HomeMy WebLinkAbout2017-09-19 PC AGENDAPlanning Commission
City of Hermosa Beach
Regular Meeting Agenda - Final
City Hall
1315 Valley Drive
Hermosa Beach, CA
90254
Council Chambers7:00 PMTuesday, September 19, 2017
1
September 19, 2017Planning 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.
1. Call to Order
2. Pledge of Allegiance
3. Roll Call
4. Oral / Written Communications
Section I
CONSENT CALENDAR
5.REPORT
17-0542 Approval of The August 15, 2017 Planning Commission Action Minutes
Recommendation:To approve the Planning Commission action minutes of the August 15, 2017 regular
meeting.
6. Resolution(s) for Consideration - None
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September 19, 2017Planning Commission Regular Meeting Agenda - Final
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THE RECOMMENDATIONS NOTED BELOW ARE FROM THE PLANNING STAFF AND ARE
RECOMMENDATIONS ONLY. THE FINAL DECISION ON EACH ITEM RESTS WITH THE PLANNING
COMMISSION. PLEASE DO NOT ASSUME THAT THE STAFF RECOMMENDATION WILL BE THE
ACTION OF THE PLANNING COMMISSION.
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17-0546 INFORMATION ONLY: PUBLIC HEARING NOTICES AND
PROJECTS ZONING MAP
Section II
HEARING
7.REPORT
17-0548 SIGN REVIEW-4 #32 Determination on Whether Proposed Display by the
Hermosa Beach Mural Project to be Painted on the East Side of the
Existing Building at 73 Pier Avenue is a Mural
Recommendation:Adopt the attached resolution determining the display is a mural and may exceed the
maximum signage area, wall coverage and number of wall signs.
8.REPORT
17-0549 C-36 - Semi-Annual On-Sale Alcoholic Beverage Conditional Use Permit
(CUP) Review
Recommendation:Receive the semi-annual report and determine that no businesses have reached the
"Standard Initiating Planning Commission Review."
Based on the information in the report of August 15, 2017, no businesses have reached
the "Standard Initiating Planning Commission Review" during the January - June 30, 2017
review period.
PUBLIC HEARING
9.REPORT
17-0552 CON 17-10, PDP 17-10, VTPM #74545 - Conditional Use Permit,
Precise Development Plan and Vesting Tentative Parcel Map No. 74545
for a two-unit detached condominium project at 617 Longfellow Avenue,
and determine the project is categorically exempt from the California
Environmental Quality Act (CEQA).
(Continued from the August 15, 2017 Meeting)
Recommendation:The applicant requests a continuance from the September 19, 2017 meeting to the
October 17, 2017 Planning Commission meeting while the applicant and architect work
with staff on a compatible site layout where on-street parking is preserved and all vehicle
access is provided from the alley (Boundary Place).
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September 19, 2017Planning Commission Regular Meeting Agenda - Final
10.REPORT
17-0553 CON 17-5, PDP 17-5, VTPM #74936 - Conditional Use Permit, Precise
Development Plan and Vesting Tentative Parcel Map No. 74936 for a
two-unit detached condominium project at 1610 Loma Drive, and
determine the project is categorically exempt from the California
Environmental Quality Act (CEQA).
Recommendation:The applicant requests a continuance to the October 17, 2017 Planning Commission
meeting while the architect work with staff to redesign the project to provide one
additional guest parking space on-site due to the loss in one on-street parking space.
11.REPORT
17-0550 CON 17-9, PDP 17-9, VTPM #74766 - Conditional Use Permit, Precise
Development Plan and Vesting Tentative Parcel Map No. 74766 for a
three-unit attached condominium project at 1010 Monterey Boulevard, 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 #74766 for a three-unit attached
condominium project, subject to conditions, and determine the project is Categorically
Exempt from the California Environmental Quality Act (CEQA).
Section III
12. Staff Items
a.17-0544 Verbal Report on City Council Actions
b.17-0545 Verbal Status Report on Major Planning Projects
c.REPORT
17-0554 October 17, 2017 Planning Commission Tentative Future Agenda Items
Recommendation:To receive and file the October 17, 2017 Planning Commission tentative future agenda
items.
d.REPORT
17-0543 Community Development Department Activity Report of July 2017
Recommendation:To receive and file the July 2017 Community Development Department activity report.
13. Commissioner Items
14. Adjournment
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0542
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of September 19, 2017
Approval of The August 15, 2017 Planning Commission Action Minutes
Recommended Action:
To approve the Planning Commission action minutes of the August 15, 2017 regular meeting.
Attachment:
1. August 15, 2017 Planning Commission action minutes
Respectfully Submitted by: Yu-Ying Ting, Administrative Assistant
Concur: Kim Chafin, Senior Planner
Approved: Ken Robertson, Community Development Director
City of Hermosa Beach Printed on 2/20/2024Page 1 of 1
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City Hall
1315 Valley Drive
Hermosa Beach, CA
90254
Hermosa Beach
Action Minutes - Draft
Planning Commission
7:00 PM Council ChambersTuesday, August 15, 2017
1. Call to Order
2. Pledge of Allegiance
3. Roll Call
Commissioner Peter Hoffman, Commissioner Marie Rice, Vice Chair Rob Saemann,
and Chairperson Michael Flaherty
Present 4 -
Commissioner David PedersenAbsent1 -
Also Present: Ken Robertson, Community Development Director
Patrick Donegan, Assistant City Attorney
Kim Chafin, Senior Planner
Nicole Ellis, Assistant Planner
Kathy Khang, Assistant Planner
4. Oral / Written Communications
Section I
CONSENT CALENDAR
5.REPORT
17-0459
Approval of the July 18, 2017 Planning Commission Action Minutes
Recommendation:To approve the Planning Commission action minutes of the July 18, 2017
regular meeting.
July 18, 2017 Planning Commission action minutesAttachments:
ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Rice
to approve the July 18, 2017 action minutes as presented. The motion carried,
noting the absence of Commissioner Pedersen.
6. Resolution(s) for Consideration - None
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17-0460 INFORMATION ONLY: PUBLIC HEARING NOTICES AND PROJECTS
ZONING MAP
Page 1Hermosa Beach
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August 15, 2017Planning Commission Action Minutes - Draft
1. Public Notices
2. Projects Zoning Map
Attachments:
Section II
HEARING
7.REPORT
17-0461
SIGN REVIEW S-4#32 - Determination on whether a proposed display by
the Hermosa Beach Mural Project to be painted on the east side of the
existing building at 73 Pier Avenue is a mural.
Recommendation:Adopt the attached resolution determining the display is a mural and may
exceed the maximum signage area, wall coverage and number of wall
signs.
Resolution - Mural Determination - 73 Pier Avenue
Mural - applicant's submittal
Attachments:
Chairman Flaherty and Commissioner Hoffman recused due to serving on the
Board of Directors of the Hermosa Beach Murals Project.
ACTION: Motion by Commissioner Rice and seconded by Commissioner
Saemann to continue this project to September 19, 2017 meeting due to lack of
quorum as Chairman Flaherty and Commissioner Hoffman abstained and
Commissiner Pedersen was absent.
Aye:Commissioner Rice, and Saemann2 -
Absent:Commissioner Pedersen1 -
Recused:Commissioner Hoffman, and Chairperson Flaherty2 -
PUBLIC HEARING
8.REPORT
17-0468
CON 17-10, PDP 17-10, VTPM #74545 - Conditional Use Permit, Precise
Development Plan and Vesting Tentative Parcel Map No. 74545 for a
two-unit detached condominium project at 617 Longfellow Avenue, and
determine the project is categorically exempt from the California
Environmental Quality Act (CEQA).
Recommendation:To continue to the September 19, 2017 Planning Commission meeting and
direct the applicant and architect to work with staff on a compatible site
layout where on-street parking is preserved and all vehicle access is
provided from the alley (Boundary Place).
Alternatively, the Planning Commission may adopt the attached resolution
approving the Conditional Use Permit, Precise Development Plan, and
Vesting Tentative Parcel Map No. 74545 for a two-unit detached
condominium project at 617 Longfellow Avenue, subject to conditions, and
determine the project is categorically exempt from the California
Page 2Hermosa Beach
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August 15, 2017Planning Commission Action Minutes - Draft
Environmental Quality Act (CEQA).
Draft Resolution
Poster Verification
Radius Map
Applicant Letter to Commission and Staff
Longfellow Avenue Photos
Staff Assessment of Curb Cuts and Vehicular Access
Applicant Submittal
Attachments:
Coming forward to speak: Jeff Bowers, Jason Clark and Ryan Knowlton.
ACTION: Motion by Commissioner Rice and seconded by Commissioner
Saemann to continue subject project to the September 19, 2017 Planning
Commission meeting and direct the applicant and architect to work with staff on
a compatible site layout where on street parking is preserved and all vehicle
access is provided from the alley (Boundary Place). The motion carried by the
following vote:
Aye:Commissioner Rice, Saemann, and Chairperson Flaherty3 -
No:Commissioner Hoffman1 -
Absent:Commissioner Pedersen1 -
Section III
HEARING
9.REPORT
17-0466
S-21 #29 -- To determine whether 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 2108 Loma Drive
Recommendation:Staff recommends the confirmation of convexity at the subject property
using alternative elevations exclusive of areas where fill soils are present
toward the middle of the property.
Site Photos
Poster Verification
Applicant Submittal
Map of Nearby Convex Slope Determinations.pdf
Attachments:
Coming forward to speak: Dave Watson.
ACTION: A motion was made by Commissioner Rice, seconded by Commissioner
Saemann, that the Planning Commission, by Minute Order, confirmed the
convexity at the subject property using alternative elevations exclusive of areas
where fill soils are present toward the middle of the property. The motion
carried by the following vote:
Page 3Hermosa Beach
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August 15, 2017Planning Commission Action Minutes - Draft
Aye:Commissioner Hoffman, Commissioner Rice, Saemann, and Chairperson Flaherty4 -
Absent:Commissioner Pedersen1 -
Section IV
10. Staff Items
a.REPORT
17-0467
C-36 -- Receive report for semi-annual on-sale alcoholic beverage
Conditional Use Permit (CUP) review process
Recommendation:Receive the semi-annual report as informational matter.
The semi-annual review for January - June 30, 2017 will be agenized for
September 18, 2017. Based on the information in the report, no
establishments have reached the “Standard Initiating Planning
Commission Review.”
1. Criteria Statistics by Business January 1 – June 30, 2017
2. Combined Statistics for Code Enforcement and Fire Protection
3. Procedure for Review of On-Sale Alcoholic Beverage Conditional
Use Permit, revised 12/3/14
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, 2016 Staff Report
Attachments:
ACTION: A motion was made by Commissioner Hoffman, seconded by
Commissioner Rice, to receive and file the semi-annual report as informational
matter. The motion carried by the following vote:
Aye:Commissioner Hoffman, Commissioner Rice, Saemann, and Chairperson Flaherty4 -
Absent:Commissioner Pedersen1 -
b.REPORT
17-0463
C-25 -- Review of Fiscal Year 2017- 2018 Capital Improvement Program
(CIP) for conformance with the City’s General Plan
Recommendation:Approve by minute order that the City of Hermosa Beach Fiscal Year
2017-2018 Capital Improvement Program is in conformity with the goals
and objectives of the City’s General Plan.
Fiscal Year 207-18 Capital Improvement ProgramAttachments:
ACTION: A motion was made by Commissioner Hoffman, seconded by
Commissioner Rice, to approve by minute order that the City of Hermosa Beach
Fiscal Year 2017-2018 Capital Improvement Program is in conformity with the
goals and objectives of the City's General Plan. The motion carried by the
following vote:
Aye:Commissioner Hoffman, Commissioner Rice, Saemann, and Chairperson Flaherty4 -
Absent:Commissioner Pedersen1 -
Page 4Hermosa Beach
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August 15, 2017Planning Commission Action Minutes - Draft
c.REPORT
17-0455
Rotation of Chair and Vice Chair
ACTION: A motion was made by Chairman Flaherty, seconded by Commissioner
Hoffman, to nominate Commissioners Saeman and Rice as the new Planning
Commission Chair and Vice Chair serving from September 2017 through May
2018. The motion carried, noting the absence of Commissioner Pedersen.
17-0457d.Verbal Report on City Council Actions
17-0458e.Verbal Status Report on Major Planning Projects
f.REPORT
17-0462
September 19, 2017 Planning Commission Tentative Future Agenda Items
Recommendation:To receive and file the September 19, 2017 Planning Commission
tentative future agenda items.
Planning Commission Tentative Agenda September 19, 2017Attachments:
ACTION: A motion was made by Commissioner Hoffman, seconded by
Commissioner Rice, to receive and file this item. The motion carried by the
following vote:
Aye:Commissioner Hoffman, Commissioner Rice, Saemann, and Chairperson Flaherty4 -
Absent:Commissioner Pedersen1 -
g.REPORT
17-0456
Community Development Department Activity Report of June, 2017
Recommendation:To receive and file the June, 2017 Community Development Department
activity report.
June , 2017 Activity ReportAttachments:
ACTION: A motion was made by Commissioner Hoffman, seconded by
Commissioner Rice, to receive and file the July 2017 activity report. The motion
carried, noting the absence of Commissioner Pedersen.
11. Commissioner Items
12. Adjournment
Page 5Hermosa Beach
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
17-0546
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of September 19, 2017
INFORMATION ONLY: PUBLIC HEARING NOTICES AND PROJECTS ZONING MAP
Attachment:
1.Public Notices
2.Projects Zoning Map
City of Hermosa Beach Printed on 2/20/2024Page 1 of 1
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Projects Zoning Map
Planning Commission Meeting-September 19, 2017
1010 Monterey Blvd
3-Unit Condo
Zone: R-3
73 Pier Ave
Mural
Zone: C-2
617 Longfellow
Ave
2-Unit Condo
Zone: R-2B
North
1610 Loma Dr
2-unit Condo
Zone: R-2
1010 Monterey Blvd
3-unit Condo
Zone:R-3
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Easy Reader
Run Date: September 7, 2017 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, September 19, 2017, to consider the following:
1. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 74936 for a two-
unit condominium project at 1610 Loma Drive, and determination that the project is categorically exempt from
the California Environmental Quality Act.
2. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 74766 for a three-
unit condominium project at 1010 Monterey Boulevard, and determination that the project is categorically
exempt from the California Environmental Quality Act.
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, September 14, 2017, 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 any 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, September 14, 2017, 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:95\CD\Notice (Legal Ad)\2017\Planning Commission\pc09-19-17 revised.docx
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0548
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of September 19, 2017
SIGN REVIEW-4 #32 Determination on Whether Proposed Display by the Hermosa Beach Mural
Project to be Painted on the East Side of the Existing Building at 73 Pier Avenue is a Mural
Applicant:
Hermosa Beach Mural Project
710 Pier Avenue
Hermosa Beach, CA 90254
Recommended Action:
Adopt the attached resolution determining the display is a mural and may exceed the maximum
signage area, wall coverage and number of wall signs.
Background:
The Hermosa Beach Murals Project, a local nonprofit organization devoted to capturing the history of
the City in murals, proposes to install its seventh mural on the east wall of the existing building
located at 73 Pier Avenue. The current occupant of the building is the Mediterraneo restaurant.
The proposed location for the display would cover an approximate 30-foot wide by 20-foot portion of
the east elevation, which is adjacent to the Citibank parking lot and would be visible from Hermosa
Avenue. The proposed display, “Lifeguards in Hermosa” celebrating the Hermosa Beach lifeguard
legacy and history, is to be executed by a local artist, Joanna Garel. The display depicts two
lifeguards rowing out in a dory through heavy seas, another lifeguard watching from a nearby
lifeguard tower, and the silhouette of Palos Verdes hills in the background. The artist proposes to
paint the image directly onto the existing wall surface.
Analysis:
A mural is defined as “a pictorial representation not specifically identifying goods or services offered
by the business on the premises” per Municipal Code Section 17.50.030. Because the proposed
display does not identify goods or services offered by the business operated on the premises
(Mediterraneo restaurant), it can be categorized as a mural.
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Staff Report
REPORT 17-0548
The normal practice is for the Planning Commission to make a determination regarding a mural prior
to installation.
Additionally,under Section 17.50.130(B)pertaining to murals,the Planning Commission
may waive specific provisions of the sign code relating to total sign area,coverage,height,type
and style.The addition of the proposed mural display,which totals 500 square feet exceeds the
59 square foot sign area maximum that would be allowed on this building.Due to its proximity to
the beach,the high profile location of the mural in a highly used public space,and the large scale
and massing of the wall upon which the mural is proposed to be sited,the additional area,height,
type of style of the mural display are warranted.
Staff recommends the Commission adopt the attached resolution determining that the display is a
mural and may exceed standards for number of wall signs, sign area and wall coverage.
Attachments:
1. Resolution
2. Applicant’s submittal
Respectfully Submitted by: Kim Chafin, Senior Planner
Approved: Ken Robertson, Community Development Director
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P.C. Resolution 17-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, DETERMINING THE 500 SQUARE
FOOT DISPLAY TO BE PAINTED ON THE EAST WALL OF THE
EXISTING BUILDING AT 73 PIER AVENUE IS A MURAL 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. The property owner of 73 Pier Avenue, on August 2, 2017, authorized use of
the east elevation of said structure by a local nonprofit organization known as the Hermosa
Beach Murals Project to mount a 500 square foot display.
Section 2. The Hermosa Beach Murals Project to paint an approximate 500 square foot
image onto the east elevation of the existing building at 73 Pier Avenue, said image depicting
Hermosa Beach lifeguards in action.
Section 3. The City’s normal practice is for the Planning Commission to make a
determination regarding a mural prior to installation.
Section 4. Hermosa Beach Municipal Code Section 17.50.030 defines a mural as “a
pictorial representation not specifically identifying goods or services offered by the business on
the premises.”
Section 5. Hermosa Beach Municipal Code Section 17.50.130(B) provides that murals
approved by the Planning Commission may be permitted, and in its review the Planning
Commission may waive specific provisions of the City’s sign regulations related to total sign
area, coverage, height, type and style.
Section 6. The Planning Commission at its public meeting of September 19, 2017
considered testimony and evidence, both written and oral.
Section 7. The project is Categorically Exempt from the California Environmental
Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 because the project involves
minor alteration to an existing facility.
Section 8. Based on the evidence received at the public meeting, the Planning
Commission makes the following findings:
1. The display meets the definition of a mural as set forth in Hermosa Beach Municipal Code
Section 17.50.030, because:
a. The display is a pictorial representation not specifically identifying goods or services
offered by the business on the premises, and the business on the premises is a restaurant.
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b. The display’s primary purpose is not to identify a product, event, or person, but rather to
celebrate an activity closely associated with the history and culture of the city.
2. Pursuant to Zoning Ordinance Section 17.50.130(B), it is appropriate to waive the specific
provisions of the sign code pertaining to sign area, cover, height, type and style for the
subject 1,275 square foot mural display because:
a. The display meets the definition of a mural;
b. The purpose of the mural is to celebrate the role the Hermosa Beach lifeguard legacy and
history and the role they have played in preserving the community’s beach culture. Due to its
proximity to the beach, the high profile location of the mural in a highly used public space,
and the large scale and massing of the wall upon which the mural is proposed to be sited, the
additional area, height, type of style of the mural display are warranted.
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. 17-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 September 19, 2017.
Rob Saemann, Chairman Ken Robertson, Secretary
Date
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0549
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of September 19, 2017
C-36 - Semi-Annual On-Sale Alcoholic Beverage Conditional Use Permit (CUP) Review
Recommended Action:
Receive the semi-annual report and determine that no businesses have reached the “Standard
Initiating Planning Commission Review.”
Based on the information in the report of August 15, 2017, no businesses have reached the
“Standard Initiating Planning Commission Review” during the January - June 30, 2017 review period.
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, are tentatively scheduled to be considered by the City Council in September, 2017.
Therefore, this report continues to follows the approach established in 2014.
Analysis:
Police Reports:Most police departments and the FBI consider assaults, sexual assaults and
narcotics violations as ‘serious crime.” Two (2) incidents of “Serious Crime on Premises indicative of
Lack of Adequate Security” is the established threshold number to trigger a review, however, “the
Chief of Police retains authority to recommend CUP reviews to the Planning 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.”
The review of reports from the current time period show three (3) separate reports of violations that
would also be considered a CUP violation. There were two incidents of serving alcohol to a minor
during undercover operations which resulted in criminal citations. Citations were given to the
individuals working at American Junkie and GuGu Sushi who served alcohol to the minors. The third
report involved violations reported by the Health Department leading to criminal charges which were
filed by the City Prosecutors office against Baja Sharkeez.
There were a total of two (2) assaults during this review period. Each incident was reviewed by the
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Staff Report
REPORT 17-0549
Police Chief and it was determined that none were indicative of lack of adequate security. The
locations of the assaults included Abigaile’s and Barnacles. In both cases management/ownership at
each location was contacted by the Police Department and advised that their establishment was
involved in an incident. 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 ensure the cause is impacted/minimized.
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. These
establishments are in close proximity to one another and must be proactive in maintaining vigilant
security practices and procedures, as well as providing regular training and reinforcement of
Responsible Beverage Service practices by their employees.
All three establishments have agreed to meet regularly with the police department so issues can be
addressed as soon as they arise. Drink menu modifications, improved lighting, reduced noise levels
and revamped advertising campaigns have all been agreed to in an effort to reduce the number of
disturbances occurring both inside the establishments and outside on the plaza. This collaborative
approach among the businesses and the police department allows us to regularly review incidents as
they occur and take any corrective actions needed. A formal presentation was made before the City
Council on June 7, 2017 outlining the overall enforcement strategy by Police, Fire and Code
Enforcement Officers, along with a description of commitments from American Junkie, Patrick
Malloy’s and Sharkeez.
ABC Violations: During the current time frame, the Alcohol Beverage Control (ABC) Department did
not issue any citations. The violations noted above of serving alcohol to minors were not issued by
ABC but were as result of the Police Department, working in conjunction with El Segundo, Manhattan
Beach and ABC, issuing two 2 citations for 25658(A) BP or furnishing, giving, selling alcohol to a
person under 21 years of age. These citations are misdemeanors under the California Business and
Professions Code.
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.
During peak seasons, HBFD monitors downtown activity Thursday, Friday and Saturday nights; and
during certain holidays and special events; and in response to any report of possible overcrowding.
Additionally, during peak hours the Fire Department units “patrol” the Plaza, Hermosa Ave and other
areas of interest that may be problematic for overcrowding after clearing from emergency incidents
and other calls for service. Fire Department has a Fire Inspector/Code Enforcement Officer and
assigned Occupant Load Checks to his list of duties.
Fire Department occupant load inspections are supplemented by routine Code Enforcement reviews
of late night establishments. Community Development has a second Code Enforcement Officer who
works weeknights, thereby providing seven day a week monitoring.
City of Hermosa Beach Printed on 2/20/2024Page 2 of 4
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Staff Report
REPORT 17-0549
The presence of Code Enforcement and HBPD along with the HBFD’s 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. The Fire Department does not
officially track verbal warnings (since they are not violations), but anecdotally there have been very
few.
Combined statistics for Code Enforcement and Fire Prevention
Statistical Data Relating to Business Checks of Alcohol Serving Establishments January 1 through
June 30, 2017 is contained in Attachment 2.
In addition to the inspections cited above, HBFD also conducts yearly business license/safety
inspections. These inspections include providing fire inspections for all commercial, industrial,
apartment buildings, schools, and churches. We are there to identify unsafe conditions that may
cause harm to the occupants, employees, or customers. During the period from January 2017 to
June 2017, 232 annual fire and life safety inspections were conducted by the Hermosa Beach Fire
Inspector.
