach, Concerts on the Sand, Movie filming, et al! I am 69 and disabled, my father is 93 and disabled; we already struggle mightily for parking at or near our residence. Granting the requested reduction does nothing to alleviate an already impossible situation, and will only make matters worse. How about something other than lip service and garage sales as solutions? Quit selling the residents out!! View and Analyze eComments 206 New eComment for Planning Commission Meeting JEFFREY SPARKS submitted a new eComment. Meeting: Planning Commission Meeting Item: 8. REPORT 19-0395 Precise Development Plan 19-2 and Parking Plan 19-2 to allow a six-unit motel project by constructing a new three-story, detached 2,744 square foot commercial building containing five units, to be constructed behind the existing 1,841 square foot single-family residence which will be converted to an additional unit with a 212 square foot ancillary registration office, and a Parking Plan to allow the 6-space parking requirement to be met with 4 on-site spaces (including 1 tandem space) plus fees in lieu for 2 spaces, on a 4,023 square foot lot in the C-2 (Restricted Commercial) zoning district at 70 10th Street; and adoption of a Mitigated Negative Declaration. eComment: My family has lived on 10th street for 25 years and we have resided in Hermosa Beach since 1979. This is the second attempt to have the city allow non-compliance with the Master Plan which requires new construction to provide adequate parking for the intended use. The proposed Hotel will increase the demand for street parking without providing current residents with any mitigation. There is already numerous residences on 10th that do not provide the required parking for their tenants. The existing structure has parking for 6+ cars in the back and a car port on 10th that is used for the electric cart which is used primarily to save spaces for the Air B&B users of the party house. No staff discussion is offered as to where the employees who will work at the hotel will park. They will use the street as will many of the guests who will most likely be charged extra to park their cars in one of the four spots. Plus, the existing house can accommodate up to 10 persons who will need somewhere to park other than the car port as the new construction will eliminate the existing parking off the ally. The owners bought the lot with full knowledge of the existing zoning requirements. The current owners have a vested right to park our cars and invite our guests to visit us. Allowing yet another exception to the parking requirements interferes with that right. The existing owners are already inundated with weekend events and the crowded conditions the lack of available public parking has created over the last 20 years since parking on Pier west of Hermosa Ave was eliminated. If the applicants are unable to submit a plan that meets local zoning ordinances and parking requirements they should have considered that fact before the bought the property 3 years ago. If they are able to submit a plan that complies with the zoning/parking requirements then what good cause do they have to ask the existing owners/residents to subsidize their investment by having our quality of life take a back seat to their investment decisions. Parking is a serious problem on 10th street. Allowing builders/investors/developers to profit so they do not have to spend the money needed to engineer a structure that meets the parking requirements is unfair to existing owners/residents who must endure the congestion long after the structure is built. Five hotel rooms, and office and a 10 person rental house need to provide parking for guests and employees that at a minimum meet the business Zoning requirements. West of 70 10th street on the south side is zoned residential and was down zoned from R-3, to R-2 to R-2b over the last 25 years for this very reason -over crowding. The Staff recommendation fails to consider the negative impact on 207 existing owners/residents and places the applicant in a position superior to existing owners by allowing additional development that will adversely impact current owners by further restricting their ability to enjoy their residences by allowing increased parking scarcity. The current plan to allow the new Pier hotel to use as a staging area existing public parking magnifies the need to make all new purchasers of realty to comply with the parking requirements for new construction. View and Analyze eComments 208 From: Kyle Simpson [mailto:kyle.w.simpson@gmail.com] Sent: Tuesday, June 18, 2019 3:37 PM To: Ken Robertson Cc: Kim Chafin; Yuritzy Randle; Ryan Carpenter; Nicole Ellis; Frances Estrada; Jim Heenan; Kathy Khang; Gina Konrad; Bob Rollins; Meah Stafford; Frank Valles Subject: Comment for REPORT 19-0395: Precise Development Plan 19-2 and Parking Plan 19-2 From: Kyle Simpson Hermosa Beach, CA 90254 To: Mr. Ken Robertson Community Development Director 1315 Valley Dr Hermosa Beach, CA 90254 Mr. Ken Robertson, I would like to submit to the Planning Commission Meeting the following comment for tonight's item 8, Report 19-0395 Precise Development Plan 19-2 and Parking Plan 19-2. HBMC Section 17.44. 210, Parking Plans, requires the proposed plan to show that adequate parking will be provided for customers, clients, visitors and employees or when located in a vehicle parking district. The proposed plan attempts to address parking requirements for customers, but fails to provide a plan to provide parking for visitors and employees. HBMC would require the proposed motel to provide one space for each unit. The proposed project with consist of six motel units which requires a total of six parking spaces. The proposed plan does not provide any indication for how the 5 proposed employees would be provided parking. The location of the proposed hotel on 10th Street and Hermosa Avenue places it a very heavily trafficked area. With the location of a much larger (and newly remodeled) Sea Sprite Hotel at the west end of 10th Street, numerous residential properties without dedicated parking, busy retail and commercial properties, and the traffic of visitors to the beach at 10th street, this area has exceptionally limited parking available. The proximity to Hermosa Pier and frequent events held south of the pier, like summer concerts, volleyball tournaments, movie nights and proposed events like the Teen Choice Awards show no indication that demand will lessen. The proposed plan to not provide adequate parking on-site for the planned use, and instead pay fees to the city, only allows the city's parking problem to grow. As the city found in the previous proposed parking plan, nearby parking lots Lot A and Lot C do not mitigate the lack of available parking at the site. These lots continually operate at their full capacity. Additionally Lot A is frequently closed to host events or production staging for events at the pier. The combined closure of Lot A during events and increased demand for parking in the area produced by the events make it critical that any development at this location provide all parking as required by the city. The fee proposed to the city does do anything to lessen the parking burden this property will generate. It is for the reasons stated above I recommend the city deny the proposed PDP. Thank you, Kyle Simpson 209 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 19-0392 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of June 18, 2019 CUP 19-4:Conditional Use Permit request for an assembly hall health and fitness golf instruction center (Unity Performance)at 914 Aviation Boulevard,and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). APPLICANT:Unity Performance C/O: Kris Brown 121 South Prospect, Unit B Redondo, CA 90277 OWNER:Eddie Talbot 950 Aviation Boulevard, Suite E Hermosa Beach, CA 90254 Recommended Action: Adopt the attached resolution approving Conditional Use Permit 19-4 to allow a health and fitness facility (assembly use) at 914 Aviation Boulevard (Unity Performance), and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). Summary: Based on the analysis above, the proposed limited health and fitness (assembly use) located at 914 Aviation Boulevard (Unity Performance), as conditioned, is consistent with the Hermosa Beach Municipal Code and PLAN Hermosa. Staff recommends the Planning Commission adopt the attached resolution approving CUP 19-4, and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). Background: ZONING:C-3 General Commercial GENERAL PLAN:Community Commercial EXISTING USE: Previously Bicycle Retail Store (Currently Vacant) PROPOSED USE:Health and Fitness (Assembly Hall) Use LOT SIZE:Approximately 9,050 sq. ft. BUILDING AREA:2,040 sq. ft. PARKING PROVIDED/PROPSED: 46 spaces shared with adjacent commercial uses (No City of Hermosa Beach Printed on 5/3/2022Page 1 of 6 powered by Legistar™210 Staff Report REPORT 19-0392 change) ENVIRONMENTAL DETERMINATION: Categorically Exempt, Section15301(a), Class 1 Exemption, Existing Facilities because the proposal pertains to an existing structure and involves only minor alterations to the interior of the structure, such as electrical and mechanical permits. Located within the Aviation corridor, the subject building at 914 Aviation Boulevard is located on the south side of Aviation Boulevard between the Pacific Coast Highway and Ocean Drive with a 20 foot store frontage along Aviation Boulevard. The subject building is located between E.T. Surf and a multi -tenant commercial building to the east. The closest residential uses are located directly to the south of the project site abutting the south tenant-building wall. A shared Parking Plan approved in 2010 governs the businesses located at 900-950 Aviation Boulevard, including the subject site. Parking Plan 10-3 was approved by Planning Commission with P.C. Resolution 10-7, to allow less than required parking, more than 30% compact size parking spaces, and shared onsite parking in conjunction with a 2,572 square foot expansion of an existing retail business. Planning Commission determined that the parking demand for the site would be satisfied by use of shared parking among uses at 900-950 Aviation Boulevard. The total required parking spaces pursuant to the approved Parking Plan is 46 off-street parking spaces shared by 900- 950 Aviation Boulevard. Pursuant to P.C. Resolution 10-7, the approved Parking Plan, “is premised on a specific type and mix of uses at 900-950 Aviation Blvd. An increase in intensity of use or change in type of use at 900-916 Aviation Blvd. is not allowed, including change from retail use to uses such as beauty salons, personal services, fitness centers, eating establishments or high intensity retail uses such as convenience stores, or creation of multiple uses or tenant spaces, as determined by the Community Development Director, until a Parking Plan amendment is approved by the Planning Commission.” However, “a change to office use and similar uses that do not involve high turnover of customers or classes is allowed.” The proposed business (Unity Performance) is a small health and fitness golf instruction center that will offer training service tailored towards golf improvement. Services will be offered at an hourly rate. Customers may also request customized plan pricing based on their specific expectations and goals. Hours of operation are proposed between 9:00 A.M. and 9:00 P.M. 7 days a week with a maximum of 7 people onsite during peak business hours. The equipment used generally includes low impact gear such as, rubber dumbbells, rubber bumper plates, a lifting mounted rack, a Keiser strength machine, and two golf simulators. The proposed floor plan will be open concept with the weight equipment located in the front of the building and the golf simulators located in the rear of the building. Analysis: The purpose of the C-3 (General Commercial) zone is to provide opportunities for the full range of office, retail, and service businesses 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. Pursuant to Hermosa Beach Municipal Code (HBMC) Section 17.26.030, the proposed health and City of Hermosa Beach Printed on 5/3/2022Page 2 of 6 powered by Legistar™211 Staff Report REPORT 19-0392 fitness (assembly use) requires a Conditional Use Permit (CUP) in the C-3 zone. The HBMC defines an assembly hall as any building, or portion of a building, used for public or private gatherings. For example, and without limitation, “ assembly hall" includes convention/meeting halls, business schools, funeral homes, gymnasium/health and fitness centers, educational institutions (K-12), game arcades with five (5) or more machines, miniature golf courses, large day spas, movie theaters, museums, music academies, religious institutions, and skating rinks, whether available for public or private use. CUP Criteria, Conditions and Standards: Hermosa Beach Municipal Code (HBMC) Section 17.40.020 establishes the criteria, conditions and standards for reviewing, granting and amending CUPs in order to reduce the potential for adverse secondary land use impacts. In considering the granting of any CUP for any use, the following criteria for granting said permit shall be considered: 17.40.020 General criteria for all uses A.Distance from existing residential uses: The nearest residential uses are located south of the building wall, within the R-3 Multiple Family Residential zone. Conditions of approval are included in the draft resolution to reduce potential noise and vibration impacts to existing nearby residential uses, which include requiring sound dampening mats to be located under all equipment, requiring that the building be equipped with air conditioning and requiring that noise emanating from the property comply with the City's noise ordinance. Potential impacts are detailed further in criteria I below. As conditioned, the proposed use is not anticipated to create adverse impacts to nearby residential uses. B.The amount of existing or proposed off-street parking facilities, and its distance from the proposed use: There are currently 46 off-street parking space provided between 900-950 Aviation. Pursuant to P.C. Resolution 10-7, the approved Parking Plan “a change to office use and similar uses that do not involve high turnover of customers or classes is allowed.” Gymnasiums/ health and fitness centers which are less than or equal to 3,000 square feet and with less than or equal to 20 students at one time, if classes are offered, must provide 1 off-street parking space per 250 square feet of gross floor area per HBMC Section 17.44.030. The existing square footage of building is 2,040 and the applicant’s proposal is to have a maximum of 5 clients on-site during peak hours. The previous retail use and the proposed fitness facility (assembly use) utilize the same parking ratio of 1 off-street parking space per 250 square feet of gross floor area. Since there will be no increase to the net square footage of the commercial building and the proposed use utilizes the same parking ratio as the previous use, no additional parking is required. C.Location of and distance to churches, schools, hospitals and public playgrounds: The Community Center and the Hermosa Beach Church of Christ are the nearest of these types of sensitive receptors at approximately 780 feet from the project site. Due to the distance to sensitive receptors, the proposed assembly use is not anticipated to have adverse effects on the Community Center or the Hermosa Beach Church of Christ. Conditions of approval have been added to the draft resolution to mitigate potential impacts and it is unlikely that the proposed use will affect similar sensitive receptors in the vicinity. City of Hermosa Beach Printed on 5/3/2022Page 3 of 6 powered by Legistar™212 Staff Report REPORT 19-0392 D.The combination of uses proposed: The entire 2,040 square foot building will be dedicated to the health and fitness golf instruction center and will not be combined with any other uses. Because the proposed use will be located within single tenant building, the proposed use, as conditioned, is anticipated to have minimal impacts on the surrounding commercial uses/buildings. Noise and vibration impacts and mitigations are detailed further in criteria I below, while parking is detailed in criteria B above. E.Precautions taken by the owner or operator of the proposed establishment to assure the compatibility of the use with surrounding uses: In order to assure compatibility with surrounding uses, the business owner proposes to install sound absorbent Regupol Aktiv rubber mats under all weight training equipment and the business owner only proposes to utilize rubber weights. The strength fitness training area will also be located at the front of the building abutting Aviation Boulevard away from the residential uses in the rear of the property. The number of people onsite, as proposed by the business owner, is limited to a maximum of two employees during their largest shift and a maximum of 5 clients are anticipated on-site during peak hours and all business’ operations will be conducted strictly within the building. These precautions are all intended to minimize impacts related to noise, vibration and parking. Conditions of approval are included to ensure these precautions are maintained throughout the life of the operation, and as conditioned, it is anticipated that the proposed establishment will be compatible with existing surrounding uses. Noise and vibration impacts are detailed further in criteria I below. F.The relationship of the proposed business-generated traffic volume and the size of streets serving the area: The proposed fitness facility is not anticipated to generate additional trips because the capacity of the tenant space is not anticipated to increase and building square footage will not increase. Additionally, the previous retail use and the proposed assembly use utilize the same parking ratio of 1 off-street parking space per 250 square feet of gross floor area. G.The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area: There are no proposed exterior façade modifications as part of the request. All proposed signage will require a separate sign permit application. H.The number of similar establishments or uses within close proximity to the proposed establishment: Unity Performance will be the first known golf instruction fitness facility in the city. There are several health and fitness facilities located within the City. There are two golf instruction businesses in the City of Torrance, Jeremy Okawa Golf Academy and GOLFTEC South Bay. Although there are many existing fitness facilities located within the city, Unity Performance will be the first fitness facility of its kind within the city and surrounding cities. This location is also within walking distance of many residences and businesses and thus, will be complementary to the surrounding commercial uses and residences in the community. City of Hermosa Beach Printed on 5/3/2022Page 4 of 6 powered by Legistar™213 Staff Report REPORT 19-0392 I.Noise, odor, dust and/or vibration that may be generated by the proposed use: The proposal is to designate the front portion of the building (approximately 900 square feet) to strength fitness training, and the rear of the building (approximately 900 square feet) to the golf simulator bays. The strength fitness training area will include rubber dumbbells, rubber bumper plates, a lifting rack and a Keiser strength machine. Sound dampening mats will be installed in the strength training area and rubber weight equipment will be utilized in order to absorb shock and sound that may be created by the proposed activities. The proposed hours of operation are limited from 9 A.M. to 9 P.M. and higher intensity uses proposed by the business will be located in the front portion of the building abutting Aviation Boulevard and away from the residential uses located to the rear. The business owner has also proposed a speaker to be located in the strength training area. Conditions of approval have been added to the draft resolution in order to minimize potential noise impacts create by the proposed speakers. The tenant space has existing air conditioning and ventilation, which facilitates keeping all doors closed during business hours. Conditions of approval are included in the draft resolution to ensure compatibility of the proposed use with surrounding uses, such as maintaining a neat and clean premises, complying with the City's noise ordinance, strictly prohibiting weight dropping and requiring signage inside tenant space indicating no weight dropping, as well as ensuring that all fitness activities are limited to the interior of the tenant space. The proposed health and fitness facility use, as conditioned, is not anticipated to create adverse impacts. J.Impact of the proposed use to the city’s infrastructure, and/or services: The existing building is already adequately served by the various utility companies, infrastructure and municipal services, and the proposed use is not anticipated to place additional burden on current infrastructure and services. K.Will the establishment contribute to a concentration of similar outlets in the area: There are several fitness based uses located within the City of Hermosa Beach, with approximately three facilities located within the Aviation Corridor. Fitness centers are health based and community- serving businesses, which support Hermosa Beach’s health conscious beach culture and the associated goals and policies of PLAN Hermosa. However, unlike other fitness facilities, the proposed health and fitness golf instruction center specializes in golf training and offers a specific service to the community. The proposed business as conditioned is not projected to generate negative impacts or cumulative impacts. Due to the size and type of the proposed business, there are no anticipated negative impacts from a concentration of the fitness-based businesses. 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. Environmental Determination: The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15301(a), Class 1 Exemption, Existing Facilities because the proposal pertains to an existing structure and involves only minor alterations to the interior of the structure, such as electrical and mechanical permits. 