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HomeMy WebLinkAbout2018-03-20 PC AGENDAPlanning Commission City of Hermosa Beach Regular Meeting Agenda - Final City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Council Chambers7:00 PMTuesday, March 20, 2018 1 March 20, 2018Planning 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. Page 2 City of Hermosa Beach Printed on 3/21/2024 2 March 20, 2018Planning Commission Regular Meeting Agenda - Final Submit your comments via eComment in three easy steps: Note: Your comments will become part of the official meeting record. You must provide your full name, but please do not provide any other personal information (i.e. phone numbers, addresses, etc) that you do not want to be published. 1. Go to the Agendas/Minutes/Video webpage and find the meeting you’d like to submit comments on. Click on the eComment button for your selected meeting. 2. Find the agenda item for which you would like to provide a comment. You can select a specific agenda item/project or provide general comments under the Oral/Written Communications item. 3. Sign in to your SpeakUp Hermosa Account or as a guest, enter your comment in the field provided, provide your name, and if applicable, attach files before submitting your comment. eComments can be submitted as soon as the meeting materials are published, but will only be accepted until 12:00 pm on the date of the meeting to ensure Planning Commission and staff have the ability to review comments prior to the meeting. 1. Call to Order 2. Pledge of Allegiance 3. Roll Call 4. Oral / Written Communications Section I CONSENT CALENDAR 5.REPORT 18-0155 Approval of the February 20, 2018 Planning Commission Action Minutes Recommendation:To approve the Planning Commission action minutes of the February 20, 2018 regular meeting. 6. Resolution(s) for Consideration - None REPORT 18-0187 Information Only: Public Hearing Notices and Projects Zoning Map *************************************************************************************************************** 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. *************************************************************************************************************** Page 3 City of Hermosa Beach Printed on 3/21/2024 3 March 20, 2018Planning Commission Regular Meeting Agenda - Final 7.REPORT 18-0192 RECEIVE REPORT FOR SEMI-ANNUAL ON-SALE ALCOHOLIC BEVERAGE CUP REVIEW PROCESS Recommendation:Receive the semi-annual report and schedule a review of Abigaile's/Alta House at the recommendation of the Chief of Police. Based on the information in the report presented to the Commission on February 20, 2018, Chief Papa is recommending that Abigaile's/Alta House have their Conditional Use Permit reviewed by Planning Commission due to an incident surrounding nine citations (7 False ID / 2 Minor in possession of alcohol) that were issued to patrons in their establishment. The Chief is requesting the Planning Commission discuss the corrective measures the establishment has initiated to address those issues. No other establishment has reached the "Standard Initiating Planning Commission Review." Section II PUBLIC HEARING 8.REPORT 18-0186 TEXT 18-1 - Text Amendment to Hermosa Beach Municipal Code, Chapter 17, to Establish Local Standards for State Mandated Accessory Dwelling Units (ADUs) in Residential Zones Recommendation:Continue to April 17, 2018 the Public Hearing regarding a proposed Text Amendment to Hermosa Beach Municipal Code, Chapter 17, to establish local standards for State mandated Accessory Dwelling Units (ADUs) in residential zones. 9.REPORT 18-0191 (CUP 18-2) -- Conditional Use Permit 18-2- A request for a limited health and fitness (assembly use) ancillary to a new retail and personal service cryotherapy use located at 507 Pier Avenue (proposed True North Cryo), and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommendation:Adopt the attached resolution approving the Conditional Use Permit request for a limited health and fitness (assembly use) ancillary to a new retail and personal service cryotherapy use located at 507 Pier Avenue (proposed True North Cryo), and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). 10.REPORT 18-0188 CON 18-3, PDP 18-7, VTPM #78251 - Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 78251 for a two-unit detached condominium project at 945 15th Street, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommendation:Adopt the attached resolution approving the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map No. 78251 for a two-unit detached condominium project at 945 15th Street, subject to conditions, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Page 4 City of Hermosa Beach Printed on 3/21/2024 4 March 20, 2018Planning Commission Regular Meeting Agenda - Final 11.REPORT 18-0189 S-21 #30- Determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the north and south property lines for the purposes of determining building height at 821 Loma drive Recommendation:Staff recommends the Planning Commission by Minute Order approve the request determining the property to be a convex sloping lot and therefore may use alternative spot elevations with the exclusion of areas where fill soils are present towards the middle of the property. Section III HEARING Section IV 12. Staff Items a.REPORT 18-0153 Verbal Report on City Council Actions b.REPORT 18-0154 Verbal Status Report on Major Planning Projects c.REPORT 18-0190 April 17, 2018 Planning Commission Tentative Future Agenda Items Recommendation:To receive and file the April 17, 2018 Planning Commission tentative future agenda items. d.REPORT 18-0157 Community Development Department Activity Report of January, 2018 Recommendation:To receive and file the January, 2018 Community Development Department activity report. 13. Commissioner Items a. Discussion to establish policy for meeting duration 14. Adjournment Page 5 City of Hermosa Beach Printed on 3/21/2024 5 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0155 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of March 20, 2018 Approval of the February 20, 2018 Planning Commission Action Minutes Recommended Action: To approve the Planning Commission action minutes of the February 20, 2018 regular meeting. Attachment: 1. February 20, 2018 Planning Commission action minutes Respectfully Submitted by: Gina Konrad, Administrative Assistant Concur: Kim Chafin, Planning Manager Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 8/24/2022Page 1 of 1 powered by Legistar™6 City Hall 1315 Valley Drive Hermosa Beach, CA 90254 City of Hermosa Beach Action Minutes - Draft Planning Commission Chair Rob Saemann Vice Chair Marie Rice Commissioners David Pedersen Peter Hoffman Michael Flaherty 7:00 PM Council ChambersTuesday, February 20, 2018 1. Call to Order 2. Pledge of Allegiance 3. Roll Call Commissioner Michael Flaherty, Commissioner Peter Hoffman, Commissioner David Pedersen, Commissioner Marie Rice, and Chairperson Rob Saemann Present 5 - Absent 0 Also Present: Ken Robertson, Community Development Director Patrick Donogan, Deputy City Attorney Kim Chafin, Planning Manager Nicole Ellis, Associate Planner Kathy Khang, Assistant Planner Yuritzy Randle, Assistant Planner 4. Oral / Written Communications Section I CONSENT CALENDAR 5.REPORT 18-0111 Approval of the January 22 and January 31, 2018 Planning Commission Action Minutes January 22, 2018 - Action Minutes January 31, 2018 - Action Minutes Attachments: ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Flaherty to approve the Planning Commission action minutes of the January 22, 2018 and January 31, 2018 special meeting. The motion carried by the following vote. Page 1City of Hermosa Beach DRAFT 7 February 20, 2018Planning Commission Action Minutes - Draft Ayes: 5- Commissioners Rice, Pedersen, Hoffman, Flaherty and Chairman Saemann Noes: 0 Absent: 0 REPORT 18-0115 Information Only: Public Hearing Notices and Projects Zoning Map Public Notices Project Zoning Map Attachments: 6. Resolution(s) for Consideration - Patrick Molloys REPORT 18-0119 RESOLUTION OF DENIAL TO AMEND CONDITIONAL USE PERMIT 18-1 Resolution of Denial - Patrick Molloy'sAttachments: Coming forward to speak: Patrick Bastian ACTION: Motion by Commissioner Pedersen and seconded by Commissioner Rice to adopt the resolution memorializing the Commission's decision not to amend Conditional Use Permit #18-1 for floor plan modifications to Patrick Molloy's. The motion carried by the following vote: Ayes: 5- Commissioners Rice, Pedersen, Hoffman, Flaherty and Chairman Saemann Noes: 0 Absent: 0 This final action is subject to potential review by the City Council pursuant to Chapter 2.52 of the Municipal Code*, or may be appealed to the City Council by any party if filed by March 12, 2018. 7.REPORT 18-0121 RECEIVE REPORT FOR SEMI-ANNUAL ON-SALE ALCOHOLIC BEVERAGE CUP REVIEW PROCESS Combined Statistics for Code Enforcement and Fire Protection Criteria Statistics by Business January 1 – June 30, 2017 Procedure for Review of On-Sale Alcoholic Beverage Conditional Use Permit, revised 10/10/17 Police Statistics, January 1 to June 30, 2017 Police Statistics, July to December 2017 Summary page from January 1 to June 30, 2017 Staff Report Attachments: ACTION: Motion by Commissioner Flaherty and seconded by Commissioner Pedersen to receive and file the report. The motion carried by the following vote: Page 2City of Hermosa Beach DRAFT 8 February 20, 2018Planning Commission Action Minutes - Draft Ayes: 5 - Commissioners Rice, Pedersen, Hoffman, Flaherty and Chairman Saemann Noes: 0 Absent: 0 Section II PUBLIC HEARING 8.REPORT 18-0116 CON 18-1, PDP 18-1, VTPM #77101 - Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 77101 for a two-unit detached condominium project at 913 5th Street, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). 1. Draft Resolution 2. Existing Site Photographs 3. Poster Verification 4. Radius Map 5. Applicant Submittal Attachments: Coming forward to speak: Dan Lemieux, Richard Bartz and Joseph Fornier ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Pedersen to adopt the resolution approving the Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 77101 for a two-unit detached condominium project at 913 5th Street and determine the project categorically exempt from the CEQA. The motion carried by the following vote: Ayes: 5- Commissioners Rice, Pedersen, Hoffman, Flaherty and Chairman Saemann Noes: 0 Absent: 0 This final action is subject to potential review by the City Council pursuant to Chapter 2.52 of the Municipal Code*, or may be appealed to the City Council by any party if filed by March 12, 2018. 9.REPORT 18-0112 Parking Plan 18-1- Parking Plan for a new food service establishment (The Baked Bear) for the purpose of determining that it’s a snack shop with characteristics to allow consideration of the retail commercial requirement for parking at 53 Pier Avenue (Suite 49-A) and determination that the project is Categorically Exempt from the California Environmental Quality Act. Page 3City of Hermosa Beach DRAFT 9 February 20, 2018Planning Commission Action Minutes - Draft Proposed Resolution Legal Notice Poster and Radius Map Applicant Request Letter Baked Bear Plans.pdf Attachments: Coming forward to speak: Hunter Wanket ACTION: Motion by Commissioner Flaherty and seconded by Commissioner Pedersen to adopt the resolution approving a Parking Plan finding that the use is a snack shop and less than required parking is merited due to the parking demand characteristics of the proposed use at 53 Pier Avenue (Suite 49-A) and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). The motion carried by the following vote: Ayes: 5- Commissioners Rice, Pedersen, Hoffman, Flaherty and Chairman Saemann Noes: 0 Absent: 0 This final action is subject to potential review by the City Council pursuant to Chapter 2.52 of the Municipal Code*. Section III HEARING 10.REPORT 18-0109 A-14#62 -- Planning Commission Determination that proposed modifications to remove landscaping and landscape planters along the Pier Avenue building frontage at 513-519 Pier Avenue (Baker Burton & Lundy) are minor and remain consistent with the Downtown District, Specific Plan Area 11 zone and the Precise Development Plan criteria, and whether or not to authorize the requested modifications. Applicant Letter to Planning Commission Existing and Proposed Floor Plan Existing and Proposed Building Elevation City Council Reso 16-7046 (513-519 Pier Ave) Planning Commission Reso 16-22 (513-519 Pier Ave).pdf Attachments: Coming forward to speak: Al Lundy ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Pedersen to determine, by minute order, that the proposed modification to remove landscaping and landscape planters along the Pier Avenue building frontage at 513-519 Pier Avenue are not minor and determine that the proposed architecture modifications to the columns are minor. Chairman Saemann recused himself. The motion carried by the following vote: Ayes: 4 - Commissioners Rice, Pedersen, Hoffman, and Flaherty Page 4City of Hermosa Beach DRAFT 10 February 20, 2018Planning Commission Action Minutes - Draft Noes: 0 Absent: 1 - Chairman Saemann This final action is subject to potential review by the City Council pursuant to Chapter 2.52 of the Municipal Code*, or may be appealed to the City Council by any party if filed by March 12, 2018. Section IV 11. Staff Items a.REPORT 18-0113 Verbal Report on City Council Actions b.REPORT 18-0114 Verbal Status Report on Major Planning Projects c.REPORT 18-0117 March 20, 2018 Planning Commission Tentative Future Agenda Items Tentative Future Agenda ItemsAttachments: ACTION: Motion by Commissioner Pedersen and seconded by Commissioner Rice to receive and file the March 20, 2018 Planning Commission tentative future agenda items. The motion carried by the following vote: Ayes: 5 Noes: 0 Absent: 0 d.REPORT 18-0110 Community Development Department Activity Report of December, 2017 12 -2017.pdfAttachments: ACTION: Motion by Commissioner Pedersen and seconded by Commissioner Flaherty to receive and file the December 2017 Community Development Department activity report. The motion carried by the following vote: Ayes: 5 - Commissioners Rice, Pedersen, Hoffman, Flaherty and Chairman Saemann. Noes: 0 Absent: 0 12. Commissioner Items 13. Adjournment Page 5City of Hermosa Beach DRAFT 11 February 20, 2018Planning Commission Action Minutes - Draft ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Pedersen to adjourn to the March 20, 2018 meeting. The motion carried by a unanimous vote. [8:43pm] Page 6City of Hermosa Beach DRAFT 12 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0187 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of March 20, 2018 Information Only: Public Hearing Notices and Projects Zoning Map Attachments: 1.Public Notices 2.Projects Zoning Map City of Hermosa Beach Printed on 3/21/2024Page 1 of 1 powered by Legistar™13 Easy Reader Run Date: March 8, 2018 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, March 20, 2018 to consider the following: 1. Conditional Use Permit 18-2- A request for a limited health and fitness (assembly use) ancillary to a new retail and personal service cryotherapy use located at 507 Pier Avenue (proposed True North Cryo), and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). 2. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 78251 for a two-unit condominium project at 945 15th Street, and determination that the project is categorically exempt from the California Environmental Quality Act. 3. A text amendment to the Hermosa Beach Municipal Code, Chapter 17 Zoning, to establish local standards for State mandated Accessory Dwelling Units (ADUs) in residential zones. 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. For inclusion in the agenda packet to be distributed, written comments of interested parties should be submitted to the Community Development Department, Planning Division, in care of City Hall at 1315 Valley Drive, Hermosa Beach, CA 90254 prior to Thursday, March 15, 2018 at 12:00 noon. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda for the matter. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Community Development Department, Planning Division, at, or prior to, the public hearing. FOR FURTHER INFORMATION, please contact the Community Development Department, Planning Division, at (310) 318-0242 or fax to (310) 937-6235. The Department is open from 7:00 a.m. to 6:00 p.m. Monday through Thursday. Please contact a staff planner to discuss subject project on the Planning Commission agenda. A copy of the staff report(s) in the Planning Commission packet will be available for public review at the end of the business day on Thursday, March 15, 2018, at the Hermosa Beach Police Department, Public Library, and on the City’s website at www.hermosabch.org. Relevant Municipal Code sections are also available on the website. Elaine Doerfling City Clerk f:\b95\cd\notice (legal ad)\2018\planning commission\pc03-20-18 14 ZONING DESIGNATIONS R-1 ONE FAMILY RESIDENTIAL R-1A LIMITED ONE-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 NEIGHBORHOOD COMMERCIAL C-2 RESTRICTED COMMERCIAL C-3 GENERAL 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) Projects Zoning MapPlanning Commission Meeting March 20, 2018 945 15th St2 Unit CondominiumCUP, PDP for a 2-unit CondoZone: R-2B ± 821 Loma DrSlope DeterminationZone: R-3 507 Pier AveCUPZone: SPA-11 15 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0192 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of March 20, 2018 RECEIVE REPORT FOR SEMI-ANNUAL ON-SALE ALCOHOLIC BEVERAGE CUP REVIEW PROCESS Recommended Action: Receive the semi-annual report and schedule a review of Abigaile’s/Alta House at the recommendation of the Chief of Police. Based on the information in the report presented to the Commission on February 20, 2018, Chief Papa is recommending that Abigaile’s/Alta House have their Conditional Use Permit reviewed by Planning Commission due to an incident surrounding nine citations (7 False ID / 2 Minor in possession of alcohol) that were issued to patrons in their establishment. The Chief is requesting the Planning Commission discuss the corrective measures the establishment has initiated to address those issues. No other establishment has reached the “Standard Initiating Planning Commission Review.” Background: Since 2014 the semi-annual reviews of on-sale alcoholic beverage establishments includes the two-step process of providing an informational report before scheduling a hearing. Recent changes to the process and reporting for this review, recommended by the Planning Commission, were approved by the City Council in September 2017. Therefore, while this report continues to follows the approach established in 2014, a second report covering the first four months of this year will be presented in June, and a third in October. Analysis: Police Reports: The Hermosa Beach Police Department and the FBI consider assaults, sexual assaults and narcotics violations as ‘serious crime.” With this in mind and with the agreement of the Planning Commission, two (2) incidents of “Serious Crime on Premises Indicative of Lack of Adequate Security” is the established threshold number to trigger a CUP review. That said, the municipal code 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.” City of Hermosa Beach Printed on 3/21/2024Page 1 of 4 powered by Legistar™16 Staff Report REPORT 18-0192 Between 7/1/2017 and 12/31/2017, there were 10 reports or calls to the Hermosa Beach Police Department that could be considered a serious crime indicative of lack of adequate security. ·Nine of these incidents occurred at one location, Abigail’s/Alta House: o On 12/29/17, nine misdemeanor citations/reports were issued (Possession/Use False ID of Age or Minor in Possession of Alcohol). These citation and corrective measures taken since should be the major point of discussion with Abigail’s/Alta