HomeMy WebLinkAbout2017-11-21 PC AGENDAPlanning Commission
City of Hermosa Beach
Regular Meeting Agenda - Final
City Hall
1315 Valley Drive
Hermosa Beach, CA
90254
Council Chambers7:00 PMTuesday, November 21, 2017
1
November 21, 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
17-0653 Approval of the October 17, 2017 Planning Commission Action Minutes
Recommendation:To approve the Planning Commission action minutes of the October 17, 2017 regular
meeting.
6. Resolution(s) for Consideration - None
Page 2 City of Hermosa Beach Printed on 3/21/2024
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November 21, 2017Planning Commission Regular Meeting Agenda - Final
***************************************************************************************************************
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.
***************************************************************************************************************
17-0657 INFORMATION ONLY: PUBLIC HEARING NOTICES AND
PROJECTS ZONING MAP
Section II
PUBLIC HEARING
7.REPORT
17-0678 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 (continued from the August 15, September 19
and October 17, 2017 meetings).
Recommendation:To adopt the attached resolution approving the Conditional Use Permit, Precise
Development Plan, and Vesting Tentative Parcel Map No. 74545 for a two-unit detached
condominium project at 617 Longfellow Avenue, subject to conditions, and determine the
project is categorically exempt from the California Environmental Quality Act (CEQA).
8.REPORT
17-0679 ZON 17-1-- Zone Change from General Commercial (C-3) to
One Family Residential (R-1) to be consistent with the PLAN
Hermosa Land Use Designation of Low Density Residential
(LD) at the vacant lot between 820 9th Street and 830 9th
Street (temporarily addressed as 822 9th Street), and
determine the rezone will be consistent with the General Plan
designation for the property which was within the scope of
the project considered in the PLAN Hermosa Environmental
Impact Report (EIR).
Recommendation:Adopt the attached resolution recommending the City Council approve a zone change
from C-3 to R-1.
Page 3 City of Hermosa Beach Printed on 3/21/2024
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November 21, 2017Planning Commission Regular Meeting Agenda - Final
9.REPORT
17-0684 Building File B-5 -- Text Amendment to the Hermosa Beach
Municipal Code Section 15.04.050 Expiration of Permits
(Referral from the City Council)
Recommendation:To recommend that City Council amend the code as attached. The approach is to
provide for two exceptions to the two year expiration. 1. The Planning Commission may
establish longer time frames for construction and expiration of permits on large or
complex discretionary projects. 2. The Building Official may grant 6-month permit
extensions upon written request showing that circumstances beyond the control of the
permittee have prevented completion of the project.
Section III
HEARING
10.REPORT
17-0676 SIGN REVIEW - S4 #33 Determination of whether the
proposed sign displays covering 241 ± square feet of
surface area on west side of a building are consistent
with the Municipal Code definition of ‘Mural’ for the Vans
shop at 1314 Pacific Coast Highway and determine the
project is not subject to the California Environmental
Quality Act (CEQA).
Recommendation:Adopt the attached resolution and determine that the proposed sign displays covering
241 � square feet of surface area on west side of a building are consistent with the
Municipal Code definition of 'Mural' for the Vans shop at 1314 Pacific Coast Highway and
determine the project is not subject to the California Environmental Quality Act (CEQA).
Section IV
11. Staff Items
a.REPORT
17-0655 Verbal Report on City Council Actions
b.REPORT
17-0656 Verbal Status Report on Major Planning Projects
c.REPORT
17-0686 December 11, 2017 Planning Commission Tentative Future Agenda Items
d.REPORT
17-0652 Community Development Department Activity Report of September, 2017
Recommendation:To receive and file the September, 2017 Community Development Department activity
report.
12. Commissioner Items
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 17-0653
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of November 21, 2017
Approval of the October 17, 2017 Planning Commission Action Minutes
Recommended Action:
To approve the Planning Commission action minutes of the October 17, 2017 regular meeting.