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 City of Hermosa Beach Printed on 5/3/2022Page 5 of 6 powered by Legistar™214 Staff Report REPORT 19-0392 circumstances, or damage a scenic highway or scenic resource within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. General Plan Consistency: The proposed establishment is located within the Community Commercial (CC) General Plan land use area, the purpose of which is to provide opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The Community Commercial land use designation provides space for locally oriented commercial uses including retail stores, restaurants, professional and medical offices, and personal services. The proposed establishment is also located within the Aviation Character Area. The Corridor serves as the primary entry point into Hermosa Beach with a variety of existing commercial retail, office, and auto-orientated uses. The area is intended to be a walkable and active commercial corridor with ground-floor uses, such as personal services, to serve the daily needs of residents east of Pacific Coast Highway. The unique services provided by the proposed use will service both local and regional clients, as well as visitors to the area. Parking located within the Corridor should be arranged along sides or behind buildings. The existing building is serviced by shared parking located to the side of the building. The proposed uses implements the following PLAN Hermosa goals and policies: Community Governance policies 5.1 Residential and compatibility, 5.7 Visitor and resident balance, 6.2 Regional presence, 7.5 Health-promoting uses, 7.9 Healthy commercial products and Land Use and Design policies 1.3 Access to daily activities, 1.5 Balance resident and visitor needs, 1.7 Compatibility of uses, 1.8 Respond to unique characteristics, 1.9 Retain commercial land area, 13.2 Social and health needs, 13.4 Private health, uses and 13.6 Connecting health and land use. Attachments: 1.Proposed Approval Resolution 2.Applicant Submittal 3.Site Photos 4.Zoning Map & Aerial Photo 5.Legal Poster and Radius Map 6.Planning Commission Resolution 10-7 Respectfully Submitted by: Yuritzy Randle, Assistant Planner Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 6 of 6 powered by Legistar™215 1 P.C. RESOLUTION XX-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT FOR A LIMITED HEALTH AND FITNESS (ASSEMBLY USE) USE LOCATED AT 914 AVIATION BOULEVARD (PROPOSED UNITY PERFORMANCE), HERMOSA BEACH, CA; AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: SECTION 1. An application was filed by Kris Brown with “Unity Performance”, seeking approval of a limited health and fitness (assembly use) located at 914 Aviation, (proposed Unity Performance). SECTION 2. The Planning Commission conducted a duly noticed public hearing on June 18, 2019, to consider the application for Conditional Use Permit 19-4 at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. SECTION 3. The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15301(a), Class 1 Exemption, Existing Facilities because the proposal pertains to an existing structure and involves only minor alterations to the interior of the structure, such as electrical and mechanical permits. Moreover, none of the exceptions to the Categorical Exemption apply. Nor will the project result in a significant cumulative impact of successive projects of the same type in the same place over time, or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resource within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. SECTION 4. Based on the foregoing factual findings the Planning Commission makes the following findings for the Conditional Use Permit pursuant to Hermosa Beach Municipal Code Section 17.40.020, finding that the use as conditioned will be compatible with the surroundings and all impacts can be reduced to an insignificant level: 17.40.020 General criteria for all uses A. Distance from existing residential uses: The nearest residential uses are located south of the building wall, within the R-3 Multiple Family Residential zone. Conditions of approval are included in the draft resolution to reduce potential noise and vibration impacts to existing nearby residential uses, which include requiring sound dampening mats to be located under all equipment, requiring that the building be equipped with air conditioning and requiring that noise emanating from the property comply with the 216 2 City's noise ordinance. Potential impacts are detailed further in criteria I below. As conditioned, the proposed use is not anticipated to create adverse impacts to nearby residential uses. B. The amount of existing or proposed off-street parking facilities, and its distance from the proposed use: There are currently 46 off-street parking space provided between 900-950 Aviation. Pursuant to P.C. Resolution 10-7, the approved Parking Plan “a change to office use and similar uses that do not involve high turnover of customers or classes is allowed.” Gymnasiums/ health and fitness centers which are less than or equal to 3,000 square feet and with less than or equal to 20 students at one time, if classes are offered, must provide 1 off-street parking space per 250 square feet of gross floor area per HBMC Section 17.44.030. The existing square footage of building is 2,040 and the applicant’s proposal is to have a maximum of 5 clients on-site during peak hours. The previous retail use and the proposed fitness facility (assembly use) utilize the same parking ratio of 1 off-street parking space per 250 square feet of gross floor area. Since there will be no increase to the net square footage of the commercial building and the proposed use utilizes the same parking ratio as the previous use, no additional parking is required. C. Location of and distance to churches, schools, hospitals and public playgrounds: The Community Center and the Hermosa Beach Church of Christ are the nearest of these types of sensitive receptors at approximately 780 feet from the project site. Due to the distance to sensitive receptors, the proposed assembly use is not anticipated to have adverse effects on the Community Center or the Hermosa Beach Church of Christ. Conditions of approval have been added to the draft resolution to mitigate potential impacts and it is unlikely that the proposed use will affect similar sensitive receptors in the vicinity. D. The combination of uses proposed: The entire 2,040 square foot building will be dedicated to the health and fitness golf instruction center and will not be combined with any other uses. Because the proposed use will be located within single tenant building, the proposed use, as conditioned, is anticipated to have minimal impacts on the surrounding commercial uses/buildings. Noise and vibration impacts and mitigations are detailed further in criteria I below, while parking is detailed in criteria B above. E. Precautions taken by the owner or operator of the proposed establishment to assure the compatibility of the use with surrounding uses: In order to assure compatibility with surrounding uses, the business owner proposes to install sound absorbent Regupol Aktiv rubber mats under all weight training equipment and the business owner only proposes to utilize rubber weights. The strength fitness training area will also be located at the front of the building abutting Aviation Boulevard away from the residential uses in the rear of the property. The number of people onsite, as proposed by the business owner, is limited to a maximum of two employees during their largest shift and a maximum of 5 clients are anticipated on-site during peak hours and all business’ operations will be conducted strictly within the building. These precautions are all intended to minimize impacts related to noise, vibration and parking. Conditions of approval are included to ensure these precautions are maintained throughout the life of the operation, and as conditioned, it is anticipated that the proposed establishment will be compatible with existing surrounding uses. Noise and vibration impacts are detailed further in criteria I below. 217 3 F. The relationship of the proposed business-generated traffic volume and the size of streets serving the area: The proposed fitness facility is not anticipated to generate additional trips because the capacity of the tenant space is not anticipated to increase and building square footage will not increase. Additionally, the previous retail use and the proposed assembly use utilize the same parking ratio of 1 off-street parking space per 250 square feet of gross floor area. G. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area: There are no proposed exterior façade modifications as part of the request. All proposed signage will require a separate sign permit application. H. The number of similar establishments or uses within close proximity to the proposed establishment: Unity Performance will be the first known golf instruction fitness facility in the city. There are several health and fitness facilities located within the City. There are two golf instruction businesses in the City of Torrance, Jeremy Okawa Golf Academy and GOLFTEC South Bay. Although there are many existing fitness facilities located within the city, Unity Performance will be the first fitness facility of its kind within the city and surrounding cities. This location is also within walking distance of many residences and businesses and thus, will be complementary to the surrounding commercial uses and residences in the community. I. Noise, odor, dust and/or vibration that may be generated by the proposed use: The proposal is to designate the front portion of the building (approximately 900 square feet) to strength fitness training, and the rear of the building (approximately 900 square feet) to the golf simulator bays. The strength fitness training area will include rubber dumbbells, rubber bumper plates, a lifting rack and a Keiser strength machine. Sound dampening mats will be installed in the strength training area and rubber weight equipment will be utilized in order to absorb shock and sound that may be created by the proposed activities. The proposed hours of operation are limited from 9 A.M. to 9 P.M. and higher intensity uses proposed by the business will be located in the front portion of the building abutting Aviation Boulevard and away from the residential uses located to the rear. The business owner has also proposed a speaker to be located in the strength training area. Conditions of approval have been added to the draft resolution in order to minimize potential noise impacts create by the proposed speakers. The tenant space has existing air conditioning and ventilation, which facilitates keeping all doors closed during business hours. Conditions of approval are included in the draft resolution to ensure compatibility of the proposed use with surrounding uses, such as maintaining a neat and clean premises, complying with the City's noise ordinance, strictly prohibiting weight dropping and requiring signage inside tenant space indicating no weight dropping, as well as ensuring that all fitness activities are limited to the interior of the tenant space. The proposed health and fitness facility use, as conditioned, is not anticipated to create adverse impacts. J. Impact of the proposed use to the city’s infrastructure, and/or services: 218 4 The existing building is already adequately served by the various utility companies, infrastructure and municipal services, and the proposed use is not anticipated to place additional burden on current infrastructure and services. K. Will the establishment contribute to a concentration of similar outlets in the area: There are several fitness based uses located within the City of Hermosa Beach, with approximately three facilities located within the Aviation Corridor. Fitness centers are health based and community-serving businesses, which support Hermosa Beach’s health conscious beach culture and the associated goals and policies of PLAN Hermosa. However, unlike other fitness facilities, the proposed health and fitness golf instruction center specializes in golf training and offers a specific service to the community. The proposed business as conditioned is not projected to generate negative impacts or cumulative impacts. Due to the size and type of the proposed business, there are no anticipated negative impacts from a concentration of the fitness- based businesses. 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 5. Based on the foregoing, the Planning Commission hereby approves the requested Conditional Use Permit, subject to the following Conditions of Approval: 1. The proposed project shall be substantially consistent with plans submitted and approved by the Planning Commission on June 18, 2019. Minor modifications that do not affect scale, type, location or intensity of uses or impacts thereof may be approved by the Community Development Director when not in conflict with the findings or conditions of this permit or the Municipal Code. Any substantial deviation must be reviewed and approved by the Planning Commission. 2. The hours of operation shall be limited to between 8:00 A.M. and 10:00 P.M. daily. 3. All health and fitness (assembly use) activities/functions, which generally includes equipment consisting of rubber dumbbells, rubber bumper plates, a lifting rack, a Keiser strength machine and golf simulators, shall be limited to the interior of the 2,040 square foot tenant space, as designated on plans. 4. All doors and windows shall be closed during the hours of operation and the building shall be equipped with air conditioning. 5. Sound dampening mats shall be located under all weight equipment within the health and fitness facility (assembly use). 6. Weight dropping shall be strictly prohibited, and signage so indicating shall be posted throughout the tenant space, to the satisfaction of the Community Development Director. 219 5 7. 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. 8. No entertainment, music, speakers, televisions, or audio or visual media of any type, whether amplified or unamplified, shall be provided within the front ten (10) feet of the tenant space or situated so as to be clearly visible to the public right-of-way (sidewalk). 9. Management shall be responsible for maintaining noise volumes at reasonable levels. 10. The establishment shall not adversely affect the welfare of the residents, and/or commercial establishments nearby. 11. 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 premises in a location where employees can easily read the conditions. 12. The exterior of the premises shall be maintained in a neat and clean manner, and maintained free of graffiti at all times. 13. The project and operation of the business shall comply with all applicable requirements of the Hermosa Beach Municipal Code. 14. The practice of washing and rinsing floor mats, equipment, tables, etc., or discharge of any liquids, other than Storm water, onto the public right-of-way, into the parking lot drain or storm drains, is strictly prohibited. Discharge of liquids or wash water shall be limited to the sanitary sewer. 15. Exterior and interior water use shall comply with Chapter 8.56. 16. The operation shall comply with all requirements of the Building, Fire and Public Works Departments. 17. The project shall maintain in conformance with all other applicable City of Hermosa Beach and regulatory agency requirements and standards, including but not limited to: California Disabled Access Standards (Government Code Title 24) and Los Angeles County National Pollutant Discharge Elimination System Permit (NPDES). 18. 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 220 6 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 7. This permit shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this permit. The Conditional Use Permit shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. The subject property shall be developed, maintained and operated in full compliance with the conditions of this permit and any law, statute, ordinance or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. The Planning Commission may review this Conditional Use Permit and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the subject use. SECTION 8. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: NOES: ABSENT: ABSTAIN: 221 7 CERTIFICATION I hereby certify the foregoing Resolution P.C. XX-XX is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at their adjourned regular meeting of June 18, 2019. ___________________________ ____________________________ David Peterson, Chairman Ken Robertson, Secretary June 18, 2019 Date 222 Unity Performance 914 Aviation Blvd. Hermosa Beach CA. 90254 p. (714) 600 - 5709 p. (248) 396 - 4176 kbrownteach@icloud.com rogowski.scott@gmail.com 223 Table of Contents Cover Sheet ……………………………………….2 Executive Summary………………………………..3 Objectives Keys to Success Company Ownership/Legal Entity Location Manufacturing Products and Services Hours of Operation Pricing Exterior……………………………………………4 Parking…………………………………………….5 Interior…………………………………………….6-12 224 2 Cover Sheet ➢ Zoning Designation – C3 ➢ Accessor Parcel Number (4186-003-018) ➢ Existing Use – Bike Shop ➢ Proposed Use – Health & Fitness Golf Instruction Center ➢ Total Building Square Footage – 2040 ➢ Scope of Project – Request for a Conditional Use Permit (CUP) 19-4 at 914 Aviation for Assembly Hall ➢ Total Number of Shared On-Site Parking Spaces – 46 ➢ Total Number of Compact On-Site Parking Spaces - 3 225 3 Executive Summary The identity of Unity Performance is customized (1 on 1) training for over-all golf improvement. Highlighted is golf instruction and fitness specifically tailored to fix and enhance movement patterns related to the golf swing. The business model relies heavily on long-term customized Performance Plans in which programs are created to meet and exceed the clients; expectations. Objectives • Long-term Player Development • Improvement for the golf swing and over-all health • Lower golf handicap and elevate enjoyment of the game • Meet and exceed all client expectations related to golf improvement Keys to Success Our unique business model enhances the over-all enjoyment of the game of golf and health of our clients. This helps our clients succeed on and off the golf course. Company Ownership/Legal Entity Unity Performance is operated and owned by Kris Brown (Golf Coach) and Scott Rogowski (Fitness Coach). Manufacturing No manufacturing of products on site. Products and Services No products or services sold on site. Hours of Operation • 9am – 9pm Pricing Golf Instruction • 1hr - $100 Fitness Coaching • 1hr $100 Customized Plan pricing differs upon needs, expectations and goals. 226 4 Exterior No changes will be made to the foundation, except for the addition of signage on the front. Front East Wall 227 5 Parking Three parking lots are shared by (900-950) Aviation Blvd. This includes Beach Smog, E.T. Surf, Supercuts, and Hermosa Nail. • Lot 1 – 9 parking spaces • Lot 2 – 8 parking spaces • Lot 3 – 27 parking spaces West Wall 228 6 • Street Parking – Can fit approximately 5 vehicles. Interior Dimensions This is the front entrance view closest to the street (Aviation), the facility is 2040 sq. ft. in its entirety and both sides are equal dimensionally. Bathroom 8ft x 8ft Width (23.5ft) Wall to Wall 1 2 f t Wall to Bathroom (15ft) 229 7 Fitness The front portion of the facility is classified as a Fitness improvement area occupying approximately 900 sq. ft. The equipment will be placed near the surrounding walls leaving the middle of the room wide open. All training sessions are (1 on 1) and customized specifically for golf improvement. Floor Regupol Aktiv will be placed over the entirety of front portion. https://www.roguefitness.com/regupol-aktiv 230 8 3ft x 4ft 6ft x 10ft Dumbbell Rack Equipment Tree 231 9 6ft x 8ft 4ft x 6ft Lifting Rack Keiser 232 10 Golf Simulator Bays The golf portion will be located at the rear of the facility occupying approximately 900 sq. ft. There will be two golf simulators bays called Flex Cage built by Trackman Golf. They will be side by side and are moveable objects, both simulators will be facing East to West. https://trackmangolf.com/products/indoor-golf 233 11 Floor Green synthetic indoor turf will be placed around the simulator hitting bays. Waiting Area A seating area will be created in the middle of the room bordering the east wall, using approximately 100sq ft. This includes, chairs, table, etc. Waiting Area 234 12 Bathroom Only addition will be tiled flooring. G 235 13 236 Address : 914 Aviation Blvd. City, State, ZIP: Hermosa Beach, CA, 90254 Purpose : Conditional Use Permit Scale: 1/8" = 1' Aviation B l v d Wall line Eaves lin e Property l i n e ..\ . . \. . \de sktop \k t8oedpnc.png89.00100.0092.00100.50 25.0 88.025.088.030.0 56.05.0 35.025.091.03.54.836.9 45.0 50.0 V I C I N I T Y Trash en c l o s u r eNot Part of the project's scope914 Aviation Blvd/ Subject sitePlanters Page 1/3 237 Aviation B l v d 23.5 8.0 15.5 Air Vent40.038.08.03.03.015.03.016.0Existing floor planBath Address : 914 Aviation Blvd. City, State, ZIP: Hermosa Beach, CA, 90254 Purpose : Conditional Use Permit Scale: 1/8" = 1' Page 2/3 Property l i n e 238 Aviation B l v d 6.0 3.0 8.0 6.0 8.0 6.0 3.0 3.0 15.04.0Air VentWaiting8.08.010.04.06.010.010.0Propoesd floor planSynthetic Tur fSimulator ScreenEquipmentTreeKeiserLif t ingRack Simu la tor Bay(1)Simulator Bay(2)Sound Damp ing MatsDumbbellRack ProjectorBath Speaker s Address : 914 Aviation Blvd. City, State, ZIP: Hermosa Beach, CA, 90254 Purpose : Conditional Use Permit Scale: 1/8" = 1' Page 3/3 Property l i n e 239 Attachment: Site Photos Properties subject to the shared Parking Plan 914 Aviation Blvd 240 West Building Elevations 241 242 Wall abutting residential uses to the south East Building Elevation 243 Attachment Zoning Map and Aerial Photo 244 245 Attachment Legal Poster and Radius Map 246 247 1 P.C. RESOLUTION 10-7 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA APPROVING A CONDITIONAL USE PERMIT AMENDMENT TO MODIFY THE ALLOWED USES TO ALLOW A ‘SMOG CHECK’ BUSINESS AND A PARKING PLAN TO ALLOW LESS THAN REQUIRED PARKING AND SHARED PARKING, IN CONNECTION WITH A 2,572 SQUARE FOOT EXPANSION OF AN EXISTING RETAIL BUSINESS (‘E.T. SURF’), AND RESCINDING PLANNING COMMISSION RESOLUTION 92-44, AT 900-950 AVIATION BLVD., LEGALLY DESCRIBED AS A PORTION OF LOT 87 AND ALL OF LOTS 88 THROUGH 101, INCLUSIVE, TRACT NO. 5650, HERMOSA BEACH. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed by Eddie Talbot, owner, seeking approval of a Conditional Use Permit amendment to reduce motor vehicle repair services at 900 Aviation Blvd. to one service bay for a ‘smog check’ business and a Parking Plan to allow less than required parking and shared parking, in connection with a 2,572 square foot expansion of an existing retail business (E.T. Surf) into space vacated by motor vehicle repair businesses, at 900 Aviation Blvd., wherein parking for 900-950 Aviation Blvd. will be shared. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for Parking Plan 10-3 and Conditional Use Permit 10-6 on March 16 and May 18, 2010, at which time testimony and evidence, both oral and written, was presented to and considered by the Planning Commission. Section 3. Based on the Staff Report, testimony and evidence received, the Planning Commission makes the following factual findings: 1. The site is zoned C-3, General Commercial, which permits retail use by right and automotive uses pursuant to a conditional use permit. The properties to the south (rear of the buildings) are zoned R-1 and all other adjoining parcels are zoned C-3; a car wash is located west of the site at the corner of Aviation Blvd. and Pacific Coast Highway. 