House management. The Police Department met with management of Alta House after the citations were issued to review their security plans and practices for screening patrons. This type of communication is done on a regular basis with any establishment where an incident at their location causes concern. The purpose of bringing the issue to the attention of management/ownership is to ensure they are aware of incidents at their location so they are better able to take necessary corrective measures. Establishment staff were not cited for “minor in possession of alcohol” as the false identification presented to them was not immediately identifiable as false. Police officers later determined the identifications were not legitimate. The Chief of Police determined the citations did not rise to the level of a “serious crime on premises indicative of lack of security,” and instead will be counting these citations as one incident against the establishment. ·The final incident occurred at Hennessey’s when a member of the security staff struck a patron and took his cell phone. The owner of the establishment was contacted by Police Management to ensure he was aware of the incident and can address the actions of the employee independent from our criminal investigation. This incident is counted against the establishment. There were four reported assaults during this reporting period, none of which were determined to be a CUP violation. ·Officers responded and took a report at Alta House regarding a physical fight between customers, where security intervened and removed the parties from the establishment. ·Baja Sharkeez had a report of an assault where a victim accused the suspects of stealing property and the suspects struck and injured the victim before fleeing the location. ·At Fritto Misto a customer physically assaulted an employee during an argument over the bill. ·The final reported assault was at the Lighthouse but upon investigation by detectives (including review of video), it was determined to be an accident where the intoxicated subject fell and struck his head. In July, a sexual assault was reported when an employee was a victim of a sexual battery at Patrick Molloy’s. The suspect was a customer who physically grabbed the employee over her clothing. The victim reported the incident to her employer and later filed a police report documenting the assault. The incident was reviewed by the Police Chief and determined that it was not indicative of lack of adequate security. The Police Department contacted management regarding this incident and discussed their response should a similar incident occur. During this review period, the Chief of Police met with the three establishments that have historically drawn large crowds to Pier Plaza: American Junkie, Patrick Malloy’s, and Sharkeez. Chief Papa emphasized the importance of each establishment maintaining vigilant security practices and procedures, as well as providing City of Hermosa Beach Printed on 3/21/2024Page 2 of 4 powered by Legistar™17 Staff Report REPORT 18-0192 regular training and reinforcement of Responsible Beverage Service practices by their employees. ABC Activity: The Hermosa Beach Police Department participates in a tri-city (Hermosa Beach, Manhattan Beach and El Segundo) grant with Alcohol Beverage Control. This grant provides funding, which allows 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. During this reporting time frame, the Alcohol Beverage Control (ABC) Department did not issue any citations independently outside of the tri-city taskforce. Occupant Load: The threshold to trigger review is one (1). The Fire Department routinely checks on-sale establishments and reports there were no occupant load violations recorded during the review period. We are working with the Los Angeles County Fire Department to organize routine patrols and start a data base for inclusion in future reports. Occupant load inspections are conducted as routine Code Enforcement reviews of late night establishments. Community Development has added, as of July 1, 2017, a Fire Inspector/Code Enforcement Officer. Jim Heenan, formerly of HBFD, has forty years’ experience as Fire Chief, Arson Investigator and Fire Captain. As part of our Code Enforcement team, he is helping to train other staff members in the fire-safety aspects of overcrowding, exiting and other common concerns with late night alcohol serving establishments. 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. Combined statistics for Code Enforcement and Fire Prevention Statistical Data Relating to Business Checks of Alcohol Serving Establishments July1 through December31, 2017 is contained in Attachment #1, with the last reporting period report as Attachment #2 Code Enforcement/Violation of CUP Conditions: Violations that are both a code violation and a CUP violation are only counted once. Code Enforcement issued four citations in the reporting period. On July 22, American Junkies was cited for removal of chairs from a dining area, a CUP violation and on July 24, a citation for a run-off pollution violation from trash bags dumped behind the business. On October 2, Patrick Molloy’s was cited for removing approved furniture and a dividing wall and replacing them with tables and chairs, a CUP violation. On October 19, Sharkeez was cited for a Pier Plaza noise violation, amplified music heard 80’ away.While several businesses received warnings, policy is to request compliance prior to issuing a Citation during a single shift. Businesses required to submit their food to alcohol sales ratio reports per conditions in their CUPs must continue to do so and failure to do so is counted as part of the CUP review. Waterman’s, 22 Pier Avenue, and Día de Campo, 1238 Hermosa Avenue, are required to submit quarterly reports, which need not be audited. Standing Room, 1320 Hermosa Avenue, must submit quarterly reports audited by a CPA. All have submitted City of Hermosa Beach Printed on 3/21/2024Page 3 of 4 powered by Legistar™18 Staff Report REPORT 18-0192 their reports. 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.” Summary: The data relating to the Semi-Annual Review criteria is summarized below for specific businesses. Process Criteria Statistics for All Businesses 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 2 crime reports Criminal Citation of Staff while Working/on Premises 0 Noise Citation 1 Outdoor Encroachment Permit Violation 0 Building Code Violation (incl. remodeling without permit)1 Health Department Violation 1 Sign Ordinance Violation 0 NPDES Violation 1 Violation of any CUP Condition**2 *There were four assault reports; however only one (Hennessey’s) was a result of Lack of Adequate Security. ** Most Code violations are also CUP violations and are not counted twice. Attachments: 1.Combined Statistics for Code Enforcement and Fire Protection July 1 - December 31, 2017 2.Combined Statistics for Code Enforcement and Fire Protection January 1 - June 30, 2017 3.Procedure for Review of On-Sale Alcoholic Beverage Conditional Use Permit, revised 10/10/17 4.Police Statistics, January 1 to June 30, 2017 5.Police Statistics, July to December 2016 6.Summary page from January 1 to June 30, 2017 Staff Report 7.CUP for 1301 Manhattan Avenue 8.ABC License for 1301 Manhattan Avenue City of Hermosa Beach Printed on 3/21/2024Page 4 of 4 powered by Legistar™19 C o d e E n f o r c e m e n t C U P R e v i e w July – December 2017 Statistical Data Relating to Business Checks of Alcohol Serving Establishments: Total Establishment Checks (6 month period) 4267 Average Total Checks Per Month 711.16 Average Total Checks Per Shift 40 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 Jul-Dec North End Bar 149 Abigails / Ocean Bar 115 Saint Rocke 143 Hermosa Saloon 144 Mermaid 229 Hennessey’s Tavern 258 Silvio’s 259 Waterman’s HB 259 The Lighthouse 262 Palmilla 261 Patrick Molloy’s 263 Baja Sharkeez 263 Tower 12 191 American Junkie 263 The Deck 230 Barnacles 90 Hot’s Kitchen 54 Laurel Tavern 121 Dia De Campo 120 The Standing Room 128 Underground 148 Chelsea 146 Suzy’s 141 Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3884 20 C o d e E n f o r c e m e n t C U P R e v i e w January – June 2017 Statistical Data Relating to Business Checks of Alcohol Serving Establishments: Total Establishment Checks (6 month period) 4,671 Average Total Checks Per Month 778.5 Average Total Checks Per Shift 40 Average Checks Per Establishment Per Month 34 *These checks are for: occupancy load, fire exits, floorplans, live entertainment, and overall condition. Business Name Total Checks Jan-Jun North End Bar 164 Abigails / Ocean Bar 122 Saint Rocke 158 Hermosa Saloon 159 Mermaid 283 Hennessey’s Tavern 283 Silvio’s 283 Waterman’s HB 283 The Lighthouse 283 Palmilla 283 Patrick Molloy’s 283 Baja Sharkeez 283 Tower 12 210 American Junkie 283 The Deck 283 Barnacles 97 Hot’s Kitchen 60 Laurel Tavern 132 Dia De Campo 135 The Standing Room 139 Underground 155 Chelsea 153 Suzy’s 157 Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3884 21 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 only 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. This type of system avoids the inherent problems of “point systems” where the standards for assigning values is potentially subjective. 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. While a “rolling process” with a sliding timeframe would be more effective in making the review process truly timely (i.e ., a rolling process would reduce the potential time between apparent CUP violations and the Planning Commission’s review), it would impose an unreasonable demand on City staff for the ongoing monitoring of the relevant data. 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 Criterion (Number of incidents in any 6 months) Violation of Operating Hours 2 ABC Violations (underage serving, violation of hours, etc.) 2 Overcrowding Citation 11 Criminal Citation of Staff while Working/on Premises 2 (a) Serious Crime on Premises indicative of Lack of Adequate Security 2 (a) (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 retains authority to recommend CUP review to Commission at his/her discretion— regardless of number of incidents in any period of time—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. Adopted by City Council 10/10/2017 22 Abigaile's, 1301 Manhattan Avenue 2 0 0 1 0 0 10 0 Akbar, 1101 Aviation Bl 0 0 0 0 0 0 0 0 American Junkie, 68 Pier Plaza 5 1 2 0 0 1 27 1 Baja Sharkeez, 52 Pier Plaza 4 0 1 0 0 0 27 1 Baran's 2239, 502 PCH 0 0 0 0 0 0 0 0 Barnacles, 837 Hermosa Ave 2 0 0 1 0 0 9 0 Beach House, 1300 The Strand 4 0 0 0 0 0 2 0 Boardwalk Fresh Burgers, 1031 Hermosa Ave 0 0 0 0 0 0 0 0 Bottle Inn, 26 22nd St 0 0 0 0 0 0 0 0 Brat and Brau, 1342 Hermosa Ave 0 0 0 0 0 0 0 0 Buona Vita, 439 Pier Ave 0 0 0 0 0 0 0 0 California Sushi & Teriyaki, 429 PCH 0 0 0 0 0 0 0 0 Chef Melba, 1501 Hermosa Av 0 0 0 0 0 0 0 0 Chelsea 1340 Hermosa Ave.0 0 0 0 0 0 2 0 Chipotle Mexican Grill, 1439 PCH 0 0 0 0 0 0 0 0 Comedy & Magic, 1018 Hermosa Ave 0 0 0 0 0 0 0 0 Crème De La Crepe, 424 Pier Ave.0 0 0 0 0 0 0 0 The Deck, 1272 The Strand 1 0 1 0 0 0 2 0 Dia De Campo, 1238 Hermosa Ave 0 0 0 0 0 0 1 0 El Gringo, 2620 Hermosa Ave.1 0 0 0 0 0 0 0 El Pollo Inka, 1100 PCH 0 0 0 0 0 0 13 0 The Establishment, 1332 Hermosa Ave 0 0 0 0 0 0 0 0 Fritto Misto, 316 Pier Ave.0 0 0 0 0 0 0 0 Fusion Sushi, 1200 PCH 1 0 0 0 0 0 1 0 Good Stuff on the Strand, 1286 The Strand 0 0 0 0 0 0 0 0 GreenBelt Restaurant, 36 Pier Plaza 0 0 0 0 0 0 3 0 GuGu Sushi & Rolls, 1121 Aviation Bl.1 0 0 0 0 0 0 1 Hennessey's Tavern, 8 Pier Plaza 0 0 0 0 0 0 25 0 Hermosa Beach Fish Co. 719 Pier Ave 0 0 0 0 0 0 0 0 Hermosa Bch Yacht Club, 66 Hermosa Ave 1 0 1 0 0 0 1 0 Hermosa Pub, 1314 Hermosa Ave 1 0 1 0 0 0 0 0 Hermosa Saloon, 211 Pacific Coast Hwy 2 0 1 0 0 0 10 0 The Hook and Plow, 425 Pier Ave 0 0 0 0 0 0 0 0 Hot's Kitchen 0 0 0 0 0 0 0 0 La Penita, 200 Longfellow 0 0 0 0 0 0 0 0 La Playita, 37 14th St.0 0 0 0 0 0 0 0 Police Reports Disturban ce Calls Drunk in Public Assaults Sexual Assaults 2017 January - June CUP Review Location Narcotics Officer Checks Counted for CUP 23 Laurel Tavern, 1220 Hermosa Ave 0 0 0 0 0 0 0 0 Lighthouse, 30 Pier Plaza 2 0 0 0 0 0 24 0 Marthas 22nd St Grill, 25 22nd St. 1 0 0 0 0 0 0 0 Mediterraneo, 73 Pier Plaza 0 0 0 0 0 0 0 0 Mermaid, 11 Pier Plaza 0 0 0 0 0 0 8 0 Mickey McColgans, 934 Hermosa Ave 0 0 0 0 0 0 0 0 North End Bar, 2626 Hermosa Ave 0 0 0 0 0 0 26 0 Oki Doki Sushi, 442 Pacific Coast Hy 0 0 0 0 0 0 0 0 Paisano's, 1132 Hermosa Ave 1 0 0 0 0 0 0 0 Palmilla Cocina y Tequila, 39 Pier Plaza 0 0 0 0 0 0 4 0 Patrick Malloy's, 50 Pier Plaza 3 0 0 0 0 0 31 0 Pedone's Pizza, 1332 Hermosa Ave 0 0 0 0 0 0 0 0 Playa Hermosa Fish and Oyster, 19 Pier Plaza 0 0 0 0 0 0 0 0 Poulet Du Jour, 233 PCH 0 0 0 0 0 0 0 0 Ragin Cajun (Thai Top), 337 Pier Ave 0 0 0 0 0 0 0 0 Rockefeller, 420-422 Pier Ave 0 0 0 0 0 0 0 0 Rok Sushi, 1200 Hermosa Ave 2 0 1 0 0 0 0 0 Rosa's Restaurant, 322 PCH 0 0 0 0 0 0 0 0 Round Table Pizza, 2701 PCH 0 0 0 0 0 0 0 0 Sabra Beirut Mix, 500 PCH 0 0 0 0 0 0 0 0 Saint Rocke, 142 Pacific Coast Hwy 0 0 0 0 0 0 9 0 Scotty's, 1100 The Strand 1 0 0 0 0 0 3 0 Silvio's BBQ , 20 Pier Plaza 0 0 0 0 0 0 0 0 The Spot, 110 2nd St 0 0 0 0 0 0 0 0 The Standing Room, 1320 Hermosa Ave 0 0 0 0 0 0 3 0 Steak & Whiskey, 117 Pier Ave.0 0 0 0 0 0 0 0 Suzy's Bar & Grill, 1141 Aviation Blvd 0 0 0 0 0 0 9 0 Tammies Corner House Café, 190 Hermosa Ave 0 0 0 0 0 0 0 0 Tower 12, 53 Pier Pz.2 0 0 0 0 0 3 0 Umami Burger, 1040 Hermosa Ave 0 0 0 0 0 0 0 0 Uncle Stavros Café, 201 Hermosa Ave 0 0 0 0 0 0 0 0 Uncorked, 302 Pier Ave 0 0 0 0 0 0 0 0 The Underground, 1334 Hermosa Ave 1 0 1 0 0 0 13 0 Watermans, 22 Pier Plaza 0 0 0 0 0 0 20 0 Wildflower Boston Pizza, 2512 PCH 0 0 0 0 0 0 0 0 Zane's, 1150 Hermosa Ave 1 0 1 0 0 0 0 0 Totals 39 1 10 2 0 1 286 3 Counted for CUPLocation Police Reports Disturban ce Calls Drunk in Public Assaults Sexual Assaults Narcotics Officer Checks 24 Abigaile's (Ocean/Alta House), 1301 Manhattan Avenu15 2 2 1 0 0 12 1Akbar, 1101 Aviation Bl 0 0 0 0 0 0 0 0American Junkie, 68 Pier Plaza 1 0 0 0 0 0 40 0Baja Sharkeez, 52 Pier Plaza 13 0 8 1 0 0 38 0Baran's, 502 Pacific Coast Hwy 0 0 0 0 0 0 0 0Barnacles, 837 Hermosa Ave 0 0 0 0 0 0 13 0Beach House, 1300 The Strand 4 0 1 0 0 0 10 0Boardwalk Fresh Burgers, 1031 Hermosa Ave 0 0 0 0 0 0 1 0Bottle Inn, 26 22nd St 1 0 0 0 0 0 0 0Buona Vita, 439 Pier Ave 0 0 0 0 0 0 0 0Brat & Brau, 1342 Hermosa Ave. 0 0 0 0 0 0 0 0California Sushi & Teriyaki, 429 PCH 0 0 0 0 0 0 1 0Chef Melba, 1501 Hermosa Ave. 0 0 0 0 0 0 0 0Chelsea  1340 Hermosa Ave. 1 0 1 0 0 0 7 0Chipotle Mexican Grill, 1439 PCH 0 0 0 0 0 0 0 0Comedy &  Magic, 1018 Hermosa Ave 0 0 0 0 0 0 0 0Crème De La Crepe, 424 Pier Ave. 0 0 0 0 0 0 0 0The Deck, 1272 The Strand 0 0 0 0 0 0 5 0Dia De Campo, 1238 Hermosa Ave 0 0 0 0 0 0 0 0El Gringo, 2620 Hermosa Ave. 0 0 0 0 0 0 0 0El Pollo Inka, 1100 PCH 0 0 0 0 0 0 6 0Fritto Misto, 316 Pier Ave. 1 0 0 1 0 0 0 0Fusion Sushi, 1200 PCH 0 0 0 0 0 0 0 0Good Stuff on the Strand, 1286 The Strand 0 2 0 0 0 0 0 0GreenBelt Restaurant,  36 Pier Plaza 1 0 0 0 0 0 0 0GuGu Sushi & Rolls, 1121 Aviation Bl. 0 0 0 0 0 0 0 0Hennessey's Tavern, 8 Pier Plaza 3 0 0 0 0 0 28 1Hermosa Beach Fish Co. 719 Pier Ave 0 0 0 0 0 0 0 0Hermosa Bch Yacht Club, 66 Hermosa Ave 0 0 0 0 0 0 1 0Hermosa Pub, 1314 Hermosa Ave. 0 0 0 0 0 0 0 0Hermosa Saloon, 211 Pacific Coast Hwy 0 0 0 0 0 0 22 0The Hook and Plow, 425 Pier Ave 0 0 0 0 0 0 0 0Hot's Kitchen 1 0 0 0 0 0 1 0La Penita, 200 Longfellow Ave.00 000000La Playita, 37 14th St. 0 0 0 0 0 0 0 0Laurel Tavern, 1220 Hermosa Ave. 1 0 0 0 0 0 4 02017 July ‐ December CUP 6 Month ReviewLocationPolice ReportsDisturbance Calls Drunk in PublicAssaults Sexual AssaultsNarcotics Officer ChecksCounted for CUP25 Lighthouse, 30 Pier Plaza 2 0 0 1 0 0 30 0Locale 90 Neapolitan Pizzeria, 1040 Hermosa Ave. 0 0 0 0 0 0 0 0Marthas 22nd St Grill, 25 22nd St. 00 000000Mediterraneo, 73 Pier Plaza 0 0 0 0 0 0 0 0Mermaid, 11 Pier Plaza 0 0 0 0 0 0 3 0North End Bar, 2626 Hermosa Ave 0 0 0 0 0 0 44 0Oki Doki Sushi, 442 Pacific Coasy Hy 0 0 0 0 0 0 0 0Paisano's, 1132 Hermosa Ave 0 0 0 0 0 0 1 0Palmilla Cocina y Tequila, 39 Pier Plaza 0 0 0 0 0 0 1 0Patrick Malloy's, 50 Pier Plaza 6 1 2 0 1 0 31 0Pedone's  Pizza, 1332 Hermosa Ave 1 0 1 0 0 0 0 0Playa Hermosa, 19 Pier Ave. 0 0 0 0 0 0 0 0Poulet Du Jour, 233 PCH 0 0 0 0 0 0 0 0Radici, 934 Hermosa Ave #7, 8, 9 10 0 0 0 0 0 0 0 0Ragin Cajun, 337 Pier Ave. 0 0 0 0 0 0 0 0The Rockefeller, 420‐422 Pier Ave. 0 0 0 0 0 0 0 0Rok Sushi, 1200 Hermosa Ave 0 0 0 0 0 0 0 0Rosa's Restaurant, 322 PCH 0 0 0 0 0 0 0 0Round Table Pizza, 2701 PCH 0 0 0 0 0 0 0 0Sabra Beirut Mix, 500 PCH 0 0 0 0 0 0 0 0Saint  Rocke, 142 Pacific Coast Hwy 1 0 0 0 0 0 20 0Scotty's, 1100 The Strand 0 0 0 0 0 0 1 0Silvio's BBQ , 20 Pier Plaza 0 0 0 0 0 0 0 0The Spot, 110 2nd St 0 0 0 0 0 0 0 0The Standing Room, 1320 Hermosa Ave 0 0 0 0 0 0 6 0Steak & Whiskey, 117 Pier Ave. 0 0 0 0 0 0 0 0Suzy's Bar & Grill, 1141 Aviation Blvd 0 0 0 0 0 0 14 0Tower 12, 53 Pier Plaza 3 0 1 0 0 0 13 0Uncle Stavros Café, 201 Hermosa Ave 0 0 0 0 0 0 0 0Uncorked, 302 Pier Ave 0 0 0 0 0 0 0 0The Underground, 1334 Hermosa Ave 0 0 0 0 0 0 19 0Watermans, 22 Pier Plaza 3 0 0 0 0 0 25 0Wildflower Boston Pizza, 2512 PCH 0 0 0 0 0 0 0 0Zane's, 1150 Hermosa Ave 0 0 0 0 0 0 0 0Totals 58 5 16 4 1 0 397 2Sexual AssaultsNarcotics Officer ChecksCounted for CUPLocationPolice ReportsDisturbance Calls Drunk in PublicAssaults 26 Summary from January to June 30, 2017 Summary and Recommendations: The data relating to the Semi-Annual Review criteria is summarized in Attachment 2 for specific businesses. Process Criteria Statistics for All Businesses Criteria Summary of All Businesses Violation of Operating Hours 0 ABC Violations (underage serving, violation of hours, etc. 2 Overcrowding Citation 0 Serious Crime on Premises indicative of Lack of Adequate Security 0 crime reports Criminal Citation of Staff while Working/on Premises 0 Noise Citation 0 Outdoor Encroachment Permit Violation 0 Building Code Violation (incl. remodeling without permit) 0 Health Department Violation 1 Sign Ordinance Violation 0 NPDES Violation 0 Violation of any CUP Condition** 2 *There were 2 assaults; however none are indicative of Lack of Adequate Security. ** Most Code violations are also CUP violations and are not counted twice. 