Attachment:
1.October 17, 2017 Planning Commission action minutes
Respectfully Submitted by: Yu-Ying Ting, Administrative Assistant
Concur: Kim Chafin, Planning Manager
Approved: Ken Robertson, Community Development Director
City of Hermosa Beach Printed on 12/23/2022Page 1 of 1
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City Hall
1315 Valley Drive
Hermosa Beach, CA
90254
City of Hermosa Beach
Action Minutes - Draft
Planning Commission
Chair
Rob Saemann
Vice Chair
Marie Rice
Commissioners
David Pedersen
Peter Hoffman
Michael Flaherty
7:00 PM Council ChambersTuesday, October 17, 2017
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
Kim Chafin, Planning Manager
Nicole Ellis, Associate Planner
Kathy Khang, Assistant Planner
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.
September 19, 2017 Planning Commission action minutesAttachments:
ACTION: Motion by Commissioner Hoffman and seconded by Commissioner
Pedersen to approve the September 19, 2017 Planning Commission action
minutes as presented. The motion carried by a unanimous vote.
Page 1City of Hermosa Beach
6
October 17, 2017Planning Commission Action Minutes - Draft
6. Resolution(s) for Consideration - None
***************************************************************************************************************
THE RECOMMENDATIONS NOTED BELOW ARE FROM THE PLANNING STAFF AND ARE
RECOMMENDATIONS ONLY. THE FINAL DECISION ON EACH ITEM RESTS WITH THE PLANNING
COMMISSION. PLEASE DO NOT ASSUME THAT THE STAFF RECOMMENDATION WILL BE THE
ACTION OF THE PLANNING COMMISSION.
***************************************************************************************************************
17-0612 INFORMATION ONLY: PUBLIC HEARING NOTICES AND PROJECTS
ZONING MAP
1. Public Notices
2. Projects Zoning Map
Attachments:
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.
Applicant Letter of Request to Continue
Link to Planning Commission Agenda August 15, 2017 - Public
Hearing Item 8
Link to Planning Commission Video August 15, 2017
Attachments:
Coming forward to speak: None.
ACTION: Motion by Commissioner Rice and seconded by Commissioner
Pedersen to 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. The motion carried by the following vote:
Aye:Commissioner Flaherty, Commissioner Hoffman, Commissioner Pedersen,
Commissioner Rice, and Chairperson Saemann
5 -
Absent:0
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
Page 2City of Hermosa Beach
7
October 17, 2017Planning Commission Action Minutes - Draft
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).
1. Draft Resolution
2. Site Photograph
3. Poster Verification
4. Radius Map
5. Applicant Submittal
Attachments:
Coming forward to speak: Gary Lane.
ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Rice
to adopt the resolution approving subjec two-unit condonminium project as
amended to add Public Works Condition 13.a. to state "The base of the driveway
approach shall not exceed sixteen (16) feet with three (3) foot wings on each side
and the six (6) inch raised curb shall be constructed per Standard Plan for Public
Works Construction STD #120-20 between property line frontage." The motion
carried by the following vote:
Aye:Commissioner Flaherty, Commissioner Hoffman, Commissioner Pedersen,
Commissioner Rice, and Chairperson Saemann
5 -
Absent:0
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 3City of Hermosa Beach
8
October 17, 2017Planning Commission Action Minutes - Draft
Proposed Resolution
City Council Resolution 15-7000 (Current CUP)
Approved Floor Plan- 2011
Summary of Proposed Modfications to Conditions of Approval
Municipal Code- CUP Criteria, Conditions and Standards
Legal Poster and Radius Map.pdf
Applicant Submittal.pdf
Supplemental Information (edited 10/17/17 at 4:40 pm)
Attachments:
Coming forward to speak: Skylar Tourigny, Josh Cool, Johnna Janis, Wendy
Walker, Duke Noor, Ray Craparo, Pauline Saltzmann, Carrie Rogers, Sloan
Hall-Waselen, Kate Meyers, Anthony Joaquin and Kevin Cleary.