2. The applicant’s site plan dated April 14, 2010 proposes the conversion of automotive uses to retail use, and improvements to the interior and exterior of an existing building and two parking lots at 900-916 Aviation Blvd. The building occupied by E.T. Surf at 904 Aviation Blvd. will be expanded by converting and connecting 2,572 square feet of the buildings at 900 Aviation Blvd. to this building for retail use. Concurrently, about 826 sq. ft. of the buildings at 900 Aviation Blvd. will be demolished, and about 602 sq. ft of these buildings currently used as a smog check shop will be retained and reconfigured as a separate structure. The project proposes to supply 19 onsite parking spaces at 900- 916 Aviation Blvd. while 29 spaces are required. The project proposes to share parking with 950 Aviation Blvd. such that 46 parking spaces will be supplied at 900-950 Aviation Blvd. while 65 spaces are required for all uses. Address Uses and Parking 900 – 916 Aviation Blvd. 2572 sq. ft. – Retail; 602 sq ft – Smog check shop 19 parking spaces: (8 in westerly lot and 11 in easterly lot) (29 spaces required) 950 Aviation Blvd. 8321 sq. ft. - Retail and office uses; 27 parking spaces (33 spaces required) TOTAL: 900– 950 Aviation Blvd. 46 spaces shared by 900 – 950 Aviation Blvd (65 spaces required) 248 2 3. The retail expansion and internal reconfiguration will provide more space to better display inventory, added storage and disabled accessibility. E.T. Surf operates Monday to Friday, 10 a.m. to 8 p.m., Saturday 10 a.m. to 7 p.m., and Sunday 10 a.m. to 6 p.m. The store is busiest on the weekends and parking demand is not expected to increase. The applicant states the smog check shop has one employee and is open Monday to Friday with peak demand in the mornings. Office uses (second floor of 950 Aviation Blvd.) typically exhibit peak parking demands on weekdays, with parking demands for retail and personal services (first floor of 950 Aviation Blvd.) highest in the early evening and weekends. 4. The parking standard for retail and office uses is one space per 250 square feet of gross floor area and the parking standard for the smog check shop is one space per 1,000 square feet of lot area. 5. The automotive uses at 900Aviation Blvd. were conditionally permitted by Planning Commission Resolution 92-44. Section 4. The project is Categorically Exempt from the California Environmental Quality Act per CEQA Guidelines Sections 15301 demolition, 15303 conversion of small structures, and 15332 minor alterations to infill sites because the project is the conversion of space previously occupied by automotive uses to retail uses within urban area and adequate parking and other services are available. Further, a Phase II Subsurface Investigation completed by Partner Engineering and Science, Inc. in accordance with the Los Angeles Regional Water Quality Control Board’s ‘Remediation Guidance for Petroleum and VOC Impacted Sites’ establishes a lack of environmental effects associated with the former on-site hydraulic lifts or their removal and/or automotive repair activities at 900 Aviation Blvd. Section 5. Based on the foregoing, the Planning Commission makes the following findings: 1. Pursuant to H.B.M.C. Section 17.44.210, parking will be adequate for the proposed expansion of retail use based on the following factors: A. An average of one parking space per 332 square feet of retail space will be provided for the properties at 900-950 Aviation Blvd., which does not meet the requirement of one space per 250 sq. ft., in addition to 4 spaces required for the smog shop based on one space per 1,000 sq. ft. of lot area. The purpose of the expansion, to increase space for inventory and display for this existing business, is likely to result in a lower parking demand than would be generated by a separate retail business or multiple tenants, and the Parking Plan is conditioned so that Planning Commission approval is required prior to increase in intensity of retail use, change from this specific retail to any other use (including other types of retail, beauty salon or other personal services, office, etc.), or creation of multiple uses or tenant spaces within the buildings at 900-916 Aviation Blvd. pursuant to H.B.M.C. Section 17.44.060. B. A bike rack will be provided in the parking lot at 900 Aviation Blvd. to facilitate bicycle riding and thereby reduce vehicle trips, and bike racks shall be installed in other shared lots if space permits. C. Parking demand will be satisfied by use of shared parking among uses at 900-950 Aviation Blvd. because peak parking demand for E.T. Surf occurs on weekends, peak demand for the smog shop is indicated to be weekday mornings, and parking demand for office uses on the second floor at 950 Aviation Blvd. occur on weekdays. The Parking Plan is conditioned to require Planning Commission approval prior to any change from office uses on the second floor at 950 Aviation Blvd. to uses that would generate weekend/evening peak parking demand pursuant to H.B.M.C Section 17.44.060. 249 3 D. A lot line adjustment consolidating buildings and parking at 900-916 Aviation Blvd. (E.T. Surf shops) as one parcel will ensure that parking integral to the use of these building is not separately sold and that offsite shared parking is within 300 feet of all use, pursuant to H.B.M.C Section 17.44.090. E. The two parking lots at 900-908 Aviation Blvd. serving the consolidated business on one parcel are considered to be one parking lot and will be designed in accordance with H.B.M.C. Chapter 17.44 except as provided by this permit. Parking spaces shall be striped and the diagonal spaces shall be striped on all four sides. Accessibility requirements shall be complied with and improvements shown on the approved plan shall be installed. The diagonal spaces in the westerly parking lot, which are less maneuverable, shall be designated and used for employee parking. Parking surfacing shall be maintained in good repair. F. To reduce congestion relating to noncontiguous parking lots, all parking lots (900-950 Aviation Blvd.) shall be clearly and prominently signed advising of shared parking locations, and the location of the disabled parking space in the westerly parking lot at 900 Aviation shall be noted in the easterly lot. G. Since the parking standard for a smog shop (one space per 1,000 square feet of lot area) is less than for retail, office and similar uses, conversion to another use would in most cases require more parking and create a parking deficiency. Therefore, to ensure orderly and aesthetic future development, discontinuance of the smog shop use for six (6) months or more shall constitute abandonment of the use, and thereafter the use shall not be reinstated, and no other use (including storage) shall be installed in the area designated for a smog shop except pursuant amendment of the Parking Plan and Conditional Use Permit as applicable. 2. Pursuant to H.B.M.C. Section 17.40.020 the following findings are made to support a conditional use permit amendment: A. The amount of existing or proposed off-street parking facilities and distance from the proposed use will be adequate pursuant to the approval of a Parking Plan. B. The modified site will contain a combination of uses, including retail and a one-bay smog check shop. To reduce conflicts, the smog shop with one bay is restricted to 7:30 a.m. to 6:00 p.m., Monday through Friday, and Saturday hours are eliminated. Other conditions have been modified to reflect the reduced scope of the automotive businesses in concert with restrictions on the smog shop. C. The exterior and parking lots will be improved (façade improvements such as stucco texture, paint and lighting, and door and window added to the west elevation; addition of landscaping in both parking lots at 900-916 Aviation Blvd. and reconditioning of pavement) thereby improving the visual appearance of this portion of Aviation Blvd. Revised conditions reflect that new landscape planters will provide a barrier between the sidewalk and parking lots at 900-916 Aviation Blvd. and a planter will be added at the southeast corner of the westerly parking lot at 900 Aviation Blvd., landscape curb inlets will be provided if feasible to reduce runoff, and all lighting will be downcast and fully shielded. Section 5. Planning Commission Resolution 92-44 which allowed motor vehicle repair and services at 900-904 Aviation Blvd. is rescinded and the conditions applicable to the remaining automotive use (smog check shop) are set forth in this permit. Section 6. Based on the foregoing, the Planning Commission hereby approves Parking Plan 10-3 and Conditional Use Permit 10-6, subject to the following Conditions of Approval: 1. The improvement and use of the property shall be substantially consistent with the plans approved by the Planning Commission on May 18, 2010. Minor modifications to the plans required to comply with project conditions or codes may be approved by the Community Development Director. 250 4 2. A lot line adjustment (Certificate of Compliance) approved by the Community Development Director combining property at 900-916 Aviation Blvd into one legal parcel shall be recorded in the office of the Los Angeles County Recorder prior to issuance of building permits. 3. Business hours for the smog check shop are limited to 7:30 a.m. to 6:00 p.m. Monday through Friday. The use shall be limited to a smog check shop only and no accessory repair, washing, or other automotive or related use shall be allowed. All operations and materials shall be fully contained within the building, and the building shall be secured and locked when the business is closed. All hazardous materials shall be stored, used and disposed of in full compliance with all laws. No vehicles associated with the smog shop shall remain on the parking lot(s) when the when the business is closed. 4. Discontinuance of the smog check shop use within the 602+- sq. ft. building at 900 Aviation Blvd. for a continuous period of six (6) months or more shall constitute abandonment of the use, and thereafter the use shall not be reinstated, and no other use (including storage) shall be installed, except pursuant a Conditional Use Permit amendment and/or Parking Plan as applicable. Upon demolition, any change to parking design, landscaping or trash facilities at the south end of the parking lot shall be approved by the Community Development Director. In no case shall the total landscaped area within the parking lot be reduced. 5. The Parking Plan is premised on a specific type and mix of uses at 900-950 Aviation Blvd. An increase in intensity of use or change in type of use at 900-916 Aviation Blvd. is not allowed, including change from retail use to uses such as beauty salons, personal services, fitness centers, eating establishments or high intensity retail uses such as convenience stores, or creation of multiple uses or tenant spaces, as determined by the Community Development Director, until a Parking Plan amendment is approved by the Planning Commission; a change to office use and similar uses that do not involve high turnover of customers or classes is allowed. The office use types (i.e., administrative activities of businesses) on the second floor at 950 Aviation Blvd. shall not be converted to retail, beauty salon, personal services, fitness centers, eating establishments or other uses with a higher intensity of use or with a high weekend peak parking demand, as determined by the Community Development Director, until a Parking Plan amendment is approved by the Planning Commission. 6. An covenant to hold shared parking in the parking lot at 950 Aviation Blvd. in common ownership for the specified uses for 900-916 Aviation Blvd. shall be signed by the owner, approved by the Community Development Director, and recorded in the office of the Los Angeles County Recorder per H.B.M.C. Section 17.44.090 (Off-street Parking Location). 7. All parking lot design elements and dimensions shall comply with H.B.M.C. Section 17.44.120 and the following: a. All parking spaces at 900-916 Aviation Blvd. shall be striped in compliance with Chapter 17.44 (Off-Street Parking) and accessibility requirements. b. The three diagonal spaces in the westerly lot at 900 Aviation Blvd. shall be striped on all four sides, and shall be signed and used by employees. c. All parking lots at 900-950 Aviation Blvd. shall be maintained for use by employees and customers. Parking spaces shall not be occupied by storage containers or other obstructions. d. The pavement shall be maintained in good repair and the parking lots and planters maintained free of debris at all times. 251 5 e. All work within and operation of the parking lots shall comply with good housekeeping provisions and other applicable provisions of Chapter 8.44 (Stormwater and Urban Runoff Pollution Control). f. Secure bicycle parking for at least five (5) bicycles shall be installed in the parking lot at 900 Aviation Blvd. The applicant shall also work with the Community Development Department to identify locations where a bike rack may be installed within each parking lot at 908-950 Aviation Blvd. g. The parking lots at 900-950 Aviation Blvd. shall be clearly and prominently signed advising that parking for 900-916 Aviation Blvd. shall be allowed in each parking lot at 900-950 Aviation Blvd. The easterly parking lot for the business at 900-916 Aviation Blvd. shall clearly indicate that a disabled parking space is located in the western parking lot. 8. A landscape and irrigation plan shall be submitted and approved by the Community Development Director compliant with this approval, including curb inlets if determined to be feasible to filter runoff, and H.B.M.C. Chapter 8.60.070 (Standards for Small Landscape Areas) prior to improvement of the parking lot. Landscape planters shall be maintained with live plants. General Conditions: 9. All exterior parking lot and building lighting shall be fully shielded (full cutoff) and down cast (emitting no light above the horizontal plane of the fixture). Fixtures shall not create glare or spill beyond the property lines. Light fixtures shall be designed and installed so the light is reflected away from any dwelling unit and the lamp bulb is not directly visible from within any residential unit. Yellow spectrum lamps such as sodium lamps are prohibited. All lighting exceeding low energy lights not more than three (3) feet above grade shall use automated external lighting controls and shall be extinguished at minimum between 10:00 p.m. and dawn. Exceptions are allowed to comply with building, fire and other city codes. 10. Trash and recycling facilities shall comply with H.B.M.C, Chapter 8.12. 11. All water use shall comply with Chapter 8.56 (Water Conservation and Drought Management Plan). 12. The exterior of the premises shall be maintained in a neat and clean manner and maintained free of graffiti at all times. 13. Noise emanating from the property shall be within the limitations prescribed by H.B.M.C. Chapter 8.24 and shall not create a nuisance to surrounding residential neighborhoods, and/or commercial establishments. 14. No work in the public right of way shall commence unless and until an Encroachment Permit has been approved by the Public Works Department. 15. All signs shall comply with Chapter 17.50 of the H.B.M.C. Sign permits shall be obtained from the Community Development Department. 16. The project shall comply with all other the requirements of the Zoning and Municipal Code and the Building, Fire and Public Works Departments. 17. Unless otherwise stated, conditions shall be complied with to the satisfaction of the Community Development Director prior to building permit issuance or commencement of operations. 252 253 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 19-0390 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of June 18, 2019 Variance 19-1- A Variance from the Multiple Family Residential (R-3) open space zone provisions and parking standards to allow a new single-family residence to provide less than required open space, 230 square feet, rather than the required 300 square feet with a parking space located within the front 20 feet of the lot not leading to a garage at 1515 Monterey boulevard and determination that the project is categorically exempt from the California Environmental Quality Act. Recommended Action: Adopt the attached resolution approving Variance 19-1 to allow a deviation in the open space provisions and parking standards of the Multiple Family Residential (R-3)zone,and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). Background: ZONING:Multiple Family Residential (R-3) GENERAL PLAN:High Density Residential LOT SIZE:1,154 square feet EXISTING/ PROPOSED FLOOR AREA:888 square feet /1,889 square feet PROPOSED LOT COVERAGE:64.6% (65% maximum) EXISTING PARKING (STANDARD/ GUEST):No parking provided PROPOSED PARKING (STANDARD/ GUEST):2 Standard (1 garage & 1 unenclosed) / 2 guest located upon the driveway. The lot fronts on the west side of Monterey Boulevard, between 16th Street and Pier Avenue. The rectangular shaped lot has an area 1,154 square feet, which is below the minimum lot area of 4,000 square feet required by the R-3 zone. The lot measures 29.1 feet wide by 39.5 feet deep; whereas, typical lots in this zone and area measure 40 feet wide by 100 feet deep. There is no alley access to the lot. The site is currently improved with an 888 square feet single-story single-family residence, with no parking spaces or driveway curb cut provided. Analysis: The applicant requests a variance to deviate from the R-3 zone open space provisions and the parking standards to allow a new single-family residence to be constructed on the site. Specifically, the applicant is requesting to provide 230 square feet of open space, rather than 300 square feet of open space as required by Section 17.16.080 of the Hermosa Beach Municipal Code. The 230 square feet useable open space is provided in two third floor balconies: including, a 177 square feet balcony on the west side of the third floor (accessed from the living room) and 53 square feet balcony on the northeast corner of the third floor (accessed from the kitchen). Additionally, the applicant is proposing to provide an unenclosed parking space on the south side of the one-car garage, thus City of Hermosa Beach Printed on 12/24/2022Page 1 of 5 powered by Legistar™254 Staff Report REPORT 19-0390 deviating from Section 17.44.090(D) of the Hermosa Beach Municipal Code, which requires that any parking within the front 20 feet of the lot leads to a garage. In total, the applicant is proposing four parking spaces, which includes the three required by the code and one to replace the loss of one on- street parking space. The municipal code allows the guest spaces to be located in the garage setback, which is a minimum of 17-feet from the back of sidewalk to the garage door. As a result of the existing Monterey Boulevard street-improvements and the large right-of-way (right-of-way is 80’), the guest spaces will be located in the public right-of-way and will require an encroachment permit issued by the Public Works Department. The applicant is proposing to construct a 1,889 square feet (1,696 square feet livable area, plus 193 square feet garage) three-story residence on the site. The new first floor of the residence will be comprised of the one-car garage, entry, guest bedroom and bathroom. The new second floor will include two bedrooms and two bathrooms. The third floor will provide the kitchen, living and dining space as well as two partially covered balconies totaling 230 square feet all other components of the project will comply with current R-3 development standards, parking standards and other relevant code provisions. Variances shall be granted only when, because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. Any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and zone in which such property is located. All four of the following findings must be made for variance requests. The applicant believes the proposal meets all required variance findings and their comments have been attached. Finding 1:There are exceptional circumstances applicable to the property involved. Staff Analysis: The subject site has a lot area of 1,154 square feet with lot dimensions of 29.1 feet wide by 39.5 feet deep; whereas, the minimum lot size for the R-3 zone is 4,000 square feet. There are 23 residential properties on Monterey Street, between 16th Street and Pier Avenue, which have lot areas that range from 1,154 square feet (the subject site) to 15,000 square feet After considering the setback areas, which must be kept open from ground to sky, the buildable area of the lot is reduced to 754 square feet This reduced lot size and buildable area is not consistent with the other properties in the vicinity and thus is considered an exceptional circumstance that is applicable to the property. Finding 2:The variance is necessary for the preservation of a substantial property right possessed by other properties in the vicinity of the subject property. Staff Analysis:Currently the subject site is improved with an 888 square feet single-story residence. The applicant is proposing to replace this dwelling unit with a new three-story 1,696 square feet unit. In reviewing the other properties located on this portion of Monterey Boulevard, all of the residential units are two or three stories. Furthermore, all of the properties are improved with multiple dwelling units, with exception to the subject site, 1409 Monterey (a 2,860 square feet City of Hermosa Beach Printed on 12/24/2022Page 2 of 5 powered by Legistar™255 Staff Report REPORT 19-0390 dwelling unit), 1504 Monterey (a 1,691 q. ft. dwelling unit), and 1509 Monterey (a 2,160 square feet dwelling unit). Due to the limited lot and buildable area, the applicant can only provide a single residence on the site. The proposed size of 1,696 square feet is consistent with other similar units in the vicinity. It is important to note that open space cannot be located in the setbacks and must have a minimum dimension of seven feet by seven feet. Due to the limited buildable area, the only feasible location of the open space is restricted to decks. While the applicant could reduce the square footage of the residence to provide larger decks, it is staff’s opinion that applicant has made every effort to keep the size of the residence to a minimum. The living area (living room, kitchen, and dining) has been limited to 513 square feet and two of the bedrooms are 162 square feet, while the third is 166 square feet. This results in the proposed residence home only being seven square feet larger than the smallest residence on this segment of Monterey Boulevard. In order to prevent the need for the variance, the applicant would need to reduce the size of the proposed home, below the size of homes that other owners enjoy. Staff believes that reducing the size of the residence would prevent the property owner from enjoying the benefit of a reasonable sized home that others in the area currently have; particularly given the fact that this residence will remain one of the smallest single family homes along Monterey Boulevard. Accordingly, the proposed deviation from the open space and parking requirements are considered necessary to preserve a substantial right possessed by other properties in the vicinity of the subject property. Findings 3:The variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. Staff Analysis: This request includes deviations from two development standards. The first is reducing the required on-site useable open space from 300 square feet to 230 square feet. This 70 square feet reduction in useable open space does not have the capability to impact the use and enjoyment of other properties in the area. Instead, it will only have an effect on the occupants of the residence. The second deviation is to allow an on-site parking space that does not lead to a garage. Since this property does not currently have on-site parking, any new development on the site will require the provision of parking. This will result in the loss of one street parking space to accommodate a new curb-cut. Nevertheless, the proposed project will provide four parking spaces for use by the occupants of the residence, thus will alleviate the impact of the loss of one on-street parking. Considering this, approval of the variance for these two deviations will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. Findings 4:The granting of the variance will not conflict with the provisions of, or be detrimental to, the General Plan. Staff Analysis: The subject site has a land use designation of High Density Residential. According to PLAN Hermosa (the City’s General Plan) the purpose of the high density residential designation is to “provide[s] a range of residential housing types to serve the varying living accommodation needs or desires of the community.” Further, the site is within the Sand Section Neighborhood, which has an intended distribution of land uses that include apartments and single-family homes. Approval of this variance will accommodate the construction of a new single-family home on the site, which is consistent with the land use designation and the neighborhood. Consequently, approval of the variance will not conflict with the provisions of, or be detrimental to, the General Plan. City of Hermosa Beach Printed on 12/24/2022Page 3 of 5 powered by Legistar™256 Staff Report REPORT 19-0390 Environmental Determination: The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15305(a), Class 5 Exemption, Minor Alterations in Land Use Limitations, because the project is a minor variance that is on a property with an average slope of less than 20%, and will not result in any changes to the land use or allowed density. General Plan Consistency: The project side is located within the High Density Residential (HD) land use area. The appropriate density for this land use density is 25.1 - 33.0 dwelling units per acre. According to PLAN Hermosa, the purpose of this land use designation is to “provide[s] a range of residential housing types to serve the varying living accommodation needs or desires of the community.” While the High Density Residential land use designation discourages single-family homes, it does not prohibit them. Due to the undersized lot size, anything more than a single dwelling unit would be unfeasible. The site is also within the Sand Section Neighborhood character area. This neighborhood accommodates a range of residential development types, with neighborhood commercial services. The abundance of small, pedestrian-friendly blocks gives this area its charm and intimate sense of community. The intended distribution of land uses includes small scale apartments and single-family homes, such as the proposed residence. PLAN Hermosa (the City’s General Plan) was adopted by the City Council in August 2017. The project supports several PLAN Hermosa goals and policies that are listed below. Land Use Goal 1.Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents. Policy 1.6 Scale and context.Consider the compatibility of new development within its urban context to avoid abrupt changes in scale and massing. Land Use Goal 2.Neighborhoods provide for diverse needs of residents of all ages and abilities,and are organized to support healthy and active lifestyles. Policy 2.3 Balanced neighborhoods.Promote a diverse range of housing unit types and sizes, within the allowed densities. The proposal will allow the construction of a new three-story residence.This will bring property into scale with the other two and three-story buildings on the street.Furthermore,this action will ensure that the neighborhood maintains a variety of housing types. Summary: Based on the analysis contained in this report, staff is of the opinion that the proposed variance to the required useable open space and parking standards is a prudent measure to construct a new residence on the substandard lot. Staff is of the further opinion that all four of the required findings can be made in a positive manner. As such, staff is recommending the Planning Commission adopt attached resolution, including all conditions of approval contained therein, approving Variance 19-1 to allow a deviation in the open space provisions and parking standards of the Multiple Family Residential (R-3) zone, and determine that the project is categorically exempt from the California City of Hermosa Beach Printed on 12/24/2022Page 4 of 5 powered by Legistar™257 Staff Report REPORT 19-0390 Environmental Quality Act (CEQA). Attachments: 1.Proposed Resolution 2.Location and Radius Map 3.Lot Size Map 4.Notice Poster Verification 5.Applicant Submittal Respectfully Submitted by:David Blumenthal, AICP, Senior Planner Concur:Ken Robertson, Community Development Director Legal Review: Lauren Langer, City Attorney City of Hermosa Beach Printed on 12/24/2022Page 5 of 5 powered by Legistar™258 Page 1- Variance 19-1 Attachment 1 P.C. RESOLUTION 19-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A VARIANCE TO ALLOW A DEVIATION FROM MUNICIPAL CODE SECTION 17.16.080 TO ALLOW A DEVIATION IN THE USEABLE OPEN SPACE AND MUNICIPAL CODE SECTION 17.44.090(D) TO ALLOW A PARKING SPACE WITHIN THE FRONT 20 FEET OF THE LOT NOT LEADING TO A GARAGE ON PROPERTY LOCATED AT 1515 MONTEREY BOULEVARD, AND DETERMINATION THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed by Steve Lazar for Design and Build by SouthSwell, Inc., for Variance 19-1, requesting to deviate from the Multiple Family Residential (R-3) zone open space provisions and parking standards to allow a new single-family residence to provide less than required open space (230 sq. ft., rather than the required 300 sq. ft.) and a parking space located within the front 20 feet of the lot not leading to a garage at 1515 Monterey Boulevard and determination that the project is categorically exempt from the California Environmental Quality Act. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application on June 18, 2019, at which time testimony and evidence, both oral and written, was presented to and considered by the Planning Commission. Section 3. Pursuant to the California Environmental Quality Act (CEQA), the project is categorically exempt from CEQA as defined in Section 15305(a), Class 5 Exemption, Minor Alterations in Land Use Limitations, because the project is a minor variance that is on a property with an average slope of less than 20%, and will not result in any changes to the land use or allowed density. Section 4. Based on the testimony and evidence received, the Planning Commission makes the following findings pertaining to the Variance as outlined in Hermosa Beach Municipal Code (HBMC) Section 17.54.020, thereby determining the project, as conditioned, will be compatible with the surroundings and all impacts can be reduced to an insignificant level: A. There are exceptional circumstances applicable to the property involved. The subject site has a lot area of 1,154 sq. ft. with lot dimensions of 29.1 feet wide by 39.5 feet deep; whereas, the minimum lot size for the R-3 zone is 4,000 sq. ft. There are 23 residential properties on Monterey Street, between 16th Street and Pier Avenue, which have lot areas that range from 1,154 sq. ft. (the subject site) to 15,000 sq. ft. After considering the setback areas, which must be kept open from ground to sky, the buildable area of the lot is reduced to 754 sq. ft. This reduced lot size and buildable area is not consistent with 259 Page 2- Variance 19-1 the other properties in the vicinity and thus is considered an exceptional circumstance that is applicable to the property. B. The variance is necessary for the preservation of a substantial property right possessed by other properties in the vicinity of the subject property. Currently the subject site is improved with an 888 square feet single-story residence. The applicant is proposing to replace this dwelling unit with a new three-story 1,696 square feet unit. In reviewing the other properties located on this portion of Monterey Boulevard, all of the residential units are two or three stories. Furthermore, all of the properties are improved with multiple dwelling units, with exception to the subject site, 1409 Monterey (a 2,860 square feet dwelling unit), 1504 Monterey (a 1,691 q. ft. dwelling unit), and 1509 Monterey (a 2,160 square feet dwelling unit). Due to the limited lot and buildable area, the applicant can only provide a single residence on the site. The proposed size of 1,696 square feet is consistent with other similar units in the vicinity. It is important to note that open space cannot be located in the setbacks and must have a minimum dimension of seven feet by seven feet. Due to the limited buildable area, the only feasible location of the open space is restricted to decks. While the applicant could reduce the square footage of the residence to provide larger decks, they have made every effort to keep the size of the residence to a minimum. The living area (living room, kitchen, and dining) has been limited to 513 square feet and two of the bedrooms are 162 square feet, while the third is 166 square feet. This results in the proposed residence home only being seven square feet larger than the smallest residence on this segment of Monterey Boulevard. In order to prevent the need for the variance, the applicant would need to reduce the size of the proposed home, below the size of homes that other owners enjoy. Reducing the size of the residence would prevent the property owner from enjoying the benefit of a reasonable sized home that others in the area currently have; particularly given the fact that this residence will remain one of the smallest single family homes along Monterey Boulevard. Accordingly, the proposed deviation from the open space and parking requirements are considered necessary to preserve a substantial right possessed by other properties in the vicinity of the subject property. C. The variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. This request includes deviations from two development standards. The first is reducing the required on-site useable open space from 300 sq. ft. to 230 sq. ft. This 70 sq. ft. reduction in useable open space does not have the capability to impact the use and enjoyment of other properties in the area. Instead, it will only have an effect on the occupants of the residence. The second deviation is to allow an on-site parking space that does not lead to a garage. Since this property does not currently have on-site parking, any new development on the site will require the provision of parking. This will result in the loss of one street parking space to accommodate a new curb-cut. Nevertheless, the proposed project will provide four parking spaces for use by the occupants of the residence, thus will alleviate the impact of the loss of one on-street parking. Considering this, approval of the variance for these two deviations will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. 260 Page 3- Variance 19-1 D. The granting of the variance will not conflict with the provisions of, or be detrimental to, the General Plan. The subject site has a land use designation of High Density Residential. According to PLAN Hermosa (the City’s General Plan) the purpose of the high density residential designation is to “provide[s] a range of residential housing types to serve the varying living accommodation needs or desires of the community.” Further, the site is within the Sand Section Neighborhood, which has an intended distribution of land uses that include apartments and single-family homes. Approval of this variance will accommodate the construction of a new single-family home on the site, which is consistent with the land use designation and the neighborhood. Consequently, approval of the variance will not conflict with the provisions of, or be detrimental to, the General Plan. Section 5. Based on the foregoing, the Planning Commission hereby approves the request for Variance 19-1, subject to the following Conditions of Approval: 1. This approval allows a Variance to Hermosa Beach Municipal Code Section 17.16.080, to allow a70 sq. ft. deviation in the required useable open space, thus providing 230 sq. ft. of open space, instead of 300 sq. ft. of open space; and to Hermosa Beach Municipal Code Section 17.44.090(D), to allow a parking space within 20 feet of the front of the lot that does not lead to a garage. 2. Site improvements shall be substantially consistent with plans and application submitted and approved by the Planning Commission on June 18, 2019. 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 changes to the floor plan or site plan shall be subject to review and approval by the Planning Commission. 3. Approval of Variance 19-1 shall not be construed to mean any waiver of applicable and appropriate zoning regulations, or any Federal, State, County, and City laws and regulations. Unless modified herein, all other requirements of the Hermosa Beach Municipal Code shall apply. 4. Prior to the submittal of plans to the Building Division for plan check, an ‘Acceptance of Conditions’ affidavit and recording fees shall be filed with the Planning Division of the Community Development Department stating that the applicant/property owner is aware of, and agrees to accept, all of the conditions of this permit of approval. 5. The project shall comply with all requirements of the City of Hermosa Beach Building Division, City of Hermosa Beach Public Works Department and Los Angeles County Fire Department, and the City of Hermosa Beach Municipal Code. 261 Page 4- Variance 19-1 Prior to commencement of work on the site, the applicant shall obtain all necessary permits and approvals. 6. The property owner shall permanently maintain the 177 sq. ft. balcony on the west side of the third floor and the 53 sq. ft. balcony on the northeast corner of the third floor. These balconies shall not be enclosed or otherwise reduced in size. A trellis patio cover may be provided pursuant to HBMC Section 17.16.080(B). 7. Four parking spaces shall be provided (one enclosed and three open) and permanently maintained for the parking of vehicles. This shall include the one car garage, an open space on the south side of the garage, and two guest spaces within the public right-of-way (between the back of sidewalk and the front property line. 8. An approved Coastal Development Permit from the California Coastal Commission shall be filed with the City prior to issuance of Building Permits. 9. Building plans shall be submitted to the Los Angeles County Fire Department for review and approval. Final fire inspections shall be coordinated with the Los Angeles County Fire Department. 10. Project construction shall protect private and public property in compliance with HBMC Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including if required, an approved Encroachment Permit. 11. Prior to the issuance of Building Permits, the applicant shall obtain an encroachment permit from the Public Works Department for the two guest spaces located in the right-of-way. Section 6. This permit shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this permit. The Conditional Use Permit shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual 262 Page 5- Variance 19-1 attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. Section 7. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. No. 19-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 June 18, 2019. ______________________________ ______________________________ David Pedersen, Chairperson Ken Robertson, Secretary __________, 2019 Date 263 264 4,000 square feet Attachment 3 Lot Size Map 4,000 square feet 4,000 square feet 2,140 square feet Subject Site 1,154 square feet 2,269 square feet 2,909 square feet 2,909 square feet 3,909 square feet 4,818 square feet 1,800 square feet 2,909 square feet 4,000 square feet 5,000 square feet 5,000 square feet 5,000 square feet 5,000 square feet 2,500 square feet 2,500 square feet 15,000 square feet 5,000 square feet 2,909 square feet 2,909 square feet 265 Public Notice Poster Verification 266 SHEETPROJECT: CLIENT: ADDRESS: Manhattan Beach Tel. (310) 617-8167 1307 Curtis Avenue California 90266 www.dbSouthSwell.com info@dbSouthSwell.comSouthSwellA01515 MONTEREY BLVD. HERMOSA BEACH, CA 902541515 MONTEREY BLVD. HERMOSA BEACH, CA 90254267 THREE-STORY SINGLEFAMILY RESIDENCEN 12°10'00"W29.10' P/LN 77°50'00"E39.51' P/L N 77°50'00"E39.52' P/L N 12°08'24"W29.10' P/L40.00'40.00'95.64 TP NAIL94 . 2 494.2793.4893.8193.9293.8093.6893.5793.9194.7195.4996.0095.8695 . 8 0 96.5296.6396.7896 . 8 9 96.8996.4297 . 0 2 F F 96.46 TC95 . 4 0 F L95.78 TX108.84 PPT96.3196.2295.6195.3895.2293 . 8 594.21 PC95.30EXISTING RESIDENCE 93.8 PC95.80 PCDECK96.9 PCCONC.EXISTING RESIDENCE83.9496.86MONTEREY BLVD.EXISTINGRESIDENCE1516 BAYVIEW DR.BAYVIEW DRIVEMONTEREY BLVD.PROJECT SITE:1515 MONTEREY BLVD.SINGLE FAMILY HOUSESHEETPROJECT: CLIENT: ADDRESS: Manhattan Beach Tel. (310) 617-8167 1307 Curtis Avenue California 90266 www.dbSouthSwell.com info@dbSouthSwell.comSouthSwellA1 268 SHEETPROJECT: CLIENT: ADDRESS: Manhattan Beach Tel. (310) 617-8167 1307 Curtis Avenue California 90266 www.dbSouthSwell.com info@dbSouthSwell.comSouthSwellA2 269 A3SHEETPROJECT: CLIENT: ADDRESS: Manhattan Beach Tel. (310) 617-8167 1307 Curtis Avenue California 90266 www.dbSouthSwell.com info@dbSouthSwell.comSouthSwell 270 DCABN 12°10'00"W29.10' P/LN 77°50'00"E39.51' P/L N 77°50'00"E39.52' P/L N 12°08'24"W29.10' P/LTHREE-STORY SINGLEFAMILY RESIDENCEN 12°10'00"W29.10' P/LN 77°50'00"E39.51' P/L N 77°50'00"E39.52' P/L N 12°08'24"W29.10' P/L94.21 PC93.8 PC95.80 PC96.9 PC14.00 A4SHEETPROJECT: CLIENT: ADDRESS: Manhattan Beach Tel. (310) 617-8167 1307 Curtis Avenue California 90266 www.dbSouthSwell.com info@dbSouthSwell.comSouthSwell 271 A5SHEETPROJECT: CLIENT: ADDRESS: Manhattan Beach Tel. (310) 617-8167 1307 Curtis Avenue California 90266 www.dbSouthSwell.com info@dbSouthSwell.comSouthSwell 272 A6SHEETPROJECT: CLIENT: ADDRESS: Manhattan Beach Tel. (310) 617-8167 1307 Curtis Avenue California 90266 www.dbSouthSwell.com info@dbSouthSwell.comSouthSwell 273 274 STLT BOXEBOXSTLTC I T Y O F HERMOSA BEACH, CA1907N5101020G&G STRUCTURES, INC.275 New eComment for Planning Commission Meeting Stan Bradford submitted a new eComment. Meeting: Planning Commission Meeting Item: 10. REPORT 19-0390 Variance 19-1- A Variance from the Multiple Family Residential (R-3) open space zone provisions and parking standards to allow a new single-family residence to provide less than required open space, 230 square feet, rather than the required 300 square feet with a parking space located within the front 20 feet of the lot not leading to a garage at 1515 Monterey boulevard and determination that the project is categorically exempt from the California Environmental Quality Act. eComment: Stan Bradford’s concerns Statement of Planning Commission is highlighted in Yellow My response is highlighted in pink The first Variance is reducing the required on-site useable open space from 300 sq. ft. to 230 sq. ft. “The variance is necessary for the preservation of a substantial property right possessed by other properties in the vicinity of the subject property.” Other properties are larger, why would you allow a variance to allow a smaller property to have an improvement only a larger property is entitled to? If you have a smaller piece of property you build a smaller home. This is not a “exceptional circumstance” as stated by Planning Commission. “The variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located.” I own the building next door and this variance will significantly affect my view and the amount of light entering my building. The second Variance is to allow an on-site parking space that does not lead to a garage. An “exceptional circumstance” has to be met for a variance to be granted. What is the exceptional circumstance? Other issues Where garages or parking stalls front on a public street; the minimum setback for the garage shall be 17 ft. from the back edge of the sidewalk provided rollup doors are installed; or a minimum of 20 feet where standard garage doors are installed. Is the structure allowed to encroach into the 17’ setback? I see in the blueprints it encroaches 12” into the setback View and Analyze eComments 276 From: Stan Theman [mailto:2001whitestroke@gmail.com] Sent: Monday, June 17, 2019 12:00 PM To: Nicole Ellis Subject: Planning Commission Meeting June 18, 2019; 1515 Monterey Variance My concerns and objections to a Variance at 1515 Monterey Blvd. set for Planning Commission consideration on June 18, 2019 Stan Bradford 1521 Monterey Blvd. Statement of Planning Department is in “quotation marks” My response is in bold type The first Variance is reducing the required on-site useable open space from 300 sq. ft. to 230 sq. ft. “The variance is necessary for the preservation of a substantial property right possessed by other properties in the vicinity of the subject property.” Other properties are larger, why would you allow a variance to allow a smaller property to have an improvement only a larger property is entitled to? If you have a smaller piece of property you build a smaller home. This is not a “exceptional circumstance” as stated by Planning Department. “The variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located.” I own the building next door and this variance will affect my view and the amount of light entering my building by creating less open space. The second Variance is to allow an on-site parking space that does not lead to a garage. An “exceptional circumstance” has to be met for a variance to be granted. What is the exceptional circumstance? Removing an on-street parking spot will be detrimental to the community. 