HomeMy WebLinkAbout2017-10-17 PC AGENDAPlanning Commission
City of Hermosa Beach
Regular Meeting Agenda - Final
City Hall
1315 Valley Drive
Hermosa Beach, CA
90254
Council Chambers7:00 PMTuesday, October 17, 2017
1
October 17, 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
17-0611 Approval of The September 19, 2017 Planning Commission Action
Minutes
Recommendation:To approve the Planning Commission action minutes of the September 19, 2017 regular
meeting.
6. Resolution(s) for Consideration - None
Page 2 City of Hermosa Beach Printed on 3/21/2024
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October 17, 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.
***************************************************************************************************************
17-0612 INFORMATION ONLY: PUBLIC HEARING NOTICES AND
PROJECTS ZONING MAP
Section II
PUBLIC HEARING
7.REPORT
17-0598 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 15th and September 19th, 2017 Meetings)
Recommendation:Continue the item to the November 21, 2017 Planning Commission meeting and direct
staff to re-notice the item and necessitating the applicant pay additional noticing fees.
8.REPORT
17-0624
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:Adopt the attached resolution approving the Conditional Use Permit, Precise
Development Plan, and Vesting Tentative Parcel Map #74936 for a two-unit detached
condominium project, subject to conditions, and determine the project is Categorically
Exempt from the California Environmental Quality Act (CEQA).
9.REPORT
17-0627 CUP 17-2 - Conditional Use Permit amendment for
alterations to a restaurant with on-sale general alcohol and
live entertainment to expand approximately 44 square feet in
floor area and modify the floor plan and west building facade
to establish an “open air dining” space at 1332 Hermosa
Avenue (with no change to current approved operating
hours), “Decadence” (previously “Establishment”), and
determination that the project is categorically exempt from
the California Environmental Quality Act.
Recommendation:Adopt the attached draft Resolution amending the Conditional Use Permit (CUP) for the
subject restaurant.
Page 3 City of Hermosa Beach Printed on 3/21/2024
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October 17, 2017Planning Commission Regular Meeting Agenda - Final
10.REPORT
17-0626 TA 17-4 - Text Amendment to Municipal Code to ban commercial cannabis
activities in the City, and determine the amendment is not subject to the
California Environmental Quality Act
Recommendation:Adopt the attached resolution recommending the City Council adopt a text amendment to
the Hermosa Beach Municipal Code to ban commercial cannabis activities in the City
(retail sales, manufacturing, cultivation and delivery), and determine the amendment is
not subject to the California Environmental Quality Act.
Section III
11. Staff Items
a.REPORT
17-0623 Planning Commission December Meeting Date Change from December
7, 2017 to December 11, 2017
b.17-0613 Verbal Report on City Council Actions
c.17-0614 Verbal Status Report on Major Planning Projects
d.REPORT
17-0625 November 21, 2017 Planning Commission Tentative Future Agenda Items
Recommendation:To receive and file the November 21, 2017 Planning Commission tentative future agenda
items.
e.REPORT
17-0615 Community Development Department Activity Report of August, 2017
Recommendation:To receive and file the August, 2017 Community Development Department activity report.
12. Commissioner Items
a.REPORT
17-0628 Discussion of Various On-sale Alcohol Related Zoning Provisions:
By-Right Beer and Wine Restaurants; Definition of Restaurant; Criteria for
CUP Review
Recommendation:Discuss and provide initial direction to staff on various on-sale alcohol related zoning
provisions: by-right beer and wine restaurants; definition of restaurant; criteria for CUP
review.
13. Adjournment
Page 4 City of Hermosa Beach Printed on 3/21/2024
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0611
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of October 17, 2017
Approval of The September 19, 2017 Planning Commission Action Minutes
Recommended Action:
To approve the Planning Commission action minutes of the September 19, 2017 regular meeting.
Attachment:
1.September 19, 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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Tuesday, September 19, 2017
7:00 PM
City of Hermosa Beach
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Council Chambers
Planning Commission
Chair
Rob Saemann
Vice Chair
Marie Rice
Commissioners
David Pedersen
Peter Hoffman
Michael Flaherty
Action Minutes - Draft
6
September 19, 2017Planning Commission Action Minutes - Draft
1. Call to Order
2. Pledge of Allegiance
3. Roll Call
Commissioner Michael Flaherty, Commissioner Peter Hoffman, Commissioner
David Pedersen, Commissioner Marie Rice, and Chairperson Rob Saemann
Present 5 -
Absent 0
Also Present: Ken Robertson, Community Development Director
Lauren Langer, Assistant City Attorney
Nicole Ellis, Associate Planner
Kathy Khang, Assistant Planner
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.
August 15, 2017 Planning Commission action minutesAttachments:
ACTION: Motion by Commissioner Hoffman and seconded by Commissioner
Flaherty to approve the Planning Commission action minutes of the August 15,
2017 regular meeting as presented. The motion carred, noting the abstention of
Commissioner Pedersen.
Aye:Commissioner Flaherty, Commissioner Hoffman, Commissioner Rice, and
Chairperson Saemann
4 -
Absent:0
Abstain:Commissioner Pedersen1 -
6. Resolution(s) for Consideration - None
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THE RECOMMENDATIONS NOTED BELOW ARE FROM THE PLANNING STAFF AND ARE
RECOMMENDATIONS ONLY. THE FINAL DECISION ON EACH ITEM RESTS WITH THE PLANNING
COMMISSION. PLEASE DO NOT ASSUME THAT THE STAFF RECOMMENDATION WILL BE THE
ACTION OF THE PLANNING COMMISSION.
***************************************************************************************************************
17-0546 INFORMATION ONLY: PUBLIC HEARING NOTICES AND PROJECTS
Page 1City of Hermosa Beach
7
September 19, 2017Planning Commission Action Minutes - Draft
ZONING MAP
Projects Zoning Map
Public Notices
Attachments:
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.
Resolution - Mural Determination - 73 Pier Avenue
Mural - applicant's submittal
Attachments:
Commissioners Flaherty and Hoffman recused due to serving on the Board of
Directors of the Hermosa Beach Murals Project.
Coming forward to address the Commission at this time were: Steve Izant,
Joanna Gard, George Schmetzer, and Bill Hallett.
ACTION: Motion by Commissioner Pedersen and seconded by Commissioner
Rice to adopt the resolution determining the display is a mural and may exceed
the maximum signage area, wall coverage and number of wall signs. The
motion carried by the following vote:
Aye:Commissioner Pedersen, Commissioner Rice, and Chairperson Saemann3 -
Absent:0
Recused:Commissioner Flaherty, and Commissioner Hoffman2 -
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.
Page 2City of Hermosa Beach
8
September 19, 2017Planning Commission Action Minutes - Draft
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:
Police Chief Sharon Papa responded to Commission questions.
No one came forward to address the Commission on this item.
ACTION: Motion by Commissioner Hoffman and seconded by Commissioner
Flaherty to receive the semi-annual report and determine that no businesses
have reached the "Standard Initiating Planning Commission Review." The
motion carried by the following vote:
Aye:Commissioner Flaherty, Commissioner Hoffman, Commissioner Pedersen,
Commissioner Rice, and Chairperson Saemann
5 -
Absent:0
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).
Applicant Letter of Request to Continue
Planning Commission Agenda August 15, 2017 - Public Hearing Item
8
Planning Commission Video August 15, 2017
Attachments:
No one came forward to address this item.
ACTION: Motion by Commissioner Pedersen and seconded by Commissioner
Rice to continue this item to the October 17, 2017 Planning Commission meeting,
as requested by the applicant, 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). The motion carried by
following vote:
Aye:Commissioner Flaherty, Commissioner Hoffman, Commissioner Pedersen,
Commissioner Rice, and Chairperson Saemann
5 -
Page 3City of Hermosa Beach
9
September 19, 2017Planning Commission Action Minutes - Draft
Absent:0
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.
1. Applicant Letter of Request to Continue.pdfAttachments:
No one came forward to address this item.
ACTION: Motion by Commissioner Pedersen and seconded by Commissioner
Rice to continue to the October 17, 2017 Planning Commission meeting, as
reqeusted by the applicant, 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. The motion carried by the following vote:
Aye:Commissioner Flaherty, Commissioner Hoffman, Commissioner Pedersen,
Commissioner Rice, and Chairperson Saemann
5 -
Absent:0
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).
1. Draft Resolution
2. Site Photographs
3. Poster Verification
4. Radius Map
5. Applicant Submittal (Project Plans)
Attachments:
Commissioner Hoffman recused himself due to living in close proximity to the
project site.
Coming forward to address the Commission at this time were: Howard Crabtree
Page 4City of Hermosa Beach
10
September 19, 2017Planning Commission Action Minutes - Draft
and Par Almhem.
ACTION: Motion by Commissioner Rice and seconded by Commissioner
Pedersen to adopt the resolution approving subject three-unit condominium
project with modification to add Condition 30 to read: Applicant shall revise plans
to move the garage back to allow guest parking spaces on 10th Street to be all
on private property to the satisfaction of the Community Development Director.
The motion carried by the following vote:
Aye:Commissioner Flaherty, Commissioner Pedersen, Commissioner Rice, and
Chairperson Saemann
4 -
Absent:0
Recused:Commissioner Hoffman1 -
Section III
12. Staff Items
17-0544a.Verbal Report on City Council Actions
17-0545b.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.
Planning Commission Tentative Agenda October 2017Attachments:
The Planning Commission consensus was to receive and file the October 17, 2017
Planning Commission tentative future agenda items.
Aye:Commissioner Flaherty, Commissioner Hoffman, Commissioner Pedersen,
Commissioner Rice, and Chairperson Saemann
5 -
Absent:0
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.
July 2017 Activity Report.pdfAttachments:
13. Commissioner Items
14. Adjournment
Page 5City of Hermosa Beach
11
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
17-0612
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of October 17, 2017
INFORMATION ONLY: PUBLIC HEARING NOTICES AND PROJECTS ZONING MAP
Attachment:
1.Public Notices
2.Projects Zoning Map
City of Hermosa Beach Printed on 6/8/2022Page 1 of 1
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Run Date: October 5, 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, October 17, 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 (continued from the September 19, 2017 meeting).
2. Conditional Use Permit amendment for alterations to a restaurant with on sale general alcohol and live
entertainment to expand approximately 44 square feet in floor area and modify the floor plan and west
building facade to establish an “open air dining” space at 1332 Hermosa Avenue (with no change to current
approved operating hours), “Decadence” (previously “Establishment”), and determination that the project is
categorically exempt from the California Environmental Quality Act.
3. Text Amendment to Municipal Code to ban commercial cannabis activities in the City, and determination that
the amendment is not subject to 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, October 12, 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, October 12, 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\pc10-17-17 revised.docx
13
14
ZONING DESIGNATIONS
R-1 ONE FAMILY RESIDENTIAL
R-1A LIMITED ONE-FAMILY RESIDENTIAL
R-2 TWO-FAMILY RESIDENTIAL
R-2B LIMITED MULTIPLE FAMILY RESIDENTIAL
R-3 MULTIPLE FAMILY RESIDENTIAL
R-P RESIDENTIAL-PROFESSIONAL
RPD RESIDENTIAL PLANNED DEVELOPMENT
R-3PD MULTIPLE FAMILY PLANNED DEVELOPMENT
C-1 NEIGHBORHOOD COMMERCIAL
C-2 RESTRICTED COMMERCIAL
C-3 GENERAL COMMERCIAL
M-1 LIGHT MANUFACTURING
OS OPEN SPACE
OS-1 RESTRICTED OPEN SPACE
OS-2 RESTRICTED OPEN SPACE
OS-O OPEN SPACE OVERLAY
MHP MOBILE HOME PARK
SPA SPECIFIC PLAN AREA (RESIDENTIAL USES)
SPA SPECIFIC PLAN AREA (COMMERCIAL USES)
Projects Zoning MapPlanning Commission Meeting October 17, 2017
617 Longfellow Avenue2 –Unit CondominiumZone: R-2B
1610 Loma Drive2-unit CondoZone: R-2
1332 Hermosa AveDecadence - CUP AmendmentZone: C-2
15
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0598
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of October 17, 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 15th and September 19th, 2017 Meetings)
Applicant/ 617 Longfellow LP, C/O Jeffrey E. Bowers, Partner
Owner: 1300 Highland Avenue, Suite 202
Manhattan Beach, CA 90266
Recommended Action:
Continue the item to the November 21, 2017 Planning Commission meeting and direct staff to re-
notice the item and necessitating the applicant pay additional noticing fees.
Report:
The applicant requests a continuance from the October 17, 2017 meeting to the November 21,
2017Planning 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
17
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0624
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of October 17, 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/537 HS, LLC, C/O Adam Barshay, Manager
OWNER:1145 Artesia Boulevard #204
Manhattan Beach, CA 90266
Recommended Action:
Adopt the attached resolution approving the Conditional Use Permit, Precise Development Plan, and
Vesting Tentative Parcel Map #74936 for a two-unit detached condominium project, subject to
conditions, and determine the project is Categorically Exempt from the California Environmental
Quality Act (CEQA).
Background:
GENERAL PLAN:Medium Density Residential
ZONING:Two-Family Residential (R-2)
LOT SIZE:4,243 square feet
PROPOSED SQUARE FOOTAGE:Unit A: 2,973 square feet
Unit B: 2,443 square feet
PARKING REQUIRED:4 Standard/2 guest (+) 1 additional shared guest space due to loss in 1 on
-street parking space
PARKING PROVIDED: 4 Standard/3 Guest (1 designated space per
unit and 1 shared space)
ON STREET PARKING LOST/GAINED: One on-street parking space lost and allocated
on-site
ENVIRONMENTAL DETERMINATION: Categorically Exempt, CEQA Section 15303(b)
(Class 3 Exemption, New Construction or Conversion of
Small Structures)
The applicant proposes to demolish a triplex and construct two detached residential condominium
units on an approximately 4,243 square foot lot, located north of 16th Street and east of Loma Drive.
Both units will have three levels with Unit A containing 2,973 square feet of living area and Unit B
City of Hermosa Beach Printed on 6/8/2022Page 1 of 6
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Staff Report
REPORT 17-0624
containing 2,443 of living area.
Unit A contains a first floor level with a two-car garage and bedroom with bathroom; the second floor
level contains three bedrooms and two bathrooms as well as laundry room; and the third floor level
contains the kitchen, living room, dining room, powder room, and office room. Unit B contains a first
floor level with a two-car garage, bedroom with bathroom and laundry room, the second floor level
contains three bedrooms and two bathrooms, and the third floor level contains the kitchen, living
room, dining room, and office room.
Both units have a coastal contemporary architectural style, with exterior treatments of white smooth
stucco, gray horizontal siding, and gray stone veneer.
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-2 zone and design standards for condominiums in Section 17.22.
CRITERIA REQUIRED PROVIDED
Minimum Lot Area for 2 Units 3,500 Sq. Ft. (max 2 units)4,243 Sq. Ft.
Lot Coverage Maximum 65%61.8%
Height Maximum 30’30’
Front Yard Setback Minimum 5’5’
Side Yard Setback Minimum 4’3”4’3”
Rear Yard Setback Minimum 5’ (1st level) and 3’ (2nd and
3rd levels)
5’ (1st level) and 3’ (2nd and
3rd levels)
Total Parking Spaces Minimum 7 spaces total 7 spaces total
Garage Spaces Minimum 4 (2 per unit)4 (2 per unit)
Guest Space Minimum 1 space per 2 units plus 1
additional on-site guest
space for each on-street
space lost because of new
curb cuts and/or driveways.
1 designated guest space
per unit and 1 shared guest
both units
Driveway Maximum Slope 12.5%10.8%
Open Space Per Unit Minimum 300 Sq. Ft. per unit Unit A: 422 Sq. Ft. Unit B:
349 Sq. Ft.
Minimum Unit Size Unit 1: 1,600 Sq. Ft. Unit 2:
1,600 Sq. Ft.
Unit A: 2,973 Sq. Ft. Unit B:
2,443 Sq. Ft.
Storage Area (Per Unit)
Minimum
200 Cu. Ft.Unit A: 289 Cu. Ft. Unit B:
249 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 towards the
southeast corner of the lot
for each unit.
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REPORT 17-0624
CRITERIA REQUIRED PROVIDEDMinimum Lot Area for 2 Units 3,500 Sq. Ft. (max 2 units)4,243 Sq. Ft.Lot Coverage Maximum 65%61.8%Height Maximum 30’30’Front Yard Setback Minimum 5’5’Side Yard Setback Minimum 4’3”4’3”
Rear Yard Setback Minimum 5’ (1st level) and 3’ (2nd and
3rd levels)
5’ (1st level) and 3’ (2nd and
3rd levels)
Total Parking Spaces Minimum 7 spaces total 7 spaces total
Garage Spaces Minimum 4 (2 per unit)4 (2 per unit)
Guest Space Minimum 1 space per 2 units plus 1
additional on-site guest
space for each on-street
space lost because of new
curb cuts and/or driveways.
1 designated guest space
per unit and 1 shared guest
both units
Driveway Maximum Slope 12.5%10.8%
Open Space Per Unit Minimum 300 Sq. Ft. per unit Unit A: 422 Sq. Ft. Unit B:
349 Sq. Ft.
Minimum Unit Size Unit 1: 1,600 Sq. Ft. Unit 2:
1,600 Sq. Ft.
Unit A: 2,973 Sq. Ft. Unit B:
2,443 Sq. Ft.
Storage Area (Per Unit)
Minimum
200 Cu. Ft.Unit A: 289 Cu. Ft. Unit B:
249 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 towards the
southeast corner of the lot
for each 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 will be provided from
Loma Drive with one designated guest parking space. Parking for Unit B is provided from a driveway
from Loma Drive, which leads into a two-car garage and a designated guest parking in front of the
garage. In addition, the project is providing one shared guest parking space for both units. Currently,
the subject property does not have an existing curb cut as a result there are two unmarked on-street
parking in front of the subject property. The applicant’s proposal is to create a new curb cut of 23
feet, which will result in a loss of one unmarked on-street parking space. Therefore, the applicant
proposes to provide one additional shared guest parking on-site to serve as a replacement for the
loss of one on-street parking space.
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 Mulga, Chinese Fountain Grass, and Silver Carpet. The
landscape plan shows less than 50% permeable exterior surface area on-site with 12.08%
permeable exterior surface area and 48.93% nonpermeable exterior surface area. Therefore, the
project is 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
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REPORT 17-0624
to accommodate solar energy and solar thermal systems.
Open Space: Both units comply with Section 17.12.080 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 125
square feet and third level terrace with area of 197 square feet. Open space for Unit B is provided on
the first level with area of 82 square feet and third level terrace with area of 167 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-2 Two-
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 4,243 square
foot lot can accommodate two units consistent with the minimum requirement of 1,750 square feet of
lot area per dwelling unit. The lot size is consistent with prevailing lot sizes, street frontages within
the same zone, and the General Plan designation for lots in the vicinity, and thus complies with
Hermosa Beach ordinances and subdivision of lots.
The project is conditioned upon payment of Park and Recreation Area Dedication fees per unit as
there is inadequate area on-site for land dedication per City required Parks and Recreation Area
fees.
Utilities provided to the lot serve the existing development, and capacity exists to provide public
water, sewers, storm drains and utilities to serve the increased density. The submitted plans were
preliminarily reviewed by the Fire Department, Public Works Department and Building Division, and
no major concerns were identified.
The proposed subdivision and improvements are compliant with criteria for approval of a subdivision
map, and are not likely to cause serious public health problems within the proposed subdivision.
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 Medium Density Residential. The purpose of this land
use designation is to provide for enhancement and reinvestment in mixed scale residential
neighborhoods, and it allows small scale residential uses, including single-family, duplex,
condominiums and townhouses, as well as educational, cultural and public assembly uses that are
compatible and neighborhood serving. The allowed density range is 13.1 - 25 dwelling units per acre.
City of Hermosa Beach Printed on 6/8/2022Page 4 of 6
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Staff Report
REPORT 17-0624
The proposed project is consistent in this regard in that it includes a two-unit residential condominium
development.
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, 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.
The proposed design is consistent with the desired building form and character in that it features an
articulated front building façade, and provides setbacks consistent with and slightly greater than
existing setbacks. Currently, the subject property does not contain any on-site parking, nor is there an
existing curb cut, and the result is sufficient on-street area to park two automobiles on Loma Drive;
however, this completely blocks sidewalk access. Due to the existing conditions, and the fact that the
only opportunity to provide vehicular access to the property is from Loma Drive, and the need to
provide on-site parking, one on-street parking space on Loma Drive will be eliminated to enable
access to the seven proposed on-site parking spaces. The proposal includes a new sidewalk that will
not be blocked by parked vehicles.
The design features implement Land Use Policies 4.10 (pedestrian access), 6.5 (provision of
sidewalks) and 6.7 (pedestrian-oriented design), as well as Mobility Policies 3.1 (enhance public right
-of-ways), 3.10 (require ADA standards), and 7.5 (appropriate sidewalk widths). In this way, the
proposed project is consistent with the intent of the desired public realm design Sand Section
Neighborhood Character Area and associated applicable PLAN Hermosa goals and policies.
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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Staff Report
REPORT 17-0624
Attachments:
1.Draft Resolution
2.Site Photograph
3.Poster Verification
4.Radius Map
5.Applicant Submittal
Respectfully Submitted by: Kathy Khang, Assistant Planner
Concur: Kim Chafin, Planning Manager
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. 74936 FOR A TWO-UNIT DETACHED
CONDOMINIUM PROJECT AT 1610 LOMA DRIVE, LEGALLY
DESCRIBED AS LOT 7, H1SS 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 May 9, 2017 by the property
owner/applicant 537 HS, LLC C/O Adam Barshay, for development of property located
at 1610 Loma Drive, seeking approval of Conditional Use Permit 17-5, Precise
Development Plan 17-5, and Vesting Tentative Parcel Map #74936 for a two-unit
detached residential condominium project.
Section 2. The Planning Commission conducted a duly noticed public hearing to
consider the subject application on October 17, 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 triplex and develop a
two-unit detached residential condominium project.
2. The subject property contains approximately 4,243 square feet, is designated
Medium Density Residential on the General Plan Map, and R-2 Two-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 Medium
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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 Medium Density Residential
designation and R-2 zone because the project is an allowed use and has a density
of less than 25 dwelling units per acre, and as conditioned complies with all
standards.
4. The site is physically suitable for a two-unit detached residential condominium
project with Unit A and Unit B containing three levels. Each unit will provide a two-
car garage. One designated guest parking space per each unit is provided from
Loma Drive located in tandem with the garage and one shared guest parking space
for both units, which totals to three guest parking spaces on-site.
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 Loma 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-2 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 Medium Density Residential
designation and R-2 zone because the project is an allowed use and has a density
of less than 25 units per acre, and as conditioned complies with all standards.
13. The site is zoned R-2 and is physically suitable for a two-unit attached residential
condominium project with Unit A and Unit B containing three levels. Each unit will
provide a two-car garage. One designated guest parking space per each unit is
provided from Loma Drive located in tandem with the garage and one shared guest
parking space for both units, which totals to three guest parking spaces on-site.
14. Both Units A and B comply with Section 17.12.080 of R-2 Two-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 Unit A and Unit B, 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 two-unit detached 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 October 17, 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-2 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) Seven (7) parking spaces (four garage spaces, one designated guest
space per unit in tandem with the garage, and a shared guest space for
both units) 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.
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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 8. 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
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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 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-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 October 17, 2017.
Rob Saemann, Chairman Ken Robertson, Secretary
October 17, 2017
Date
33
Attachment 2
Site Photograph
34
Attachment 3
Poster Verification
35
36
PARCEL MAP NO.74936
IN THE CITY OF HERMOSA BEACH
COUNTY OF LOS ANGELES
STATE OF CALIFORNIA
FOR CONDOMINIUM PURPOSES
VESTING TENTATIVE
663
667
1011
1015
1016
1150
1151
1270
1271
16TH STREET 300.00299.87300.03300.04300.55 PC301.54300.00SSMH
300.01WM300.03300.51300.22300.80300.71300.70297.98 PC297.41299.733
0
2
.
8
1302.65 PC301.45301.1300.84 299.84299.6710"TREE 299.22
3
0
3
.
2
3
0
3
.
5300.3 PCN 69°49'34"E 99.69'
N 72°45'00"E 99.82'
17.50'
17.50'
N 67°51'54"E RADIAL N 22°08'05"W186.87'35'
17.5'17.5'
SHED
EXISTING RESIDENCEEXISTING RESIDENCE
A.C. PAVEMENT
A.C. PAVEMENTFOUND 2"IP LS 2933
0.52' N'LY & 0.43' W'LY
OF PROP. CORNER
I.P. ELEV = 300.35'
SET N&T RCE 30826
6.00' W'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV = 300.12'
SET STK&TAG RCE 30826
ON PROP. CORNER
STK ELEV = 297.98'
FOUND 1x2 STK, NO TAG
1.01' S'LY & 0.18' E'LY
OF PROP. CORNER
STK ELEV = 302.71'
N'LY LINE LOT 8*
S'LY LINE LOT 6*
W'LY LINE LOT 40*
TO S&W RCE 30826 @ N'LY LINE *
FOUND S&W RCE 30826 @ B.C.
PER PARCEL MAP NO. 61508
P.M.B. 358-1-2
L=45.09'R=888.31'L=40.00'R=788.07'L=42.41'L=39.11'L=52.42'L=133.93'R=770.57'EXISTING BUILDING
CONCRETE
BRICK
WOOD DECK
106.76 EXISTING ELEVATION
BLOCK WALL
100 EXISTING CONTOUR
FINISH FLOOR
GARAGE FINISH FLOOR
LEAD AND TAG
TOP OF CURB
FLOW LINE
TOP OF WALL
TOP OF DVWY APRON
BEGINNING OF CURB RET
SPIKE
FOUND
WESTERLY
PROPERTY CORNER
FF
GFF
L&T
TC
FL
TW
TX
BCR
SPK
FD
W'LY
PC
X EXISTING FENCE
NORTHERLYN'LY
SPIKE AND WASHERS&W
POWER POLEPP
GUY WIREGW
STK STAKE
PROPERTY LINEPL, P/L
E'LY EASTERLY
MH MANHOLE
SOUTHERLYS'LY
WATER METERWM
NOTE: ALL SETBACK DIMENSIONS SHOWN
ARE MEASURED TO EXTERIOR SURFACE OF
BUILDINGS UNLESS OTHERWISE NOTED.