27 28 29 30 31 32 33 34 35 36 37 38 39 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0186 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of March 20, 2018 TEXT 18-1 - Text Amendment to Hermosa Beach Municipal Code, Chapter 17, to Establish Local Standards for State Mandated Accessory Dwelling Units (ADUs) in Residential Zones Applicant: City of Hermosa Beach Community Development Department 1315 Valley Drive Hermosa Beach, CA 90254 Recommended Action: Continue to April 17, 2018 the Public Hearing regarding a proposed Text Amendment to Hermosa Beach Municipal Code, Chapter 17, to establish local standards for State mandated Accessory Dwelling Units (ADUs) in residential zones. Summary: In 2017 a new state law went into effect regarding the regulation of Accessory Dwelling Units (ADUs), and the state made clarification amendments in January 2018. This new state law supersedes the City’s existing “second unit” ordinance until the City adopts its own local standards. Community Development Department (CDD) staff has been researching ordinances adopted by nearby local jurisdictions and has been working closely with the City Attorney’s office to develop an ordinance that addresses housing needs, the requirements of the new state law, and the unique circumstances of our community. Though not required, local jurisdictions are encouraged to submit draft ordinances for review comments to the State Department of Housing and Community Development (HCD). At this time, CDD staff is awaiting comments from HCD. Once those comments are received, staff will further work with the City Attorney’s office to address them, and anticipates having a draft ordinance ready for Planning Commission consideration at its April 17th meeting. Attached is a link to HCD’s informative technical assistance memo which includes a summary of the City of Hermosa Beach Printed on 8/24/2022Page 1 of 2 powered by Legistar™40 Staff Report REPORT 18-0186 new state law. The Commission is encouraged to review this document prior to the April public hearing. Attachment: link to HCD Technical Assistance Memo regarding Accessory Dwelling Units Respectfully Submitted by: Kim Chafin, Planner Manager Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 8/24/2022Page 2 of 2 powered by Legistar™41 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0191 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of March 20, 2018 (CUP 18-2) -- Conditional Use Permit 18-2- A request for a limited health and fitness (assembly use) ancillary to a new retail and personal service cryotherapy use located at 507 Pier Avenue (proposed True North Cryo), and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Applicant:True North Cryo C/O: Lily Dionne 703 Pier Avenue, Unit B #295 Hermosa Beach, CA 90254 Owner:Refoua, LLC 1559 S. Sepulveda Blvd Los Angeles, CA 90025 Recommended Action: Adopt the attached resolution approving the Conditional Use Permit request for a limited health and fitness (assembly use) ancillary to a new retail and personal service cryotherapy use located at 507 Pier Avenue (proposed True North Cryo), and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). Background ZONING:SPA-11, Specific Plan Area 11 GENERAL PLAN:Community Commercial PREVIOUS/PROPOSED USE:Retail/retail and personal service cryotherapy use with limited ancillary health and fitness (assembly hall) use LOT SIZE:3,200 sq. ft. BUILDING AREA:3,050 sq. ft. FLOOR AREA OF SUBJECT PREMISES:2,161 sq. ft. PARKING PROVIDED:Five on-site/ no change proposed ENVIRONMENTAL DETERMINATION:Categorically Exempt, Section 15301, Class 1 Existing Facilities, as the project involves only minor alterations of the interior/exterior. Analysis Located in the Upper Pier Avenue Specific Plan Area, on the north side of Pier Avenue between Bard Street and Cypress Avenue, the subject site at 507 Pier Avenue was previously occupied by Lavish City of Hermosa Beach Printed on 3/21/2024Page 1 of 7 powered by Legistar™42 Staff Report REPORT 18-0191 gift + home, a furniture retail use. The subject site is part of a multi-tenant building with 40 feet of frontage along Pier Avenue which includes The Solution, a retail shop, which is located east and adjacent to the subject site. Use and Location Area Components of Use Retail use along pedestrian (Pier Avenue) frontage 607 square feet Front desk/reception counter, shirts and robes displayed for sale with the True North Cryo logo, oxygen bar with four seats, two Normatec loungers (compression therapy boots) and one stand-alone impact CryoSauna machine. Cryotherapy retail and personal service use at rear of building 881 square feet One Hocatt Ozone sauna, consultation office and recovery room, two changing rooms, two-tier storage lockers totaling sixteen lockers, single shower, laundry closet with stackable washer and dryer to wash clientele’s towels and robes, two restrooms, refreshment counter with a mini fridge to sell bottled water (no prep of refreshments), mechanical room and two storage rooms. Fitness use at rear mezzanine level 673 square feet Combination of five stationary bikes, two Live O2 Oxygen Therapy stations, three ellipticals, and two treadmills. The SPA-11 zone aims to create a pedestrian-oriented seaside village center of small-scale commercial establishments that attract and serve local residents and visitors, strengthen the city’s economic base, protect small businesses that serve city residents, create a suitable environment for commercial uses and protect the available commercial land resources from change to noncommercial land uses and from the adverse effects of inharmonious uses, minimize the impact of commercial development on adjacent residential districts, ensure that the effects of commercial uses are harmonious with the character of a pedestrian-oriented seaside village and ensure the provision of adequate off-street parking, loading and pedestrian amenities. The Planning Commission’s purview is limited to the 673 square foot fitness area (assembly use) which requires a Conditional Use Permit (CUP) in the SPA-11 zone and not the service and retail uses which are permitted by right in the SPA-11 zone. The proposed primary retail and personal service uses are permitted uses within the SPA-11 zone. The applicant’s business summary defines the cryotherapy use as athlete recovery and wellness services for the whole body including: cryotherapy sauna sessions, Normatec recovery boots/ compression therapy, Hoccatt Ozone Therapy (which includes spa treatments and health treatments in one device), an oxygen bar, and a post-cryotherapy cardio room with cardio equipment. The proposed ancillary health and fitness (assembly use) requires a Conditional Use Permit (CUP) in City of Hermosa Beach Printed on 3/21/2024Page 2 of 7 powered by Legistar™43 Staff Report REPORT 18-0191 the SPA-11 zone. The City 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 unit is located north of the site, across Oak Street within the Marineland Mobile Home facility, zoned MHP Mobile Home Park, and approximately 70 feet from the subject building. The Marineland Mobile Home facility is located on a downward slope from the subject site and approximately 18 feet lower than the elevation at Oak Street which will help to mitigate potential noise impacts to existing residential uses. Conditions of approval are included in the draft resolution to reduce potential noise and vibration impacts to existing nearby residential uses which include: prohibiting personal training and/or group classes, 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 shall comply with the City's noise ordinance. Noise and vibration 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; Like most businesses in the downtown, pedestrian-oriented district, this business will largely rely on public parking and foot traffic from patrons already traversing the area (and presumably already parked). Retail commercial uses and 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 capacity and building square footage will not be increased. The entire building does not meet current parking requirements of 12 spaces for retail commercial uses and limited gymnasiums/ health and fitness centers, because there are five existing on-site parking spaces provided north of the subject tenant space along Oak Street. The previous retail use and the proposed limited health and fitness (assembly use) ancillary to a new retail and personal service cryotherapy use utilize the same parking ratio of 1 off-street parking space per 250 square feet of gross floor area. Therefore, no additional parking is required for the combination of uses. The health and fitness center area is ancillary to the personal service cryotherapy use and shall only be used by the clients receiving treatments and shall not be used as an independent gym facility. City of Hermosa Beach Printed on 3/21/2024Page 3 of 7 powered by Legistar™44 Staff Report REPORT 18-0191 C.Location of and distance to churches, schools, hospitals and public playgrounds; Hermosa Valley School is the nearest sensitive receptor at approximately 390 feet from the subject site and nearby parks include Hermosa Beach Skate Park at approximately 550 feet from the subject site and Clark Field at approximately 970 feet from the subject site and churches such as Christian Science Church at approximately 940 feet from the subject site. The proposed uses are not likely to affect nearby sensitive receptors because the health and fitness services are ancillary to the personal service and retail uses and will not disturb sensitive uses because the 673 square foot health and fitness center area is a small component of the operation, all uses will be indoors, and the primary retail and personal service cryotherapy uses are permitted by right. D. The combination of uses proposed; Cryotherapy sessions are approximately 2 to 3 minutes long. The Normatec loungers (compression therapy boots) sessions are approximately 30 minutes long. Oxygen bar sessions range widely anywhere between 2 minutes to 22 minutes. The Hocatt Ozone sauna sessions are approximately 30 minutes long. Ancillary to the retail and personal service cryotherapy use is a 673 square foot fitness use located within the rear mezzanine level and limited to cardio equipment.The cryotherapy business recommends using cardio equipment after cryotherapy to encourage blood flow and heat the body after the session to fully benefit from the cryotherapy treatment. There will be three employees for True North Cryo. The combination of proposed uses will be pedestrian-oriented with a mixture of a front retail component with shirts and robes displayed for sale with the True North Cryo logo, reception counter and uses such as an oxygen bar, compression therapy boots, and one stand-alone impact CryoSauna machine. The combination of proposed uses will serve local residents and visitors visiting other businesses, including nearby health conscious uses who may have the same customer base and already be parked. The new retail and personal service cryotherapy use will preserve commercial land resources while containing an ancillary health and fitness (assembly use) limited to 673 square feet with cardio equipment. Therefore, the combination of proposed uses are compatible. E. Precautions taken by the owner or operator of the proposed establishment to assure the compatibility of the use with surrounding uses; The use is conditioned to be limited to cardio equipment to reduce noise and vibration impacts to surrounding uses as well as maintaining all fitness activities to within the 673 square foot designated mezzanine area, at the rear of the tenant space. The business owner also proposes sound dampening mats, measuring 3/8 inches thick, to be located under all equipment in the mezzanine level. The use is conditioned to prohibit personal training and/or group classes within the health and fitness center area to ensure the assembly use (fitness) is ancillary and the facility will not function as an independent gym. Three employees are anticipated at the largest shift with two shifts per day. A maximum of eight people are anticipated on-site at peak time. Hours of operation are proposed between 7:00 A.M. and 11:00 P.M. daily. Noise and vibration impacts are detailed further in criteria I below. Conditions of approval are included to ensure these precautions are maintained throughout the life of the operation, and as conditioned, the proposed establishment will be compatible with existing surrounding uses. City of Hermosa Beach Printed on 3/21/2024Page 4 of 7 powered by Legistar™45 Staff Report REPORT 18-0191 F. The relationship of the proposed business-generated traffic volume and the size of streets serving the area; No additional trips are anticipated to be generated from the proposed retail and personal service cryotherapy use with limited and ancillary health and fitness use because the capacity and building square footage will not be increased and the previous retail use and the proposed limited health and fitness (assembly use) ancillary to a new retail and personal service cryotherapy use utilize the same parking ratio of 1 off-street parking space per 250 square feet of gross floor area. Therefore, no additional trips are anticipated for the combination of uses. The health and fitness center area is ancillary to the personal service cryotherapy use and shall only be used by the clients receiving treatments and shall not be used as an independent gym facility. G. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; Façade modifications will include new exterior paint, removal of an existing wrought iron railing along the east set of windows and doors, removal of the awning and light fixtures, and new signage. Proposed signage will require a separate sign permit application, the removal of the gooseneck lights will require an electrical permit and removal of the awning will necessitate an encroachment permit for staging of equipment within the public right-of-way, which must be reviewed and approved by the Public Works Department prior to work commencing. The proposed façade modifications will be compatible with the existing eclectic nature of the architectural styles in the vicinity. H. The number of similar establishments or uses within close proximity to the proposed establishment; The Downtown District is a resident and visitor serving, pedestrian-oriented shopping district, and Pier Avenue contains a mix of commercial businesses. True North Cryo will be the first cryotherapy business in the city. There are two cryotherapy businesses in Redondo Beach, US Cryotherapy and CryoRedondo. CryoWave is located in Manhattan Beach, and Beach Cities Cryo is located in Torrance. True North Cryo will help supplement other businesses that currently operate in Hermosa Beach, including but not limited to, Bikram Yoga, Bionic Body, The Yard Fitness Center, CrossFit Southbay, 24 Hour Fitness and Anytime Fitness. True North Cryo will be a complementary use to the neighboring use, The Solution, which offers post recovery I.V. (intravenous) solutions, vitamins and sports drinks. I. Noise, odor, dust and/or vibration that may be generated by the proposed use; The business owner proposes cardio equipment to reduce noise and vibration impacts to surrounding uses. The cardio machines generate little noise and vibration impacts as the equipment is stationary, and for both ellipticals and stationary bikes, the user’s feet are always in contact with the machine, so there's little to no thumping. In addition, the machine’s low- impact motion makes for relatively quiet operations. The tenant space contains a heating, ventilation, and air conditioning system. The five windows on the mezzanine level are single pane slider windows, while the building frontage contains three dual pane fixed storefront windows and five glass doors which swing into the tenant space, and the rear of the tenant space contains one single pane sliding window. Conditions of approval are included in the draft resolution to ensure compatibility of the proposed use with surrounding uses, such as City of Hermosa Beach Printed on 3/21/2024Page 5 of 7 powered by Legistar™46 Staff Report REPORT 18-0191 maintaining a neat and clean premises, complying with the City's noise ordinance, as well as maintaining all fitness activities to within the 673 square foot designated mezzanine area at the rear of the tenant space, and that the building shall be equipped with air conditioning to maximize sound proofing. The proposed combination of uses, as conditioned, are not anticipated to increase 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; The proposed retail and personal service cryotherapy use with limited and ancillary health and fitness use is a similar type use to other outlets in the area such as the neighboring use, The Solution, which offers post recovery I.V. solutions, vitamins and sports drinks. True North Cryo will be the first cryotherapy business in the city and will be complementary to existing similar uses. 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) Existing Facilities in that the proposal pertains to an existing facility and involves only minor alterations of the interior/exterior. 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 CC designation is a major generator of local economic activity with a mix of locally-owned businesses and regional or national retailers present within this designation. This designation provides space for locally oriented commercial uses including retail stores, restaurants, professional and medical offices, and personal services. Uses on the ground floor are to be reserved for retail, restaurant, and other sales-tax revenue generating uses. The ground floor level will contain a retail component with shirts and robes displayed for sale with the True North Cryo logo. The proposed establishment is also located within the Downtown District Character Area where the types of uses are to 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. City of Hermosa Beach Printed on 3/21/2024Page 6 of 7 powered by Legistar™47 Staff Report REPORT 18-0191 The locally-owned personal service business consisting of cryotherapy, retail, and health and fitness are considered appropriate uses within this Character Area, and as such, the proposed use is consistent with the goals and policies of the General Plan. Summary Based on the analysis above, the proposed limited health and fitness (assembly use) ancillary to a new retail and personal service cryotherapy use located at 507 Pier Avenue (proposed True North Cryo), as conditioned, is consistent with the Hermosa Beach Municipal Code and PLAN Hermosa. Staff recommends the Planning Commission adopt the attached resolution approving the CUP, and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). Attachments: 1.Proposed Approval Resolution 2.Plans 3.True North Cryo Business Summary 4.Impact Cryotherapy Article and Specifications 5.Hocatt Ozone Sauna Specifications 6.Normatec Compression Therapy Boots Package 7.Oxygen Bar Information 8.Legal Poster and Radius Map Respectfully Submitted by: Nicole Ellis, Associate Planner Concur: Kim Chafin, Planning Manager Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 3/21/2024Page 7 of 7 powered by Legistar™48 1 P.C. RESOLUTION 18-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) ANCILLARY TO A NEW RETAIL AND PERSONAL SERVICE CRYOTHERAPY USE LOCATED AT 507 PIER AVENUE (PROPOSED TRUE NORTH CRYO), ALSO DESCRIBED AS LOT 28, HISS ADDITION TO HERMOSA BEACH, 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 Lily Dionne with “True North Cryo”, seeking approval of a limited health and fitness (assembly use) ancillary to a new retail and personal service cryotherapy use located at 507 Pier Avenue (proposed True North Cryo). SECTION 2. The Planning Commission conducted a duly noticed public hearing on March 20, 2018, to consider the application for the Conditional Use Permit at which testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. SECTION 3. Based on evidence received at the public hearing, the Planning Commission makes the following factual findings: 1. The site is zoned Specific Plan Area 11 (SPA-11) in which health and fitness (assembly use) are conditionally permitted uses. 2. The subject site was previously occupied by Lavish gift + home, a furniture retail use. The subject site is part of a multi-tenant building with 40 feet of frontage along Pier Avenue which includes The Solution, a retail shop, which is located east and adjacent to the subject site. 3. The site is located in the Downtown District and along Pier Avenue which is a resident and visitor serving, pedestrian-oriented shopping district, and Pier Avenue contains a mix of commercial businesses. True North Cryo will be the first cryotherapy business in the city. 4. The businesses will largely rely on public parking and foot traffic from patrons already traversing the area (and presumably already parked). 5. The capacity and building square footage will not be increased. 