ACTION: Motion by Commissioner Rice and seconded by Chairman Saemann to
adopt the resolution approving subject Conditional Use Permit amendment with
amended Condtition 14 to replace "Community Development Director" with
"Planning Commission". The motion carried by the following vote:
Aye:Commissioner Flaherty, Commissioner Pedersen, Commissioner Rice, and
Chairperson Saemann
4 -
No:Commissioner Hoffman1 -
Absent:0
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.
Proposed Resolution with draft ordinance included as Attachment A
600 foot radius-01
Link to City Council 9-12-17 agenda materials
Attachments:
Coming forward to speak: None.
ACTION: Motion by Commissioner Flaherty and seconded by Commissioner
Pedersen to adopt the 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) as
amended to add to the end of 17.42.110 the sentence "Nothing in this section is
intended to prohibit a primary caregiver from providing medical cannabis to a
qualified patient as those terms are defined by State law." The motion carried
by the following vote:
Page 4City of Hermosa Beach
9
October 17, 2017Planning Commission Action Minutes - Draft
Aye:Commissioner Flaherty, Commissioner Hoffman, Commissioner Pedersen,
Commissioner Rice, and Chairperson Saemann
5 -
Absent:0
Section III
11. Staff Items
a.REPORT
17-0623
Planning Commission December Meeting Date Change from December
7, 2017 to December 11, 2017
17-0613b.Verbal Report on City Council Actions
17-0614c.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.
Planning Commission Tentative Agenda November 21, 2017Attachments:
The Planning Commission consensus was to receive and file the November 21,
2017 Planning Commission tentative future agenda items.
Aye:Commissioner Flaherty, Commissioner Hoffman, Commissioner Pedersen,
Commissioner Rice, and Chairperson Saemann
5 -
Absent:0
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.
Community Development Department activity report of August, 2017Attachments:
The Planning Commission consensus was to receive and file the August, 2017
Community Development Department activity report.
Aye:Commissioner Flaherty, Commissioner Hoffman, Commissioner Pedersen,
Commissioner Rice, and Chairperson Saemann
5 -
Absent:0
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
Page 5City of Hermosa Beach
10
October 17, 2017Planning Commission Action Minutes - Draft
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.
HBMC Section 17.26.060
HBMC Section 17.04
HBMC Section 17.40.080
Attachments:
The Planning Commission discussed the matter and determined no further action
is needed.
13. Adjournment
Page 6City of Hermosa Beach
11
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
17-0657
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of November 21, 2017
INFORMATION ONLY: PUBLIC HEARING NOTICES AND PROJECTS ZONING MAP
Attachment:
1.Public Notices
2.Projects Zoning Map
City of Hermosa Beach Printed on 5/3/2022Page 1 of 1
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Run Date: November 9, 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, November 21, 2017, to consider the following:
1. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 74545 for a two-
unit condominium project at 617 Longfellow Avenue, and determination that the project is categorically
exempt from the California Environmental Quality Act (continued from the August 15, September 19 and
October 17, 2017 meetings).
2. Zone Change from General Commercial (C-3) to One Family Residential (R-1) to be consistent with the
PLAN Hermosa Land Use Designation of Low Density Residential (LD) at the vacant lot between 820 9th
Street and 830 9th Street (temporarily addressed as 822 9th Street). In accordance with Public Resources
Code Section 21083.3 and the California Environmental Quality Act (CEQA) Guideline 15168 (c)(2), this
rezone will be consistent with the General Plan designation for the property is within the scope of the project
considered in the PLAN Hermosa Environmental Impact Report, which was certified by the City Council on
August 22, 2017.
3. Referral from the City Council to the Planning Commission for discussion, analysis and a recommendation of
proposed Text Amendment to the Hermosa Beach Municipal Code Section 15.04.050 regarding expiration of
building permits.