Code Enforcement/Violation of CUP Conditions: Violations that are both a code violation and a
CUP violation are only counted once.On January 14, The Standing Room and on May 25,
Lighthouse each received an Administrative Citation for having doors open during live entertainment.
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 their reports.
Summary and Recommendations: The data relating to the Semi-Annual Review criteria is
summarized in Attachment 1.
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.”
Attachments:
1.Criteria Statistics by Business January 1 - June 30, 2017
2.Combined Statistics for Code Enforcement and Fire Protection
3.Procedure for Review of On-Sale Alcoholic Beverage Conditional Use Permit, revised 12/3/14
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, 2016 Staff Report
City of Hermosa Beach Printed on 2/20/2024Page 3 of 4
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Staff Report
REPORT 17-0549
Respectfully Submitted by: Bob Rollins, Building and Code Enforcement Official
Approved:Pete Bonano, Fire Chief
Sharon Papa, Police Chief
Ken Robertson, Community Development Director
City of Hermosa Beach Printed on 2/20/2024Page 4 of 4
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Criteria Statistics by Businesses, January 1 - June 30 2017
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 0 crime reports
Criminal Citation of Staff while Working/on Premises 2
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.
Attachment 1
Business
Number of Incidents in
Any 6 Month Period
Administrative
Determination All Other
Standard
Initiating
P.C. Review
Serious
Crime/ABC
Violations
Threshold=2
Over
Occupant
Load
Threshold=1
Excessive Calls, Public
Complaints, Criminal
Events on/adjacent to
Premises
A Total of 3
Standing
Room 1 Cite, doors open
Lighthouse 1 Cite, doors open
American
Junkie
1 Cite, serving
minor
GuGu Sushi 1 Cite, serving
minor
Baja Sharkeez 1 Cite, Health Code
30
January – June 2017
Combined statistics for Code Enforcement and Fire Prevention
Statistical Data Relating to Business Checks of Alcohol Serving Establishments:
Total Establishment Checks (6 month period) 4961
Average Total Checks Per Month 778.5
Average Total Checks Per Shift 40.5
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 177
Abigail’s / Ocean Bar 125
Saint Rocke 158
Hermosa Saloon 170
Mermaid 298
Hennessey’s Tavern 301
Silvio’s 292
Waterman’s HB 302
The Lighthouse 282
Palmilla 276
Patrick Molloy’s 302
Baja Sharkeez 303
Tower 12 224
American Junkie 303
The Deck 302
Barnacles 110
Hot’s Kitchen 62
Laurel Tavern 145
Dia De Campo 142
The Standing Room 149
Underground 169
Chelsea 168
Suzy’s 161
Attachment 2
31
1
Attachment 3
Process and Standards for Review of On-Sale Alcoholic Beverage Conditional Use Permits
1) The CUP review process will consist of an “ongoing” or “rolling” administrative review process in which an
established set of criteria would be evaluated semi-annually.
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 on a semi-annually (twice a year) basis. 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.
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 1
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
___________________
Adopted by City Council 1/25/2011, revised by Planning Commission 9/16/14 for interim use per Council direction 8/26/14;
revised by Planning Commission 12/3/14 adding NPDES violations under Combination of any 3 or more.
32
2
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.
Attachment 3
33
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
34
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
35
Abigaile's, 1301 Manhattan Avenue 5 0 0 1 0 0 10 0
Akbar, 1101 Aviation Bl 0 0 0 0 0 0 0 0
American Junkie, 68 Pier Plaza 7 1 0 1 1 0 15 0
Baja Sharkeez, 52 Pier Plaza 3 0 1 0 0 0 16 0
Barnacles, 837 Hermosa Ave 1 0 0 0 0 0 11 0
Beach House, 1300 The Strand 3 1 0 0 0 0 5 0
Big Mike Philly Pub, 1314 Hermosa Ave 0 0 0 0 0 0 0 0
Boardwalk Fresh Burgers, 1031 Hermosa Ave 0 0 0 0 0 0 0 0
Bobby's South Bay Italian, 502 PCH 0 0 0 0 0 0 0 0
Bottle Inn, 26 22nd St 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.1 0 1 0 0 0 4 0
Chipotle Mexican Grill, 1439 PCH 1 0 1 0 0 0 0 0
Comedy & Magic, 1018 Hermosa Ave 1 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 0 0 0 0 0 0 9 0
Dia De Campo, 1238 Hermosa Ave 1 0 0 0 0 0 0 0
El Gringo, 2620 Hermosa Ave.0 0 0 0 0 0 0 0
El Pollo Inka, 1100 PCH 0 0 0 0 0 0 19 0
The Establishment, 1332 Hermosa Ave 0 0 0 0 0 0 0 0
Fat Face Fenners, 49 Pier 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 0 0 0 0 0 0 0 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 0 0
GuGu Sushi & Rolls, 1121 Aviation Bl.0 0 0 0 0 0 0 0
Hennessey's Tavern, 8 Pier Plaza 3 0 1 0 0 0 5 0
Hermosa Beach Fish Co. 719 Pier Ave 0 0 0 0 0 0 0 0
Hermosa Bch Yacht Club, 66 Hermosa Ave 0 0 0 0 0 0 3 0
Hermosa Saloon, 211 Pacific Coast Hwy 1 0 0 1 0 0 6 0
The Hook and Plow, 425 Pier Ave 1 0 0 0 0 0 0 0
Hot's Kitchen 0 0 0 0 0 0 0 0
2016 July - December CUP 6 Month Review
Location
Police
Reports
Disturbance
Calls
Drunk in
Public Assaults Sexual
Assaults Narcotics Officer
Checks
Counted for
CUP
36
Killer Shrimp, 19 Pier Plaza 1 0 0 1 0 0 0 0
La Playita, 37 14th St.0 0 0 0 0 0 0 0
La Sosta 2700 Manhattan Av 0 0 0 0 0 0 0 0
Lighthouse, 30 Pier Plaza 2 0 1 0 0 0 10 0
Marthas 22nd St Grill, 25 22nd St. 0 0 0 0 0 0 0 0
Mediterraneo, 73 Pier Plaza 0 0 0 0 0 0 0 0
Mermaid, 11 Pier Plaza 1 0 0 0 0 0 7 0
Mickey McColgans, 934 Hermosa Ave 0 0 0 0 0 0 0 0
New Orleans Cajun & Creole 140 Pier Ave 0 0 0 0 0 0 0 0
North End Bar, 2626 Hermosa Ave 0 0 0 0 0 0 10 0
Paisano's, 1132 Hermosa Ave 3 0 0 2 0 0 0 0
Palmilla Cocina y Tequila, 39 Pier Plaza 0 0 0 0 0 0 0 0
Patrick Malloy's, 50 Pier Plaza 10 0 1 3 0 0 12 0
Pedone's Pizza, 1332 Hermosa Ave 1 0 1 0 0 0 0 0
Poulet Du Jour, 233 PCH 0 0 0 0 0 0 0 0
Rok Sushi, 1200 Hermosa Ave 0 0 0 0 0 0 0 0
Rosa's Restaurant, 322 PCH 0 0 0 0 0 0 0 0
Round Table Pizza, 2701 PCH 1 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 2 0 1 1 0 0 5 0
Scotty's, 1100 The Strand 0 0 0 0 0 0 1 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 6 0
Steak & Whiskey, 117 Pier Ave.1 0 0 0 0 0 0 0
Suzy's Bar & Grill, 1141 Aviation Blvd 0 0 0 0 0 0 4 0
Tammies Corner House Café, 190 Hermosa Ave 0 0 0 0 0 0 0 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 0 0 0 0 0 0 11 0
Watermans, 22 Pier Plaza 1 1 0 0 0 0 10 0
Wildflower Boston Pizza, 2512 PCH 0 0 0 0 0 0 0 0
Zane's, 1150 Hermosa Ave 1 0 0 0 0 0 0 0
TOTALS 52 3 8 10 1 0 179 0
Sexual
Assaults Narcotics Officer
Checks
Counted for
CUPLocation
Police
Reports
Disturbance
Calls
Drunk in
Public Assaults
37
2
2
1
2
2
Sign Ordinance Violation
"Excessive Number" of Calls for Police Service
"Excessive Number" of Public Complaints to City
"Excessive Number" of Criminal Events on/adjacent to Premises
Combination of any 3 or more
ABC Violations (underage serving, violation of hours, etc)
Overcrowding Citation
Criminal Citation of Staff while Working/On premises
Serious Crime on Premises indicative of Lack of Adequate Security
ABC Violations (underage serving, violation of hours, etc)
Overcrowding Citation
Criminal Citation of Staff while Working/on Premise
Building Code Violation (incl. remodeling w/o permit)
Serious Crime on Premises indicative of Lack of Adequate Security
Violation of any CUP Condition
Noise Citation
Health Department Violation
Outdoor Encroachment Permit Violation
Violation of Operating Hours
38
Process Criteria Statistics by Businesses, July 1 - December 31 2016
Business
Number of Incidents in
Any 6 Month Period
Administrative
Determination All Other
Standard
Initiating P.C.
Review
Serious
Crime/ABC
Violations
Threshold=2
Over
Occupant
Load
Threshold=1
Excessive Calls, Public
Complaints, Criminal
Events on/adjacent to
Premises
Suzies 2 Cites non-
compliant windows
Silvios 1 Cite Live
Entertainment
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
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 0
Sign Ordinance Violation 0
NPDES Violation 0
Violation of any CUP Condition** 3
*There were 11 assaults; however none are indicative of Lack of Adequate Security.
** Most Code violations are also CUP violations and are not counted twice.
Attachment 6
39
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0552
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of September 19, 2017
CON 17-10, PDP 17-10, VTPM #74545 - Conditional Use Permit,
Precise Development Plan and Vesting Tentative Parcel Map No. 74545
for a two-unit detached condominium project at 617 Longfellow Avenue,
and determine the project is categorically exempt from the California
Environmental Quality Act (CEQA).
(Continued from the August 15, 2017 Meeting)
Applicant/617 Longfellow LP, C/O Jeffrey E. Bowers, Partner
Owner:1300 Highland Avenue, Suite 202
Manhattan Beach, CA 90266
Recommended Action:
The applicant requests a continuance from the September 19, 2017 meeting to the October 17, 2017
Planning Commission meeting while the applicant and architect work with staff on a compatible site
layout where on-street parking is preserved and all vehicle access is provided from the alley
(Boundary Place).
Attachments:
1.Applicant Letter of Request to Continue
2.Link to Planning Commission Agenda August 15, 2017 - Public Hearing Item 8
3.Link to Planning Commission Video August 15, 2017
Respectfully Submitted by: Nicole Ellis, Associate Planner
Concur: Kim Chafin, Senior Planner
Approved: Ken Robertson, Community Development Director
City of Hermosa Beach Printed on 2/20/2024Page 1 of 1
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1300 Highland Avenue, Suite 202, Manhattan Beach, CA 90266
MDP
PHONE FAX WEB
(310) 686-0119 (310) 881-1180 www.minaretpartners.com
To: City of Hermosa Beach
From: Bryan Murphy & Jeff Bowers, Minaret Development Partners, LLC
Date: September 12, 2017
Re: 617/619 Longfellow, Hermosa Beach, CA 90254
In regards to the above referenced project, we respectfully request a continuation of our item
to the October 17, 2017 Planning Commission hearing while we continue to work with the
Planning Staff on a redesign of the project per the Planning Commission’s recommendation
during the August 15, 2017 Planning Commission meeting.
We look forward to getting our design to you as soon as possible.
Respectfully,
Bryan Murphy and Jeff Bowers
41
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0553
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of September 19, 2017
CON 17-5, PDP 17-5, VTPM #74936 - Conditional Use Permit, Precise Development Plan and
Vesting Tentative Parcel Map No. 74936 for a two-unit detached condominium project at 1610 Loma
Drive, and determine the project is categorically exempt from the California Environmental Quality Act
(CEQA).
Applicant/Owner:537 HS, LLC, C/O Adam Barshay, Manager
1145 Artesia Boulevard #204
Manhattan Beach, CA 90266
Recommended Action:
The applicant requests a continuance to the October 17, 2017 Planning Commission meeting while
the architect work with staff to redesign the project to provide one additional guest parking space on-
site due to the loss in one on-street parking space.
Attachments:
1.Applicant Letter of Request to Continue
Respectfully Submitted by: Kathy Khang, Assistant Planner
Concur: Kim Chafin, Senior Planner
Approved: Ken Robertson, Community Development Director
City of Hermosa Beach Printed on 2/20/2024Page 1 of 1
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September 13, 2017
Attn: City of Hermosa Beach
RE: 1610 Loma Drive
In regards to the above reference project, we respectfully request a
continuation of our Project to the October 17, 2017 Planning Commission
hearing. We are currently working with the Planning Staff on a redesign of
the project to accommodating “one” additional guest parking space on-site
due to the loss of “one” on-street parking space.
We look forward to getting our design to the City as soon as possible and
resolve this matter
Thank You,
Gary M. Lane
2212 Pacific Coast Hwy., Hermosa Beach, CA 90254
Tel: 310-937-8081 Fax: 310-937-8089
43
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0550
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of September 19, 2017
CON 17-9, PDP 17-9, VTPM #74766 - Conditional Use Permit, Precise Development Plan and
Vesting Tentative Parcel Map No. 74766 for a three-unit attached condominium project at 1010
Monterey Boulevard, and determine the project is categorically exempt from the California
Environmental Quality Act (CEQA).
APPLICANT/1010 Monterey HB, C/O Scott Kerwin, Manager
OWNER:PO Box 969
Manhattan Beach, CA 90266
Recommended Action:
Adopt the attached resolution approving the Conditional Use Permit, Precise Development Plan, and
Vesting Tentative Parcel Map #74766 for a three-unit attached condominium project, subject to
conditions, and determine the project is Categorically Exempt from the California Environmental
Quality Act (CEQA).
Background:
GENERAL PLAN:High Density Residential
ZONING:Multiple Family Residential (R-3)
LOT SIZE:4,993 square feet
PROPOSED SQUARE FOOTAGE:Unit A: 2,399 square feet
Unit B: 2,436 square feet
Unit C: 2,377 square feet
PARKING REQUIRED:4 Standard/3 Guest
PARKING PROVIDED: 6 Standard/5 Guest
ON STREET PARKING LOST/GAINED: One on-street parking space on 10th Street
relocated on Monterey Boulevard
ENVIRONMENTAL DETERMINATION: Categorically Exempt, CEQA Section 15303(b)
(Class 3 Exemption, New Construction or Conversion of
Small Structures)
The applicant proposes to demolish a single-family residence and construct three attached
th
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Staff Report
REPORT 17-0550
residential condominium units on an approximately 4,993 square foot corner lot, located north of 10th
Street and east of Monterey Boulevard.
Each unit will have three levels with Unit A containing 2,399 square feet of living area, Unit B
containing 2,436 of living area, and Unit C containing 2,377 square feet of living area.
All three units include a first floor level with a two-car garage, bedroom with bathroom, and laundry
room; the second floor level with three bedrooms and two bathrooms; and the third floor level with the
kitchen, living room, dining room, and powder room.
Each unit features a contemporary architectural style, with exterior treatments of white sand finished
stucco, natural variegated brown stone veneer, and medium brown vertical and horizontal wood
siding.
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-3 zone and design standards for condominiums in Section 17.22.
CRITERIA REQUIRED PROVIDED
Minimum Lot Area for 3 Units 3,960 Sq. Ft.4,993 Sq. Ft.
Lot Coverage Maximum 65%64.28%
Height Maximum 30’30’
Front Yard Setback Minimum 5’5’
Side Yard Setback Minimum 5’5’
Rear Yard Setback Minimum 3’ (1st level) and 1’ (2nd and
3rd levels)
3’ (1st level) and 1’ (2nd and
3rd levels)
Total Parking Spaces Minimum 6 spaces total 6 spaces total
Garage Spaces Minimum 6 (2 per unit)6 (2 per unit)
Guest Space Minimum 1 space per 2 units1 plus 1
additional on-site guest
space for each on-street
space lost because of new
curb cuts and/or driveways.
Unit A: 2 Unit B: 2 Unit C: 1
Driveway Maximum Slope 12.5%10.2%
Open Space Per Unit Minimum 300 Sq. Ft. per unit Unit A: 336 Sq. Ft. Unit B:
414 Sq. Ft. Unit C: 308 Sq.
Ft.
Minimum Unit Size Unit A: 1,600 Sq. Ft. Unit
B: 1,600 Sq. Ft. Unit C:
1,600 Sq. Ft
Unit A: 2,399 Sq. Ft. Unit B:
2,436 Sq. Ft. Unit C: 2,377
Sq. Ft.
Storage Area (Per Unit)
Minimum
200 Cu. Ft.Unit A: 299 Cu. Ft. Unit B:
333 Cu. Ft. Unit C: 317 Cu.
Ft.
Solid Waste Area (Per Unit)Area for 3 bins at 2.5’ by
2.5’ each
Minimum 2.5’ by 2.5’ area
located in garages
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CRITERIA REQUIRED PROVIDEDMinimum Lot Area for 3 Units 3,960 Sq. Ft.4,993 Sq. Ft.Lot Coverage Maximum 65%64.28%Height Maximum 30’30’Front Yard Setback Minimum 5’5’
Side Yard Setback Minimum 5’5’
Rear Yard Setback Minimum 3’ (1st level) and 1’ (2nd and
3rd levels)
3’ (1st level) and 1’ (2nd and
3rd levels)
Total Parking Spaces Minimum 6 spaces total 6 spaces total
Garage Spaces Minimum 6 (2 per unit)6 (2 per unit)
Guest Space Minimum 1 space per 2 units1 plus 1
additional on-site guest
space for each on-street
space lost because of new
curb cuts and/or driveways.
Unit A: 2 Unit B: 2 Unit C: 1
Driveway Maximum Slope 12.5%10.2%
Open Space Per Unit Minimum 300 Sq. Ft. per unit Unit A: 336 Sq. Ft. Unit B:
414 Sq. Ft. Unit C: 308 Sq.
Ft.
Minimum Unit Size Unit A: 1,600 Sq. Ft. Unit
B: 1,600 Sq. Ft. Unit C:
1,600 Sq. Ft
Unit A: 2,399 Sq. Ft. Unit B:
2,436 Sq. Ft. Unit C: 2,377
Sq. Ft.
Storage Area (Per Unit)
Minimum
200 Cu. Ft.Unit A: 299 Cu. Ft. Unit B:
333 Cu. Ft. Unit C: 317 Cu.
Ft.
Solid Waste Area (Per Unit)Area for 3 bins at 2.5’ by
2.5’ each
Minimum 2.5’ by 2.5’ area
located in garages
1 Required guest parking spaces for a duplex, two-family or multiple-family residential uses that are shared
between units shall not be located in tandem and shall be open and accessible to guests of all the units.
Where required shared guest spaces are provided in tandem with garage spaces then additional guest parking
is required and must be designated for use by occupants of the unit.
Covenants, Conditions and Restrictions (CC&R’s) have been submitted and have been reviewed for
compliance with applicable sections of the zoning ordinance.
Access and Parking: Each unit will provide a two-car garage. Parking for Unit A is provided from a
driveway from Monterey Boulevard, which leads into a two-car garage and two designated guest
parking space in front of the garage. Parking for Unit B is provided from a driveway from 10th Street,
which leads into a two-car garage and two designated guest parking space in front of the garage.
Parking for Unit C is provided from Sunset Drive with a two-car garage and a designated guest
parking space parked parallel with the alley. Currently, the subject property consists of five on-street
parking spaces on 10th Street with no on-street parking on Monterey Boulevard. The proposal is to
redesign the existing five on-street parking stalls by lengthening them to meet City standards and add
one on-street parking space on Monterey Boulevard by reducing the existing driveway curb cut width.
In addition, the project is providing two guest parking spaces per unit on site exceeding the minimum
requirement of one guest space per unit.
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REPORT 17-0550
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 plants to include Hairy Wattle, Dragon Tree, Desert Spoon, Dwarf Yucca,
Red Yucca, Milk Bush, and Silver Carpet. The landscape plan shows more than 50% permeable
exterior surface area on-site with 51% permeable exterior surface area. 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.
Open Space: Each unit complies with Section 17.16.080 which requires a minimum of 300 square
feet of open space per unit. Open space for Unit A is provided on the first level with area of 100
square feet and third level terrace with area of 136 square feet. Open space for Unit B is provided on
the first level with area of 169 square feet and another area of 42 square feet, and third level terrace
with area of 103 square feet. Open space for Unit C is provided on the first level with area of 37
square feet, and third level terrace with area of 170 square feet. A maximum of 100 square feet of
roof deck area is counted towards the open space requirement for each unit.
Compatibility with surrounding area: The subject site and surrounding properties are zoned R-3
Multiple Family Residential. Similar residential development is found in the surrounding area
comprised primarily of multi-story, multi-family residences.
There is no established prevailing front yard setback at subject site and surrounding properties.
Therefore, the project’s proposed front yard setback of 5 feet meets the minimum 5-foot front yard
setback as required per Section 17.22.060 D. The proposed layout of the buildings is similar to and
consistent with residential use types in the immediate neighborhood.
Subdivision Map: The applicant has applied for a Vesting Tentative Parcel Map. The 4,943 square
foot lot can accommodate three units consistent with the minimum requirement of 1,320 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
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.
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REPORT 17-0550
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.
Design of the proposed subdivision is compatible and consistent with applicable elements of the
City’s General Plan as addressed above, and is compatible with the immediate residential
environment.
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 High Density Residential, The purpose of this land use
designation is to provide a range of residential housing types to serve the varying living
accommodation needs/desires, and it allows for a variety of high density (25.1 - 33 dwelling units per
acre) building types and development patterns, including condominiums, townhouses, duplex/triplex,
and apartment buildings, while discouraging development of single-family residences. The proposed
project is consistent in this regard as it includes demolishing an existing single-family residence and
constructing a multi-family (three-unit) residential condominium.
Character Area: The property lies within the Sand Section Neighborhood Character Area, which
currently accommodates a range of residential development types, and has an abundance of small,
pedestrian-friendly blocks that contribute to this area’s charm. The future vision for this character
area is to enhance multi-modal connectivity and access while preserving the building form, scale and
orientation of the neighborhood.
Desired Form and Character: The desired building design and orientation for the Sand Section
Neighborhood Character Area includes favoring architectural articulation over flat, box-like front
facades; encouraging garage and parking to be accessed through alleys or driveways that extend
behind buildings, and respect prevailing setbacks.
Regarding the desired public realm, Monterey Boulevard is to be a multi-model street that permits
neighborhood residents to move through the area easily using a variety of transportation modes.
Sidewalks are to be provided on all collector streets, with wider sidewalks along main thoroughfares
such as Hermosa Avenue. Rear access parking is preferred as a way to minimize curb cuts on the
street, help maintain the public parking supply, and maintain the integrity of sidewalks and the
pedestrian environment.
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The proposed design is consistent with the desired building form and character in that it features an
articulated front building facade on both Monterey Boulevard and 10th Street, not dominated by
garages, and provides setbacks consistent with and slightly greater than existing setbacks along
Monterey Boulevard.
The design of this corner lot property does not provide the preferred method of vehicular access to
the site that would be most consistent with the PLAN Hermosa policy regarding access, i.e., off the
alley, because it includes access to the three garages from Sunset Drive (alley), Monterey Boulevard,
and 10th Street, and also includes a new curb cut on 10th Street. However, some other design
features are proposed which should be taken into consideration. For example, the number of existing
on-street parking spaces will be maintained and improved because the five existing substandard
length on-street spaces on 10th Street will be redesigned into four standard size parking spaces on
10th Street, plus a new standard size parking space on Monterey which will be created by reducing
the width of the existing driveway curb cut on Monterey. The project proposal also provides more
than the required number of on-site parking spaces as well as a new ADA-compliant sidewalk and
parkway on 10th Street where none currently exists.