LEGEND
BOUNDARY MONUMENTS ARE NOT NECESSARILY
SET ON PROPERTY CORNERS. PLEASE REFER TO
THE NOTATION ON THE PLANS FOR OFFSET
DISTANCES. IF THERE ARE ANY QUESTIONS,
PLEASE DO NOT HESITATE TO CONTACT DENN
ENGINEERS FOR CLARIFICATION AT :
(310) 542-9433, M-F 8:00 AM TO 5:00 PM.
ENTRY
P.C.(300.30)
B
P.C.(300.55)
D
P.C.(302.65)
C
P.C.(297.98)
A
*ALL PROPOSED FENCE/WALL NOT TO
EXCEED 6'-0" RETAINING WALL WITH 42" OPEN
RAILING ABOVE.
*ALL ROOF RUN-OFF & DECKS TO DRAIN DIRECTLY
INTO SETTLING BASIN WHERE POSSIBLE. SEE
CIVIL SHEETS.
*ALL LANDSCAPE AREAS ARE TO BE IRRIGATED
WITH AN AUTOMATIC IRRIGATION SYSTEM.
*MAX. FENCE HT. 42" IN FRONT SETBACK
ENTRY
297.58
298.58
298.50
298.50
298.67
GARAGE
"SETBACK"
5' - 0"
17' - 0"
TRENCH DRAIN
PLANTER
SIDEYARD GATE
DRIVEWAY
DRIVEWAY
"SETBACK"4' - 3""SETBACK"4' - 3"LOMA DRIVE298.58
297.58
300.40 299.79 299.19 298.58
"SETBACK"
5' - 0"
GUEST PARKING
ON SITE
SIDEWALK
FL 300.03
FL 299.96
FL 300.29
FL 300.12
FL 299.94
FL 300.08
FL 300.23
FL 300.51
FG 300.14
FG 300.34
FG 300.19
FG 300.07
FG 300.05
FG 300.40
FG 300.23
FL 300.02
FG 300.13
SLOPE 9.58%
SLOPE 10.17%"STREET PARKING"17' - 0""DRIVEWAY"23' - 0""STREET PARKING"
8' - 0"
"SETBACK"
3' - 0"
UNIT A UNIT B
SLOPE 9.11%
" ON STREET
PARKING
MARKED"
(ENCLOSED PARKING
ON SITE)"SETBACK"4' - 3"4' - 3"DRIVEWAY SLOPE MIN. 2%
3.77% (12.5 % MAX.)
LINE OF SECOND
FLOOR BUILDING 6' HT. WOOD
FENCE/GATE
LIP OF
GARAGE
LINE OF SECOND
FLOOR BUILDING
UNIT -A
TRASH AREA
6' HT. WOOD
FENCE/GATE
UNIT -B
TRASH AREA
"DRIVEWAY"9' - 6"297.42
297.42
LIP OF
GARAGE
297.67
"GUEST PARKING"
17' - 0"18' - 0""GUEST PARKING"8' - 6"GARAGE
(ENCLOSED PARKING
ON SITE)
GUEST PARKING
ON SITE
SHARED GUEST
PARKING
7' - 0"
6' - 0"
LINE OF SECOND
FLOOR BUILDING
LINE OF SECOND
FLOOR BUILDING
28' - 0"9' - 0"LINE OF SECOND
FLOOR BUILDING
4' - 4 1/2"5' - 3 1/2"
5' - 1 1/2"
6' HT. WOOD FENCE
ROLLING CURB
8' - 6"GENERAL INFORMATION
AREA BREAKDOWN
LEGAL DESCRIPTION
OCCUPANCY GROUP
NO. OF UNITS
ZONING DES.
NO. OF STORIES
TYPE OF CONST.
R-2, COASTAL
2
3
V-B
R3-U1
LOT 7,
HISS' ADDITION TO
HERMOSA BEACH
M.B. 4-19
APN 4183-016-006
LOT AREA 4243.00 SQ.FT.
LOT COVERAGE MAX. (65%)2757.95 SQ.FT.
LOT COVERAGE PROP. (63.5%)2693.00 SQ.FT.
UNIT A
FIRST FLOOR 471.00
SECOND FLOOR 1311.00
THIRD FLOOR 1191.00
TOTAL LIVING AREA 2973.00 SQ.FT.
GARAGE 394.00
DECKS 612.00
OPEN SPACE 422.00
UNIT B
FIRST FLOOR 412.00
SECOND FLOOR 1106.00
THIRD FLOOR 925.00
TOTAL LIVING AREA 2443.00 SQ.FT.
GARAGE 378.00
DECKS 535.00
OPEN SPACE 349.00
TABLE OF CONTENTS
PROJECT SITE
VICINITY MAP
THIS PROJECT SHALL BE FULLY SPRINKLERED
PER FIRE CODE 2016
SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:07:26 AM
A01Cover Sheet, Site PlanLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017G.T.L.G.T.L.No.DescriptionDate 1/8" = 1'-0"1 Site Plan
SHT.NO.SHT. NAME
A01 Cover Sheet, Site Plan
A02 First Floor Plan
A03 Second Floor Plan
A04 Third Floor Plan
A05 Roof Plan
A06 Exterior Elevations
A07 Exterior Elevations
A08 Exterior Perspectives
A09 Sections
A10 Landscape Plan
A11 Critical Points
A12 Lot Coverage & Open Space Calculations
A13 Site Plan - 1/4" Scale
A14 Street Parking
DEVELOPMENT PROGRAM
PROJECT LOCATION:1610 LOMA DRIVE
OWNER'S NAME:GARY LANE TEL.: 310-937-8081
ADDRESS:2212 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA 90254
LEGAL DESCRIPTION:LOT 7, HISS' ADDITION TO HERMOSA BEACH, M.B. 4-19, APN 4183-016-006
ZONING:R-2
GENERAL BUILDING INFORMATION
LOT AREA:4243.00 SQ.FT.
TOTAL BUILDING AREA:5416.00 SQ.FT. "LIVING AREA"
772.00 SQ.FT. "GARAGE"
UNIT A UNIT B
1ST LEVEL LIVING AREA 471.00 412.00
GARAGE 394.00 378.00
2ND LEVEL LIVING AREA 1311.00 1106.00
DECKS/BALCONIES 68.00 54.00
3RD LIVING AREA 1191.00 925.00
DECKS/BALCONIES 251.00 235.00
ROOF DECK 293.00 246.00
TOTAL LIVING AREA 2973.00 2443.00
TOTAL DECKS/BALCONIES 612.00 535.00
NO. OF BEDROOMS 4.0 4.0
NO. OF BATHROOMS 3.5 3.5
ZONING INFORMATION
AREA:REQUIRED PROVIDED
LOT AREA PER DWELLING UNIT 1750.00 2121.50
LOT COVERAGE 65.0%61.8%
YARDS:
FRONT 5.0'5.0'
SIDE 4.25'4.25'
REAR 5.0'5.0'
PARKING AND DRIVEWAYS:
NUMBER OF SPACES 4 4
GUEST SPACES 2 3
PARKING SETBACK VARIES VARIES
PARKING STALL DIMENSIONS VARIES VARIES
TURNING AREA VARIES VARIES
DRIVEWAY WIDTH 9.00'9.50'
DRIVEWAY MAXIMUM SLOPE 12.5%10.17%
FENCES/WALLS:
HEIGHT FROM FINISHED SURFACE 42" FRONT SETBACK 6'-0" TYPICAL P.L. WALLS
LINEAL FEET 244.6 P.L. WALLS
OPEN SPACE:
TOTAL 600 SQ.FT.771 SQ.FT.
PRIVATE (PER UNIT)300 SQ.FT./D.U.UNIT A:422.00
UNIT B:349.00
PRIVATE STORAGE SPACE:
CUBIC FEET PER UNIT 200.00 UNIT A:289.00
UNIT B:249.38
NORTH
1 ST LEVEL
NOTE:
•A "ROLLING CURB" IS PROPOSED
ACROSS THE ENTIRE FRONT
PROPERTY LINE.
•ALL PROPERTY LINE WALLS ARE
ENTIRELY LOCATED ON THE 1610
LOMA DRIVE PROPERTY.
37
17' - 0"8' - 6""DRIVEWAY"9' - 6"1
A09
2
A09
3
A09
ENTRY
GARAGE
BEDROOM
DRIVEWAY
DRIVEWAY
GARAGE
BEDROOM
ELEV.
ENTRY
DRIVEWAY
5' - 3 1/2"
5' - 1 1/2"
17' - 0"
298.50
298.67
297.67
300.40
297.58
P.C.(300.30)
B
P.C.(300.55)
D
P.C.(302.65)
C
P.C.(297.98)
A
PLANTER
LINE OF SECOND
FLOOR DECK
LINE OF SECOND
FLOOR BUILDING
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
ALL PROPOSED FENCE/WALL NOT TO EXCEED 6'-0"
RETAINING WALL WITH 42" OPEN RAILING ABOVE.
ALL PROPOSED FENCE/WALL NOT TO EXCEED 6'-0"
RETAINING WALL WITH 42" OPEN RAILING ABOVE.
MAX. FENCE HT. 42" IN
FRONT SETBACK
GUEST PARKING
DRIVEWAY SLOPE MIN. 2%
GAS METER
GAS METER
A
C
BLOMA DRIVEA
B
C
SLOPE
SLOP
ESLOPE
SLOPESLOP
E
OPEN SPACE
82.00 SQ.FT.
"SEE SHT. A-12"
TRENCH DRAIN "SETBACK"4' - 3"4' - 3"297.58
298.58
298.58
ELEV.
299.79 299.19 298.58
OPEN SPACE
125.00 SQ.FT.
"SEE SHT. A-12"
SLOPE
9.58% (12.5 % MAX.)
SLOPE
9.11% (12.5 % MAX.)
SIDEWALK
"SIDEWALK"
5' - 0"
SLOPE
2%"STREET PARKING"17' - 0""DRIVEWAY"23' - 0"FL 300.03
FL 299.96
FL 300.29
FL 300.12
FL 299.94
FL 300.08
FL 300.23
FL 300.51
FL 300.04
"STREET PARKING"
8' - 0"
SLOPE
2%
SLOPE
2%"TURNING RADIUS"25' - 0"GUEST PARKING
FG 300.14
FG 300.34
FG 300.19
FG 300.07
FG 300.05
FG 300.40
FG 300.23
FL 300.02 FG 300.13
297.42
SLOPE
10.17% (12.5 % MAX.)
3.77% (12.5 % MAX.)
"2ND FLR. SETBACK"
3' - 0"
298.50 "GARAGE OPENING"16' - 6""GARAGE OPENING"16' - 0"UNIT A UNIT B
99.69
45.0940.0099.82
2' - 0"
289.00 CU.FT. OF STORAGE,
(17.0 X 2.0 X 8.5)
249.38 CU.FT. OF STORAGE,
(17.5 X 3 X 4.75),
48" CLR. BELOW FOR CAR
42" HT. OPEN RAILING
42" HT. OPEN RAILING
LINE OF SECOND
FLOOR BUILDING
LINE OF SECOND
FLOOR BUILDING
LINE OF SECOND
FLOOR BUILDING
LINE OF SECOND
FLOOR BUILDING
LINE OF SECOND
FLOOR BUILDING
GUEST
PARKING
STORAGE
"SETBACK"
5' - 0"
"SETBACK"
5' - 0""SETBACK"4' - 3""SETBACK"
5' - 0"
6' HT. WOOD FENCE
6' HT. WOOD
FENCE/GATE
6' HT. WOOD
FENCE/GATE
7' - 0"
LIP OF
GARAGE
9' - 0"17' - 6"20' - 0"
SHARED GUEST PARKING
LINE OF SECOND
FLOOR BUILDING
CLOSET
11' - 0"9' - 11 1/2"BATH
CLOSET
BATH
10' - 6"11' - 8 1/2"28' - 0""SETBACK"4' - 3""CLR. DIM."
18' - 0"
UNIT -A
TRASH AREA
6' HT. WOOD
FENCE/GATE
297.42
LIP OF
GARAGE
5' - 1""SETBACK"4' - 3"3' - 0"
20' - 0"
"GUEST PARKING"
17' - 0""GUEST PARKING"8' - 6"28' - 7 1/2"
UNIT -B
TRASH AREA
ROLLING CURB
"CLR. DIM."8' - 6"F.G. 300.13
SLOPE 9.58%
F.G. 298.50
A
"DRIVEWAY"
17' - 0"
F.G. 298.50
C
F.G. 297.42SLOPE 3.77%
FL 300.02
A
C
SLOPE 2%
"SIDEWALK"
5' - 0"
F.G. 300.05
SLOPE 9.11%
F.G. 298.50
B
"DRIVEWAY"
17' - 0"
FL 299.94
B
SLOPE 2%
"SIDEWALK"
5' - 0"
F.G. 300.23
SLOPE 10.17%
FL 300.12
SLOPE 2%8' - 6"7' - 9"7' - 9 1/2"8' - 6"7' - 8 1/2"8' - 6"9' - 7"LIP OF GARAGE
LIP OF GARAGE
LIP OF GARAGE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
"SIDEWALK"
5' - 0"
"DRIVEWAY"
17' - 0"
"DRIVEWAY"
28' - 7 1/2"
SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:05:30 AM
A02First Floor PlanLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017G.T.L.G.T.L. 1/4" = 1'-0"1 First Floor No.DescriptionDateNORTH
1/8" = 1'-0"2 DRIVEWAY PROFILES
NOTE: A "ROLLING CURB" IS PROPOSED
ACROSS THE ENTIRE FRONT PROPERTY LINE.
38
6' - 0"
16' - 6"16' - 6"11' - 0"12' - 8 1/2"7' - 6"4' - 0""SETBACK"4' - 3"16' - 0"
1
A09
2
A09
3
A09
MASTER
BEDROOM
M. BATH
BEDROOM
BATH
BEDROOMW.I.C.
LAUNDRY
BALCONY
4' - 0"17' - 0"CLOSET
CLOSET
CABINET
CLOSET
MASTER
BEDROOM
ELEV.
"SETBACK"
3' - 0"P.C.(300.30)
B
P.C.(300.55)
D
P.C.(302.65)
C
P.C.(297.98)
A
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
LOMA DRIVE"SETBACK"4' - 3""SETBACK"4' - 3"3' - 4 1/2"
9' - 3"
9' - 2"
308.00
307.174' - 4 1/2"ELEV.
FAU
FAU
SHOWER
UNIT A UNIT B
99.69
45.0940.0099.82
42" HT. OPEN RAILING
42" HT. OPEN RAILING
THIRD FLOOR DECK
LINE ABOVE 4' - 1"
42" HT. GLASS RAILING
42" HT. GLASS RAILING
"SETBACK"
5' - 0"
CLOSET
LAUNDRY
15' - 0"10' - 6"11' - 3"11' - 6"13' - 0"12' - 0"BEDROOM
BEDROOM
BATH
M.BATH
W.I.C.
BALCONY
6' - 0""SETBACK"4' - 3"3' - 4"
6' - 0"
9' - 0"2' - 6"METAL CANOPY COVER
2' - 0"7' - 0"
SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:05:35 AM
A03Second Floor PlanLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017G.T.L.G.T.L.No.DescriptionDate 1/4" = 1'-0"1 Second Floor NORTH
39
9' - 9"20' - 0"21' - 3"5' - 0"
11' - 0"16' - 8 1/2"4' - 0""SETBACK"4' - 3"11' - 7"17' - 0"1
A09
2
A09
3
A09
OFFICE
BALCONY
FAMILY ROOM
PWDR
BAR DINING ROOM
KITCHEN
FIREPLACE
REF.
RANGE
D.W.
OPEN SPACE 197.00 SQ.FT.
"50% COVERED"
"SEE SHT. A-12"
"SETBACK"
5' - 0"4' - 1"
FAMILY ROOM
DINING ROOM
KITCHEN
OFFICE
BALCONY
14' - 0"ELEV.
FIREPLACE
REF.
RANGE
D.W.
P.C.(300.30)
B
P.C.(300.55)
D
P.C.(302.65)
C
P.C.(297.98)
A
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
OPEN SPACE 167.00 SQ.FT.
"50% COVERED"
"SEE SHT. A-12"LOMA DRIVE"SETBACK"4' - 3"4' - 10"6' - 0""SETBACK"4' - 3"5' - 2 1/2""SETBACK"4' - 3"5' - 1"
9' - 3"
3' - 4 1/2"
317.17
11' - 10 1/2"
ELEV.
316.67
317.00
317.00
316.50
UNIT A UNIT B
99.69
45.0940.0099.82
EXTERIOR STAIRS
TO ROOF DECK
EXTERIOR WALL
EXTERIOR WALLS
EXTERIOR STAIRS
TO ROOF DECK
42" HT. OPEN RAILING
8' - 3"4' - 0"3' - 6"8' - 0"
OPEN SPACE:197.00
50% COVERED:98.50
ACT. COVERED:98.00
OPEN SPACE:167.00
50% COVERED:83.50
ACT. COVERED:83.00
ROOF CUTOUTS ABOVE
ROOF CUTOUTS ABOVE
42" GLASS RAILING
42" GLASS RAILING"SETBACK"4' - 3"BALCONY
PANTRY
15' - 4 1/2"9' - 0""SETBACK"
3' - 0"
27' - 3 1/2"
6' - 0"6' - 0"7' - 6"9' - 0"REF.
BALCONY
PWDR
18' - 3 1/2"20' - 5 1/2"4' - 3"42" GLASS RAILING
42" GLASS RAILING
7' - 0"9' - 7 1/2"4' - 3"SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:05:37 AM
A04Third Floor PlanLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017G.T.L.G.T.L.No.DescriptionDate 1/4" = 1'-0"1 Third Floor NORTH
40
P.C.(300.30)
B
P.C.(300.55)
D
P.C.(302.65)
C
P.C.(297.98)
A
1
A09
2
A09
3
A09
OPEN SPACE 100.00 SQ.FT.
"SEE SHT. A-12"
OPEN SPACE 100.00 SQ.FT.
"SEE SHT. A-12"
ROOF DECK
ROOF DECK
ALL ROOF RUN-OFF & DECKS TO
DRAIN DIRECTLY INTO SETTLING
BASIN, SEE CIVIL SHEETS
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
2' - 9"2' - 9"1' - 6"2' - 9""SETBACK"
5' - 0"
ALL ROOF RUN-OFF & DECKS TO
DRAIN DIRECTLY INTO SETTLING
BASIN, SEE CIVIL SHEETS"SETBACK"4' - 3"4' - 10"4' - 3"5' - 2 1/2""SETBACK"4' - 3"5' - 1"
326.00
OPEN
OPEN
OPEN
OPEN
OPEN
OPEN
0' - 6"2' - 6"LOMA DRIVE4' - 4 1/2"CP#10
ACT. 329.50
MAX. 329.58
CP#8
ACT. 329.50
MAX. 330.44
CP#11
ACT. 329.50
MAX. 331.14
CP#3
ACT. 327.67
MAX. 332.08
CP#2
ACT. 329.00
MAX. 331.04
CP#1
ACT. 327.67
MAX. 328.58
CP#12
ACT. 329.50
MAX. 330.23
CP#13
ACT. 328.17
MAX. 330.63
CP#6
ACT. 329.00
MAX. 329.31
CP#7
ACT. 329.00
MAX. 329.87
6' - 0"
"SETBACK"
3' - 0"
UNIT A UNIT B
99.69
45.0940.0099.82
42" HT. WALL
NOTE: PROVIDE CONDUIT FROM ROOF
TO ELECTRICAL SERVICE PANEL
NOTE: PROVIDE CONDUIT FROM ROOF
TO ELECTRICAL SERVICE PANEL 2' - 9"1' - 6"2' - 9"1' - 6"0' - 10"2' - 6 1/2"1' - 5 1/2"CP#4
ACT. 327.67
MAX. 330.75
CP#5
ACT. 329.00
MAX. 329.40
CP#9
ACT. 328.17
MAX. 329.33
8' - 3"4' - 0"8' - 0"3' - 6"4' - 1"
"SETBACK"
3' - 0"
42" HT. WALL
CP#14
ACT. 328.17
MAX. 330.41
1' - 6"3' - 0"1' - 6"
6' - 0"2' - 9"1' - 6"SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:05:42 AM
A05Roof PlanLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017G.T.L.G.T.L. 1/4" = 1'-0"2 Roof Deck No.DescriptionDateNORTH
41
EXISTING FINISH GRADE @ STREET
PC 300.55
PROPERTY LINE
METAL FASCIA
PROPERTY LINE
"ON ANGLE, DIM. VARIES
PC 300.35
First Floor-Unit A
298.67
Second Floor-Unit A
308.00
UNIT A
Third Floor-Unit A
317.17
Roof Deck-Unit A
326.00
3' - 6"3' - 6"4' - 3"
2' - 9"
GLASS RAILING
GARAGE LIP
GLASS RAILING
"VERTICAL CLEARANCE"8' - 6"SMOOTH STUCCO
HORIZONTAL SIDING
HORIZONTAL SIDING
9' - 4"9' - 2"8' - 10"CP#12
ACT. 329.50
MAX. 330.23
CP#13
ACT. 328.17
MAX. 330.63
"GARAGE OPENING"
16' - 0"7' - 0"CP#14
ACT. 328.17
MAX. 330.41
1' - 6"
9' - 6"
5' - 3"
First Floor
297.67
Second Floor
307.17
Third Floor
316.67
Roof Deck
325.50
EXISTING FINISH GRADE
PROPERTY LINESMOOTH STUCCO
UNIT B
PROPOSED FINISH GRADE
4' - 3"
2' - 9"
PROPERTY LINE
"ON ANGLE, DIM. VARIES
HORIZONTAL SIDING
METAL FASCIA
SMOOTH STUCCO
STONE VENEER
6'-0" HT. WOOD
SIDEYARD GATE
6'-0" HT. WOOD GATE BEYOND
GLASS RAILING
CP#7
ACT. 329.00
MAX. 329.87
6'-0" HT. WOOD FENCE
PROPERTY LINE WALL
PROPERTY LINE WALL
298.58
CP#5
ACT. 329.00
MAX. 329.40
METAL CANOPY COVER 3' - 6"First Floor
297.67
Second Floor
307.17
Third Floor
316.67
Roof Deck
325.50
PC 297.98
PC 300.35
EXISTING FINISH/NEIGHBOR GRADE
ALL PROPOSED FENCE/WALL NOT TO
EXCEED 6'-0" RETAINING WALL WITH 42"
OPEN RAILING ABOVE. PROPOSED FINISH GRADEPROPOSED FINISH GRADE
PROPERTY LINE
"ON ANGLE, DIM. VARIES
SMOOTH STUCCOMETAL FACIA
UNIT B
HORIZONTAL SIDING
UNIT A
PROPERTY LINE
"ON ANGLE, DIM. VARIES
First Floor-Unit A
298.67
Second Floor-Unit A
308.00
Third Floor-Unit A
317.17
Roof Deck-Unit A
326.00
HORIZONTAL SIDING
"VARIES"
HORIZONTAL SIDING
SMOOTH STUCCO
STONE VENEER6' - 0"6' - 0"CP#1
ACT. 327.67
MAX. 328.58
CP#6
ACT. 329.00
MAX. 329.31
CP#10
ACT. 329.50
MAX. 329.58
CP#12
ACT. 329.50
MAX. 330.23
297.58
298.58
299.19
300.40
EXISTING FINISH/NEIGHBOR GRADE LOMA DRIVE299.796' - 0"CP#9
ACT. 328.17
MAX. 329.33
6'-0" WOOD FENCE
7' - 10 1/2"
7' - 0"
CP#5
ACT. 329.00
MAX. 329.40
3' - 6"6' - 0"3' - 6"3' - 6"GLASS RAILING
GLASS RAILING GLASS RAILING
STUCCO REGLET
SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:05:52 AM
A06Exterior ElevationsLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017AuthorChecker 1/4" = 1'-0"1 West Elevation-Front Unit
1/4" = 1'-0"2 West Elevation-Rear Unit No.DescriptionDate 1/4" = 1'-0"3 North Elevation
FINISH MATERIAL:
SMOOTH STUCCO WHITE
HORIZONTAL SIDING GRAY
STONE VENEER GRAY TONES
STUCCO REGLET WHITE
METAL FASCIA GRAY
GLASS RAILING CLEAR GLASS
WINDOWS ALUMINUM
42
EXISTING FINISH GRADE
PROPERTY LINE
UNIT A
PROPOSED FINISH GRADE
4' - 3"
2' - 9"
"VARIES"
PROPERTY LINE
"ON ANGLE, DIM. VARIES
First Floor-Unit A
298.67
Second Floor-Unit A
308.00
Third Floor-Unit A
317.17
Roof Deck-Unit A
326.00
9' - 4"9' - 2"8' - 10"SMOOTH STUCCO
STUCCO REGLET
CP#8
ACT. 329.50
MAX. 330.44
CP#10
ACT. 329.50
MAX. 329.58
CP#9
ACT. 328.17
MAX. 329.33
1' - 6"
5' - 3"
PROPERTY LINE WALL6'-0" HT. WOOD FENCE
First Floor
297.67
Second Floor
307.17
Third Floor
316.67
Roof Deck
325.50
EXISTING FINISH GRADEALL PROPOSED FENCE/WALL NOT TO
EXCEED 6'-0" RETAINING WALL WITH 42"
OPEN RAILING ABOVE.