6. The entire building does not meet current parking requirements of 12 spaces for retail commercial uses and limited gymnasiums/ health and fitness centers, because there are five existing on-site parking spaces provided north of the subject tenant space along Oak Street. The previous retail use and the proposed limited health and fitness (assembly use) ancillary to a new retail and personal service cryotherapy use utilize the same parking 49 2 ratio of 1 off-street parking space per 250 square feet of gross floor area. Therefore, no additional parking is required for the combination of uses. 7. The health and fitness center area is ancillary to the personal service cryotherapy use and shall only be used by the clients receiving treatments and shall not be used as an independent gym facility. SECTION 4. This project is Categorically Exempt pursuant to Section 15301(a) of the California Environmental Quality Act Existing Facilities, in that the proposal pertains to an existing facility and involves only minor alterations of the interior/exterior and a change of use. The primary personal service and retail uses are permitted in this zone and the ancillary health and fitness (assembly use) requires a Conditional Use Permit (CUP) to ensure that the use will be compatible with surrounding uses. SECTION 5. 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: General Criteria for All Uses 17.40.020 General criteria for all uses A. Distance from existing residential uses; The nearest residential unit is located north of the site, across Oak Street within the Marineland Mobile Home facility, zoned MHP Mobile Home Park, and approximately 70 feet from the subject building. The Marineland Mobile Home facility is located on a downward slope from the subject site and approximately 18 feet lower than the elevation at Oak Street which will help to mitigate potential noise impacts to existing residential uses. Conditions of approval are included in the draft resolution to reduce potential noise and vibration impacts to existing nearby residential uses which include: prohibiting personal training and/or group classes, 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 shall comply with the City's noise ordinance. Noise and vibration 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; Like most businesses in the downtown, pedestrian-oriented district, this business will largely rely on public parking and foot traffic from patrons already traversing the area (and presumably already parked). Retail commercial uses and 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 capacity and building square footage will not be increased. The entire building does not meet current parking requirements of 12 spaces for retail commercial uses and limited gymnasiums/ health and fitness centers, because there are five existing on-site parking 50 3 spaces provided north of the subject tenant space along Oak Street. The previous retail use and the proposed limited health and fitness (assembly use) ancillary to a new retail and personal service cryotherapy use utilize the same parking ratio of 1 off-street parking space per 250 square feet of gross floor area. Therefore, no additional parking is required for the combination of uses. The health and fitness center area is ancillary to the person al service cryotherapy use and shall only be used by the clients receiving treatments and shall not be used as an independent gym facility. C. Location of and distance to churches, schools, hospitals and public playgrounds; Hermosa Valley School is the nearest sensitive receptor at approximately 390 feet from the subject site and nearby parks include Hermosa Beach Skate Park at approximately 550 feet from the subject site and Clark Field at approximately 970 feet from the subject site and churches such as Christian Science Church at approximately 940 feet from the subject site. The proposed uses are not likely to affect nearby sensitive receptors because the health and fitness services are ancillary to the personal service and retail uses and will not disturb sensitive uses because the 673 square foot health and fitness center area is a small component of the operation, all uses will be indoors, and the primary retail and personal service cryotherapy uses are permitted by right. D. The combination of uses proposed; Cryotherapy sessions are approximately 2 to 3 minutes long. The Normatec loungers (compression therapy boots) sessions are approximately 30 minutes long. Oxygen bar sessions range widely anywhere between 2 minutes to 22 minutes. The Hocatt Ozone sauna sessions are approximately 30 minutes long. Ancillary to the retail and personal service cryotherapy use is a 673 square foot fitness use located within the rear mezzanine level and limited to cardio equipment. The cryotherapy business recommends usi ng cardio equipment after cryotherapy to encourage blood flow and heat the body after the session to fully benefit from the cryotherapy treatment. There will be three employees for True North Cryo. Use and Location Area Components of Use Retail use along pedestrian (Pier Avenue) frontage 607 square feet Front desk/reception counter, shirts and robes displayed for sale with the True North Cryo logo, oxygen bar with four seats, two Normatec loungers (compression therapy boots) and one stand-alone impact CryoSauna machine. Cryotherapy retail and personal service use at rear of building 881 square feet One Hocatt Ozone sauna, consultation office and recovery room, two changing rooms, two-tier storage lockers totaling sixteen lockers, single shower, laundry closet with stackable washer and dryer to wash clientele’s towels and robes, two restrooms, refreshment counter with a mini fridge to sell bottled water (no prep of refreshments), mechanical room and two storage rooms. Fitness use at rear mezzanine level 673 square feet Combination of five stationary bikes, two Live O2 Oxygen Therapy stations, three ellipticals, and two treadmills. 51 4 The combination of proposed uses will be pedestrian-oriented with a mixture of a front retail component with shirts and robes displayed for sale with the True North Cryo logo, reception counter and uses such as an oxygen bar, compression therapy boots, and one stand-alone impact CryoSauna machine. The combination of proposed uses will serve local residents and visitors visiting other businesses, including nearby health conscious uses who may have the same customer base and already be parked. The new retail and personal service cryotherapy use will preserve commercial land resources while containing an ancillary health and fitness (assembly use) limited to 673 square feet with cardio equipment. Therefore, the combination of proposed uses are compatible. E. Precautions taken by the owner or operator of the proposed establishment to assure the compatibility of the use with surrounding uses; The use is conditioned to be limited to cardio equipment to reduce noise and vibration impacts to surrounding uses as well as maintaining all fitness activities to within the 673 square foot designated mezzanine area, at the rear of the tenant space. The business owner also proposes sound dampening mats, measuring 3/8 inches thick, to be located under all equipment in the mezzanine level. The use is conditioned to prohibit personal training and/or group classes within the health and fitness center area to ensure the assembly use (fitness) is ancillary and the facility will not function as an independent gym. Three employees are anticipated at the largest shift with two shifts per day. A maximum of eight people are anticipated on-site at peak time. Hours of operation are proposed between 7:00 A.M. and 11:00 P.M. daily. Noise and vibration impacts are detailed further in criteria I below. Conditions of approval are included to ensure these precautions are maintained throughout the life of the operation, and as conditioned, the proposed establishment will be compatible with existing surrounding uses. F. The relationship of the proposed business-generated traffic volume and the size of streets serving the area; No additional trips are anticipated to be generated from the proposed retail and personal service cryotherapy use with limited and ancillary health and fitness use because the capacity and building square footage will not be increased and the previous retail use and the proposed limited health and fitness (assembly use) ancillary to a new retail and personal service cryotherapy use utilize the same parking ratio of 1 off-street parking space per 250 square feet of gross floor area. Therefore, no additional trips are anticipated for the combination of uses. The health and fitness center area is ancillary to the personal service cryotherapy use and shall only be used by the clients receiving treatments and shall not be used as an independent gym facility. G. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; Façade modifications will include new exterior paint, removal of an existing wrought iron railing along the east set of windows and doors, removal of the awning and light fixtures, and new signage. Proposed signage will require a separate sign permit application, the removal of the gooseneck lights will require an electrical permit and removal of the awning will necessitate an encroachment permit for staging of equipment within the public right-of-way, which must be reviewed and approved by the Public 52 5 Works Department prior to work commencing. The proposed façade modifications will be compatible with the existing eclectic nature of the architectural styles in the vicinity. H. The number of similar establishments or uses within close proximity to the proposed establishment; The Downtown District is a resident and visitor serving, pedestrian-oriented shopping district, and Pier Avenue contains a mix of commercial businesses. True North Cryo will be the first cryotherapy business in the city. There are two cryotherapy businesses in Redondo Beach, US Cryotherapy and CryoRedondo. CryoWave is located in Manhattan Beach, and Beach Cities Cryo is located in Torrance. True North Cryo will help supplement other businesses that currently operate in Hermosa Beach, including but not limited to, Bikram Yoga, Bionic Body, The Yard Fitness Center, CrossFit Southbay, 24 Hour Fitness and Anytime Fitness. True North Cryo will be a complementary use to the neighboring use, The Solution, which offers post recovery I.V. (intravenous) solutions, vitamins and sports drinks. I. Noise, odor, dust and/or vibration that may be generated by the proposed use; The business owner proposes cardio equipment to reduce noise and vibration impacts to surrounding uses. The cardio machines generate little noise and vibration impacts as the equipment is stationary, and for both ellipticals and stationary bikes, the user’s feet are always in contact with the machine, so there's little to no thumping. In addition, the machine’s low-impact motion makes for relatively quiet operations. The tenant space contains a heating, ventilation, and air conditioning system. The five windows on the mezzanine level are single pane slider windows, while the building frontage contains three dual pane fixed storefront windows and five glass doors which swing into the tenant space, and the rear of the tenant space contains one single pane sliding window. 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, as well as maintaining all fitness activities to within the 673 square foot designated mezzanine area at the rear of the tenant space, and that the building shall be equipped with air conditioning to maximize sound proofing. The proposed combination of uses, as conditioned, are not anticipated to increase 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; The proposed retail and personal service cryotherapy use with limited and ancillary health and fitness use is a similar type use to other outlets in the area such as the neighboring use, The Solution, which offers post recovery I.V. solutions, vitamins and sports drinks. True North Cryo will be the first cryotherapy business in the city and will be complementary to existing similar uses. 53 6 L. Other considerations that, in the judgment of the Planning Commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. No other issues are identified. SECTION 6. Based on the foregoing, the Planning Commission hereby approves the requested Conditional Use Permit, subject to the following Conditions of Approval: 1. The continued use of the health and fitness (assembly use) ancillary to a new permitted retail and personal service cryotherapy use shall be substantially consistent with the plans submitted and approved by the Planning Commission on March 20, 2018. Minor modifications that do not affect scale, type, location or intensity of uses or impacts thereof may be approved by the Community Development Director when not in conflict with the findings or conditions of this permit. 2. Any changes to the floor plan, site plan or building exterior which alter the primary function of the business as a retail and personal service cryotherapy use with ancillary health and fitness (assembly use) shall be subject to review and approval by the Planning Commission. 3. The hours of operation shall be limited to between 7:00 A.M. and 11:00 P.M. daily. 4. Five on-site parking spaces, provided north of the subject tenant space along Oak Street, shall be maintained. 5. Personal training and/or group classes shall be prohibited within the 673 square foot health and fitness center area. 6. The health and fitness (assembly use) functions, which generally consist of stationary bikes, Live O2 Oxygen Therapy stations, elliptical machines, and treadmills are limited to the 673 square foot designated mezzanine level, at the rear of the tenant space, as designated on the plans. 7. Sound dampening mats shall be located under all equipment within the health and fitness (assembly use) mezzanine level. 8. Noise emanating from the property shall be within the limitations prescribed by the City's noise ordinance (Hermosa Beach Municipal Code Chapter 8.24) and shall not create a nuisance to surrounding residential neighborhoods, and/or commercial establishments. 9. 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). 10. Management shall be responsible for maintaining noise volumes at reasonable levels. 54 7 11. The establishment shall not adversely affect the welfare of the residents, and/or commercial establishments nearby. 12. 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. 13. The exterior of the premises shall be maintained in a neat and clean manner, and maintained free of graffiti at all times. 14. The project and operation of the business shall comply with all applicable requirements of the Hermosa Beach Municipal Code. 15. 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. 16. Exterior and interior water use shall comply with Chapter 8.56. 17. The operation shall comply with all requirements of the Building, Fire and Public Works Departments. 18. 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). 19. 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 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. 55 8 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: CERTIFICATION I hereby certify the foregoing Resolution P.C. 18-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 March 20, 2018. ___________________________ ____________________________ Rob Saemann, Chairman Ken Robertson, Secretary March 20, 2018 Date 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 Legal Posters and Radius Map 91 92 93 1 Gina Konrad From:Lily Dionne <lilytruenorthcryo@gmail.com> Sent:Thursday, March 15, 2018 9:58 AM To:Nicole Ellis; Gina Konrad Subject:Fwd: True North Cryo Follow Up Flag:Follow up Due By:Thursday, March 15, 2018 4:00 PM Flag Status:Flagged Hi, Nicole and Gina, Here's a letter to add to my file. Thanks, Lily ---------- Forwarded message ---------- From: <joelsi1022@gmail.com> Date: Wed, Mar 14, 2018 at 10:30 PM Subject: True North Cryo To: lilytruenorthcryo@gmail.com Great meeting you, Lily. I’m so happy cryo is coming to Hermosa so I no longer have to drive to MB. Please pass this letter on to Hermosa Beach City Council. Dear Hermosa Beach Council, I live in Redondo, but on the border with Hermosa (just behind Big Lots). So, I walk to everything in Hermosa. In fact, I don’t think I’ve ever been to downtown Redondo. I’ve become addicted to cryo at Cryo Wave in MB, but now I will walk to what Ms. Dionne has promised will be a top notch facility on Pier Ave. Just want to say I know this will be a tremendous addition to the HB downtown and 94 2 will benefit all health conscious locals. Please help it open ASAP! Cryo makes my aches and pains go away, and it’s an instant energy boost when I’m dragging. Joel Silverman 1541 Steinhart Ave. 95 Redondo Union High School To: Hermosa City Council March 16, 2018 RE: True North Cryo I recently communicated with Jordan Silverman of True North Cryo, and am excited about a future relationship with them. Cryotherapy is an incredible technology that has the ability to help heal aching and damaged muscles, greatly enhancing recuperation; something all athletes, but specifically football players, can greatly benefit from. My coaches and I are also looking forward to using cryo as well; helping us stay healthy and mobile enough to keep up with these youngsters. I believe True North Cryo will be a great asset to our community. Please contact me if you have any questions. Sincerely, Matt Ballard Head Football Coach Redondo Union High School One Sea Hawk Way Redondo Beach, Ca. 90277 310-798-8665 ext# 4601 mballard@rbusd.org http://ruhsfootball.com/home.htm GO BIG RED! One Sea Hawk Way, Redondo Beach, CA 90277 Tel: 310.798.8665 Fax: 310.798.4685 Jens Brandt, Principal www.redondounion.org 96 97 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0188 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of March 20, 2018 CON 18-3, PDP 18-7, VTPM #78251 - Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 78251 for a two-unit detached condominium project at 945 15 th Street, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). APPLICANT/Beach City Capital Management, LLC, C/O Jason Muller OWNER:520 Avenue G, Unit B Redondo Beach, CA 90277 Recommended Action: Adopt the attached resolution approving the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map No. 78251 for a two-unit detached condominium project at 945 15 th Street, subject to conditions, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Background: GENERAL PLAN:Medium Density Residential ZONING:Limited Multiple Family Residential (R-2B) LOT SIZE:5,668 square feet PROPOSED SQUARE FOOTAGE:Unit 1: 3,157 square feet Unit 2: 3,300 square feet PARKING REQUIRED:4 Standard/1 Guest PARKING PROVIDED: 4 Standard/1 Shared Guest Space ON STREET PARKING LOST/GAINED: One gain in total number of on-street parking spaces ENVIRONMENTAL DETERMINATION: Categorically Exempt, CEQA Section 15303(b) (Class 3 Exemption, New Construction or Conversion of Small Structures) The applicant proposes to demolish an existing duplex and construct two detached condominium units on an approximately 5,668 square foot lot, located east of Pacific Coast Highway and north of 15th Street. The subject site and surrounding properties are zoned R-2B Limited Multiple Family City of Hermosa Beach Printed on 8/24/2022Page 1 of 7 powered by Legistar™98 Staff Report REPORT 18-0188 Residential, R-3 Multiple Family Residential, and SPA8 Specific Plan Area 8 to the west, and R-1 One Family Residential east of the block. Similar residential development is found in the surrounding area comprised primarily of multi-story, multi-family residences. Both units to have a contemporary Cape Cod architectural with exterior treatments of white painted wood sidings, glass railing, gray stucco plaster finish, wood guardrail, and blackened steel window eyebrow. Analysis: A proposal to construct a condominium project requires findings for consideration of a Precise Development Plan, Conditional Use Permit and Vesting Tentative Parcel Map pursuant to Government Code Section 66474 and as set forth in Hermosa Beach Municipal Code (HBMC) Sections 16.08.060, 17.40.020 and 17.58.030. CEQA Compliance: The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures, because the project is construction of limited numbers (two) of new small structures. More specifically, the project is comprised of