When considering compatibility of the proposed design with the existing context, driveway curb cuts
are typical along Monterey Boulevard, and therefore not a character-defining feature of this
neighborhood. Whereas street frontages in some other neighborhoods, such as along Longfellow,
are more typically uninterrupted by curb cuts. Curb cuts along 10th Street are not as common, but this
would be the only one for the length of this block, and because the sidewalk will be separated from
the curb by a parkway, it still allows for an uninterrupted sidewalk for the length of the block.
The project design features implement Land Use Policies 4.10 (pedestrian access), 6.5 (provision of
sidewalks), and 6.7 (pedestrian-oriented neighborhood design), as well as Mobility Policies 3.1
(enhance public right-of-way), 3.2 (complete pedestrian network, including designation of 10th Street
as a priority sidewalk), 3.10 (require ADA standards), and 7.5 (appropriate sidewalk widths). In this
way, while the design does not provide the most preferred method of vehicular access to the site, the
proposed project is consistent with the intent of the desired public realm design for the Sand Section
Neighborhood Character Area and associated balancing PLAN Hermosa goals and policies relating
to public realm and goals that encourage projects with high quality design and architecture.
Summary:
The project and Vesting Tentative Parcel Map as conditioned are consistent with the zoning code,
subdivision laws and other relevant provisions of the Municipal Code and consistent with Plan
Hermosa, the site is physically suitable for the type and density of 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,
17.40.020 and 17.58.030 of the Municipal Code are provided in the attached resolution.
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REPORT 17-0550
Attachments:
1.Draft Resolution
2.Site Photographs
3.Poster Verification
4.Radius Map
5.Applicant Submittal
Respectfully Submitted by: Kathy Khang, Assistant Planner
Concur: Kim Chafin, Senior Planner
Approved: Ken Robertson, Community Development Director
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1
P.C. Resolution 17-X
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT, PRECISE DEVELOPMENT PLAN, AND VESTING TENATIVE
PARCEL MAP NO. 74766 FOR A THREE-UNIT ATTACHED
CONDOMINIUM PROJECT AT 1010 MONTEREY BOULEVARD,
LEGALLY DESCRIBED AS LOT 1, BLK 56, FIRST ADD TO HERMOSA
BEACH, CITY OF HERMOSA BEACH AND DETERMINATION 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 June 14, 2017 by the property
owner/applicant 1010 Monterey HB, C/O Scott Kerwin, Manager, for development of
property located at 1010 Monterey Boulevard seeking approval of Conditional Use
Permit 17-9, Precise Development Plan 17-9, and Vesting Tentative Parcel Map #74766
for a three-unit attached residential condominium project.
Section 2. The Planning Commission conducted a duly noticed public hearing to
consider the subject application on September 19, 2017, 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, 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 demolish a single-family residence
and develop a three-unit attached residential condominium project.
2. The subject property contains approximately 4,993 square feet, is designated High
Density Residential on the General Plan Map, and R-3 Multiple Family Residential
on the Zoning Map.
Section 5. Based on the testimony and evidence received, the Planning
Commission finds that the proposed project is consistent with applicable goals and
policies of the PLAN Hermosa, the City’s combined General Plan and Local Coastal
Plan, in that it is consistent with: the purpose, uses and density range of the High
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Density Residential Land Use designation; the future vision, land uses and designed
form and character of the Sand Section Neighborhood Character Area; and the
associated applicable PLAN Hermosa goals and policies.
Section 6. 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:
3. The proposal is consistent with the General Plan High Density Residential
designation and R-3 zone because the project is an allowed use and has a density
of less than 33 dwelling units per acre, and as conditioned complies with all
standards.
4. The site is physically suitable for a three-unit attached residential condominium
project with Unit A, Unit B, and Unit C containing three levels. Each unit will provide
a two-car garage. Two designated guest parking spaces are provided from Monterey
Boulevard for Unit A and another two designated guest parking spaces are provided
from 10th Street for Unit B. One designated guest parking space located parallel
with the alley is provided from Sunset Drive for Unit C.
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 property is accessed via Monterey Boulevard, 10th Street, and Sunset Drive 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 because the project is categorically exempt from CEQA
pursuant to CEQA Guidelines Sections 15303(b).
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10. The proposed subdivision will be consistent with the prevailing lot patterns and are
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-3 zone and condominium ordinance.
Section 7. 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 Sections 17.40.020 and
17.58.030 of the Municipal Code.
12. The proposal is consistent with the General Plan High Density Residential
designation and R-3 zone because the project is an allowed use and has a density
of less than 33 units per acre, and as conditioned complies with all standards.
13. The site is zoned R-3 and is physically suitable for a two-unit attached residential
condominium project with all units containing three levels. Each unit will provide a
two-car garage. Two designated guest parking spaces are provided from Monterey
Boulevard for Unit A and another two designated guest parking spaces are provided
from 10th Street for Unit B. One designated guest parking space located parallel
with the alley is provided from Sunset Drive for Unit C.
14. Units A, B, C comply with Section 17.16.080 of R-3 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
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square feet for all units, 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, Water Conservation and Condominium landscape standards and the
required landscape plan shall be provided, per Sections 8.60, 8.44, and 8.56.
Section 8. Based on the foregoing, the Planning Commission hereby approves
the subject Conditional Use Permit, Precise Development Plan, and Vesting Tentative
Parcel Map for a three-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 September 19, 2017, revised in accordance with the conditions
below. The Community Development Director may approve minor
modifications that do not otherwise conflict with the Hermosa Beach
Municipal Code or requirements of this approval.
2. The project shall fully comply with all requirements of the R-3 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).
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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.
b) Eleven (11) parking spaces (six garage spaces and two designated
guest spaces in tandem with the garages for Unit A and Unit B, and one
designated guest space for Unit C) 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 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:
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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 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) shall record an
agreement to assume the risk associated with use and operation of said sump
pump, release the City from any liability, and indemnify the City regarding
receipt of surface waters from the property. The recorded agreement must be
filed with the City prior to issuance of the Certificate of Occupancy.
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.
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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 grant of 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 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, an 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.
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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
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.
Construction
23. 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.
24. 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.
25. Traffic control measures, including flagmen, shall be utilized to preserve
public health, safety, and welfare.
58
9
Other:
26. This grant shall not be effective for any purposes until the permittee and the
owners of the property involved have filed at the office of the Planning
Division of the Community Development Department their affidavits stating
that they are aware of, and agree to accept, all of the conditions of this grant.
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.
27. 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.
28. 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.
29. The subject property shall be developed, maintained and operated in full
compliance with the conditions of this grant and any law, statute, ordinance or
other regulation 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 9. This grant shall not be effective for any purposes until the permittee
and the owners of the property involved have filed at the office of the Planning Division
of the Community Development Department their affidavits stating that they are aware
of, and agree to accept, all of the conditions of this grant.
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
59
10
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 grant. Although the permittee is the real party in interest in an action,
the City may, at its sole discretion, participate at its own expense in the defense of the
action, but such participation shall not relieve the permittee of any obligation under this
condition.
Section 10. 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. 17-X 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 September 19, 2017.
Rob Seamann, Chairman Ken Robertson, Secretary
September 19, 2017
Date
60
Attachment 2
Site Photographs
Frontage on Monterey Blvd
View from 10th Street
61
View from Sunset Drive
62
Attachment 3
Poster Verification
63
64
65
Title Sheet
8/22/17T-1 Date:1010 Monterey Blvd, Hermosa Beach, 90254Revisions:Monterey & 10th 3-UnitABBREVIATION SHEET SCHEDULEPROJECT DATA
WINDOW LETTER
DETAIL NUMBER
SHEET NUMBER
SECTION DESIGNATION
SHEET NUMBER
DOOR NUMBER
KEY NOTE
JAN.! JANITOR
JST.! JOIST
K.C.! KEENE'S CEMENTK,P,! KING POST
KIT.! KITCHEN
LAM.! LAMINATED
LAV.! LAVATORYLB.! POUND
LGTH.! LENGTH
LKR.! LOCKER
MAS.! MASONRYMAX.! MAXIMUM
MECH.! MECHANICAL
MEMB.! MEMBRANE
MET.! METAL
MIN.! MINIMUMMISC.! MISCELLANEOUS
M.O! MASONRY OPENING
M.R.! MOISTURE RESISTANT
MANUF.! MANUFACTURER
N.I.C.! NOT IN CONTRACT
NO.(#)! NUMBER
NOM.! NOMINAL
N.T.S.! NOT TO SCALE
OBSC.! OBSCURE
O.C.! ON CENTER
O.D.! OUTSIDE DIAMETER
OFF! OFFICE
OPG.! OPENING
OV.! OVENOVFL.! OVERFLOW
OPP.! OPPOSITE
P.! POST
PL.! PROPERTY LINE, PLATEPART'N.! PARTITION
PLAS.! PLASTER
PLY., PLYWD.! PLYWOOD
PR.! PAIR
P.L.! PLASTIC LAMINATE
R.! RISER
RAD.,R.! RADIUS
RAFT.,R.R.! RAFTER
REINF.! REINFORCEMENTRESIL.! RESILENT
R.D.! ROOF DRAIN
RG.! RANGE
RM.! ROOM
R.O.! ROUGH OPENING!REF. ! REFRIGARATOR
S.C.! SOLID CORE
S.! SINK
SEL.STR.! SELECT STRUCTURALSHT.! SHEET
SHWR.! SHOWER
SIM.! SIMILAR
SHTG.! SHEATING
SQ.! SQUARESTD.! STANDARD
STL.! STEEL
STRUCT.! STRUCTURAL
S.STL.! STAINLESS STEEL
SUSP.! SUSPENDED
SPECS.! SPECIFICATIONSSERV.! SERVICE
SV.SK! SERVICE SINK
S.S.! SELECT STRUCTURAL
STOR.! STORAGE
S.T.C.! SOUND TRANSMISSION CLASSSQ.FT.! SQUARE FOOT(FEET)
TEL.! TELEPHONE
TERR.! TERRAZZO
T.& G.! TOUNGE AND GROOVE
T.O.C.! TOP OF CONCRETET.O.W.! TOP OF WALL
TYP.! TYPICAL
THRU! THROUGH
TEMP.! TEMPERED
T.O.P! TOP OF PARAPETT.! TREAD
U.! URINAL
VERT.! VERTICALVEST.! VESTIBULE
V.G.D.F.! VERTICAL GRAIN DOUGLAS FIR
W/! WITH
W.C.! WATER CLOSETW.D.! WINDOW DIMENSION
WD.! WOOD
W.H.! WATER HEATER
WP.! WATERPROOF
@! AT
A.B.! ANCHOR BOLT
A.C.! ASPHALTIC CONCRETE
ACOUS.! ACOUSTICALACS.! ACRES
A.D.! AREA DRAIN
ALUM.! ALUMINUM
A.T.! ASPHALT TILE
ADJ.! ADJUSTABLEA.F.F.! ABOVE FINISHED FLOOR
A.F.S.! ABOVE FINISHED SURFACED
ABV.! ABOVE
BD.! BOARDBLK.! BLOCK
BLKG.! BLOCKING
BM.! BEAM
BOT.! BOTTOM
BLDG.! BUILDINGBTWN.! BETWEEN
C,J,! CEILING JOIST
C.L.! CENTER LINE
C.B.! CATCH BASINCEM.! CEMENT
CER.! CERAMIC
C.I.P! CAST IRON PIPE
CLG.! CEILING
CLO.! CLOSETCLR.! CLEAR
C.O.! CLEAN OUT
COL..! COLUMN
COM.! COMMON
CONC.! CONCRETE
CONT.! CONTINUOUSC.W.! COLD WATER
C.T.! CERAMIC TILE
CU.YD.! CUBIC YARD
DET.! DETAIL
DBL.! DOUBLE
D.F.! DOUGLAS FIR
D.J.! DECK JOIST
DR.FN.! DRINKING FOUNTAINDIAM.( )! DIAMETER
DRWG! DRAWING
D.S.! DOWNSPOUT
D.W! DISHWASHER
DR.! DOOR
EA.! EACH
EL.! ELEVATION
ELECT.! ELECTRICAL
ELEV.! ELEVATIONENCL.! ENCLOSURE
EXH.! EXHAUST
EXIST.! EXISTING
EXP.! EXPANSION
EXT.! EXTERIORE.J.! EXPANSION JOINT
F.D.! FLOOR DRAIN
F.G.! FUEL GAS
F.J.! FLOOR JOISTFIN.! FINISH
FLR.! FLOOR
FLRG.! FLOORING
FT.! FOOT
FTG.! FOOTING
F.GL.! FIXED GLASSF.S.! FLOOR SINK
FLUOR.! FLUORESCENT
F.O.C.! FACE OF CONCRETE
F.O.S.! FACE OF STUD
F.F.! FINISHED FLOORF.P.! FIREPLACE (GAS ONLY)
GA.! GAUGE
GALV.! GALVANIZED
G.I.! GALVANIZED IRONGL.! GLASS
GR.! GRADE
GYP.! GYPSUM
G.W.B.! GYPSUM WALLL BOARD
GAR.! GARAGEGAR.DISP.! GARBAGE DISPOSAL
H.B.! HOSE BIBB
HD.! HARD WOOD
HGT.! HEIGHTH.PT.! HIGH POINT
HDR.! HEADER
HTR.! HEATER
H.W.! HOT WATER
HORIZ.! HORIZONTALH.C.! HOLLOW CORE
I.D.! INSIDE DIAMETER
IN.! INCH
INT.! INTERIORINSUL.! INSULATION
INV.! INVERT
!!!
ARCHITECT :! !912 ARCHITECTURE, INC
! ! ! ! HOWARD G. CRABTREE
! ! ! ! 627 AVIATION WAY
! ! ! ! MANHATTAN BEACH, CA 90266
! ! ! ! PH: (310) 376-9171
CONTRACTOR:!!DCC CONSTRUCTION
! ! ! ! P.O. BOX 945
! ! ! ! MANHATTAN BEACH, CA 90266
! ! ! ! PH: (310) 748-0662
CIVIL:! ! !DENN ENGINEERS
! ! ! ! 3914 DEL AMO BLVD, SUITE 921
! ! ! ! TORRANCE, CA 90503
! ! ! ! PH: (310) 542-9433
STRUCTURAL:! !JAMES C. ORLAND
! ! ! ! CIVIL ENGINEER
! ! ! ! 1011 MANHATTAN BEACH BLVD.
! ! ! ! MANHATTAN BEACH, CA 90266
! ! ! ! PH: (310) 545-8808
GEOTECHNICAL:!NORCAL ENGINEERING
! ! ! ! SOILS AND GEOTECHNICAL CONSULTANTS
! ! ! ! 10641 HUMBOLT STREET
! ! ! ! LOS ALAMITOS, CA 90720
! ! ! ! PH: (562) 799-9469
TITLE-24! ! !
!!!!
!!!!
!!!!
!!!!
SITE
VICINITY MAP
CONSULTANTS SYMBOLS
T - 1!! TITLE SHEET
C - 1!! SITE SURVEY
A-1.0! SITE PLAN
A-2.0! BASEMENT FLOOR PLAN
A-2.1! FIRST FLOOR PLAN
A-2.2! SECOND FLOOR PLAN
A-3.0! ROOF PLAN
A-4.0! BUILDING SECTIONS
A-4.1! BUILDING SECTIONS
A-5.0! EXTERIOR ELEVATIONS
A-5.1! EXTERIOR ELEVATIONS
A-5.2! RENDERINGS
L-1! ! LANDSCAPE PLAN
L-2! ! LANDSCAPE NOTES
OWNER:!! ! ! ! 1010 MONTEREY, LLC!
PROJECT ADDRESS:! ! ! 1010 MONTEREY BLVD
!!!!!HERMOSA BEACH, CA 90254
LEGAL DESCRIPTION:! ! ! LOT 1, BLOCK 56, 1ST ADDITION TO HERMOSA BEACH,
! M.B. 1-59-60
A.P.N.:! ! ! ! ! 4187-012-014!
OCCUPANCY:!! ! ! R3 / U
FIRE SPRINKLERS:! ! ! ENTIRE BUILDING TO BE FULLY SPRINKLERED!
CONSTRUCTION:!! ! ! VB!
ZONING:!! ! ! ! R-3!
NO. OF STORIES:! ! ! ! THREE!
SCOPE OF WORK:! ! ! NEW 3 UNIT CONDOMINIUM BUILDING WITH ATTACHED 2- CAR GARAGES!
GENERAL BUILDING INFORMATION
AREA TABULATION:
! LOT AREA:! ! ! 4,993.0 SQ. FT.! ! !
! ALLOWABLE DENSITY:! ! 1 UNIT / 1,320 SF LOT AREA
! ! ! ! ! 4,993 / 1320 = 3.78 UNITS, 3 UNITS MAXIMUM!
! LOT COVERAGE:
! MAX LOT COVERAGE: ! ! ! 65 %
! PROPOSED BUILDING FOOTPRINT: ! 3,203 SQ. FT.
!PROPOSED LOT COVERAGE: ! ! (3,209.48 ÷ 4,993) = 64.28%!
! UNIT FLOOR AREAS:! UNIT A! UNIT B! UNIT C!
!FIRST FLOOR (SF):! 530.9! 536.9! 529.2!
!SECOND FLOOR (SF):! 1,033.0! 1,054.9! 1,038.8!!!THIRD FLOOR (SF):! 835.7! 845.1! 809.1!
!TOTAL (SF):! 2,399.6! 2,436.9! 2,377.1!
!
!GARAGE & STORAGE:
! GARAGE AREA (SF):! 443.8! 448.3! 433.9
! REQUIRED STORAGE:! 200 CU FT PER UNIT
! PROVIDED STORAGE:!UNIT A! UNIT B! UNIT C
! ! 299! 333! 317
! OPEN AREA CALCULATION:
!REQUIRED OPEN AREA:! 300 SQ FT PER UNIT
!!UNIT A! UNIT B! UNIT C
!3RD FLOOR DECK AREA:! 136.0! 0.0 (181.3)! 170.3!
!ROOF DECK! 100.0 (198.9)! 100.0 (161.2)! 100.0( 176.0)
!GROUND FLOOR AREA (NORTH)! 0.0! 169.0! 0.0
!GROUND FLOOR AREA (SOUTH)! 100.9! 54.6! 37.8!
!PROVIDED OPEN AREA (SF):! 336.9! 323.6! 308.1
!
!!UNIT A! UNIT B! UNIT C
!NUMBER OF BEDROOMS:! 4! 4! 4
!NUMBER OF BATHROOMS:! 3 1/2! 3 1/2! 3 1/2
!! !
BUILDING SETBACKS:
!!!!!REQUIRED!!PROVIDED
! FRONT SETBACK! ! ! 5'-0"! ! ! 5'-0"
! SIDE SETBACKS! ! ! 5'-0"/5'-0"! ! 5'-0"/5'-0"
! REAR SETBACK! ! ! 3'-0"/1'-0"! ! 3'-0"/1'-0"
OFF-STREET PARKING
!!!!!REQUIRED!!PROVIDED! NUMBER OF SPACES! ! 2 / UNIT = 6! ! 6
! NUMBER OF GUEST SPACES! 1 / UNIT = 3! ! 5
! PARKING SETBACK! ! 17' FROM SIDEWALK! 17' FROM SIDEWALK
! ! ! ! ! 9' FROM ALLEY! ! 9' FROM ALLEY
! PARKING STALL DIMENSION! 8'-6" x 20'-0"! ! 8'-6" x 20'-0"
! TURNING AREA! ! ! 25'-0"!! ! 25'-0"
! DRIVEWAY WIDTH! ! 16'-0"!! ! 17'-0"
! DRIVEWAY MAXIMUM SLOPE! 20 %! MAX! ! 12.5 %
BUILDING HEIGHT
! ALLOWABLE HEIGHT! ! 30'-0"
! MAX PROPOSED HEIGHT! ! 30-0" (SEE CRITICAL POINTS AT ROOF PLAN, SHEET A-3.0)
THIS PROJECT SHALL COMPLY WITH:
2016 CALIFORNIA BUILDING CODE, 2016 CALIFORNIA RESIDENTIAL CODE, 2016 CALIFORNIA PLUMBING CODE,
2016 CALIFORNIA MECHANICAL CODE, 2016 CALIFORNIA ELECTRICAL CODE, AND 2016 CALIFORNIA ELECTRICAL
CODE, 2016 CALIFORNIA ENERGY CODE, CITY OF HERMOSA BEACH MUNICIPAL CODE,
2013 TITLE 24 WITH STATE OF CALIFORNIA AND CITY OF HERMOSA BEACH AMENDMENTS.
SEPARATE PERMITS SHALL BE OBTAINED FOR:
SITEWORK,
ELECTRICAL
MECHANICAL
FIRE SPRINKLERS
ALL WORK IN PUBLIC RIGHT-OF-WAY
RENDERING AT SOUTHWEST CORNER
LOT COVERAGE DIAGRAM
3,220.85 sq ft
5'-0"21'-0"8'-1"10"11'-10 1/2"22'-4"15'-11 1/2"12'-11 1/2"1'-10"
9 1/2"28'-8"34'-7 1/2"24'-9"3'-0"1'-2"1'-9 1/2"10'-11"13'-6"13'-10"19'-9"17'-1 1/2"2'-6"30'-0"5'-0"2'-6"32'-6"5'-0"1'-1"18'-8"5'-0"1'-9 1/2"10"
2'-9 1/2"
8'-6"
LOT COVERAGE DIAGRAM - SCALE: 1" = 10'
A. 21'-0"x19'-9" = 414.75 SF
B. 28'-8"x17'-1 1/2" = 490.83 SF
C. 8'-6"x18'-8"= 158.70 SF
D. 0'-10"x2'-6"= 2.08 SF
E. 11'-10 1/2"x30'-0"= 356.10 SF
F. 22'-4"x32'-6"= 725.73 SF
G. 15'-11 1/2"x12'-8 1/2"= 202.85 SF
H. 12'-11 1/2"x10'-11"= 141.52 SF
I. 27'-9"x13'-6"= 374.63 SF
J. 24'-9"x13'-10"= + 342.29 SF
TOTAL = 3,209.48 SF
3,209.48 ÷ 4,993.00 = 64.28 %
A
B
C
D
E F
J
I
G H
N 77°48'36"E 99.83' P/L
N 12°09'35"W50.01' P/LN 77°48'57"E 99.84' P/L N 12°10'24"W50.02' P/L66
C-1
67
Site Plan
8/22/17A-1.0 Date:1010 Monterey Blvd, Hermosa Beach, 90254Revisions:Monterey & 10th 3-UnitN
18'-0"18'-0"22'-0"18'-0"18'-0"20'-0"22'-0"8'-6"18'-6"1'-6"6'-0"14'-0"5'-0"3'-0"10'-0"5'-0"5'-0"40'-1/4"5'-0"23'-9 5/8"17'-0"3'-0"16'-0"3'-0"
9'-0"16'-6"2'-0"4'-6"5'-0"2'3'-3"1'-9"3'-3"1'-9"1'-9"6'-5"1'-9"9'-0"10'-0"
9'-0"10'-0"
9'-0"10'-0"
3'-0"2'-0"8'-6"10'-8"8'-6"8'-6"8'-6"8'-6"3'-0"16'-0"3'-0"4'-0"10'-0"10'-0"15'-0"15'-6"8'-6"18'-0"18'-0"16'-0"7'-6"8'-6"10'-4"8'-1"10'-1/8"14'-0"6'-0"20'-0"7'-6 3/8"6'-10"7'-2 1/4"7 1/8"7 1/8"7 1/8"10'-1/8"14'-0"6'-0"20'-0"
10'-1/8"14'-0"6'-0"20'-0"22'-9 1/8"+96.63'
+104.25'
+105.50'
+109.575'
+109.17'
+109.373'
96.81'
105.25'
105.33'
104.77'
104.85'
105.73'
105.81'
110.11'
110.41'
110.70'
FG +108.42'FG +107.04'
TW
+110.62'
FG
+110.42'
TW
+110.04'
FG
+110.00'
FG
+113.67'
FG
+113.67'
FC +109.50'
FC +104.87'
FG +104.62'
105.25'
EXISTING GRADE
FINISHED FLOOR
P R O P O S E D S I T E P L A N
S C A L E: 1 / 8 " = 1 ' - 0 "
PROPOSED GRADE201.58SITE PLAN NOTES:
1. PROPERTY LINE
2. NEW CONCRETE DRIVEWAY
PROVIDE 4" THICK MIN. CONCRETE DRIVEWAY
WITH SAW CUT EXPANSION JOINTS AS SHOWN.