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, November 16, 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, November 16, 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\pc11-21-17 revised.docx
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PALM DRVALLEY DRTHE STRANDARDMORE AVEMANHATTAN AVEBAYVIEW DRPACIFIC COAST HWYPROSPECT AVE8TH PL
25TH ST
PIER AVE
10TH STMONTEREY BLVDBEACH DR14TH STHERMOSA AVE30TH ST
HARPER AVE
31ST ST
GO
U
L
D
A
V
E
OCEAN DR16TH ST
29TH ST
31ST PL
28TH ST
32ND PL
30TH PL
17TH ST
29TH CT
33RD PL
ALLEY
28TH CT
LOMA DRSUNSET DRAVIATION BLVD
33RD ST
8TH ST
24TH PL
27TH ST
BOUNDARY
P
L
9TH STOZONE CT
24TH ST
LONGFELL
O
W
A
V
E
ARTESIA BL
V
D
21ST ST
13TH ST
26TH ST
15TH ST
19TH ST
OWOSSO AVERHODES ST11TH ST
20TH ST
OAK ST
20TH PL
INGLES
IDE DRBARD STPARK AVE27TH CT
MYRTLE AVE
22ND ST
HILLCREST DRAVA AVEPOWER STGO
U
L
D
T
E
R
17TH CT
18TH CT
16TH CT
18TH ST
15TH PL
19TH CT
11TH PL
14TH CT
PORTER LN
CYPRESS AVE13TH CT VALLEY PARK AVE9TH CT
CIRCL
E
D
R
11TH CT
15TH CT
12TH CT
20TH CT
8TH CT
10TH CT
G
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ESILVER
ST
21ST CT
SPRINGFIELD AVECAMPANA ST23RD ST AMBY PLBORDEN AVEM
O
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S
I
D
E
D
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MARLITA PL
REYNOLDS LN16TH ST
11TH ST
11TH ST
24TH ST
10TH ST
25TH ST
18TH ST
30TH ST
19TH ST
AL
LEY
19TH ST
24TH ST
21ST ST
10TH ST
13TH ST
9TH ST
24TH PL24TH ST
15TH ST
17TH ST
20TH ST
18TH ST
LOMA DR14TH ST
BEACH DR26TH ST
OAK ST
LOMA DR8TH ST
9TH ST
LONGFELLOW AVE
11TH ST
20TH ST
11TH PL
ZONING DESIGNATIONS
R-1 ONE FA MILY RESIDENTIAL
R-1A LIMITED ONE-FA MILY RESIDENTIAL
R-2 TWO-FAMILY RES IDENTIAL
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 GE NERAL 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)
Pro jects Zo n in g Ma pPla n n in g Co mmissio n Meetin g No vember 21, 2017
617 Lo n gfello w Aven ue2 –Un it Co n do min iumZo n e: R-2B
1314 PCHMura l ReviewZo n e: C-2
822 9th StZo n e Cha n geZo n e: C-2
15
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0678
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of November 21, 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 (continued from the August 15,
September 19 and October 17, 2017 meetings).
Applicant/617 Longfellow LP, C/O Jeffrey E. Bowers, Partner
Owner:1300 Highland Avenue, Suite 202
Manhattan Beach, CA 90266
Recommended Action:
To adopt the attached resolution approving the Conditional Use Permit, Precise Development Plan,
and Vesting Tentative Parcel Map No. 74545 for a two-unit detached condominium project at 617
Longfellow Avenue, subject to conditions, and determine the project is categorically exempt from the
California Environmental Quality Act (CEQA).
Background:
GENERAL PLAN:Medium Density Residential
ZONING:Limited Multiple Family Residential (R-2B)
LOT SIZE:5,001 square feet
PROPOSED SQUARE FOOTAGE:Unit 1: 3,328 square feet
Unit 2: 3,166 square feet
PARKING REQUIRED:4 Standard/1 guest
PARKING PROVIDED: 4 Standard/1 Guest
ON STREET PARKING LOST/GAINED: No on street parking lost or gained on Longfellow Avenue or
Boundary Place
ENVIRONMENTAL DETERMINATION: Categorically Exempt, CEQA Section 15303(b)
(Class 3 Exemption, New Construction or Conversion of
Small Structures)
At its meeting of August 15, 2017 the Planning Commission with a 3:1 vote continued the item to the
September 19, 2017 Planning Commission meeting and directed the applicant and architect to work
with staff on a compatible site layout where on-street parking is preserved and all vehicle access is
provided from the alley (Boundary Place).