PC 302.65
PC 297.98
PROPERTY LINE
SMOOTH STUCCOMETAL FASCIA BOARD
UNIT B
PROPERTY LINE
"ON ANGLE, DIM. VARIES
PROPOSED FINISH GRADE
GLASS RAILING
2' - 9"
STUCCO REGLET
6'-0" HT. SIDEYARD
WOOD GATE BEYOND
"VARIES"
CP#2
ACT. 329.00
MAX. 331.04 CP#1
ACT. 327.67
MAX. 328.58
6' - 0"CP#4
ACT. 327.67
MAX. 330.75
GLASS RAILING
3' - 6"First Floor
297.67
Second Floor
307.17
Third Floor
316.67
Roof Deck
325.50
First Floor-Unit A
298.67
Second Floor-Unit A
308.00
Third Floor-Unit A
317.17
Roof Deck-Unit A
326.00
ALL PROPOSED FENCE/WALL NOT TO
EXCEED 6'-0" RETAINING WALL WITH 42"
OPEN RAILING ABOVE. UNIT B
PROPOSED FINISH GRADE
PROPERTY LINE
"ON ANGLE, DIM. VARIES
UNIT A3' - 6"3' - 6"3' - 6"METAL FASCIA BOARD
HORIZONTAL SIDING
SMOOTH STUCCO SMOOTH STUCCO
METAL FASCIA BOARD
0' - 10"
4' - 1""VERTICAL CLEARANCE"7' - 8 1/2""VERTICAL CLEARANCE"9' - 7""VERTICAL CLEARANCE"8' - 9"PROPOSED FINISH GRADE
PROPERTY LINE
"ON ANGLE, DIM. VARIES
8' - 10"9' - 2"9' - 4"8' - 10"9' - 6"9' - 6"GLASS RAILING
STONE VENEER
GLASS RAILING
"VERTICAL CLEARANCE"8' - 6"PC 302.65
PC 300.55
6' - 0"ALL PROPOSED FENCE/WALL NOT TO
EXCEED 6'-0" RETAINING WALL WITH 42"
OPEN RAILING ABOVE.
297.42 6' - 0"CP#13
ACT. 328.17
MAX. 330.63
CP#11
ACT. 329.50
MAX. 331.14 CP#3
ACT. 327.67
MAX. 332.08
EXISTING FINISH/NEIGHBOR GRADE EXISTING FINISH/NEIGHBOR GRADELOMA DRIVE6'-0" HT. WOOD
FENCE/GATE
6'-0" HT. WOOD FENCE/GATE3' - 6"3' - 6"GLASS RAILING
6' - 0"
3' - 0"1' - 6"1' - 6"
STUCCO REGLET
STUCCO REGLET
6' - 0"SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:05:57 AM
A07Exterior ElevationsLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017G.T.L.G.T.L. 1/4" = 1'-0"1 East Elevation-Front Unit
1/4" = 1'-0"2 East Elevation-Rear Unit
1/4" = 1'-0"3 South Elevation
No.DescriptionDateFINISH MATERIAL:
SMOOTH STUCCO WHITE
HORIZONTAL SIDING GRAY
STONE VENEER GRAY TONES
STUCCO REGLET WHITE
METAL FASCIA GRAY
GLASS RAILING CLEAR GLASS
WINDOWS ALUMINUM
43
SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:06:02 AM
A08Exterior PerspectivesLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017G.T.L.G.T.L.1 South-West View2North-West View No.DescriptionDateFINISH MATERIAL:
SMOOTH STUCCO WHITE
HORIZONTAL SIDING GRAY
STONE VENEER GRAY TONES
STUCCO REGLET WHITE
METAL FASCIA GRAY
GLASS RAILING CLEAR GLASS
WINDOWS ALUMINUM
44
First Floor
297.67
Second Floor
307.17
Third Floor
316.67
Roof Deck
325.50
First Floor-Unit A
298.67
Second Floor-Unit A
308.00
Third Floor-Unit A
317.17
Roof Deck-Unit A
326.00
8' - 2"10' - 0"8' - 0"8' - 0"8' - 6"8' - 9"8' - 6"GARAGE
GARAGE
MASTER
BEDROOM BEDROOMW.I.C.BALCONY
BALCONY FAMILY ROOM KITCHEN KITCHEN BALCONY
CP#7
ACT. 329.00
MAX. 329.87
CP#6
ACT. 329.00
MAX. 329.31
ROOF DECK
ALL PROPOSED FENCE/WALL
NOT TO EXCEED 6'-0" RETAINING
WALL WITH 42" OPEN RAILING
ABOVE.
PROPERTY LINE
"ON ANGLE, DIM. VARIES
PROPERTY LINE
"ON ANGLE, DIM. VARIES
LOMA DRIVETRENCH DRAIN
DRIVEWAY SLOPE 12.5% MAX.8' - 6"7' - 8 1/2"CP#8
ACT. 329.50
MAX. 330.44
3' - 6"3' - 6"298.50
6'-0" HT. WOOD FENCE
BEDROOM BATH W.I.C.M.BATH
PANTRY OFFICE
ELEV.
ROOF DECK
UNIT BUNIT A
6' - 0"0' - 10"4' - 1"
1' - 0"
1' - 9 1/2"3' - 6"3' - 6"9' - 7"First Floor-Unit A
298.67
Second Floor-Unit A
308.00
Third Floor-Unit A
317.17
Roof Deck-Unit A
326.00
ENTRY GARAGE
MASTER
BEDROOMLAUNDRY W.I.C.
KITCHENBAR
8' - 6"8' - 2"10' - 0"8' - 4"6' - 0"CP#11
ACT. 329.50
MAX. 331.14
PROPERTY LINE
"ON ANGLE, DIM. VARIES PROPERTY LINE
4' - 3"
1' - 6"2' - 9"
"DRIVEWAY"
9' - 6""VARIES"SLOPING DRIVEWAY
ALL PROPOSED FENCE/WALL
NOT TO EXCEED 6'-0" RETAINING
WALL WITH 42" OPEN RAILING
ABOVE.
UNIT A
First Floor
297.67
Second Floor
307.17
Third Floor
316.67
Roof Deck
325.50
GARAGE
MASTER
BEDROOM
FAMILY ROOMDINING ROOMKITCHEN
8' - 6"8' - 6"10' - 0"8' - 9"ALL PROPOSED FENCE/WALL
NOT TO EXCEED 6'-0" RETAINING
WALL WITH 42" OPEN RAILING
ABOVE.
PROPERTY LINE
4' - 3"
2' - 9"
PROPERTY LINE
"ON ANGLE, DIM. VARIES
CP#2
ACT. 329.00
MAX. 331.04
CP#6
ACT. 329.00
MAX. 329.31
ENTRY BATH
LAUNDRYBATH
UNIT B
1' - 6"
SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:06:07 AM
A09Sections LANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017AuthorCheckerNo.DescriptionDate 1/4" = 1'-0"1 Longitudinal Section
1/4" = 1'-0"2 Cross Section-Unit A
1/4" = 1'-0"3 Cross Section-Unit B
45
ENTRY
ENTRY
P.C.(300.30)
B
P.C.(300.55)
D
P.C.(302.65)
C
P.C.(297.98)
A
UNIT A UNIT B
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
LOMA DRIVE*ALL PROPOSED FENCE/WALL NOT TO
EXCEED 6'-0" RETAINING WALL WITH 42" OPEN
RAILING ABOVE.
*ALL ROOF RUN-OFF & DECKS TO DRAIN DIRECTLY
INTO SETTLING BASIN WHERE POSSIBLE. SEE
CIVIL SHEETS.
*ALL LANDSCAPE AREAS ARE TO BE IRRIGATED
WITH AN AUTOMATIC IRRIGATION SYSTEM.
CONCRETE STEPS CONCRETE WALKWAY
DROUGHT TOLERANT PLANTS
CONCRETE DRIVEWAY
DROUGHT TOLERANT
GROUND COVER
6'-0" HT. WOOD
FENCE/GATE
CONCRETE STEPS
CONCRETE DRIVEWAY
TRENCH DRAIN
DROUGHT TOLERANT
GROUND COVER
DROUGHT TOLERANT
GROUND COVER
GUEST PARKING
6'-0" HT. WOOD FENCE
6'-0" HT. WOOD
FENCE/GATE
(4) 24" BOX TREE
(MULGA
Acacia Aneura )
(2) 24" BOX TREE
GUEST PARKING
SHARED GUEST PARKING
UNIT -A
TRASH AREA
UNIT -B
TRASH AREA
ROLLING CURB
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.
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.
SYMBOL VEGETATION TYPE:BOTANICAL NAME:COMMON NAME:REGIONAL EVALUTIONS
WATER NEEDS:
SIZE:DIAMETER
(PLANTING/MATURED):
HEIGHT(PLANTING/MATURED):QUANTITY:
AREA CALCULATION:
LOT AREA:4243.00 SQ.FT.
BUILDING FOOTPRINT: 1654.00 SQ.FT.38.98%
HARDSCAPE AREA: "DRIVEWAY/WALKWAYS/LANDINGS"2076.00 SQ.FT. 48.93%
LANDSCAPE AREA: "FRONT/MIDDLE/REAR YARDS"513.00 SQ.FT.12.09%
IRRIGATION SYSTEM & SPECIFICATIONS:WATER EFFICIENT AUTOMATIC IRRIGATION SYSTEM W/ EVAPOTRANSPIRATION WITH A RAIN
SHUT-OFF SENSOR. DRIP IRRIGATION EMITTERS SHALL EMIT NO MORE THAN (2) GALLONS PER
HOUR.
NOTE: PROJECT TO UTILIZE AN ECORAIN FILTRATION SYSTEM PER CIVIL ENGINEER'S DRAWINGS. SEE C-SHEETS AND DRAINAGE (LID) PLAN FOR MORE
INFORMATION.
GcP DYMONDIA MARGARETAE DYMONDIA LOW 20"2-3 IN 368 SQ.FT. "MIDDLE/REAR YARDS"
G PENNISETUM ORIENTALE CHINESE FOUNTAIN GRASS LOW 5 GAL.2-4 FEET 3-5 FEET 145 SQ.FT. "FRONT YARD"
FLATS
6LOW24" box
treeMULGAACACIA ANEURATREE 2-3 FEET 14'-18' FEET
SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:06:08 AM
A10Landscape PlanLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017G.T.L.G.T.L.No.DescriptionDate1Revision 1Date 1 1/8" = 1'-0"1 Landscape Plan NORTH
46
OPEN SPACE
100 SQ.FT.
OPEN SPACE
100 SQ.FT.
P.C.(300.30)
B
CP#10
ACT. 329.50
MAX. 329.58
P.C.(300.55)
D
P.C.(302.65)
C
P.C.(297.98)
A
CP#9
ACT. 328.17
MAX. 329.33
CP#11
ACT. 329.50
MAX. 331.14 CP#3
ACT. 327.67
MAX. 332.08
CP#4
ACT. 327.67
MAX. 330.75
CP#1
ACT. 327.67
MAX. 328.58
CP#12
ACT. 329.50
MAX. 330.23
CP#13
ACT. 328.17
MAX. 330.63
3.10 (CP#1)
55.75 (CP#10)
64.61 (CP#11)
96.25 (CP#13)5.22 (CP#1)37.58 (CP#11)37.47 (CP#13)15.22 (CP#3)
39.08 (CP#7)
55.85 (CP#10)
63.08 (CP#11)
90.58 (CP#12)
94.68 (CP#13,#14)
3.30 (CP#1)
326.00
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
LOMA DRIVE26.58 (CP#2, #6)
16.89 (CP#3)5.74 (CP#10)41.52 (CP#3)UNIT A UNIT B
CP#14
ACT. 328.17
MAX. 330.41
95.30 (CP#14)18.99 (CP#14)40.22 (CP#13)40.27 (CP#14)90.66 (CP#12)40.51 (CP#12)8.47 (CP#12)41.84 (CP#11)42.29 (CP#10)4.84 (CP#9)42.84 (CP#9)44.92 (CP#9)44.28 (CP#3)26.69 (CP#4)44.97 (CP#4)3.36 (CP#4)44.98 (CP#1)45.08 (CP#9)
2.46 (CP#4)
N 69 DEG 49 MIN 34
9
9
.
6
9
'
N 72 DEG 45 MIN 00 99.82'L=40.00 R= 788.07'L=45.09 R= 888.31'45.0940.0099.69
99.82
CP#8
ACT. 329.50
MAX. 330.44
CP#2
ACT. 329.00
MAX. 331.04
CP#6
ACT. 329.00
MAX. 329.31
CP#7
ACT. 329.00
MAX. 329.87
CP#5
ACT. 329.00
MAX. 329.40
43.72 (CP#2)43.78 (CP#6)26.60 (CP#6)
27.70 (CP#2)43.35 (CP#5)35.09 (CP#5)42.49 (CP#8)51.81 (CP#8)43.13 (CP#7)39.39 (CP#7)22.22 (CP#8)14.32 (CP#7)8.86 (CP#6)30.46 (CP#2)8.43 (CP#5)325.50
35.08 (CP#5)
51.08 (CP#8)
SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:06:10 AM
A11Critical PointsLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017G.T.L.G.T.L. 1/4" = 1'-0"1 Critical Points No.DescriptionDateNORTH
47
394 SF
FRONT-GARAGE
471 SF
FRONT-FIRST 412 SF
REAR-FIRST
378 SF
REAR-GARAGE
81 SF
O.S.OPEN SPACE
FIRST FLOOR
UNIT A 125 SQ.FT.
UNIT B 82 SQ.FT.
12' - 0 1/2"11' - 5 1/2"12' - 3"
5' - 7 1/2"
6' - 8 1/2
"10' - 1 1/2"OPEN SPACE:125.00
50% COVERED MAX:81.00
ACT. COVERED:44.00
44 SF
Area
7' - 0"
UNIT A UNIT B
OPEN SPACE:82.00
50% COVERED MAX.:41.00
ACT. COVERED:11.00
82 SF
Area
1311 SF
Front-Second
1106 SF
Rear-Second
68 SF
Balcony
OPEN SPACE
SECOND FLOOR
UNIT A 0.00 SQ.FT.
UNIT B 0.00 SQ.FT.
UNIT A
UNIT B
54 SF
BALCONY
1191 SF
Front-Third 925 SF
Area
OPEN SPACE
THIRD FLOOR
UNIT A 197.00 SQ.FT.
UNIT B 167.00 SQ.FT.
11' - 11"11' - 7"17' - 0"8' - 3"4' - 0"OPEN SPACE:197.00
50% COVERED MAX.:98.50
ACT. COVERED:98.00 OPEN SPACE:167.00
50% COVERED MAX.:83.50
ACT. COVERED:83.003' - 6"8' - 0"UNIT A
UNIT B
54 SF
BALCONY
68 SF
BALCONY
293 SF
Front-Roof Deck
246 SF
Rear-Roof Deck
OPEN SPACE
ROOF DECK
UNIT A 100.00 SQ.FT.
UNIT B 100.00 SQ.FT.
12' - 0"27' - 9"4' - 6"3' - 8 1/2"3' - 6"
UNIT A
UNIT B
16' - 0"16' - 3"4' - 9 1/2"6' - 1"15' - 6"12' - 6"21' - 7 1/2"4' - 0"8' - 6"
145 SF
Landscape
291 SF
Landscape
2076 SF
Concrete
864 SF
Building Footprint Unit A
790 SF
Building Footprint Unit B
77 SF
LandscapePERMEABLE AREAS
SITE PLAN:
FRONT YARD 145.00 SQ.FT.
MIDDLE YARD 77.00 SQ.FT.
REAR YARD 291.00 SQ.FT.
TOTAL 513.00 SQ.FT.
1438 SF
LOT COV-FRONT
1255 SF
LOT COV-REAR
5' - 0"
LINE OF DECK ABOVE
7' - 10 1/2"25' - 7 1/2"12' - 0"4' - 6"10' - 9"17' - 0"1' - 5 1/2"16' - 6"19' - 3 1/2"
35' - 9 1/2"0' - 10"44' - 10"6' - 0"33' - 8 1/2"34' - 7 1/2"35' - 5 1/2"SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:06:18 AM
A12Lot Coverage & OpenSpace CalculationsLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017G.T.L.G.T.L.No.DescriptionDate 1/8" = 1'-0"1 First Floor
1/8" = 1'-0"2 Second Floor
1/8" = 1'-0"3 Third Floor
1/8" = 1'-0"4 Roof Deck
1/8" = 1'-0"5 Hardscape & Landscape Coverage
OPEN SPACE
SITE THIRD FLOOR ROOF DECK TOTAL
UNIT A "FRONT"125 197 100 422 SQ.FT.
UNIT B "REAR"82 167 100 349 SQ.FT.
1/8" = 1'-0"6 Lot Coverage
48
COUNTY OF LOS ANGELES
STATE OF CALIFORNIA
FOR CONDOMINIUM PURPOSES
1011 1016
1150
1151
1270
1271LOMA DRIVE300.00300.03300.04300.55 PC301.54300.00SSMH
300.01WM300.03300.51300.22300.80300.71300.70297.98 PC297.41299.733
0
2
.
8
1302.65 PC301.45301.1300.84 299.84299.6710"TREE 299.22
3
0
3
.
2
3
0
3
.
5300.3 PCN 69°49'34"E 99.69'
N 72°45'00"E 99.82'
17.50'
17.50'
35'
17.5'17.5'
SHED
EXISTING RESIDENCEEXISTING RESIDENCE
A.C. PAVEMENT
A.C. PAVEMENTFOUND 2"IP LS 2933
0.52' N'LY & 0.43' W'LY
OF PROP. CORNER
I.P. ELEV = 300.35'
SET N&T RCE 30826
6.00' W'LY OF CORNER
ON PROP. LINE PROD.
TAG ELEV = 300.12'
SET STK&TAG RCE 30826
ON PROP. CORNER
STK ELEV = 297.98'
FOUND 1x2 STK, NO TAG
1.01' S'LY & 0.18' E'LY
OF PROP. CORNER
STK ELEV = 302.71'
N'LY LINE LOT 8*
S'LY LINE LOT 6*
W'LY LINE LOT 40*L=45.09'R=888.31'L=40.00'R=788.07'L=42.41'L=39.11'L=133.93'R=770.57'ENTRY
P.C.(300.30)
B
P.C.(302.65)
C
P.C.(297.98)
A
*ALL PROPOSED FENCE/WALL NOT TO
EXCEED 6'-0" RETAINING WALL WITH 42" OPEN
RAILING ABOVE.
*ALL ROOF RUN-OFF & DECKS TO DRAIN DIRECTLY
INTO SETTLING BASIN WHERE POSSIBLE. SEE
CIVIL SHEETS.
*ALL LANDSCAPE AREAS ARE TO BE IRRIGATED
WITH AN AUTOMATIC IRRIGATION SYSTEM.
*MAX. FENCE HT. 42" IN FRONT SETBACK
ENTRY
297.58
298.50
298.50
298.67
GARAGE
"ENCLOSED PARKING"
ON SITE
GUEST PARKING
"SETBACK"
5' - 0"
17' - 0"
6'-0" HT. WOOD
FENCE/GATE
DRIVEWAY
"SETBACK"4' - 3""SETBACK"4' - 3"LOMA DRIVE298.58
297.58
300.40
299.79 299.19
298.58
"DRIVEWAY"9' - 6""SETBACK"
5' - 0"
28' - 0"
7' - 0"
P.C.(300.55)
D
LINE OF SECOND
FLOOR DECK
LINE OF SECOND
FLOOR BUILDING
PROPERTY LINE
SLOPE
TRENCH DRAIN
SLOPE
9.58% (12.5 % MAX.)
SLOPE
9.11% (12.5 % MAX.)
SIDEWALK
SLOPE
2%
FL 300.03
FL 299.96
FL 300.29
FL 300.12
FL 299.94
FL 300.08
FL 300.23
FL 300.04
SLOPE
2%
SLOPE
2%
FG 300.14
FG 300.34
FG 300.19
FG 300.07
FG 300.05
FG 300.40
FG 300.23
FL 300.02
FG 300.13
SLOPE
10.17% (12.5 % MAX.)
3.77% (12.5 % MAX.)
SIDEWALK
SIDEWALK
"MARKED STREET PARKING"17' - 0""DRIVEWAY"23' - 0""STREET PARKING"
8' - 0"
"2ND FLR. SETBACK"
3' - 0"
UNIT A UNIT BON STREET
GUEST PARKING
LINE OF SECOND
FLOOR BUILDING
LINE OF SECOND
FLOOR BUILDING
LINE OF SECOND
FLOOR BUILDING
LINE OF SECOND
FLOOR BUILDING
LINE OF SECOND
FLOOR BUILDING
"STREET PARKING"
8' - 0"
"SIDEWALK"
5' - 0"
PLANTER
6'-0" HT. WOOD
FENCE
6'-0" HT. WOOD
FENCE/GATE
LINE OF SECOND
FLOOR BUILDING
GARAGE
"ENCLOSED PARKING"
DRIVEWAY SLOPE MIN. 2%9' - 0"SHARED GUEST PARKING
"CLR. DIM."
18' - 0"
"GUEST PARKING"
17' - 0""GUEST PARKING"8' - 6"ON SITE
GUEST PARKING
GUEST PARKINGON SITE
GUEST PARKING
GUEST PARKING
298.08
298.58 4' - 3"4' - 3"6' - 0"
5' - 1 1/2"
SLOP
ESLOPE
SLOPESLOP
E
UNIT -A
TRASH AREA
UNIT -B
TRASH AREA
5' - 3 1/2"
6' - 0"
297.67
ROLLING CURB
"CLR. DIM."8' - 6"SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:07:30 AM
A13Site Plan - 1/4" ScaleLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017G.T.L.G.T.L.No.DescriptionDate 1/4" = 1'-0"1 Site Plan Copy 1
NORTH
49
1011
1150
1270
1271300.00300.03300.04300.55 PC301.54300.00SSMH
300.01WM300.03300.51300.22300.3 PC17.50'
17.50'
35'
17.5'17.5'
EXISTING RESIDENCE
A.C. PAVEMENT
A.C. PAVEMENTI.P. ELEV = 300.35'L=40.00'R=788.07'L=39.11'L=133.93'R=770.57'1011
1150
1270
1271300.00300.03300.04300.55 PC301.54300.00SSMH
300.01WM300.03300.51300.22300.3 PC17.50'
17.50'
35'
17.5'17.5'
A.C. PAVEMENT
A.C. PAVEMENTL=40.00'R=788.07'L=39.11'L=133.93'R=770.57'298.50
17' - 0""SETBACK"4' - 3"LOMA DRIVE300.40
299.79 299.19
298.58
"DRIVEWAY"9' - 6""STREET PARKING"17' - 0""DRIVEWAY"23' - 0""STREET PARKING"
8' - 0"
PLANTER
"SIDEWALK"
5' - 0"
LINE OF SECOND
FLOOR DECK
LINE OF SECOND
FLOOR BUILDING
SLOPE
9.58% (12.5 % MAX.)
SLOPE
9.11% (12.5 % MAX.)
GUEST PARKING
SLOPE
10.17% (12.5 % MAX.)
LINE OF SECOND
FLOOR BUILDING
PROPERTY LINE
SIDEWALK
SLOPE
2%
FL 300.03
FL 299.96
FL 300.29
FL 300.12
FL 299.94
FL 300.08
FL 300.23
FL 300.51
FL 300.04
SLOPE
2%
SLOPE
2%
FG 300.14
FG 300.34
FG 300.19
FG 300.07
FG 300.05
FG 300.40
FG 300.23
FL 300.02
FG 300.13
SLOPE
SLOPE
SLOPE
GUEST
PARKING
MAX. FENCE HT. 42" IN
FRONT SETBACK
"SETBACK"
5' - 0""SETBACK"4' - 3""STREET PARKING"
8' - 0"
ON SITE
GUEST PARKING
ROLLING CURB
ROLLING CURB
ROLLING CURB
LOMA DRIVE"UNMARKED STREET PARKING"20' - 0""UNMARKED STREET PARKING"20' - 0"EXISTING
RESIDENCE
300.0
6
300.23300.08299.9
7
299.9
6
299.9
4
299.92300.29300.0
0
GUEST
PARKING
GUEST
PARKING
SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:07:57 AM
A14Street ParkingLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017G.T.L.G.T.L.No.DescriptionDate 1/4" = 1'-0"1 Street Parking - Proposed
1/4" = 1'-0"2 Street Parking - Existing
PARKING: PROPOSED/ON-STREET
STREET "MARKED"-(ON-STREET) 1
GUEST PARKING -(ON-SITE) 3
ENCLOSED PARKING-(ON-SITE) 4
TOTAL SPACES 8
PARKING: EXISTING/ON-STREET
STREET "UNMARKED"-(ON-STREET)2
GUEST PARKING -(ON-SITE) 0
ENCLOSED PARKING -(ON-SITE) 0
TOTAL SPACES 2
NOTE: A "ROLLING CURB" IS PROPOSED
ACROSS THE ENTIRE FRONT PROPERTY LINE.
50
51
SHT. CONTENT
Project numberDateDrawn byChecked byCLIENT
REVISIONS
SHT. ID.LANE DESIGN BUILD -ALL RIGHTS RESERVED: THE DRAWINGS, IDEAS AND EMBODIED DESIGNS THERIN ARE THE PROPERTY OF LANE DESIGN BUILD AND SHALL NOT BE COMPIED, REPRODUCED, DISCLOSED TO OTHERS OR USED IN CONNECTION WITH ANY WORK OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED, IN WHOLE OR IN PART, WITHOUT WRITTEN AUTHORIZATIONS.2212 PACIFIC COAST HWY.
HERMOSA BEACH CA 90254
PHONE: 310-937-8081
FAX: 310-937-8089
LANEDESIGNBUILD.COM
9/29/2017 9:51:32 AM
A08Exterior PerspectivesLANE:17011610 DEVELOPMENT1610 LOMA DRIVEHERMOSA BEACH, CASEPTEMBER 29, 2017G.T.L.G.T.L.1 South-West View2North-West View No.DescriptionDateFINISH MATERIAL:
SMOOTH STUCCO WHITE
HORIZONTAL SIDING GRAY
STONE VENEER GRAY TONES
STUCCO REGLET WHITE
METAL FASCIA GRAY
GLASS RAILING CLEAR GLASS
WINDOWS ALUMINUM
52
53
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0627
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of October 17, 2017
CUP 17-2 - Conditional Use Permit amendment for alterations to a restaurant with on-
sale general alcohol and live entertainment to expand approximately 44 square feet in
floor area and modify the floor plan and west building facade to establish an “open air
dining” space at 1332 Hermosa Avenue (with no change to current approved operating
hours), “Decadence” (previously “Establishment”), and determination that the project is
categorically exempt from the California Environmental Quality Act.
Applicant/ business owner:
Skylar Tourigny
2512 Manhattan Avenue
Manhattan Beach, CA 90266
Owner:
Hermosa Pier, LLC
8383 Wilshire Blvd #920
Beverly Hills, CA 90211
Recommended Action:
Adopt the attached draft Resolution amending the Conditional Use Permit (CUP) for the subject
restaurant.