3. NEW CONCRETE PATIO & WALKWAY
WALKWAY WILL HAVE 10 RISES @7 1/2"
PROVIDE 4" THICK MIN. CONCRETE PATIO
WITH SAW CUT EXPANSION JOINTS AS SHOWN.
4. LINE OF ROOF OVERHANG ABOVE
5. LINE OF FLOOR ABOVE
6. LINE OF DECK ABOVE
7. LANDSCAPED AREA
SEE LANDSCAPE PLAN FOR REQUIRED PLANT
MATERIALS AND SIZES.
ALL LANDSCAPED AREAS SHALL BE PROVIDED WITH AN
AUTOMATIC SPRINKLER SYSTEM
8. TRASH AREA
TRASH AREA FOR A MINIMUM OF THREE
30"x30"x4' HIGH TRASH. DIMENSIONS OF TRASH
AREA: 7'-6" X 2'-6" CLEAR. SEE FIRST FLOOR PLAN.
9. UNDERGROUND UTILITIES
ALL UTILITIES SERVING SITE SHALL BE
UNDERGROUNDED.N ACCORDANCE WITH
SEC.10.60.110 MBMC
10. CONTRACTOR SHALL POST THE INSTALLATION
CERTIFICATE (CF-6R) FORM AND INSULATION
CERTIFICATE (IC-1) FORM IN A CONSPICIOUS LOCATION
OR KEPT WITH PLANS AND MADE AVAILABLE TO THE
INSPECTOR.
11. CONTRACTOR SHALL PROVIDE COPIES OF THE
CALIFORNIA HOME ENERGY GUIDE, CF-1R, MF-1R,
CF-6R AND IC-1 FORMS TO THE BUILDING OWNER.
12. FENCE / WALL / HANDRAIL AND HEDGE HEIGHTS, AS
MEASURED FROM THE LOWEST FINISHED GRADE
ADJACENT TO EACH SECTION OF THESE STRUCTURES,
MAY BE A MAXIMUM OF: 42" IN THE FRONT YARD SETBACK,
AND 6' AT ALL OTHER LOCATIONS
ON SITE (3' IN DRIVEWAY VISIBILITY TRIANGLE AND IN THE
TRAFFIC VISION CLEARANCE TRIANGLE).
13. NEW CMU RETAINING WALL
PROVIDE NEW CMU RETAINING WALL AS INDICATED
TOP OF WALL (TW) SHALL BE AS SHOWN ON PLAN
MAX HEIGHT OF WALL IN FRONT YARD = 42"
PROVIDE WHITE STUCCO FINISH
14. PEDESTRIAN PROTECTION
DURING CONSTRUCTION COMPLY WITH CBC SECT. 3303.7
REGARDING PROTECTION OF PEDESTRIANS.
15. SHORING NOTES:
A SEPARATE SHORING PERMIT IS REQUIRED
FOR ALL EXCAVATION EXCEPT WHERE:
A, THE EXCAVATION IS LESS THAN 4' MEASURED
TO THE BOTTOM OF THE FOOTING AND THERE
IS NO SURCHARGE LOADING FROM ADJACENT PROPERTY, STRUCTURE, OR PUBLIC RIGHT-
OF-WAY, AND THE FOUNDATIONS OF ANY
ADJACENT BUILDINGS MUST HAVE A MINIMUM
OF 5' TO DAYLIGHT.
B, THE EXCAVATION HAS A CUT SLOPE OF NOT
STEEPER THAN ONE HORIZONTAL TO VERTICAL
AND THE FOUNDATIONS OF ANY ADJACENT
BUILDINGS MUST HAVE A MINIMUM OF 5' TO
DAYLIGHT.
C. THE EXCAVATION HAS A CUT SLOPE WHICH IN
THE OPINION OF A SOIL ENGINEER DOES NOT
REQUIRE SHORING. THE SOIL ENGINEER MUST
SUBMIT A SOIL REPORT TO THE BUILDING OFFICIAL
FOR APPROVAL.
16. EXISTING CMU WALL AT NEIGHBORS PROPERTY
17. A. C. CONDENSER
A. C. CONDENSER UNIT - IF INSTALLED
18. DRYWELL
PROVIDE 500 CU FT (5'x20'x5' DEEP) DRYWELL ON-SITE
ALL CONCENTRATED ROOF AND SITE DRAINAGE
SHALL DRAIN INTO DRYWELL WITH OVERFLOW OUTLET TO
STREET VIA APPROVED NON-EROSIVE DEVICE
19. NEW CURB CUT
20. CATCH BASIN
OUTLET TO INFILTRATION DEVICE
VIA APPROVED NON-EROSIVE DEVICE
21. ROOF DRAIN
OUTLET TO INFILTRATION DEVICE
VIA APPROVED NON-EROSIVE DEVICE
22. AREA DRAIN
DRAIN TO DRYWELL @ 1% MIN. VIA 3" DIA. PVC PIPE
23. SUBSURFACE INFILTRATION DEVICE
PROVIDE SUBSURFACE RAIN WATER INFILTRATION WELL
TO ALLOW RAINWATER TO PERCOLATE INTO SOIL
PROVIDE OVERFLOW OUTLETS TO STREET
VIA APPROVED NON-EROSIVE DEVICE
SEE LID AND DRAINAGE PLAN AT SHEET C-2
24. 3" DUCTILE IRON DRAIN PIPE OUTLET THRU CURB FACE
PER CITY STD. PLAN
25. DRAINAGE LINE
ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC
WAY VIA NON-EROSIVE DEVICE PER HBMC
26. CORNER VISIBILITY TRIANGLE
PROVIDE 10' x 10' CORNER VISIBILITY TRIANGLE
NO TREE, FENCE, SHRUB OR OTHER PHYSICAL
OBSTRUCTION HIGHER THAN THIRTY-SIX (36") INCHES
ABOVE THE ESTABLISHED CURB GRADE SHALL
BE PERMITTED
PEDESTRIAN PROTECTION
COMPLY WITH CRC SECT. 318.3 REGARDING PROTECTION
OF PEDESTRIANS DURING CONSTRUCTION.
SITE DRAINAGE
ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC WAY
VIA NON-EROSIVE DEVICE PER HBMC.
BUILDING ADDRESS
BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING
IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE
FROM THE STREET PER CRC SECTION 319.1M O N T E R E Y B L V D1 0 T H S T R E E T
18" PALM WV
FH
P5
P4 P3 P2 P1
(E) 15" TREE
TO BE REMOVED S U N S E T D R I V EENTRY ENTRY ENTRY
WALKWAYWALKWAYWALKWAY
NEW CITY SIDEWALK
DRIVEWAY
GUEST
PARKING
RAISED PLANTER
NEW CITY PARKWAY
LANDSCAPE
LANDSCAPE
LANDSCAPE
DRIVEWAYGUEST
PARKING
DRIVEWAYGUEST
PARKING
2-CAR GARAGE
2-CAR GARAGE
2-CAR GARAGE
EXISTING EDGE
OF AC PAVEMENT
EXISTING
CURB CUT
TO BEREMOVED
LANDSCAPEEXISTING CITY SIDEWALKTO BE REMOVED AND REPLACEDEXISTING
CURB CUT
TO BEREMOVED
N 77°48'36"E 99.83' P/L
N 12°09'35"W50.01' P/LN 77°48'57"E 99.84' P/L N 12°10'24"W50.02' P/LNEW CITY SIDEWALK RAISED PLANTEREXISTING ADACURB RAMP
TO BE REMOVED
AND REPLACED
WITH NEW RAMP
MEETING LATEST
ADA RAMP STDS
EXISTING CURB
AND GUTTER
TO BE REMOVED
AND REPLACED
NEW CURB
AND GUTTER
NEW CURB
CUT
UP
EXISTING
CONC GUTTER 104.29 PC109.54 PCSIGN110.83 PC105.8 PCREQ'D
FRONT
YARD
REQ'D
REAR
YARD
REQ'DSIDEYARDREQ'DSIDEYARD3.4 %
SLOPE
1.0 %SLOPE10.5 %SLOPE
12.5 %
SLOPE
(60' R-O-W)(80' R-O-W)(E) CITY SIDEWALK(20' R-O-W)103.39104.75F.F.EL. = 104.42'
F.F.EL. = 105.67'
F.F.EL. = 108.67'
EXISTING RESIDENCE EXISTING RESIDENCE
2 %P1
P1
EXISTING STREET PARKING SPACE
TO BE RELOCATED - SEE DIAGRAM BELOW
RELOCATED STREET
PARKING SPACE
NOTE: (5) EXISTING SUBSTANDARD STREET PARKING SPACES
TO BE RELOCATED AND RESIZED TO CREATE
(5) NEW STREET PARKING SPACES
1.8 %
SLOPE
5.0 %
SLOPE
3.4 %
SLOPE
1.8 %
SLOPE
5.0 %
SLOPE
2 %2 %3.8 %SLOPE1.8 %SLOPE11.5 %
SLOPE
PL
DRIVEWAYSUNSET DRIVEDRIVEWAY PROFILE AA
12.5%
MAX 110.70'LC
1.3%GARAGE110.93'109.575'TRENCHDRAINDRIVEWAY PROFILE BB
1.3%110.41'LP
11.5%DRIVEWAYSUNSET DRIVELC
GARAGE109.373'110.67'TRENCHDRAINDRIVEWAY PROFILE CC
1.3%110.11'LP
10.5%DRIVEWAYSUNSET DRIVELC
GARAGE109.17'110.41'TRENCHDRAINC C
B B
A A
A
B
D
C
NEW PCC SWALE
ON SUNSET DRFROM NORTH PL
TO BACK OF CURB
NEW ADACURB RAMP
MEETING LATEST
ADA RAMP STDS
PROVIDE NEW 36"
BOX STREET TREEPER CITY
REQUIREMENTS8.33%MAX10
%
MA
X
10
%
M
A
X MIN2%8.33%
MAX
1. ENCROACHMENT PERMIT
AN ENCROACHMENT PERMIT SHALL BE REQUIRED
ALONG MONTEREY BLVD AND 10TH STREET
FOR PRIVATE YARD AREAS IN PUBLIC R-O-W
2. STREET OVERLAY
MINIMUM OF 2" AC PAVEMENT GRIND AND OVERLAY
SHALL BE REQUIRED ON MONTEREY BLVD, 10TH ST
AND SUNSET DRIVE FROM PROPERTY LINE TO
PROPERTY LINE TO CENTERLINE OF STREET
3. NEW CURB, GUTTER AND SIDEWALK
CONSTRUCT NEW CONCRETE CURB, GUTTER AND
SIDEWALK ALONG MONTEREY BLVD AND 10TH ST
PROVIDE NEW CONCRETE SWALE ALONG SUNSET DR
4. SITE DRAINAGE
ALL SITE DRAINAGE SHALL BE CONDUCTED TO AN
IN-GROUND INFILTRATION SYSTEM. SEE LID PLAN AND
DRAINAGE PLAN AT SHEET C-2
5. SEWER LATERALS
EACH UNIT SHALL HAVE A NEW 6" SEWER LATERAL
WITH 6" PROPERTY LINE CLEANOUT - SEE PLAN
PUBLIC WORKS NOTES:
20
2020
PROVIDE NEW 36"
BOX STREET TREE
PER CITY
REQUIREMENTS
104.18106.46105.91120.28120.13117.79117.66117.08114.59114.21RAISED PLANTER
UP
16
5
4
5
5
5
4
4
4
6
6
19
19
1826
PROVIDE NEW 36"BOX STREET TREE
PER CITY
REQUIREMENTS
F F
E E
DD
P1P2P4P5P3
EXISTING ON-STREET PARKING
EXISTING EDGE
OF AC PAVEMENTEXISTING
CONC GUTTER
EXISTING
CURB RAMP
DRIVEWAY PROFILE DD
DRIVEWAY PROFILE EE
DRIVEWAY PROFILE FF
1.3%103.75'LP
5.0%DRIVEWAYMONTEREY BLVDLC
GARAGE104.25'103.25'F.F. EL. 117.75'
F.F. EL. 117.75'
F.F. EL. 117.75'103.05'APPROACH/SIDEWALK102.43'5.0%10.3%
1.3%103.91'LP
3.4%DRIVEWAYMONTEREY BLVDLC
GARAGE104.25'103.59'103.39'APPROACH/SIDEWALK102.77'3.4%10.3%
1.3%104.07'LP
1.8%DRIVEWAYMONTEREY BLVDLC
GARAGE104.25'104.02'103.82'APPROACH/SIDEWALK103.20'10.3%1.8%
4.0% (E)
4.0% (E)
4.0% (E)
THIS PLAN SHOWS THE (5) EXISTING SUBSTANDARD STREET PARKING SPACES
AS THEY ARE CURRENTLY STRIPED IN THE PUBLIC RIGHT-OF-WAY
THESE SPACES ARE TO BE RELOCATED AND RESIZED TO CREATE THE
(5) NEW STREET PARKING SPACES SHOWN ON THE SITE PLAN ABOVE.
EXISTING
CURB CUT
THERE IS CURRENTLY
NO STREET PARKING
AT THIS LOCATION
N 12°09'35"W50.01' P/LN 77°48'57"E 99.84' P/L N 12°10'24"W50.02' P/LBRICK
EXISTING
DRIVEWAY
EXISTING WALL
IN PUBLIC R-O-WTO BE REMOVED
EXISTING BRICK WALK
IN PUBLIC R-O-WTO BE REMOVED
REMOVE (E) 12" PINE TREEAND PROVIDE NEW 36"
BOX STREET TREE
PER CITY REQUIREMENTS1'-9"3'-3"1'-9"3'-3"3'-4"8"1'-0"TW +110.04'TW +110.04'
FG +116.50'
TW +116.67'
FG +116.50'TW +116.67'
FG +113.17'
TW +114.00'TW +112.00'
TW +110.00'
TW +108.00'
UNIT A
UNIT B
UNIT C
13 1313
13
68
Ground
Floor
8/22/17A-2.0 Date:1010 Monterey Blvd, Hermosa Beach, 90254Revisions:Monterey & 10th 3-UnitW
D
N DWW
D
UPUP
UP UP3'-6"3'-5 1/2"5"3'-6"2'-2 1/2"20'-1/2"17'-9"5'-0"40'-0"5'-0"5'-0"3'-2"36'-10"5'-0"18'-10"18'-0"5'-0"91'-10"3'-0"
4'-7 1/2"25'-3"33'-9 1/2"22'-2"6'-0"
5'-0"91'-10"3'-0"
10"20'-2"8'-1"10"17'-3 1/2"4'-11"12'-0"15'-11 1/2"11'-9 1/2"
20'-0"3'-7"17'-4"20'-0"4'-0"17'-3 1/2"
20'-8"3'-3"17'-1"16'-0"16'-0"16'-0"7'-6"9'-10"9'-9 1/2"7'-6"
6'-9"7'-6"
3'-0"
10'-9 1/2"3'-6"21'-0"8'-1"3'-2"4'-3"8'-2"9'-3"8'-6"2'-6"7'-6"16'-11"22'-9 1/8"9'-0"
E
A-4.1
E
A-4.1
A
A-4.0
A
A-4.0
D
A-4.1
D
A-4.1
F L O O R P L A N N O T E S:
VERIY ALL PLUMBING FIXTURES WITH OWNER
1. NEW ELECTRIC METER SERVICE PANEL WITH
A 3" DIAMETER STUB OUT CONDUIT
MIN. 200 AMP SERVICE,
WATERPROOF METAL CONTAINER
PAINT TO MATCH ADJACENT WALL
ELECTRICIAN SHALL PROVIDE PANEL
SCHEDULE AND LOAD CALCULATIONS REFER TO M. E. P. SHEETS
PER ARTICLE 220, NEC
2. GROUND FAULT INTERRUPTER (GFI) OUTLETS
SHALL BE PROVIDED IN BATHROOMS, GARAGES, CRAWL SPACES,
EXTERIOR, AND WITHIN 6' OF KITCHEN SINKS
REFER TO M. E. P. SHEETS
PER SECT 210 -8a, NEC
3. SEPARATE BRANCH CIRCUIT FOR APPLIANCES APPLIANCES SUCH AS KITCHEN SINK FOOD GRINDERS,
DISHWASHERS, MICROWAVE OVENS, TRASH
COMPACTORS, WASHING MACHINES DRYERS, REFRIGERATORS, FREEZERS, AIR CONDITIONERS, FAUS,
BUILT-IN HEATERS OR ANY FIXED APPLIANCE WITH
MOTOR LARGER THAN 1/4 HP SHALL BE ON A SEPARATE
BRANCH CIRCUIT SUPPLIED BY A MIN. NUMBER 12 AWG WIRE.
4. GENERAL LIGHTING @ KITCHEN AND BATH PROVIDE HIGH EFFICACY LIGHTING AT NOT
LESS THAN 40 LUMENS PER WATT
REFER TO ELECTRICAL PLANS.
PER SECT. 2-5352j T-24
5. MECHANICAL VENTILATION @ BATHROOMS
BATHROOMS SHALL BE MECHANICALLY VENTILATED OR PROVIDED WITH A WINDOW AREA NOT LESS THAN 3 SQFT,
AT LEAST 50% OPENABLE. PER SECTION 303.3.
BATHROOMS, WATER CLOSET COMPARTMENTS, LAUNDRY ROOMS SHALL
BE PROVIDED WITH MECHANICAL VENTILATION IN
ACCORDANCE WITH THE CALIFORNIA MECHANICAL CODE
PER SECT. 1203.4.2.1, C.B.C.
6. ONE-HOUR FIRE RESISTIVE WALL / CEILING
GARAGE BENEATH HABITABLE ROOMS SHALL BE SEPARATED FROM ALL HABITABLE ROOMS BY NOT LESS THAN 5/8" TYPE "X" GYPSUM BOARD
PER TABLE R302.6.
5/8" TYPE "X" GYP. WALL BOARD AT ALL WALLS AND CEILING BETWEEN
GARAGE AND ALL ADJACENT LIVING SPACES, AND ENCLOSING ALL
STRUCTURAL MEMBERS
PER SECT. 406.1.4, C.B.C.
7. STAIRWAY
PROVIDE 1 LAYER 5/8" TYPE "X" G.W.B. AT ALL WALLS AND SOFFIT FOR ENCLOSED USABLE SPACE BENEATH STAIRWAY
PER SECT. 1009, C.B.C.
8. STAIR HANDRAIL (MATERIAL T.B.D.)
SEE DETAIL 5 / A-7.0
STAIR HANDRAIL SHALL BE 34" TO 38" ABOVE TREAD NOSING. CIRCULAR HANDRAIL SHALL HAVE AN OUTSIDE DIAMETER OF AT
LEAST 1.25" AND NOT GREATER THAN 2". IF THE HANDRAIL IS
NOT CIRCULAR, IT SHALL HAVE A PERIMETER DIMENSION OF AT LEAST 4" AND NOT GREATER THAN 6.25" WITH A MAXIMUM CROSS SECTION
DIMENSION OF 2.25" EDGES SHALL HAVE A MINIMUM RADIUS OF 0.01"
PER CBC SECT. 1012.3.
HANDRAIL ASSEMBLIES SHALL BE ABLE TO RESIST A SINGLE
CONCENTRATED LOAD OF 200 POUNDS, APPLIED IN ANY DIRECTION AT
ANY POINT ALONG THE TOP, AND HAVE ATTACHMENT DEVICES AND SUPPORTING STRUCTURE TO TRANSFER THIS LOADING TO
APPROPRIATE STRUCTURAL ELEMENTS OF THE BUILDING
PER 1607.7.1, & 1607.1.1.
9. GUARDRAIL (42" HIGH U.N.O.)
SEE DETAIL: 18 / A-7.1
GUARDRAIL SHALL NOT BE LESS THAN 42" HIGH AND SHALL HAVE
BALLUSTERS OR ORNAMENTAL PATTERNS SUCH THAT A 4" DIAMETER
SPHERE CANNOT PASS THROUGH ANY OPENING. PER CBC SECTION 1013.
GUARDRAIL ASSEMBLIES SHALL BE ABLE TO RESIST A SINGLE
CONCENTRATED LOAD OF 200 POUNDS, APPLIED IN ANY DIRECTION IN ANY
POINT ALONG THE TOP, AND HAVE ATTACHMENT DEVICES AND
SUPPORTING STRUCTURE TO TRANSFER THIS LOADING TO APPROPRIATE
STRUCTURAL ELEMENTS OF THE BUILDING PER CBC SECTION 1607.7.1, & 1607.1.1
10. CORRIDOR / HALL WIDTH MINIMUM CLEAR WIDTH 36" (REQ'D)
PER SECT. 1005.2 , C.B.C.
11. WINDOWS AT BEDROOMS (EGRESS) MIN. CLR. OPENING, 5.7 sq. ft.
MIN. CLR. HEIGHT, 24"
MIN. CLR. WIDTH, 20" FINISHED SILL HEIGHT TO BE NOT MORE THAN 44" ABOVE FINISHED FLOOR
REFER TO WINDOW / DOOR SCHEDULE
PER SECT. 1026, C.B.C.
12. DRYER VENT
EXHAUST TO OUTSIDE AIR @ WALL
PROVIDE LINT TRAP/ACCESS PAINT TO MATCH EXTERIOR FINISH INSTALL PER MANUF SPECS
VERIFY LOCATION WITH ARCHITECT
PER SECT. 504.3 & 908, C.M.C.
13. WASHER
HOT AND COLD WATER VALVES,
PROVIDE SMITTY PAN WITH DRAIN
14. FORCED AIR UNIT
SIZE: PER TITLE-24 CALCS, SEE CF-1R FORMS GAS FIRED
(INTERMITTENT ELECTRONIC IGNITION)
"B" VENT THRU FLOOR TO ROOF, PAINT TO MATCH EXTERIOR FIN.
INSTALLATION/CLEARANCES PER MANUF SPECS
@ GARAGE - PROVIDE 18" HIGH PLATFORM
PER SECT. 308, C.M.C. & C.P.C..
15. WATER HEATER
SIZE: PER TITLE-24 CALCS, SEE CF-1R FORMS HIGH RECOVERY WITH RECIRCULATION PUMP
GAS FIRED
(INTERMITTENT ELECTRONIC IGNITION)
PROVIDE SEISMIC STRAPS
"B" VENT THRU FLOOR TO ROOF,
PAINT TO MATCH EXTERIOR FIN.
PROVIDE SMITTY PAN WITH DRAIN P & T VALVE SHALL TERMINATE OUTSIDE
INSTALLATION/CLEARANCES PER MANUF SPECS
@ GARAGE - PROVIDE 18" HIGH PLATFORM PER SECT. 510.1, C.P.C. & SECT. 308.2, C.M.C.
INSTALL ON THE COLD WATER SUPPLY PIPE AT
THE TOP OF WATER HEATER A CAPPED "T"
FITTING TO PLUMB FOR FUTURE SOLAR WATER HEATING.