City of Hermosa Beach Printed on 5/3/2022Page 1 of 5
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Staff Report
REPORT 17-0678
The item was continued from the September 19th meeting to the October 17th meeting and again to
the November 21st meeting while the applicant and architect continued to work with the Planning
Staff on a redesign of the project.
The applicant proposes to demolish two residential units with a detached two-car garage and
construct two detached condominium units on an approximately 5,000 square foot lot, located
between Longfellow Avenue and Boundary Place.
Analysis:
A proposal to construct a condominium project requires findings for consideration of a Precise
Development Plan, Conditional Use Permit and Vesting Tentative Parcel Map pursuant to
Government Code Section 66474 and as set forth in Hermosa Beach Municipal Code (HBMC)
Sections 16.08.060, 17.40.020 and 17.58.030.
CEQA Compliance: The project is Categorically Exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15303(b), Class 3 Exemption, New Construction or
Conversion of Small Structures, because the project is construction of limited numbers (two) of new
small structures. More specifically, the project is comprised of multi-family residential structures in an
urbanized area, totaling not more than six dwelling units.
Basic Zoning Standards: The project complies with the requirements of the Zoning Ordinance,
including the R-2B zone and design standards for condominiums in Section 17.22.
CRITERIA REQUIRED PROVIDED
Minimum Lot Area for 2 Units 3,500 Sq. Ft. (max 2 units)5,001 Sq. Ft. (max 2 units)
Lot Coverage Maximum 65%58%
Height Maximum 30’30’
Front Yard Setback Minimum 10’ Prevailing 10’ Prevailing
Side Yard Setback Minimum 5’5’
Rear Yard Setback Minimum 3’ (1st level) and 1’ (2nd and
3rd levels)
3’ and 1’
Total Parking Spaces
Minimum
5 spaces total 5 spaces total
Garage Spaces Minimum 4 (2 per unit)4 (2 per unit)
Guest Space Minimum 1 space per 2 units 1 shared guest space
Driveway Maximum Slope 20%20%
Open Space Per Unit
Minimum
300 Sq. Ft. per unit Unit 1: 308 Sq. Ft. Unit 2: 336
Sq. Ft.
Minimum Unit Size Unit 1: 1,600 Sq. Ft. Unit 2:
1,600 Sq. Ft.
Unit 1: 3.328 Sq. Ft. Unit 2:
3,166 Sq. Ft.
Storage Area (Per Unit)
Minimum
200 Cu. Ft.Unit 1: 216 Cu. Ft. Unit 2: 256
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 in
east side yard and within
vehicle courtyard
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Staff Report
REPORT 17-0678
CRITERIA REQUIRED PROVIDEDMinimum Lot Area for 2 Units 3,500 Sq. Ft. (max 2 units)5,001 Sq. Ft. (max 2 units)Lot Coverage Maximum 65%58%Height Maximum 30’30’Front Yard Setback Minimum 10’ Prevailing 10’ PrevailingSide Yard Setback Minimum 5’5’Rear Yard Setback Minimum 3’ (1st level) and 1’ (2nd and3rd levels)3’ and 1’Total Parking SpacesMinimum 5 spaces total 5 spaces totalGarage Spaces Minimum 4 (2 per unit)4 (2 per unit)Guest Space Minimum 1 space per 2 units 1 shared guest space
Driveway Maximum Slope 20%20%
Open Space Per Unit
Minimum
300 Sq. Ft. per unit Unit 1: 308 Sq. Ft. Unit 2: 336
Sq. Ft.
Minimum Unit Size Unit 1: 1,600 Sq. Ft. Unit 2:
1,600 Sq. Ft.
Unit 1: 3.328 Sq. Ft. Unit 2:
3,166 Sq. Ft.
Storage Area (Per Unit)
Minimum
200 Cu. Ft.Unit 1: 216 Cu. Ft. Unit 2: 256
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 in
east side yard and within
vehicle courtyard
Covenants, Conditions and Restrictions (CC&R’s) have been submitted and have been reviewed for
compliance with applicable sections of the zoning ordinance.