multi-family residential structures in an urbanized area, totaling not more than six dwelling units. Basic Zoning Standards: The project complies with the requirements of the Zoning Ordinance, including the R-2B zone and design standards for condominiums in Section 17.22. CRITERIA REQUIRED PROPOSED Minimum Lot Area for 2 Units 3,500 Sq. Ft. (max 2 units)5,668 Sq. Ft. (max 2 units) Lot Coverage Maximum 65%55% Height Maximum 30’30’ Front Yard Setback Minimum 5’16’ Side Yard Setback Minimum 4’-2 3/8”4’-2 3/8” Rear Yard Setback Minimum 5’ (1st level) and 3’ (2nd and 3rd levels) 5’ (1st level), 4’(2nd level and 3rd level) Total Parking Spaces Minimum 5 spaces total 5 spaces total Garage Spaces Minimum 4 (2 per unit)4 (2 per unit) Guest Space Minimum 1 space per 2 units 1 shared guest space Driveway Maximum Slope Maximum 20%18% Open Space Per Unit Minimum 300 Sq. Ft. per unit Unit 1: 630 Sq. Ft. Unit 2: 309 Sq. Ft. Minimum Unit Size Unit 1: 1,600 Sq. Ft. Unit 2: 1,600 Sq. Ft. Unit 1: 3,157 Sq. Ft. Unit 2: 3,300 Sq. Ft. Storage Area (Per Unit) Minimum 200 Cu. Ft.Unit 1: 205 Cu. Ft. Unit 2: 205 Cu. Ft. Solid Waste Area (Per Unit) Minimum Area for 3 bins at 2.5’ by 2.5’ each Minimum 2.5’ by 2.5’ area at the northeast corner in for Unit 1 and adjacent to the garage for Unit 2 City of Hermosa Beach Printed on 8/24/2022Page 2 of 7 powered by Legistar™99 Staff Report REPORT 18-0188 CRITERIA REQUIRED PROPOSEDMinimum Lot Area for 2 Units 3,500 Sq. Ft. (max 2 units)5,668 Sq. Ft. (max 2 units)Lot Coverage Maximum 65%55%Height Maximum 30’30’Front Yard Setback Minimum 5’16’Side Yard Setback Minimum 4’-2 3/8”4’-2 3/8”Rear Yard Setback Minimum 5’ (1st level) and 3’ (2nd and3rd levels)5’ (1st level), 4’(2nd level and3rd level)Total Parking Spaces Minimum 5 spaces total 5 spaces total Garage Spaces Minimum 4 (2 per unit)4 (2 per unit) Guest Space Minimum 1 space per 2 units 1 shared guest space Driveway Maximum Slope Maximum 20%18% Open Space Per Unit Minimum 300 Sq. Ft. per unit Unit 1: 630 Sq. Ft. Unit 2: 309 Sq. Ft. Minimum Unit Size Unit 1: 1,600 Sq. Ft. Unit 2: 1,600 Sq. Ft. Unit 1: 3,157 Sq. Ft. Unit 2: 3,300 Sq. Ft. Storage Area (Per Unit) Minimum 200 Cu. Ft.Unit 1: 205 Cu. Ft. Unit 2: 205 Cu. Ft. Solid Waste Area (Per Unit) Minimum Area for 3 bins at 2.5’ by 2.5’ each Minimum 2.5’ by 2.5’ area at the northeast corner in for Unit 1 and adjacent to the garage for Unit 2 Covenants, Conditions and Restrictions (CC&R’s) have been submitted and reviewed for compliance with applicable sections of the zoning ordinance. Both units will contain a two-car garage, laundry room, bedroom and bathroom on the first floor level, three bedrooms and three bathrooms on the second level, and a living room, kitchen, dining room, and a powder room on the third level. Both units will provide a roof deck. Both units will exceed the minimum open space requirement of 300 square feet per unit with 100 square feet of open space adjacent to the main living area, which meets the R-2B standards. Unit 1 will provide 320 square feet of open space on 1st level and 210 square of deck area adjacent to the primary living area on the third level. Unit 2 will provide 210 square feet of deck area adjacent to the primary living area on the third level. Both units will have a roof deck area with a maximum of 100 square feet counted towards the open space requirement. Access and Parking: Each unit will provide a two-car garage, and all parking will be accessed from 15th Street. Parking for both units will be provided from a relocated 9-foot wide driveway on 15th Street. In order to relocate the parking access towards the southwest corner of the lot, the utility pole, cable support (down-guy) and the utility boxes will need to be relocated approximately 30 feet to the east, but still within the property’s frontage. The applicant is still working with utility companies regarding precise placement of down-guy, utility pole, and the existing utilities boxes, and as such, a condition of approval is included that the necessary approvals from the City and the utility companies be obtained prior to issuance of building permits Landscape and Green Measures: All plants must be water conserving as required in Hermosa Beach Water Conservation and Drought Management Ordinances. The landscape plan includes a mixture of drought tolerant trees to include Trompenburg Japanese Maple, Western Redbud, Japanese Camellia, Lemon Bottlebrush, New Zealand Christmas Tree, and Thundercloud Purple City of Hermosa Beach Printed on 8/24/2022Page 3 of 7 powered by Legistar™100 Staff Report REPORT 18-0188 Leaf Plum. All proposed tree sizes ranges from 24 inch box to 48 inch box. The landscape plan also includes a variety of drought tolerant shrubs, perennial, ferns, vines, succulents in pots to complement the trees. In addition, turf is proposed at frontage of the Unit 1, not to exceed 20% of the total landscaped area in turf in compliance with HBMC Section 8.60.060(4). The proposed landscape plan shows more than 50% required permeable exterior surface area on-site. Therefore, the project is not conditioned to include catch basins with sump pumps to retain water on-site pursuant to HBMC Section 8.44 Hermosa Beach Stormwater and Urban Runoff Pollution Control Regulations. Additionally an automatic irrigation system is proposed for the landscape areas. The project is required to meet Title 24 standards: 65% of demolition debris must be recycled, and cement used in foundation mix design must be reduced by not less than 20%, among other requirements. Hermosa Beach’s Electrical Code (Section 15.32) requires installation of conduit sized to accommodate solar energy and solar thermal systems. Compatibility with surrounding area: The subject site and surrounding properties are zoned R-2B Limited Multiple Family Residential, R-3 Multiple Family Residential, and SPA 8 Specific Plan Area 8 to the west, and R-1 One Family Residential east of the block. Similar residential development is found in the surrounding area comprised primarily of multi-story, multi-family residences. The surrounding properties on 15th Street have a consistent prevailing front yard setback ranging from 16 feet to 20 feet. The Planning Commission established a policy in 1991 to require a prevailing front yard setback ranging 16 feet to 19 feet to be consistent and compatible with the existing neighborhood. A two-unit condominium located 842 15th Street was approved with a 20-foot front yard setback in January 1998. A two-unit condominium located at 840 15th Street was approved with a 17-foot front yard setback. A two-unit condominium approved in 2000 located at 948-952 15th Street initially proposed a front yard setback of 10 feet, but was approved with a minimum 17-foot front yard setback as part of the conditions of approval. Lastly, a two-unit condominium project located at 940 15th Street was approved with 16-foot front yard setback on May 17, 2016. The front yard setbacks on the north side of 15th Street range from approximately 15 feet to 69 feet. The front yard setbacks on the south side of 15th Street range from approximately 14 feet to 70 feet. The average front yard setbacks on 15th Street range from 16 to 20 feet. Therefore, the proposed front yard setback of 16 feet meets the minimum of 5-foot front yard setback as required per HBMC Section 17.22.060 D and , and meets the intent of HBMC Section 17.22.030 to be consistent with the immediate neighborhood with regard to the prevailing front yard setback. Subdivision Map: The applicant has applied for a Vesting Tentative Parcel Map. The 5,668 square foot lot can accommodate two units consistent with the minimum requirement of 1,750 square feet of lot area per dwelling unit. The lot size is consistent with prevailing lot sizes, street frontages within the same zone, and the General Plan designation for lots in the vicinity, and thus complies with City of Hermosa Beach Printed on 8/24/2022Page 4 of 7 powered by Legistar™101 Staff Report REPORT 18-0188 Hermosa Beach ordinances and subdivision of lots. The project is conditioned upon payment of Park and Recreation Area Dedication fees per unit as there is inadequate area on-site for land dedication per City required Parks and Recreation Area fees. Utilities provided to the lot serve the existing development, and capacity exists to provide public water, sewers, storm drains and utilities to serve the increased density. The submitted plans were preliminarily reviewed by the Fire Department, Public Works Department and Building Division, and no major concerns were identified. The proposed subdivision and improvements are compliant with criteria for approval of a subdivision map, and are not likely to cause serious public health problems within the proposed subdivision. General Plan Consistency: Land Use: PLAN Hermosa (the City’s combined General Plan and Local Coastal Program) designates the area of the subject property as Medium Density Residential. The purpose of this land use designation is to provide for enhancement and reinvestment in mixed scale residential neighborhoods, and it allows small scale residential uses, including single-family, duplex, condominiums and townhouses, as well as educational, cultural and public assembly uses that are compatible and neighborhood serving. The allowed density range is 13.1 - 25 dwelling units per acre. The proposed project is consistent in this regard in that it includes a two-unit residential condominium development at a density of 15.3 dwelling units per acre. Character Area: The property lies within the Hermosa Hills Neighborhood Character Area, 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 2-unit development will be consistent in that it will serve as a transition between higher density uses and lower density single-family residential uses. Desired Form and Character: 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. Regarding the desired public realm, greater east-west connections for bicyclists and pedestrians are to be provided with multiple high priority walking and biking streets needed to connect this neighborhood with other areas. City of Hermosa Beach Printed on 8/24/2022Page 5 of 7 powered by Legistar™102 Staff Report REPORT 18-0188 The proposed design is consistent with the desired building form and character in that it features an articulated front building façade, and provides setbacks consistent with and exceed the 5-foot minimum required front yard setback in the R-2B zone. The subject property contains an existing duplex with an approximate 15-foot curb cut located at the center of the subject property’s frontage on 15th Street. Currently, there is one on-street parking space located partially in front of the subject property and 937-939 15th Street. The proposal is to relocate the existing curb cut to the southwest corner of the lot with a curb cut width of 9-foot. This relocation of the existing curb cut will provide parking access to both of the units with a shared driveway. As a result, there will be one on-street parking space gained on the north side of 15th Street. In addition, the proposal includes new sidewalk on 15th Street. The proposed design features implement Land Use Policies 4.10 (pedestrian access), 6.5 (provision of sidewalks) and 6.7 (pedestrian-oriented design), as well as Mobility Policies 3.1 (enhance public right-of-ways), 3.10 (require ADA standards), and 7.5 (appropriate sidewalk widths). In this way, the proposed project is consistent with the intent of the desired public realm design Hermosa Hills Neighborhood Character Area and associated applicable PLAN Hermosa goals and policies. Summary: The project as conditioned is consistent with the zoning code, subdivision laws and other relevant provisions of the Hermosa Beach Municipal Code and PLAN Hermosa, as the site is physically suitable for the type and density of the proposed development. The specific project findings for a Precise Development Plan, Conditional Use Permit and Vesting Tentative Parcel Map pursuant to the Government Code Section 66474 and Sections 16.08.060, 17.22, 17.40.020 and 17.58.030 of the Municipal Code are provided in the attached resolution. Therefore, staff recommends the Planning Commission adopt the attached resolution approving the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map No. 78251 for a two-unit detached condominium project at 945 15th Street, subject to conditions, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Attachments: 1.Draft Resolution 2.Existing Site Photograph 3.Applicant Submittal 4.Poster Verification 5.Radius Map Respectfully Submitted by: Kathy Khang, Assistant Planner Concur: Kim Chafin, Planning Manager Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 8/24/2022Page 6 of 7 powered by Legistar™103 Staff Report REPORT 18-0188 City of Hermosa Beach Printed on 8/24/2022Page 7 of 7 powered by Legistar™104 1 P.C. Resolution 18-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT, PRECISE DEVELOPMENT PLAN, AND VESTING TENATIVE PARCEL MAP NO. 78251 FOR A TWO-UNIT DETACHED CONDOMINIUM PROJECT AT 945 15th STREET, ALSO DESCRIBED AS LOT 14 OF HEFFNER FIORINI ALLEN TRACT, CITY OF HERMOSA BEACH AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed on December 28, 2017 by the property owner/applicant Beach City Capital Management, LLC, C/O Jason Muller, for development of property located at 945 15th Street, seeking approval of Conditional Use Permit 18-3, Precise Development Plan 18-7, and Vesting Tentative Parcel Map #78251 for a two-unit detached residential condominium project. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the subject application on March 20, 2018, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 3. The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures, because the project is construction of limited numbers (two) of new, small structures. More specifically, the project is comprised of multi-family residential structures in an urbanized area, totaling no more than six dwelling units. Section 4. Based on the evidence received at the public hearing on March 20, 2018, the Planning Commission makes the following findings: 1. The applicant has filed applications for a Precise Development Plan, Conditional Use Permit and Vesting Tentative Parcel Map to develop a two-unit detached residential condominium project on a lot with an existing duplex. 2. The subject property contains approximately 5,668 square feet, is designated Medium Density Residential on the General Plan Map, and R-2B Limited Multiple Family Residential on the Zoning Map. Section 5. Based on the testimony and evidence received, the Planning Commission makes the following findings pertaining to the application for a Vesting Tentative Parcel Map pursuant to the California Government Code Section 66474 and Sections 16.08.060 and 16.16.060 of the Municipal Code: 105 2 3. The proposal is consistent with the General Plan Medium Density Residential designation and R-2B zone because the project is an allowed use and has a density of less than 25 dwelling units per acre, and as conditioned complies with all applicable development standards. 4. The site is physically suitable for a two-unit detached residential condominium project with Unit 1 and Unit 2 containing three levels with one guest parking space to be shared by both units. 5. The subdivision and improvements provide for adequate drainage, sanitation and potable water, underground utilities, parking and construction requirements, and therefore are not likely to cause public health problems. The project as conditioned will provide permeable surfacing and storm water retention facilities to the maximum extent feasible per Section 8.44.095 and any additional non-percolated or retained storm water will be conveyed to an onsite subsurface infiltration system as required by Section 8.44.095 subject to maintenance agreements. 6. The proposed development will provide vehicular access from 15th Street and does not exhibit dedicated public easements. Therefore, the subdivision and improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. 7. Design of the proposed subdivision as conditioned is compatible and consistent with applicable elements of the City’s General Plan and the immediate environment, being consistent with purposes of the designation, density and development standards, and parking, access and services are provided. 8. The project as conditioned will conform to all zoning and condominium standards and will be compatible with neighboring properties, which are developed with similar multi- story single-and multi-family residences. 9. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project is categorically exempt from CEQA pursuant to CEQA Guidelines Sections 15303(b). 10. The proposed subdivision will be consistent with the prevailing lot patterns and is not likely to reduce property values in the surrounding neighborhood area because the project is similar to surrounding development, consists only of the division of airspace at less than the maximum density allowed, and conditions have been placed on the project to ensure compatibility. 11. The granting of the subdivision will result in division of a conforming sized and configured lot into airspace for condominium units of size and design conforming to the R-2B zone and condominium ordinance. 106 3 Section 6. Based on the testimony and evidence received, the Planning Commission makes the following findings pertaining to the application for Conditional Use Permit and Precise Development Plan pursuant to Section 17.58.030 of the Municipal Code. 12. The proposal is consistent with the General Plan Medium Density Residential designation and R-2B zone because the project is an allowed use and has a density of less than 25 units per acre, and as conditioned complies with all applicable development standards. 13. The site is zoned R-2B and is physically suitable for a two-unit detached residential condominium project with Unit 1 and Unit 2 containing three levels. Each unit will provide a two-car garage with a shared guest parking space. 14. Both Units 1 and 2 comply with Section 17.14.080 of R-2B Limited Multiple Family Residential Open Space standards and provide a minimum of 300 square feet of open space per unit. 15. The subdivision and improvements provide for adequate drainage, sanitation and potable water, underground utilities, supply all required off -street parking, sidewalks, and safe access from a public street, will not cause substantial traffic impacts due to minimal increase in density, and will comply with all construction requirements. 16. Design of the proposed subdivision as conditioned is compatible and consistent with the immediate environment, including maintenance of water quality and reduction of marine pollution via onsite retention of storm water to compensate for loss of permeable surfaces and landscaping to enhance aesthetics, being consistent with purposes of the designation, all density and development standards, and access and services are provided. An in-lieu Park and Recreation Area Dedication fee is required for each unit. 17. The proposed project as conditioned is consistent with the General Plan and will ensure compatibility of the proposed density, use and design with neighboring residential properties, which also contain multi-story single and multi-family residences. The project as conditioned complies with Section 17.22.060 because the lot width exceeds 29 feet, unit sizes exceed the minimum requirement of 1,600 square feet for both Unit 1 and 2, the project does not exceed the 30 foot height limit, minimum open space of 300 square feet is met, and the front setback meets the five -foot minimum requirement. 18. All utilities will be placed underground, integrated into the design, separately metered and independently provided in each unit. Stormwater runoff will be minimized and a final landscape plan shall be provided per the Green Building, Water Efficient, Wat er Conservation and Condominium landscape standards and the required landscape plan shall be provided, per Sections 8.60, 8.44, and 8.56. 