277 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 19-0400 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of June 18, 2019 Precise Development Plan Amendment to extend the building permit expiration date, pursuant to Section 15.04.050 of the Municipal Code, for a 30-room hotel currently under construction at 1429 Hermosa Avenue Applicant/Owner:1429 Hermosa Avenue LLC 3730 Pacific Coast Hwy Torrance, CA 90505 Recommended Action: Staff recommends that the Planning Commission adopt the attached resolution amending the Precise Development Plan to extend the building permit expiration date one additional year. Executive Summary: The applicant is requesting is to extend the building permit expiration date an additional year. The building permit is otherwise is limited to a period of two years, with two six-month extensions allowed to be granted by the Building Official. The Planning Commission has the authority to consider this extension pursuant to the recent amendments to Municipal Code Section 15.04.050, which authorize the Planning Commission to set alternate building permit schedules through the entitlement process. Background: The Planning Commission approved a Precise Development Plan for 30-room hotel at 1429 Hermosa Avenue in October 2015. Building permits were issued February of 2016 and construction started early that summer. Section 15.04.050 of the Municipal Code establishes that building permits expire within two years of the date issuance of the permit. The Building Official has also granted two 6-month extensions and the current expiration date based on when the latest extension was granted is July 2019. The applicant is requesting that the Planning Commission consider further extension of the building permit in order to complete the project. They have provided a construction schedule (attached) which indicates that the project will be complete within the next 6-9 months. The applicant indicates that the reasons for the delays in completing this project have been due to a variety of factors, but most City of Hermosa Beach Printed on 2/20/2024Page 1 of 3 powered by Legistar™278 Staff Report REPORT 19-0400 recently due to difficulty in financing the later phases of construction, challenges of a constrained site, inclement weather this past winter and other construction related delays. Section 15.04.050 of the Municipal Code pertaining to expiration of permits was recently amended by the City Council in January 2018, based on recommendations from the Planning Commission, to provide flexibility for the Commission to allow longer periods for discretionary projects because of their size and complexity. Since the subject project was approved before this amendment, there was no opportunity to request or consider a longer construction period at the time of the initial application and project approval. Due to the project’s size and complexity and challenges of a constrained site, a longer than two year period would have been a reasonable condition had the applicant been able to and requested a longer period at the time of original approval. Now that the code has been changed to create this opportunity, the developer is requesting this consideration. Analysis: The project delays have raised concerns from neighbors as well as City Council. The developer has been candid about his difficulties with financing and efforts to sell the project and has been seeking a method to extend the permit. The developer now plans to complete the project and indicates that they have secured the necessary funding to complete the project. At this stage, the project is about 75%s done, the exterior scaffolding is about to be removed when the exterior tile work is complete. The next phases will be the interior dry wall and interior finishes. Once the exterior work is completed, that should reduce any negative aesthetic construction impacts or other disruptions to the neighbors. This is the first time the Commission has received a request for a time extension under the new provisions in the code. As noted above, this developer did not have the opportunity to request additional time at the outset because the provision was not yet built into the Code. The city added this authorization upon determining that some projects require more than two years to complete. While moving forward this will be handled at the entitlement stage, staff supports the request to have the Planning Commission amend the PDP to provide a later expiration date for the building permits. Staff believes that given that the project is almost done and the expressed commitment of the developer to complete the project, that this extension is the best option for the developer and City to see this project through completion. California Environmental Quality Act: The proposed extension is Categorically Exempt from the California Environmental Quality Act, as it is not a project under CEQA. The project is 75% completed and this decision will allow the developer to complete the already approved project. Summary City of Hermosa Beach Printed on 2/20/2024Page 2 of 3 powered by Legistar™279 Staff Report REPORT 19-0400 Staff recommends the Planning Commission approve the requested amendment the Precise Development Plan to allow the applicant the additional time needed to complete the project. Attachments: 1.Proposed Resolution 2.Site Photos and Public Notice Posters 3.Applicant Submittal Including Construction Schedule Respectfully Submitted by: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 3 of 3 powered by Legistar™280 65270.00001\32121682.1 1 P.C. RESOLUTION NO. 19-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN AMENDMENT TO EXTEND THE BUILDING PERMIT EXPIRATION DATE, PURSUANT TO SECTION 15.04.050 OF THE MUNICIPAL CODE, FOR A 30-ROOM HOTEL CURRENTLY UNDER CONSTRUCTION AT 1429 HERMOSA AVENUE AND DETERMINATION THAT THE PROJECT IS NOT A PROJECT UNDER CEQA The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application for an amendment to Precise Development Plan No.15-11 was filed by the property owner, 1429 Hermosa Avenue LLC, requesting extension of the building permit expiration for a 30-room hotel project at 1429 Hermosa Avenue. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the subject application on February 19, 2019, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission Section 3. Pursuant to Hermosa Beach Municipal Code 15.04.050, pertaining to building permit expiration, the Planning Commission may establish a different permit expiration date for discretionary projects. The subject project was granted a discretionary Precise Development Plan in October of 2015. (Planning Commission Resolution 15-25) Section 4. The Planning Commission considered the staff report, testimony and evidence, both written and oral, presented to the Commission. Due to the project’s size and complexity and challenges of a constrained site, the Planning Commission finds that a longer than two year period for the building permit is appropriate for this project. Section 5. The proposed extension in not a project under the California Environmental Quality Act, pursuant to CEQA Guidelines Section 15378(a), because the extension of time to complete a construction project that is already near completion will not result in a direct or reasonably foreseeable indirect physical change in the environment. Section 6. Based on the foregoing, the Planning Commission hereby approves an amendment to Precise Development Plan, as set forth in Planning Commission Resolution 15- 25 to add a new condition to read as follows. All other parts of resolution 15-25 remain unchanged. : 31. Under Hermosa Beach Municipal Code 15.04.050, the Building Permits for the subject project shall expire on July 31, 2020. 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. 281 65270.00001\32121682.1 2 VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. No. 19-XX is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California at their regular meeting of June 17, 2019. David Pederson, Chairperson Ken Robertson, Secretary ____________ Date 282 283 284 285 286 1429 Hermosa Avenue, HB – Construction Schedule Finish Rough-In (6/12/19 – 7/12/19) Drywall 2nd and 3rd Floors/Frame Garage Drop Ceiling (7/15/19 – 10/1/19) Interior Tile Work (8/12/19 – 11/1/19) Cabinets/Millwork (8/12/19 - 11/1/19) Paint/Interior doors/Finish Carpentry (11/1/19 - 1/3/20) Plumbing/Mechanical/Electrical Finish Work (1/3/20 – 2/15/20) Glass Handrails & Shower Doors (1/3/20 – 2/15/20) Equipment/Furniture/Operations/Construction Final (2/15/20 – 3/31/20) 287 New eComment for Planning Commission Meeting Pamela Sund submitted a new eComment. Meeting: Planning Commission Meeting Item: 11. REPORT 19-0400 Precise Development Plan Amendment to extend the building permit expiration date, pursuant to Section 15.04.050 of the Municipal Code, for a 30-room hotel currently under construction at 1429 Hermosa Avenue eComment: I think the City of Hermosa Beach should not allow Raju Chhabria and his company 1429 Hermosa LLC to have an extension of their permit for one additional year without detailed information from the company proving they have the money to complete construction and have the hotel open for business by 3/31/20 or very shortly thereafter. Mr. Chhabria has purchased several properties in the Hermosa Beach area and many of them sit vacant and derelict. They are a breeding place for vermin and attract an unsavory element of individuals that hang out on 15th Street and 15th Court, doing drugs and creating graffiti. Since construction started on the hotel sight, the progress has been exceedingly slow and during most business days there is no construction going on. The schedule of construction that Mr. Chhabria has provided the city is vague and I do not believe he will complete any phase of the construction as promised. He will simply continue to drag out the project, creating an even larger eye-sore, not to mention lack of revenue to generate income for the city. In addition, the hotel construction sight has continually pushed out their fencing and scaffolding, encroaching into 15th Court. In summary, Mr. Chhabria should not be granted the extension as he has not been a good citizen of Hermosa Beach and has not shown the ability to complete this project. He should be required to remove all construction and be forced to sell the property to someone who will build on it legally and timely. Thank you for your consideration and time in reading this comment. View and Analyze eComments 288 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 19-0396 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of June 18, 2019 A-14#64- Planning Commission consideration of a small lot exception to open space requirements otherwise required in the Single-Family Residential (R-1) zone for a new single- family residence at 1122 3rd Street, and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Applicant/Owner:Shari Greenberg C/O Kelly Hamm 1122 3rd Street Hermosa Beach, CA 90254 Recommended Action: Adopt the attached Resolution to determine that the small lot exception from open space requirements is warranted for the proposed project. Background: GENERAL PLAN:Low Density Residential ZONING:Single-Family Residential (R-1) LOT SIZE:2,217 square feet PROPOSED LIVING SQUARE FOOTAGE:2,169 square feet PROPOSED LOT COVERAGE:57% (65% maximum) PROPOSED PARKING:2 Standard/2 Guests (2 Standard/1 Guest required) The subject lot is located east of Pacific Coast Highway and south of 3rd Street. The 2,217 square feet subject lot contains an existing single-family residence. The subject lot has a narrow and substandard lot width of 25 feet and a lot depth of 88.83 feet. However, the lot width and depth is typical of lots fronting on 2nd Street and 3rd Street in the immediate neighborhood. The applicant is proposing to demolish the existing single-family residence to construct a new two- story single-family residence with a basement and requests Planning Commission consideration of the small lot exception for open space standards for the proposed project. Pursuant to Hermosa Beach Municipal Code (HBMC) Section 17.08.040 (Development Standards for Small Lots), lots that are 2,100 square feet or less are considered “small lot” by right and are subject to R-1 development standards with the exception of the open space and/or lot coverage requirements. City of Hermosa Beach Printed on 5/3/2022Page 1 of 6 powered by Legistar™289 Staff Report REPORT 19-0396 Furthermore, lots within ten percent (10%) of the lot size identified above (i.e., lots ranging from two thousand one hundred one (2,101) to two thousand three hundred ten (2,310) square feet) may also be considered for some or all of the lot coverage and/or open space exceptions for small lots subject to review and approval by the planning commission if warranted by any of the following considerations: 1.To achieve a consistent and comparable amount of indoor living space with existing dwelling units in the immediate neighborhood. 2.To allow design flexibility in the application of the open space standard in conjunction with the remodeling and expansion of existing structures. 3.To allow an innovative design which otherwise is consistent with the goals and intent of the open space and development standards for the R-1 zone. 4.To address unusual lot configurations or topography, as compared with surrounding lot and development patterns. Below is the contrast and comparison between the standard R-1, R-1 “Small Lot”, and the proposed single-family residence. Standard R-1 R-1 “Small Lot”Proposed Single- Family Residence Lot Coverage 65%70%57% Minimum Open Space Requirement 400 square feet 300 square feet 496 square feet (200 square feet on grade and total of 297 square feet on 2nd level decks) Minimum Open Space on Grade 300 square feet Not Applicable 200 square feet Minimum Dimension for Open Space 10’ length x 10’ width 7’ length x 7’ width 24’11-1/2” x 8’1” (on grade), 18’10” x 8’6- 1/2”, 13’3” x7’ (2nd level decks) 60 % (180 square feet) of Open Space Accessible to Primary Living Areas Not required Required 297 square feet 25% (100 square feet) maximum open space may be located on decks/balconies Applicable Not Applicable Not Applicable Open Space Must Be Open to the Sky Applicable Applicable All proposed open space areas are open to the sky. City of Hermosa Beach Printed on 5/3/2022Page 2 of 6 powered by Legistar™290 Staff Report REPORT 19-0396 Standard R-1 R-1 “Small Lot”Proposed Single-Family ResidenceLot Coverage 65%70%57%Minimum OpenSpaceRequirement 400 square feet 300 square feet 496 square feet (200square feet on gradeand total of 297 squarefeet on 2nd level decks)Minimum OpenSpace on Grade 300 square feet Not Applicable 200 square feetMinimumDimension forOpen Space 10’ length x 10’width 7’ length x 7’ width 24’11-1/2” x 8’1” (ongrade), 18’10” x 8’6-1/2”, 13’3” x7’ (2nd leveldecks) 60 % (180 square feet) of Open Space Accessible to Primary Living Areas Not required Required 297 square feet 25% (100 square feet) maximum open space may be located on decks/balconies Applicable Not Applicable Not Applicable Open Space Must Be Open to the Sky Applicable Applicable All proposed open space areas are open to the sky. As depicted on the table above, the only two exceptions for the proposed project are the on grade requirement (200 square feet instead of 300 square feet) and dimensions less than 10’ (length) x 10’ (width). Analysis As noted above, Section 17.08.030 C states that lots that range between 2,101 to 2,310 square feet may be considered for some or all of the lot coverage and/or open space exceptions for small lots, subject to review and approval by the Planning Commission if warranted by any of the following considerations: 1.To achieve a consistent and comparable amount of indoor living space with existing dwelling units in the immediate neighborhood: The proposed single-family residence will consist of 2,169 square feet of living space. Attached are exhibits to compare the proposal with lot sizes and indoor living spaces for properties in the immediate neighborhood. None of these subject lots qualify “by right” as small lots, but 15 of the 24 lots fall within the range for small lot consideration. The property at 1135 2nd Street has already been determined by the Planning Commission to warrant a small lot open space exception (1,854 square foot home). In addition, Planning Commission has also determined the following subject lots to warrant a small lot open space exception: 1110 2 nd Street (2,199 square foot home), 1222 2nd Street (1,916 square foot home), and 1206 2nd Street (2,840 square foot home), which are located south side of 2nd Street. Otherwise, three of the lots are currently developed with smaller homes than the proposal, and eight (8) of the 23 lots homes also contain over 2,000 square feet of living space. 2.To allow design flexibility in the application of the open space standard in conjunction with the remodeling and expansion of existing structures: Not applicable. 3.To allow an innovative design which otherwise is consistent with the goals and intent of the open space and development standards for the R-1 zone: The purpose of the R-1 zone includes protection of the residential character of each neighborhood, a high quality environment for family life, and the preservation or residential City of Hermosa Beach Printed on 5/3/2022Page 3 of 6 powered by Legistar™291 Staff Report REPORT 19-0396 property values. Also, PLAN Hermosa specifically calls out desired building design and orientation for the Hermosa Hills Neighborhood Character Area - it includes favoring garages that do not dominate front facades where visible from the street, and notes that any new construction or renovation should strive to minimize their prominence. In addition, the designed form and character encourages homes to organize living space to incorporate ocean views out over their neighbors. While the proposed single-family residence proposes a garage that dominates the front façade at the street level, there is no other option on this block as there is no alley access. Because of the limited lot depth and lack of alley access, the proposed design incorporates a “reverse” or “upside down” floor plan with the living area and kitchen on the second floor, and a focus on designing the building with living space and adjacent balconies to include ocean views. The basic R-1 open space standards would require that the majority of open space be on the ground floor, which arguably is not practical or desirable for this type of floor plan. Therefore, staff is of the opinion that the proposed design does provide an innovative way to incorporate open space on the second floor level decks to meet the R-1 “small lot” open space standards in a manner, which helps break up the facade and eliminate the box type appearance, creating a visual interest for the neighborhood. Also, while the minimum at grade and dimension requirements of the R-1 zone are not provided, over 400 square feet of open space is provided. The residential buildings in the immediate neighborhood on the south side of 3rd Street typically have decks on both the front and the rear of the building. (Please see attachment 5 for aerial view). Thus, the proposal is compatible with the design of similar homes in the immediate neighborhood. 4.To address unusual lot configurations or topography, as compared with surrounding lot and development patterns: Not applicable. Environmental Determination: The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures, because the proposal pertains to construction of limited numbers (two) of new, small structures. More specifically, the project is a two-story residential structure with a basement level 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 City of Hermosa Beach Printed on 5/3/2022Page 4 of 6 powered by Legistar™292 Staff Report REPORT 19-0396 substantial adverse change in the significance of a historical resource. General Plan Consistency: The proposed single-family residence is located within a Low Density Residential (LD) Land Use designation. The purpose of this Low Density Residential Use designation is to provide retention, maintenance, investment in single-family residential neighborhoods, and to protect residential uses from potential nuisances of nonresidential uses. This low density designation is also intended to provide the lowest levels and offer a high quality environment for family life, and ensure the preservation of residential property values. The LD Land Use designation allows a density range between 2.0-13.0 dwelling units per acre, and the proposed single-family residence is 19.6 dwelling units per acre. The subject lot is located within the Hermosa Hills Neighborhood, which transitions from high-and medium-density uses adjacent to Pacific Coast Highway and lower density single-family uses closer to Prospect Avenue. The future vision for this Character Area is to improve key pedestrian thoroughfares to enhance connectivity and access while preserving the single-family development pattern of this area. The proposed project will be consistent in that it will serve as a lower density single-family residential use. The desired building design and orientation for the Hermosa Hills Neighborhood Character Area includes favoring garages that do not dominate front facades where visible from the street, and notes that any new construction or renovation should strive to minimize their prominence. In addition, the designed form and character encourages homes to organize living space to incorporate ocean views out over their neighbors. The proposed single-family residence is inconsistent with the designed character and form in terms of the garages that dominate the front façade where it is visible from the street because this subject property does not have alley access. However, the proposed single-family residence is consistent with the desired form and character by designing the building with living space and balconies to include ocean views. The proposed design features implement the following PLAN Hermosa goals and policies: Land Use policies 1.6 Scale and Context, 2.4 Single Density Neighborhoods, 2.5 Neighborhood Preservation, 5.1 Scale and Massing, 3.2 Complete Pedestrian Network, 3.10 Require ADA Standards. 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 proposed uses are in line with the City’s long term vision set out in the General Plan and the overall project does not impede the City’s ability to meet its goals. Summary: Staff recommends Planning Commission to adopt 1122 3rd Street as a small lot by adopting the attached resolution. The subject lot is consistent with HBMC Section 17.08.040 C (1) because the proposed single-family residence is consistent and comparable amount of indoor living space with existing dwelling units in the immediate neighborhood; and HBMC Section 17.08.040 C (3) because it allows an innovative design which otherwise is consistent with the goals and intent of the open space and development standards for the R-1 zone. City of Hermosa Beach Printed on 5/3/2022Page 5 of 6 powered by Legistar™293 Staff Report REPORT 19-0396 Attachments: 1.Proposed Resolution 2.Site Photo 3.Applicant Submittal 4.Lot Sizes Exhibit in the Immediate Neighborhood 5.Living Square Footages Exhibit in the Immediate Neighborhood 6.Aerial View of the Immediate Neighborhood 7.Poster Verification Respectfully Submitted by: Kathy Khang, Assistant Planner Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 6 of 6 powered by Legistar™294 1 P.C. Resolution 19-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DETERMINING THE SMALL LOT EXCEPTION FROM OPEN SPACE REQUIREMENTS IS WARRANTED FOR THE PROPOSED SINGLE FAMILY RESIDENCE AT 1122 3RD STREET, 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 on March 21, 2019 by the Shari Greenberg C/O Kelly Hamm, seeking determination that the small lot exception from open space requirements is warranted for the proposed single-family residence at 1122 3rd Street and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) Section 2. Hermosa Beach Municipal Code Section 17.08.040 C, lots within ten percent (10%) of the lot size identified above (i.e., lots ranging from two thousand one hundred one (2,101) to two thousand three hundred ten (2,310) square feet) may also be considered for some or all of the lot coverage and/or open space exceptions for small lots subject to review and approval by the planning commission if warranted by any of the following considerations: 1. To achieve a consistent and comparable amount of indoor living space with existing dwelling units in the immediate neighborhood. 2. To allow design flexibility in the application of the open space standard in conjunction with the remodeling and expansion of existing structures. 