The redesigned plans propose marginally larger units than previously proposed, increasing floor area
by a total of 156 square feet. There will be a slight reduction in lot coverage by 1%, and all on-street
parking on Longfellow Avenue and Boundary Place will be preserved. The revised plans meet all
code requirements and staff finds that the revised plans provides for more consistent neighborhood
compatibility.
Each unit contains a two-car garage, recreation room, bedroom and bathroom on the first floor level,
unit 1 contains the kitchen, living and dining room on the second floor level while unit 2 contains 3
bedrooms and 3 bathrooms on the second floor level and unit 1 contains 3 bedrooms and 3
bathrooms on the third floor level while unit 2 contains the kitchen, living and dining room on the third
floor level.
Unit 1 provides 308 square feet of open space which meets the R-2B standards. Open space is
located within the front yard area, which is recessed approximately 2 feet below sidewalk grade and
6 below the primary living level grade and adjacent to the primary living level, as well as on the third
floor level and roof deck. Unit 2 provides 336 square feet of open space which meets the R-2B
standards. Open space is located adjacent to the main living level on the third floor as well as on the
roof deck. There are additional balconies and open space areas which are not included in the open
space totals which do not meet the minimum dimension or maximum coverage standards but also
serve and function as open space areas.
Access and Parking: Each unit will provide a two-car garage. All parking is accessed from Boundary
Place. Parking for Unit 1 will be provided from a new nine-foot wide driveway from Boundary Place.
Parking for Unit 2 will be provided from Boundary Place. One designated guest parking space will be
located between and adjacent to the Unit 1 garage and Unit 2 building wall. The applicant, architect
and city staff worked in coordination with Manhattan Beach’s Traffic Engineer to ensure that parking
on the north side of Boundary Place would be preserved with the redesign. Parking has been
arranged as such where vehicles must enter from the east in order to have sufficient turning space
when entering the nine-foot driveway.
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 Pink Melaleuca, Canyon Prince Wild Rye, Creeping
Rosemary and two 24 inch box size Box Elder trees within the front yard area. The landscape plan
shows more than 50% required permeable exterior surface area on-site with 52% permeable exterior
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REPORT 17-0678
surface area proposed. Therefore, the project is not conditioned to include catch basins with sump
pumps to retain water on-site pursuant to HBMC Section 8.44 Hermosa Beach Stormwater and
Urban Runoff Pollution Control Regulations. Additionally an automatic irrigation system is proposed
for the landscape areas.
The project is required to meet Title 24 standards: 65% of demolition debris must be recycled, and
cement used in foundation mix design must be reduced by not less than 20%, among other
requirements. Hermosa Beach’s Electrical Code (Section 15.32) requires installation of conduit sized
to accommodate solar energy and solar thermal systems.
Compatibility with surrounding area: The subject site and surrounding properties are zoned R-2 Two-
Family Residential. Similar residential development is found in the surrounding area comprised
primarily of multi-story, multi-family residences.
The surrounding properties on Longfellow have a consistent prevailing minimum 10-foot front yard
setback. Furthermore, various condominium projects located at 605-607, 609-611 and 613-615
Longfellow Avenue were approved with a 10-foot front yard setback. The project’s proposed front
yard setback of 10 feet meets the minimum 5-foot front yard setback as required per Section
17.22.060 D, and the 10-foot proposed front yard setback is consistent with the immediate
neighborhood with regard to the prevailing front yard setback.
The applicant and architect worked with City staff on a compatible site layout where on-street parking
is preserved and all vehicle access is provided from the alley (Boundary Place). As such, the
redesigned project is consistent with the City’s General Plan. The property is located within the
Hermosa View General Plan Character Area. The future vision of this area indicates, “The intent is to
preserve building form, orientation or scale, and retain the unique streetscape with wide parkways
and uninterrupted sidewalks.” With regard to the public realm, the General Plan notes the design in
this character area stating, “Most homes along Longfellow Avenue are served by alleyways at the
back of the property, providing garage access and leaving sidewalks along Longfellow Avenue
interrupted by driveway aprons and curb cuts.”