107 4 Section 7. Based on the foregoing, the Planning Commission hereby approves the subject Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map for a two-unit attached condominium project subject to the following Conditions of Approval: General: 1. The development and continued use of the property shall be in conformance with submitted plans received and reviewed by the Planning Commission at its meeting of March 20, 2018, revised in accordance with the conditions below. Minor modifications that do not affect scale, type, location or intensity of uses or impacts thereof may be approved by the Community Development Director when not in conflict with the findings or conditions of this permit. 2. The project shall fully comply with all requirements of the R-2B zone as applicable and the Condominium Ordinance in Chapter 17.22 of the Municipal Code, including but not limited to: a) Height including required roof deck railings shall fully comply with the 30-foot height limit. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. b) Design and construction shall comply with Section 17.22.060 except as specifically stated in this Resolution. c) Conduit to accommodate roof mounted alternative energy equipment for solar energy and solar thermal shall also be supplied per Section 15.32.140. d) The requirements of Section 17.22.060(F) and (G) shall be shown on structural plans and reviewed at the time of Building Division Plan Check. e) A minimum of 200 cubic feet of storage area shall be provided for each unit in accordance with Section 17.22.060(E). f) Designated, screened solid waste storage areas, a minimum of 2.5’ x 2.5’ (length times width) each, for three solid waste storage bins shall be shown on the site plan compliance with Chapter 8.12. 3. The submitted Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed and approved by the Community Development Director in conformance with Section 17.22.050 and conditions of this approval prior to the issuance of Building Permits. a) Proof of recordation of approved CC&Rs shall be submitted to the Community Development Director prior to the issuance of Certificate of Occupancy. 108 5 b) Five parking spaces (four garage spaces and one shared guest parking space) shall be maintained on-site. All parking spaces shall remain available for parking and shall not be used for storage or other purposes. Storage of boats, trailers, and recreational vehicles shall not be allowed and the CC&Rs shall reflect this condition. 4. The project shall comply with all requirements of the Building Division, Public Works Department, and Fire Department, and the Hermosa Beach Municipal Code. Building Plans: 5. Two copies of a Final Landscape Plan, consistent with landscape plans approved by the Planning Commission, indicating size, type, quantity and characteristics of landscape materials shall be submitted to the Community Development Department and Planning Division for review and approval prior to the issuance of Building Permits. The Final Landscape Plan shall also include the following: a) The applicant shall provide a landscape plan to comply with Sections 17.22.060(H), 8.60.060, and 8.60.070 to the satisfaction of the Community Development Director and Public Works Director. b) An automatic landscape sprinkler system consistent with Section 17.22.060(H) shall be provided, and shall be shown on plans (Building Permits are required). 6. Architectural treatments and accessory facilities shall be as shown on building elevations, site and floor plans. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. In addition: a) All parking dimensions shall comply with Chapter 17.44. Roll-up automatic garage doors shall be installed on all garage door openings and clearly indicated on floor plans. b) Driveway transitions shall comply with Section 17.44.120(D). c) All exterior lighting shall be downcast, fully shielded and illumination shall be contained within the property boundaries. Lighting shall be energy conserving and motion detector lighting shall be used for all lighting except low-level (3 feet or less in height) security lighting and porch lights. Lamp bulbs and images shall not be visible from within any onsite or offsite residential unit. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any 109 6 illumination found to be excessively brilliant or impacting to nearby properties. d) Any satellite dish antennas and/or similar equipment shall comply with Section 17.46.240. 7. The plans shall comply with Section 8.44.095 and install permeable surfaces in the driveway, guest parking space and other non-landscaped areas to the maximum extent feasible. If providing water-permeable surfaces on at least 50% of exterior surface area is not feasible and incorporating measures in 8.44.095 to the extent practicable to infiltrate the volume of runoff produced by a 0.80 inch twenty four (24) hour rain event, then the applicant shall infiltrate runoff on-site. In the event that subsurface infiltration is required, plans shall designate the exact location of the subsurface infiltration system, the applicant shall enter into a maintenance agreement with the City (prior to final map approval) for the ongoing infiltration, and provide a surety bond to the City to guarantee that on- site, subsurface infiltration is achieved. The amount of the bond shall be determined by the Building Division. All other drainage shall be routed to an off- site facility or on-site permeable area approved by the City. To the extent possible, a portion of roof drainage shall be routed to on-site permeable areas. No drainage shall flow over any driveway or sidewalk. If the drainage of surface waters onto the property requires a sump pump to discharge waters onto the street, the property owner(s) sh all record an agreement to assume the risk associated with use and operation of said sump pump, release the City from any liability, and indemnify the City regarding receipt of surface waters from the property. The recorded agreement must be filed with the City prior to issuance of the Certificate of Occupancy. 8. The plans and construction shall comply with all requirements of the Building Code in Title 15 and Green Building Standards in Chapter 15.48. Water conservation practices set forth in Section 8.56.070 shall be complied with and noted on construction plans. 9. Two copies of final construction plans, including site, elevation and floor plans, which are consistent with the conditions of approval of this conditional use permit, shall be reviewed and approved by the Planning Division for consistency with Planning Commission approved plans and this Resolution prior to the submittal to the Building Division for Plan Check. 10. Prior to the submittal of structural plans to the Building Division for Plan Check 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 approval. 11. The applicant shall submit all required plans and reports to comply with the City’s construction debris recycling program including manifests from both the 110 7 recycler and County landfill; at least 65% of demolition debris associated with demolition of the existing improvements and new construction shall be recycled. 12. The address of each condominium unit shall be conspicuously displayed on the street side of the buildings with externally or internally lit numbers and the method for illumination shall be shown on plans. Address numbering and display shall be subject to approval by the Community Development Department. Public Works 13. Prior to issuance of a Building Permit, approved civil engineering plans prepared by a licensed civil engineer, and approved by Public Works, addressing 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, shall be filed with the Community Development Department. 14. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on street. 15. 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. 16. Sewer flow rate for upstream and downstream manhole along with manhole rim/lid elevations must be submitted prior to grading and plan check. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 17. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 18. Sewer main work may be required after review of sewer lateral video. 19. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44) and must implement Low Impact Development Standards, and submit at time of grading and plan check along with an erosion control plan. Final Map and Certificate of Occupancy 111 8 20. The Final Map shall comply with all requirements of the Subdivision Map Act and Chapter 16.08 of the Municipal Code. 21. Prior to filing of the Final Map, applicant shall pay to the City of Hermosa Beach Park and Recreation Area Dedication fees per unit in lieu of onsite parkland dedication pursuant to Chapter 16.12. 22. Prior to approval of the Final Map, and prior to issuance of a Certificate of Occupancy, outstanding assessments must either be paid in full or apportioned to any newly created parcels. Notice of same shall be provided to the Community Development Director. Assessment payoff amounts may be obtained by calling the City’s Assessment Administrator at (800) 755 -6864. Applications for apportionment may be obtained in the Public Works Department. 23. Prior to issuance of a building permit, written approval from each utility company associated with the relocation of the existing utility pole, down guy and utility boxes must be submitted for review and approval by the Public Works Department and the Community Development Department. Construction 24. Prior to issuance of a Building Permit, abutting property owners and residents within 100 feet of the project site shall be notified of the anticipated date for commencement of construction. a) The form of the notification shall be provided by the Planning Division of the Community Development Department. b) Building permits will not be issued until the applicant provides an affidavit certifying mailing of the notice. 25. Project construction shall conform to the Noise Control Ordinance requirements in Section 8.24.050. Allowed hours of construction shall be printed on the building plans and posted at construction site. 26. Traffic control measures, including flagmen, shall be utilized to preserve public health, safety, and welfare. Other: 27. 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, Precise Development Plan and Vesting Tentative Map 112 9 shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 28. Approval of these permits shall expire twenty-four (24) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. 29. The Planning Commission may review this Conditional Use Permit, Precise Development Plan and Vesting Tentative Map and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the subject use. 30. The subject property shall be developed, maintained and operated in full compliance with the conditions of this permit and any law, statute, ordinance or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. Section 8. This permit shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this permit. The Conditional Use Permit, Precise Development Plan and Vesting Tentative Map 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. 113 10 Section 9. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. 18-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 March 20, 2018. Rob Saemann, Chairman Ken Robertson, Secretary Date 114 Attachment 2 Existing Site Photograph 115 945 15th STREET HERMOSA BEACH CA 90254 MICHAEL WILLIAMS 310 367 9277 945 15th STREET HERMOSA BEACH CA 90254 LOT 14 | HEFFNER FIORINI ALLEN TRACT | M.B. 9-106 R-2B 5,670 SF (0.13 ac) 4 STANDARD 4 STANDARD 1 STANDARD 1 STANDARD 28'-0" 28'-0" 20' X 8.5' 20' X 8.5' 28'-0" 33'-0" 9'-0" 9'-0" 20% VARIES - SEE CIVIL 5' 1ST FLR / 3' 2ND FLR 5' 1ST FLR / 4' 2ND FLR 10% (4.2')VARIES: 4.2' MIN 5' REQ'D / 16' CONDO 16'-0" 65% MAX 55% 1,750 SF 2,835 SF 3.5 3.5 4 1,098 SF 3,157 SF 290 SF + 636 SF 1,172 SF 172 SF 1,302 SF 410 SF 683 SF 4 1,049 SF 3,300 SF 290 SF + 636 SF 1,233 SF 123 SF 1,366 SF 410 SF 701 SF 3.5' FRONT | 6' SIDE/REAR 2.5' FRONT | 3' SIDE/REAR -312' 600 SF 840 SF 300 SF UNIT A: 630 SF UNIT B: 310 SF ----------- ----------- 200 CU. FT.UNIT A: 205 CU. FT. UNIT B: 205 CU. FT. ----------- ----------- APN: 4185-007-024 A A B THIRD FLOOR FOOTPRINT SECOND FLOOR FOOTPRINT 49' - 4"47' - 11" 45' - 4"4' - 0"2' - 7"45' - 4"33' - 6"33' - 6"15TH STREETA LOT COVERAGE LOT AREA: LOT COVERAGE: LOT COVERAGE PERCENTAGE: 5,670 5,670 SF X 0.65 = 3,685.5 SF MAX. 3,090 SF PROPOSED < 3,685.5 SF MAX 55% ASK 001 DRIVEWAY STUDY ASK 002 STREET SECTION ASK 003 EXAMPLE 00 GENERAL A0.01 TITLE SHEET A0.03 SURVEY 01 CIVIL C-1 TITLE / NOTES C-2 GRADING & DRAINAGE PLAN C-3 CROSS SECTIONS & CUT/FILL DIAGRAMS C-4 EROSION CONTROL PLAN C-5 SUMP PUMP NOTES & DETAILS 02 ARCHITECTURE A1.00 ON-STREET PARKING PLAN A1.01 SITE PLAN A1.02 SITE WALL ELEVATIONS A2.00 FIRST FLOOR PLAN A2.01 SECOND FLOOR PLAN A2.02 THIRD FLOOR PLAN A2.03 ROOF PLAN A3.01 EXTERIOR ELEVATIONS A3.02 EXTERIOR ELEVATIONS A4.01 BUILDING SECTIONS 07 LANDSCAPE L1.00 LANDSCAPE PLAN ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED, OR DISCLOSED WITHOUT WRITTEN CONSENT OF ARCHITECT. COPYRIGHTED.3/11/18 2:13:10 PMBIM 360://Hermosa 02/Hermosa 02 Collab Model.rvtPROJECT NO. #17012.00 A0.01TITLE SHEETHERMOSA II945 15th St, HERMOSA BEACH, CA 9025412" = 1'-0"4VICINITY MAP 1 A BUILDING GRID LINES WINDOW SYMBOL ROOM NO. REFERENCE LETTER DOOR SYMBOL 34.B 21.8 ROOM NO. REFERENCE NO. REVISION NO. 3 REVISION CLOUD MATCH LINE SHEET NO. A3.2 THE SHADED PORTION IS THE SIDE CONSIDERED ROOM NAME ROOM NO. FLOOR LEVEL ROOM LABEL LIVING ROOM 1.2 SECTION SECTION NO. 4 A4.4 SHEET NO. AREA REFERENCE DETAIL NO. SHEET NO. 5 A9.2 DETAIL EXTERIOR ELEVATION A3.2 2 ELEVATION NO. SHEET NO. DIMENSION STRING INTERIOR ELEVATION 1 2 3 4 ELEVATION NO. (TYPICAL) SHEET NO. A6.10 CEILING HEIGHT 8'-0"CEILING HEIGHT WORK POINT OR CONTROL POINT NORTH ARROW ARCHITECTURAL NORTHTRUE NORTH1 1/4" 19SYMBOLS NOT TO SCALE 20NOT USED NOT TO SCALE 10PROJECT INFORMATION NOT TO SCALE 3PROJECT TEAM / SHEET INDEX NOT TO SCALE 8ABBREVIATIONS NOT TO SCALE & And < Angle @ At CL Centerline Diameter or Round Perpendicular # Number (E) Existing AB Anchor Bolt A/C Air Conditioning A.C. Asphaltic Concrete ACT Acoustical Tile ACOUS Acoustical ADJ Adjustable A.F.F. Above Finish Floor ALT Alter or Alternate ALUM Aluminum ANOD Anodized A.P. Access Panel APPROX Approximate ARCH Architectural ASPH Asphalt BD Board BITUM Bituminous BLDG Building BLK Block BLKG Blocking BM Beam BOT Bottom BR Bedroom BSMT Basement B.U.R. Built Up Roofing CAB Cabinet CARP Carpet C.B. Catch Basin CEM Cement CER Ceramic C.I. Cast Iron CLG Ceiling CLO Closet CLR Clear F.A. Fire Alarm F.D. Floor Drain FDN Foundation F.E. Fire Extinguisher F.E.C. Fire Extinguisher Cab F.G. Finish Grade F.H.C. Fire Hose Cabinet FIN Finish FLASH Flashing FLR Floor FLUOR Fluorescent F.O.C. Face of Concrete F.O.F. Face of Finish F.O.M. Face of Masonry F.O.S. Face of Stud FPRF Fireproof FR Frame FS Full Size FT Foot, Feet FTG Footing FURR Furring, Furred FUT Future GA Gauge GALV Galvinized G.B. Grab Bar G.I. Galvanized Iron GL Glass, Glazing GND Ground GR Grade GYP Gypsum H High H.B. Hose Bib H.C. Hollow Core HCP Handicapped HDWR Hardware HDWD Hardwood H.M. Hollow Metal HORIZ Horizontal HR Hour HT Height HVAC Heating, Ventilation and Air Conditioning H.W. Hot Water O.C. On Center O.D. Outside Diameter O.F.D. Overflow Drain OFF Office O.H. Overhang OVHD Overhead OPNG Opening OPP Opposite PC Piece P.D. Planter Drain PL Plate P.L. Property Line PLMG Plumbing PLAM Plastic Laminate PLAS Plaster PLYWD Plywood PR Pair PT Paint P.T.D. Paper Towel Dispenser PTN Partition Q.T. Quarry Tile R Riser RAD Radius R.D. Roof Drain REF Reference REFR Refrigerator REINF Reinforced or Reinforcing REQ Required RESIL Resilient REV Revised RFG Roofing R.H. Right Hand RM Room R.O. Rough Opening RWD Redwood S South S.C. Solid Core SCHED Schedule SECT Section SEP Separation, Separate SH Shelf W West W/ With W.H. Water Heater W/O Without W.C. Water Closet WD Wood WP Waterproof WPM Waterproof Membrane WSCT Wainscot W.S.P. Wet Standpipe WT Weight CMU Concrete Masonry Unit CNTR Counter COL Column CONC Concrete CONN Connection CONST Construction CONT Continuous CONTR Contractor CORR Corridor C.T. Ceramic Tile CTR Center CTSK Countersunk C.W. Cold Water D Deep, Depth DBL Double DET Detail D.F. Drinking Fountain DIA Diameter DIM Dimension DISP Dispenser DN Down D.O. Door Opening DR Door DS Downspout D.S.P. Dry Standpipe DWG Drawing DWR Drawer E East EA Each EJ Expansion Joint EL Elevation ELEC Electrical ELEV Elevation EMER Emergency ENCL Enclosure E.O.S. Edge of Slab EQ Equal EQUIP Equipment E.W. Each Way E.W.C. Electric Water Cooler EXIST Existing EXP Expansion EXPO Exposed EXT Exterior I.D. Inside Diameter INCL Including INSUL Insulation INT Interior JAN Janitor JST Joist JT Joint KIT Kitchen LAM Laminate LAV Lavatory L.F. Lineal Foot L.H. Left Hand LKR Locker L.R. Living Room LT Light LVR Louver MATL Material MAX Maximum M.B. Machine Ball MECH Mechanical MEMB Membrane MET Metal MFR Manufacture MH Manhole MIN Minimum MIR Mirror MISC Miscellaneous M.O. Masonry Opening M.R. Moisture Resistant MTD Mounted MUL Mullion N North N.I.C. Not in Contract NO Number NOM Nominal N.S. No Scale N.T.S. Not to Scale O/ Over OA Overall OBSC Obscure SHR Shower SHT Sheet SIM Similar SLDG Siding SPEC Specification SQ Square S.S. Stainless Steel SSK Service Sink STD Standard STL Steel STOR Storage STRUCT Structrual SUSP Suspended SW Switch SYM Symmetrical SYS System T Tread T.B. Towel Bar T&G Tongue and Groove T.O.C. Top of Curb T.O.D. Top of Drain TEL Telephone TEMP Tempered, Temperature TER Terrazzo THK Thick, Thickness THR Threshold TOIL Toilet T.O.P. Top of Pavement T.O.S. Top of Slab T.P.D. Toilet Paper Dispenser T.S. Top of Steel TV Television T.O.W. Top of Wall TYP Typical UNF Unfinished U.O.N. Unless Otherwise Noted UR Urinal VERT Vertical VEST Vestibule V.I.F. Verifiy in Field VOL Volume 14 HEFFNER FIORINI ALLEN TRACT M.B. 9-106 4185-007-024 R-2B FRONT:16' MINIMUM SIDES: 4.2 MINIMUM REAR: 5' MINIMUM 3' MINIMUM AT SECOND FLOOR / THIRD FLOOR 30' MAXIMUM 4 ENCLOSED: PROVIDED AT GARAGE, 1 GUEST PARKING SPACE UNCOVERED 5,670 SF R3 LIVING / U GARAGE V-B 2016 HERMOSA BEACH MUNICIPAL CODE 2016 CALIFORNIA RESIDENTIAL CODE 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA FIRE CODE 2016 CALIFORNIA ENERGY CODE 2013 NFPA13D (SPRINKLERS) NOTE: THE BUILDING SHALL BE EQUIPPED WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D. SPRINKLER SYSTEM DRAWINGS SHALL BE SUBMITTED TO THE ARCHITECT AND TO THE FIRE DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO COMMENCEMENT OF WORK. A SEPARATE APPLICATION AND PERMIT(S) ARE REQUIRED FOR THE FIRE SPRINKLER SYSTEM. AT TIME OF FINAL INSPECTION, A MANUAL, COMPACT DISC, OR WEB BASED REFERENCE SHALL BE PLACED IN THE BUILDING. THIS MANUAL SHALL INCLUDE ALL OF THE ITEMS LISTED ON THE CALIFORNIA GREEN BUILDING STANDARDS CODE SECTION 4.410.1 GC TO PROVIDE THE INSTALLATION OF A CONDUIT FROM THE ROOF TO THE ELECTRICAL SERVICE PANEL TO ASSIST AND ENCOURAGE THE INSTALLATION OF ROOF MOUNTED ENGERY COLLECTION/GENERATION DEVICES. THIS IS TO OCCUR AT EACH UNIT. THIS PROJECT IS SUBJECT TO CONDITION COMPLIANCE MONITORING AND REPORTING. ALL ASPECTS OF PROJECT CONSTRUCTION SHALL ADHERE TO THE APPROVED PLANS, NOTES, AND CONDITIONS OF APPROVAL. LOT: TRACT: ASSESSOR'S PARCEL NUMBER: ZONE: SETBACKS: HEIGHT LIMIT: PARKING: LOT SIZE: OCCUPANCY GROUP: CONSTRUCTION TYPE: REGULATORY CODES: PROJECT INFORMATION PROJECT TEAM ARCHITECT KEITH MULLER, AIA MULLER AP 23127 FALENA AVE TORRANCE, CA 90501 TEL 619 204 2036 EMAIL keith@mullerap.com CIVIL ENGINEER NAME COMPANY 000 CITY, CA 90245 TEL 310 000 0000 EMAIL john@doe.com GEOTECHNICAL KEITH TUCKER NORCAL ENGINEERING 10641 HUMBOLT STREET LOS ALAMITOS, CA 90720 TEL 562 799 9469 EMAIL --- CONTRACTOR