Background
The applicant is opening a new restaurant (proposal attached). In order to activate the street and
vacant space, which has been vacant since 2015, the applicant has requested to modify the floor
plan and west building façade to establish an “open air dining” space. Due to conditions that require
Planning Commission approval of any modifications to the floor plan, the applicant is requesting
Planning Commission approval of the proposed modifications along with amendments to applicable
conditions of approval. The applicant is a new operator and is not associated with previous
Conditional Use Permit (CUP) violations.
Project Information:
ZONING DESIGNATION:C-2, Restricted Commercial
GENERAL PLAN:Community Commercial
EXISTING USE:Restaurant with on-sale sale general alcohol
and live entertainment
PROPOSED USE:Restaurant with on-sale sale general alcohol
and live entertainment with new 168 sq. ft.
“open air dining” area
PROPOSED EXTERIOR
MODIFICATIONS:
Operable windows/doors, 36” guardrail, and
new finishes and materials
FLOOR AREA
EXISTING/PROPOSED:
2,149.23 sq. ft. / 2,193 sq. ft. (43.77 sq. ft.
expansion)
SEATING/OCCUPANT LOAD
EXISTING:
98 total including 16 bar counter, 8 bar
seating, 8 lounge, 40 table/booth combo, 26
booth seating; / 140 persons (February 1,
2012).
SEATING/OCCUPANT LOAD
PROPOSED:
92 total including 10 bar counter; 20
communal, 12 table, 24 booth, 8 lounge, 18
open air dining / no change to occupant load
USE PERMIT PERMITTED HOURS:7:00 am - 12:00 midnight daily except on New
year’s eve to 1:00 am on January 1
LIVE ENTERTAINMENT
PERMITTED HOURS:
Between 7:00 pm and 11:30 pm Thursdays
through Sundays and on federal and state
holidays, Cinco de Mayo, and St. Patrick’s
day with soundproofing
ALCOHOL SERVICE:Type 47 ABC (General on-sale) pending
transfer of license
PARKING PROVIDED:None on-site (use of public parking) and no
change proposed
ENVIRONMENTAL
DETERMINATION:
Categorically Exempt, Section 15301 (a)&(e)
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REPORT 17-0627ZONING DESIGNATION:C-2, Restricted Commercial
GENERAL PLAN:Community Commercial
EXISTING USE:Restaurant with on-sale sale general alcohol
and live entertainment
PROPOSED USE:Restaurant with on-sale sale general alcohol
and live entertainment with new 168 sq. ft.
“open air dining” area
PROPOSED EXTERIOR
MODIFICATIONS:
Operable windows/doors, 36” guardrail, and
new finishes and materials
FLOOR AREA
EXISTING/PROPOSED:
2,149.23 sq. ft. / 2,193 sq. ft. (43.77 sq. ft.
expansion)
SEATING/OCCUPANT LOAD
EXISTING:
98 total including 16 bar counter, 8 bar
seating, 8 lounge, 40 table/booth combo, 26
booth seating; / 140 persons (February 1,
2012).
SEATING/OCCUPANT LOAD
PROPOSED:
92 total including 10 bar counter; 20
communal, 12 table, 24 booth, 8 lounge, 18
open air dining / no change to occupant load
USE PERMIT PERMITTED HOURS:7:00 am - 12:00 midnight daily except on New
year’s eve to 1:00 am on January 1
LIVE ENTERTAINMENT
PERMITTED HOURS:
Between 7:00 pm and 11:30 pm Thursdays
through Sundays and on federal and state
holidays, Cinco de Mayo, and St. Patrick’s
day with soundproofing
ALCOHOL SERVICE:Type 47 ABC (General on-sale) pending
transfer of license
PARKING PROVIDED:None on-site (use of public parking) and no
change proposed
ENVIRONMENTAL
DETERMINATION:
Categorically Exempt, Section 15301 (a)&(e)
Project Setting:
The project site is located within the “Hermosa Courtyard” building at 1332 Hermosa Avenue (Suite
1) within the Downtown District on the east side of Hermosa Avenue, adjacent to the Underground
Pub and Pedone’s Pizza to the north, The Standing Room to the south and Beach Market to the
west. The closest residential uses are located north of 14th Street. Bordering the Courtyard building
property are multi-family residential properties to the north, a parking lot to the east, and to the south
and west a mix of commercial businesses along Hermosa Avenue, including eight other alcohol
serving restaurants within the same block between Pier Avenue and 14th Street (see table below).
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Site History of On-Sale Alcohol CUPs on Subject Site
·1983 Conditional Use Permit (CUP) established to allow service of beer and wine in
conjunction with a restaurant from 8:00 am to 11:00 pm daily.
·1996 CUP Amendment approved to allow on-sale general alcohol and live entertainment from
7:00 am to 2:00 am daily.
·2003 CUP Amendment approved to allow outdoor seating. Operating hours limited to 7:00 am
to 2:00 am daily and outdoor dining/seating no later than 11:00 pm daily. (Expired as never
implemented).
·2008 CUP Modification as a result of a City initiated revocation/modification hearing including
a new closing time of 12:00 midnight, except New Year’s Eve, and many more stringent
conditions to deal with adverse impacts.
·2012 denied CUP amendment request to extend hours of operation; to extend live
entertainment hours; to remove prohibitions on customer dancing and admission charges; but
approved modified seating plan.
·2015 CUP Modification as a result of a City initiated revocation/modification hearing, updating
conditions of approval.
The restaurant site has been vacant since 2015. Prior to becoming vacant, it was operated as the
Establishment, which was the subject of modification/revocation proceedings before the Planning
Commission and City Council, related to failure to provide documentation that the business was
operating primarily as a dining establishment. The business closed before the City rendering the
revocation/modification proceedings moot and the City did not need to take any action.
In 2008 the restaurant site underwent revocation/modification hearings due to disturbances to the
surrounding area, overcrowding and high demand of City enforcement services. In 2011 the
restaurant site was in violation of their CUP, operating without a valid alcohol license. In 2012 the
applicant requested a CUP Amendment in which the City Council approved floor plan modifications
and denied the request to extend hours including live entertainment, remove prohibitions on
customer dancing and admission charges, and to modify food sales reporting requirements. This
applicant is a new applicant; unrelated to the former operators. The restaurant site is currently
governed by CC Reso.15-7000.
Analysis:
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The applicant requests amendment of a CUP for a restaurant with live entertainment in order to
expand and modify the floor plan and modify to modify the west building façade to establish an “open
air dining” space. The following summarizes the proposed modifications and their relationship to the
current CUP and conditions of approval as provided in CC Resolution 15-7000.
Floor Plan
The currently approved floor plan (attached) includes a DJ booth, three U-shaped booths, an L-
shaped lounge booth, L-shaped bar counter and a mixture of booths and chairs. The kitchen, food
preparation area, storage space and three restrooms are all located at the east portion of the tenant
space. There are 16 bar counter seats, 8 additional bar seats, 8 lounge seats, 40 table/booth combo
seats and 26 booth seats for a total of 96 seats. The existing occupant load authorizes a maximum of
140 persons.
The applicant proposes to expand the interior space approximately 44 square feet and modify the
floor plan and west building facade to establish an “open air dining” space. The proposed floor plan
(attached) includes elongated booth/chair combo seating, communal tables and chairs, lounge sofas
and chairs and a shortened bar. The kitchen, food preparation area, storage space and three
restrooms remain located at the east portion of the tenant space. Two televisions are proposed on
the south interior wall behind the bar with the closest television located approximately 20 feet from
the sidewalk. The applicant proposes 10 bar counter seats, 20 communal seats which is a new trend
in dining establishments, 12 table and chair seats, 24 booth/chair combo seats, and 18 open air
dining seats for a total of 92 seats. Based upon a cursory review of the plans, the occupant load is
anticipated to remain the same at a maximum of 140 persons.
The proposed open air dining area is to be located at the west portion of the tenant space and
located fully within private property and adjacent to the sidewalk and includes 18 seats. A three foot
tall open rail will be located between the open air dining area and the sidewalk. The proposed plans
identify that no more than 50% of the building frontage will have operable windows and therefore
conforms with Planning Commission’s determination of what constitutes “open air dining.”
The current CUP conditions restrict modifications to the floor plan and exterior of the premises such
that everything other than insignificant rearrangement of furniture requires Planning Commission
review and approval. The applicant requests modifications to Condition No. 9.
Recommended Changes to Existing Conditions of Approval related to Proposed Physical
Modifications:
In order to allow minor modifications that are substantially consistent with the plans to be reviewed/
approved by the Community Development Department, staff recommends modifying the existing
conditions as follows:
Condition No. 9 (CC Reso. 12-6780) “The furniture and interior improvement within the business
operation shall conform to the floor plan dated December 7, 2011 September 25, 2017, attached as
“Exhibit A”.Other than trivial or insignificant deviations in the placement or arrangement of furniture,
no change whatsoever shall be made to the interior of the premises that is inconsistent with the
approved floor plan and .The use consisting of a restaurant with on-sale general alcohol, live
entertainment and open air dining, shall be substantially consistent with the plans submitted
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September 25, 2017 and approved by the Planning Commission on October 17, 2017. Minor
modifications to the plans shall be reviewed and may be approved by the Community Development
Director. Any substantial deviation must be reviewed and approved by the Planning Commission.
Under no circumstances shall furniture or other interior/exterior improvements be rearranged to
accommodate dancing, more entertainment or greater occupancy absent approval by the Planning
Commission by way of modification of the Conditional Use Permit.
Live Entertainment and Relation to “Open Air Dining”
Although the applicant indicated that they do not intend to offer live entertainment (attached), they
would like to reserve the right to maintain live entertainment, as authorized through the existing CUP,
to maintain the value of the location for the landlord. The current CUP conditions authorize live
entertainment between 7:00 pm and 11:30 pm Thursdays through Sundays and on federal and state
holidays, Cinco de Mayo, and St. Patrick’s day.
Recommended Changes to Existing Conditions of Approval related to Live Entertainment:
In order to clarify the intent of the existing conditions, staff recommends the following modification:
Condition No. 14 (CC Reso. 08-6617) “The building shall be equipped with acoustic features to
maximize sound proofing which shall include the use of double-pane windows or an equivalent and
the installation of air conditioning so that windows and doors can shall remain closed during live
entertainment.
Staff recommends retaining the existing condition of approval regarding compliance with the City’s
Noise Ordinance, as well as the existing condition of approval related to occupant load and
overcrowding.
Additional Miscellaneous Changes to Conditions of Approval:
In addition to the proposed modifications to conditions related to the applicant’s request, staff
recommends amendments to conditions 3, 8, 10, 12, 14 and 18 (attached) while removing condition
19 and adding conditions 20-26 (attached) to provide additional clarity, remove irrelevant conditions
and to include standard conditions of approval.
CUP Criteria, Conditions and Standards:
Municipal Code Sections 17.40.020 and 17.40.080 (attached) address criteria, conditions and
standards for reviewing, granting and amending CUPs in order to reduce the potential for adverse
secondary land use impacts.
In considering the granting of any conditional use permit, including an amendment, for any use, the
following criteria for granting said permit shall be considered:
17.40.020 General criteria for all uses
A.Distance from existing residential uses;
The nearest residential uses are located north of 14th Street, within the R-3 Multiple Family
residential zone and approximately 150 feet from the north tenant space wall. Conditions of
approval are included that require: no more than 50% of the building frontage will have
operable windows; noise emanating from the property shall be within the limitations prescribed
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by the City’s Nose Ordinance and the building shall be equipped with acoustic features and air
conditioning to maximize sound proofing.
B.The amount of existing or proposed off-street parking facilities, and its distance from the
proposed use;
There is no existing off-street parking on-site and none is proposed. The proposed
modifications will maintain the existing restaurant use and the seat count will be reduced.
Therefore, parking will not be affected.
C.Location of and distance to churches, schools, hospitals and public playgrounds;
The proposed modifications are not likely to affect Noble Park which is the nearest sensitive
receptor at approximately 428 feet from the project site, or other parks or similar uses in the
vicinity due to distance and hours of operation.
D. The combination of uses proposed;
The proposed project is located within the C-2 Restricted Commercial zone which aims to
provide opportunities for a limited range of office, retail, and service commercial uses
specifically appropriate for the scale and character of the downtown, a resident and visitor
serving pedestrian-oriented shopping/ entertainment district. The use (restaurant with on-sale
alcohol and live entertainment) is not proposed to change.
E. Precautions taken by the owner or operator of the proposed establishment to assure the
compatibility of the use with surrounding uses;
Conditions of approval are included to ensure compatibility of the use with surrounding uses.
F. The relationship of the proposed business-generated traffic volume and the size of streets serving
the area;
No additional trips are anticipated to be generated with 44 square foot expansion.
G. The proposed exterior signs and decor, and the compatibility thereof with existing establishments
in the area;
Signage is reviewed and approved through a separate sign permit review. Proposed
modifications to building exterior appear to be compatible with the surrounding neighborhood.
H. The number of similar establishments or uses within close proximity to the proposed
establishment;
There is a mix of commercial businesses along Hermosa Avenue, including eight other alcohol
-serving restaurants within the same block between Pier Avenue and 14th Street. Seven of the
nine establishments have on-sale general alcohol licenses while two establishments have on-
sale beer and wine. The proposed physical modifications will have no effect on the number of
similar establishments or uses within close proximity to the proposed establishment.
I. Noise, odor, dust and/or vibration that may be generated by the proposed use;
Conditions of approval are included which require: no more than 50% of the building frontage
will have operable windows, and noise emanating from the property shall be within the
limitations prescribed by the City’s Nose Ordinance and the building shall be equipped with
acoustic features and air conditioning to maximize sound proofing as conditioned.
J. Impact of the proposed use to the city’s infrastructure, and/or services;
The existing restaurant use will continue and current infrastructure is not anticipated to be
impacted.
K. Will the establishment contribute to a concentration of similar outlets in the area;
The existing restaurant use will continue and the proposed modifications will not change
concentration of similar outlets in the area.
L. Other considerations that, in the judgment of the planning commission, are necessary to assure
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compatibility with the surrounding uses, and the city as a whole.
No other issues are identified.
Environmental Determination:
Staff finds the project to be categorically exempt from the California Environmental Quality Act as
defined in Section 15301 Existing Facilities, Items (a) & (e). The approximately 44 square foot
expansion in floor area and modification of the floor plan and west building facade to establish an
“open air dining” space at 1332 Hermosa Avenue involves negligible expansion of an existing use
which includes (a) Interior or exterior alterations involving such things as interior partitions, plumbing,
and electrical conveyances; and (e) Additions to existing structures provided that the addition will not
result in an increase of more than 50 percent of the floor area of the structures before the addition, or
2,500 square feet, whichever is less. The conditions of approval prevent any impacts to neighboring
uses.
General Plan Consistency:
The establishment is located within the Community Commercial (CC) land use area, and the purpose
is to provide opportunities and locations for uses designed to serve the shopping, dining, and
employment desires of the entire community, including a mix of locally-owned businesses and
regional or national restaurants located on the ground floor, which generate sales tax revenue.
Community Commercial land uses primarily serve the local market, though they may also serve the
needs of visitors and residents of nearby jurisdictions. Coastal priority uses include restaurants
located Downtown which serve visitors to the beach and which rely on beach visitors for much of
their revenue.
The future vision of the Downtown District includes enhancing the building form and orientation as
well as transforming the realm on Hermosa Avenue. Building design and orientation which supports
high quality and lively pedestrian activity on Downtown streets is encouraged. The pedestrian
orientation of Downtown streetscapes should be improved through providing cafés and recessed
outdoor seating opportunities.
The proposal to modify the floor plan and west building facade to establish an “open air dining” space
is consistent with the PLAN Hermosa Community Commercial land use purpose through maintaining
a ground floor restaurant which is locally owned by a 20 year South Bay resident. Restaurants on the
north and south end of the Downtown District rely on beach visitors and greater pedestrian visibility.
Therefore, the addition of a pedestrian-oriented recessed “open air dining” space is consistent with
the PLAN Hermosa vision for the Downtown District.
The proposal also implements the following PLAN Hermosa goals and policies: Land Use policies 1.3
Access to daily activities, 1.5 Balance resident and visitor needs, 1.7 Compatibility of uses, 1.8
Respond to unique characteristics, 1.9 Retain commercial land area, 6.6 Human-scale buildings, 6.7
Pedestrian-oriented design, and 8.2 Coastal-related uses as well as Governance policy 5.7 Visitor
and resident balance.
Summary:
The applicant requests to modify the floor plan and west building façade and conditions of approval
to adjust the overall theme and aesthetic. The proposed modifications are consistent with the
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definition of a restaurant, and the proposed floor plan is appropriate, pursuant to Sections 17.40.020
and 17.40.080 of the HBMC. The modifications to dedicate more floor area for seating will supply
seating for dining patrons rather than standing patrons, fostering a restaurant environment rather
than a nightclub environment.
Pursuant to legal requirements, notice of the public hearing has been posted on the City website,
published in the Easy Reader and mailed to all property owners of record within 500 feet of the
project boundaries. Staff has not received any new correspondence or public input as of the writing
of this report. The action of the Planning Commission is subject to appeal to the City Council.
Staff recommends the Commission adopt the attached draft Resolution amending the Conditional
Use Permit for alterations to a restaurant with on-sale general alcohol and live entertainment to
expand approximately 44 square feet in floor area and modify the floor plan and west building facade
to establish an “open air dining” space at 1332 Hermosa Avenue (with no change to current approved
operating hours), “Decadence” (previously “Establishment”), and determination that the project is
categorically exempt from the California Environmental Quality Act.
Attachments
1.Proposed Resolution
2.City Council Resolution 15-7000 (Current CUP)
3.Approved Floor Plan
4.Summary of Proposed Modifications to Conditions of Approval
5.Municipal Code- CUP Criteria, Conditions and Standards
6.Legal poster and radius map
7.Applicant’s submittals
Respectfully Submitted by: Nicole Ellis, Associate Planner
Concur: Kim Chafin, Planning Manager
Approved: Ken Robertson, Community Development Director
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RESOLUTION NO. 17-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL
USE PERMIT AMENDMENT FOR ALTERATIONS TO A RESTAURANT
WITH ON SALE GENERAL ALCOHOL AND LIVE ENTERTAINMENT
TO EXPAND APPROXIMATELY 44 SQUARE FEET IN FLOOR AREA
AND MODIFY THE FLOOR PLAN AND WEST BUILDING FACADE TO
ESTABLISH AN “OPEN AIR DINING” SPACE AT 1332 HERMOSA
AVENUE (WITH NO CHANGE TO CURRENT APPROVED OPERATING
HOURS), “DECADENCE” (PREVIOUSLY “ESTABLISHMENT”), 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 September 19, 2017 by Skylar Tourigny,
of Decadence, seeking approval for a Conditional Use Permit Amendment for alterations
to a restaurant with on sale general alcohol and live entertainment to expand
approximately 44 square feet in floor area and modify the floor plan and west building
facade to establish an “open air dining” space at 1332 Hermosa Avenue (with no
change to current approved operating hours), “Decadence” (previously
“Establishment”), and determination that the project is categorically exempt from the
California Environmental Quality Act.
SECTION 2. The Planning Commission conducted a duly noticed public hearing
to consider CUP 17-2 on October 17, 2017, at which time the Staff Report and
testimony and evidence, both written and oral, was presented to and considered by the
Planning Commission.
SECTION 3. Based on evidence received at the public hearing, the Planning
Commission hereby makes the following findings to modify the Conditional Use Permit,
pursuant to section 17.40.020 of the Municipal Code:
A. Distance from existing residential uses;
The nearest residential uses are located north of 14th Street, within the R-3
Multiple Family residential zone and approximately 150 feet from the north tenant
space wall. Conditions of approval are included that require: no more than 50%
of the building frontage will have operable windows; noise emanating from the
property shall be within the limitations prescribed by the City’s Nose Ordinance
and the building shall be equipped with acoustic features and air conditioning to
maximize sound proofing.
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B. The amount of existing or proposed off-street parking facilities, and its distance from
the proposed use;
There is no existing off-street parking on-site and none is proposed. The
proposed modifications will maintain the existing restaurant use and the seat
count will be reduced. Therefore, parking will not be affected.
C. Location of and distance to churches, schools, hospitals and public playgrounds;
The proposed modifications are not likely to affect Noble Park which is the
nearest sensitive receptor at approximately 428 feet from the project site, or
other parks or similar uses in the vicinity due to distance and hours of operation.
D. The combination of uses proposed;
The proposed project is located within the C-2 Restricted Commercial zone
which aims to provide opportunities for a limited range of office, retail, and
service commercial uses specifically appropriate for the scale and character of
the downtown, a resident and visitor serving pedestrian-oriented shopping/
entertainment district. The use (restaurant with on-sale alcohol and live
entertainment) is not proposed to change.
E. Precautions taken by the owner or operator of the proposed establishment to assure
the compatibility of the use with surrounding uses;
Conditions of approval are included to ensure compatibility of the use with
surrounding uses.
F. The relationship of the proposed business-generated traffic volume and the size of
streets serving the area;
No additional trips are anticipated to be generated with 44 square foot expansion.
G. The proposed exterior signs and decor, and the compatibility thereof with existing
establishments in the area;
Signage is reviewed and approved through a separate sign permit review.
Proposed modifications to building exterior appear to be compatible with the
surrounding neighborhood.
H. The number of similar establishments or uses within close proximity to the proposed
establishment;
There is a mix of commercial businesses along Hermosa Avenue, including eight
other alcohol-serving restaurants within the same block between Pier Avenue and
14th Street. Seven of the nine establishments have on-sale general alcohol licenses
while two establishments have on-sale beer and wine. The proposed physical
modifications will have no effect on the number of similar establishments or uses
within close proximity to the proposed establishment.
I. Noise, odor, dust and/or vibration that may be generated by the proposed use;
Conditions of approval are included which require: no more than 50% of the
building frontage will have operable windows, and noise emanating from the
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property shall be within the limitations prescribed by the City’s Nose Ordinance
and the building shall be equipped with acoustic features and air conditioning to
maximize sound proofing as conditioned.
J. Impact of the proposed use to the city’s infrastructure, and/or services;
The existing restaurant use will continue and current infrastructure is not
anticipated to be impacted.
K. Will the establishment contribute to a concentration of similar outlets in the area;
The existing restaurant use will continue and the proposed modifications will not
change concentration of similar outlets in the area.
L. Other considerations that, in the judgment of the Planning Commission, are
necessary to assure compatibility with the surrounding uses, and the city as a whole.
No other issues are identified.
SECTION 4. Based on the foregoing, and pursuant to Sections 17.40.020 and
18.40.080 of the Zoning Ordinance, the Planning Commission hereby modifies the
Conditions of Approval of the Conditional Use Permit for on-sale alcohol and live
entertainment, in conjunction with a restaurant for the property at 1332 Hermosa
Avenue, which supersedes City Council Resolution 15-7000 as follows:
Permitted use: dining, alcohol, entertainment
1. The continued operation of the business shall be as a bona fide
restaurant: the kitchen shall be equipped to prepare food from its component
ingredients whenever the restaurant is open and it shall offer a full-service lunch and/or
dinner menu; food service from the menu shall be available during all hours that the
establishment is open for business, provided that said food service may cease one hour
prior to close daily.
2. Alcohol may be served for on-premise consumption only and in a
manner consistent with its license issued by the State Department of Alcoholic
Beverage Control (ABC).
3. The restaurant shall maintain sales reports showing the actual items sold
and price charged and invoices for all food, nonalcoholic beverages and alcohol
beverages sold for the prior twelve (12) months. Should the planning commission or city
council initiate a CUP modification or revocation proceeding, the commission, or the
council, may at its discretion require the subject business to provide (a) a statement of
the percentage of gross sales, computed monthly, that resulted from the sale of
prepared food for not longer than the prior twelve (12) months; and (b) the supporting
data upon which the percentage is based. The planning commission, or city council,
may also require an audit of the records of the business by a certified public accountant
to determine the gross sales of food and alcohol or a forensic audit by a qualified
auditor selected by the city of the information and data systems by which the
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information is produced. The results of these audits may be used to determine whether
the grounds for modification or revocation exist. When considering revocation or
modification, a restaurant that sells or provides on-sale alcoholic beverages will be
presumed to be operating as a restaurant if the monthly food to alcohol sale ratios are
consistent with the ratios in Section 17.70.010 (H) of the Hermosa Beach Municipal
Code.
4. Live entertainment incidental to food service is permitted, and the types
permitted shall be consistent with definition thereof in Section 17.04.050 of the
Municipal Code and may include live music, amplified (including disc jockeys) or
non-amplified and similar live performances such as stand-up comedy, and/or live
theater on a regular basis. Live entertainment shall be "incidental" in the sense that it
serves to entertain customers who are in the premises for the purpose of dining.
Dancing by both employees and patrons is strictly prohibited and signs shall be
maintained- in the/restaurant notifying of this restriction.
5. Admission shall not be charged for entrance into the business, nor shall
drink minimums of any kind be imposed at any time. Entry to the establishment shall not
be limited to persons 21 years of age or older.
6. The business is prohibited from using "outside promoters" to advertise the
venue and to organize and produce events at the venue. Promoters as used herein are
described as "an individual or organization that uses the facilities of another owner to
organize, oversee, or otherwise promote entertainment that is not part of the primary
business use. The business shall be under the exclusive control of the owners at all
times.
7. The permittee shall not solicit, advertise, or otherwise encourage the use
of its premises for "pub crawl" activities whereby persons travel in an organized or
predetermined fashion between premises with the goal of consuming alcoholic
beverages at each stop along the way.
Hours of operation
8. The hours of operation for all operations of the restaurant, including the
bar area, shall be limited to between 7:00 A.M. and 12:00 Midnight daily, except for New
Year's Eve, when the hours may be extended to 1:00 on January 1. Live Entertainment
shall be limited to between 7:00 PM and 11:30 PM Thursdays through Sundays and on
Federal and State holidays, Cinco de Mayo, and St. Patrick's Day. All customers shall
vacate the premises by not later than 12:00 Midnight (1:00 AM on January 1st) and the
doors shall be locked.