16. COMBUSTION AIR VENTS PROVIDE VENTS FOR TOP & BOTTOM COMBUSTION AIR.
TOP VENT LOCATED WITHIN 12" OF CEILING, BOTTOM VENT LOCATED
WITHIN 12" OF PLATFORM. SIZE PER CMC.
PER CHAPTER 7, C.M.C. and C.P.C.
17. RETURN AIR GRILLE
SIZE PER CODE VERIFY LOCATION WITH ARCHITECT
18. AIR SUPPLY DUCT 2 sq. in. PER 1000 BTU REQUIRED @ F.A.U., SIZE PER CODE
PER SECT. 317, C.M.C.
19. LIGHT and VENTILATION @ BEDROOMS
NATURAL LIGHT BY MEANS OF EXTERIOR GLAZED OPENINGS WITH AN
AREA OF NOT LESS THAN 8% OF THE FLOOR AREA ( MIN. 10 sq. ft. )
NATURAL VENTILATION BY MEANS OF OPENABLE EXTERIOR OPENINGS WITH AN AREA OF NOT LESS THAN 4% OF THE FLOOR AREA
( MIN. 5 sq. ft. )
PER SECT. 1203 C.B.C.
KEY NOTES CONTINUED AT SHEET A-2.1
BEDROOM #4
BATH #3
2-CAR GARAGE
ENTRYM O N T E R E Y B L V DU N I T A
(535 SQ. FT.)
STORAGE
(3.58'x9.83'x8.5'=299cuft)
U N I T C
(545 SQ. FT.)
GUEST PARKING
TRASH
AREA
WALK-IN
CLOSET
F I R S T F L O O R P L A N
S C A L E : 1 / 8 " = 1 ' - 0 "
T H R E E - U N I T C O N D O M I N I U M
1 0 1 0 M O N T E R E Y B L V D
H E R M O S A B E A C H, C A
AREA BREAKDOWN : UNIT A UNIT B UNIT B
FIRST FLOOR 535 SF 540 SF 545 SF
SECOND FLOOR 1,035 SF 1,065 SF 1,040 SF
THIRD FLOOR 840 SF 815 SF 815 SF
TOTAL 2,410 SF 2,420 SF 2,400 SF
1 0 T H S T R E E T
LAUNDRY
ELEV S U N S E T D R I V E2-CAR GARAGE
ENTRY
GUEST PARKING
OVER
HOOD
STOR.
(3'x17'x3'=153cuft)
BEDROOM #4
STORAGE
(3.25'x6.75'x7.5'=164cuft)
BATH #3
WALK-IN
CLOSET
ELEV
EQUIP
LAUNDRY
U N I T B
(540 SQ. FT.)
GUEST PARKING
FAMILY ROOM/
GUEST BEDROOM #4ENTRY
ELEV
EQUIP
BATH #3
LAUNDRY
ELEV
YARD
AREA
STORAGE
(4'x9.81'x8.5'=333cuft)+110.70WALK-IN
CLOSETSHWR
BENCH
SHWR
BENCHSHWR +109.575+109.17+110.11N 77°48'36"E 99.83' P/L
N 12°09'35"W50.01' P/LN 77°48'57"E 99.84' P/L N 12°10'24"W50.02' P/LOPEN
ABOVE
2-CAR GARAGE
WASTE AND SUPPLY
BOX OUT FOR WASHER
NO PLUMBING
IN COMMON WALL
TRASH
AREA
TRASH
AREA
ELEV
EQUIP
(37.8 SF COUNTABLE
OPEN SPACE)
(100.9 SF COUNTABLE
OPEN SPACE)104.29 PC109.54 PC110.83 PC105.8 PCA
B
D
C
(42.3 SF COUNTABLE
OPEN SPACE)
OPEN
TO
ABOVE
42" HIGH MAX
GUARDRAIL
B
A-4.0
B
A-4.0
C
A-4.1
C
A-4.1
51
51
42" MAX HIGH
GUARDRAIL
42" MAX HIGH
GUARDRAIL
69
Second
Floor
8/22/17A-2.1 Date:1010 Monterey Blvd, Hermosa Beach, 90254Revisions:Monterey & 10th 3-UnitN UPUPUP UPE
A-4.1
E
A-4.1
A
A-4.0
A
A-4.0
D
A-4.1
D
A-4.18'-0"3'-5 1/2"5"3'-6"5'-0"93'-10"1'-0"
9 1/2"29'-1"33'-9 1/2"25'-2"3'-0"2'-0"
5'-0"93'-10"1'-0"
21'-0"8'-11"11'-10 1/2"22'-4"15'-11 1/2"12'-11 1/2"10"5'-0"40'-0"5'-0"3'-2"19'-9"17'-1"5'-0"40'-0"5'-0"1'-9"10'-11"13'-6"13'-10"5'-0"33'-9 1/2"4'-4"8"B
A-4.0
B
A-4.0
C
A-4.1
C
A-4.1
F L O O R P L A N N O T E S:
( CONTINUED FROM SHEET A-2.0 )
20. COMBINATION SMOKE AND CARBON MONOXIDE ALARM
SMOKE ALARMS AND CARBON MONOXIDE ALARMS SHALL BE INSTALLED
INSIDE ALL BEDROOMS, ON THE CEILING OR WALL OUTSIDE OF EACH
BEDROOM AND IN EVERY STORY
PER SECTION R314.3; R315.1;
SMOKE ALARMS AND CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR
PRIMARY POWER FROM THE BUILDING WIRING, AND SHALL BE EQUIPPED WITH A BATTERY BACKUP AND INTERCONNECTED.
PER SECTION R314.3; R314.4; R315.1;
SMOKE DETECTORS ARE REQUIRED IN EACH ROOM USED FOR SLEEPING AND
CENTRALLY LOCATED IN THE WALL OR CEILING IN CORRIDORS PROVIDING
ACCESS TO EACH SLEEPING AREA, AT EACH FLOOR OR BASEMENT LEVEL
AND IN CLOSE PROXIMITY TO THE STAIRWAY. SMOKE DETECTORS SHALL BE CONNECTED TO THE BUILDING WIRING SYSTEM IN ALL NEW CONSTRUCTION
AND BE PROVIDED WITH BATTERY BACKUP. SHALL SOUND AN ALARM
AUDIBLE IN ALL AREAS OF THE BUILDING OR BE INTERCONNECTED. PER SECT 907. 2.10, C.B.C.
21. PLUMBING WALL
PROVIDE 2x6 STUD WALL BEHIND PLUMBING FIXTURES
PER C.P.C.
22. SHOWERS & TUB SHOWERS CONTROL VALVES FOR SHOWERS AND TUB SHOWERS SHALL BE OF THE
PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE TYPE.
PER CPC SEC 410.7
PROVIDE APPROVED SMOOTH HARD NON ABSORBENT FINISH TO CEILING
( VERIFY WITH ARCHITECT )
PROVIDE 1-LAYER "GREENBOARD" MOISTURE RESISTANT GYP. WALLBOARD
PER UBC SEC 807.1.3
23. FRAMESLESS TEMPERED GLASS ENCLOSURE @ SHOWER, WITH DOOR @ TUB SHOWER COMBINATION
PER SECT. 2406 & 2407, U.B.C.
24. BATH TUB
MANUF:
MODEL:
INSTALL PER MANUF SPECS
25. TUB TRAP ACCESS
12" x 12" PREFABRICATED SHEET METAL PAINT TO MATCH ADJACENT WALL
26. WATER CLOSETS
1.28 GALLON FLUSH, MAX.
PER H & S CODE, SECT. 17921.3b
27. ACCESS TO TOILETS 30" CLEAR WIDTH REQUIRED.
24" CLEARANCE IN FRONT REQUIRED.
PER SECT. 2902.6 & 2904 , C.B.C.
28. EXHAUST FAN
BATHROOMS SHALL BE EQUIPPED WITH AN EXHAUST FAN
CONTROLLED BY A HUMIDISTAT
PER 2013 C.G.B.S.C.
29. DISHWASHER HOT WATER STUB-OUT SMITTY PAN WITH DRAIN
30. REFRIGERATOR SPACE COLD WATER STUB-OUT (ICE MAKER)
31. KITCHEN SINK
DOUBLE BASIN MANUF:
MODEL:
PROVIDE GARBAGE DISPOSAL
32. COOK - TOP
MANUF:
MODEL:
PROVIDE GAS STUB-OUT
PROVIDE SHEET METAL HOOD (24" MIN CLR) VENT
THROUGH ROOF PER MANUF SPECS OR
DOWNDRAFT VENT DUCT TO OUTSIDE AIR THRU
WALL PAINT TO MATCH EXTERIOR FINISH. VERIFY LOCATION OF VENT WITH ARCHITECT.
SEE ENERGY CONFORMANCE NOTES
33. CONVECTION OVEN MANUF:
MODEL:
PROVIDE GAS STUB-OUT DUCT TO OUTSIDE AIR THRU WALL PAINT TO MATCH EXTERIOR FINISH
VERIFY LOCATION OF VENT WITH ARCHITECT
34. UNDER-COUNTER MICROWAVE OVEN
35. SHELF AND POLE (+66" HIGH) (T.B.D.)
1 1/2" DIA WOOD POLE WITH 1x14 WOOD SHELF PAINT TO MATCH ADJACENT WALL FINISH
OPTION: CLOSET ORGANIZER HARDWARE CONFIRM WITH OWNER
36. GAS FIREPLACE (DIRECT VENT THROUGH ROOF)
MANUFACTURER: SUPERIOR
MODEL: RHAPSODY DRL6554
APPROVAL: ANSI 221.88 - 2009
INSTALL PER MANUFACTURERS SPECIFICATIONS.
USE THIS PRODUCT OR APPROVED EQUAL, TO
BE DETERMINED BY OWNER / ARCHITECT. - PER SECTION R1004.1
WOOD BURNING FIREPLACES ARE NOT PERMITTED
PER AQMD RULE 445
37.
38. TRASH CANS TRASH AREA FOR A MINIMUM OF THREE 4' TALL 2'X2' TRASH CANS AT GARAGE.
REFUSE AREA SHALL NOT INTRUDE TO INTO REQUIRED PARKING DIMENSIONS.
39. STAIR REQUIREMENTS
A. MAX. 7.75" RISE & MIN. 10" RUN
B. MIN. 36" CLEAR WIDTH
C. HANDRAILS 34" TO 38" HIGH ABOVE TREAD NOSING.
D. HANDGRIP PORTION OF HANDRAIL SHALL BE NOT LESS THAN 1 1/4"
NOR MORE THAN 2" CROSS SECTIONAL DIAM. DIMENSION HAVING A
SMOOTH SURFACE WITH NO SHARP CORNERS. (1003.3.3.2,3,4,6)
40. LANDING AT EGRESS DOOR LANDING AT EGRESS SHALL NOT BE MORE THAN 1 1/2" LOWER THAN TOP OF
THRESHOLD.
(EXCEPTION: THRESHOLD HEIGHT CAN BE 7.75" MAX. IF DOOR IS NOT A
REQUIRED EXIT OR DOOR DOES NOT SWING OVER THE LANDING.)
PER CRC SECTION R311.3.1
41. LAUNDRY ROOM DRIP PANS OR OTHER DEVICES FOR LAUNDRY ROOM, WATER HEATERS, AND
DISHWASHERS MUST BE PROVIDED.
42. CABLE BOX
43. GAS METER
44. BACKWATER VALVE
AN APPROVED BACKWATER VALVE IS REQUIRED FOR DRAINAGE PIPING
SERVING FIXTURES LOCATED BELOW THE ELEVATION OF THE NEXT UPSTREAM MANHOLE COVER. FIXTURES ABOVE SUCH ELEVATION SHALL NOT
DISCHARGE THROUGH THE BACKWATER VALVE.
(UPC. 710.1)
45. GARAGE FLOOR
GARAGE FLOOR SHALL BE SLOPED TO FACILITATE MOVEMENT OF LIQUIDS
TOWARD A DRAIN OR VEHICLE ENTRY DOORWAY CBC SECT. 406.1.3.
KEY NOTES CONTINUED AT SHEET A-2.2
S E C O N D F L O O R P L A N
FAU
S C A L E : 1 / 8 " = 1 ' - 0 "
T H R E E - U N I T C O N D O M I N I U M
1 0 1 0 M O N T E R E Y B L V D
H E R M O S A B E A C H, C A
U N I T A U N I T B
(1,035 SQ. FT.)(1,065 SQ. FT.)
U N I T C
(1,040 SQ. FT.)
ELEV
MASTER
BATH
BEDROOM #2BEDROOM #1
MASTER
BEDROOM
BATH #2
WALK-IN
CLOSET
1 0 T H S T R E E TM O N T E R E Y B L V DS U N S E T D R I V EFAU
MASTER
BATH
BEDROOM #2
BEDROOM #1
MASTER
BEDROOM
BATH #2
WALK-IN
CLOSET
FAU
BEDROOM #2
MASTER
BATH
BEDROOM #1
MASTER
BEDROOM
BATH #2
WALK-IN
CLOSET
ELEV
OPEN TO
BELOW
N 77°48'36"E 99.83' P/L
N 12°09'35"W50.01' P/LN 77°48'57"E 99.84' P/L N 12°10'24"W50.02' P/LSHWR
BENCH
SHWR
BENCHTUB
TUB/SHWR
TUB/SHWR
TUB/SHWR(169.0 SF COUNTABLE
OPEN SPACE)
YARD AREA
104.29 PC109.54 PC110.83 PC105.8 PCA
B
D
C
SHWR
BENCH
OPEN
TO
ABOVE &
BELOW
42" HIGH MAX
GUARDRAIL
51
51
42" HIGH MAX
GUARDRAIL
42" MAX HIGH
GUARDRAIL
42" MAX HIGH
GUARDRAIL
70
Third Floor
8/22/17A-2.2 Date:1010 Monterey Blvd, Hermosa Beach, 90254Revisions:Monterey & 10th 3-UnitFF
N FUP
UP UPE
A-4.1
E
A-4.1
A
A-4.0
A
A-4.0
D
A-4.1
D
A-4.1
B
A-4.0
B
A-4.0
C
A-4.1
C
A-4.1
5"4'-2"5"
5'-0"93'-10"1'-0"
3'-0"2'-0"8'-1/2"21'-10"33'-9 1/2"25'-2"3'-0"2'-0"
5'-0"93'-10"1'-0"
21'-0"4'-7"4'-0"15'-1"7'-5"12'-0"15'-11 1/2"13'-9 1/2"5'-0"40'-0"5'-0"7"12'-8"13'-6"13'-10"5'-0"40'-0"5'-0"3'-2"19'-9"17'-1"6"8'-1/2"16'-11"12'-3 1/2"14'-9"
13'-7 1/2"12'-6"4'-4"8"4'-0"1'-0"
171.21 sq ft
219.41 sq ft
174.79 sq ft
F L O O R P L A N N O T E S:
( CONTINUED FROM SHEET A-2.2 )
46. DECK WATERPROOFING
MANUF: CROSSFIELD PRODUCTS CORP.
PRODUCT: DEX-O-TEX ROOF WATERPROOFING
MEMBRANE
ICC#: ESR 1757
SLOPE: 1/4"/FT. MIN.
CLASS: A INSTALL PER MANUF SPECS
USE THIS PRODUCT OR APPROVED EQUAL
PER SECT. 1402, C.B.C
47. DECK DRAINS
MANUF: THUNDERBIRD
MODEL: 3" DIA. COPPER DECK DRAIN WITH STRAINER
PROVIDE DRAIN LINE TO DRAINAGE SYSTEM
INSTALL PER MANUF SPECS USE THIS PRODUCT OR APPROVED EQUAL
SEE DETAIL 20 / A-7.1
48. LANDING AT EXTERIOR DOORS
LANDING ON EACH SIDE OF EXTERIOR DOOR SHALL HAVE A LENGTH IN
DIRECTION OF TRAVEL OF NOT LESS THAN 36" - PER SECTION R311.3.
49. WATER METER SERVICE
SEE LOCATION ON SITE PLAN AT A-1.0
50. FUTURE SOLAR ELECTRICAL CONDUIT
PROVIDE ELECTRICAL CONDUIT FOR EACH UNIT FROM ROOF
TO ELECTRICAL SERVICE PANEL FOR FUTURE SOLAR
51. COMMON / SEPARATION WALL
WALL BETWEEN INDIVIDUAL UNITS SHALL BE 1-HOUR CONSTRUCTION
AND SHALL HAVE SOUND TRANSMISSION COEFFICIENT (STC) RATING OF STC 52 MINIMUM, SEE DETAILS 8 & 9 / A-7.1 FOR CONSTRUCTION
U N I T A U N I T B
(840 SQ. FT.)(815 SQ. FT.)
U N I T C
(815 SQ. FT.)
LIVING ROOM
COOK-TOPDRAWERS
DWCOOK-TOP
DRAWERSDW
LIVING ROOM
T H I R D F L O O R P L A N
S C A L E : 1 / 8 " = 1 ' - 0 "
T H R E E - U N I T C O N D O M I N I U M
1 0 1 0 M O N T E R E Y B L V D
H E R M O S A B E A C H, C A
DECK
DECK
DECK
KITCHEN
KITCHEN
ELEV
ELEV
POWDER
POWDER
1 0 T H S T R E E TM O N T E R E Y B L V DS U N S E T D R I V ELIVING ROOM
COOK-TOPDRAWERSDW
DECK
KITCHEN
POWDER
FP / TV
WALL
FP / TV
WALL
FP / TV
WALL
N 77°48'36"E 99.83' P/L
N 12°09'35"W50.01' P/LN 77°48'57"E 99.84' P/L N 12°10'24"W50.02' P/L36
36
36
(170.3 SF COUNTABLE
OPEN SPACE)
(136.0 SF COUNTABLE
OPEN SPACE)
(0.0 SF COUNTABLE
OPEN SPACE)104.29 PC109.54 PC110.83 PC105.8 PCA
B
D
C
OPEN
TO
BELOW
42" HIGH MAX
GUARDRAIL
OPEN
TO
BELOW
DINING ROOM
DINING ROOM
DINING ROOM
51
51
42" MAX HIGH
GUARDRAIL
42" MAX HIGH
GUARDRAIL
42" MAX HIGH
GUARDRAIL
71
Roof Plan
8/22/17A-3.0 Date:1010 Monterey Blvd, Hermosa Beach, 90254Revisions:Monterey & 10th 3-UnitN6'-5"3'-3"
84'-7 1/2"
68'-8"
67'-4"
161.20 sq ft
198.94 sq ft
176.02 sq ft
R O O F N O T E S
1. ROOF FINISH:
MANUF: CROSSFIELD PRODUCTS CORP.
PRODUCT: DEX-O-TEX ROOF WATERPROOFING
MEMBRANE
ICC#: ESR 1757
SLOPE: 1/4"/FT. MIN.
CLASS: A
INSTALL PER MANUF SPECS
USE THIS PRODUCT OR APPROVED EQUAL
PER SECT. 1402, C.B.C
2. ROOF DRAINS
MANUF: THUNDERBIRD
MODEL: 3" COPPER DECK DRAIN
WITH STRAINER
PROVIDE DRAIN LINE TO DRAINAGE SYSTEM
INSTALL PER MANUF SPECS
USE THIS PRODUCT OR APPROVED EQUAL.
SEE DETAIL:
3. OVERFLOW SCUPPER / DRAIN
PROVIDE SEPARATE DRAIN LINE
OUTLET SHALL BE LOCATED 2" ABOVE LOW
POINT OF ROOF
OVERFLOW SCUPPER TO BE 3X DRAIN SIZE
INSTALL PER MANUF. SPECS
4. ROOF FLASHING
24 GA. ZINC FLASHING
AT ALL ROOF PENETRATION / CRICKET
SEE DETAIL:
5. CHIMNEY - DIRECT VENT
CHIMNEY MAY EXCEED THE MAX. PERMITTED
HEIGHT LIMIT BY NO MORE THAN REQUIRED
TO MEET UNIFORM BUILDING CODES
(HBMC 17.46.010)
6. PROPOSED NEW DECK FINISH
MORTAR AND TILE OVER DEX-O-TEX
MANUF: CROSSFIELD PRODUCTS CORP.
PRODUCT: DEX-O-TEX DECK WATERPROOFING
MEMBRANE
ICC#: ESR 1757
SLOPE: 1/4"/FT. MIN.
CLASS: A INSTALL PER MANUF SPECS
USE THIS PRODUCT OR APPROVED EQUAL
PER SECT. 1402, C.B.C
7. DECK DRAINS
MANUF: THUNDERBIRD
MODEL: 3" COPPER DECK DRAIN WITH STRAINER
PROVIDE DRAIN LINE TO DRAINAGE SYSTEM
INSTALL PER MANUF SPECS
USE THIS PRODUCT OR APPROVED EQUAL
SEE DETAIL:
8. ROOF FINISH: ASPHALT ROOFING SHINGLES MANUF : MANVILLE
MODEL : THREE-TAB APPROVED SELF SEALING
OR HAND SEALED SHINGLES.
COLOR : PER ARCHITECT CLASS : A PROVIDE 2-LAYERS 15# NON PERFORATED FELT UNDERLAYMENT APPLIED SHINGLES FASHION
PER SECT. 1402, C.B.C
9. ALL SITE DRAINAGE SHALL BE TERMINATED AT
PUBLIC WAY VIA NON EROSIVE DEVICE.
10. ROOF DRAINS PASSING THROUGH THE ROOF
INTO THE INTERIOR OF A BUILD'G SHALL
BE MADE WATERTIGHT AT THE ROOF LINE BY
THE USE OF SUITABLE FLASH. MATERIAL.
11. ROOF DRAINAGE WATER SHALL NOT BE
ALLOWED TO FLOW OVER PUBLIC PROPERTY,
BUT SHALL BE CARRIED, IN A DRAIN PIPE OR
OTHER APPROVED TRANSPORT, UNDER
THE PUBLIC SIDEWALK OR WALKING SURFACE
TO THE GUTTER UNLESS ONE ONE OF
THE FOLLOWING CONDITIONS EXISTS AND IS
MAINTAINED:
12. ROOF DRAINAGE WATER IS TO BE DEPOSITED
AT A POINT OR POINTS ON THE SITE WHERE
THE DRAINAGE SWALE IS TO A NATURAL
DRAINAGE CHANNEL THAT DOES NOT FLOW
OVER PUBLIC PROPERTY.
13. ALL CONCENTRATED DRAINAGE, INCLUDING
ROOF WATER SHALL BE CONDUCTED VIA
GRAVITY TO THE STREET OR AN APPROVED
LOCATION AT A 2% MINIMUM.
14. VALLEY FLASHING SHALL BE NOT LESS THAN
0.019-INCH (0.48 mm) (N0. 26 GALVANIZED
SHEET GAGE) CORROSION RESISTANT METAL
INSTALLED OVERA MINIMUM 36-INCH WIDE
(914 mm) UNDERLAYMENT CONSISTING OF
ONE LAYER OF NO. 72 ASTM CAP SHEET
RUNNING THE FULL LENGTH OF THE VALLEY
15. ROOF GUTTERS SHALL BE PROVIDED WITH
THE MEANS TO PREVENT THEACCUMULATION
OF LEAVES AND DEBRIS IN THE GUTTER.
16. (ROOF) (ATTIC)(EXTERIOR WALL) SHALL RESIST
THE INTRUSION OF FLAME EMBERS INTO THE
ATTIC AREA OF THE STRUCTURE, OR SHALL BE
PROTECTED BY CORROSION RESISTANT,
NONCOMBUSTIBLE WIRE MESH WITH 1/4-INCH
(6 mm) OPENINGS OR EQUIVALENT. VENTS
SHALL NOT BEINSTALLED IN EAVES AND
CORNICES.