3. To allow an innovative design which otherwise is consistent with the goals and intent of the open space and development standards for the R-1 zone. 4. To address unusual lot configurations or topography, as compared with surrounding lot and development patterns. Section 3. The Planning Commission at its public meeting of June 18, 2019 considered testimony and evidence, both written and oral. Section 4. The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures, because the proposal pertains to construction of limited numbers (two) of new, small structures. More specifically, the project is a two-story residential structure with a basement level 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 295 2 hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. Section 5. Based on the evidence received at the public meeting, the Planning Commission if warranted by any of the following considerations: 1. To achieve a consistent and comparable amount of indoor living space with existing dwelling units in the immediate neighborhood: The proposed single-family residence will consist of 2,169 square feet of living space. Attached are exhibits to compare the proposal with lot sizes and indoor living spaces for properties in the immediate neighborhood. None of these subject lots qualify “by right” as small lots, but 15 of the 24 lots fall within the range for small lot consideration. The property at 1135 2nd Street has already been determined by the Planning Commission to warrant a small lot open space exception (1,854 square foot home). In addition, Planning Commission has also determined the following subject lots to warrant a small lot open space exception: 1110 2nd Street (2,199 square foot home), 1222 2nd Street (1,916 square foot home), and 1206 2nd Street (2,840 square foot home), which are located south side of 2nd Street. Otherwise, three of the lots are currently developed with smaller homes than the proposal, and eight (8) of the 23 lots homes also contain over 2,000 square feet of living space. 2. To allow design flexibility in the application of the open space standard in conjunction with the remodeling and expansion of existing structures: Not applicable. 3. To allow an innovative design which otherwise is consistent with the goals and intent of the open space and development standards for the R-1 zone: The purpose of the R-1 zone includes protection of the residential character of each neighborhood, a high quality environment for family life, and the preservation or residential property values. Also, PLAN Hermosa specifically calls out desired building design and orientation for the Hermosa Hills Neighborhood Character Area – it includes favoring garages that do not dominate front facades where visible from the street, and notes that any new construction or renovation should strive to minimize their prominence. In addition, the designed form and character encourages homes to organize living space to incorporate ocean views out over their neighbors. While the proposed single-family residence proposes a garage that dominates the front façade at the street level, there is no other option on this block as there is no alley access. Because of the limited lot depth and lack of alley access, the proposed design incorporates a “reverse” or “upside down” floor plan with the living area and kitchen on the second floor, and a focus on designing the building with living space and adjacent balconies to include ocean views. The basic R-1 open space standards would require that the majority of open space be on the ground floor, which arguably is not practical or desirable for this type of floor plan. 296 3 Therefore, staff is of the opinion that the proposed design does provide an innovative way to incorporate open space on the second floor level decks to meet the R-1 “small lot” open space standards in a manner, which helps break up the facade and eliminate the box type appearance, creating a visual interest for the neighborhood. Also, while the minimum at grade and dimension requirements of the R-1 zone are not provided, over 400 square feet of open space is provided. The residential buildings in the immediate neighborhood on the south side of 3rd Street typically have decks on both the front and the rear of the building. (Please see attachment 5 for aerial view). Thus, the proposal is compatible with the design of similar homes in the immediate neighborhood. 4. To address unusual lot configurations or topography, as compared with surrounding lot and development patterns: Not applicable. Section 6. 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. 19-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 June 18, 2019. David Peterson, Chairman Ken Robertson, Secretary June 18, 2019 Date 297 Attachment 2 Site Photo 298 Consultants Architect: Kelly J. Hamm, AIA License #34105 116 S. Catalina Ave. Redondo Beach, Ca 90277 (310) 213-7263 Structural Engineer: PALOS VERDES ENGINEERING-Rick Morales Contact: Shane Adams License #40289 550 Deep Valley drive Suite 273 Rolling Hills Estates, Ca 90274 (310) 541-5055 Surveyor: PACIFIC LAND CONSULTANTS, INC. Christopher W. Vassallo P.L.S. #8418 28441 Highridge Rd. Suite 230 Rolling Hills Estates, Ca. 90274 (310) 544-8689 Title 24 Report: CAMPBELL CONSULTING Chad Campbell 14671 W. Harvard St. Goodyear, AZ. 85395 (310) 345-2761 Project Data: Owner: Shari Greenberg Phone (310) 339-0300 Project Address: 1122 3rd st. Hermosa Beach, Ca 90254 Legal Description: APN:4186-024-009 TRACT# 733 LOT 36 Occupancy + Type of Construction: R-3/U - Type V-B Entire structure and garage sprinklered-separate permit Description: Tear down existing two-story single family home with lower level garage and build a new two-story modern home with basement Notes: 1. Project shall comply with Title 24 and 2016 Calfornia Residential Code (CRC), California Mechanical Code (CMC), California Plumbing Code (CPC), California Electrical Code (CEC), California Energy Code (CEnC) and California Green Building Code and City of Redondo Beach Planning and Building & safety code. 2. Addresses shall be plainly visible and legible from the street or road fronting the property. Address numbers shall be 4" in height, 1/2" minimum stroke width and of contrasting color to their background. Where address can not be viewed from public eye, a monument or pole shall be used 3. Separate permit required for: a. retaining walls or block wall fences b. grading work c. swimming pool d. a separate structure e. shoring f. demolition g. fire sprinklers h. spa i. mechanical 4. A conduit from roof to electric service panel will be provided for future solar installations 24.96'Propertyline88.82' Property line 88.85' Property line24.96'Propertyline8'10-1/2"frontsetback3.0'rearsecondfloorsetback5.0'firstfloorrearsetback3.0' side setback 3.0' side setback 12' - 0 1/2"13' - 3 7/8"48' - 5 1/8"15' - 0 21/32" 16' - 6 7/32"60' - 8 5/16"11' - 7 19/32" 1122 3rd st. Hermosa Beach rearspiralstairssolidline-1stfloorfootprintdashedline-basementfootprintofcrawlspaceheavydashedline-2ndfloorfootprint24'-1117/32"24'-111/2"6'gatetrashareaAIN:4186-024-009 driveway profile A see page 0.2 3.7% slope driveway profile B 7.8% slope driveway profile C 12.3% slope 100' FS 17' - 7" 97.93' 98.50' FS 99.21' FS trench drain 22' - 4 17/32"3rdst.(E)wall-nochangesTW101'(E)fence-nochangesTW107'102.3' FG 99.9' FG 98.0' FG 104.4' FG 98.2'PC100.1'PC103.3'PC105.2'PC(E)tree-toberemoved(E) 4' wood fence to remain 103.3' FG 103.3' FG 2storystuccobld107.10' FFrooftopcondensers,typ.rooftopcompartmentdashedline2ndfloorreardeckroofoverfrontdeck20' - 6"17'-2"107.10' FF 97.93' GFF (E) power pole-no changes (E) water meter (E) neighboring water meter- no changes (E) neighboring water meter- no changes 98.03' FS 99.57' FS 101.08' FS (E)6'fence-nochanges2 story stucco bld 2 story stucco bld(N)planter-ongrade1.RosmariusOfficianlis2.CoreopsisGrandiflora3.FestucoGlauca(E)planter-nochangessecondfloordeckoverhang16'-0"(N)driveway3'-0"3'-0"97.77' FL 99.32' FL (N)planter(ongrade)1.LagerstroemiaIndica2.Penstemon3.IrisBearded99' 99.7 FS'104.87 FS'heavydashedline-3rdfloorfootprint106.70' FS 8'-6"17' - 0" guest spot guest spot 17' - 0"8'-6"PG 99.5 PG 97.8 crawlspaceroofline2'6fromPLfirstfloorfootprint6"archprojoverdoor0'-6"eave0'-10"eavesolidline1stfloorfootprint0'-6"2ndfloorfrontdeck1stfloorfootprintdashedline2ndfloorfootprinteave(N)steps(E)walltoremain(N)gasmeter(N)elecmeterProject Location: 1122 3rd st Hermosa Beach, CA. 90254 Legal Description: Tract#733 Lot 36 APN: 4186-024-009 Zoning: R1 Scope of work - Please see all applicable areas of work x - new single family x - patio cover - addition - trellis - accessory dwelling unit x - pool/spa - remodel - storage unit - exterior modifications - shed - roof modifications x - mechanical equipment (a/c - wh) x - driveway modifications x - utility meters (water, gas, etc.) - other Description: tear down existing two story home with first floor garage and build a new two story home with basement garage General Building Information: (Note for addition and remodel projects, please provide information for existing areas and added area) Existing Proposed Garage (Interior dimensions) 352 sf basement living area 132 sf 1st level living area 1169 sf Decks/balconies 43 sf 2nd level living area 867 sf Deck/balconies 363 sf Total living area 2168 sf Total decks/balconies 406 sf No. of bedrooms 3 No. of bathrooms 2.5 Zoning Information Required Provided Area: Lot area 2217 sf Lot coverage max. 1551 sf 1267 sf (57%) Yards: Front-basement 8' 10-1/2"18' 0-1/2" Front-first floor 8' 10-1/2"12' 0-1/2" Front- second floor 8' 10-1/2"12' 0-1/2" Side 3'3' Rear-basement 5'11' 8-1/4" Rear-first 5'7' - 5" Rear-second 3'7' - 5" Parking and Driveways: Number of spaces 2 2 Guest spaces 1 2 Parking setback 17'17' Parking stall dimension 8'6x20'8'6x20' Turning area Driveway width min. 9'18' Driveway maximum slope 12.5%12.3% IndexDisclaimerProject DataArea AnalysisConsultants Vincinity Map The architect will not be responsible for any action taken by anyone on the project if that person has any knowledge of any discrepancy, omission or ambiguity in the calculations, drawings, or specifications, until the architect or engineer has been notified, corrected the discrepancy, made the inclusion or more clearly explained the intent of the calculations, drawings or specifications. Unless otherwise shown, the plans and specifications do not indicate the method of construction. The contractor shall supervise and direct the work and he shall solely be responsible for all construction means, methods, techniques, sequences and procedures. This material is owned by and is the sole and exclusive property of Coastal Creations Inc. Architecture-Build and is supplied to the client on a confidential basis solely for use in connection with the job identified hereon. Federal Law prohibits the reproduction, display, sale or other disposition without express written consent from Coastal Creations Inc. Architecture-Build Page number - email: info@cchomedesign.com website: www.cchomedesign.com 116 South Catalina #105 Redondo Beach, Ca 90277 (310) 213-7263 Copyright2017.Allrightsreserved.Theuseoftheseplans,detailsandspecificationsshallberestrictedtotheoriginalprojectsiteforwhichtheywereprepared,andpublicationthereofisexpresslylimitedtosuchuse.Reproduction,publicationorresusebyanymethod,inwholeorpart,isprohibitedwithoutthepermissionandconsentofCoastalCreationsInc.Titletotheplans,detailsandspecificationsshallconstituteprimafaciaevidenceoftheacceptanceoftheserestrctions.Intheeventofunauthorizedreuseoftheplansbyathirdparty,thethirdpartyshallholdCoastalCreationsInc.harmless.Note:plansarenotvalidforconstructionunlessapprovedbythecitybuildingandplanningdepartmentandhaveawetstampandsignaturebyCoastalCreationsInc.(architect-KellyJ.Hamm,AIA)Not approved for construction without wet stamp and signature CoverSheetGreenbergresidence11223rdst.HermosaBeach902540.1 1 June 13th, 2019 Project Name Project Number Project Status Sheet List Page number Sheet Number Sheet Name 1 0.1 Cover Sheet 2 0.2 Areas 3 0.3 Survey 4 A-3.1 First & Second Floorplan 5 A-3.2 Third floor plan and sections 6 A-3.3 Roof plan and CP's 7 A-4.1 North & East elevation 8 A-4.2 South & West elevation 9 A-4.3 Perspectives Grand total: 9 Area Schedule (Open space) Area Name 93 SF 2nd floor deck-rear 199 SF 1st floor rear yard 204 SF 2nd floor deck-front 496 SF N 1/4" = 1'-0" Site 300 sf required for small lot designation 299 UP UP Toilet Refrig.Range DN DWDN Toilet Refrig.Range DWVanityToilet Toilet132 SF Basement 430 SF Garage 88.82' Property line 88.85' Property line 24.96'Propertyline3.0'rearsecondfloorsetback5.0'firstfloorrearsetback8'10-1/2"frontsetback24.96'Propertyline1169 SF 1st floor 43 SF 1st floor balcony 88.82' Property line 88.85' Property line 24.96'Propertyline3.0'rearsecondfloorsetback5.0'firstfloorrearsetback8'10-1/2"frontsetback24.96'Propertyline867 SF 2nd floor 115 SF 2nd rear balcony 248 SF 2nd floor front deck 88.82' Property line 88.85' Property line 24.96'Propertyline3.0'rearsecondfloorsetback5.0'firstfloorrearsetback8'10-1/2"frontsetback24.96'Propertyline199 SF 1st floor rear yard 8' - 1"25'-0"88.82' Property line 88.85' Property line24.96'Propertyline24.96'Propertyline8'10-1/2"frontsetback5.0'firstfloorrearsetback3.0'rearsecondfloorsetbackthis area covered by deck above3.0' side setback 3.0' side setback 7' - 5" 8' - 1"17'-1"3'-5"4'-5"204 SF 2nd floor deck-front 18'-10"7' - 0"13'-3"5'-8"3' - 9" 5' - 1"this area coverered by roof abv. 88.82' Property line 88.85' Property line24.96'Propertyline8'10-1/2"frontsetback5.0'firstfloorrearsetback3.0'rearsecondfloorsetback24.96'Propertyline93 SF 2nd floor deck-rear 3.0' side setback 3.0' side setback 2' - 7"2' - 6"30" roof considered as eave 10' - 10"97.93'garagedoor98.14'backwallofgarage1% garage slope100'PL1" lip to drain 9 7.8 4'to p tre n c h drain 17' - 7" 100' - 97.84' = 2.16' 2.16' / 17'-7" = 12.3% Driveway profile C 97.93'garagedoor98.14'backwallofgarage1% garage slope99.21'PL17' - 7" 99.21' - 97.84' = 1.37' 1.03' / 17'-7" = 7.8% Driveway profile B 97.93'garagedoor98.14'backwallofgarage1% garage slope98.50'PL17' - 7" 98.50' - 97.84' = .66' 1.03' / 17'-7" = 3.7% Driveway profile A 1" lip to drain 1" lip to drain 9 7.8 4'to p tre nc h drain 9 7.8 4'to p tre n c h drain trench drain trench drain trench drain 8'-0"106.01 to underside of first floor 106.01 to underside of first floor 7'-9"106.01 to underside of first floor 7'-6"88.82' Property line 88.85' Property line 24.96'Propertyline24.96'Propertyline4' - 6 3/4"60' - 9 1/4"5' - 0"0'-63/4"5'-01/2"13'-41/4"4' - 6 3/4"27' - 5 1/2"35' - 11 1/2"2' - 4 1/2"9'-41/4"9'-43/4"8'10-1/2"frontsetback5.0'firstfloorrearsetback3.0'rearsecondfloorsetbackbalcony above does not project more than 5' from face of home balcony above does not project more than 5' from face of home 4' - 0 1/2" Page number - email: info@cchomedesign.com website: www.cchomedesign.com 116 South Catalina #105 Redondo Beach, Ca 90277 (310) 213-7263 Copyright2017.Allrightsreserved.Theuseoftheseplans,detailsandspecificationsshallberestrictedtotheoriginalprojectsiteforwhichtheywereprepared,andpublicationthereofisexpresslylimitedtosuchuse.Reproduction,publicationorresusebyanymethod,inwholeorpart,isprohibitedwithoutthepermissionandconsentofCoastalCreationsInc.Titletotheplans,detailsandspecificationsshallconstituteprimafaciaevidenceoftheacceptanceoftheserestrctions.Intheeventofunauthorizedreuseoftheplansbyathirdparty,thethirdpartyshallholdCoastalCreationsInc.harmless.Note:plansarenotvalidforconstructionunlessapprovedbythecitybuildingandplanningdepartmentandhaveawetstampandsignaturebyCoastalCreationsInc.(architect-KellyJ.Hamm,AIA)Not approved for construction without wet stamp and signature AreasGreenbergresidence11223rdst.HermosaBeach902540.2 2 June 13th, 2019 Project Name Project Number Project Status N 1/8" = 1'-0" Garage-basementN 1/8" = 1'-0" First floorN 1/8" = 1'-0" Second floor N 1/8" = 1'-0" First floorN 1/8" = 1'-0" Second floor Area Schedule (Open space) Area Name 93 SF 2nd floor deck-rear 199 SF 1st floor rear yard 204 SF 2nd floor deck-front 496 SF Lot Area 2217sf 1/4" = 1'-0" Driveway profiles N 1/8" = 1'-0" First floor Allowable lot coverage (65%) Proposed Lot coverage 1267sf/2217sf = 57% 300sf of open space required for small lot designation Area Schedule (Habitable) Area Name Area Type 430 SF Garage Building Common Area 430 SF 115 SF 2nd rear balcony Exterior Area 43 SF 1st floor balcony Exterior Area 248 SF 2nd floor front deck Exterior Area 406 SF 132 SF Basement Floor Area 1169 SF 1st floor Floor Area 867 SF 2nd floor Floor Area 2168 SF 300 8" P.L.S. 8418CHRISTOPHERW.VASS A L LOPROFE SSIONAL LANDSU R V E YORSTATE OF CA L IFORNI AEXP. 12/31/2018 1' = 5" BY: A.P. 28441 HIGHRIDGE RD. SUITE 230 (310) 544-8689 DRAWN ROLLING HILLS ESTATES, CA 90274 PACIFIC LAND CONSULTANTS, INC. DATE: SCALE: JOB NO. SHEET 1 OF 1 8-29-2018 18153 HERMOSA BEACH, CA 1122 3RD STREET PROJECT SITE: FILE NAME: 18153LS.DWG TOPOGRAPHIC NOTES SURVEY CERTIFICATION PLEASE NOTE BENCHMARKUNDERGROUND UTILITIES LEGEND LEGAL DESCRIPTION WM FD L+T5909 ELEV.: (102.49) WMFD L+P ELEV.: (100.00) WM WM PP PP SWR CO 20"DECID 2.9'2.8'2.9'3.1'12.5'3RDSTREETPACIF IC L A ND NTSCONSUL T A 4991TSE DEHSILBA IS ± 0.10 FOOT. WERE GENERATED FROM RANDOM SPOT ELEVATIONS. THE INTERVAL. ISOLATED ELEVATIONS, AS PLACED ON THE PLAT WERE PHYSICALLY MEASURED AT APPROXIMATELY THE LOCATIONS SHOWN. THEIR EXPECTED LEVEL OF ACCURACY FOR SAME. INTERPOLATIONS MADE FROM THIS TOPOGRAPHIC 2. IF SPECIFIC ELEVATIONS ARE REQUIRED, THE USER SHOULD EXPECTED LEVEL OF ACCURACY IS ±1/2 OF THE CONTOUR CONTACT PACIFIC LAND CONSULTANTS, INC., TEL: (310)544-8689 SURVEY SHOULD BE DONE IN ACCORDANCE WITH STANDARD SURVEYING PRACTICES, AND LIABILITY FOR INTERPOLATIONS IS NOT ASSUMED BY PACIFIC LAND CONSULTANTS, INC. 1. CONTOUR LINES SHOWN ON THIS TOPOGRAPHIC SURVEY IF THIS DRAWING IS PROVIDED IN AN ELECTRONIC FORMAT (VIA EMAIL OR ON COMPUTER DISC) AS A COURTESY TO OUR CLIENT, THE DELIVERY OF THE ELECTRONIC FILE DOES NOT CONSTITUTE THE DELIVERY OF OUR PROFESSIONAL WORK PRODUCT. IN THE EVENT THE ELECTRONIC FILE IS ALTERED, THE PRINT MUST BE REFERRED TO FOR THE ORIGINAL AND CORRECT SURVEY INFORMATION. PACIFIC LAND CONSULTANTS, INC. SHALL NOT BE RESPONSIBLE FOR ANY MODIFICATIONS MADE TO THE ELECTRONICFILE OR FOR ANY PRODUCTS DERIVED FROM THE ELECTRONIC FILE WHICH ARE NOT REVIEWED, SIGNED AND SEALED BY PACIFIC LAND CONSULTANTS, INC. DATECHRISTOPHER W. VASSALLO P.L.S. 8418 REGISTRATION EXPIRES 12-31-2018 I HEREBY CERTIFY THAT I AM A REGISTERED LAND SURVEYOR OF THE STATE OF CALIFORNIA, THAT THIS PLAT CONSISTING OF ONE SHEET CORRECTLY REPRESENTS A SURVEY MADE UNDER MY SUPERVISION IN AUGUST, 2018; THAT ALL MONUMENTS SHOWN HEREON ACTUALLY EXIST AND THEIR POSITIONS ARE CORRECTLY SHOWN. THIS SURVEY DOES NOT INCLUDE EASEMENTS EXCEPT THOSE SPECIFICALLY DELINEATED HEREON. FD L+P ASSUMED EL: 100.00' ALL INFORMATION SHOWN HEREON REGARDING UNDERGROUND UTILITIES WAS TAKEN FROM VISIBLE SURFACE EVIDENCE OR SOURCESNOT CONNECTED WITH THIS COMPANY AND WHILE SAID INFORMATION IS BELIEVED CORRECT, NO LIABILITY IS ASSUMED FOR THE ACCURACY OR COMPLETENESS OF SAID DATA. LOT 36, TRACT 733, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 17, PAGE 92 OF MAPS, IN THE OFFICE OF THECOUNTY RECORDER OF SAID COUNTY. APN= 4186-024-009 AREA = 2,217.20 SQ.FT. SCALE: DETAIL SCALE: DETAIL SCALE: DETAIL SCALE:DETAIL SCALE: P.B. PULL BOX TREE AND TRUNK DIAMETER E.P. EDGE OF PAVEMENT DWY. CONC. DRIVEWAY APRON F.F. FINISHED FLOOR C.B.W. CONCRETE BLOCK WALL CONCRETE SURFACE T.C. TOP OF CURB G.M. GAS METER E.V. ELECTRIC VALVE A.C. ASPHALT CONCRETE PAVEMENT CONC. CONCRETE F.G. FINISHED GRADE F.S. FINISHED SURFACE F.L. FLOW LINE C.B.R.W. CONCRETE BLOCK RETAINING WALL T.G. TOP OF DRAIN GRATE INV. DRAIN INVERT R.R.W. ROCK RETAINING WALL S.S.M.H. SEWER MANHOLE S.D.M.H. STORM DRAIN MANHOLE F.H. FIRE HYDRANT W.M.H. WATER MANHOLEW.V. WATER VALVE T.W. TOP OF WALL B.M. BENCH MARK E.G. EDGE OF GUTTER E.M. ELECTRIC METER I.C.V. IRRIGATION CONTROL VALVE L.P. LIGHT POLE P.C.R.W. POURED CONC. RETAINING WALL P.P. POWER POLE OVERHANG WOOD FENCE EASEMENT LIMIT P.C. EL.=(100.1) P.C. EL.=(105.2) P.C. EL.=(103.3) P.C. EL.=(98.2) P.C. EL.=(105.2) P.C. EL.=(103.3) P.C. EL.=(98.2) P.C. EL.=(100.1) RIDGE ELE.: 127.94 RIDGE ELE.: 116.95 TOP BLD: 122.95 RIDGE ELE.: 124.71(99.62)FS(100.95)FS (102.55)TC (102.52)FL (102.24)TC (101.88)FL (100.14)TC (100.24)FL (100.13)FS (99.77)FS(99.64)TC (99.32)FL (98.35)FS(97.77)FL(97.74)EG (97.98)TC (97.41)FS (96.35)FS(96.65)TC (95.88)FL (95.94)EG (94.37)EG(94.24)FL (94.47)TC (94.46)FL (94.93)TC (95.00)FS (96.97)FL(97.16)TC (97.42)FS (99.69)FS (99.46)TC (99.39)FL (101.04)FL (101.31)TC(101.66)FS(102.85)TC(102.73)FL (102.77)FS (101.08)FS (99.57)FS (98.03)FS (96.32)FS (94.66)FS (100.98)TW (100.87)TW (100.25)TW (100.98)TW (100.88)TW (100.92)TW (100.92)TW (98.2)FG(100.0)FG (1 00.4)F G (100.1)FG(99.51)GFF (99.47)FS (9 8 .9 1 )F S (9 9 .2 1 )F S (99.54)FS (99.53)FS (103.50)TW (100.67)TW (100.64)TW (100.70)TW (100.63)TW (100.22)FS (100.20)FS(1 0 7 .21 )F S (104.37)TW (108.04)FF (107.26)FS (1 0 5 .4 3 )F S (105.37)FS (107.42)FS (107.34)FS (105.25)FS (105.22)FS (105.21)FS (1 0 4 .4 )F G (104.7)FG (1 0 5 .4 )F G (106.0)FG (105.9)FG (104.35)TW (104.35)TW (104.35)TW (104.36)TW(104.36)TW (1 03.9)FG (101.02)TW (102.63)FS (102.54)FS(102.26)FS(101.71)FS (101.23)FS (101.03)FS (102.3)FG (107.89)TW (104.8)FG (105.2)FG (105.0)FG (1 0 5 .0 )F G (105.2)FG (104.9)FG (104.7)FG (1 0 2 .9 0 )F S (102.76)FS (102.84)FS (102.74)FS(1 0 2 .7 6 )F S (104.82)TW (104.90)TW (105.07)TW (104.73)TW (107.54)TW (103.7)FG (105.0)FG (1 0 3 .3)F G ( 1 0 3 . 3 ) F G(9 8 .0 )F G (1 0 7 .2 )F G (99.9)F G ( 1 0 0 . 0 ) F G(99.06)FS(99.36)FS(98.75)FS(100.13)FS (100.0)F G (1 0 0.4)F G (103 .9)FG (105.2)FG (103.7)FG(1 0 7 .2 )F G (1 0 3 .3 )F G(102.76)FS (9 8 .0 )F G ( 1 0 0 . 0 ) F G(98.2)FG(100.1)FG44.71 WOOD FENCE/ 6"CBRW WOOD FENCE WOOD FENCE 8"RBRW 8"RBRW 6"CBRW CONC.DRIVE DRIVE DRIVE CONC. CONC. DIRT RED BRICK 7.06'O/S N'LY & 0.06'O/S W'LY OF P.C.. 22.35522.355 CONC. CONC.CONC. CONC. CONC.OVERHANG8"RBRW WOOD FENCE/ 6"CBRW 2-STORY STUCCO BLD 3-STORY STUCCO BLD 3-STORY STUCCO BLD 3-STORY STUCCO BLD N9° 18' 15"W 88.85'N80°45'00"E24.96'S9° 18' 19"E 88.82'S80°41'32"W24.96'(103.50)TW (100.67)TW (100.64)TW (100.63)TW (104.36)TW (104.36)TW WM (107.54)TW 20"DECID (100.98)TW (100.87)TW (100.92)TW WM 3 1" = 5' 5 FEET1 1001 1" = 2' 2 FEET0.5 40 1 1" = 2' 2 FEET0.5 40 1 1" = 2' 2 FEET0.5 40 1 1" = 2' 2 FEET0.5 40 Page Number -3 301 SinkFrnt Ld Dryr Frnt Ld Wshr UP Gas MeterWHVanity Dresser Queen Dresser King Flat Screen Tv ToiletToiletDresserFlatScreenTvFlat Screen Tv UP Property Line 88.82' Property Line 88.85'PropertyLine24.96'PropertyLine24.96'3.0' side setback 3.0'rearsecondfloorsetback5.0'firstfloorrearsetback3.0' side setback8'10-1/2"frontsetback100' FS 20' - 6" existing first floor garage wall existing east home existing west rear of home first floor above east neighbors home front of house existing east rear of home17' - 7" crawlspace 7 0' - 6" 97.93' 18' - 0 1/2" 17' min. width 20' depth 98.50' FS 421 95368 97.95 98.14 98.18 1% down 10 max. 42" high driveway profile A see page 0.2 driveway profile B driveway profile C 99.21' FS trench drain 98.2'PC100.1'PC103.3'PC105.2'PC18' - 0 1/2"21' - 5 1/2"23' - 10 7/32"13' - 9 5/16"11' - 8 19/32" 18' - 0 1/2"21' - 5 1/2"5' - 2 1/4"18' - 8"13' - 9 1/4"11' - 8 1/4"24'-1117/32"24'-111/2"Garage 4 A-3.2 16'-0"garagedoorPG 99.5 PG 97.8 Elec. meter - ---3'-6"crawlspace countertop 2' - 0"3' - 0"17'-119/16"4' - 4 3/8"9'-13/8"this line shows the exterior wall of the 1st floor rear fence/hedge 88.85' Property line 88.82' Property line 24.96'Propertyline24.96'Propertyline107.10 rear deck above 5'-6"6' - 0" 2' - 4" 9' - 7" 13' - 2 17/32" 12' - 0"11'-511/16"102.76 102.63 FS 107.10 shower vanity 13' - 0" 104.7 FG 105.4 FG 106.0 FG 105.9 FG 107.2 FG 105.0 EG 104.7 EG 102.9 ES 102.76 ES102.74 ES 102.76 ES 102.54 FS102.26 FS101.71 FS101.03 FS 99.47 FS 99.53 FS 105.22 ES107.42 ES 105.37 ES105.43 ES107.26 ES 7' - 0"2'-2"3' - 2"6'-97/16"tub 17'-119/16"5' - 4" 4' - 0"2'-91/2"barn door wallnichebelow4' - 10" 3' - 5" 3' - 0"10'-59/16"7 seat glass block gate 6' - 9 5/32"3' - 9" coats 3'-2"107.10 421 95368 wall niche below 3'-25/8"3'-611/16"2' - 6" w. doggydoor 3'-13/4"2x6 wall 0' - 9" 1' - 2" 3' - 11 1/2" hvac 6' - 3" 10 add gas for fireplace wallmountfaucetniche fur out 3/4"furout3/4"furout3/4"furout3/4"8'10-1/2"frontsetback5.0'firstfloorrearsetback3.0'rearsecondfloorsetbackinsulate trash area behind 6' gate handrail 42" guardrail 42" guardrail 98.2'PC100.1'PC103.3'PC105.2'PC2nd floor deck above 12' - 0 1/2"4' - 6 3/4"60' - 6 1/4"11' - 8 1/2"2'-825/32"9'-71/2"9'-25/16"3'-429/32"12' - 11 11/16"13' - 8 21/32"2' - 7 1/2"3' - 5 1/2"5' - 7 1/4"6' - 3 1/8"18' - 8 3/16"13' - 9 5/8"11' - 8 5/16" Bdrm #3 Bthrm#2 Bdrm#2 Bthrm#1 M. Clst Bdrm#1 Front balcony 4 A-3.2 Open space-see 0.2 8' - 1"16'-7"6" roof proj. over door (E) 4' wood fence to remain open to above 3.0' side setback 3.0' side setback - --- 2' - 0"3' - 0" 7' - 5" Page number - email: info@cchomedesign.com website: www.cchomedesign.com 116 South Catalina #105 Redondo Beach, Ca 90277 (310) 213-7263 Copyright2017.Allrightsreserved.Theuseoftheseplans,detailsandspecificationsshallberestrictedtotheoriginalprojectsiteforwhichtheywereprepared,andpublicationthereofisexpresslylimitedtosuchuse.Reproduction,publicationorresusebyanymethod,inwholeorpart,isprohibitedwithoutthepermissionandconsentofCoastalCreationsInc.Titletotheplans,detailsandspecificationsshallconstituteprimafaciaevidenceoftheacceptanceoftheserestrctions.Intheeventofunauthorizedreuseoftheplansbyathirdparty,thethirdpartyshallholdCoastalCreationsInc.harmless.Note:plansarenotvalidforconstructionunlessapprovedbythecitybuildingandplanningdepartmentandhaveawetstampandsignaturebyCoastalCreationsInc.