NAME COMPANY 000 CITY, CA 90245 TEL 310 000 0000 EMAIL john@doe.com OWNER JASON MULLER BEACH CITY CAPITAL, LLC 1240 ROSECRANS AVE., 120 MANHATTAN BEACH, CA 90266 TEL 310 245 4419 EMAIL jason@beachcitycapital.com STRUCTURAL ENGINEER NAME COMPANY 000 CITY, CA 90245 TEL 310 000 0000 EMAIL john@doe.com SHEET INDEX ENERGY COMPLIANCE LYNN KRAMER KRAMER ENGINEERING STREET CITY TEL 000 EMAIL --- SURVEY MARK CONRAD DENN ENGINEERS STREET CITY TEL 000 EMAIL --- 3SHEET INDEX NOT TO SCALE 1" = 10'-0"2LOT COVERAGE A A A A ISSUE RECORD∆DATEDESCRIPTIONBY2017-1228INTER-DEPT REVIEWKM/MMA2018-0220ID REVIEW RESPONSEKM/MMB2018-0228SUPPLEMENTAL DIMKM116 ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED, OR DISCLOSED WITHOUT WRITTEN CONSENT OF ARCHITECT. COPYRIGHTED.2/28/18 11:44:49 PMBIM 360://Hermosa 02/Hermosa 02 Collab Model.rvtPROJECT NO. #17012.00 A0.03SURVEYHERMOSA II945 15th St, HERMOSA BEACH, CA 902543NOT USED NOT TO SCLAE ISSUE RECORD∆DATEDESCRIPTIONBY2017-1228INTER-DEPT REVIEWKM/MMA2018-0220ID REVIEW RESPONSEKM/MM117 ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BEDUPLICATED, USED, OR DISCLOSED WITHOUT WRITTEN CONSENT OF ARCHITECT. COPYRIGHTED.2/20/2018 2:13:32 PMA360://Hermosa 2/Hermosa 02 Collab Model.rvtPROJECT NO. #17012.00 A0.40UNIT A - RENDERSHERMOSA II945 15th St, HERMOSA BEACH, CA 902542UNIT A - NE CORNER 1UNIT A - NW CORNER 4UNIT A - SE CORNER 3UNIT A - SW CORNER ISSUE RECORD∆ DATE DESCRIPTIONBY12/28/17 INTER-DEPT REVIEWKM/MMA 02/20/18 ID REVIEW RESPONSEKM/M118 ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BEDUPLICATED, USED, OR DISCLOSED WITHOUT WRITTEN CONSENT OF ARCHITECT. COPYRIGHTED.2/20/2018 2:14:21 PMA360://Hermosa 2/Hermosa 02 Collab Model.rvtPROJECT NO. #17012.00 A0.41UNIT B - RENDERSHERMOSA II945 15th St, HERMOSA BEACH, CA 902541UNIT B - SE CORNER 3UNIT B - NE CORNER4UNIT B - NW CORNER 2UNIT B - SW CORNER ISSUE RECORD∆ DATE DESCRIPTIONBY12/28/17 INTER-DEPT REVIEWKM/MMA 02/20/18 ID REVIEW RESPONSEKM/M119 00'00'00'800802119.26803117.07804805806807808809810811812813814815816817818819820821822823824825826 117.40827828116.93829830831832833834835863864314315316317318117.19320321117.29119.02118.99119.00119.04119.02120.28119.02118.72118.67118.63 TX118.22 FL118.65 FL119.05 TC 119.25119.05120.48119.79119.09118.01117.89117.55 TX117.05 FLGWEBOXTELBOX116.74118.26118.94118.74118.74118.86118.78117.40119.03 TW118.45117.18 PC117.10116.91 TC 116.45 FL119.3 PCTP XL&T LS 7325L&T RCE 8710TPHSCCCCSWCWCCCCCCTXFLFLTCBSWHSFCFCCCCCTXFLCCCCCCCCHSBSSWCWTWBSWTCFLN 76°34'00"E689.73'N 76°34'00"E 41.97' P/L25.15'25.15'585.78'41.97'61.97'4.0'3.0'5.65'12.5'2223863864CONC.DRIVEWAYCONC. SIDEWALKFOUND L&T LS 73284.01' S'LY OF CORNERON PROP. LINE PROD.TAG ELEV = 119.26'FOUND L&T RCE 87103.97' S'LY OF CORNERON PROP. LINE PROD.TAG ELEV = 117.07'FOUND S&W RCE 30826ESTAB. PER TIES13'-10"18'-6" EXISTING RESIDENCE EXISTING RESIDENCE (E) ADJACENT DRIVEWAY (E) ADJACENT DRIVEWAY 14' - 6"(E)20' - 0"(E)20' - 0"12.5'15TH STREET(NO PARKING ON SOUTH SIDE OF STREET)EXISTING ON STREET PARKING EXISTING ON STREET PARKING UTILITY POLE TO BE RELOCATED PER SITE PLAN RELOCATE (E) WATER METER PER SITE PLAN A (E) IN-GROUND UTILITY BOXES TO BE RELOCATED OUTSIDE OF (N) DRIVEWAY APPROACH, TYP. SEE SITE PLAN A C CONCRETE WALL LANDSCAPED AREA PROPERTY LINE SETBACK G E GAS METER ELECTRICAL METER TOP OF RAILING TOP OF WALL FINISHED CONCRETE FINISHED FLOOR ELEVATION TOP OF CURB FINISHED SURFACE FINISHED GRADE F.C. T.W. T.R. F.F.E. T.C. F.S. F.G. 3 A1.00 945 15TH ST UNIT A FFE @ 2ND FLR. = 123.68' FFE @ 3RD FLR. = 133.56'N 76°34'00"E 41.97' P/L3' - 10"15TH STREET4 A1.00 5 A1.00 DRIVEWAY9' - 0"EXISTING DRIVEWAY15' - 6 1/2"FFE @ 1ST FLR. = 114.18'(NO PARKING ON SOUTH SIDE OF STREET)(E)20' - 0"EXISTING ON STREET PARKING ON-STREET PARKING (E) ADJACENT DRIVEWAY (E) ADJACENT DRIVEWAY 2% MAX CROSS SLOPE EXISTING RESIDENCE EXISTING RESIDENCE 3' - 0" SW 4' - 0"5' - 8" 6"PL TO PL / FRONT PROPERTY LINE TO CL OF STREETSEE CIVIL PLANS FOR WORK IN THE PUBLIC RIGHT OF WAY, TYPICAL9% 18%9% 5%(E)20' - 0"8' - 0"8.0'6.0'6.0'T E (N) DOWN-GUY (N) ELECTRIC HAND-HOLE (N) TELECOM HAND-HOLE (N) UTILITY POLE C3.0'9.0'3.0'W (N) WATER METER LOCATION CLR2.0'PLGUTTER3.0' S.W. 4.0' OUTLINE OF DWELLING ABOVE 2% MAXA (7'-0" CLR)7' - 2"+115.26 8' - 0"9' - 0"8' - 0" 9% 18%5.3% +116.70 10% DRIVEWAY 5.65' +114.54 +117.18 +117.13 +117.13 +116.49 CPLGUTTER 3.0' S.W. 4.0' OUTLINE OF DWELLING ABOVE 2% MAX (7'-0" CLR)7' - 2"+115.26 8' - 0"9' - 0"8' - 0" 9% 18%7.1% +116.70 7.5% DRIVEWAY 5.65' +114.54 +117.34 +117.29 +117.21 +116.79 CPLGUTTER 3.0' S.W. 4.0' OUTLINE OF DWELLING ABOVE 2% MAX (7'-0" CLR.)7' - 2"+117.45 FC +117.09 +115.26 +116.70 +117.50 +117.37 8' - 0"9' - 0"8' - 0" 9% 18%8.8% 5% DRIVEWAY 5.65' +114.54 C ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED, OR DISCLOSED WITHOUT WRITTEN CONSENT OF ARCHITECT. COPYRIGHTED.3/11/18 2:13:11 PMBIM 360://Hermosa 02/Hermosa 02 Collab Model.rvtPROJECT NO. #17012.00 A1.00ON-STREET PARKING PLANHERMOSA II945 15th St, HERMOSA BEACH, CA 9025411LEGEND -SITE PLAN NOT TO SCALE 13. CONTRACTOR TO PROVIDE TEMPORARY POWER POLE AND METER FOR THE DURATION OF THE WORK. CONTRACTOR TO MAINTAIN TEMPORARY LIGHT AS REQUIRED FOR THE DURATION OF THE WORK. CONTRACTOR SHALL PROVIDE TEMPORARY SANITARY FACILITIES AS TO LEAST IMPACT NEIGHBORS AND AS DIRECTED BY CITY REGULATIONS. 14 OVERHEAD UTILITY CONNECTION TO HOME[S] SHALL BE UNDERGROUNDED 15 STREET PAVEMENT FROM PL TO PL TO CENTER OF STREET SHALL BE RESURFACED (2" GRIND AND OVERLAY FOR ASPHALT CONCRETE). 16 INSTALLATION OF TREE[S] SHALL INCLUDE ROOT BARRIERS TO PROTECT HARDSCAPE, ROADWAY, AND UTILITIES. ALSO SEE LANDSCAPE PLAN FOR ADDITIONAL INFORMATION 17 PROTECT IN-PLACE ALL SURVEY MONUMENTS AND PROPERTY CONRNER MARKERS 18 GC TO VERIFY THAT (E) SEWER LATERAL IS IN GOOD WORKING ORDER, PROVIDE SEWER CAMERA INSPECTION. IF REQUIRED TO BE REPLACED, GC TO PROVIDE NEW LATERAL WITH EITHER BACKFLOW PREVENTION DEVICE OR CLEANOUT ON-SITE 1. ALL DIMENSIONS ARE TO FACE OF STRUCTRE (F.O.S.), UNLESS OTHERWISE NOTED. 2. DO NOT SCALE FROM DRAWINGS. 3. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 4. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. 5. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. 6. PROVIDE 1.6 GALLONS OF WATER PER FLUSH TOILETS. 7. WATER HEATERS ARE TO BE STRAPPED OR HAVE A RIGID CONNECTION TO AN ADJACENT WALL. (SEC 507.3, UPC) 8. PROVIDE R-12 EXTERIOR BLANKET FOR HOT WATER HEATER. R-3 INSULATION SHALL BE PROVIDED FOR THE FIRST FIVE FEET OF THE WATER HEATER OUTLET PIPE. ALL WATER HEATING AND SPACE CONDITIONING EQUIPMENT. SHOWER HEADS AND FAUCETS SHALL BE C.E.C. CERTIFIED. ALL STEAM AND STEAM CONDENSATE RETURN PIPING AND ALL CONTINUOUSLY RECIRCULATING DOMESTIC HEATING OR HOT WATER PIPING SHALL BE INSULATED PER PLUMBING DIVISION. 9. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COMPLYING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED. 10. AN APPROVED SEISMIC SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS LINE ON THE DOWN STREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING. 11. CONTRACTOR SHALL PROVIDE, ERECT AND MAINTAIN ALL TEMPORARY BARRIERS AND GUARDS, AND ALL TEMPORARY SHORING AND BRACING AS REQUIRED BY ALL CITY AND STATE REGULATIONS. 12. CONTRACTOR SHALL PROVIDE ADEQUATE WEATHER PROTECTION FOR THE BUILDING AND ITS CONTENTS DURING THE COURSE OF WORK. 10NOTES -SITE PLAN NOT TO SCALE9NOT USED NOT TO SCALE 1/8" = 1'-0"2ASITE PLAN EXISTING - ON STREET PARKING 8NOT USED NOT TO SCALE 7NOT USED NOT TO SCALE 6NOT USED NOT TO SCALE EXISTING GUY WIRE EXISTING PROPERTY (945 15TH ST.) EXISTING GUY WIRE EXISTING PROPERTY (945 15TH ST.) EXISTING E-BOX EXISTING TELBOX NEIGHBORING PROPERTY 955 15TH ST., SERVICE FED FROM OCEAN DRIVE POWER POLE EXISTING POWER POLE, END-OF- THE-LINE 1/8" = 1'-0"1ASITE PLAN - ON STREET PARKING 1/8" = 1'-0"3DRIVEWAY SECTION 01 1/8" = 1'-0"4DRIVEWAY SECTION 02 1/8" = 1'-0"5DRIVEWAY SECTION 03 A EXISTING W -BOX NOTE: REFER TO CIVIL DRAWINGS FOR ALL FLATWORK SPOT ELEVATIONS, PROFILES, AND DRAINAGE ON PRIVATE PROPERTY AND PUBLIC WAY NOTE: REFER TO CIVIL DRAWINGS FOR ALL FLATWORK SPOT ELEVATIONS, PROFILES, AND DRAINAGE ON PRIVATE PROPERTY AND PUBLIC WAY NOTE: REFER TO CIVIL DRAWINGS FOR ALL FLATWORK SPOT ELEVATIONS, PROFILES, AND DRAINAGE ON PRIVATE PROPERTY AND PUBLIC WAY NOTE: SEE SITE PLAN ON SHEET A1.01 FOR ADDITIONAL SITE WORK AND WORK IN PUBLIC WAY REFER TO CIVIL SHEETS FOR ADDITIONAL INFORMATION ISSUE RECORD∆DATEDESCRIPTIONBYC03/09/2018SUPPLEMENTALKM2017-1228INTER-DEPT REVIEWKM/MMA2018-0220ID REVIEW RESPONSEKM/MMB2018-0228SUPPLEMENTAL DIMKM120 UP CONCRETE WALL LANDSCAPED AREA PROPERTY LINE SETBACK G E GAS METER ELECTRICAL METER TOP OF RAILING TOP OF WALL FINISHED CONCRETE FINISHED FLOOR ELEVATION TOP OF CURB FINISHED SURFACE FINISHED GRADE F.C. T.W. T.R. F.F.E. T.C. F.S. F.G. 3 A4.01 12 A4.01 4 A4.01 +119.80 PC +119.06 3' - 0" 4' - 0" (E) CONCRETE SIDEWALK 5' - 8" PLANTING STRIP 15TH STREET 25' - 0"REQ. SB4.2'REQ. SB 5.0'REQ. SB4.2'SHARED GUEST PARKING (8.5' X 18') NEW CONCRETE RETAINING WALL @ PL - HEIGHT VARIES N 13°25'20"W 135.00' P/L N 13°25'40"W 135.00' P/LN 76°34'00"E 41.99' P/LN 76°34'00"E 41.97' P/LREQ. SB 5.0' PREVAILING SB 16.0' LINE OF EAVE OVERHANG - 4.0' CLR. OF P.L. 3 A1.00 G E E G PATH4' - 0"PATH3.8'PROP. SB4.5'PROP. SB 5.0' GREYED AREA INDICATES BUILDING FOOTPRINT - TYP. 18' - 10 1/2" LOT DEPTH 135' - 0"LOT WIDTH42' - 0"PROPOSED SB 16.0' SETBACKS 3.3'LINE OF EAVE OVERHANG 3.3' CLR. OF P.L.10 1/2"12"12"52 1/2"31" LINE OF BALCONY OVERHANG 31"52 1/2" LINE OF ROOF OVERHANG PROP. SB9.6'COURTYARD AREA = 608 SF 33' - 1" +117.43 T.W.+119.68 T.W.+115.18 T.W. +116.93 F.S.+119.18 F.S. +114.18 F.S. +121.68 T.W. +119.68 T.C. +119.68 T.W.+120.35 T.W.+119.68 T.W. +120.35 T.W. +121.68 T.W. +121.68 TW +114.18 FS 4.0' LINE OF EAVE OVERHANG 3.3' CLR. OF P.L.3.3'LINE OF EAVE OVERHANG 3.2' CLR. OF P.L.3.2'PROP. SB9.6'LINE OF EAVE OVERHANG 3.2' CLR. OF P.L. 4 A1.00 5 A1.00PROP. SB4.5'6.4' EXISTING RESIDENCE EXISTING RESIDENCE EXISTING RESIDENCE 945 15TH ST UNIT A FFE @ 2ND FLR. = 123.68' FFE @ 3RD FLR. = 133.56' FFE @ 1ST FLR. = 114.18' 945 15TH ST UNIT B FFE @ 2ND FLR. = 123.68' FFE @ 3RD FLR. = 133.56' FFE @ 1ST FLR. = 114.18' +118.84 PC +121.68 +119.68 +119.30 PC +117.18 PC+118.90 PC A1.02 2 A1.02 1 A1.02 3 15TH STREETA A TO STEPS 15' - 0" (36" MIN) A 3.2'SITE WALL SITE WALL SITE WALLAT-GRADE PLANTING AREA A AT-GRADE PLANTING AREA A AT-GRADE PLANTING AREA A +120.35 TOW +119.68 TOW A DRIVEWAY RAMP DOWN SEE CIVIL PLANS A 18' - 0"8' - 6"B T E (N) DOWN-GUY (N) ELECTRIC HAND-HOLE (N) TELECOM HAND-HOLE (N) UTILITY POLE B C W (N) WATER METER LOCATION 320 SQUARE FEET OPEN SPACE (70% OPEN) BALCONY OVERHANG ABOVE (95 SF) A 24' - 10"13' - 6" 210 SQUARE FEET OPEN SPACE (50% OPEN) 210 SQUARE FEET OPEN SPACE (50% OPEN) 12' - 5"16' - 8"12' - 6"16' - 10"12' - 10"8' - 5"8' - 5"12' - 10"OPEN TO SKY (108 SF)OPEN TO SKY (108 SF) A 100 SQUARE FEET OPEN SPACE (100% OPEN) 100 SQUARE FEET OPEN SPACE (100% OPEN) ROOF DECK (632 SF) ROOF DECK (636 SF) 23' - 5"32' - 7"9' - 0"8' - 6"14' - 11"9' - 0"14' - 11"8' - 6" 23' - 5"32' - 7"A OPEN SPACE REQUIRED OPEN SPACE PROVIDED AT FIRST FLOOR FRONT YARD SIDE YARD PROVIDED AT THIRD FLOOR GREAT ROOM DECK PROVIDED AT ROOF DECK REAR DECK TOTAL PROVIDED TOTAL REQUIRED 300 SQUARE FEET 320 SQUARE FEET - 210 SQUARE FEET 100 SQUARE FEET 630 SQUARE FEET 300 SQUARE FEET UNIT A UNIT B 300 SQUARE FEET - - 210 SQUARE FEET 100 SQUARE FEET 310 SQUARE FEET 300 SQUARE FEET AB ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED, OR DISCLOSED WITHOUT WRITTEN CONSENT OF ARCHITECT. COPYRIGHTED.3/11/18 2:13:12 PMBIM 360://Hermosa 02/Hermosa 02 Collab Model.rvtPROJECT NO. #17012.00 A1.01SITE PLANHERMOSA II945 15th St, HERMOSA BEACH, CA 902545LEGEND -SITE PLAN NOT TO SCALE 13. CONTRACTOR TO PROVIDE TEMPORARY POWER POLE AND METER FOR THE DURATION OF THE WORK. CONTRACTOR TO MAINTAIN TEMPORARY LIGHT AS REQUIRED FOR THE DURATION OF THE WORK. CONTRACTOR SHALL PROVIDE TEMPORARY SANITARY FACILITIES AS TO LEAST IMPACT NEIGHBORS AND AS DIRECTED BY CITY REGULATIONS. 14 OVERHEAD UTILITY CONNECTION TO HOME[S] SHALL BE UNDERGROUNDED 15 STREET PAVEMENT FROM PL TO PL TO CENTER OF STREET SHALL BE RESURFACED (2" GRIND AND OVERLAY FOR ASPHALT CONCRETE). 16 INSTALLATION OF TREE[S] SHALL INCLUDE ROOT BARRIERS TO PROTECT HARDSCAPE, ROADWAY, AND UTILITIES. ALSO SEE LANDSCAPE PLAN FOR ADDITIONAL INFORMATION 17 PROTECT IN-PLACE ALL SURVEY MONUMENTS AND PROPERTY CONRNER MARKERS 18 GC TO VERIFY THAT (E) SEWER LATERAL IS IN GOOD WORKING ORDER, PROVIDE SEWER CAMERA INSPECTION. IF REQUIRED TO BE REPLACED, GC TO PROVIDE NEW LATERAL WITH EITHER BACKFLOW PREVENTION DEVICE OR CLEANOUT ON-SITE 1. ALL DIMENSIONS ARE TO FACE OF STRUCTRE (F.O.S.), UNLESS OTHERWISE NOTED. 2. DO NOT SCALE FROM DRAWINGS. 3. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 4. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. 5. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. 6. PROVIDE 1.6 GALLONS OF WATER PER FLUSH TOILETS. 7. WATER HEATERS ARE TO BE STRAPPED OR HAVE A RIGID CONNECTION TO AN ADJACENT WALL. (SEC 507.3, UPC) 8. PROVIDE R-12 EXTERIOR BLANKET FOR HOT WATER HEATER. R-3 INSULATION SHALL BE PROVIDED FOR THE FIRST FIVE FEET OF THE WATER HEATER OUTLET PIPE. ALL WATER HEATING AND SPACE CONDITIONING EQUIPMENT. SHOWER HEADS AND FAUCETS SHALL BE C.E.C. CERTIFIED. ALL STEAM AND STEAM CONDENSATE RETURN PIPING AND ALL CONTINUOUSLY RECIRCULATING DOMESTIC HEATING OR HOT WATER PIPING SHALL BE INSULATED PER PLUMBING DIVISION. 9. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COMPLYING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED. 10. AN APPROVED SEISMIC SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS LINE ON THE DOWN STREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING. 11. CONTRACTOR SHALL PROVIDE, ERECT AND MAINTAIN ALL TEMPORARY BARRIERS AND GUARDS, AND ALL TEMPORARY SHORING AND BRACING AS REQUIRED BY ALL CITY AND STATE REGULATIONS. 12. CONTRACTOR SHALL PROVIDE ADEQUATE WEATHER PROTECTION FOR THE BUILDING AND ITS CONTENTS DURING THE COURSE OF WORK. 6NOTES -SITE PLAN NOT TO SCALE7CODE & REGULATIONS NOT TO SCALE 1/8" = 1'-0"1SITE PLAN CAL GREEN NOTES 1. See GBS Sheets for all CalGreen Notes. Contractor to provide documentation showing compliance with all CalGreen requirements to the city of Hermosa Beach. SOLAR CONDUIT 1. Contractor to provide solar conduit for residence for future solar panels. Verify location with City of Hermosa Beach. HMBC Section 15.04.084 (HBMC 15.32.140) DRAINAGE NOTES 1. All site drainage shall be terminated at public way via non-erosive device per HBMC 2.Drainage fixture in Basement and located below the next upstream manhole or below the main sewer level requires investigation to ascertain the necessity for sewer backwater device installation. CPC section 710.0 PEDESTRIAN PROTECTION 1. Contractor to protect the pedestrian per CRC section R318.3 during construction. WASTE (SEWER) NOTE 1. 4" Waste line shall be used for residence. STRUCTURAL CODE NOTE 1. Structural observation per section 1702 of the CBC shall be provided when so designated by the Architect or Engineer of record or, when such observation is specifically required by the Building Official. SCOPE OF WORK NOTES 1. Demolish existing residence. 2. Construct new 2-story + basement single family residence w/ attached 2-car garage. 3. Site improvements per city approvals. BUILDING ADDRESS 1. Building address shall be provided on the building in such a position as to be plainly visible and legible from the street per CRC section R319.1. EXCAVATION AT OR NEAR PROPERTY LINES 1. Because of the relatively small lot size, close proximity of structures and lack of cohesive soils in Hermosa Beach, the Community Development Department must regulate excavations at or near property lines. Section 3301.1 of the California Building Code (CBC) should be construed to pertain to permanent and temporary cuts and fills. Section 3301 of the CBC reads (in part) as follows: 2. SECTION 3301 -EXCAVATIONS AND FILLS 3301 -General.Excavation or fills for buildings or structures shall be so constructed or protected that they do not endanger life or property. Slopes for permanent (or temporary) fills shall not be steeper than 1 unit vertical in 2 units horizontal (50% sloope). Cut slopes for permanent (or temporary) excavations shall not be steeper than 1 unit vertical in 2 units horizontal (50% slope) unless substantiating data justifying steeper cut slopes is submitted. Deviation from the foregoing limitations for cut slopes shall be permitted only upon the presentaition of a soil investigation report acceptable to the building official. 1/16" = 1'-0" FIRST FLOOR - OPEN SPACE 1/16" = 1'-0" THRID FLOOR PLAN - OPEN SPACE 1/16" = 1'-0" ROOF PLAN - OPEN SPACE 8OPEN SPACE NOT TO SCALE A ISSUE RECORD∆DATEDESCRIPTIONBYC03/09/2018SUPPLEMENTALKM2017-1228INTER-DEPT REVIEWKM/MMA2018-0220ID REVIEW RESPONSEKM/MMB2018-0228SUPPLEMENTAL DIMKM121 PLPL 2' - 6"1' - 10"1' - 7"FRONT YARD 16' - 0"1' - 10"+121.68 TOW +119.30 PC ADJACENT GRADE 955 15TH STREET +121.68 TOW +119.80 PC 2' - 5"2' - 6"PL PL FRONT YARD 16' - 0"1' - 10"ADJACENT GRADE 937 15TH STREET +120.35 TOW +118.90 PC +120.35 TOW +119.68 TOW 48' - 6"86' - 6" PL PL 2' - 4"+119.80 PC +121.68 TOW 1' - 11"+118.90 PC 1' - 6"+120.35 TOW ADJACENT GRADE 950 15TH PLACE 19' - 4"22' - 8"ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED, OR DISCLOSED WITHOUT WRITTEN CONSENT OF ARCHITECT. COPYRIGHTED.2/28/18 11:44:57 PMBIM 360://Hermosa 02/Hermosa 02 Collab Model.rvtPROJECT NO. #17012.00 A1.02SITE WALL ELEVATIONSHERMOSA II945 15th St, HERMOSA BEACH, CA 902541/8" = 1'-0"1SITE WALLS - EAST ELEVATION 1/8" = 1'-0"2SITE WALLS - WEST ELEVATION 1/8" = 1'-0"3SITE WALLS - NORTH ELEVATION AISSUE RECORD∆DATEDESCRIPTIONBYA2018-0220ID REVIEW RESPONSEKM/MM122 DN UPUP 987654321 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 181716151413121110 2X4 WOOD FRAMING 2X6 WOOD FRAMING MASONRY CONCRETE EXISTING STRUCTURE 252 SF BEDROOM #1 A-107 4' - 0" 123 SF BEDROOM #2 A-105 136 SF BEDROOM #3 A-102 97 SF CLOSET A-108 63 SF BATHROOM #3 A-104 63 SF BATHROOM #2 A-106 131 SF BATHROOM #1 A-109 A3.01 A3.01 2 1 103 SF BALCONY A-103 69 SF BALCONY A-110 205 SF HALLWAY A-1014' - 4"4' - 5 1/2"5' - 0"17' - 0" 252 SF BEDROOM #1 B-107 123 SF BEDROOM #2 B-105 136 SF BEDROOM #3 B-102 97 SF CLOSET B-010 63 SF BATHROOM #3 B-104 63 SF BATHROOM #2 B-106 131 SF BATHROOM #1 B-013 54 SF BALCONY B-103 69 SF BALCONY B-110 258 SF HALLWAY B-101 12 A4.01 4 A4.01 A3.02 1 A3.023 A3.02 2A3.024 LANDING +123.68 F.F.E. +123.68 F.F.E.+128.68 F.F.E.+128.68 F.F.E. OPEN TO ABOVE 17' - 8 1/2"5' - 0" PREVAILING SETBACK 16.0'REQ'D SB4.2'REQ'D SB4.2'REQ'D SB 3.0' REQ'D SB 5.0' +123.68 3' - 9"1' - 0"3' - 9"OPEN TO ABOVE 4' - 0"5' - 0"4' - 4"5' - 2"6' - 2"4' - 0"6' - 2"5' - 2"16' - 0" 42" GUARD RAIL TYPICAL ALL AROUND 42" GUARD RAIL TYPICAL ALL AROUND 15TH STREETA 0 A6.01 0 A6.01 ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED, OR DISCLOSED WITHOUT WRITTEN CONSENT OF ARCHITECT. COPYRIGHTED.2/28/18 11:45:00 PMBIM 360://Hermosa 02/Hermosa 02 Collab Model.rvtPROJECT NO. #17012.00 A2.01SECOND FLOOR PLANHERMOSA II945 15th St, HERMOSA BEACH, CA 902541. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 2. DO NOT SCALE FROM DRAWINGS. 3. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 4. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. 5. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. 6. CONTRACTOR SHALL PROVIDE, ERECT AND MAINTAIN ALL TEMPORARY BARRIERS AND GUARDS, AND ALL TEMPORARY SHORING AND BRACING AS REQUIRED BY ALL CITY AND STATE REGULATIONS. 7. CONTRACTOR SHALL PROVIDE ADEQUATE WEATHER PROTECTION FOR THE BUILDING AND ITS CONTENTS DURING THE COURSE OF WORK. 8. CONTRACTOR SHALL PROVIDE TEMPORARY SANITARY FACILITIES AS TO LEAST IMPACT NEIGHBORS AND AS DIRECTED BY CITY REGULATIONS. 