17. EAVES AND SOFFITS SHALL MEET THE
REQUIREMENTS OF SFM-7A-3 OR SHALL BE
PROTECTED BY IGNITION-RESISTANT
MATERIALS OR NON-COMBUSTABLE
CONSTRUCTION ON THE EXPOSED UNDERSIDE.
18. PARAPETS, SATELITE ANTENNA, RAILS,
SKYLIGHTS, ROOF EQUIP. MUST BE W/IN THE
HEIGHT LIMIT.
R O O F P L A N
S C A L E : 1 / 8 " = 1 ' - 0 "
T H R E E - U N I T C O N D O M I N I U M
1 0 1 0 M O N T E R E Y B L V D
H E R M O S A B E A C H, C A
ROOF DECK
ROOF DECK
ROOF DECK
104.29 PC109.54 PC110.83 PC105.8 PCCRITICAL POINT #2REFERENCE EL = +106.24'MAX. HEIGHT EL = +136.24'PROP HEIGHT = + 136.17'CRITICAL POINT #3REFERENCE EL = +107.66'MAX. HEIGHT EL = +137.66'PROP HEIGHT = + 137.37'CRITICAL POINT #5REFERENCE EL = +109.36'MAX. HEIGHT EL = +139.36'PROP HEIGHT = + 139.25'CRITICAL POINT #6REFERENCE EL = +109.61'MAX. HEIGHT EL = +139.61'PROP HEIGHT = + 139.25'SLOPE2 : 12
(TYP)SLOPE2 : 12(TYP)SLOPE
2 : 12
(TYP)CRITICAL POINT #1REFERENCE EL = +105.61'MAX. HEIGHT EL = +135.61'PROP HEIGHT = + 135.01'CRITICAL POINT #4REFERENCE EL = +108.69'MAX. HEIGHT EL = +138.69'PROP HEIGHT = + 137.94'DECKBELOW
DECK
BELOW
DECK
BELOW
DECK
BELOW
DECK
BELOW
DN
DN
DN
HIPHIPHIPVALLEYV
A
L
L
E
Y
HI
P
HI
P
HI
P
HI
P
V
A
L
L
E
Y
RIDGE
RIDGE
RIDGERIDGEN 77°48'36"E 99.83' P/L
N 12°09'35"W50.01' P/LN 77°48'57"E 99.84' P/L N 12°10'24"W50.02' P/L(NOTE: 100 SQ FT MAX
COUNTABLE TOWARDS
OPEN SPACE REQMNT)
(NOTE: 100 SQ FT MAX
COUNTABLE TOWARDS
OPEN SPACE REQMNT)
(NOTE: 100 SQ FT MAX
COUNTABLE TOWARDS
OPEN SPACE REQMNT)CRITICAL POINT #7REFERENCE EL = +104.65'MAX. HEIGHT EL = +134.65'PROP HEIGHT = + 133.07'CRITICAL POINT #8REFERENCE EL = +107.92'MAX. HEIGHT EL = +137.92'PROP HEIGHT = + 136.32'CRITICAL POINT #9REFERENCE EL = +109.21'MAX. HEIGHT EL = +139.21'PROP HEIGHT = + 137.94'CRIT
ICA
L
PO
INT
#1
1REFERENCE
EL
=
+109
.98
'MAX. HE
IGHT
E
L
=
+
1
3
9
.
9
8
'PROP HE
IGHT
=
+
1
3
8
.
1
2
'
A
B
D
C
CRITICAL POINT #10REFERENCE EL = +108.63'MAX. HEIGHT EL = +138.63'PROP HEIGHT = + 138.12'1 0 T H S T R E E TM O N T E R E Y B L V DS U N S E T D R I V E21'-9 1/2"
49'-8"
87'-8"27'-0"27'-6"26'-10"80'-10"30'-9"14'-10 1/2"
77'-1"18'-1/2"5'-0"5'-0"5'-0"5'-0"
3'-0"2'-0"6"4'-6"1'-9"3'-3"1'-9"
3'-3"1'-9"6'-5"1'-9"3'-3"1'-9"1'-9"3'-3"1'-0"4'-6"6"12'-11 1/2"1'-9"27'-0"40'-0"17'-8"5
5
5
72
Section
A&B
8/22/17A-4.0 Date:1010 Monterey Blvd, Hermosa Beach, 90254Revisions:Monterey & 10th 3-Unit109.57'
117.75'
126.83'
135.75'
139.25'
MASTER
BATH
ENTRY
STAIR
DECK
SECTION NOTES:CRITICAL POINT #5REFERENCE EL = +109.36'MAX. HEIGHT EL = +139.36'PROP HEIGHT = + 139.25'CRITICAL POINT #6REFERENCE EL = +109.61'MAX. HEIGHT EL = +139.61'PROP HEIGHT = + 139.25'CRITICAL POINT #4REFERENCE EL = +108.69'MAX. HEIGHT EL = +138.69'PROP HEIGHT = + 137.94'CRITICAL POINT #9REFERENCE EL = +109.21'MAX. HEIGHT EL = +139.21'PROP HEIGHT = + 137.94'108.67'
117.75'
126.83'
P
P
42" HIGH
GUARDRAIL
42" HIGH
GUARDRAIL
L
L
S C A L E : 1 / 4 " = 1 ' - 0 "
S E C T I O N A - A
1. INSULATION REQUIREMENTS
FOIL-BACKED BATT INSULATION
INSTALL PER MANUF. SPECS
PROVIDE: ROOF / CEILING R-30 PER CF-1R FORM
EXTERIOR WALL R-15
INTERIOR WALL R-13
(WHERE SPECIFIED)
RAISED WD FLOOR R-19 PER CF-1R FORM
FLR @ OVERHANGS R-19 PER CF-1R FORM
SLAB EDGE INSUL. N/A
REFER TO CF-1R FORMS, SEE SHEET T-6
2. WATERPROOFING @ FOUNDATION WALL
MANUF: DMX PLASTICS LTD
PRODUCT: DMX AG WATER PROOFING SYSTEM
ICC#: ESR 2896
PROVIDE 4" DIA. PERFORATED PIPE DRAIN IN
FILTER FABRIC WRAP SET IN GRAVEL BED
OUTLET DRAIN @ STREET THROUGH APPROVED
NON-EROSIVE DEVICE, SEE CIVIL DRWGS.
INSTALL PER MANUF SPECS.
USE THIS PRODUCT OR APPROVED EQUAL.
3. ONE-HOUR FIRE RESISTIVE WALL
5/8" TYPE "X" GYP. WALL BOARD
AT ALL WALLS AND CEILING BETWEEN GARAGE
AND ALL ADJACENT LIVING SPACES, AND
ENCLOSING ALL STRUCTURAL MEMBERS
PER SECT. 302.4, C.B.C
4. HANDRAIL TOP OF RAIL @ 34" TO 38" ABOVE TREAD
NOSING ONE RAIL TO EXTEND 6" BEYOND TOP
AND BOTTOM RISER, AND SHALL TERMINATE IN
A NEWEL POST OR WALL
HANDGRIP CROSS-SECTIONAL AREA OF TOP
RAIL: 1 1/2" MIN TO 2" MAX
MIN 1 1/2" CLEAR BETWEEN RAIL AND WALL @ OPEN RAIL, SEE GUARDRAIL NOTE
PER SECT. 1006, C.B.C.
5. GUARDRAIL (42" HIGH U.N.O.)
TOP RAIL SHALL SUPPORT 20 LBS. PER LIN. FT.
PER SECT. 705, C.B.C.
SEE HAND RAIL NOTE FOR TOP RAIL
OPEN RAIL SHALL HAVE INTERMEDIATE RAILS,
SO THAT A 4" DIA. SPHERE CANNOT PASS THRU.
PER SECT. 509.1, C.B.C.
6. NEW ROOF FINISH
MANUF:
PRODUCT: 40 YR DIMENSION 3D SHINGLE
OVER 2-LAYERS 15# FELT,
LAYED SHINGLE FASHION
ICC#: ESR-2119
SLOPE: 2 IN 12
CLASS: A
INSTALL PER MANUF SPECS
USE THIS PRODUCT OR APPROVED EQUAL
PER SECT. 1507.2, AND 1507.3
7. CHIMNEY
TOP OF CHIMNEY MUST EXTEND A MINIMUM
OF 2' ABOVE ANY PART OF THE BUILDING
WITHIN 10'. CHIMNEY MAY EXCEED THE MAX
PERMITTED BUILDING HEIGHT BY NO MORE
THAN 5' PROVIDED THE WIDTH AND DEPTH
DO NOT EXCEED 3' AND 5' RESPECTIVELY.
8. NEW ROOF FINISH
MANUF: CROSSFIELD PRODUCTS CORP.
PRODUCT: DEX-O-TEX ROOF WATERPROOFING
MEMBRANE OVER PLYWOOD ONLY,
NO O.S.B.
ICC#: ESR 1757
SLOPE: 1/4"/FT. MIN.
CLASS: A
INSTALL PER MANUF SPECS
USE THIS PRODUCT OR APPROVED EQUAL
PER SECT. 1402, C.B.C
9. NEW DECK FINISH
MANUF: CROSSFIELD PRODUCTS CORP.
PRODUCT: TILE OR STONE OVER THINSET MORTAR OVER
DEX-O-TEX DECK WATERPROOFING MEMBRANE
OVER PLYWOOD ONLY, NO O.S.B.
ICC#: ESR 1757
SLOPE: 1/4"/FT. MIN.
CLASS: A
INSTALL PER MANUF SPECS
USE THIS PRODUCT OR APPROVED EQUAL
PER SECT. 1402, C.B.C
104.42'
114.00'
123.58'
132.58'
136.17'
LIVING ROOM
DINING
ROOM
LIVING ROOM
BATH CLOSET LAUNDRY
GARAGE HALL CLOSET BATH
STORAGE
MASTER
CLOSET
BEDROOM
MASTER
CLOSET
MASTER
BATH
LIVING
ROOM
MASTER
CLOSET
MASTER
BATH
HALL
HALLCRITICAL POINT #2REFERENCE EL = +106.24'MAX. HEIGHT EL = +136.24'PROP HEIGHT = + 136.17'CRITICAL POINT #3REFERENCE EL = +107.66'MAX. HEIGHT EL = +137.66'PROP HEIGHT = + 137.37'CRITICAL POINT #5REFERENCE EL = +109.36'MAX. HEIGHT EL = +139.36'PROP HEIGHT = + 139.25'CRITICAL POINT #6REFERENCE EL = +109.61'MAX. HEIGHT EL = +139.61'PROP HEIGHT = + 139.25'CRITICAL POINT #1REFERENCE EL = +105.61'MAX. HEIGHT EL = +135.61'PROP HEIGHT = + 135.01'CRITICAL POINT #4REFERENCE EL = +108.69'MAX. HEIGHT EL = +138.69'PROP HEIGHT = + 137.94'CRITICAL POINT #10REFERENCE EL = +108.63'MAX. HEIGHT EL = +138.63'PROP HEIGHT = + 138.12'108.67'
117.75'
126.83'
135.75'
139.25'
105.67'
115.25'
124.83'
133.87'
137.37'
P
P
S C A L E : 1 / 4 " = 1 ' - 0 "
S E C T I O N B - B
L
L
73
Section
C,D&E
8/22/17A-4.1 Date:1010 Monterey Blvd, Hermosa Beach, 90254Revisions:Monterey & 10th 3-Unit104'-2 3/4"
114'
123'-7"
132'-7"
136'-2"
KITCHENDINING
ROOM
DINING
ROOM
GARAGE
STAIR
GARAGE
BEDROOM
BEDROOM
BEDROOM
ROOF DECK
ROOF DECK
GARAGE
KITCHEN
KITCHEN
BATH
BEDROOM BATH BEDROOM
STORAGE
DECK
SECTION NOTES:CRITICAL POINT #2REFERENCE EL = +106.24'MAX. HEIGHT EL = +136.24'PROP HEIGHT = + 136.17'CRITICAL POINT #5REFERENCE EL = +109.36'MAX. HEIGHT EL = +139.36'PROP HEIGHT = + 139.25'CRITICAL POINT #11REFERENCE EL = +109.98'MAX. HEIGHT EL = +139.98'PROP HEIGHT = + 138.12'108'-8"
109'-6 7/8"
117'-9"
126'-10"
135'-9"
139'-3"7'-3 1/2"P
P
S C A L E : 1 / 4 " = 1 ' - 0 "
S E C T I O N C - C
L
L
1. INSULATION REQUIREMENTS
FOIL-BACKED BATT INSULATION
INSTALL PER MANUF. SPECS
PROVIDE: ROOF / CEILING R-30 PER CF-1R FORM
EXTERIOR WALL R-15
INTERIOR WALL R-13
(WHERE SPECIFIED)
RAISED WD FLOOR R-19 PER CF-1R FORM
FLR @ OVERHANGS R-19 PER CF-1R FORM
SLAB EDGE INSUL. N/A
REFER TO CF-1R FORMS, SEE SHEET T-6
2. WATERPROOFING @ FOUNDATION WALL
MANUF: DMX PLASTICS LTD
PRODUCT: DMX AG WATER PROOFING SYSTEM
ICC#: ESR 2896
PROVIDE 4" DIA. PERFORATED PIPE DRAIN IN
FILTER FABRIC WRAP SET IN GRAVEL BED
OUTLET DRAIN @ STREET THROUGH APPROVED
NON-EROSIVE DEVICE, SEE CIVIL DRWGS.
INSTALL PER MANUF SPECS.
USE THIS PRODUCT OR APPROVED EQUAL.
3. ONE-HOUR FIRE RESISTIVE WALL
5/8" TYPE "X" GYP. WALL BOARD
AT ALL WALLS AND CEILING BETWEEN GARAGE
AND ALL ADJACENT LIVING SPACES, AND
ENCLOSING ALL STRUCTURAL MEMBERS
PER SECT. 302.4, C.B.C
4. HANDRAIL
TOP OF RAIL @ 34" TO 38" ABOVE TREAD
NOSING ONE RAIL TO EXTEND 6" BEYOND TOP
AND BOTTOM RISER, AND SHALL TERMINATE IN
A NEWEL POST OR WALL
HANDGRIP CROSS-SECTIONAL AREA OF TOP
RAIL: 1 1/2" MIN TO 2" MAX
MIN 1 1/2" CLEAR BETWEEN RAIL AND WALL
@ OPEN RAIL, SEE GUARDRAIL NOTE
PER SECT. 1006, C.B.C.
5. GUARDRAIL (42" HIGH U.N.O.)
TOP RAIL SHALL SUPPORT 20 LBS. PER LIN. FT.
PER SECT. 705, C.B.C.
SEE HAND RAIL NOTE FOR TOP RAIL OPEN RAIL SHALL HAVE INTERMEDIATE RAILS,
SO THAT A 4" DIA. SPHERE CANNOT PASS THRU.
PER SECT. 509.1, C.B.C.
6. NEW ROOF FINISH
MANUF:
PRODUCT: 40 YR DIMENSION 3D SHINGLE
OVER 2-LAYERS 15# FELT,
LAYED SHINGLE FASHION
ICC#: ESR-2119
SLOPE: 2 IN 12
CLASS: A
INSTALL PER MANUF SPECS
USE THIS PRODUCT OR APPROVED EQUAL
PER SECT. 1507.2, AND 1507.3
7. CHIMNEY
TOP OF CHIMNEY MUST EXTEND A MINIMUM
OF 2' ABOVE ANY PART OF THE BUILDING
WITHIN 10'. CHIMNEY MAY EXCEED THE MAX
PERMITTED BUILDING HEIGHT BY NO MORE
THAN 5' PROVIDED THE WIDTH AND DEPTH
DO NOT EXCEED 3' AND 5' RESPECTIVELY.
8. NEW ROOF FINISH
MANUF: CROSSFIELD PRODUCTS CORP.
PRODUCT: DEX-O-TEX ROOF WATERPROOFING
MEMBRANE OVER PLYWOOD ONLY,
NO O.S.B.
ICC#: ESR 1757
SLOPE: 1/4"/FT. MIN.
CLASS: A
INSTALL PER MANUF SPECS
USE THIS PRODUCT OR APPROVED EQUAL
PER SECT. 1402, C.B.C
9. NEW DECK FINISH
MANUF: CROSSFIELD PRODUCTS CORP.
PRODUCT: TILE OR STONE OVER THINSET MORTAR OVER
DEX-O-TEX DECK WATERPROOFING MEMBRANE
OVER PLYWOOD ONLY, NO O.S.B.
ICC#: ESR 1757
SLOPE: 1/4"/FT. MIN.
CLASS: A
INSTALL PER MANUF SPECS
USE THIS PRODUCT OR APPROVED EQUAL
PER SECT. 1402, C.B.C
FIRST
FLOOR
104.42'
114.00'
123.58'
132.17'
114.00'
123.58'
132.67'
136.17'
BEDROOM
ENTRY
KITCHEN
ROOF DECK
GARAGE
STAIR CRITICAL POINT #2REFERENCE EL = +106.24'MAX. HEIGHT EL = +136.24'PROP HEIGHT = + 136.17'CRITICAL POINT #1REFERENCE EL = +105.61'MAX. HEIGHT EL = +135.61'PROP HEIGHT = + 135.01'P P
S C A L E : 1 / 4 " = 1 ' - 0 "
S E C T I O N E - E
L L
GARAGE
MASTER BEDROOM BATH
DINING ROOM KITCHENDECKCRITICAL POINT #2REFERENCE EL = +106.24'MAX. HEIGHT EL = +136.24'PROP HEIGHT = + 136.17'CRITICAL POINT #1REFERENCE EL = +105.61'MAX. HEIGHT EL = +135.61'PROP HEIGHT = + 135.01'115.25'
124.83'
133.47'
105.45'
115.25'
124.83'
133.83'
136.17'
P
P
L
L
S C A L E : 1 / 4 " = 1 ' - 0 "
S E C T I O N D - D
1 3
74
Elevations
8/22/17A-5.0 Date:1010 Monterey Blvd, Hermosa Beach, 90254Revisions:Monterey & 10th 3-Unit108.67'
117.75'
126.83'
135.75'
137.94'
139.25'
104.42'
114.00'
123.58'
132.58'
136.17'
105.61'
105.67'
115.25'
124.83'
133.87'
135.75'
138.12'
1'-0"
3'-0"2'-0"
3'-3"1'-9"
5'-0"1'-7 1/2"3'-0"2'-11"1'-8"CRITICAL POINT #2REFERENCE EL = +106.24'MAX. HEIGHT EL = +136.24'PROP HEIGHT = + 136.17'CRITICAL POINT #3REFERENCE EL = +107.66'MAX. HEIGHT EL = +137.66'PROP HEIGHT = + 137.37'CRITICAL POINT #5REFERENCE EL = +109.36'MAX. HEIGHT EL = +139.36'PROP HEIGHT = + 139.25'CRITICAL POINT #6REFERENCE EL = +109.61'MAX. HEIGHT EL = +139.61'PROP HEIGHT = + 139.25'CRITICAL POINT #1REFERENCE EL = +105.61'MAX. HEIGHT EL = +135.61'PROP HEIGHT = + 135.01'CRITICAL POINT #4REFERENCE EL = +108.69'MAX. HEIGHT EL = +138.69'PROP HEIGHT = + 137.94'ELEVATION NOTES:
1. ASPHALT SHINGLE ROOFING
40 YEARS MIN. 3D DIMENSION
ASPHALT ROOF SHINGLES
COLOR : DARK GRAY
OVER 2 LAYER OF 15# FELT LAID WITH
19" OVERLAP.
PER C.B.C. SECT. 1507.2, AND 1507.3
2. HORIZONTAL WOOD EXTERIOR SIDING
OPAQUE STAINED EXTERIOR WOOD OR HARDI-PLANK HORIZONTAL EXTERIOR SIDING
COLOR : MEDIUM BROWN
OVER TYPAR BUILDING PAPER LAYED SHINGLE FASHION
SEE DETAIL 22 / A-7.1
3. VERTICAL WOOD EXTERIOR SIDING
OPAQUE STAINED EXTERIOR WOOD OR HARDI-PLANK VERTICAL EXTERIOR SIDING
COLOR : MEDIUM BROWN
OVER TYPAR BUILDING PAPER LAYED SHINGLE FASHION
SEE DETAIL 23 / A-7.1
4. EXTERIOR STUCCO
7/8" THICK 20/30 SAND FINISH EXTERIOR STUCCO COLOR : WHITE
OVER (2) LAYERS GRADE D FELT
SEE DETAIL 24 / A-7.1
5. STONE VENEER
LEDGERSTONE STONE VENEER
COLOR : NATURAL VARIGATED BROWN
OVER BROWN COAT
SEE DETAIL 21 / A-7.1
6. BRONZE ANODIZED ALUMINUM WINDOW
COLOR : DARK BROWN
SEE PLAN AND WINDOW SCHEDULE FOR SIZE SEE SHEET T-5 FOR CF-1R ENERGY REQUIREMENTS
7. EXPOSED WOOD RAFTER TAIL
4x EXPOSED RAFTER TAIL COLOR : MEDIUM BROWN
SEE DETAIL 13 / A-7.0
8. GUTTER AND DOWNSPOUT
BRONZE ANODIZED ALUM METAL GUTTER AND DOWNSPOUT
COLOR : DARK BROWN
SEE DRAINAGE PLAN FOR OUTLET LOCATION
9. CHIMNEY TERMINATION CAP GALV SHEET METAL OR METAL MESH WITH APPROVED SPARK ARRESTOR MANUF: SUPERIOR ICBO# : 2578 USE THIS PRODUCT OR AN APPROVED EQUAL. INSTALL PER MANUFACTURERS INSTRUCTIONS. DECORATIVE CHIMNEY CAP MUST BE LISTED ASSEMBLY. CHIMNEY SHALL EXTEND 2 FT ABOVE ADJACENT ROOF
WITHIN 10 FT DISTANCE
PER CHAPTER 10, C.R.C.
4162 1 1 13 3 2244445566
6
CRITICAL POINT #7REFERENCE EL = +104.65'MAX. HEIGHT EL = +134.65'PROP HEIGHT = + 133.07'ROOF DECK
TOP OR RAIL
THIRD FLR
SECOND FLR
TOP OF PARAPET
FIRST FLR
FIRST FLR
SECOND FLR
THIRD FLR
TOP PLATE
TOP OF PARAPET
TOP PLATEROOF DECK
FIRST FLR
SECOND FLR
THIRD FLR
TOP PLATE
ROOF DECK
TOP OF RAIL CRITICAL POINT #9REFERENCE EL = +109.21'MAX. HEIGHT EL = +139.21'PROP HEIGHT = + 137.94'CRITICAL POINT #10REFERENCE EL = +108.63'MAX. HEIGHT EL = +138.63'PROP HEIGHT = + 138.12'CRIT
ICAL
PO
INT
#
8REFERENCE E
L
=
+
1
0
7
.
9
2
'MAX. HE
IGH
T
E
L
=
+
1
3
7
.
9
2
'PROP HE
IGHT
=
+
136
.32
'
GARAGE104.29 PC109.54 PCA
B
1 0 T H S T R E E TM O N T E R E YB L V DS U N S E TD R I V EPP
TW +110.04'
TW +107.33'TW +107.33'
LL
S C A L E : 1 / 4 " = 1 ' - 0 "
S O U T H E L E V A T I O N
NOTE: PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS,
ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT.