Floor plan
9. The furniture and interior improvement within the business operation shall
conform to the floor plan dated September 25, 2017, attached as “Exhibit A”. The use
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consisting of a restaurant with on-sale general alcohol, live entertainment and open air
dining, shall be substantially consistent with the plans submitted September 25, 2017
and approved by the Planning Commission on October 17, 2017. Minor modifications to
the plans shall be reviewed and may be approved by the Community Development
Director. Any substantial deviation must be reviewed and approved by the Planning
Commission. Under no circumstances shall furniture or other interior/exterior
improvements be rearranged to accommodate dancing, more entertainment or greater
occupancy absent approval by the Planning Commission by way of modification of the
Conditional Use Permit.
Occupant Load; over-crowding
10. The modifications and the operation shall comply with all requirements of
the Building, Fire and Public Works Departments. The applicant shall submit a plan for
occupant load calculation and approval prior to issuance of the Certificate of Final
Occupancy.
Nuisance avoidance, patron behavior and noise
11. The business shall not operate in a manner that adversely effects or
interferes with the comfortable enjoyment of neighboring residential and commercial
property.
12. The business shall employ adequate staffing and management/
supervision to prevent serving underage persons, over-serving alcohol, and loitering,
unruliness, and boisterous behavior by patrons both inside and outside on the business
premises, or in the immediate area. A manager who is aware of the conditions of this
Conditional Use Permit shall be on the premises during business hours. The
Conditional Use Permit shall be maintained on the premise in a location where
employees can easily read the conditions.
13. If the Police Chief determines that there are a disproportionate number of
police calls to the business due to the disorderly or disruptive behavior of patrons and
the inability or refusal of the business to manage its patrons, the Chief shall so notify the
Director of Community Development of this action, who shall forthwith schedule a public
hearing before the Planning Commission to consider modification or revocation of this
Conditional Use Permit.
14. Prior to implementation of Live Entertainment the location(s) and all
mitigation measures shall be reviewed and may be approved by the Community
Development Director. The building shall be equipped with acoustic features to
maximize sound proofing which shall include the use of double-pane windows or an
equivalent and the installation of air conditioning so that windows and doors shall
remain closed during live entertainment.
15. Noise emanating from the property shall be within the limitations
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prescribed by the City's Noise Ordinance and shall not create a nuisance to surrounding
residential neighborhoods, and/or commercial establishments. Noise emanating
from the property shall be monitored to verify compliance with the Noise Ordinance in
response to any complaints.
16. The exterior of the premises shall be maintained in a neat and clean
manner, and maintained free of graffiti at all times.
Miscellaneous conditions
17. The provisions of this Conditional Use Permit shall take effect immediately
upon adoption by the Planning Commission and upon completion of the applicable
appeal period, should no appeal be filed.
18. This Conditional Use Permit Resolution shall supersede and replace City
Council Resolution 15-7000 which is hereby rescinded and of no further force and
effect.
19. The operation of the business shall comply with all Ordinances,
regulations and laws applicable to a business of this kind in effect as of the date hereof
or hereafter adopted. In addition to any other remedy available at law, in equity or as
provided in the Municipal Code, (i) any significant or material violation, or (ii) any
repeated, continuous or sustained violation of any condition of approval of this
Conditional Use Permit shall constitute cause for revocation of this Permit. The
Permittee shall be required to reimburse the City fully for its costs and expenses,
including but not limited to attorney's fees, in undertaking any such corrective
action. Reimbursement of enforcement costs shall constitute a civil debt and may be
collected by any means permitted by law. In the event that violations of this Permit
occur, the City shall refrain from issuing further permits, licenses or other approvals until
such violation has been fully remedied.
20. The project shall maintain in conformance with all other applicable City
of Hermosa Beach and regulatory agency requirements and standards, including but
not limited to: California Department of Alcoholic Beverage Control, Los Angeles County
Health Department, California Disabled Access Standards (Government Code Title 24),
and Los Angeles County National Pollutant Discharge Elimination System Permit
(NPDES).
21. The restaurant with on-sale alcoholic beverage service may be subject to
a periodic review process established by the City to verify conformance with the
conditions of approval.
22. The provision of alcoholic beverages shall comply with the following:
a. All alcoholic beverages shall be served in non-disposable drinkware.
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b. Signs shall be posted in a conspicuous location warning patrons of the
illegality of removing alcoholic beverages from the restaurant, and carrying
and consuming alcoholic beverages in any public place such as the public
sidewalk or beach.
23. To reduce marine debris associated with take-out containers, the
establishment shall not use take-out containers with a “No. 6” recycle code.
24. The practice of washing and rinsing restaurant floor mats, equipment,
tables, etc., or discharge of any liquids, other than stormwater, onto the public right-or
way, into the parking lot drain or stormdrains, is strictly prohibited. Discharge of liquids
or wash water shall be limited to the sanitary sewer.
25. Exterior and interior water use shall comply with Chapter 8.56.
26. Approval of this permit shall expire twenty-four (24) months from the date
of approval by the Planning Commission, unless significant construction or
improvements or the use authorized hereby has commenced. One or more extensions
of time may be requested. No extension shall be considered unless requested, in
writing to the Community Development Director including the reason therefore, at least
60 days prior to the expiration date. No additional notice of expiration will be provided.
SECTION 5. The Conditional Use Permit, as modified, shall be recorded,
and proof of recordation shall be submitted to the Community Development Department
prior to commencement or issuance of Building Permit Certificate of Occupancy.
This 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 Conditional Use 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.
The subject property shall be developed, maintained and operated in full
compliance with the conditions of this grant and any law, statute, Ordinance or other
regulation hereafter adopted that is applicable to any development or activity on the
subject property. Failure of the permittee to cease any development or activity not in full
compliance shall be a violation of these conditions.
The Planning Commission may review this Conditional Use Permit and may
amend the subject conditions or impose any new conditions if deemed necessary to
mitigate detrimental effects on the neighborhood resulting from the subject use.
The Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach
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and its agents, officers and employees from any claim, action or proceeding against the
City or its agents, officers or employees to attack, set aside, void or annul this Parking
Plan and Conditional Use Permit. The City shall promptly notify the Permittee of any
claim, action or proceeding and the City shall fully cooperate in the defense. If the City
fails to promptly notify the Permittee of any claim, action or proceeding, or the City fails
to cooperate fully in the defense, the Permittee shall not thereafter be responsible to
defend, indemnify or hold harmless the City.
The Permittee shall reimburse the City for any court and attorney's fees that the City
may be required to pay as a result of any claim or action brought against the City
because of this 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
Permit.
SECTION 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal
challenge to the decision of the Planning Commission, after a formal appeal to the City
Council, must be made within 90 days after the final decision by the City Council.
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing Resolution P.C. No. 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 October 17, 2017.
________________________________ _____________________________
Rob Saemann, Chairman Ken Robertson, Secretary
October 17, 2017
Date
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Summary of Proposed Modifications to Conditions of Approval
Note: CC Resolution Section 7, now Section 5 of Draft Resolution, revised to standard
Conditional Use Permit Resolution language.
CC Reso. # 15-7000
Current Effective
Conditions of Approval
Draft Resolution with Proposed
Amendments to Conditions
Condition #1
Condition #2
Condition #3 Amended to standard condition regarding
food/alcohol sales reports and audits.
Condition #4
Condition #5
Condition # 6
Condition #7
Condition #8 Amended “bar areas” to be singular “area”.
Condition #9 Amended to reflect most recent floor plan and
to grant Community Development Director
authority to approve minor modifications to
floor plan without requiring PC approval for
all modifications.
Condition #10 Amended to standard condition requiring
occupant load approval prior to Certificate of
Occupancy
Condition #11
Condition #12 Amended to include manager present who is
aware of CUP. CUP to be maintained on
premise.
Condition #13
Condition #14 Amended to state “shall” opposed to “can” and
to grant Community Development Director
authority to approve live entertainment
location at later date with appropriate
mitigation measures.
Condition #15
Condition #16
Condition #17
Condition #18 Amended to include effective resolutions and
conditions to be superseded.
Condition #19 Condition removed due to review by PC 3x
per year. Review encompassed within
condition #21
Condition #20 Now condition #19
Added standard CUP conditions #20-26
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Attachment 5 Municipal Code- CUP Criteria, Conditions and Standards
17.40.020 General criteria for all uses.
In considering the granting of any conditional use permit for any use, the following criteria
for granting said permit shall be considered:
A. Distance from existing residential uses;
B. The amount of existing or proposed off-street parking facilities, and its distance
from the proposed use;
C. Location of and distance to churches, schools, hospitals and public playgrounds;
D. The combination of uses proposed;
E. Precautions taken by the owner or operator of the proposed establishment to
assure the compatibility of the use with surrounding uses;
F. The relationship of the proposed business-generated traffic volume and the size
of streets serving the area;
G. The proposed exterior signs and decor, and the compatibility thereof with existing
establishments in the area;
H. The number of similar establishments or uses within close proximity to the
proposed establishment;
I. Noise, odor, dust and/or vibration that may be generated by the proposed use;
J. Impact of the proposed use to the city’s infrastructure, and/or services;
K. Will the establishment contribute to a concentration of similar outlets in the area;
L. Other considerations that, in the judgment of the planning commission, are
necessary to assure compatibility with the surrounding uses, and the city as a whole.
(Prior code Appx. A, § 10-2)
17.40.080 On sale alcohol beverage establishment.
A. General provisions. The following minimum conditions and standards, in addition
to any other deemed necessary or appropriate to ensure compatibility with existing
or future permitted uses in the vicinity, may be required:
1. The establishment shall not adversely affect the welfare of the residents, and/or
commercial establishments nearby.
2. The business shall prevent loitering, unruliness and boisterous activities of the
patrons outside the business or in the immediate area.
3. The Police Chief may determine that a continuing police problem exists and may,
subject to appeal to the Planning Commission, direct the presence of a police
approved doorman and/or security personnel to eliminate the problem. An appeal to
the Planning Commission shall be heard within sixty (60) days of filing the appeal.
The Police Chief’s determination will not be stayed during the pendency of the
appeal. If the problem persists, the Police Chief then shall submit a report to the
Planning Commission, which will automatically initiate a review of the conditional use
permit.
4. The exterior of the premises shall be maintained in a neat and clean manner, and
maintained free of graffiti at all times.
5. Any changes to the interior or exterior layout which alter the primary function of
the business shall be subject to review and approval by the Planning Commission.
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1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.22.23.24.25.26.27.28.29.30.31.THE TERM "OWNER" OR "TENANT" SHALL REFER TO DECADENCE AND HIS/HER AGENTS OR REPRESENTATIVES. THE TERM "GERNERAL CONTRACTOR" AND "GC" SHALL REFER TO THE PERSON AND/OR PERSONS WHO HAVE CONTRACTED OR SUBCONTRACTED FOR THE WORK.THE TERM "WORK" AS USED IN THESE NOTES SHALL INCLUDE ALL REVISIONS AS DRAWN OR SPECIFIED IN THESE DOCUMENTS AS WELL AS ALL OTHER PROVISIONS SPECIFICALLY INCLUDED BY THE OWNER IN THE FORM OF DRAWINGS, SPECIFICATIONS, AND WRITTEN INSTRUCTIONS.GC SHALL VISIT JOB SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS BEFORE SUBMITTING BID. ANY DISCREPANCIES WITHIN THESE DRAWINGS AND/OR BETWEEN THESE DRAWINGS AND EXISTING CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT BY THE GC PRIOR TO THE START OF ANY WORK. GC SHALL FIELD VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION. IF THE CONTRACT DRAWINGS APPEAR TO BE UNCLEAR, AMBIGUOUS, OR CONTRADICTORY, THE CONTRACTOR MUST REQUEST CLARIFICATION FROM THE ARCHITECT IN WRITING BEFORE PROCEEDING WITH THAT PART OF THE WORK. IN CASE OF DISCREPANCIES OR CONFLICTS, NOTIFY ARCHITECT BEFORE PROCEEDING WITH ANY WORK.GENERAL CONTRACTOR SHALL BECOME FAMILIAR WITH THE OWNERS REQUIREMENTS PRIOR TO BIDDING AND SHALL BE RESPONSIBLE FOR COMPLIANCE WITH THESE REQUIREMENTS. ALL WORK SHALL BE PERFORMED AS TO COMPLY WITH ALL GOVERNING STATUTES, ORDINANCES, GOVERNMENTAL AND JURSIDICTIONAL PERMITS AND APPROVALS AS OBTAINED. CONTRACTORS SHALL NOT SUBMIT A BID FOR THIS WORK UNLESS THEY ARE FULLY QUALIFIED AND LICENSED BY THE STATE IN WHICH THE WORK IS TO BE PERFORMED. ALL WORK SHALL BE PERFORMED IN A PROFESSIONAL MANNER AND SHALL BE IN GOOD AND USABLE CONDITION AT THE DATE OF COMPLETION THEREOF.GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR REVIEWING BUILDING PERMIT APPROVED PLANS AS APPROVED FOR ALL PERMIT REVISIONS AND OTHER CHANGES. NO WORK SHALL BEGIN PRIOR TO RECEIPT OF BUILDING PERMIT AND REVIEW OF PERMIT PLANS BY GENERAL CONTRACTOR.THESE DOCUMENTS DO NOT INCLUDE THE NECESSARY COMPONENTS FOR CONSTRUCTION SAFETY. SAFETY OF PERSONS, CARE OF ADJACENT PROPERTIES DURING CONSTRUCTION, COMPLIANCE WITH STATE AND FEDERAL REGULATION REGARDING SAFETY AND COMPLIANCE WITH REQUIREMENTS SPECIFIED IN THE OWNER/CONTRACTOR CONTRACT IS, AND SHALL BE, THE CONTRACTOR'S RESPONSIBILITY. INSURANCE: WORKMEN'S COMPENSATION, AS REQUIRED BY LAW, AND PUBLIC LIABILITY SHALL BE CARRIED BY THE CONTRACTOR.SCOPE OF WORK. THE CONTRACTOR SHALL INCLUDE AND PROVIDE ALL LABOR, MATERIALS, EQUIPMENT, TRANSPORTATION AND PAY ALL EXPENSES INCURRED IN THE PROPER COMPLETION OF WORK UNLESS SPECIFICALLY NOTED TO BE THE WORK OF OTHERS. CONTRACTOR SHALL PERFORM ALL WORK NECESSARY FOR PRODUCTION OF A COMPLETE, HABITABLE PROJECT, INCLUDING BUT NOT LIMITED TO SITE WORK, ARCHITECTURAL, ELECTRICAL, PLUMBING, HVAC AND SIGNAGE COORDINATION.GC SHALL COORDINATE ALL WORK TO BE PERFORMED. GC IS TO COORDINATE WORKING HOURS, DELIVERIES, TRASH REMOVAL, STORAGE, ETC. WITH OWNER. CONTRACTOR SHALL SUPERVISE AND DIRECT THE WORK AND SHALL BE SOLELY RESPONSIBLE FOR ALL CONSTRUCTION MEANS, METHODS, TECHNIQUES, AND SAFETY PROCEDURES AND FOR COORDINATING ALL PORTIONS OF THE WORK.THE ARCHITECT SHALL BE AVAILABLE TO VISIT THE SITE WHEN REQUESTED. IF A CONDITION EXISTS THAT REQUIRES OBSERVATION OR ACTION BY THE ARCHITECT OR ENGINEERS, THE CONTRACTOR SHALL NOTIFY THE OWNER AND ARCHITECT.DO NOT SCALE DRAWINGS. USE WRITTEN DIMENSIONS FOR ALL MEASUREMENTS. ALL DIMENSIONS ARE TO FACE OF STUD, UNLESS OTHERWISE NOTED.UNDER NO CIRCUMSTANCES SHALL THE CONTRACTOR INSTALL OR PERMIT TO BE INSTALLED ANY MATERIALS CONTAINING ASBESTOS WITHIN THE BUILDING OR ON THE PREMISES.GENERAL CONTRACTOR SHALL PROVIDE AND PAY FOR TRASH DUMPSTER SERVICE AND/OR REFUSE REMOVAL FOR ALL SUB-CONTRACTORS WHICH INCLUDE MILLWORK, AND FOOD SERVICE. CONTACT TENANT COORDINATOR, LANDLORD OR MUNICIPALITY FOR COORDINATION OF APPROVED LOCATION(S) PER LOCAL REGULATIONSTHE ABBREVIATION OF "NIC" INDICATES WORK AND OR MATERIALS THAT IS NOT IN THE CONTRACT OF THE GENERAL CONTRACTOR, HOWEVER THIS DOES NOT RELIEVE THE GC OF THE RESPONSIBILITY OF COORDINATION.ALL CONCEALED WOOD BLOCKING IN WALLS AND CEILING SHALL BE TREATED AND FLAME RETARDANT.ALL WALL AND CEILING CONSTRUCTION SHALL BE SUPPORTED BY STRUCTURE AND NOT BY ROOF DECK IF APPLICABLE.IN ADDITION TO THE GENERAL NOTES LISTED HEREIN. AIA DOCUMENT A201 GENERAL CONDITION OF THE CONTRACT FOR CONSTRUCTION SHALL APPLY.PERMIT FEES SHALL BE SECURED BY OWNER. CONTRACTOR SHALL SECURE PERMITS AND FEES INCURRED IN THE COMPLETION OF THE PROJECT, INCLUDING BUT NOT LIMITED TO SUBCONTRACTOR PERMITS, WATER, ELECTRIC AND TELEPHONE SERVICE CONNECTION, CERTIFICATE OF OCCUPANCY SURVEYS AND INSPECTIONS.PRIOR TO BEGINNING WORK THE CONTRACTOR IS RESPONSIBLE FOR LOCATING ALL UTILITIES AND PROTECTING THEM FROM DAMAGE DURING CONSTRUTION. SHOULD DAMAGE OCCUR THE CONTRACTOR SHALL MAKE REPAIRS AT NO COST TO THE OWNER. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR COORDINATION WITH THE OWNER AND WITH THE SUBCONTRACTOR FOR MECHANICAL, PLUMBING, AND ELECTRICAL TRADE. DRAWINGS WILL BE SUBMITTED FOR REVIEW AS NEEDED BY MUNICIPALITY. THE SUBCONTRACTOR WILL SUBMIT REQUIRED DRAWINGS FOR APPROVAL TO THE APPROPRIATE AGENCIES MEETING ALL CODES OF THE CITY AND STATE. REPRODUCIBLE APPROVED DRAWINGS MUST BE SENT TO THE OWNER AND ARCHITECT.ITEMS NOT INDICATED IN THESE CONSTRUCTION DOCUMENTS THAT CAN BE LEGITIMATELY AND REASONABLY INFERRED TO COMPLETE THE WORK AT HAND SHALL BE FURNISHED BY THE CONTRACTOR AS THOUGH IT WERE DETAILED HEREIN.THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF THE ARCHITECT OF RECORD AND SHALL NOT BE REPRODUCED OR USED FOR ANY OTHER PURPOSE EXCEPT BY WRITTEN AGREEMENT.THE CONTRACTOR WARRANTS TO THE OWNER AND BUILDING MANAGEMENT THAT ALL MATERIALS AND EQUIPMENT FURNISHED UNDER THIS CONTRACT WILL BE NEW UNLESS OTHERWISE SPECIFIED, AND THAT ALL WORK WILL BE GOOD QUALITY, FREE FROM FAULTS AND DEFECTS AND IN CONFORMANCE WITH THE CONSTRUCTION DOCUMENTS. ALL WORK NOT SO CONFORMING TO THESE STANDARDS MAY BE CONSIDERED DEFECTIVE. IT IS UNDERSTOOD THAT NO INFERIOR OR NON-CONFORMING WORK OF THE MATERIALS WILL BE ACCEPTED WHETHER DISCOVERED AT THE TIME THEY ARE INCORPORATED IN THE WORK OR AT ANY TIME BEFORE OR AFTER THE FINAL ACCEPTANCE. IF REQUIRED BY THE OWNER, THE CONTRACTOR SHALL FURNISH SATISFACTORY EVIDENCE AS TO THE KIND AND INSTALLATION OF MATERIALS.THE WARRANTIES AND GUARANTEES PROVIDED IN THE CONSTRUCTION DOCUMENTS SHALL BE IN ADDITION TO AND NOT IN LIMITATION OF ANY OTHER WARRANTY AND GUARANTY OR REMEDY REQUIRED BY LAW OR THE CONSTRUCTION DOCUMENTS.GUARANTEE: THE CONTRACTOR SHALL GUARANTEE ALL MATERIALS, AND WORKMANSHIP FURNISHED OR INSTALLED BY HIM/HER OR THEIR SUBCONTRACTORS FOR A PERIOD OF ONE (1) YEAR FROM DATE OF ACCEPTANCE AND SHALL REPLACE ANY DEFECTIVE WORK WITHIN THAT PERIOD WITHOUT EXPENSE TO THE OWNER AND PAY FOR ALL DAMAGES TO OTHER PARTS OF THE BUILDING RESULTING FROM DEFECTIVE WORK OR ITS REPAIR. THE CONTRACTOR SHALL REPLACE DEFECTIVE WORK WITHIN TEN (10) DAYS AFTER IT IS BROUGHT TO HIS/HER ATTENTION.PROTECTION: THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS/HER WORK AND THAT OF THEIR SUBCONTRACTORS FOR LOSSES AND DAMAGES TO EQUIPMENT, TOOLS, AND MATERIAL USED IN CONJUNCTION WITH THE WORK AND FOR ACTS OF HIS/HER EMPLOYEES.CLEANING UP: THE CONTRACTOR SHALL AT ALL TIMES KEEP THE PREMISES FROM ACCUMULATION OF WASTE MATERIALS AND RUBBISH AND AT COMPLETION OF THE WORK THE CONTRACTOR SHALL REMOVE ALL RUBBISH, IMPLEMENTS, AND SURPLUS MATERIALS AND LEAVE THE BUILDING CLEAN, WITH PAINTED AND WOOD SURFACES CLEAN, ALL FLOORS WAXED AND/OR POLISHED AS SPECIFIED, AND ALL GLASS AND MIRRORS CLEANED AND POLISHED.NO UNAUTHORIZED VISITS TO SITE, OCCUPIED OR UNOCCUPIED BY THE CONTRACTOR WILL BE PERMITTED PRIOR TO START OF WORK. CONTRACTOR IS TO PROVIDE A LIST OF ALL SUBCONTRACTORS USED TO THE OWNER, COMPLETE WITH ADDRESSES, PHONE NUMBERS, AND COPIES OF ALL WARRANTIES.OWNER SHALL HAVE ACCESS TO PROJECT FOR COMPLETION OF WORK BY OWNER.ALL FLOOR SLAB CUTTING , TRENCHING AND REMOVAL SHALL BE REPLACED WITH THE SAME MATERIAL IN THE SAME THICKNESS OF THE ADJACENT FLOOR MATERIAL. ADDITIONAL, CONC. PATCHING SHALL BE DOWELED INTO THE ADJACENT CONCRETE SLAB TO MINIMIZE DIFFERENTIAL SETTLEMENT OF THE FLOOR SYSTEM.ALL ROOF PENETRATIONS ARE TO BE PERFORMED BY BUILDING OWNER'S ROOFING CONTRACTOR. CONTACT BUILDING OWNER TO COORDINATE.IT SHALL BE SOLELY THE SIGN VENDOR'S RESPONSIBILITY TO DESIGN, FABRICATE AND INSTALL THE SIGN UNDER SEPARATE PERMIT. ANY AND ALL STRUCTURAL CONSIDERATIONS SHALL BE COORDINATED BETWEEN THE SIGN VENDOR, THE GENERAL CONTRACTOR, THE BUILDING OWNER AND HIS DESIGN PROFESSIONALS. GENERAL CONTRACTOR SHALL COORDINATE WITH SIGNAGE VENDOR AND CONTACT LANDLORD OR MUNICIPALITY FOR FINAL APPROVED LOCATION(S) PER THE TENANT SIGNAGE PROCEDURES AND/OR MUNICIPALITY REGULATIONS. SUBMIT PROPOSED DRAWINGS TO LANDLORD OR MUNICIPALITY AS REQUIRED FOR APPROVAL(S). DESIGN TEAM JOSHUA COOLPRESIDENT562.206.7720jcool@idaexperience.comARCHITECTURE & DESIGNINNOVATION AND DESIGN IN ARCHITECTURE, INC218 The Promenade NorthENGINEERING TEAMS OWNER SKYLAR TOURIGNYTEL: 310.894.1177Email: skeeter616@hotmail.comDECADENCE GROUP INC.2512 MANHATTAN AVE.MANHATTAN BEACH, CA 90266MEP ENGINEERINGGMEP ENGINEERS26439 RANCHO PKWY, SUITE 120LAKE FOREST, CA 92630 GARY ZHOU PROJECT MANAGER 949-267-9095gzhou@gmepe.comPLAN REVIEW BUILDING DEPARTMENTCITY OF HERMOSA BEACH COMMUNITY DEVELOPMENT DEPARTMENT1315 VALLEY DRIVEHERMOSA BEACH, CA 90254310-318-0235http://www.hermosabch/orgHEALTH DEPARTMEMENTLA COUNTY ENVIROMENTAL HEALTH150 W. 7TH STREETSAN PEDRO, CA 90731310-519-6100EMAIL: sgoto@ph.lacounty.govhttp:////www.publichealth.lacounty.gov/ehFIRE DEPARTMENTCITY OF HERMOSA BEACH COMMUNITY DEVELOPMENT DEPARTMENT1315 VALLEY DRIVEHERMOSA BEACH, CA 90254310-318-0235http://www.hermosabch/orgKELLEN SPAFFORDSENIOR PROJECT MANAGER562.206.7720kellen@idaexperience.comGEOFF LIMARCHITECT OF RECORD562.206.7720geoff@idaexperience.comARIV WONG714-838-9898awong@wongandassoc.comSTRUCTURAL ENGINEERINGWONG & ASSOCIATESCONSULTING ENGIEERS, INC.180 S. PROSPECT AVE, SUITE 110TUSTIN, CA 92780JULLIAN HOBBS410-489-0286julian@evifs.netKITCHEN EQUIPMENT DESIGN & ENGINEERINGEVI KITCHEN DESIGN13426 CAFFEL WAYWHITTIER, CA 90605WALL TYPECEILING HEIGHTELEVATION DATUM POINTELEVATION MARKERDOOR NUMBERWINDOW MARKERDETAIL MARKERSECTION MARKERCOLUMN GRIDAND GRID BUBBLESROOM NUMBERROOM NAMEW11ADTL#SHEET1DTL #RoomSHEETSHEETDTL #NORTH SYMBOLPLANNORTHFIN-1HEIGHTREF.HEIGHT ABOVE FIN. FLOORCEILINGFINISH TAG1KEY NOTEA1NORTHTRUE1.2.3.4.5.6.7.8.9.NOTES TO CONTRACTORS REGARDING MOLD AND MILDEWTHE FOLLOWING REQUIREMENTS SHALL APPLY TO ALL NEW AND REMODEL CONSTRUCTION PROJECTS.IN THE EVENT THE CONTRACTOR DISCOVERS, AT ANY TIME DURING DEMOLITION, CONSTRUCTION, AND/OR REMODELING OPERATIONS, EXISTING CONDITIONS THAT COULD INCLUDE THE PRESENCE OF MOLD AND/OR MILDEW, THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE OWNER'S REPRESENTATIVE AND THE ARCHITECT/ENGINEER OF RECORD, IN WRITING, OF THE CONCERNS AND/OR SUSPICIONS.CONCURRENTLY, THE CONTRACTOR SHALL BE RESPONSIBLE TO RETAIN A MOLD AND MILDEW CERTIFIED TESTING AGENCY TO PERFORM AN INVESTIGATION AND TESTING AS REQUIRED TO EVALUATE THE NATURE AND EXTENT OF THE PROBLEM. IF THE TESTING AGENCY CONFIRMS HAZARDS, THE CONTRACTOR SHALL BE RESPONSIBLE TO OBTAIN A MINIMUM OF TWO (2) BIDS FROM COMPANIES QUALIFIED AND LICENSED TO PERFORM ALL NECESSARY REMEDIATION WORK, COMPLYING WITH ALL LOCAL, STATE, AND FEDERAL ENVIRONMENTAL REGULATIONS, CODES, AND STATUTES. ONCE DISCOVERY OR SUSPICION OF MOLD AND/OR MILDEW IS MADE, THE CONTRACTOR SHALL TAKE ALL REASONABLE AND PRACTICAL PRECAUTIONS TO PROTECT ALL CONSTRUCTION PERSONNEL AND THE PUBLIC FROM EXPOSURE TO MOLD AND/OR MILDEW, AND SUCH PRECAUTIONS SHALL REMAIN IN PLACE UNTIL SUCH TIME AS THE OWNER OR HEALTH AUTHORITY DIRECTS OTHERWISE. CONSTRUCTION OPERATIONS SHALL NOT BE STOPPED OR CURTAILED, EXCEPT IN THE AREA OF MOLD/MILDEW CONCERN, DUE TO THESE REQUIRED PRECAUTIONS. THE CONTRACTOR SHALL MAKE ALL REASONABLE EFFORTS TO AVOID CONDITIONS FAVORABLE TO THE DEVELOPMENT OF MOLD AND MILDEW, ESPECIALLY IN VOIDS WHICH WILL BE CONCEALED AND NOT VENTILATED. IN ALL CASES, INTERIOR SPACES AND INTERIOR FINISHED CONSTRUCTION SHALL BE MAINTAINED IN DRY AND WELL-VENTILATED CONDITIONS. THE CONTRACTOR SHALL COMPLY WITH FEDERAL ENVIRONMENTAL AND OSHA REGULATIONS AND ALL LOCAL AND STATE HEALTH DEPARTMENT REQUIREMENTS AND RECOMMENDATIONS REGARDING MOLD AND MILDEW.ALL PENETRATIONS SHALL BE SEALED WATER-TIGHT TO PREVENT MOISTURE MIGRATION FROM ENTERING THE BUILDING OR WALL CAVITIES. ALL CONDENSATE DRAIN PANS SHALL BE CLEANED AND KEPT FREE FROM DEBRIS UNTIL AND WHEN THE FACILITY IS TURNED OVER TO THE OWNER OR TENANT. ENSURE POSITIVE DRAINAGE AT ALL DRAIN PANS. ENSURE THAT ALL "COLD" SURFACES ARE INSULATED AND COVERED WITH A FULLY SEALED AND CONTINUOUS VAPOR BARRIER. ("COLD" SURFACES INCLUDE, BUT ARE NOT LIMITED TO, DOMESTIC COLD WATER PIPING, CHILLED WATER PIPING, INTERIOR RAIN LEADERS, OUTDOOR AIR INTAKES, AND DUCTWORK CARRYING AIR CONDITIONED SUPPLY AIR.)ENSURE THAT THERE ARE NO WATER LEAKS IN CONCEALED PLUMBING CHASES. RETURN AIR PATHS AND PLENUMS SHALL BE KEPT DRY. ALL EXISTING SUPPLY AIR PATHS AND ALL EXISTING DUCTWORK TO BE RE-USED SHALL BE CLEANED AND TREATED AS REQUIRED TO REMOVE THE POTENTIAL FOR MOLD AND MILDEW. ALL DAMP AREAS SHALL BE DRIED THOROUGHLY PRIOR TO ENCLOSURE.THIS SPACE IS REQUIRED TO BE PROVIDED WITH AN AUTOMATIC WET PIPE SPRINKLER SYSTEM. THE FIRE PROTECTION CONTRACTOR SHALL BE RESPONSIBLE FOR THE MODIFICATION AND DESIGN, PROVIDING A NEW LAYOUT, AND ALL MATERIALS REQUIRED FOR A COMPLETE AND OPERATIONAL SYSTEM FOR THE PROPOSED TENANT FINISH OF THIS SPACE. CONTRACTOR SHALL PREPARE ALL NEEDED DRAWINGS AND HAVE APPROVAL OF ALL STATE, LOCAL & INSURANCE UNDERWRITING AUTHORITIES AS WELL AS MEETING ALL N.F.P.A 13 REQUIREMENTS. THE SPRINKLER SYSTEM SHALL BE PRESSURE TESTED BY FIRE PROTECTION CONTRACTOR, INSPECTED AND APPROVED BY LOCAL FIRE MARSHALL PRIOR TO ACCEPTANCE BY OWNER. CONSULT WITH LANDLORD REPRESENTATIVE FOR EXACT EXISTING CONDITIONS OF FIRE PROTECTION SYSTEM FOR LOCATION, CONNECTION POINT, SIZE, TYPE, ETC. PROVIDE SIGNED AND SEALED DRAWINGS AS REQUIRED TO THE LOCAL AUTHORITY. DRAWINGS SHALL BE SIGNED AND SEALED BY THE PROFESSIONAL ENGINEER EMPLOYED BY FIRE PROTECTION CONTRACTOR, WHO IS IN RESPONSIBLE CHARGE OF THIS WORK.(IF REQUIRED) FIRE SPRINKLER PROTECTION PLANS SHALL BE SUBMITTED AND APPROVED BY THE DEPARTMENT OF BUILDING SAFETY BEFORE THE ISSUANCE OF THE CERTIFICATE OF OCCUPANCY IS GRANTED. GENERAL CONTRACTOR TO OBTAIN AND SUBMIT FIRE SPRINKLER PROTECTION PLANS AS REQUIRED.ALL SPRINKLER SYSTEMS ARE REQUIRED TO HAVE A DATA NAME PLATE POSTED AND MAINTAINED AT EACH RISER SPRINKLER SYSTEM SHALL BE INSTALLED TO COMPLY WITH MINIMUM N.F.P.A. CRITERIA AND CITY ORDINANCE CRITERIA.SPRINKLER HEADS IN PUBLIC VIEWABLE CEILINGS MUST BE OF AN APPROVED CONCEALED TYPE. SURFACE MOUNTED HEADS ARE PERMITTED IN AREAS NOT VISIBLE TO CUSTOMER.INSTALLATION OF A MANUAL OR AUTOMATIC FIRE ALARM SYSTEM SHALL BE DETERMINED BY THE LOCAL MUNICIPALITY IN ACCORDANCE WITH THE LOCAL FIRE CODE. GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR PLANS, PERMITS, AND ALL WORK REQUIRED FOR INSTALLATION OF THE FIRE ALARM SYSTEM.ALARM INITIATING DEVICES, ALARM SIGNALING DEVICES, AND OTHER FIRE ALARM SYSTEM COMPONENTS SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH LOCAL FIRE CODE STANDARDS.WHEN DUCT DETECTORS, REQUIRED BY CODE, ARE CONCEALED FROM VIEW, AN L.E.D. SHALL BE PROVIDED THROUGH THE CEILING LEVEL OR SIGHT OBSTRUCTION AT EACH DETECTOR. WHEN A COMPLETE SMOKE DETECTION SYSTEM IS PROVIDED, THE DUCT DETECTORS SHALL BE MONITORED BY THAT SYSTEMPORTABLE FIRE EXTINGUISHERS SHALL BE PROVIDED AND INSTALLED. GENERAL CONTRACTOR SHALL PROVIDE AND INSTALL FIRE EXTINGUISHERS AS REQUIRED AND LOCATED BY THE FIRE MARSHAL AND IN ACCORDANCE W/ NFPA STANDARDS.EXIT AND EMERGENCY LIGHTING SHALL COMPLY WITH CITY ORDINANCES AND LOCAL FIRE CODE.1.2.3.4.5.6.7.8.INTERIOR TENANT IMPROVEMENT TO CONSIST OF A NEW RESTAURANT SPACE WITH SUPPORTING KITCHEN,DINING AND RESTROOMS LOCATED WITHIN EXISTING SHELL BUILDING. G.C. SHALL NOTIFY ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES BETWEEN THESE DESIGN DRAWINGS AND EXISTING SITE CONDITIONS TO AVOID FUTURE PROBLEMS AND POSSIBLE CHANGE ORDERS - FAILURE TO DO SO WILL PUT THE FULL RESPONSIBILITY OF CORRECTION ON THE CONTRACTOR.1.DOCUMENTS FOR DEFERRED SUBMITTALS ITEMS SHALL BE SUBMITTED TO THE REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE WHO SHALL REVIEW THEM AND FORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND FOUND TO BE IN GENERAL CONFORMANCE TO THE DESIGN OF THE BUILDING. THE DEFERRED SUBMITTAL SHALL NOT BE INSTALLED UNTIL THE DEFERRED HAVE BEEN APPROVED BY THE BUILDING OFFICIAL.DEFERRED SUBMITTAL:1. FIRE SUPPRESSION (SPRINKLER SYSTEM)2. FIRE ALARM AND PA SYSTEM (IF REQUIRED)3. SIGNAGESQUARE FOOTAGEPROPOSED AREA : 2193 SF EXISTING AREA: 2149.23 SF BUILDING CODE DATACONSTRUCTION TYPE: V-A, OCCUPANCY A-2TOTAL SEATING105PROJECT MANAGER:DRAWN BY:PRINCIPAL IN CHARGE:REVISIONSPROJECT NO.StampIssue For:Issue Date:Project Address:Project Number:Sheet Title:Sheet Number:Project Owner:Design Consultant:Architect:Plans, maps, specifications, studies, and reports not containing a red ink seal imprint accompanied by an originalsignature by the licensed professional may have been fraudulently altered and shall not be considered an original copy. All information should be disregarded unless verified by the professional whose signature appears above.Copyright Protected 2017.GEOFFREY B. LIMAIA, NCARB, LEED APEngineering Consultant:Innovation and Design in Architecture IncA R C H I T E C T 218 The Promenade NorthLong Beach, CA 90802www idaexperience net104-001-1709/25/17CS-1COVER SHEETDECADENCE1332 HERMOSA AVE.HERMOSA, CA 90254PERMITWESLEY STEPHENSWESLEY STEPHENSJOSH COOLLOCATION MAPPROJECT DIRECTORYGENERAL NOTESFIRE PROTECTION NOTESSYMBOLS LEGENDMOLD & MILDEW NOTESSHEETNUMBERSHEET NAMESHEET ISSUEDATEARCHITECTURALCS-7 PREVIOUS PLAN REFERENCE 09/26/17PROJECT OVERVIEWCS-1 COVER SHEET 09/25/17CS-2 OCCUPANCY & EGRESS PLAN / CODE SUMMARY 06/12/2017CS-3 SITE PLAN 09/25/17CS-5 ACCESSIBILITY NOTES & DETAILS 06/02/2017CS-6 MATERIALS 06/02/2017FIXTURE & FURNITUREFFE-1 FIXTURE & FURNITURE PLAN 09/25/17FFE-2 COCKTAIL BAR PLAN & DETAILS 06/02/2017FFE-3 BANQUETTE SEAT PLAN & ELEVATION 06/02/2017FFE-4 FIXTURE & FURNITURE PLAN 06/02/2017FFE-5 FIXTURE & FURNITURE PLAN 06/02/2017FFE-6 FIXTURE & FURNITURE PLAN 06/02/2017FFE-7 FIXTURE & FURNITURE PLAN 06/02/2017ARCHITECTURALA0.1 DOOR SCHEDULE 06/02/2017A0.2 CURTAIN WALL DETAIL 06/02/2017A0.3 PARTITION TYPES 06/02/2017A1.0 NOTED FLOOR PLAN 06/02/2017A1.1 DIMENSION FLOOR PLAN 06/02/2017A2.0 REFLECTED CEILING PLAN 06/02/2017A2.1 CEILING DETAILS 06/02/2017A3.0 FLOOR PATTERN PLAN 06/02/2017A4.0 EXTERIOR ELEVATION- EAST 09/25/2017A5.0 INTERIOR ELEVATIONS - NORTH 06/02/2017A5.1 INTERIOR ELEVATIONS - EAST 06/02/2017A5.2 INTERIOR ELEVATIONS - SOUTH 06/02/2017A5.3 INTERIOR ELEVATIONS - WEST 06/02/2017A5.4 INTERIOR ELEVATION RESTROOM PLAN 06/02/2017A6.0 WALL PANEL ELEVATION 06/02/2017A6.1 WALL PANEL ELEVATION 06/02/2017A7.0 FACADE WALL DETAILS 06/02/2017A8.0 PERSPECTIVE VIEWS 06/02/2017A8.1 PERSPECTIVE VIEWS 06/02/2017A8.2 PERSPECTIVE VIEWS 06/02/2017A8.3 WATER HEATER & MOP SINK 06/02/2017KITCHENFS-1 FOODSERVICE PLAN 06/05/17FS-2 FOODSERVICE SCHEDULE 06/05/17FS-3 FOODSERVICE PLUMBING LAYOUT 06/05/17FS-4 FOODSERVICE ELECTRICAL AND SPECIAL CONDITIONS LAYOUT 06/05/17FS-5 FOODSERVICE ELEVATIONS 06/05/17FS-H1 FOODSERVICE EXHAUST HOOD PLAN 06/05/17FS-H2 FOODSERVICE EXHAUST HOOD PLAN 06/05/17FS-H3 FOODSERVICE EXHAUST HOOD PLAN 06/05/17FS-H4 FOODSERVICE EXHAUST HOOD PLAN 06/05/17STRUCTURALS1 GENERAL STRUCTURAL NOTES 06/05/17S2 FOUNDATION PLAN, MEZZANINE FRAMING PLAN, ELEV. SECTION 06/05/17SD1 DETAILS06/05/17MECHANICALM-1.0 HVAC GENERAL NOTES AND LEGENDS 05/25/2017M-1.1 HVAC EQUIPMENT SCHEDULE AND DETAILS 05/25/2017M-1.2 FIREWRAP SPECIFICATION 05/25/2017M-1.3 HOOD PACKAGE 05/25/2017M-1.4 HOOD PACKAGE 05/25/2017M-1.5 HOOD PACKAGE 05/25/2017M-1.6 HOOD PACKAGE 05/25/2017M-2.0 HVAC CEILING PLAN 06/05/17M-3.0 HVAC PARTIAL ROOD PLAN 06/05/17T-24.0 TITLE 24 FORMS 06/05/17T-24.1 TITLE 24 FORMS 06/05/17T-24.2 TITLE 24 FORMS 06/05/17T-24.3 TITLE 24 FORMS 06/05/17ELECTRICALE-1.0 ELECTRICAL GENERAL NOTES AND SINGLELINE 06/05/17E-1.1 ELECTRICAL DAYLIGHT CONTROL & PANEL SCHEDULES 06/05/17E-2.0 ELECTRICAL PLANS 06/05/17E-2.1 ELECTRICAL ROOF PLANS 06/05/17E-3.0 ELECTRICAL T24 06/05/17E-3.1 ELECTRICAL T24 06/05/17E-3.2 ELECTRICAL T24 06/05/17PLUMBINGP-1.0 PLUMBING GENERAL NOTES & LEGENDS 06/05/17P-1.1 PLUMBING SCHEDULES & CALCULATIONS 06/05/17P-2.0 PLUMBING COLD/HOT WATER & GAS 06/05/17P-3.0 PLUMBING WASTE & VENT 06/05/17P-4.0 PLUMBING RISER DIAGRAM 06/05/17PROJECT SCOPEDEFERRED SUBMITTALSVICINITY MAPRESTAURANT TENANT IMPROVEMENT1332 HERMOSA AVEHERMOSA BEACH, CA 90254PROJECT DATASHEET INDEXNO. REASON DATE
91
EXITING FLOORING ETC.EXITING 9' - 7" CEILING HTNEW OPEN ENTRYNEW 3'-0" RAILING13.45 SQFT ADDITION38.5 SQFT ADDITION18.72 SQFT REDUCTION IN SPACETOTAL INCRESE WITHIN THE RENTABLE SPACE = 43.77 SQFT.4' - 0 3/4"1' - 7 1/2"3' - 10"5' - 8 3/8"10' - 0"4' - 4 1/4"3' - 8 3/8"14' - 6 1/2"5' - 4 3/8"5' - 11 1/2"8' - 0 1/4"PROJECT MANAGER:DRAWN BY:PRINCIPAL IN CHARGE:REVISIONSPROJECT NO.StampIssue For:Issue Date:Project Address:Project Number:Sheet Title:Sheet Number:Project Owner:Design Consultant:Architect:Plans, maps, specifications, studies, and reports not containing a red ink seal imprint accompanied by an originalsignature by the licensed professional may have been fraudulently altered and shall not be considered an original copy. All information should be disregarded unless verified by the professional whose signature appears above.Copyright Protected 2017.GEOFFREY B. LIMAIA, NCARB, LEED APEngineering Consultant:Innovation and Design in Architecture IncA R C H I T E C T 218 The Promenade NorthLong Beach, CA 90802www idaexperience net104-001-1709/25/17CS-3SITE PLANDECADENCE1332 HERMOSA AVE.HERMOSA, CA 90254PERMITAuthorCheckerApproverPLANNORTH 6" = 1'-0"1SITE PLANNOT TO SCALE1332 HERMOSA AVEHERMOSA, CA 90254EXISTING BUILDING - NOT IS SCOPEEXISTING ADA RESTROOMS BY LANDLORDEXISTING RESTAURANTEXISTING RESTAURANTEXISTING OFFICE EXISTING OFFICE EXISTING OFFICE EXISTING BUSINESS NO. REASON DATE2 CUP REVISIONS 09-25-17PROPERTY LINEPROPERTY LINEPROPERTY LINE92
GFFE-21C1C1C1C1C1C1C3C3C3C3C1C1C1C1C1C1C1C1C1C2C2C4C2T4T4T2T2T2T1T1T1T1T1T1T3T3T3C2SF1T5T5SF1C430"X24"X3024"X24"X3024"X24"X3024"X24"X3024"X24"X3024"X24"X3024"X24"X3018"X108"X4230"X30"X3030"X30"X3030"X30"X3047"X16"X1830"X24"X3030"X24"X3018"X108"X4247"X16"X18FFE-31FFE-25FFE-23FFE-26FFE-24FFE-32FFE-71FFE-410H1FFE-41FFE-51FFE-42FFE-45FFE-411FFE-52A6.03FFE-46FFE-725'-9"5'-6"5'-6"5'-5 1/2"5'-6"5'-6"3'-11"1'-0 5/8"2'-5 5/8"4'-9 5/8"4'-9 1/2"4'-9"6'-8 5/8"5'-6"5'-6"8'-0 5/8"3'-5"2'-10"12'-10 3/8"13'-11 1/2"2'-8"6'-5"6'-5"5'-2 7/8"5'-9 1/8"1'-11 1/2"4"7'-4 1/8"1'-5 1/8"TV1TV2--GENERAL NOTES1.2.3.4.5.6.7.8.GC TO SCRIBE BASE, STAND & RUNNING TRIM TO FIXTURES AFTER INSTALLATION WHERE APPLIES.ALL FURNITURE (TABLE TOPS, BASES CHAIRS AND STOOLS) ARE PROVIDED BY OWNER / OWNERS VENDOR. GC TO PROVIDE RECEIVING, ASSEMBLING AND INSTALLATION OF FURNITURE INCLUDING INSTALLATION OF TABLE BASES, TABLE TOPS, CHAIRS AND BOOTHS.ALL EQUIPMENT IS PROVIDED BY OWNER OR KITCHEN EQUIPMENT VENDOR. G.C. TO SCHEDULE DELIVERY AND PROVIDE UTILITY CONNECTIONS.REFER TO FIXTURE, FURNITURE & EQUIPMENT SHEETS FOR ALL FOODSERVICE EQUIPMENT LOCATIONS, IDENTITY & SCHEDULE.GC TO PROVIDE PRE CLEANING OF THE ENTIRE BUILDING, TOP TO BOTTOM, BY A PROFESSIONAL CLEANING COMPANY, BEFORE THE KITCHEN EQUIPMENT IS INSTALLED.GC TO PROVIDE "DUST FREE" CLEANING OF THE ENTIRE BUILDING, BY A PROFESSIONAL CLEANING COMPANY, FOLLOWING KITCHEN EQUIPMENT INSTALLATION.GC TO PROVIDE 40 CU. YD. CONSTRUCTION DUMPSTER UNTIL AFTER INSTALLATION OF FURNITURE.GC TO PROVIDE FOR REMOVAL AND REPLACEMENT OF STOREFRONT AS REQUIRED FOR MOVING IN THE LARGER FOOD SERVICE EQUIPMENT 48" MIN OPENINGG.C. TO PROVIDE VISIBLE SIGN STATING THE FOLLOWING:MAXIMUM SEATING CAPACITYTABLES & LOCATION:1332 HERMOSA AVE.,TEXT HEIGHT TEXT HEIGHT TEXT HEIGHT 3/8"SEATING CAPACITY IDENTIFICATIONACCESSIBLE SEATINGCAPACITY OF SEATING IN ASSEMBLY AREASMIN. REQUIRED WHEELCHAIR SPACES4 TO 25 126 TO 50 251 TO 100 4101 TO 300 5301 TO 500 64'-0"3'-0"1'-7"2'-6" MIN. CLEAR BETWEEN LEGS2'-5"2'-3" MIN.2'-10" PLANELEVATIOPROJECT MANAGER:DRAWN BY:PRINCIPAL IN CHARGE:REVISIONSPROJECT NO.StampIssue For:Issue Date:Project Address:Project Number:Sheet Title:Sheet Number:Project Owner:Design Consultant:Architect:Plans, maps, specifications, studies, and reports not containing a red ink seal imprint accompanied by an originalsignature by the licensed professional may have been fraudulently altered and shall not be considered an original copy. All information should be disregarded unless verified by the professional whose signature appears above.Copyright Protected 2017.GEOFFREY B. LIMAIA, NCARB, LEED APEngineering Consultant:Innovation and Design in Architecture IncA R C H I T E C T 218 The Promenade NorthLong Beach, CA 90802www idaexperience net104-001-1709/25/17FFE-1FIXTURE & FURNITUREPLANDECADENCE1332 HERMOSA AVE.HERMOSA, CA 90254PERMITAuthorCheckerApprover 1/2" = 1'-0"1FIXTURE & FURNITURE PLANFURNITURE SEAT / TABLE COUNTKEY DESCRIPTION QUANITY MANUF. MODEL NOC1 DINING CHAIR 42 BY MILLWORKER CUSTOM BY MILLWORKERC2 LOUNGE CHAIR 4 BY MILLWORKER CUSTOM BY MILLWORKERC3 HIGH CHAIR 20 BY MILLWORKER CUSTOM BY MILLWORKERC4 BAR STOOL 10 BY MILLWORKER CUSTOM BY MILLWORKERH1 HOST STAND 1 BY MILLWORKER CUSTOM BY MILLWORKERSF1 SOFA 2 BY MILLWORKER CUSTOM BY MILLWORKERT1 24" X 24" X 30" FREESTANDING INTERIOR TABLE 12 BY MILLWORKER CUSTOM BY MILLWORKERT2 30" X 24" X 30" FREESTANDING INTERIOR TABLE 9 BY MILLWORKER CUSTOM BY MILLWORKERT3 30" X 30" X 30" FREESTANDING INTERIOR TABLE 3 BY MILLWORKER CUSTOM BY MILLWORKERT4 18" X 108" X 42" FREESTANDING INTERIOR TABLE 2 BY MILLWORKER CUSTOM BY MILLWORKERT5 47" X 16" X 18" FREESTANDING INTERIOR TABLE 2 BY MILLWORKER CUSTOM BY MILLWORKERPLANNORTHNO. REASON DATE2 CUP REVISIONS 09-25-17PROPOSED SEATINGBAR COUNTER:10COMMUNAL TABLE:20TABLES:12BOOTH SEATING:24LOUNGE SEATING:8"OUTDOOR" PATIO:18TOTAL:92SEATING COUNTEXISTING SEATINGBAR COUNTER:16BAR SEATING:8TABLES:40BOOTH SEATING:26LOUNGE SEATING:8 TOTAL:9822293
SIGNAGE UNDER SEPERATE PERMIT BY SIGN VENDOR, GC TO COORDINATE POWER & BLOCKING REQUIREMENTSSIGNAGE UNDER SEPERATE PERMIT BY SIGN VENDOR, GC TO COORDINATE POWER & BLOCKING REQUIREMENTSCW2CW11MTL-1PT-6PT-6MTL-2CN-1MTL-1CN-1CN-1?MTL-2MTL-1PT-6MTL-1P1P2SIGNAGE UNDER SEPERATE PERMIT BY SIGN VENDOR+ 17' - 1 7/8"+ 12' - 5 7/8"+ 10' - 5 3/4"+ 7' - 0"SIGNAGE UNDER SEPERATE PERMIT BY SIGN VENDOR, GC TO COORDINATE POWER & BLOCKING REQUIREMENTSSIGNAGE UNDER SEPERATE PERMIT BY SIGN VENDOR, GC TO COORDINATE POWER & BLOCKING REQUIREMENTSMTL-1PT-6PT-6CN-1CN-1MTL-12A7.0PT-6MTL-2PT-6PT-6CN-1MTL-1MTL-21CW1+ 23' - 5 1/4"CW2MTL-1P1P2SIGNAGE UNDER SEPERATE PERMIT BY SIGN VENDORNEW 3'-0" HEIGHT RAILING PAINT TO MATCH MTL-1ONLY 50% OF WINDOW IS ALLOW TO BE OPEN DURING BUSINESS HOURSTHESE PANELS TO REMAIN CLOSED AND LOCKED DURING BUSINESS HOURSTHIS PANEL TO REMAIN CLOSED AND LOCKED DURING BUSINESS HOURS7'-0"6'-6"6"3'-0"MTL-1MTL-120' - 3"FIXED WINDOW6' - 10"OPERABLE WINDOW9' - 11"FIXED WINDOW3' - 6"PROJECT MANAGER:DRAWN BY:PRINCIPAL IN CHARGE:REVISIONSPROJECT NO.StampIssue For:Issue Date:Project Address:Project Number:Sheet Title:Sheet Number:Project Owner:Design Consultant:Architect:Plans, maps, specifications, studies, and reports not containing a red ink seal imprint accompanied by an originalsignature by the licensed professional may have been fraudulently altered and shall not be considered an original copy. All information should be disregarded unless verified by the professional whose signature appears above.Copyright Protected 2017.GEOFFREY B. LIMAIA, NCARB, LEED APEngineering Consultant:Innovation and Design in Architecture IncA R C H I T E C T 218 The Promenade NorthLong Beach, CA 90802www idaexperience net104-001-1709/25/2017A4.0EXTERIOR ELEVATION-EASTDECADENCE1332 HERMOSA AVE.HERMOSA, CA 90254PERMITAuthorCheckerApprover2EXTERIOR ELEVATION- EASTNOTE: EXTERIOR SHOWN FOR REFERENCE ONLY -EXTERIOR FACADE UNDER SEPARATE PERMIT BY LANDLORD ARCHITECTNO. REASON DATE1 PLANNING COMMENTS 08-17-172 CUP REVISIONS 09-25-17 3/8" = 1'-0"3EXISTING EXTERIOR ELEVATION 3/8" = 1'-0"1EXTERIOR ELEVATION- EASTIMAGE OF EXISTING EXTERIOR CONDITIONS94
From: Claudia Berman [mailto:its_42@yahoo.com]
Sent: Tuesday, October 17, 2017 11:03 AM
To: Peter Hoffman; Michael Flaherty; Rob Saemann; Marie Rice; David Pedersen
Cc: Ken Robertson; Kim Chafin
Subject: Comment on PC Report for Decadence
Dear Planning Commission,
I just read about the new restaurant "Decadence".