3NOTES -FLOOR PLAN NOT TO SCALE 2WALL TYPES NOT TO SCALE 1/4" = 1'-0"102 - SECOND FLOOR PLAN A ISSUE RECORD∆DATEDESCRIPTIONBY2017-1228INTER-DEPT REVIEWKM/MMA2018-0220ID REVIEW RESPONSEKM/MM124 DN UPUP 9 8 7 6 5 4 3 2 1 181716151413121110 987654321 18 17 16 15 14 13 12 11 10 2X4 WOOD FRAMING 2X6 WOOD FRAMING MASONRY CONCRETE EXISTING STRUCTURE 3 A4.01 A3.01 A3.01 2 1 46 SF PANTRY A-205 44 SF POWDER A-201 282 SF KITCHEN A-204 234 SF DINING ROOM A-203 338 SF LIVING ROOM A-202 15' - 0" 290 SF BALCONY A-2064' - 4"6' - 2 1/2"46 SF PANTRY B-20543 SF POWDER A-208 282 SF KITCHEN B-204 234 SF DINING ROOM B-203 338 SF LIVING ROOM B-202 290 SF BALCONY B-206 12 A4.01 4 A4.01 A3.02 1 A3.023 A3.02 2A3.024 FUTURE ELEVATOR SHAFT FIREPLACEFIREPLACE LANDING 24' - 3 1/2" 22' - 8 1/2" +133.68 F.F.E. +133.68 F.F.E. +138.68 F.F.E.+138.68 F.F.E.+138.68 F.F.E. +133.68 F.F.E. +138.68 F.F.E. +133.68 F.F.E. 5' - 0 1/2" 12' - 5 1/2"16' - 9 1/2"OPENING ABOVE OPENING ABOVE 16' - 9 1/2"12' - 5 1/2" 5' - 0 1/2" PREVAILING SETBACK 16.0'REQ'D SB4.2'REQ'D SB4.2'REQ'D SB 3.0' REQ'D SB 5.0' 4' - 0"5' - 2"6' - 2"4' - 4"4' - 2"4' - 2"15TH STREETA A6.02 6 REF.OVEN COOK REF. OVEN COOK SIN K SIN K DISHDISH UPPER CABS. TYP LOWER CABS. - TYP. UPPER CABS. TYP LOWER CABS. - TYP. A A 0 A6.02 ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED, OR DISCLOSED WITHOUT WRITTEN CONSENT OF ARCHITECT. COPYRIGHTED.2/28/18 11:45:01 PMBIM 360://Hermosa 02/Hermosa 02 Collab Model.rvtPROJECT NO. #17012.00 A2.02THIRD FLOOR PLANHERMOSA II945 15th St, HERMOSA BEACH, CA 902541. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 2. DO NOT SCALE FROM DRAWINGS. 3. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 4. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. 5. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. 6. CONTRACTOR SHALL PROVIDE, ERECT AND MAINTAIN ALL TEMPORARY BARRIERS AND GUARDS, AND ALL TEMPORARY SHORING AND BRACING AS REQUIRED BY ALL CITY AND STATE REGULATIONS. 7. CONTRACTOR SHALL PROVIDE ADEQUATE WEATHER PROTECTION FOR THE BUILDING AND ITS CONTENTS DURING THE COURSE OF WORK. 8. CONTRACTOR SHALL PROVIDE TEMPORARY SANITARY FACILITIES AS TO LEAST IMPACT NEIGHBORS AND AS DIRECTED BY CITY REGULATIONS. 3NOTES -FLOOR PLAN NOT TO SCALE 2WALL TYPES NOT TO SCALE 1/4" = 1'-0"103 - THIRD FLOOR PLAN A ISSUE RECORD∆DATEDESCRIPTIONBY2017-1228INTER-DEPT REVIEWKM/MMA2018-0220ID REVIEW RESPONSEKM/MM125 DNDN 18 17 16 15 14 13 12 11 10 181716151413121110 2X4 WOOD FRAMING 2X6 WOOD FRAMING MASONRY CONCRETE EXISTING STRUCTURE 3 A4.01 A3.01 A3.01 2 1 8' - 6 1/2"2" / 12"2" / 12"PREVAILING SETBACK 16.0' CHIMNEY ROOF DECK 636 SF CHIMNEY 12 A4.01 4 A4.01 A3.02 1 A3.023 A3.02 2A3.024 ROOF DECK 636 SF2" / 12"2" / 12"OPEN TO BELOW OPEN TO BELOW +138.68 F.F.E. +138.68 F.F.E. ROOFING MUST MEET COOL ROOF CRITERIA ROOFING MUST MEET COOL ROOF CRITERIA RIDGERIDGE 3' - 4"10 1/2"3' - 2 1/2"1' - 0"REQ'D SB4.2'REQ'D SB4.2'REQ'D SB 3.0' REQ'D SB 5.0' 118.90' - PC(B) 119.80' - PC(C) ACT= +146.66 ACT= +147.18 +119.30 PC(D) +117.18 PC(A) 117.85' - EG: 117.84 - EG117.93 - EG ACT= +147.18 ACT= +143.70 135.0' CLCL23.4'2.0'23.9'48.2'8.6'12.9'16.0' 135.0' +143.68 120.05' - EG: 119.82 - EG120.00 - EG CP5= +148.44' MAX CP1= +148.37' MAX CP2= +147.53' MAXCP4= +147.83' MAX 4' - 0"3' - 4"4' - 4"4' - 4"4' - 2"4' - 2"3' - 2 1/2"1' - 0"15TH STREETA10 1/2"A 12' - 10"8' - 5"8' - 5"12' - 10"A A A A +147.18 ACT ACT +147.18 ACT +147.18 ACT +147.18 +147.18 ACT ACT= +147.18 16' - 0" 28' - 10" CL 37' - 5" 85' - 8" CL 109' - 7" 111' - 7" STAIR ENCLOSURE STAIR ENCLOSURE 3' - 2"4' - 2"20' - 11"32' - 10"117.80' - EG: 119.95 - EG CP3= +149.00' MAX CP6= +149.14' MAX CP7= +148.69' MAX CP8= +149.45' MAX 119.92 - EG 118.33 - EG 119.92 - EG 118.33 - EG 46' - 4"28' - 0"88' - 1"28' - 0"42' - 0"CP10= +149.19' MAX CP9= +148.91' MAX B B B B BB BB B B ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED, OR DISCLOSED WITHOUT WRITTEN CONSENT OF ARCHITECT. COPYRIGHTED.2/28/18 11:45:02 PMBIM 360://Hermosa 02/Hermosa 02 Collab Model.rvtPROJECT NO. #17012.00 A2.03ROOF PLANHERMOSA II945 15th St, HERMOSA BEACH, CA 902541. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 2. DO NOT SCALE FROM DRAWINGS. 3. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 4. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. 5. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. 6. CONTRACTOR SHALL PROVIDE, ERECT AND MAINTAIN ALL TEMPORARY BARRIERS AND GUARDS, AND ALL TEMPORARY SHORING AND BRACING AS REQUIRED BY ALL CITY AND STATE REGULATIONS. 7. CONTRACTOR SHALL PROVIDE ADEQUATE WEATHER PROTECTION FOR THE BUILDING AND ITS CONTENTS DURING THE COURSE OF WORK. 8. CONTRACTOR SHALL PROVIDE TEMPORARY SANITARY FACILITIES AS TO LEAST IMPACT NEIGHBORS AND AS DIRECTED BY CITY REGULATIONS. 3NOTES -FLOOR PLAN NOT TO SCALE 2WALL TYPES NOT TO SCALE4NOT USED NOT TO SCALE 1/4" = 1'-0"1ROOF PLAN Minimum class "A" roof material: Metal roofing w/ zinc coating & 1" standing seam @ 16"± O.C. -Ideal Roofing Company Ltd. -(ESR-3100) Over minimum 2 layers of 15# felt laid with 19" overlap -when slope is less than 4:12 Roof Pitch = See Plans Skylights to be "Bristol Fiberlite" ER -2469 or approved equal by the Architect and Building Department. Provide flat anodized skylights. All fireplaces to be provided with approved spark arrestor. Built-up roofing -2 layers 15# felt with 90# cap sheet. Maximum slope 1/4:12 nail base sheet per CBC. Hot mop in between layers, 1/4" per foot slope Attic Vent Calculations: Lower level attic area = 0 sq. ft./ 150 = 0 sq. ft. of vents -vents provided ( ) Upper level attic area = 0 sq. ft./ 150 = 0 sq. ft. of vents -vents provided ( ) vents -REQUIRED -Concrete Model "Flat" Vents by O'Hagins Inc. (ICC = 9650A) A ISSUE RECORD∆DATEDESCRIPTIONBY2017-1228INTER-DEPT REVIEWKM/MMA2018-0220ID REVIEW RESPONSEKM/MMB2018-0228SUPPLEMENTAL DIMKM126 FIRST FLOOR -2' -6" SECOND FLOOR 6' -6" THIRD FLOOR 16' -6" GRADE 0" TOP OF STRUCTURE 30' -0" ROOF 26' -6"9' - 0"10' - 0"10' - 0"3' - 6"32' - 6"2' - 6"30' - 0"PROPERTY LINEPROPERTY LINEREAR YARD SETBACK 5' - 0"114' - 0" FRONT YARD SETBACK 16' - 0" 135' - 0" MAX HEIGHT LIMIT GRAY EXTERIOR STUCCO PLASTER FINISH 6" WIDE WOOD SIDING - PAINTED WHITE 42" H. EXTERIOR WOOD GUARDRAIL 12" WIDE BOARD FORMED CONCRETE 42" H. EXTERIOR GLASS PANEL GUARDRAIL 42" H. EXTERIOR GLASS PANEL GUARDRAIL 6" WIDE WOOD SIDING - PAINTED WHITE BLACKENED STEEL WINDOW EYEBROW 1' - 0" 12" WIDE BOARD FORMED CONCRETE GRAY EXTERIOR STUCCO PLASTER FINISH CHIMNEY 42" H. EXTERIOR GLASS PANEL GUARDRAIL 6" WIDE WOOD SIDING - PAINTED WHITE BLACKENED STEEL WINDOW EYEBROW 12" WIDE BOARD FORMED CONCRETE GRAY EXTERIOR STUCCO PLASTER FINISH CHIMNEY 1' - 0" HEAVY COMPOSITE SHINGLE ROOF HEAVY COMPOSITE SHINGLE ROOF G E GRAY EXTERIOR STUCCO PLASTER FINISH 4' - 0" 4' - 0" 4' - 0" 15TH STREET +119.18+119.30 PC A +119.80 PC A EAST SITE WALL (SHOWN DASHED) SEE SHEET A1.02 FOR ADDITIONAL INFO EXISTING GRADE AT PL (SHOWN DASHED) SEE SHEET A1.02 FOR ADDITIONAL INFO A B FIRST FLOOR -2' -6" SECOND FLOOR 6' -6" THIRD FLOOR 16' -6" GRADE 0" TOP OF STRUCTURE 30' -0" ROOF 26' -6" REAR YARD SETBACK 5' - 0"114' - 0" FRONT YARD SETBACK 16' - 0" 135' - 0"PROPERTY LINEPROPERTY LINEMAX HEIGHT LIMIT CP1= +148.37' MAX ACT= +146.66' CP2= +147.53' MAX ACT= +143.70' CP3= +149.00' MAX ACT= +147.18' CP5= +148.44' MAX ACT= +147.18' GRAY EXTERIOR STUCCO PLASTER FINISH 6" WIDE WOOD SIDING - PAINTED WHITE 42" H. EXTERIOR WOOD GUARDRAIL 12" WIDE BOARD FORMED CONCRETE 42" H. EXTERIOR GLASS PANEL GUARDRAIL 42" H. EXTERIOR GLASS PANEL GUARDRAIL 6" WIDE WOOD SIDING - PAINTED WHITE BLACKENED STEEL WINDOW EYEBROW 12" WIDE BOARD FORMED CONCRETE GRAY EXTERIOR STUCCO PLASTER FINISH CHIMNEY 42" H. EXTERIOR GLASS PANEL GUARDRAIL 6" WIDE WOOD SIDING - PAINTED WHITE BLACKENED STEEL WINDOW EYEBROW 12" WIDE BOARD FORMED CONCRETE GRAY EXTERIOR STUCCO PLASTER FINISH CHIMNEY HEAVY COMPOSITE SHINGLE ROOF HEAVY COMPOSITE SHINGLE ROOF 1' - 0" 4' - 0" 4' - 0" 4' - 0" 15TH STREET A +117.18 PC A +118.90 PC A EAST SITE WALL (SHOWN DASHED) SEE SHEET A1.02 FOR ADDITIONAL INFO EXISTING GRADE AT PL (SHOWN DASHED) SEE SHEET A1.02 FOR ADDITIONAL INFO CP4= +147.83' MAX ACT= +147.18' B B B B CP7= +148.69' MAX ACT= +147.18' CP8= +149.45' MAX ACT= +147.18' B B A B ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED, OR DISCLOSED WITHOUT WRITTEN CONSENT OF ARCHITECT. COPYRIGHTED.2/28/18 11:45:05 PMBIM 360://Hermosa 02/Hermosa 02 Collab Model.rvtPROJECT NO. #17012.00 A3.01EXTERIOR ELEVATIONSHERMOSA II945 15th St, HERMOSA BEACH, CA 902541/4" = 1'-0"2EAST ELEVATION 1/4" = 1'-0"1WEST ELEVATION ISSUE RECORD∆DATEDESCRIPTIONBY2017-1228INTER-DEPT REVIEWKM/MMA2018-0220ID REVIEW RESPONSEKM/MMB2018-0228SUPPLEMENTAL DIMKM127 FIRST FLOOR -2' -6" SECOND FLOOR 6' -6" THIRD FLOOR 16' -6" GRADE 0" TOP OF STRUCTURE 30' -0" ROOF 26' -6" MUD ROOM B-003 BEDROOM #1 B-107 DINING ROOM B-203 LIVING ROOM B-202 PLPL BATHROOM #1 B-013 FIRST FLOOR -2' -6" SECOND FLOOR 6' -6" THIRD FLOOR 16' -6" GRADE 0" TOP OF STRUCTURE 30' -0" ROOF 26' -6" BEDROOM #1 A-107 CLOSET A-108 DINING ROOM A-203 LIVING ROOM A-202 PLPL MUD ROOM A-003 BEDROOM #4 A-006 +123.68 +133.68 +114.68 FIRST FLOOR -2' -6" SECOND FLOOR 6' -6" THIRD FLOOR 16' -6" GRADE 0" TOP OF STRUCTURE 30' -0" ROOF 26' -6"8' - 6 1/2"9' - 0"10' - 0"10' - 0"3' - 6"32' - 6"30' - 0"BEDROOM #1 A-107 BEDROOM #2 A-105 BATHROOM #3 A-104 BEDROOM #4 A-006 GARAGE A-001 BALCONY A-110 KITCHEN A-204 DINING ROOM A-203 BALCONY A-206 ROOF DECK A-301 BEDROOM #4 B-006 GARAGE B-001 BEDROOM #1 B-107 BEDROOM #2 B-105 BATHROOM #3 B-104 BALCONY B-110 KITCHEN B-204 DINING ROOM B-203 BALCONY B-206 ROOF DECK B-301 8' - 10"7' - 10"PL PL PREVAILING S.B. 16' - 0" REAR S.B. 5' - 0"ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND MAY NOT BE DUPLICATED, USED, OR DISCLOSED WITHOUT WRITTEN CONSENT OF ARCHITECT. COPYRIGHTED.2/28/18 11:45:08 PMBIM 360://Hermosa 02/Hermosa 02 Collab Model.rvtPROJECT NO. #17012.00 A4.01BUILDING SECTIONSHERMOSA II945 15th St, HERMOSA BEACH, CA 902541/4" = 1'-0"12TRANSVERSE SECTION 01 1/4" = 1'-0"4TRANSVERSE SECTION 02 1/4" = 1'-0"3LONGITUDINAL SECTION 01 ISSUE RECORD∆DATEDESCRIPTIONBY2017-1228INTER-DEPT REVIEWKM/MMA2018-0220ID REVIEW RESPONSEKM/MM128 129 Attachment 4 Poster Verification 130 131 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0189 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of March 20, 2018 S-21 #30- Determine that the property is a convex sloping lot and may use alternate spot elevations rather than property corner elevations along the north and south property lines for the purposes of determining building height at 821 Loma drive Applicant: Trotter Building Designs, Inc. 1011 Manhattan Beach Boulevard #A Manhattan Beach, CA 90266 Recommended Action: Staff recommends the Planning Commission by Minute Order approve the request determining the property to be a convex sloping lot and therefore may use alternative spot elevations with the exclusion of areas where fill soils are present towards the middle of the property. Background: The applicant requests use of alternate points along the side property lines rather than a straight line interpolation between the property corner points. The applicant believes the survey and topographic profiles show a convex slope condition at the middle portion of the property and requests use of alternative spot elevations at the top of areas where fill soils are present toward the middle of the property. The subject interior lot is located on the west side of Loma Drive and north of 8th Street within the R-3 Multiple-Family residential zone, which has a maximum height limit of 30 feet. The subject lot is approximately 2,790 square feet in size and is large enough to accommodate for two units, which is a similar lot size and density for the immediate neighborhood. As with nearby properties on the west side of the block, the subject property fronts Loma Drive and steeply slopes downward towards the west (Sunset Drive). No major alterations have been made to the building envelope or site since the residence was constructed in 1969 with the exception of a second story deck which was added to the rear of the residence in 2001. The soils report reveals that approximately one and one-half feet of fill soil was encountered at the west edge of the second story deck with support columns which indicates that displacement of soil was minimal with this construction. In 2016 the Planning City of Hermosa Beach Printed on 3/21/2024Page 1 of 3 powered by Legistar™132 Staff Report REPORT 18-0189 Commission confirmed convexity at 925 Loma Drive with the exclusion of areas where fill soils were present toward the middle of the property. In 2015 the Commission also confirmed convexity and at 650 Loma Drive, 648 Loma Drive, and 626 Loma Drive with the exclusion of areas where fill soils were present toward the front and middle of the properties (Map attached). Analysis: Pursuant to the definitions of ‘building height’ and ‘grade’ and the method for calculating building height as set forth in Hermosa Beach Municipal Code (HBMC) Sections 17.04.040 and 17.46.015, the grade used for height measurements is based on surveyed elevation points at the property corners. However, the method for determining building height does allow consideration of other points along the property line for lots with “convex” contours (where the grade level arches upward along the property line). In these situations, the grade of a lot may be based on a detailed topographical survey along the property line with spot elevations called out at a minimum of two foot intervals in addition to property corner points. A finding that a convex slope exists allows use of alternate points if the evidence supports that grades at the top of the convex slope represent natural or unaltered grades. In cases where the data for height measurement is open to dispute, the final determination of the grade is referred to the Planning Commission. The applicant believes a natural convex slope condition exists along the north and south property lines. The northerly property profile submitted by the applicant shows a slope condition that ascends from the west/rear property line to the center of the lot toward the property’s peak. The property then plateaus at the center of the lot extending to Loma Drive. The applicant has submitted a Geotechnical Engineering Investigation prepared by NorCal Engineering, dated November 13, 2017, for the subject property. The soils report details the types of soil present at six boring sites, between 2.5 and 15.5 feet in depth, on the property as shown on Page 21 of the report. The boring locations from the soils investigations include one bore site at the front (east) portion of the lot, and four bore sites toward the middle of the property and one bore site at the rear (northwest) portion of the lot. The report reveals that between a depth of 8 inches to 2.5 feet of fill soils were encountered, and below the fill soils undisturbed native soil was present. Details of the subsurface conditions are provided in Appendix A of the report. Boring Site Amount of Fill Present Location of Boring Site B-1 1.5 feet Middle of property adjacent to north property line B-2 2 feet Middle of property adjacent to south property line B-3 1.5 feet Middle of property adjacent to south property line B-4 4-inch concrete slab and 8-inch fill Middle of property adjacent to north property line B-5 2.5 feet Rear of property at northwest corner near Sunset Drive B-6 4-inch concrete slab and 8-inch fill Front, east portion of the property along Loma Drive City of Hermosa Beach Printed on 3/21/2024Page 2 of 3 powered by Legistar™133 Staff Report REPORT 18-0189 BoringSite Amount of FillPresent Location of Boring SiteB-1 1.5 feet Middle of property adjacent to north property line B-2 2 feet Middle of property adjacent to south property line B-3 1.5 feet Middle of property adjacent to south property line B-4 4-inch concrete slab and 8-inch fill Middle of property adjacent to north property line B-5 2.5 feet Rear of property at northwest corner near Sunset Drive B-6 4-inch concrete slab and 8-inch fill Front, east portion of the property along Loma Drive The boring sites have similar soil classifications for both fill and natural soils consisting of slightly silty sand with occasional gravel. The boring sites varied when looking at the moisture content of the fill and natural soils, as soils closer to the surface tend to be drier and loosely packed while soils further from the surface tend to contain more moisture and are more densely packed. Currently, a continuous downhill slope runs along the rear half of neighboring properties to the north and south and spans multiple property boundaries. Staff notes that it is up to the applicant to substantiate that a convex slope condition exists and provide evidence that grades at the top of the convex slope represents natural or unaltered grades. Staff believes that properties to the north and south of the subject property with similar downhill sloping rear yards to the west provide evidence that the downhill slope is a natural occurrence and a convex condition exists on the subject property. Although the applicant requests use of alternative elevations at the top of areas where fill soils are present toward the middle of the property, staff believes natural grade is at the bottom of the fill soil levels and recommends the exclusion of fill soils from measurement for the most accurate way to estimate the natural grades in the middle of the lot. Attachments: 1.Site Photos 2.Map of Nearby Convex Slope Determinations 3.Applicant Submittal 4.Poster Verification Respectfully Submitted by: Yuritzy Randle, Assistant Planner Concur: Kim Chafin, Planning Manager Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 3/21/2024Page 3 of 3 powered by Legistar™134 135 136 137 138 139 140 Attachment 2 Nearby Convex Slope Determinations 650 Loma Drive 648 Loma Drive 626 Loma Drive 821 Loma Drive Subject Site 925 Loma Drive 141 142 143 144 145 146 147 148 149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 Attachment 4: Poster Verification 179 View from Loma Drive 180 View from Sunset Drive 181 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0153 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of March 20, 2018 Verbal Report on City Council Actions City of Hermosa Beach Printed on 3/21/2024Page 1 of 1 powered by Legistar™182 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0154 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of March 20, 2018 Verbal Status Report on Major Planning Projects City of Hermosa Beach Printed on 3/21/2024Page 1 of 1 powered by Legistar™183 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0190 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of March 20, 2018 April 17, 2018 Planning Commission Tentative Future Agenda Items Recommended Action: To receive and file the April 17, 2018 Planning Commission tentative future agenda items. Attachment: 1. Planning Commission April 17, 2018 Tentative Future Agenda Respectfully Submitted by: Frances Estrada, Building and Planning Technician Concur: Kim Chafin, Planning Manager Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 3/21/2024Page 1 of 1 powered by Legistar™184 Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach April 17, 2018 Regular Meeting 7:00 P.M. Project Title Public Notice Meeting Date 2420 Pacific Coast Highway, Hope Chapel—Conditional Use Permit Amendment and a Precise Development Plan. 4/5 4/17 Text Amendment to establish local standards for State mandated Accessory Dwelling Units. 4/5 4/17 f:\b95\cd\pc\future items\tent. future agendas\planning commission tentative agenda 4/17/18 185 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 18-0157 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of March 20, 2018 Community Development Department Activity Report of January, 2018 Recommended Action: To receive and file the January, 2018 Community Development Department activity report. Attachment: 1. Community Development Department activity report of January, 2018 Respectfully Submitted by: Gina Konrad, Administrative Assistant Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 3/21/2024Page 1 of 1 powered by Legistar™186 187 188 189 190 191 192 193