PROPOSED ON SITE GRADE AT THE PROPERTY LINE
EXISTING ON-SITE GRADE
EXISTING PROPERTY LINE WALL AT NEIGHBORS PROPERTY
G R A D I N G L E G E N D :
FINISHED FLOOR / CEILING
EXISTING NEIGHBORING GRADE
PROPOSED STAIR IN SIDE-YARD
104.25'
113.99'
123.58'
132.58'
136.17'
104.42'
113.99'
123.58'
132.58'
3'-3"1'-9"
4'-6"6"
5'-0"
8"4'-4"
1'-9"3'-3"
5'-0"3'-2 1/8"CRITICAL POINT #2REFERENCE EL = +106.24'MAX. HEIGHT EL = +136.24'PROP HEIGHT = + 136.17'CRITICAL POINT #5REFERENCE EL = +109.36'MAX. HEIGHT EL = +139.36'PROP HEIGHT = + 139.25'CRITICAL POINT #1REFERENCE EL = +105.61'MAX. HEIGHT EL = +135.61'PROP HEIGHT = + 135.01'CRITICAL POINT #4REFERENCE EL = +108.69'MAX. HEIGHT EL = +138.69'PROP HEIGHT = + 137.94'56 4 241
CRITICAL POINT #7REFERENCE EL = +104.65'MAX. HEIGHT EL = +134.65'PROP HEIGHT = + 133.07'TOP PLATE
THIRD FLR
SECOND FLR
FIRST FLR
TOP OF RAIL
TOP PLATE
& ROOF DECK
THIRD FLR
SECOND FLR
GARAGE
104.29 PC105.8 PCA
C 1 0 T H S T R E E TM O N T E R E Y B L V D
S C A L E : 1 / 4 " = 1 ' - 0 "
W E S T E L E V A T I O N
P P
TW +108.00'
TW +110.00'
TW +112.00'
TW +114.00'
TW +116.67'
L L
NOTE: PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS,
ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT.
75
Elevations
8/22/17A-5.1 Date:1010 Monterey Blvd, Hermosa Beach, 90254Revisions:Monterey & 10th 3-Unit104.42'
114.00'
123.58'
132.58'
136.17'
109.57'
117.75'
126.83'
135.75'
139.25'
105.67'
115.25'
124.83'
133.87'
137.37'
1'-0"
3'-0"
1'-9"3'-3"
2'-0"3'-0"
5'-0"3'-4 1/2"4'-10"5'-11 1/2"9'-1"CRITICAL POINT #2REFERENCE EL = +106.24'MAX. HEIGHT EL = +136.24'PROP HEIGHT = + 136.17'CRITICAL POINT #3REFERENCE EL = +107.66'MAX. HEIGHT EL = +137.66'PROP HEIGHT = + 137.37'CRITICAL POINT #5REFERENCE EL = +109.36'MAX. HEIGHT EL = +139.36'PROP HEIGHT = + 139.25'CRITICAL POINT #6REFERENCE EL = +109.61'MAX. HEIGHT EL = +139.61'PROP HEIGHT = + 139.25'CRITICAL POINT #1REFERENCE EL = +105.61'MAX. HEIGHT EL = +135.61'PROP HEIGHT = + 135.01'CRITICAL POINT #4REFERENCE EL = +108.69'MAX. HEIGHT EL = +138.69'PROP HEIGHT = + 137.94'ELEVATION NOTES:
1. ASPHALT SHINGLE ROOFING
40 YEARS MIN. 3D DIMENSION
ASPHALT ROOF SHINGLES COLOR : DARK GRAY
OVER 2 LAYER OF 15# FELT LAID WITH
19" OVERLAP.
PER C.B.C. SECT. 1507.2, AND 1507.3
2. HORIZONTAL WOOD EXTERIOR SIDING
OPAQUE STAINED EXTERIOR WOOD OR HARDI-PLANK HORIZONTAL EXTERIOR SIDING
COLOR : MEDIUM BROWN
OVER TYPAR BUILDING PAPER LAYED SHINGLE FASHION
SEE DETAIL 22 / A-7.1
3. VERTICAL WOOD EXTERIOR SIDING
OPAQUE STAINED EXTERIOR WOOD OR HARDI-PLANK VERTICAL EXTERIOR SIDING
COLOR : MEDIUM BROWN
OVER TYPAR BUILDING PAPER LAYED SHINGLE FASHION SEE DETAIL 23 / A-7.1
4. EXTERIOR STUCCO
7/8" THICK 20/30 SAND FINISH EXTERIOR STUCCO
COLOR : WHITE
OVER (2) LAYERS GRADE D FELT
SEE DETAIL 24 / A-7.1
5. STONE VENEER
LEDGERSTONE STONE VENEER COLOR : NATURAL VARIGATED BROWN
OVER BROWN COAT
SEE DETAIL 21 / A-7.1
6. BRONZE ANODIZED ALUMINUM WINDOW
COLOR : DARK BROWN
SEE PLAN AND WINDOW SCHEDULE FOR SIZE SEE SHEET T-5 FOR CF-1R ENERGY REQUIREMENTS
7. EXPOSED WOOD RAFTER TAIL
4x EXPOSED RAFTER TAIL
COLOR : MEDIUM BROWN
SEE DETAIL 13 / A-7.0
8. GUTTER AND DOWNSPOUT
BRONZE ANODIZED ALUM METAL GUTTER AND DOWNSPOUT
COLOR : DARK BROWN SEE DRAINAGE PLAN FOR OUTLET LOCATION
9. CHIMNEY TERMINATION CAP
GALV SHEET METAL OR METAL MESH WITH APPROVED SPARK ARRESTOR MANUF: SUPERIOR ICBO# : 2578 USE THIS PRODUCT OR AN APPROVED EQUAL. INSTALL PER MANUFACTURERS INSTRUCTIONS. DECORATIVE CHIMNEY CAP MUST BE LISTED ASSEMBLY. CHIMNEY SHALL EXTEND 2 FT ABOVE ADJACENT ROOF WITHIN 10 FT DISTANCE
PER CHAPTER 10, C.R.C.
235444444661115
CRITICAL POINT #7REFERENCE EL = +104.65'MAX. HEIGHT EL = +134.65'PROP HEIGHT = + 133.07'TOP PLATE
& ROOF DECK
TOP OF RAIL
THIRD FLR
SECOND FLR
FIRST FLR
TOP OF RAIL
TOP PLATE
& ROOF DECK
THIRD FLR
SECOND FLR
GARAGE
TOP PLATE& ROOF DECK
TOP OF RAIL
THIRD FLR
SECOND FLR
FIRST FLRCRITICAL POINT #11REFERENCE EL = +109.98'MAX. HEIGHT EL = +139.98'PROP HEIGHT = + 138.12'110.83 PC105.8 PCD
C M O N T E R E Y B L V DS U N S E TD R I V E104.18 @ SIDEWALKTOP OF NEIGHBORS EXISTING WALLEXISTINGEXISTING GRADE
NEIGHBORS GRADE
PROPOSED GRADE
PROPOSED STAIR IN SIDE-YARD
TOP OF NEIGHBORS EXISTING WALL
EXISTING GRADE
NEIGHBORS GRADE
PROPOSED GRADE
TOP OF NEIGHBORS EXISTING WALL
EXISTING GRADE
NEIGHBORS GRADE
PROPOSED GRADE
EXISTING GRADE
P
P
PROPOSED ON SITE GRADE AT THE PROPERTY LINE
EXISTING ON-SITE GRADE
EXISTING PROPERTY LINE WALL AT NEIGHBORS PROPERTY
G R A D I N G L E G E N D :
L
L
S C A L E : 1 / 4 " = 1 ' - 0 "
N O R T H E L E V A T I O N
NOTE: PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS,
ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT.
FINISHED FLOOR / CEILING
EXISTING NEIGHBORING GRADE
PROPOSED STAIR IN SIDE-YARD
108.67'
117.75'
126.83'
135.83'
109.57'
117.75'
126.83'
135.75'
139.25'
3'-3"1'-9"
4'-6"6"
4'-4"8"
5'-0"
1'-9"3'-3"
5'-0"
6"4'-6"CRITICAL POINT #5REFERENCE EL = +109.36'MAX. HEIGHT EL = +139.36'PROP HEIGHT = + 139.25'CRITICAL POINT #6REFERENCE EL = +109.61'MAX. HEIGHT EL = +139.61'PROP HEIGHT = + 139.25'CRITICAL POINT #4REFERENCE EL = +108.69'MAX. HEIGHT EL = +138.69'PROP HEIGHT = + 137.94'6 542614
ROOF DECK
TOP OR RAIL
THIRD FLR
SECOND FLR
GARAGE
FIRST FLR
SECOND FLR
THIRD FLR
TOP PLATE CRITICAL POINT #8REFERENCE EL = +107.92'MAX. HEIGHT EL = +137.92'PROP HEIGHT = + 136.32'CRITICAL POINT #9REFERENCE EL = +109.21'MAX. HEIGHT EL = +139.21'PROP HEIGHT = + 137.94'109.54 PC110.83 PCB
D1 0 T H S T R E E TS U N S E T D R I V E
S C A L E : 1 / 4 " = 1 ' - 0 "
E A S T E L E V A T I O N
P P
TW +116.67'
L L
76
Renderings
8/22/17A-5.2 Date:1010 Monterey Blvd, Hermosa Beach, 90254Revisions:Monterey & 10th 3-UnitNORTHWEST PERSPECTIVE
SOUTHEAST PERSPECTIVE
SOUTH PERSPECTIVE
SOUTHWEST PERSPECTIVE
77
Planting
Plan
8/22/17L-1 Date:1010 Monterey Blvd, Hermosa Beach, 90254Revisions:Monterey & 10th 3-UnitNM O N T E R E Y B L V D1 0 T H S T R E E T
18" PALM WV
FH
(E) 15" TREE
TO BE REMOVED S U N S E T D R I V ELANDSCAPE
N 77°48'36"E 99.83' P/L
N 12°09'35"W50.01' P/LN 77°48'57"E 99.84' P/L N 12°10'24"W50.02' P/LP R O P O S E D L A N D S C A P E P L A N
S C A L E: 1 / 8" = 1 ' - 0 "
Lot Square Footage = 4,993.00 sq. ft
Building Footprint = 2,931.84 sq. ft
Hardscape Area = 897.69 sq. ft
Site Walls = 99.56 sq. ft
Landscape Area = 1,063.91 sq. ft
Permeable Area = 1,063.91 sq. ft
AREA CALCULATION
PLANT LEGEND
PICTURE OF PLANTS SYMBOL VEGETATION TYPE BOTANICAL NAME COMMON NAME
REGIONAL
EVALUATIONS
WATER NEEDS
SIZE DIAMETER
(MATURED)
HEIGHT
(MATURED)QUANTITY
TREE ACACIA VESTITA HAIRY WATTLE LOW 24"10'-15'12'-15'2
TREE DRACENA 'DRACO'DRAGON TREE VERY LOW 24"10'10'-15'3
SHRUB DASYLIRION
WHEELERII DESERT SPOON LOW 15 GAL 4'5'9
SHRUB
YUCCA
FILAMENTOSA
'BRIGHT EDGE'
DWARF YUCCA LOW 5 GAL 3'3'10
SHRUB HESPERALOE
PARVIFLORA
RED/ YELLOW
YUCCA VERY LOW 5 GAL 3'4'16
SHRUB EUPHORBIA
TIRUCALLI
MILK BUSH/
STICKS OF FIRE VERY LOW 5 GAL 6"18"68
GROUND COVER DYMONDIA
MARGARETAE SILVER CARPET LOW 4" FLATS 1'-0"4"22
MARATHON II GRASS
(IN CITY PARKWAY)
MARATHON II GRASS
(IN CITY PARKWAY)
PROVIDE NEW 36"
BOX STREET TREE
PER CITY
REQUIREMENTS
PROVIDE NEW 36"
BOX STREET TREE
PER CITYREQUIREMENTS
1. AUTOMATIC IRRIGATION SYSTEM
ALL PLANTED AREAS SHALL BE PROVIDED WITH AN
AUTOMATIC IRRIGATION SYSTEM IN COMPLIANCE WITH HBMC
SEE SHEET L-2 FOR SYSTEM REQUIREMENTS
2. IRRIGATION CONTROLLER
MANUF: HUNTER SYSTEMS
MODEL: X-CORE, 6 STATION ELECTRONIC CONTROL
WITH WIRELESS SOLAR SYNC SENSOR
XC-600-WWS-SEN
OR EQUAL
AUTOMATIC IRRIGATION CONTROLLER SHALL BE INSTALLED
PER MFGR SPECIFICATIONS
3. IRRIGATION MOISTURE SENSOR
MANUF: HUNTER SYSTEMS
MODEL: SOIL CLIK IN-GROUND MOISTURE SENSOR
OR EQUAL
MOISTURE SENSOR SHALL BE INSTALLED
PER MFGR SPECIFICATIONS
4. IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR
TO BE FAMILIAR WITH THE EXISTING SITE CONDITIONS,
UTILITIES GRADE DIFFERENCES, LOCATION OF WALLS, ETC.
THE IRRIGATION CONTRACTOR SHALL REPAIR OR REPLACE
ALL ITEMS DAMAGED BY HIS WORK. HE SHALL COORDINATE
HIS WORK WITH OTHER CONTRACTORS FOR THE LOCATION
AND INSTALLATION OF PIPE SLEEVES AND LATERALS UNDER
ROADWAYS AND PAVING, ETC.
5. ALL SPRINKLER EQUIPMENT NOT OTHERWISE DETAILED OR
SPECIFIED SHALL BE INSTALLED AS PER MANUFACTURER'S
RECOMMENDATIONS AND SPECIFICATIONS.
6. IT IS THE CONTRACTOR'S RESPONSIBILITY TO ENSURE THAT
THE NEW SYSTEM HAS THE CORRECT PSI IN ORDER FOR ALL
THE VALVES TO OPERATE AS PER PLAN.
PUBLIC WORKS NOTES:104.18106.46105.91120.28120.13117.79117.66117.08114.59114.21PROVIDE NEW 36"
BOX STREET TREE
PER CITY
REQUIREMENTS
PROVIDE NEW 36"
BOX STREET TREE
PER CITY
REQUIREMENTS
N
51.86 sq ft251.06 sq ft
42.12 sq ft
166.72 sq ft
106.31 sq ft
204.80 sq ft
74.82 sq ft
354.25 sq ft
327.40 sq ft
89.33 sq ft 38.89 sq ft
61.52 sq ft
21.06 sq ft
4.68 sq ft 5.54 sq ft 8.55 sq ft 29.76 sq ft 56.00 sq ft
66.93 sq ft
2,931.84 sq ft
34.13 sq ft
34.14 sq ft
34.13 sq ftM O N T E R E Y B L V DS U N S E T D R I V ELANDSCAPE
FH
N 77°48'36"E 99.83' P/L
N 12°09'35"W50.01' P/LN 77°48'57"E 99.84' P/L N 12°10'24"W50.02' P/L1 0 T H S T R E E T
LANDSCAPE
LANDSCAPE
LANDSCAPE
HARDSCAPE
LANDSCAPE
SCALE: 1" = 10'
PERMEABLE / IMPERMEABLE AREA PLAN
LANDSCAPE
HARDSCAPE
HARDSCAPE HARDSCAPE
HARDSCAPE
HARDSCAPE
LANDSCAPE
HARDSCAPE CONCRETE DRIVEWAY, STAIR, PATIO OR WALK
IMPERMEABLE
LANDSCAPE, SOFTSCAPE AREAPERMEABLE
BUILDING FOOTPRINT
78
Landscape
Notes
8/22/17L-2 Date:1010 Monterey Blvd, Hermosa Beach, 90254Revisions:Monterey & 10th 3-Unit8.56. 010 Title.
This Chapter shall be known as the “City of Hermosa Beach Water Conservation and Drought
Management Plan Ordinance.”
8.56. 020 Findings
A. A reliable supply of potable water is essential to the public health, safety and welfare of
the people and economy of the State, the southern California region and City of
Hermosa Beach.
B. The State of California, southern California region and the City of Hermosa Beach suffer
from periodic water shortages, and a growing population, climate change, environmental
concerns, periodic energy shortages, and other factors make the region highly
susceptible to water supply reliability issues.
C. An active water conservation program with conservation measures applicable to all
sources and uses of water is essential to ensure a reliable supply of water for drinking,
sanitation and fire protection, and to protect the public health, safety and welfare.
D. A Water Conservation and Drought Management Plan is necessary to properly manage
water supplies and mitigate the effects of water shortages within the City by reducing
water consumption by residents, businesses and visitors, while minimizing the hardship
caused to the general public to the greatest extent possible.
E. Recycled water (including water reclaimed by the West Basin Municipal Water District,
graywater to the extent allowed by law and capture of rainwater) is a valuable resource
that can be used to offset imported and other water supplies and shall therefore be
regulated under this Chapter.
8.56. 030 Purpose and Intent
A. The purposes of this Chapter are to increase the conservation and efficient use of
potable water, maximize the use of recycled water, and provide a drought management
plan. The plan will reduce water consumption and extend available water supplies,
minimize the effects and hardship of water shortages on the City and the general public
to the greatest extent possible, and maximize the socioeconomic and environmental
benefits associated therewith.
B. This Ordinance is intended solely to further the conservation of water. It is not intended
to implement or supersede any federal, state, or local statute, Ordinance or regulation
relating to protection of water quality or control of drainage or runoff.
C. This Ordinance does not modify, terminate or otherwise affect the water services or
water rates of any person.
8.56. 040 Definitions. The terms in this Chapter relating to various uses of property shall be as defined in Title 17
(Zoning) and shall be broadly construed to achieve the purposes of this Chapter.
In addition:
“Approval Authority” means the City Manager or his/her designee.
“Commercial" means commercial, industrial, or any other nonresidential business or use.
"Discretionary planning entitlement" means a land use permit or approval granted by the
planning commission necessary to proceed with development. “Existing” as used in this Chapter means, as applicable:
A. An existing building means a building that was constructed or had received all required
approvals to commence construction on or prior to April 1, 2010.
B. An existing establishment means a business establishment that was in operation on or
prior to April 1, 2010.
"Irrigation system" or "landscape irrigation system" means an irrigation system with pipes,
hoses, spray heads, or sprinkling devices that is operated through an automated
system.
“New” means as applicable:
A. "New building" means a building that is constructed, or receives all required approvals to
commence construction, after April 1, 2010.
B. “New establishment,” “new business” or “new facility” mean a business establishment
that initiates operation, or receives all required approvals to initiate operation,
after April 1, 2010.
"Person” means any natural person or persons, corporation, public or private entity,
governmental agency or institution, or any other user of water within the City.
"Positive action quick-release shutoff valve or nozzle" means a hand-held sprayer or similar
device that quickly, automatically and absolutely stops the flow of water when the user
stops exerting pressure. Water-efficient devices emit not more than three (3) gallons of
water per minute.
"Pre-rinse dishwashing spray nozzle" means a hand-held device that uses a spray of water to
remove food and grease from dishware, utensils and pans before placing them in the
dishwasher that emits not more than 1.6 gallons of water per minute.
"Pressure washer" means a water conserving cleaning device that emits not more than three
(3) gallons of water per minute.
"Recycled water" or "recycling system" means the capture, reclamation and reuse of
non-potable water for beneficial use.
"Single pass cooling system" means equipment where water is circulated only once to cool
equipment before the water is disposed.
"Water broom" means a water conserving sweeping device with spray jets that emit not more
than three (3) gallons of water per minute.
“Water-efficient” means a water conserving fixture, device or system that complies with the
water conservation standards of the most current edition of the California Plumbing Code
or, if no standard applies, is EPA WaterSense labeled or its equivalent. In no case shall
the fixture, device or system use more water than is indicated by the standard stated in
this section.
"Water-efficient irrigation systems" means systems using water conserving devices, including
but not limited to weather based controllers, drip/micro-irrigation systems with emitters
that emit not more than two (2) gallons of water per hour, and stream rotor sprinklers
that meet a seventy (70) percent or greater efficiency standard.
"Water-efficient dishwashing machines or systems” mean devices that use not more than
one (1) gallon of water per rack.
"Water-efficient laundry washing machines" means machines have a water factor of 6.0 or
less, wherein water factor means the number of gallons of water used per cycle, divided
by the tub volume.
"Water-efficient toilet" means toilets using not more than 1.6 gallons per flush or urinals using
not more than one (1) gallon per flush.
"Water recycling system" means a system that reclaims and reuses non-potable water.
8.56. 050 Applicability.
This Chapter is applicable to every person, commercial business, or other water user in the
use of any water within the City. The City Council may by Resolution exempt pilot programs
or special programs of limited scope undertaken by the City or undertaken in conjunction with
the City's water providers.
8.56. 060 Water Conservation and Drought Management Plan.
This Chapter establishes a water conservation and drought management plan consisting of
both permanent regulations designed to reduce water usage and increase the efficiency of
water use on an ongoing basis, and three increasingly restrictive levels of drought response
actions to be implemented in times of drought conditions.
8.56. 070 Water Conservation Requirements.
The following water conservation requirements shall apply to all persons:
A. Landscaping.
1. Watering hours and duration. No lawn or landscaped area shall be irrigated or
watered by any means between the hours of 9:00 a.m. and 6:00 p.m. on any day.
Above-ground spray irrigation or watering shall not exceed fifteen (15) minutes per
irrigation station or area. This provision shall not apply to drip irrigation systems, use of a hand-held bucket or similar container, use of a hand-held hose equipped
with a positive action quick-release shutoff valve or nozzle, irrigation necessary to
establish newly planted low water usage plants, or water expended for limited
periods of time necessary for irrigation system maintenance or leak repair.
2. Over-watering: No lawn or landscaped area shall be irrigated or watered to the
point where excess water ponds, sprays or runs off the lawn or landscaped area
onto any walkways, sidewalks, driveways, streets, alleys or storm drains.
3. Irrigation during rainfall: No lawn or landscaped area shall be irrigated or watered
during rainfall or within 24 hours after measurable rainfall.
4. Landscape maintenance: All lawns and landscaping shall be regularly maintained
to reduce water use by such methods as aerating, thatching and mulching.
5. Landscape irrigation system maintenance: Landscape irrigation systems shall be
regularly inspected, maintained and repaired to eliminate leaks, remove
obstructions to water emission devices and eliminate over spraying.
B. Pools and spas. New pools and spas shall be equipped with a cover. Not later than
July 1, 2012, all existing pools and spas shall be constructed, installed or equipped with
a cover. Pools and spas shall be covered overnight and daily when use is concluded.
C. Water fountains and decorative water features. No person shall operate a fountain or
other decorative water feature that does not recycle or re-circulate the water utilized by
the device.
D. Cleaning. No person shall use water to wash or clean any sidewalks, walkways, patios,
driveways, alleys, parking or similar areas, whether paved or unpaved; however, use of
water brooms or pressure washers or similar low flow technology, or water recycling
systems to clean these surfaces, is permitted. In no case shall such water run off the
property or drain onto any walkways, sidewalks, streets, alleys or storm drains.
E. Car washing. No person shall use water to wash or clean any motorized or un-motorized
vehicle, including, but not limited to, an automobile, truck, boat, van, bus, motorcycle,
trailer or similar vehicle, except by use of a bucket or similar container or a hand-held
hose equipped with a positive action quick-release shutoff valve or nozzle. This
subsection shall not apply to any commercial car washing facility that uses a water
recycling system to capture or reuse water.
F. Waste and leaks. No person shall:
1. Cause, permit or allow water to leak from any exterior or interior pipe, hose or
plumbing fixture.
2. Cause, permit or allow water to flow from any source on private or public property
onto walkways, sidewalks, streets, alleys or storm drains, except as a result of
rainfall or pumping excessive groundwater infiltration, such as by means of a sump
pump.
3. The use of water for cleaning, washing and other uses shall be performed in an
efficient manner to reduce waste and total water use.
G. All commercial establishments
1. Single pass cooling systems. Single-pass cooling systems shall not be installed in
new commercial buildings. When single pass cooling systems in existing
businesses are replaced, single pass cooling system shall not be installed as a
replacement.