(architect-KellyJ.Hamm,AIA)Not approved for construction without wet stamp and signature BasementandFirstfloorplanGreenbergresidence11223rdst.HermosaBeach90254A-3.1 4 June 13th, 2019 Project Name Project Number Project Status N 1/4" = 1'-0" Garage-basementN 1/4" = 1'-0" First floor 302 Toilet Refrig.Range DN DWDN 11' - 0"3'-6"13' - 1 7/16" this line shows the exterior wall of the 1st floor 88.82' Property line 88.85' Property line 24.96'Propertyline24.96'Propertyline3.0' side setback 3.0' side setback 3' - 9"3'-9"pantry firepit fireplace Crave 48 DV with 6" base/hdr 48" roof above heaters above skylights skylights 7 3' - 6 7/8"2' - 6"2' - 11 11/16"3' - 6 5/16"3' - 0" 7' - 0" 8' - 2 1/4" A-4.1 3 421 95368 soffit for mech #1 hvac above ducts 3' - 1" 5' - 0"5'-45/16"brooms3' - 6" finish 5' - 1"1'-63/4"10 pot filler 3.0'rearsecondfloorsetback5.0'firstfloorrearsetback8'10-1/2"frontsetbackguardrail min. 42" high 98.2'PC100.1'PC103.3'PC105.2'PC12' - 0 1/2"13' - 4 7/8"18' - 7 7/32"29' - 7 29/32"7' - 0 3/4"8' - 0 19/32"3'-2"18'-91/2"3'-0"Living Room Dining Room Kitchen Front deck 4 A-3.2 storage2'-6"fromPLroof abv.0'-10"0'-6"eave10' - 10"18'-10"Pwdr 13'-3"Open space see 0.2 Open space see 0.2 5' - 0" 2' - 6" eave 30" eave above - --- 2' - 0"3' - 0"12' - 0 1/2" 7' - 5" Garage-basement97.93 First floor107.10 Second floor116.26 Basement ceiling106.01 First floor ceiling115.18 Second floor ceiling124.01 Roof plan125.24 10 crawlspace - no floor area West PL East PL 105.90 102.30 3 A-3.2 (N) gas meter Garage-basement97.93 First floor107.10 Second floor116.26 Basement ceiling106.01 First floor ceiling115.18 Second floor ceiling124.01 Roof plan125.24 7 968 2 A-3.2 crawlspace Garage-basement97.93 First floor107.10 Second floor116.26 Basement ceiling106.01 First floor ceiling115.18 Second floor ceiling124.01 Roof plan125.24 10 3'-6"max.3'-6"max.42" max. handrail stair coming down 42" max. handrail stair coming down 42" max. guardrail 42" max. guardrail 3' - 2" Page number - email: info@cchomedesign.com website: www.cchomedesign.com 116 South Catalina #105 Redondo Beach, Ca 90277 (310) 213-7263 Copyright2017.Allrightsreserved.Theuseoftheseplans,detailsandspecificationsshallberestrictedtotheoriginalprojectsiteforwhichtheywereprepared,andpublicationthereofisexpresslylimitedtosuchuse.Reproduction,publicationorresusebyanymethod,inwholeorpart,isprohibitedwithoutthepermissionandconsentofCoastalCreationsInc.Titletotheplans,detailsandspecificationsshallconstituteprimafaciaevidenceoftheacceptanceoftheserestrctions.Intheeventofunauthorizedreuseoftheplansbyathirdparty,thethirdpartyshallholdCoastalCreationsInc.harmless.Note:plansarenotvalidforconstructionunlessapprovedbythecitybuildingandplanningdepartmentandhaveawetstampandsignaturebyCoastalCreationsInc.(architect-KellyJ.Hamm,AIA)Not approved for construction without wet stamp and signature SecondfloorplanandsectionsGreenbergresidence11223rdst.HermosaBeach90254A-3.2 5 June 13th, 2019 Project Name Project Number Project Status N 1/4" = 1'-0" Second floor 1/4" = 1'-0" Section A 1/4" = 1'-0" Section B 1/4" = 1'-0" Section C 303 DN 7421 95368 ac cond 10 ac condmetal painted cover 1'-6"98.2'PC100.1'PC103.3'PC105.2'PCCP1 Pro. 124.60 Max. 124.60 CP2 Pro. 124.81 Max. 124.85 20' - 4" (20.33)(CP1) CP1 east side west side cross lot 105.20 high corner 103.30 101.27 east side elev at CP 100.10 low corner 98.20 99.40 west side elev at CP 5.10 divided by lot depth 5.10 1.87 difference / lot width 0.06 slope per foot 0.06 0.07 slope per foot 20.33 distance from low point 20.33 3.00 distance from low point to CP 1.17 rise along PL 1.17 0.22 total rise to CP 100.10 low corner 98.20 99.40 west elev at CP 101.27 PL at C.P.99.37 99.62 ground elev at CP 124.60 max allowable at CP 125.86 125.86 126.38 126.38 127.37 24.96'Propertyline24.96'Propertyline88.82' Property line 88.85' Property line 124.60 124.81 25' - 4 1/2" (25.38)(CP2)2'-6"57' - 9 1/2" (57.79)(CP3) .75:12 roof pitch down 20' - 4 3/8"5' - 0"18' - 8 7/32"11' - 6 19/32"20' - 8 5/16"4' - 5 3/4"8' - 0 19/32" 12' - 0 1/2"64' - 3"12' - 6 11/32" direct vent fireplace to vent out sidewall see west elevation2'-6"fromPL2'-6"fromPL0'-10"eave0'-6"eave2'-6"fromPL0'-6"eave8'10-1/2"frontsetback5.0'firstfloorrearsetback3.0'rearsecondfloorsetback0'-6"eaveskylt, typ.skylt, typ. skylt, typ.skylt, typ. 2nd floor front deck below second floor rear deck below 3.0' side setback 3.0' side setback footprint of home 46' - 4 3/4" (46.40)(CP4) 58' - 8 1/2" (58.71)(CP5) 62' - 6 1/4" (62.52)(CP6) 63' - 5" (63.42)(CP7)3'-0"(3.00)(CP1)2'-6"(2.5)(CP2)14'-73/4"(14.65)(CP3)18'-01/2"(18.04)(CP4)9'-10"(9.83)(CP5)20'-51/2"(20.46)(CP6)17'-91/2"(17.79)(CP7)CP2 east side west side cross lot 105.20 high corner 103.30 101.56 east side elev at CP 100.10 low corner 98.20 99.66 west side elev at CP 5.10 divided by lot depth 5.10 1.90 difference / lot width 0.06 slope per foot 0.06 0.08 slope per foot 25.38 distance from low point 25.36 2.50 distance from low point to CP 1.46 rise along PL 1.46 0.19 total rise to CP 100.10 low corner 98.20 99.66 west elev at CP 101.56 PL at C.P.99.66 99.85 ground elev at CP 124.85 max allowable at CP CP3 east side west side cross lot 105.20 high corner 103.30 103.42 east side elev at CP 100.10 low corner 98.20 101.52 west side elev at CP 5.10 divided by lot depth 5.10 1.90 difference / lot width 0.06 slope per foot 0.06 0.08 slope per foot 57.79 distance from low point 57.79 14.65 distance from low point to CP 3.32 rise along PL 3.32 1.12 total rise to CP 100.10 low corner 98.20 101.52 west elev at CP 103.42 PL at C.P.101.52 102.63 ground elev at CP 127.63 max allowable at CP CP4 east side west side cross lot 105.20 high corner 103.30 102.76 east side elev at CP 100.10 low corner 98.20 101.52 west side elev at CP 5.10 divided by lot depth 5.10 1.25 difference / lot width 0.06 slope per foot 0.06 0.05 slope per foot 46.40 distance from low point 57.79 18.04 distance from low point to CP 2.66 rise along PL 3.32 0.90 total rise to CP 100.10 low corner 98.20 101.52 west elev at CP 102.76 PL at C.P.101.52 102.42 ground elev at CP 127.24 max allowable at CP CP5 east side west side cross lot 105.20 high corner 103.30 103.47 east side elev at CP 100.10 low corner 98.20 101.57 west side elev at CP 5.10 divided by lot depth 5.10 1.90 difference / lot width 0.06 slope per foot 0.06 0.08 slope per foot 58.71 distance from low point 58.71 9.83 distance from low point to CP 3.37 rise along PL 3.37 0.75 total rise to CP 100.10 low corner 98.20 101.57 west elev at CP 103.47 PL at C.P.101.57 102.32 ground elev at CP 127.32 max allowable at CP CP6 east side west side cross lot 105.20 high corner 103.30 103.69 east side elev at CP 100.10 low corner 98.20 101.79 west side elev at CP 5.10 divided by lot depth 5.10 1.90 difference / lot width 0.06 slope per foot 0.06 0.08 slope per foot 62.52 distance from low point 62.52 20.46 distance from low point to CP 3.59 rise along PL 3.59 1.56 total rise to CP 100.10 low corner 98.20 101.79 west elev at CP 103.69 PL at C.P.101.79 103.35 ground elev at CP 128.35 max allowable at CP CP7 east side west side cross lot 105.20 high corner 103.30 103.74 east side elev at CP 100.10 low corner 98.20 101.84 west side elev at CP 5.10 divided by lot depth 5.10 1.90 difference / lot width 0.06 slope per foot 0.06 0.08 slope per foot 63.42 distance from low point 63.42 17.79 distance from low point to CP 3.64 rise along PL 3.64 1.36 total rise to CP 100.10 low corner 98.20 101.84 west elev at CP 103.74 PL at C.P.101.84 103.20 ground elev at CP 128.20 max allowable at CP CP3 Pro. 127.37 Max. 127.63 CP4 Pro. 126.38 Max. 127.24 CP5 Pro. 125.86 Max. 127.32 CP6 Pro. 127.74 Max. 128.35 CP7 Pro. 127.78 Max. 128.20 127.78 20' - 4" (20.33)(CP1) 25' - 4 1/2" (25.38)(CP2) 57' - 9 1/2" (57.79)(CP3) 46' - 4 3/4" (46.40)(CP4) 58' - 8 1/2" (58.71)(CP5) 62' - 6 1/4" (62.52)(CP6) 63' - 5" (63.42)(CP7) 127.74 2' - 6" eave Page number - email: info@cchomedesign.com website: www.cchomedesign.com 116 South Catalina #105 Redondo Beach, Ca 90277 (310) 213-7263 Copyright2017.Allrightsreserved.Theuseoftheseplans,detailsandspecificationsshallberestrictedtotheoriginalprojectsiteforwhichtheywereprepared,andpublicationthereofisexpresslylimitedtosuchuse.Reproduction,publicationorresusebyanymethod,inwholeorpart,isprohibitedwithoutthepermissionandconsentofCoastalCreationsInc.Titletotheplans,detailsandspecificationsshallconstituteprimafaciaevidenceoftheacceptanceoftheserestrctions.Intheeventofunauthorizedreuseoftheplansbyathirdparty,thethirdpartyshallholdCoastalCreationsInc.harmless.Note:plansarenotvalidforconstructionunlessapprovedbythecitybuildingandplanningdepartmentandhaveawetstampandsignaturebyCoastalCreationsInc.(architect-KellyJ.Hamm,AIA)Not approved for construction without wet stamp and signature RoofplanandCP'sGreenbergresidence11223rdst.HermosaBeach90254A-3.3 6 June 13th, 2019 Project Name Project Number Project Status N 1/4" = 1'-0" Roof plan 304 Garage-basement97.93 First floor107.10 Second floor116.26 Basement ceiling106.01 First floor ceiling115.18 8'-1"8'-1"Second floor ceiling124.01 7'-9"101.501'-1"1'-1"10 West PLEast PL 100.1' PC 98.2' PC25'-0"3' side setback 3' side setback 112.00 (E) PL fence no changes 124.60 124.81 127.37 7'-0"garagedoorheightgrey smooth stucco wood siding grey smooth stucco white smooth stucco white smooth stucco wood roll-up garage door 2' - 6" straight line interpolation 3'-6"guardrail3'-6"guardrailCP3 Pro. 127.37 Max. 127.63 CP5 Pro. 125.86 Max. 127.32 CP2 Pro. 124.81 Max. 124.85 CP1 Pro. 124.60 Max. 124.60 CP4 Pro. 126.38 Max. 127.24 126.38 127.78 CP7 Pro. 127.78 Max. 128.20 proposed grade Garage-basement97.93 First floor107.10 Second floor116.26 Basement ceiling106.01 First floor ceiling115.18 Second floor ceiling124.01 7 4 2 195368 South PL North PL 100.1' PC 105.2' PC 4'-0"25' maximum building height - east side 25'-0"5' rear setback 8.88' front setback white smooth stucco black aluminum windows white smooth stucco grey painted fascia grey smooth stuccoblack aluminum windows roof over door straight line interpolation4'-0"3'-6"guardrailside yard gate trash area 42" guardrail/handrail proposed grade proposed grade CP6 Pro. 127.74 Max. 128.35 104.37 (E) PL wall 3'-0"2'-0"2'-8"3'-0"3'-6"2' - 9 27/32"3' - 0"3' - 7 3/4"3' - 0"5' - 8 3/32" 3' - 0"2' - 6"3' - 0" oven 36" ref. 3' - 8"3' - 8"2' - 0"3'-9"3'-6"4'-65/32"11' - 0"3' - 9"4'-625/32"3'-127/32"5'-45/16"5' - 0" 3' - 1"3'-6"3'-13/4"Page number - email: info@cchomedesign.com website: www.cchomedesign.com 116 South Catalina #105 Redondo Beach, Ca 90277 (310) 213-7263 Copyright2017.Allrightsreserved.Theuseoftheseplans,detailsandspecificationsshallberestrictedtotheoriginalprojectsiteforwhichtheywereprepared,andpublicationthereofisexpresslylimitedtosuchuse.Reproduction,publicationorresusebyanymethod,inwholeorpart,isprohibitedwithoutthepermissionandconsentofCoastalCreationsInc.Titletotheplans,detailsandspecificationsshallconstituteprimafaciaevidenceoftheacceptanceoftheserestrctions.Intheeventofunauthorizedreuseoftheplansbyathirdparty,thethirdpartyshallholdCoastalCreationsInc.harmless.Note:plansarenotvalidforconstructionunlessapprovedbythecitybuildingandplanningdepartmentandhaveawetstampandsignaturebyCoastalCreationsInc.(architect-KellyJ.Hamm,AIA)Not approved for construction without wet stamp and signature North&EastelevationGreenbergresidence11223rdst.HermosaBeach90254A-4.1 7 June 13th, 2019 Project Name Project Number Project Status 1/4" = 1'-0" North elevation 1/4" = 1'-0" East elevation N 1/2" = 1'-0" Kitchen - callout 305 Garage-basement97.93 First floor107.10 Second floor116.26 Basement ceiling106.01 First floor ceiling115.18 Second floor ceiling124.01 10 East PL West PL 103.3' PC 105.2 PC25'-0"3' side setback 3' side setback white smooth stucco white smooth stucco black railings grey painted fascia roof over door strai ght line interp olation3'-6"guardrailCP7 Pro. 127.78 Max. 128.20 proposed grade (E) PL 4' rear wood fence (E) top wall/footing fence Garage-basement97.93 First floor 107.10 First floor107.10 Second floor 116.26 Second floor116.26 Basement ceiling 106.01 Basement ceiling106.01 First floor ceiling 115.18 First floor ceiling115.18 Second floor ceiling 124.01 Second floor ceiling124.01 5' - 0" 7421 95368 6' - 0" North PL South PL 103.3' PC 98.2' PC 25'-0"25' maximum buildable height 124.60 124.81 8.88' front setback 5' rear setback 8' - 10 1/2" 101.50 vent for direct vent fireplace 5" projection 4' - 0 1/2" black railings black aluminum windows white smooth stucco grey smooth stucco grey painted fascia white smooth stucco aluminum reveal, typ. black railings black railings straight line int erpolat ion 3'-6"guardrail3'-6"3'-6"CP1 Pro. 124.60 Max. 124.60 CP2 Pro. 124.81 Max. 124.85 CP3 Pro. 127.37 Max. 127.63127.37 125.86 CP5 Pro. 125.86 Max. 127.32 CP6 Pro. 127.74 Max. 128.35 127.78 CP7 Pro. 127.78 Max. 128.20 proposed grade (N)gasmeter(N)elecmeterCP4 Pro. 126.38 Max. 127.24 2' - 6" Page number - email: info@cchomedesign.com website: www.cchomedesign.com 116 South Catalina #105 Redondo Beach, Ca 90277 (310) 213-7263 Copyright2017.Allrightsreserved.Theuseoftheseplans,detailsandspecificationsshallberestrictedtotheoriginalprojectsiteforwhichtheywereprepared,andpublicationthereofisexpresslylimitedtosuchuse.Reproduction,publicationorresusebyanymethod,inwholeorpart,isprohibitedwithoutthepermissionandconsentofCoastalCreationsInc.Titletotheplans,detailsandspecificationsshallconstituteprimafaciaevidenceoftheacceptanceoftheserestrctions.Intheeventofunauthorizedreuseoftheplansbyathirdparty,thethirdpartyshallholdCoastalCreationsInc.harmless.Note:plansarenotvalidforconstructionunlessapprovedbythecitybuildingandplanningdepartmentandhaveawetstampandsignaturebyCoastalCreationsInc.(architect-KellyJ.Hamm,AIA)Not approved for construction without wet stamp and signature South&WestelevationGreenbergresidence11223rdst.HermosaBeach90254A-4.2 8 June 13th, 2019 Project Name Project Number Project Status 1/4" = 1'-0" South elevation 1/4" = 1'-0" West elevation 306 Page number - email: info@cchomedesign.com website: www.cchomedesign.com 116 South Catalina #105 Redondo Beach, Ca 90277 (310) 213-7263 Copyright2017.Allrightsreserved.Theuseoftheseplans,detailsandspecificationsshallberestrictedtotheoriginalprojectsiteforwhichtheywereprepared,andpublicationthereofisexpresslylimitedtosuchuse.Reproduction,publicationorresusebyanymethod,inwholeorpart,isprohibitedwithoutthepermissionandconsentofCoastalCreationsInc.Titletotheplans,detailsandspecificationsshallconstituteprimafaciaevidenceoftheacceptanceoftheserestrctions.Intheeventofunauthorizedreuseoftheplansbyathirdparty,thethirdpartyshallholdCoastalCreationsInc.harmless.Note:plansarenotvalidforconstructionunlessapprovedbythecitybuildingandplanningdepartmentandhaveawetstampandsignaturebyCoastalCreationsInc.(architect-KellyJ.Hamm,AIA)Not approved for construction without wet stamp and signature PerspectivesGreenbergresidence11223rdst.HermosaBeach90254A-4.3 9 June 13th, 2019 Project Name Project Number Project Status Northeast corner Northwest corner Southeast corner Southwest corner 307 Attachment 4 Lot Size Square Footages Exhibit in the Immediate Neighborhood 2,001-2,500 s.f. 2,501-3,000 s.f. 3,001-3,500 s.f. 3,501-4,000 s.f. 4,001-4,500 s.f. 4,501-5,000 s.f. 5,001-5,500 s.f. 5,501-6,000 s.f. Subject Lot 1122 3rd Street R-1 Small Lot determined by the Planning Commission Legend North 308 Attachment 5 Living Square Footages Exhibit in the Immediate Neighborhood 2,001-2,500 s.f. 3,000 s.f.+ 2,501-3,000 s.f. 1,501-2,000 s.f. <1,500 s.f. Legend North R-1 Small Lot determined by the Planning Commission 309 Attachment 6 Aerial View of the Immediate Neighborhood 310 Attachment 7 Poster Verification 311 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 19-0394 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of June 18, 2019 C-36 -- Receive Tri-Annual Report for On-Sale Alcoholic Beverage Conditional Use Permits Recommended Action: Receive and file the report, noting that no establishments are recommended for further review. This tri-annual review covers the period from November 1, 2018 to April 30, 2019. Based on the information in the report, no establishment has reached the “Standard Initiating Planning Commission Review.” Background: Since 2017 the tri-annual reviews of on-sale alcoholic beverage establishments includes the two-step process of providing an informational report before scheduling a hearing. The Process and Standards, updated in 2017, is Attachment 1. Changes to the process and reporting for this review recommended by the Planning Commission, were approved by the City Council at their March 19 meeting, and include reporting and conducting the review three times a year with a review of previous six months. This is the second report in 2019 and covers the prior six months. The next report will be presented in October and will cover the period between March and August. The establishments required to prepare food to alcohol ratio reports for the second half of 2018 are included in this report. Analysis: Police Reports and ABC Activity: The Police Report and ABC Activity are included as Attachment 2, with their current data sheet as Attachment 3 and officer security checks as Attachment 4. The report indicates that one establishment was determined to be in violation of their CUP, this case is still pending and details are not included. Occupant Load: The threshold to trigger review is one (1). Code Enforcement routinely checks on-sale establishments and did not report occupant load violations during the review period. The presence of Code Enforcement and HBPD efforts has resulted in few warnings being issued. Warnings typically are issued when a place of business appears to or has been counted and confirmed to be close to its posted occupant load. City of Hermosa Beach Printed on 5/3/2022Page 1 of 4 powered by Legistar™312 Staff Report REPORT 19-0394 Code Enforcement and Fire Prevention: We are working with the Los Angeles County Fire Department and include their business license inspection report for the first quarter of 2019 as Attachment 5. It indicates approximately 146 businesses were inspected, of which 8 were late night establishments. No violations were reported. (Note: the quarterly report format is standard for LA County Fire.) Statistical Data Relating to Business Checks of Alcohol Serving Establishments November 1, 2018 to April 30, 2019 is contained in Attachment 6, with the last reporting period report as Attachment 7. Code Enforcement/Violation of CUP Conditions: Violations that are both a code violation and a CUP violation are only counted once. Code Enforcement issued two citations during this reporting period. Although many other businesses received warnings, policy is to request compliance prior to issuing a Citation during a single shift. On April 12, 2019, Abigaile & Ocean Bar received an Administrative Citation for the CUP violation of excessively loud music, audible to the surrounding residential neighborhood. On April 28 2019, Patrick Molloy’s received an Administrative Citation for the CUP violation of changes to the interior layout by adding an elevated stage altering the primary function of business. Businesses required to submit food-to-alcohol sales ratio reports per conditions in their CUPs must continue to do so; failure to do so is counted as part of the CUP review. As these are required every six months, their status will be reported in the October report. Based on the “Procedure for Review of On-Sale Alcoholic Beverage Conditional Use Permit” no businesses have reached the “Standard Initiating P.C. Review” based on the “standards that would trigger a referral to the Planning Commission for a CUP review and potentially for a subsequent modification/revocation hearing.” General Plan Consistency: Evaluation of the City’s enforcement and police responses to achieve safety goals is consistent with Goal 5 of the Public Safety Element:High Quality police and fire protection services provided to residents and visitors and the following policies under Goal 5: • Public Safety 5.1 Crime deterrence.Regularly evaluate the incidence of crime and identify and implement measures to deter crime. • Public Safety 5.2 High level of response.Achieve optimal utilization of allocated public safety resources and provide desired levels of response, staffing, and protection within the community. • Public Safety 5.3 Use of technology.Provide and use smart surveillance technology and communication systems to improve crime prevention and inform the community regarding actions to take in case of emergency. • Public Safety 5.4 Physical design standards.Reduce opportunities for criminal activity through physical design standards and Crime Prevention through Environmental Design principles. • Public Safety 5.8 Nuisance abatement. Encourage Police Department review of uses which City of Hermosa Beach Printed on 5/3/2022Page 2 of 4 powered by Legistar™313 Staff Report REPORT 19-0394 may be characterized historically by high levels of nuisance (noise, nighttime patronage, and/or rates of criminal activity) providing for conditions of control of use to prevent adverse impacts on adjacent residences, schools, religious facilities, and similar “sensitive” uses. Additionally, Goal 2 of the Governance Element speaks to the importance of having the community, including business partners, be active and engaged in the decision-making process. Staff has found that collaboration with the Pier Plaza establishments to address safety concerns and improve access, lighting, and other aesthetics on the Plaza to be an effective partnership. Summary: The data relating to the review criteria is summarized below: Process Criteria Statistics for All Businesses (November 1, 2018 - April 30, 2019) Criteria Summary of All Businesses Violation of Operating Hours 0 ABC Violations (underage serving, violation of hours, etc. 0 Overcrowding Citation 0 Serious Crime on Premises indicative of Lack of Adequate Security 1* Criminal Citation of Staff while Working/on Premises 0 Noise Citation 1 Outdoor Encroachment Permit Violation 0 Building Code Violation (incl. remodeling without permit) 0 Health Department Violation 0 Sign Ordinance Violation 0 NPDES Violation 0 Violation of any CUP Condition**2** *There were five assault reports; however only one was determined to be a result of Lack of Adequate Security, and the case is pending. **Most Code violations are also CUP violations and are not counted twice Attachments: 1.Process and Standards, updated 2019. 