I'm definitely in support of their requested changes for the physical building. What a
great improvement.
The menu looks amazing!
As for their request to keep the current entertainment hours in their CUP, even though
they don't plan entertainment, I had the following thought. Since 7PM - 11:30PM is the
result of the previous night club operator loosing late night entertainment hours, the
current hours are a bit peculiar. How about moving the entertainment hours earlier from
4PM to 8PM, when it's more difficult for restaurants to bring people in?
Thank you,
Claudia Berman
443 2nd Street
95
Supplemental to Item #9 of Planning Commission Meeting of October 17, 2017
Please add to the agenda materials at the meeting and the city’s Granicus agenda
materals.
October 16, 2017
To: Hermosa Beach Planning Commission.
From: Howard Longacre a Hermosa Beach Resident.
Dear Planning Commissioners:
This is in regard to tonight's 10-17-2017 Planning Commission meeting's Item #9
for yet another new downtown full-liquor, late-night bar. Geez, how many bars,
early or late-night do they need in Hermosa's downtown liquor district? The
location should be converted to a FULL-NON-LIQUOR-RETAIL daytime
business.
Well yet another BAR is evidently coming to the Hermosa Beach Plaza-area's
infamous costly downtown liquor-district? SO WHAT ELSE IS NEW?
You can virtually take it to the bank! Interestingly, isn't this new bar to be in the
multi-bars containing, downtown Hermosa Avenue "Hermosa Courtyard" complex,
that's also owned by the developers of the proposed multi-bars containing, gargantuan
hotel proposed to block off Beach Drive and to be built at Pier and The Strand, the
one that all the councilmembers are so drooling over?
The Planning revoked this CUP over two years ago. The City Council stupidly
resurrected it evidently FOREVER. Who else gets such courtesy?
Insanity rules in HB when it comes to the downtown liquor district and the HB City
Councilmembers drinking the developer's and bar-owner's Kool Aid.
--------
Note Re: the time-lapse downtown video of last week’s Council Meeting: The view
counts have interestingly reached over 20,000 for the now-infamous Hermosa Beach
liquor district time-lapse video shown in last week's 10/10/2017 HB City Council
meeting presentation on the downtown liquor-district's situation. The liquor-district
is a serious disaster just waiting to happen and when it does the city will be sued for
an amount which will make the Santa Monica Farmer's market incident, pale in
comparison. That incident (actually an accident) totaled some $29 million in payouts
by Santa Monica and others, didn't it? But Santa Monica's neglect will seem like
96
nothing compared to Hermosa's City Council's outright knowing neglect of an
ongoing dangerous situation just waiting for all bad things to happen at the perfect-
storm time.
And re: the Downtown time-lapse video. Below is a YouTube link to play it in high
quality. It's just under 7 minutes and takes you from 5:30 PM to 2:30 AM on a Saturday a
few weeks ago, in a mere 7 minutes.
On your computer play the following link by clicking the link, after you read the rest of this
stuff.
https://www.youtube.com/watch?v=V2qhQNqTpsE&feature=youtu.be
Hermosa Beach's useless City Council today talks about the late night situation
of the Plaza liquor district, but nothing really ever changes. Remember the
"surge" of the Councilmember Kit Bobko wasted era?
In fact at tonight's, Tuesday, October 17 Planning Commission
meeting, a long closed bar that's had significant problems in the past, and in its
various other incarnations, and which has been apparently out of business for
some 2 or more years is oddly enough, up to becoming an even more-expanded
de facto bar operation, i.e. "The Decadence" and, i.e. as always called, a so-called
"Restaurant". Right! And with no 50-50 requirement of food to liquor.
Have we heard that before? Why is there even a Conditional Use Permit (CUP)
still existing for this business location? That's the question, especially given that
it's been out of operation for so long. Over two years. Past city council's and the
municipal code have clearly indicated that such CUPs are to be terminated when
they are out of use for this long, and especially with so troubled a record. Once
again the do-nothing, current City Council, is asleep at the switch, talking the
talk, but never walking the walk, or flat-out knowingly keeping quiet on the
situation of this bar's CUP?
There's a late night liquor cap on the number of late night full-liquor-
serving establishments. The city is in excess of that number, yet here the HB
Community Development Department is passing an application to the Planning
Commission to exceed the cap when it probably should be sending an item
instead to revoke the long-non-used and troubled CUP, FIRST! REVOKE
FIRST BEFORE CONSIDERING ANYTHING. When it comes to liquor,
anything seems to go in Hermosa Beach.
97
Well the only way things will ever get changed is probably to vote and throw out
every sitting councilmember who runs for reelection, rather than the voters
drinking the Kool Aid of their glossy, disingenuous, over-hyped, B...S...,
propaganda (mostly flat lies and exaggerated garbage mailers) of how much
good they've done.
They've done next to nothing in my view for the last two years but serve their
own self-aggrandizing, big-shot-Hermosa-politician egos. Not a street has been
paved, not a sewer repaired, not even the 8th Street Safe Sidewalks project. That
project has been stalled for going on 4 years.
And these do-nothings claim they've done $25 million of infrastructure repairs.
LIARS! This council, those running for re-election and the sitting ceremonial
mayor in his letter to the Easy Reader last week are flat out distorting
liars. They don't come worse when it comes to flat out distortions and lying at
the local level.
Planning Commission agenda item for another bar "restaurant" coming to the
downtown liquor district is >
http://hermosabeach.legistar.com/gateway.aspx?m=l&id=/matter.aspx?key=3282
Look at the bar item above and/or view the video by clicking the link above. Just
my views, on all of this same old, same old, Hermosa Beach costly downtown
liquor district stuff. Nothing changes but the cast of characters occupying the
musical chairs on the Council Chamber's dais. Residents, wake up and never
vote for an incumbent in Hermosa Beach again! You cannot believe a word they
say in my view. Again these are all just my views. Let them sit out a term or two
before ever voting for them again! Scoundrels ALL! MORE BARS, MORE
BARS FOR THE DOWNTOWN INFAMOUS LIQUOR DISTRICT and the
evident need for greed by the property owners.
End of Supplemental.
98
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0626
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of October 17, 2017
TA 17-4 - Text Amendment to Municipal Code to ban commercial cannabis activities in the City, and
determine the amendment is not subject to the California Environmental Quality Act
Applicant: City of Hermosa Beach
Recommended Action:
Adopt the attached resolution recommending the City Council adopt a text amendment to the
Hermosa Beach Municipal Code to ban commercial cannabis activities in the City (retail sales,
manufacturing, cultivation and delivery), and determine the amendment is not subject to the
California Environmental Quality Act.
Background:
City Council Direction:
On September 12,2017,the City Council voted unanimously to direct staff to prepare an ordinance
to ban the sale,manufacturing (extraction and infusion),cultivation,and delivery of the adult use
(also referred to as recreational)cannabis and residential cultivation of cannabis,and the draft
ordinance (Exhibit A of the proposed resolution)includes the necessary provisions to implement the
ban in accordance with state law.Following a lengthy discussion of the recent changes to state law
(explained below)and input from the Police Chief,the City Council decided that it would be better to
expand the current ban on medical marijuana activities to include this new industry of adult-use or
recreational cannabis activities.This would allow the City to monitor how the industry operates
throughout the state under state licensing,and after monitoring the industry,the City could always
revisit whether any of these uses would be appropriate and safe land uses in Hermosa.Given that
much of the industry still operates on a cash basis,these operations can be attractive for crime.Until
such time as the state resolves this banking issue such that these businesses can deposit their cash
in a bank like any other business,the Police Chief opined that it would be appropriate to maintain the
status quo and not permit these new uses yet.
Analysis:
On November 8, 2016, California voters passed Proposition 64 the Control, Regulate, and Tax Adult Use of
City of Hermosa Beach Printed on 2/20/2024Page 1 of 8
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Staff Report
REPORT 17-0626
Marijuana Act (AUMA).The AUMA establishes a comprehensive system to legalize, control, and regulate the
cultivation processing, manufacture, distribution, testing, and sale of nonmedical cannabis, including cannabis
products. As of November 9, 2016, adults 21 years of age or older are allowed to smoke or ingest cannabis or
cannabis products; possess, process, transport, purchase, obtain, or give away to persons 21 years of age or
older up to 28.5 grams of un-concentrated recreational cannabis and up to 8 grams of concentrated cannabis;
and possess, plant, cultivate, harvest, dry, or process up to six (6) living marijuana plants per residence for
personal use.
The AUMA divides state licensing and enforcement into three agencies: (1) the Department of Consumer
Affairs, which will issue licenses for the transportation, storage, distribution and sale of cannabis; (2) the
Department of Food and Agriculture, which will be responsible for issuing cannabis cultivation licenses; and (3)
the Department of Public Health, which will issue licenses for cannabis manufacturers and testing laboratories.
Each of these state licensing authorities is tasked with creating regulations governing their respective areas of
responsibility, and will begin issuing licenses for these activities by January 1, 2018.
The AUMA also contains provisions allowing for local control of cannabis activities that gives cities the ability
to ban or regulate commercial sales of cannabis (personal use and indoor cultivation of up to six plants by
persons over 21 cannot be locally banned); licensure of retail businesses and persons conducting indoor
cultivation; outdoor cannabis cultivation; delivery of nonmedical and medical cannabis to residences;
manufacture, testing, extraction, or processing of cannabis plants or products; warehousing of cannabis;
advertising; and where cannabis can be ingested or smoked.
The AUMA left California with two separate licensing and regulatory schemes for medical and adult (or
recreational) use of cannabis. In June 2017, the Governor signed AB 94, a “Trailer Bill” to consolidate the
provisions providing for the licensure and regulation of commercial medicinal cannabis activity and commercial
adult-use cannabis activity under a single regulatory scheme, which would be known as the Medicinal and
Adult-Use Regulation and Safety Act (MAUCRSA), repealing the 2015 Medical Marijuana Regulation and
Safety Act (MMRSA), and incorporating certain provisions of MMRSA into the licensing provisions of AUMA.
Essentially, the trailer bill is intended to create one regulatory structure for medical and nonmedical cannabis
use and commercial cannabis activities. Some notable parts of the trailer bill are that it reiterates local
authority to regulate or ban these activities, explains that cannabis activities must comply with current building
and fire safety standards (including any local amendments to the building code that cities adopt based on
climatic, geologic or topographic conditions), and creates a more streamlined system for state licensing
agencies to work with local governments to ensure that licensees are operating in compliance with local laws.
One important difference that remains between the medical and recreational cannabis activities is that
recreational cannabis can only be sold to and consumed by adults over 21 years of age. The medical cannabis
program allows patients over 18 years of age to buy and use cannabis.
The licensing regulations for all of the various cannabis activities authorized under the MAUCRSA are still
being developed by the state and will be adopted through emergency rulemaking processes later this year.
The draft licensing regulations are expected to be released in November for a very short comment period (due
to the emergency rule making process).
In order to get ahead of the state licensing,the City must have an ordinance in place before January 1,2018,
detailing exactly what cannabis activities are (or are not)permitted in the city.Without a current and clear
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detailing exactly what cannabis activities are (or are not)permitted in the city.Without a current and clear
ordinance that addresses all of the activities that will become legal starting next year,the state could start
issuing licenses for activities in the city that the City does not want.Based on the language in AUMA,any City
that decides to regulate or ban some all of the commercial cannabis activities,should adopt their own local
ordinance, even if they have a permissive zoning code that prohibits uses not listed in the code.
·The AUMA legalizes cannabis for those persons over 21 years old, to protect children, and to establish
laws to regulate cannabis cultivation, manufacturing, testing, retail sale, distribution, and microbusiness. It
establishes the Bureau of Cannabis Control within the Department of Consumer Affairs to regulate and
license the marijuana industry in California.
·The AUMA and MAUCRSA consolidate and streamline regulation and taxation for both nonmedical and
medical cannabis by taxing both the growth and sale of cannabis to potentially generate hundreds of
millions of dollars annually. The revenues will cover the cost of administering the new law and will provide
funds to: invest in public health programs that educate youth to prevent and treat serious substance abuse;
train local law enforcement to enforce the new law with a focus on driving under the influence (DUI)
enforcement; invest in communities to reduce the illicit market and create job opportunities; and provide for
environmental cleanup and restoration of public lands damaged by illegal cannabis cultivation. The AUMA
imposed a state excise tax on the purchase and cultivation of cannabis (15% on the gross receipt of retail
sale and a cultivation tax based on the weight of flowers and leaves produced). State and local sales taxes
also apply to the sale of cannabis, except that medical cannabis is exempt from state and local sales
taxes.
·By legalizing adult use of marijuana, the AUMA aims to undermine the black market for cannabis, and
place cannabis purchases into a legal structure with strict safeguards against children accessing it. The
AUMA prohibits the sale of nonmedical cannabis to those persons under 21 years old, and provides new
resources to educate youth against drug abuse and train local law enforcement to enforce the new law. It
bars cannabis businesses from being located within 600 feet of schools, daycares and youth centers --
areas where children congregate. It establishes mandatory and strict packaging and labeling requirements
for cannabis and cannabis products.
·The AUMA and MAUCRSA establishes a comprehensive system governing cannabis businesses at the
state level and safeguards local control, allowing local governments to regulate cannabis-related activities
and businesses through zoning and permitting requirements.
·The AUMA and MAUCRSA creates a comprehensive regulatory structure in which every cannabis
business is overseen by a specialized state agency known as the Bureau of Cannabis Control, housed in
the California Department of Consumer Affairs. The Department of Consumer Affairs is responsible for
licensing and overseeing cannabis retailers, distributors, and microbusinesses. The Department of Food
and Agriculture will license and oversee cannabis cultivation, ensuring it is environmentally safe. The
Department of Public Health will license and oversee manufacturing and testing, ensuring consumers
receive a safe product. The State Board of Equalization will collect the special cannabis taxes, and the
State Controller will allocate the revenue to administer the new law and provide the funds to critical
investments.
The main regulatory components of the AUMA and now the MAUCRSA are summarized below:
State and Local Licensing. A state license is required to engage in commercial cannabis activity (both
medical and recreational). State licensing authorities are required to begin issuing licenses by January 1,
2018. Therefore, the AUMA provisions legalizing commercial cannabis activity will not become operational
until the state begins issuing licenses, which will likely occur in early 2018. The AUMA and MAUCRSA do not
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prevent cities from adopting and enforcing local ordinances regulating or completely prohibiting commercial
cannabis activity including deliveries. As explained in greater detail below, the AUMA allows cities to only
“reasonably regulate” but not prohibit personal cultivation of up to six cannabis plants within a person’s
private residence. The AUMA allows cities to prohibit all outdoor cultivation whether for personal or
commercial purposes.
The AUMA prohibits state licensing authorities from issuing a license to a commercial nonmedical cannabis
business if operation of the business violates a local ordinance of the jurisdiction in which the business will
operate. This means that a City wishing to adopt business or land use regulations prohibiting or regulating
commercial nonmedical cannabis businesses must adopt an ordinance prior to the date the state begins
issuing licenses. However, a City may adopt an ordinance banning or regulating personal outdoor cultivation of
nonmedical cannabis at any time.
If a City does not adopt an ordinance expressly banning or regulating nonmedical cannabis businesses before
the state begins issuing state licenses, there is a risk that the state could issue a license to the business
without the benefit of local input. As noted above, the MAUCRSA has attempted to improve collaboration
between state and local agencies to ensure that licensed operators are operating responsibly and in
accordance with both state and local law. The state licensing regulations are still being drafted and have not
been released to the public. It is unclear at this time whether the state will require some proof of compliance
with local laws before issuing a state license. Nevertheless, the best approach to prevent issuance of state
licenses in violation of local law is to have an ordinance adopted before January 1, 2018 and send a copy of
that ordinance to the state licensing agencies. Cities may adopt an ordinance expressly banning or regulating
such operations after the state begins to issue licenses, but it will be difficult to terminate the state licensee’s
operations until the state license is up for its yearly renewal. Therefore, the best approach is to adopt a local
ordinance before the state begins issuing state licenses.
Cannabis Cultivation. Under AUMA and as of November 9, 2016, individuals 21 years and older can cultivate
cannabis plants inside a private residence for personal use. The AUMA allows local governments to
reasonably regulate, but not ban, the personal cultivation of up to six nonmedicinal cannabis plants inside a
private residence. A “residence” is defined as a house, an apartment unit, a mobile home, or similar dwelling.
This includes cultivation in a greenhouse that is on the property of the residence, but not physically part of the
home, as long as it is fully enclosed, secure, and not visible from a public space. Since this activity does not
require a state license, individuals are currently allowed to engage in personal use. Please note that a private
property owner can ban or restrict the cultivation/smoking of cannabis on their property. A state or local agency
may also prohibit or restrict such activities on property owned, leased, or occupied by the state or local
government.
Local governments may regulate or ban all personal and commercial outdoor cultivation.
A local government cannot prohibit personal indoor cultivation of cannabis in all leased or multi-unit residences
within the city. Landlords can prohibit indoor cultivation, and the City could require proof of permission from the
lessor before issuing a permit for indoor personal cultivation. Again, the regulations on indoor residential
cultivation must be reasonable. At least one City has already been challenged for unreasonable regulations
on indoor cultivation by requiring an expensive permit and background check, limitations on where the plants
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can be grown indoors and other onerous requirements.
In accordance with the AUMA, if a City bans commercial cultivation, or personal outdoor cultivation, or retail
sales of cannabis or cannabis products, it is ineligible to receive state grant monies funded through the new
state excise taxes that take effect on January 1, 2018. These funds could be used by local governments for
law enforcement, fire protection, or other local programs related to the AUMA.
Adult Cannabis Usage.
The allowances and prohibitions on personal use in the AUMA are as follows:
Personal Use Allowances
·Age - 21 and older
·May possess,process,transport,purchase,obtain,or give away 28.5 grams (approximately 1 ounce or
the size of a sandwich baggie)of non-concentrated non-medical marijuana,or 8 grams (about 0.25 ounce
or 0.5 tablespoon) of concentrated marijuana products
·May smoke or ingest cannabis or cannabis products
·May possess plant,cultivate harvest,dry,or process up to 6 plants per residence for personal use
indoors
These activities are lawful under state law and cannot be prohibited under local law.
Restrictions on Personal Use
·No smoking or ingestion in a public place (except where authorized locally)
·No smoking where smoking tobacco is prohibited
·No smoking within 1,000 feet of a school, day care center, or youth center
·No smoking or ingesting while driving or riding in a vehicle
·Cities may prohibit smoking and possession in buildings owned, leased or occupied by the city
·Employers may maintain drug-free workplaces
Transport of Cannabis. The AUMA allows Cities to ban deliveries within their territorial limits. However, Cities
cannot prevent the use of public roads for the delivery of cannabis. For example, if a licensed delivery
company located in City A must travel on public roads through City B to make an authorized delivery in City C,
City B cannot prohibit the licensed delivery company from travelling on public roads in City B to get to City C.
In addition, Cities may not prevent the use of public roads within its jurisdiction to transport nonmedical
cannabis.The MAUCRSA clarifies that delivery businesses do not need to have a retail storefront to operate
and can operate out of any physical location (for example an office suite where customers do not visit the
location for retail sales).
Cannabis Tax. All taxes are either property or excise taxes. A property tax is triggered by the ownership of
private property and an excise tax is based on the privilege of using or doing something with property (i.e.
business license tax, transient occupancy tax, etc.). Under the AUMA, there will be a 15% state excise tax on
recreational cannabis and a sales tax on retail sales; however, medical cannabis is exempt from state and
local sales tax altogether. The rationale is that cannabis consumed for truly medical purposes is no different
from conventional pharmaceuticals, which are also exempt from federal, state, and local sales tax. However,
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other forms of excise tax may be levied on all cannabis, whether medical or recreational. For example, a
cultivation tax, a manufacturing tax, or the most common, a business license tax, may still be levied at the
local level on any commercial cannabis activity with voter approval.
Any imposition of general taxes are subject to the provisions of Propositions 62 and 218 which require,among
other things,a 2/3rds vote of the City Council,a majority vote of the voters voting in an election on the tax,and
the question could not be put before the voters until a regularly scheduled general election for members of the
City Council (likely November 2019).
Lastly,consideration should be given to whether City staff is prepared to collect and administer any local tax.
For one thing,some Cities have found that cannabis businesses are not as advanced in their bookkeeping as
hotels (for example that collect and remit TOT tax),and therefore more staff time is required for audits and
collection.Many cannabis businesses deal only in cash and will continue to do so until the federal government
reclassifies cannabis as something other than a Schedule I drug.If the City chooses to regulate medical or
recreational cannabis it would need to have procedures in place for receiving and depositing large all-cash
payments.The State of California is researching solutions to the banking issue but there is no formal solution
proposed at this time.
Existing Hermosa Beach Municipal Code Regulations:
On March 8,2016,the City Council adopted Ordinance No.16-1362 amending the Hermosa Beach Municipal
Code (HBMC)to prohibit the dispensing,cultivation and delivery of medical marijuana in all zones throughout
the City.See HBMC sections 17.42.110,17.26.030,&17.28.020.As noted above,these provisions should be
updated to ensure that they cover all of the activities now authorized under the AUMA and to ensure that the
state only issues licenses in Hermosa Beach for commercial cannabis activities that are affirmatively
permitted.
Staff has prepared the attached map to show approximately where a cannabis business could be located
given the state’s distance limitations from schools and day care facilities (600 feet). It’s clear from the map
that if the City were to allow and regulate, the commercial or light manufacturing locations would be very
limited. From a zoning and land use perspective, Hermosa’s small size and limited areas for
commercial/manufacturing uses creates a situation where all of the commercial or manufacturing areas (and
where cannabis businesses could be located if allowed) are all in close proximity to residential areas. Unlike
other larger cities, Hermosa does not have large areas of commercially/industrially zoned land that is isolated
from residential areas and more appropriate for adult-type uses like this..
Another land use consideration is the lack of relevant data analyzing the land use impacts of this new industry
in California. While the state has had medical marijuana for a while, the introduction of recreational cannabis
businesses will be a much larger industry in the state with more state regulation, and it is not clear if data on
crime and impacts from medical dispensaries/cultivation is representative. Additionally with respect to other
states where cannabis has been legal, the data is inconclusive. There is data demonstrating crime and land
use impacts from cannabis activities as well as data that shows the benefits of properly regulated cannabis
businesses.
Chapter 8.40 of the HBMC defines smoking as “the release of gases, particles, or vapors into the air as the
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result of combustion, electrical ignition, or vaporization and/or inhaling, exhaling, burning or carrying any
lighted, heated or ignited… plant product intended for human inhalation.” This definition clearly includes the
vaping and smoking of marijuana. Further with respect to vaping and smoking, Chapter 8.40 prohibits vaping
and smoking: (1) in all places where smoking is prohibited under state or federal law (which would include the
AUMA prohibitions); (2) outdoor dining areas (restaurants, hotels, bar standing and seating areas, cafeterias,
clubs, luncheonettes, taverns, cocktail lounges, sandwich stands, soda fountains, cafes, coffee shops, etc.);
(3) public places (public buildings, streets, sidewalks, plazas, beaches, bus shelters, parking lots, parks, picnic
areas, piers, playgrounds, sports fields, walking paths, hiking trails, bike paths, outdoor skateboard parks,
etc.); (4) outdoor places of employment; (5) all city-owned vehicles; and (6) within five (5) feet of the entrance,
divider, opening or doorway to any outdoor dining area where smoking is prohibited by Chapter 8.40. State
employment laws also prohibit smoking indoors at all places of employment.