2. Toilets. New commercial establishments shall install and use only water-efficient
toilets. All existing commercial establishments shall install and use only water-
efficient toilets by January 1, 2014.
H. Eating and drinking establishments. The following provisions shall also apply to all
restaurants, cafes, snack shops, bars, other eating and drinking establishments, and
food catering businesses:
1. All establishments shall only provide drinking water to customers upon request.
2. All establishments shall install and use low-flow pre-rinse dishwashing spray
nozzles by July 1, 2011.
3. All establishments shall use low-flow technologies for washing and cleaning floors
and surfaces, such as using a hand-held bucket or similar container and mop,
water brooms or pressure washers.
4. New establishments shall install and use water-efficient dishwashing machines or
systems. When dishwashing machines in existing businesses are replaced, water-
efficient dishwashing machines or systems shall be installed. All existing
establishments shall install and use only water-efficient dishwashing machines or
systems by January 1, 2014.
8.60. 060 Standards for New Landscape.
“New landscape" as defined in Section 8.60.040 shall be designed and managed to use the
minimum amount of water required to maintain plant health. New landscape shall comply
with all of the requirements in Sections 492.6 through 492.15 of the Model Efficient
Ordinance and the following, whichever is more restrictive, unless an exception is
granted pursuant to Section 8.60.050(D).
A. Plant material.
1. Plant species and landscape design shall be adapted to the climate, soils,
topographical conditions, and shall be able to withstand exposure to localized urban
conditions such as pavement heat radiation, vehicle emissions and dust, and urban
runoff. Water conserving plant and turf species shall be used.
2. Plant species or specifications shall comply with any official list of species,
guidelines or regulations adopted by the City to the extent that such lists, guidelines
or regulations do not conflict with this Chapter
3. Plants listed in the current Invasive Plant Inventory for the southwest region by the
California Invasive Plant Council or similar source acceptable the Community
Development Director are prohibited, except for known non-fruiting, non-invasive,
sterile varieties or cultivars. Plants known to be susceptible to disease or pests in
this Climate Zone six (6) shall not be used.
4. The landscape area of projects proposing exclusively commercial or industrial uses
shall be designed using exclusively water conserving plants. Single family
residential, multi-family residential, mixed use and institutional use projects shall be
designed with not more than twenty (20) percent of the total landscaped area in turf
or high water use plants in the Water Use Classification for Landscape Species
(WUCOLS). Turf may be used as a bio-swale or bio-filter or for functional purposes
such as active recreational areas as determined by the Community Development
Director. Public agencies shall be exempt from this requirement.
5. Turf shall not be allowed on slopes greater than twenty (20) percent. Where the toe
of the slope is adjacent to an impermeable surface, alternatives to turf should be
considered on slopes exceeding twenty (20) percent, meaning one (1) foot of
vertical elevation change for every five (5) feet of horizontal length. Approved turf
areas may be watered at 1.0 of the reference evapotranspiration (ETo).
6. Planted areas shall be covered with a minimum of two (2) inches of organic mulch,
except in areas covered by groundcovers or within twenty-four (24) inches of the
base of a tree, or where a reduced application is indicated. Additional mulch
material shall be added from time to time as necessary to maintain the required
depth of mulch.
7. Species and landscape design shall complement and to the extent feasible in compliance with this Chapter be proportional to the surroundings and streetscape
and incorporate deciduous trees to shade west and south exposures. Landscaping
shall not interfere with safe sight distances for vehicular traffic, the vision clearance
in Section 17.46.060, height restrictions for hedges in 17.46.130, pedestrian or
bicycle ways, or overhead utility lines or lighting.
B. Water features, pools and spas.
1. Recirculating water systems shall be used for water features. Where available, recycled water shall be used as a source for decorative water features.
2. Pools and spas shall be equipped with a cover and covered overnight and daily
when use is concluded.
C. Grading and runoff. Landscape design shall minimize soil erosion and runoff.
1. Grading plans shall avoid disruption of natural drainage patterns to the extent
feasible.
2. Grading plans shall demonstrate that normal rainfall and irrigation will remain within
the property lines and not drain onto impermeable surfaces, walkways, sidewalks,
streets, alleys, gutters, or storm drains.
3. Plans and construction shall protect against soil compaction within landscape
areas.
4. Stormwater best management practices to minimize runoff, to increase on-site
retention and infiltration, and control pollutants shall be incorporated into project
plans. Rain gardens, cisterns, swales, structural soil, permeable pavement,
connected landscape areas, and other landscape features and practices that
increase onsite rainwater capture, storage and infiltration, emphasizing natural
approaches over technology-based approaches that require ongoing maintenance,
shall be considered during project design.
Plans and practices shall comply with Chapter 8.44.
D. Irrigation systems.
1. An automatic irrigation system using either evapotranspiration or soil moisture
sensor data, with a rain shut-off sensor, shall be installed. Drip irrigation emitters
shall emit no more than two (2) gallons per hour.
2. An average landscape irrigation efficiency of 0.71 shall be used for the purpose of
determining Maximum Applied Water Allowance. Irrigation systems shall be
designed, maintained, and managed to meet or exceed this efficiency. Landscapes
using recycled water are considered Special Landscape Areas, where the ET
Adjustment Factor shall not exceed 1.0.
3. The irrigation system shall be designed to prevent water waste resulting in runoff,
overspray, or similar conditions where irrigation water ponds or flows onto non-
irrigated areas, walkways, sidewalks, streets, alleys, gutters, storm drains, adjacent
property, or similar untargeted areas. Runoff to other permeable or impermeable
surfaces shall not be allowed.
4. Narrow or irregularly shaped areas, including turf less than eight (8) feet in width in
any direction, shall be irrigated with subsurface irrigation or low volume above-
ground irrigation system.
5. Overhead irrigation shall not be permitted within two (2) feet of any impermeable
surface. Drip, drip line, or other low flow non-spray technology shall be used.
6. All sprinklers shall have matched precipitation rates within each valve and circuit.
All irrigation systems shall be designed to include optimum distribution uniformity,
head to head spacing, and setbacks from sidewalks, pavement and impermeable
surfaces.
7. All irrigation systems shall provide backflow prevention devices in accordance with
the current edition of the California Building/Plumbing Code and check valves at the
low end of irrigation lines to prevent unwanted draining of irrigation lines. Pressure
regulators may be required if the pressure at the sprinkler head exceeds the
manufacturer’s recommended optimal operating pressure.
8. Reclaimed water and graywater irrigation systems shall be used when reasonably
feasible and shall conform to the current edition of the California Building/Plumbing
Code, and all other applicable local, state and federal laws.
E. Irrigation system hydrozones.
1. The irrigation system shall conform to the hydrozones of the landscape design
plan.
2. Each hydrozone shall have plant materials with similar water use, with the
exception of hydrozones with plants of mixed water use where the plant factor of
the higher water using plant is used for calculations. No hydrozone shall mix high
and low water use plants.
3. Sprinkler heads and other emission devices shall be appropriate for the plant type
within that hydrozone. Where feasible, trees shall be placed on separate valves
from turf, shrubs and groundcovers.
4. No landscape plan or restriction of any type, including those applicable to common
interest developments such as condominiums, shall prohibit or include conditions
that have the effect of prohibiting native or water conserving plants.
F. Landscape and irrigation maintenance.
1. All landscape and related elements shall be designed and properly maintained to
insure long-term health and shall maintain conformance with the requirements of
this Chapter.
2. Irrigation scheduling shall be regulated by automatic irrigation controllers. 3. Watering hours and duration shall be scheduled compliant with the requirements
of Chapter 8.56.
4. A regular maintenance schedule shall include, but not be limited to, routine
inspection, adjustment and repair of the irrigation system, aerating and dethatching
turf areas, replenishing mulch, fertilizing, pruning, weeding and removing any
obstruction to emission devices.
5. Repair of all irrigation equipment shall be promptly undertaken, using the originally
installed components, or equivalent or enhanced components compatible with the
irrigation system.
6. Landscape areas shall be permanently maintained and kept free of weeds, debris
and litter; plant materials shall be maintained in a healthy growing condition and
diseased or dead plant materials shall be replaced, in kind, pursuant to the
approved plans within thirty (30) days. Alternatively, diseased or dead plant
materials may be replaced with plant materials that have low water needs, as rated
in the current edition of the Water Use Classification of Landscape Species.
7. The use, storage and disposal of all landscape and lawn care products shall comply
with all manufacturer’s specifications and applicable laws, and minimize the
discharge of pollutants to the environment.
G. Notwithstanding the requirements of this Section, landscape design and maintenance
shall additionally comply with the requirements of Chapters 8.44 and 8.56, Title 17
(Zoning), any other applicable provisions of this code, and the requirements of a
development permit, whichever is more restrictive.
8.60. 070 Standards for Small Landscape Areas.
"Small landscape areas" as defined in Section 8.60.040 are subject to the provisions in this
Section and are otherwise exempt from this Chapter
A. Procedures. Prior to issuance of a permit for construction, the applicant shall provide
information substantiating compliance with this section to the satisfaction of the
Community Development Director. The Planning Commission may impose additional
measures or conditions on discretionary planning entitlements to further the purposes of
this Chapter. No building or other equivalent construction permit shall be issued a
permanent Certificate of Occupancy until the Community Development Director
determines the project complies with the standards in this section. In the case of any
decision to deny a permit issuance or certificate of occupancy, the applicant may modify
and resubmit the application, apply for an exception from standards, or appeal the
decision in accordance with Subsections D or E of Section 8.60.050.
B. Standards. Small landscape areas shall comply with the following standards. Provisions
that are encouraged but not required are indicated with words such as 'should.'
1. Plant species and landscape design shall be adapted to the climate, soils,
topographical conditions, and shall be able to withstand exposure to localized urban
conditions such as pavement heat radiation, vehicle emissions and dust, and urban
runoff. Water conserving plant and turf species shall be used. Where practical, such
as in areas exceeding four hundred (400) square feet of contiguous landscape,
plantings should be arranged by hydrozones.
2. Plant species or specifications shall comply with any official list of species,
guidelines or regulations adopted by the City to the extent that such lists, guidelines
or regulations do not conflict with this Chapter.
3. Plants listed in the current Invasive Plant Inventory for the southwest region by the
California Invasive Plant Council or similar recognized authority acceptable to the
Community Development Director are prohibited, except for known non-fruiting,
non-invasive, sterile varieties or cultivars. Plants known to be susceptible to disease
or pests in this Climate Zone six (6) should not be planted.
4. The landscape area of projects proposing exclusively commercial, industrial or
institutional uses shall be designed using exclusively water conserving plants. Turf
may be used as a bio-swale or bio-filter or for functional purposes such as active
recreational areas as determined by the Community Development Director. Turf
shall not be allowed on slopes greater than twenty (20) percent. Deciduous trees
should be used to shade west and south exposures.
5. Planted areas shall be covered with a minimum of two (2) inches of organic mulch,
except in areas covered by groundcovers or within twenty-four (24) inches of the
base of a tree, or where a reduced application is indicated. Additional mulch material shall be added from time to time as necessary to maintain the required
depth of mulch.
6. Landscaping shall not interfere with safe sight distances for vehicular traffic, the
vision clearance in Section 17.46.060, height restrictions for hedges in 17.46.130,
pedestrian or bicycle ways, or overhead utility lines or lighting.
7. Plans and construction shall protect against soil compaction within landscape
areas. Stormwater best management practices to minimize runoff, to increase on- site retention and infiltration, and control pollutants shall be incorporated into project
plans. Rain gardens, cisterns, swales, structural soil, permeable pavement,
connected landscape areas, and other landscape features and practices that
increase onsite rainwater capture, storage and infiltration, emphasizing natural
approaches over technology-based approaches, should be considered during
project design. No plan or practice shall conflict with Chapter 8.44.
8. No landscape plan or restriction of any type, including those applicable to common
interest developments such as condominiums, shall prohibit or include conditions
that have the effect of prohibiting native or water conserving plants.
9. When irrigation systems are installed, an automatic irrigation system using either
evapotranspiration or soil moisture sensor data, with a rain shut-off sensor, shall be
installed. Drip irrigation emitters shall emit no more than two (2) gallons per hour.
Watering hours and duration shall be compliant with the requirements of
Chapter 8.56.
10. All irrigation systems shall be designed to prevent water waste resulting in runoff,
overspray, or similar conditions where irrigation water ponds or flows onto non-
irrigated areas, sidewalks, walkways, streets, alleys, storm drains, adjacent
property, or similar untargeted areas. Runoff to other permeable or impermeable
surfaces shall not be allowed.
11. All landscape and related elements shall be properly maintained to insure long-term
health and shall additionally comply with the requirements of Chapters 8.44 and
8.56, Title 17, any other applicable provisions of this code, and the requirements of
a development permit, whichever is more restrictive. The use, storage and disposal
of all lawn and landscape care products shall comply with all manufacturer
specifications and applicable laws, and minimize the discharge of pollutants to the
environment.
I. Hotels and motels. The following provisions shall apply to all hotels, motels, hostels,
bed and breakfast and similar temporary accommodation establishments:
1. All establishments shall provide customers the option of choosing not to have
towels and linens laundered daily and shall prominently display notice of this option
in each bathroom and sleeping room using clear and easily understood language.
2. All establishments that provide on-premises facilities for laundering towels or linens
shall comply with Subsection J of this Section.
3. All establishments that provide food services shall comply with Subsection H of
this Section.
J. Laundry businesses. New commercial laundry businesses shall install and use water
recycling systems. When washing machines in existing businesses are replaced, water-
efficient laundry washing or water recycling systems shall be installed. All existing
laundry businesses shall install and use only water-efficient laundry washing machines
or water recycling systems by January 1, 2014.
K. Commercial car wash facilities. New commercial conveyor-type car wash facilities shall
install water recycling systems. All existing conveyor car wash systems shall install and
operate only water recycling systems by January 1, 2012. All existing commercial car
wash operations, including those accessory to another use, shall use high pressure, low
volume wash systems, bucket or similar container, and/or a hand-held hose equipped
with a positive action quick-release shutoff valve or nozzle, or similar low-flow device by
January 1, 2012.
L. Exceptions. The provisions of this Section are not applicable to uses of water that are
necessary to protect public health and safety or for essential governmental services
when such uses of water cannot be reduced, such as for fire-fighting and other similar
emergency services.
8.56. 080 Drought Response Level 1 – Drought Alert Condition.
A. The City Council may by Resolution declare a Drought Alert condition and implement the
Level 1 conservation measures set forth in this Section on the grounds that, due to water
supply cutbacks caused by drought or reduction in supplies for other reasons, an overall
consumer demand reduction of up to ten (10) percent is required in order to have
sufficient water supplies available to meet anticipated demands.
B. Except as otherwise stated in this Chapter, during a Level 1 Drought Alert condition all
persons using water shall comply with the following additional conservation measures:
1. Watering days and duration. Limit lawn and landscape watering or irrigation to no
more than three (3) days per week. Above-ground spray irrigation shall be limited to
no more than fifteen (15) minutes per watering station or area; this limitation shall
not apply to the use of recycled water to maintain public parks and facilities. The City Council may by Resolution establish a schedule of permissible watering days.
This provision shall not apply to commercial nurseries, drip irrigation systems, use
of a hand-held bucket or similar container and/or a hand-held hose equipped with
a positive action quick-release shutoff valve or nozzle.
8.56. 090 Drought Response Level 2 – Drought Critical Condition
A. The City Council may by Resolution declare a Drought Critical condition and implement the Level 2 conservation measures set forth in this Section on the grounds that, due to
water supply cutbacks caused by drought or reduction in supplies for other reasons, an
overall consumer demand reduction of ten (10) to twenty (20) percent is required in
order to have sufficient water supplies available to meet anticipated demands.
B. During a Drought Critical condition all persons using water shall comply the following
additional conservation measures:
1. Watering days and duration. Limit lawn and landscape watering or irrigation to no
more than two (2) days per week, provided that the City Council may by Resolution
limit lawn and landscape watering or irrigation to no more than one (1) day per
week to achieve a reduction of up to twenty (20) percent. Above-ground spray
irrigation shall be limited to no more than fifteen (15) minutes per watering station
or area; this limitation shall not apply to the use of recycled water to maintain public
parks and facilities. The City Council may by Resolution establish a schedule of
permissible watering days. This provision shall not apply to commercial nurseries,
drip irrigation systems, use of a hand-held bucket or similar container and/or a
hand-held hose equipped with a positive action quick-release shutoff valve or
nozzle.
8.56. 100 Drought Response Level 3 – Drought Emergency Condition
A. The City Council may by Resolution declare a Drought Emergency condition and
implement the Level 3 conservation measures set forth in this section on the grounds
that overall consumer demand reduction of more than twenty (20) percent is required
because the ordinary demands and requirements of water consumers cannot be
satisfied without depleting water supplies to the extent that there would be insufficient
water for human consumption, sanitation, and fire protection.
B. During a Drought Emergency condition all persons using water shall comply with
Sections 8.56.070 (Water Conservation Requirements) and the following additional
mandatory conservation measures:
1. Irrigation and watering prohibition. No lawn or landscaping watering or irrigation
shall be allowed. This subsection shall not apply to the following, provided that
watering days and watering duration shall comply with Subsection B of Section
8.56.090:
a. Irrigation or watering using recycled water.
b. Irrigation necessary to establish new plantings of low water usage plants or
commercial nurseries.
c. Water efficient landscape irrigation systems using water efficient devices,
including but not limited to weather based controllers, drip/micro-irrigation
systems with emitters that emit no more than two (2) gallons per hour and stream
rotor sprinklers that meet a seventy (70) percent or greater efficiency standard.
d. Maintenance of trees and shrubs that are watered by using a bucket or other
watering container, hand-held hose equipped with positive action quick-release
shutoff valve or nozzle, or similar low-volume non-spray irrigation.
e. Maintenance of existing landscaping necessary for fire protection as specified
by the Fire Chief.
f. Maintenance of existing landscaping on slopes exceeding ten (10) percent for
erosion control.
g. Maintenance of landscaping within active public parks and playing fields, day
care center play areas, and school grounds.
h. Public works projects.
i. Maintenance of plant materials identified to be rare, threatened or endangered or
essential to the health of documented rare, threatened or endangered animals.
2. Cleaning surfaces. Water shall not be used to wash, clean or clear any sidewalks,
walkways, patios, driveways, alleys, parking or similar areas, whether paved or
unpaved; except commercial or industrial establishments may use water broom,
pressure washer or similar low flow technology or water recycling systems when
necessary to comply with health, safety, water quality or other regulations verified
by the approval authority. Pressure washers may be used to clean surfaces in
preparation for painting, construction, or occasional seasonal maintenance when
other methods are not practical.
3. Car Washing. Vehicles shall not be washed, except at commercial car wash
facilities that recycle water or use high pressure, low volume wash systems.
Subject to Subsection E of Section 8.56.070, this provision shall not apply to car
washes held as fund raising activities for bona fide community organizations,
washing of garbage trucks, or washing of vehicles used to transport food and
perishables, and washing of other mobile equipment for which frequent cleaning is
essential for the protection of the public health, safety and welfare.
4. Ornamental Ponds and Lakes. Ornamental ponds or lakes if empty shall not be
filled, and if filled shall not be refilled or replenished. 5. Hotels and Motels: Mandatory Laundry Opt-Out. Hotels, motels, hostels, bed and
breakfasts and similar establishments shall not provide daily towel and linen
laundering service to customers, except upon a specific request.
8.56. 110 Procedures for Declaration and Notification of Drought Response Level and
Additional Water
Conservation Measures.
A. The City Council shall declare a Drought Response Level 1, 2 or 3 by Resolution in the
manner required by law and City procedures.
B. The City Council shall declare the end to any Drought Response Level by the adoption
of a Resolution in the manner required by law and City procedures.
8.56. 120 Exception
A. An exception to any water conservation requirement of this Chapter may be granted or
conditionally granted in accordance with the following requirements.
1. Application. Any water user may file an application with the Community
Development Department for an exception from one or more water conservation
measures on a form provided by the City, including supporting documents and
information demonstrating the grounds for the requested exception, accompanied
by a fee set by Resolution of the City Council.
2. Findings. The approving authority may approve, conditionally approve or deny an
application for an exception from water conservation measures. An application for
an exception shall be denied unless the approval authority finds, based on the
information provided in the application, supporting documents or such additional
information as may be requested, all of the following:
a. That, due to special circumstances applicable to the property or its use, the strict
application of this Ordinance would disproportionately impact the property or use
when compared to similar types of uses or properties; and
b. That other water conserving measures to substantially off-set the proposed water
use have been or will be employed as a condition of the approval, or the lack of
such measures will not materially affect the ability of the City to achieve the
purposes of this Chapter; and
c. That the exception does not constitute a grant of special privilege inconsistent
with the limitations upon other residents and businesses.
3. Approval authority. The approval authority shall act upon any application no later
than ten (10) days after receipt of a complete application, and may approve,
conditionally approve, or deny the exception. The applicant requesting the
exception shall be promptly notified in writing of any action taken. Unless otherwise
specified at the time an exception is approved, the exception shall only apply during
the period of the specific circumstances from which an exception is requested.
4. Appeals. An applicant may appeal the approval authority's decision, or any
conditions placed on the approval, to the City Council within ten (10) days of the
date of decision. A written request shall be submitted to the City Clerk stating the
grounds for the appeal accompanied by a fee adopted by Resolution of the City
Council. The City Council shall review the appeal at the next available meeting that
the item may be heard.
8.56. 130 Penalties and Remedies
Violations of the provisions of this Chapter are subject to the administrative penalty
provisions of Chapter 1.10.
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
17-0544
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of September 19, 2017
Verbal Report on City Council Actions
City of Hermosa Beach Printed on 2/20/2024Page 1 of 1
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
17-0545
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of September 19, 2017
Verbal Status Report on Major Planning Projects
City of Hermosa Beach Printed on 2/20/2024Page 1 of 1
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0554
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of September 19, 2017
October 17, 2017 Planning Commission Tentative Future Agenda Items
Recommended Action:
To receive and file the October 17, 2017 Planning Commission tentative future agenda items.
Attachment:
1. Planning Commission October 17, 2017 Tentative Future Agenda
Respectfully Submitted by: Yu-Ying Ting, Administrative Assistant
Concur: Kim Chafin, Senior Planner
Approved: Ken Robertson, Community Development Director
City of Hermosa Beach Printed on 2/20/2024Page 1 of 1
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Tentative Future Agenda
PLANNING COMMISSION
City of Hermosa Beach
October 17, 2017
Regular Meeting
7:00 P.M.
Project Title Public
Notice
Meeting
Date
1610 Loma Drive -- Conditional Use Permit, Precise Development Plan
and Vesting Tentative Parcel Map No. 74936 for a Two-unit condominium
(continued from the September 19, 2017 meeting).
10/5 10/17
617 Longfellow Avenue -- Conditional Use Permit, Precise Development
Plan and Vesting Tentative Parcel Map No. 74545 for a Two-unit
condominium (continued from the August 15, 2017 and September 19,
2017 meetings).
10/5 10/17
Text Amendment to ban commercial cannabis activities in the City. 10/5 10/17
Discussion regarding by right beer and wine till 11 P.M. including a
definition of restaurant that perhaps includes a few additional things, and
the Conditional Use Permit general criteria.
10/17
f:\b95\cd\pc\future items\tent. future agendas\planning commission tentative agenda October. 2017
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0543
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of September 19, 2017
Community Development Department Activity Report of July 2017
Recommended Action:
To receive and file the July 2017 Community Development Department activity report.
Attachment:
1. Community Development Department activity report of July 2017
Respectfully Submitted by: Yu-Ying Ting, Administrative Assistant
Approved: Ken Robertson, Community Development Director
City of Hermosa Beach Printed on 2/20/2024Page 1 of 1
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