2.Police/ABC Report for this period 3.Police Statistics for this period 4.Police Officer Checks for this period 5.LACoFD Business License inspection report City of Hermosa Beach Printed on 5/3/2022Page 3 of 4 powered by Legistar™314 Staff Report REPORT 19-0394 6.Code Enforcement Data November 2018 - April 2019 7.Code Enforcement Data July - December, 2018 Respectfully Submitted by: Bob Rollins, Building and Code Enforcement Official Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 4 of 4 powered by Legistar™315 Process and Standards for Review of On-Sale Alcoholic Beverage Conditional Use Permits 1) The CUP review process will consist of an administrative review process in which the on-sale establishments’ activities would be reviewed against an established set of criteria three times per year. 2) On-sale establishments with a CUP would be referred to the Planning Commission for a CUP review, and subsequently for a modification/revocation hearing if the Commission so decided upon its review, when they exceed established standards for each criteria to trigger such a review. 3) The standards that would trigger a referral to the Planning Commission for a CUP review and potential modification/revocation hearing will be based on the frequency or number of incidents/violations within a stipulated timeframe. 4) The standards that would trigger a referral to the Planning Commission for a CUP review and potentially for a subsequent modification/revocation hearing are as indicated in Table 1 below. 5) The administrative review of CUPs should be conducted three times per year with an evaluation of the on-sale establishments’ activities for the prior 6-month period. 6) The standards or criteria of the CUP review system will be made readily available to all on-sale establishments with CUPs and the public via the City website and/or other appropriate media (including direct mailings) to minimize any confusion over what standards will initiate a Planning Commission review and potential modification/revocation hearing. 7) Information from Police and Fire Department related to patterns of patronage of on-sale establishments (as indicated by investigations of intoxicated persons after incidents) and consistency with “Model House Policies” may be generally considered by the Planning Commission as factors in whether the business is being operated responsibly and engaging in the responsible service of alcohol. This information may be considered by the planning commission, as additional justification for holding a CUP review hearing after referral based on the criteria above has been determined and as evidence in any CUP modification/revocation hearing. Table 1. CUP Review Standards Standard Initiating P.C. Review(a) Criterion (Number of incidents in any 6 months) Violation of Operating Hours 2 ABC Violations (underage serving, violation of hours, etc.) 2 Overcrowding Citation 1 Criminal Citation of Staff while Working/on Premises 2 Serious Crime on Premises indicative of Lack of Adequate Security 2 (Combination of any 3 or more) Violation of any CUP Condition (b) ABC Violations (underage service, violation of hours, etc.) Overcrowding Citation Criminal Citation of Staff while Working/on Premises Serious Crime on Premises indicative of Lack of Adequate Security Noise Citation Health Department Violation Outdoor Encroachment Permit Violation Building Code Violation (incl. remodeling without permit) Sign Ordinance Violation NPDES Violation (Administrative Determination) “Excessive Number” of Calls for Police Service “Excessive Number” of Public Complaints to City “Excessive Number” of Criminal Events on/adjacent to Premises NOTE: (a) – Recommended threshold number; Chief of Police may recommend CUP review to Commission at his/her discretion—at any time regardless of number of incidents in any period of time, to determine whether revocation/medication is appropriate under HBMC 17.70.010—as stipulated in many current CUPs and the Municipal Code. (b) Non-submittal of food to alcohol sales ratio reports in a timely manner when required by a CUP is considered a violation of the CUP condition. Reporting of the food to alcohol sales ratio required by a CUP, ABC license, or the Municipal Code may be required and considered during any modification/revocation action. 316 Hermosa Beach Police Department November 2018 - April 2019 CUP Review 1 Police Reports: The Hermosa Beach Police Department (HBPD) conducts a thorough review of all police reports related to establishments which hold an ABC alcohol permit. Each report is reviewed individually by more than three people. The typical review process is initiated by the Crime Analyst, then a review by the Operations Bureau Division Commander (Lieutenant), the Police Captain and ultimately the Chief of Police. The Lieutenant and the Captain make recommendations to the Police Chief regarding their determination of an establishment’s culpability related to Conditional Use Permit (CUP) standards. In addition, the Operations Bureau Division Commander personally makes contact with owners and managers of establishments related to any concern(s) the Police Department may have of issues that do not rise to a CUP violation. The purpose of this communication is to ensure that the establishment hears directly from the Police Department in an effort to address issues before they rise to CUP violations or other potential safety concerns. Police reports are initiated by a Call for Service (CFS). A CFS begins when someone requests the help of the police (typically by a call to dispatch) or if an officer observes an incident/violation/or contacts someone in an enforcement capacity. A CFS may result in a report, citation, arrest, or no action may be taken. HBPD reviews both CFS and police reports related to ABC permitted addresses. It is important to understand that a CFS or a report at a specific address does not mean an incident happened inside the address. As an example, a traffic accident or a fight reported at 1234 Main Street does not mean the incident occurred inside the address or is associated with the business. The address may simply be associated as a landmark (identifying the location of an incident) wherein the location itself had nothing to do with the incident. That said, a location with a CFS or report should not be assumed to be problematic or involved in the incident as the CFS or report may have nothing to do with the location other than used as a landmark/identifying the location of an incident which occurred outside of the location. In reporting back to the Planning Commission, HBPD will note the number of CFS and Reports associated with an address. We also report back the category of the reports (e.g. Drunk, Disturbance, Assault, etc.). An establishment does not have a CUP violation charged against them, unless, in HBPD’s review process it is determined that the establishment was complicit or clearly negligent in its actions which results in a violation of the CUP standards (Table 1.) As an example, two people bump into each other inside of an establishment and one person hits the other person without warning. Without additional information demonstrating the establishment’s complicity or negligence, the establishment would not be charged with a CUP violation. As the Planning Commission reviews HBPD’s statistics related to each location, it should be understood that a location may have 4 “Total” reports, of which only 3 are “reviewed” would mean one of the four reports has nothing to do with the location. The number under the type of report (e.g. Drunk, Disturbance, Assault, etc.), may or may not be charged against the establishment based on the determination made the HBPD Chief of Police. As noted, this determination will be made based on information demonstrating the establishment’s complicity or negligence. If it is determined that an establishment is complicit or negligent, a number will be assigned to the “Counted for CUP” column. 317 Hermosa Beach Police Department November 2018 - April 2019 CUP Review 2 For context, the HBPD and the FBI categorizes assaults, sexual assaults and narcotics violations as ‘serious crime.” With this in mind and with the agreement of the Planning Commission, it has been determined that two (2) incidents of “Serious Crime on Premises Indicative of Lack of Adequate Security” is the established criteria needed for the Chief of Police to request a Conditional Use Permit (CUP) review by the Planning Commission (as noted on Table 1 of the CUP review standards). That said, the municipal code also provides: “the Chief of Police retains authority to recommend CUP reviews to the Planning Commission at his/her discretion— regardless of the number of incidents in any period of time, as stipulated in many current CUPs and the Municipal Code. Between 11/01/2018 and 04/30/2019, 20 police reports and 30 CFS related to establishments with CUPs merited review by police staff. It was determined that one (1) of these incidents occurring at American Junkie was in violation of the CUP Review Standards or rose to the level of a serious crime indicative of lack of adequate security. This case is still pending criminal prosecution outcome. See attached chart. Reports CFS* Total Reviewed Drunk in Public Disturbances Assaults Sexual Assaults Narcotics Other Reports Total Review Disturbance or Assault CUP Violations 20 7 1 5 0 0 7 30 27 1 *CFS- Calls for Service ABC Activity: The Hermosa Beach Police Department participates in a tri-city (Hermosa Beach, Manhattan Beach and El Segundo) grant with Alcohol Beverage Control (ABC). This grant provides funding for officers from each agency to work together to impact alcohol related issues in each city. While this program is primarily enforcement related, there is an educational component where police and ABC personnel meet with the staff/ownership at on-site and off-site sales establishments to review expectations and provide guidance. Below is a recap of the police department’s efforts for the months of November 2018 through April 2019: • November 9, 2018 Shoulder Tap Operation – 2 cited for providing alcohol to a minor • December 14, 2018 Shoulder Tap Operation – 1 cited for providing alcohol to a minor • January 18, 2019 Party Patrol Operation – Responded to 2 parties with minors, no alcohol • February 15, 2019 Trap Door Operation - No citations • March 9, 2019 Minor Decoy Operation – No citations 318 Hermosa Beach Police Department November 2018 - April 2019 CUP Review 3 Update to Prior ABC Activities: No reportable updated information. General Enforcement Activity: Below is a summary of officer initiated (non-ABC related) reports the Hermosa Beach Police Department wrote from November 2018 through April 2019 regarding alcohol related issues: • In November 2018 staff at Baja Sharkeez flagged down uniformed officers regarding a person attempting to us a fraudulent identification for entry. The subject was issued a citation for a possession of a Fraudulent Identification. Definitions: IMPACT (Informed Merchants Preventing Alcohol-Related Crime Tendencies) Inspection- objective of the project is to educate licensees about the various ways they can participate in reducing alcohol-related crimes such as sales to underage and obviously intoxicated persons. Licensee Education on Alcohol and Drugs (LEAD) Training- A free, voluntary prevention and education program for retail licensees, their employees and applicants, designed to promote the legal and responsible sale and service of alcoholic beverages in California. Minor Decoy- This operation allows law enforcement to use persons under 20 years of age as decoys to test establishments ID check process to determine if they will sell alcohol to minors. Party Patrol Enforcement- This operation focuses on under aged alcohol related parties. Responsible Beverage Service (RBS) Training- (Similar to LEAD Training) Free alcohol beverage service training provided by Behavioral Health Services (BHS) to sellers/servers designed to promote the legal and responsible sale and service of alcoholic beverages in California. Responsible Beverage Service (RBS) Training- Similar to LEAD training, this free training is provided by the Behavioral Health Services. Shoulder Tap- During these operations, a minor decoy, under the direct supervision of law enforcement officers, solicits adults outside ABC licensed establishments to buy the minor decoy alcohol. Trap Door- During these operations, law enforcement works with establishments to interview and cite minors who have attempted to gain access to an establishment using a false ID. 319 Hermosa Beach Police Department November 2018 - April 2019 CUP Review 4 DUI and Drunk in Public Summary: As part of DUI and Drunk in Public arrests, HBPD officers, to the best of their abilities, ask arrestees to tell them where they have previously been drinking, and more specifically the last place they recall drinking. Not all contacts with arrestees provide an opportunity to ask these questions. The answers are documented and are presented here. November 2018- April 2019 DUI Summary November 2018 – April 2019 Public Intoxication Summary Location Totals Location Totals American Junkie 3 Abigail’s 1 Chelsea 1 American Junkie 6 Hermosa Beach 7 Barnacles 1 House/Home/Residence 1 Dia De Campo 1 Other Cities 13 Hennessey’s 1 Lighthouse 1 Hermosa Saloon 1 Saint Rocke 1 Lighthouse 1 Sharkeez 2 Other 9 Slaters 50/50 1 Patrick Molloy’s 1 Steak and Whiskey 1 Rebel Republic 1 Tower 12 1 Sharkeez 6 Unknown 10 Slaters 50/50 1 Totals 42 Steak and Whiskey 1 Tower 12 3 Underground 1 Unknown 24 Totals 59 320 Total # # Reviewed Drunk in PublicDisturbances/Fights Assaults Sexual Assaults Narcotics Other Reports # ReviewedDisturbance/AssaultAbigaile's (Ocean/Alta House), 1301 Manhattan Avenu10000000330American Junkie, 68 Pier Plaza 115201002221Baja Sharkeez, 52 Pier Plaza64100003220Banzai Beach, 934 Hermosa Ave 1 2 300000000000Barnacles, 837 Hermosa Ave42010001220Beach House, 1300 The Strand10000000000Bottle Inn, 26 22nd St00000000000California Sushi & Teriyaki, 429 PCH00000000000Chelsea, 1340 Hermosa Ave00000000110Comedy & Magic, 1018 Hermosa Ave40000000110Crème De La Crepe, 424 Pier Ave.00000000000The Deck, 1272 The Strand00000000110Dia de Campo, 1238 Hermosa Ave00000000110El Pollo Inka, 1100 PCH 150000000000Fusion Sushi, 1200 PCH00000000000GreenBelt Restaurant, 36 Pier Plaza00000000000Hennessey's Tavern, 8 Pier Plaza11100000000Hermosa Beach Fish Co. 719 Pier Ave00000000000Hermosa Bch Yacht Club, 66 Hermosa Ave10000000110Hermosa Saloon, 211 Pacific Coast Hwy10000000000La Penita, 200 Longfellow Ave.00000000000La Playita, 37 14th St.00000000000Laurel Tavern, 1220 Hermosa Ave.00000000000Lighthouse, 30 Pier Plaza32002000220Locale 90 Neapolitan Pizzeria, 1040 Hermosa Ave.00000000000North End Bar, 2626 Hermosa Ave21001000100Paisano's, 1132 Hermosa Ave31100000220Palmilla Cocina y Tequila, 39 Pier Plaza10000000000Patrick Molloy's, 50 Pier Plaza61001000440Pedone's Pizza, 1332 Hermosa Ave20000000110Poulet Du Jour, 233 Pacific Coast Hwy10000000000Rebel Republic, 73 Pier Ave.11100000000Rok Sushi, 1200 Hermosa Ave00000000000Round Table Pizza, 2701 PCH00000000000Sabra Beirut Mix, 500 PCH20000000000Scotty's, 1100 The Strand00000000000Silvio's BBQ , 20 Pier Plaza00000000000Slaters 50/50, 11 Pier Ave21100000100St. Rocke, 142 Pacific Coast Hwy00000000000The Spot, 110 2nd St00000000000The Standing Room, 1320 Hermosa Ave10000000330Steak & Whiskey, 117 Pier Ave.10000000000Suzy's Bar & Grill, 1141 Aviation Blvd00000000000Tower 12, 53 Pier Plaza00000000110Uncorked, 302 Pier Ave00000000000The Underground, 1334 Hermosa Ave20000000100Watermans, 22 Pier Plaza11000001000Totals 73 2071500730271CFSCounted for CUPReports2018 November - 2019 April CUP 6 Month Review321 Location Count Abigaile's (Ocean/Alta House), 1301 Manhattan Avenue 2 American Junkie, 68 Pier Plaza 25 Baja Sharkeez, 52 Pier Plaza 26 Barnacles, 837 Hermosa Ave 28 Beach House, 1300 The Strand 2 Bottle Inn, 26 22nd St 1 2The Deck, 1272 The Strand 40El Pollo Inka, 1100 Pacific Coast Hwy 4 1 GreenBelt Restaurant, 36 Pier Plaza 17 H.B. Fish Co., 719 Pier Ave 2 Hennessey's Tavern, 8 Pier Plaza 24 Hermosa Bch Yacht Club, 66 Hermosa Ave 18 30 Hermosa Saloon, 211 Pacific Coast Hwy 3 18 Lighthouse, 30 Pier Plaza 1 North End Bar, 2626 Hermosa Ave 13 5 Palmilla Cocina y Tequila, 39 Pier Plaza 1 Patrick Malloy's, 50 Pier Plaza 2 1 52 20 Sabra Beirut Mix, 500 PCH Saint Rocke, 142 Pacific Coast Hwy Scotty's, 1100 The Strand Silvio's BBQ , 20 Pier Plaza Slaters 50/50 Standing Room, 1320 Hermosa Ave The Underground, 1334 Hermosa Ave Watermans, 22 Pier Plaza Totals 363 2018-2019 November - April Officer Security Checks Tower 12, 53 Pier Plaza 6 19Suzy's Bar & Grill, 1141 Aviation Blvd 322 323 324 325 326 327 328 329 330 331 Code Enforcement CUP Review November 2018 – April 2019 Statistical Data Relating to Business Checks of Alcohol Serving Establishments: Total Establishment Checks (6 month period) 4569 Average Total Checks Per Month 759 Average Total Checks Per Shift 36 Average Checks Per Establishment Per Month 31 *These checks are for: occupancy load, fire exits, floorplans, live entertainment, and overall condition. Business Name Total Checks Nov – Apr North End Bar 148 Alta House / Ocean Bar 172 Saint Rocke 143 Hermosa Saloon 143 Slater 50/50 166 Hennessey’s Tavern 159 Silvio’s 194 Waterman’s HB 204 The Lighthouse 233 Palmilla 213 Patrick Molloy’s 231 Baja Sharkeez 239 Tower 12 237 American Junkie 245 The Deck 201 Barnacles 147 Serve on 2nd 102 Laurel Tavern 194 Dia De Campo 194 The Standing Room 208 Underground 229 Chelsea 229 Rebel Republic 198 Suzy’s 140 Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3884 332 Code Enforcement CUP Review July – December 2018 Statistical Data Relating to Business Checks of Alcohol Serving Establishments: Total Establishment Checks (6 month period) 3139 Average Total Checks Per Month 784 Average Total Checks Per Shift 34 Average Checks Per Establishment 130 *These checks are for: occupancy load, fire exits, floorplans, live entertainment, and overall condition. Business Name Total Checks Sept – Dec North End Bar 116 Alta House / Ocean Bar 138 Saint Rocke 97 Hermosa Saloon 97 Slater 50/50 139 Hennessey’s Tavern 137 Silvio’s 134 Waterman’s HB 136 The Lighthouse 151 Palmilla 138 Patrick Molloy’s 153 Baja Sharkeez 151 Tower 12 153 American Junkie 153 The Deck 146 Barnacles 124 Serve on 2nd 93 Laurel Tavern 124 Dia De Campo 115 The Standing Room 138 Underground 149 Chelsea 149 Rebel Republic 111 Suzy’s 97 Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3884 333 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 19-0391 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of June 18, 2019 July 16, 2019 Planning Commission Tentative Future Agenda Items Recommended Action: To receive and file the July 16, 2019 Planning Commission tentative future agenda items. Attachment: 1. Planning Commission July 16, 2019 Tentative Future Agenda Respectfully Submitted by: Frances Estrada, Building and Planning Technician Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 1 of 1 powered by Legistar™334 Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach July 16, 2019 Regular Meeting 7:00 P.M. Project Title Public Notice Meeting Date 2212 Pacific Coast Highway, Lane Design Build—Sign Review S4#34 Determination on whether a proposed 302 square foot display on the West wall of the building at 2212 Pacific Coast Highway is a mural. 7/4/19 7/16/19 1559 Pacific Coast Highway, Suite 103 Corepower Yoga—CUP19-6 & PARK19-3 Conditional Use Permit and Parking Plan Amendment for an assembly hall health and fitness center with shared parking. 7/4/19 7/16/19 3411 The Strand—A-14#63 Planning Commission consideration of small lot exceptions to open space and lot coverage requirements otherwise required in the Single-Family Residential (R-1) zone. 7/4/19 7/16/19 190 Hermosa Avenue, Serve on 2nd—Conditional Use Permit to allow outdoor dining and alcohol service within the front and rear patios till 10:00 PM daily and to provide beer and wine service indoors till 11:00 PM daily. 7/4/19 7/16/19 820 9th Street—ZON18-1- Zone Change from General Commercial (C-3) to Single-Family Residential (R-1) to be consistent with the Plan Hermosa Land Use designation of Low Density Residential (LD) 7/4/19 7/16/19 1342 Hermosa Avenue, Hermosa Brewing Company—Planning Commission Determination of whether modifications are minor. 7/16/19 f:\b95\cd\pc\future items\tent. future agendas\planning commission tentative agenda 7-16-19 335 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 19-0399 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of June 18, 2019 City Council joint meeting with Boards and Commissions scheduled for July 18, 2019 - Planning Commission annual report and Commissioner training. Recommended Action: The City Manager is seeking input from all Commissions prior to the joint Commission meeting on July 18, 2019, in regards to accomplishments, topics they would like input from Council, and training they may be interested in receiving. Attachments: 1. Fiscal Year (FY) 2018-19 Annual Report of the Planning Commission Respectfully Submitted by: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 5/3/2022Page 1 of 1 powered by Legistar™336 1 | Page 2019 Boards & Commissions Report Planning Commission Date: July 18, 2019 To: Honorable Mayor and Members of the Council From: Fill in Name, Chair Re: Fiscal Year (FY) 2018-19 Annual Report of the Planning Commission __________________________________________________________________ The Planning commission is governed in all respects and performs duties as prescribed by applicable state and local laws. The primary purpose of the Commission is to maintain and enhance the environment of the community, which entails advance or long-range planning (updating of the General Plan and specific elements), current planning (short-range projects), and land use controls (administering to the code and review of all subdivisions and zoning petitions). The Commission serves as an advisory board to the City Council on all matters pertaining to zoning, conditional use permit process, etc. The Commission meets regularly in the City Council Chambers at 7:00 P.M. on the third Tuesday of each month. (except for December, they meet on the second Monday). HERMOSA BEACH MUNICIPAL CODE, CHAPTER 2.32 PLANNING COMMISSION Commission Members: Please identify members and length of service. Commission Subcommittees: Please list any subcommittees/liaisons and the goal for each. Please list the date of formation for each subcommittee and the accomplishments/status for each. (If none, put N/A) FY 2018-19 Activities & Accomplishments: Please highlight the commission’s 2018-19 activities & accomplishments. 337