PLAN Hermosa Consistency
For purposes of using PLAN Hermosa as guidance for this decision, staff has identified the following policies
that may be relevant and should be considered when framing the ordinance:
Land Use Element:
·1.7 Compatibility of uses.Ensure the placement of new uses does not create or exacerbate
nuisances between different types of land uses.
·3.2 Compatibility of districts.Require new development within the city’s creative industrial district be
designed for compatibility with surrounding uses to minimize impact or nuisances (such as noise or odor)
and cultivate connectivity with each district.
·4.8 Neighborhood buffer.Encourage all commercial property owners bordering residential
areas to mitigate impacts and use appropriate landscaping and buffering of residential
neighborhoods.
·8.3 Land use regulations.Encourage coastal-dependent and coastal-related commercial
uses in the Recreational Commercial and Community Commercial land use designations.
Prioritize such uses in the Recreational Commercial designation. Provide for and prioritize
coastal-related industrial uses in the Creative Industrial land use designation.
·13.1 Restrict health-harming uses.Prohibit new land uses that harm the physical health and well being
of the community.
Public Safety Element:
·3.3 Use, storage and transport.Require businesses that use, store, or transport hazardous
materials to ensure that adequate measures are taken to protect public health and safety.
·5.8 Nuisance abatement.Encourage Police Department review of uses which may be
characterized historically by high levels of nuisance (noise, nighttime patronage, and/or rates of criminal
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activity) providing for conditions of control of use to prevent adverse impacts on adjacent residences,
schools, religious facilities, and similar “sensitive” uses.
Other City Approaches
All California cities are facing this same issue and considering or taking varying approaches. The Manhattan
Beach Planning Commission approved the staff recommendation to ban the commercial activity at their
meeting on September 13. The Redondo Beach Planning Commission is recommending a ban on any sales,
delivery, commercial cultivation, and manufacturing, and their City Council is scheduled to consider their
recommendation in October.
California Environmental Quality Act
The draft ordinance has been reviewed in accordance with the California Environmental Quality Act.Under
15061(b)(3),the proposed project would not have a significant effect on the environment because it is
clarifying existing law that commercial cannabis activities are prohibited under the HBMC.No possibility exists
that the proposed zone text amendment would have a significant effect on the environment as this ordinance
prohibits uses that are currently not allowed in the City but due to changes in state law,is expected to
proliferate throughout the state in areas where local agencies permit the uses.Therefore,this ordinance
clarifies an existing ban to cover new cannabis related activities and uses that are now permitted through
recent changes in state law.This ordinance continues the status quo and will not result in changes to the
environment.
Recommendation:
Staff recommends that the Planning Commission adopt the attached resolution recommending the City
Council adopt a text amendment to the Hermosa Beach Municipal Code to ban commercial cannabis activities
in the City, and determine the amendment is not subject to the California Environmental Quality Act.
Attachments:
1.Proposed Resolution with draft ordinance included as Attachment A
2.Map of 600-foot radius around schools, daycare and youth centers
3.Link to City Council 9-12-17 agenda materials
Respectfully Submitted by: Lauren Langer, Deputy City Attorney
Concur: Kim Chafin, Planning Manager
Approved: Ken Robertson, Community Development Director
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RESOLUTION P.C. 17-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH RECOMMENDING CITY COUNCIL APPROVAL OF
A TEXT AMENDMENT TO MUNICIPAL CODE TO BAN COMMERCIAL CANNABIS ACTIVITIES IN THE CITY, AND DETERMINE THE AMENDMENT IS NOT SUBJECT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT The Planning Commission of the City of Hermosa Beach does hereby resolve as follows:
SECTION 1. The Planning Commission held a duly noticed public hearing on October 10,
2017 to consider a text amendment to ban commercial cannabis activities in the City (TEXT 17-4).
SECTION 2. The project is not subject to the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15061(b)(3), as the proposed project would not have a significant effect on the environment because it is clarifying existing law that commercial cannabis activities are prohibited under the HBMC. No possibility exists that the proposed zone
text amendment would have a significant effect on the environment as this ordinance prohibits
uses that are currently not allowed in the City but due to changes in state law, is expected to
proliferate throughout the state in areas where local agencies permit the uses. Therefore, this ordinance clarifies an existing ban to cover new cannabis related activities and uses that are now permitted through recent changes in state law. This ordinance continues the status quo and will
not result in changes to the environment.
SECTION 3. The Planning Commission finds that the proposed amendment to the Municipal Code to ban commercial cannabis activities in the City is consistent with the City’s
General Plan Land Use Element policies and Public Safety Element policies to:
a. Ensure the placement of new uses does not create or exacerbate nuisances between
different types of land uses;
b. Require new development within the city’s creative industrial district be designed for compatibility with surrounding uses to minimize impact or nuisances (such as noise
or odor) and cultivate connectivity with each district.
c. Encourage all commercial property owners bordering residential areas to mitigate
impacts and use appropriate landscaping and buffering of residential neighborhoods.
d. Encourage coastal-dependent and coastal-related commercial uses in the Recreational Commercial and Community Commercial land use designations. Prioritize such uses
in the Recreational Commercial designation. Provide for and prioritize coastal-related
industrial uses in the Creative Industrial land use designation.
e. Prohibit new land uses that harm the physical health and well being of the
community. f. Require businesses that use, store, or transport hazardous materials to ensure that
adequate measures are taken to protect public health and safety.
g. Encourage Police Department review of uses which may be characterized historically
by high levels of nuisance (noise, nighttime patronage, and/or rates of criminal
activity) providing for conditions of control of use to prevent adverse impacts on adjacent residences, schools, religious facilities, and similar “sensitive” uses.
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SECTION 4. The Planning Commission finds that the proposed amendment to the
Municipal Code is consistent with existing municipal code which prohibits the dispensing,
cultivation and delivery of medical marijuana in all zones throughout the City.
SECTION 5. The Planning Commission finds that the proposed amendment to the
Municipal Code is consistent with state laws regarding regulation of commercial cannabis
activities.
SECTION 6. The Planning Commission hereby recommends City Council approval of
the proposed ordinance attached hereto as Exhibit A.
VOTE: AYES:
NOES: ABSTAIN: ABSENT:
CERTIFICATION
I hereby certify that 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 October 10, 2017.
___________________________________ ______________________________
Rob Saemann, Chairman Ken Robertson, Secretary October 10, 2017
Date
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Exhibit A ORDINANCE NO. 17-_____
AN ORDINANCE OF THE CITY OF HERMOSA BEACH AMENDING
TITLE 17 OF THE HERMOSA BEACH MUNICIPAL CODE TO
EXPRESSLY PROHIBIT ALL COMMERCIAL CANNABIS ACTIVIIES IN THE CITY AND PROHIBIT OUTDOOR CANNABIS CULTIVATION FOR PERSONAL USE
The City Council of the City of Hermosa Beach does hereby ordain as follows:
Section 1. Section 17.04.050 of Chapter 117.04 of Title 17 is amended to add the
following new definitions to the alphabetical list of definitions to read as follows:
Cannabis, or Marijuana, shall mean all parts of the plant Cannabis sativa Linnaeus,
Cannabis indica, or Cannabis ruderalis, whether growing or not; the seeds thereof; the resin, whether crude or purified, extracted from any part of the plant; and every
compound, Manufacture, salt, derivative, mixture or preparation of the plant, its seeds,
or resin. “Cannabis” or “Marijuana” also means the separated resin, whether crude or
purified, obtained from Cannabis. “Cannabis” or “Marijuana” also includes cannabis that
is used for medical, non-medical, or other purposes. “Cannabis” or “Marijuana” does not include the mature stalks of the plant, fiber produced from the stalks, oil or cake
made from the seeds of the plant, any other compound, Manufacture, salt, derivative,
mixture, or preparation of the mature stalks (except the resin extracted therefrom), fiber,
oil, or case, or the sterilized seed of the plant which is incapable of germination.
“Cannabis” or “Marijuana” also does not include industrial hemp, as defined in California Health and Safety Code section 11018.5.
Cannabis/Marijuana Accessories means any equipment, products or materials of any
kind which is intended for use, or designed for use in planting, propagating, cultivating,
growing, harvesting, Manufacturing, compounding, converting, producing, processing, preparing, testing, analyzing, packaging, repackaging, storing, smoking, vaporizing, or
containing Cannabis, or for ingesting, inhaling, or otherwise introducing Cannabis or
Cannabis Products into the human body.
Cannabis Delivery shall include the use by a Dispensary of any technology platform owned and controlled by the Dispensary, or independently licensed by the State which
enables Persons, Qualified Patients, and/or Primary Caregivers to arrange for or
facilitate the commercial transfer of Cannabis or Cannabis Products.
Cannabis/Marijuana Product means Cannabis that has undergone a process whereby the plant material has been transformed into a concentrate, including, but not limited to,
Concentrated Cannabis, or an edible or topical product containing Cannabis or
Concentrated Cannabis and other ingredients.
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Commercial Cannabis Activity means cultivation, Manufacture, processing, storing, laboratory testing, labeling, transporting, distribution, packaging, Delivery or sale of
Cannabis or Cannabis Products for medical and non-medical use or any other purpose
and includes the activities of any business licensed by the State or other government
entity under Division 10 of the California Business and Professions Code, or any provision of State law that regulates the licensing of Cannabis businesses. This definition also includes Mobile Cannabis Dispensary and a medical marijuana
dispensary.
Concentrated Cannabis means Manufactured Cannabis that has undergone a process to concentrate one or more active cannabinoids, thereby increasing the product’s potency. “Concentrate” includes resin from granular trichomes from a Cannabis plant.
Cultivation means any activity involving the planting, growing, harvesting, drying, curing,
grading, or trimming of Cannabis. Dispensary means a facility where Cannabis, Cannabis Products, or devices for the use
of Cannabis or Cannabis Products are offered, either individually or in any combination,
for retail sale, including an establishment that Delivers Cannabis and Cannabis
Products as part of a retail sale. Manufacture Cannabis means to compound, blend, extract, infuse, or otherwise prepare
a Cannabis Product.
MAUCRSA means the Medicinal and Adult-Use Cannabis Regulation and Safety Act as codified in Division 10 of the Business and Professions Code, as the same may be amended from time to time.
Mobile Cannabis Dispensaries means any Dispensary, clinic, cooperative, association,
club, business or group which transports or Delivers, or arranges the transportation or Delivery, of Cannabis to a Person.
Person, for purposes of Section 17.42.110, means any individual, firm, corporation,
association, club, society, or other organization. The term Person shall include any
owner, manager, proprietor, employee, volunteer, or salesperson. Section 2. Section 17.42.110 of Chapter 17.42 of Title 17 the Hermosa Beach Municipal
Code is amended in its entirety to read as follows:
17.42.110 Commercial Cannabis Activities and Cannabis Cultivation Prohibited.
A. The purpose of this Section is to expressly prohibit the establishment of commercial
cannabis uses in the City. The City Council finds that prohibitions on commercial
cannabis activity are necessary for the preservation and protection of the public health,
safety and welfare of the City. The prohibition of such uses is within the authority
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conferred upon the City Council by state law and is an exercise of its police powers to
enact and enforce regulations for the public health, safety and welfare of the City.
Nothing in this chapter shall be interpreted to conflict with state law, including without
limitation the Compassionate Use Act, the Control, Regulate, and Tax Adult Use of
Marijuana Act (AUMA) and the MAUCRSA, as may be amended.
B. Commercial Cannabis Activities of all types are expressly prohibited in all zones in
the City. No Person shall establish, operate, conduct, or allow a Dispensary or
Commercial Cannabis Activity anywhere within the City. To the extent that this
prohibition conflicts with any other provision of this code, this prohibition shall control.
C. Mobile Cannabis Dispensaries are prohibited in all zones within the City’s
jurisdictional limits. No Person shall:
1. Locate, operate, own, suffer, allow to be operated or abide, abet or assist in the
operation of any Mobile Cannabis Dispensary within the City;
2. Deliver Cannabis to any location within the City from a Mobile Cannabis
Dispensary, regardless of where the Mobile Cannabis Dispensary is located, or engage
in any Mobile Cannabis Dispensary operation; or
3. Deliver any Cannabis Product, including, but not limited to tinctures, baked
goods, or other consumable products, to any location within the City from a Mobile
Cannabis Dispensary, regardless of where the Mobile Cannabis Dispensary is located,
or engage in any operation for this purpose.
D. This section is meant to prohibit all activities for which a state license is required
pursuant to the MAUCRSA. Accordingly, the city shall not issue any permit, license or
other entitlement for any activity for which a state license is required under the
MAUCRSA. The city shall also not issue any local license for any activity for which a
state license is required under the MAUCRSA to a non-profit entity pursuant to
California Business and Professions Code section 26070.5. This section shall not
prevent transportation of Cannabis or Cannabis products on public roads through the
City to and from locations outside the city by a state licensee transporting cannabis or
cannabis products in compliance with Business and Professions Code § 26080 and
26090.
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E. A property owner shall not rent, lease or otherwise permit any Person or
business that engages in Commercial Cannabis Activity to occupy real property in the
city. A property owner shall not allow any Person or business to establish, operate,
maintain, conduct, or engage in Commercial Cannabis Activity on any real property
owned or controlled by that property owner that is located in the city
F. No person or entity may Cultivate Cannabis at any location in the City, except:
(1) A person may cultivate no more than six living cannabis plants inside a
private residence in accordance with Health & Safety Code § 11362.2; and.
(2) where the city is preempted by federal or state law from enacting a prohibition
on such cultivation.
G. Violations and remedies.
1. Criminal penalties. Any violation of any provision of this chapter
shall be deemed a misdemeanor and shall be punishable in
accordance with Chapter 1.04.
2. Any use or condition caused, or permitted to exist, in violation of
any provision of this Section shall be, and hereby is declared to be,
a public nuisance and may be abated by the City pursuant to Code
of Civil Procedure section 731 and Chapter 8.28 of this Code and
any other remedy available by law to the City.
Section 3. The Ordinance has been reviewed in accordance with the California Environmental Quality Act. Under 15061(b)(3), the proposed project would not have a
significant effect on the environment because it is clarifying existing law that commercial
cannabis activities are prohibited under the HBMC. No possibility exists that the
proposed zone text amendment would have a significant effect on the environment this ordinance prohibits uses that are currently not allowed in the City but due changes in state law, is expected to proliferate throughout the state in areas where local agencies
permit the uses. So this ordinance clarifies an existing ban to cover new cannabis
related activities and uses that are now permitted through recent changes in state law.
This ordinance continues the status quo and will not result in changes to the environment.
Section 4. The ordinance shall take effect thirty days after the date of its passage.
Section 5. The City Clerk shall certify to the passage of this ordinance and shall cause the same to be published as required by law.
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PASSED, APPROVED AND ADOPTED THIS ____ day of ______, 2017.
MAYOR ATTEST:
_____________________________
CITY CLERK
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0623
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of October 17, 2017
Planning Commission December Meeting Date Change from December 7, 2017 to December 11,
2017
Summary:
The December meeting of the Planning Commission has been changed from Thursday, December 7,
2017, to Monday, December, 11, 2017. The meeting will start at 7:00 P.M.
Respectfully Submitted by: Yu-Ying Ting, Administrative Assistant
Concur: Kim Chafin, Senior Planner
Approved: Ken Robertson, Community Development Director
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
17-0613
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of October 17, 2017
Verbal Report on City Council Actions
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
17-0614
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of October 17, 2017
Verbal Status Report on Major Planning Projects
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0625
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of October 17, 2017
November 21, 2017 Planning Commission Tentative Future Agenda Items
Recommended Action:
To receive and file the November 21, 2017 Planning Commission tentative future agenda items.
Attachment:
1. Planning Commission November 21, 2017 Tentative Future Agenda
Respectfully Submitted by: Yu-Ying Ting, Administrative Assistant
Concur: Kim Chafin, Senior Planner
Approved: Ken Robertson, Community Development Director
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Tentative Future Agenda
PLANNING COMMISSION
City of Hermosa Beach
November 21, 2017
Regular Meeting
7:00 P.M.
Project Title Public
Notice
Meeting
Date
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).
11/9 11/21
822 9th Street—Zone Change from General Commercial (C-3) to One
Family Residential (R-1) to be consistent with the PLAN Hermosa Land
Use Designation (LD)
11/9 11/21
f:\b95\cd\pc\future items\tent. future agendas\planning commission tentative agenda November 21
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0615
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of October 17, 2017
Community Development Department Activity Report of August, 2017
Recommended Action:
To receive and file the August, 2017 Community Development Department activity report.
Attachment:
1. Community Development Department activity report of August, 2017
Respectfully Submitted by: Yu-Ying Ting, Administrative Assistant
Approved: Ken Robertson, Community Development Director
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0628
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of October 17, 2017
Discussion of Various On-sale Alcohol Related Zoning Provisions: By-Right Beer and Wine
Restaurants; Definition of Restaurant; Criteria for CUP Review
Applicant:
Recommended Action:
Discuss and provide initial direction to staff on various on-sale alcohol related zoning provisions: by-
right beer and wine restaurants; definition of restaurant; criteria for CUP review.
Background:
On July of 2016, following deliberation on the application of Hermosa Pub for extended hours to
11:00 P.M. (and a 3:2 vote to approve) the Planning Commission directed staff to place a discussion
item on a future agenda to discuss the perceived inconsistency in the Hermosa Beach Municipal
Code between allowing on-sale beer and wine by right until 10:00 p.m. on the one hand, but defining
“late-night alcohol establishments” as those operating after 11:00 p.m.
The City Council also deliberated on the Hermosa Pub application at their August 23, 2016 meeting,
sustaining the Planning Commission’s decision, and also concurring that the Commission should
study the broader code issue. Further, the Council directed the Commission to consider as part of
this discussion whether the definition of restaurant and/or the criteria for review of on-sale alcohol
CUPs would help with providing clearer policy direction and certainty for these types of applications.
Now is the opportunity for the Commission to discuss these matters and determine if there is a need
or interest in pursuing any code amendments, and , if so, provide staff initial direction on next steps
and when the matter should be set for a public hearing.
Attached are the relevant codes for your reference, and staff notes that these sections have all been
fairly recently updated and amended for different reasons. Other than the discussion related to the
Hermosa Pub application, staff is not aware of any urgent issues or problems associated with the
interpretation or application of these codes.
Attachments:
1. HBMC Section 17.26.060 - Restaurants with on-sale alcoholic beverages limited to beer and wine,
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Staff Report
REPORT 17-0628
closing at 10:00 p.m. or earlier - standards and limitations.
2. HBMC 17.04 - Definition of Restaurant
3. HBMC Section 17.40.080 - Conditional Use Permit provisions for on-sale alcohol beverage
establishments
Respectfully Submitted by: Ken Robertson, Community Development Director
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17.26.060 Restaurants with on-sale alcoholic beverages limited to beer and wine, closing at 10:00 p.m. or earlier-- Standards
and limitations.
Restaurants with on-sale alcoholic beverages limited to beer and wine that close at 10:00 p.m. or earlier, pursuant to the list of
permitted uses in Section 17.26.030, shall be subject to the following:
A. Alcoholic beverage service and its consumption shall be limited to those areas for said use designated on a floor plan and seating
plan approved by the community development director, including compliance with the following:
1. No stand-up bar area shall be located within the area designated for alcoholic beverage service and its consumption on the
approved floor plan and seating plan.
2. Not more than two (2) televisions, electronic, video or similar displays screens shall be located within or visible from any
area designated for alcoholic beverage service and its consumption on the approved floor plan and seating plan.
3. The establishment shall demonstrate compliance with the requirements for food facilities with on-sale alcoholic beverages
found at Chapter 8.04, including the provision of adequate toilet facilities.
B. The establishment shall obtain a business license appropriate to the intended use pursuant to Chapter 5.04. No establishment
classified as a "snack bar or snack shop" pursuant to Section 17.04.050 shall be eligible to obtain a business license for an
establishment that sells, offers to sell, or serves alcoholic beverages. (Ord. 09-1298 §4, 2009)
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17.04.050 Commercial land use definitions
"Restaurant" means a bona fide public eating establishment (A) whose primary function is the sale or offering
for sale of prepared food during all hours it is open for business, and (B) that prepares food on-site in a kitchen
capable of refrigerating and preparing food from its component ingredients.
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17.40.080 On sale alcohol beverage establishment.
A. General provisions. The following minimum conditions and standards, in addition to any other deemed necessary or appropriate to
ensure compatibility with existing or future permitted uses in the vicinity, may be required:
1. The establishment shall not adversely affect the welfare of the residents, and/or commercial establishments nearby.
2. The business shall prevent loitering, unruliness and boisterous activities of the patrons outside the business or in the
immediate area.
3. The Police Chief may determine that a continuing police problem exists and may, subject to appeal to the Planning
Commission, direct the presence of a police approved doorman and/or security personnel to eliminate the problem. An appeal
to the Planning Commission shall be heard within sixty (60) days of filing the appeal. The Police Chief’s determination will not
be stayed during the pendency of the appeal. If the problem persists, the Police Chief then shall submit a report to the
Planning Commission, which will automatically initiate a review of the conditional use permit.
4. The exterior of the premises shall be maintained in a neat and clean manner, and maintained free of graffiti at all times.
5. Any changes to the interior or exterior layout which alter the primary function of the business shall be subject to review and
approval by the Planning Commission.
B. Late-night alcohol beverage establishments. The following shall also apply to “late-night alcohol beverage establishments.” Late-
night alcohol beverage establishments means on-sale establishments that have been granted a conditional use permit that allows the
establishment to operate after 11:00 p.m., including restaurants, establishments that serve or allow alcoholic beverages as the primary
use (e.g., bars), and establishments that provide live entertainment.
1. Objective. The objective of this Subsection B is to reduce the potential for adverse impacts associated with late-night alcohol
beverage establishments through the following means:
a. To limit the total number of late-night alcohol beverage establishments that operate in the City, and to prevent an
increase in the cumulative number of hours that these establishments operate after 11:00 p.m.
b. To prevent the expansion and intensification of late-night alcohol beverage establishments through increases in an
establishment’s assigned occupant load as a result of increases to square footage or floor plan alterations.
c. To prevent changes to floor plans, operating rights, type of alcoholic beverages served (beer and wine versus full alcohol
service), or other factors that may result in adverse impacts.
d. To encourage the voluntary reduction in permitted operating hours in exchange for other operational incentives, provided
that the incentives do not exacerbate the adverse impacts sought to be reduced.
e. To limit new late-night alcohol beverage establishments and encourage a diverse commercial sector in the City with a
full-range of services for both residents and visitors that is compatible with the surrounding area.
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2. Criteria. The following additional criteria shall be considered for any conditional use permit (new or amended) for a late-night
alcohol beverage establishment:
a. Whether the total number of late-night alcohol beverage establishments will exceed the City’s limit on such
establishments. The limit shall be set by City Council Resolution and may, upon recommendation by the Planning
Commission or its own motion, be amended by the City Council from time to time.
b. Whether the use will intensify through increases in the assigned occupant load from owner/operator-initiated construction
and/or remodeling that expand the square footage or alter the floor plan. Assigned occupant load is calculated by the City
under the relevant provisions of the Building Code.
c. Whether proposed modifications to floor plans, conditions of approval, type of alcoholic beverages served (beer and wine
versus full alcohol service), or other factors may increase adverse impacts.
d. Whether the type, quantity, or geographic location of the establishment will create an over-abundance of similar
establishments in a particular area of the City such that it will reduce the diversity of businesses operating in the immediate
area.
e. Notwithstanding the criteria in (a) through (d), whether exceptional opportunities exist to achieve other Community
Development goals that will benefit the community, such as redevelopment of an underutilized parcel or older building; to
promote or catalyze economic activity (e.g., new large or mixed use development); or to recognize the unique attributes of a
new business.
3. Incentives. Holders of conditional use permits that request incentives in exchange for the voluntary reduction in permitted
operating hours are eligible for incentives as follows.
a. The planning commission, or city council on appeal, may grant one or more incentives in exchange for the voluntary
reduction in permitted operating hours through an amendment to the conditional use permit. Incentives may include
benefits such as:
i. Modified operating rights (e.g., live entertainment, space for dance floors, changes from beer and wine service to
general alcohol, etc.);
ii. Modifications to conditions in the use permit;
iii. Deviations from any required minimum food-to-alcohol ratio; or
iv. Deviations from other standards in the code. Deviations from parking requirements or parking-related fees shall
not be granted.
b. In granting incentives, the planning commission, or city council on appeal, shall find that the incentive does not
exacerbate the adverse impacts sought to be reduced by the reduction in hours, and may impose conditions to ensure that
the incentives granted will be implemented consistent with the objectives of this subsection.
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c. City processing fees associated with such negotiations (e.g., conditional use permit amendment) may be rebated and/or
reduced at the discretion of the city council.
C. Restaurants with On-Sale Alcoholic Beverages. Any "restaurant" as that term is defined in Section 17.04.050 that sells, serves or
allows on-sale alcohol beverages shall comply with the following:
1. If open after 11:00 p.m., the restaurant shall make available to customers and serve prepared food items of their choice until
sixty (60) minutes prior to the close of business.
2. The restaurant shall maintain sales reports showing the actual items sold and price charged and invoices for all food,
nonalcoholic beverages and alcohol beverages sold for the prior twelve (12) months. Should the planning commission or city
council initiate a CUP modification or revocation proceeding under Section 17.70.010, the commission, or the council, may at
its discretion require the subject business to provide (a) a statement of the percentage of gross sales, computed monthly, that
resulted from the sale of prepared food for not longer than the prior twelve (12) months; and (b) the supporting data upon
which the percentage is based. The planning commission, or city council, may also require an audit of the records of the
business by a certified public accountant to determine the gross sales of food and alcohol or a forensic audit by a qualified
auditor selected by the city of the information and data systems by which the information is produced. The results of these
audits may be used to determine whether the grounds for modification or revocation exist. When considering revocation or
modification under Section 17.70.010(H), a restaurant that sells or provides on-sale alcoholic beverages will be presumed to
be operating as a restaurant if the monthly food to alcohol sale ratios are consistent with the ratios in Section 17.70.010(H).
(Ord. 15-1350 §2, 2015; Ord. 12-1337 §1, 2012; Ord. 95-1130 § 7 (part), 1995: prior code Appx. A, §10-7)
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