Furthermore, Land Use Element Goal 6, A Pedestrian-Focused Urban Form that Creates Visual
Interest and a Comfortable Outdoor Environment, includes Policy 6.9, “Shared driveways. Allow and
encourage new commercial and residential developments to have common driveways serving
multiple units, to minimize the number of curb cuts along any given block to improve pedestrian
safety.”
The redesigned project is also consistent with HBMC Section 17.22.030 which establishes the
purpose to promote standards for residential condominiums and like developments.
The project has been redesigned to preserve the unique streetscape in which wide uninterrupted
parkways are established along Longfellow Avenue which also improves pedestrian safety and
preserves on-street parking on both Longfellow Avenue and Boundary Place which.
Subdivision Map: The applicant has applied for a Vesting Tentative Parcel Map. The 5,001 square
foot lot can accommodate two units consistent with the minimum requirement of 1,750 square feet of
City of Hermosa Beach Printed on 5/3/2022Page 4 of 5
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Staff Report
REPORT 17-0678
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.
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,
17.22, 17.40.020 and 17.58.030 of the Municipal Code are provided in the attached resolution.
Therefore, staff recommends the Planning Commission adopt the attached resolution approving the
Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map No. 74545 for
a two-unit detached condominium project at 617 Longfellow Avenue, subject to conditions, and
determine the project is categorically exempt from the California Environmental Quality Act (CEQA).
Attachments:
1.Draft Resolution
2.Poster Verification
3.Radius Map
4.Applicant Submittal
Respectfully Submitted by: Nicole Ellis, Associate Planner
Concur: Kim Chafin, Planning Manager
Approved: Ken Robertson, Community Development Director
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P.C. Resolution 17-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT, PRECISE DEVELOPMENT PLAN, AND VESTING TENATIVE
PARCEL MAP NO. 74545 FOR A TWO-UNIT DETACHED
CONDOMINIUM PROJECT AT 617 LONGFELLOW AVENUE,
LEGALLY DESCRIBED AS LOTS 53 AND 54 OF SOUTHERN
CALIFORNIA CONVENTION HALL AND MARINE VIEW PARK
TRACT, CITY OF HERMOSA BEACH AND DETERMINATION THAT
THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as
follows:
Section 1. An application was filed on June 15, 2017 by the property owner/applicant
617 Longfellow LP, C/O Jeffrey E. Bowers, Partner, for development of property located at 617
Longfellow Avenue, seeking approval of Conditional Use Permit 17-10, Precise Development
Plan 17-10, and Vesting Tentative Parcel Map #74545 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 August 15, 2017, at which time testimony and evidence, both
written and oral, was presented to and considered by the Planning Commission.
Section 3. At its meeting of August 15, 2017 the Planning Commission, with a 3:1
vote, continued the item to the September 19, 2017 Planning Commission meeting and directed
the applicant and architect to work with staff on a compatible site layout where on-street parking
is preserved and all vehicle access is provided from the alley (Boundary Place).
Section 4. The item was continued from the September 19th meeting to the October
17th meeting and again to the November 21st meeting while the applicant and architect
continued to work with the Planning Staff on a redesign of the project.
Section 5. 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 6. Based on the evidence received at the public hearing on November 21, 2017,
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 two residential units with a detached two-car
garage and develop a two-unit detached residential condominium project.
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2. The subject property contains approximately 5,000 square feet, is designated Medium
Density Residential on the General Plan Map, and R-2B Limited Multiple Family Residential
on the Zoning Map.
Section 7. 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-2B zone because the project is an allowed use and has a density of less than 25
dwelling units per acre, and as conditioned complies with all standards.
4. The site is physically suitable for a two-unit detached residential condominium project with
Unit 1 and Unit 2 containing three levels. Each unit will provide a two-car garage. One
shared guest parking space is located between and adjacent to the Unit 1 garage and Unit 2
building wall.
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 Boundary Place 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).
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
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maximum density allowed, and conditions have been placed on the project to ensure
compatibility.
11. The granting of the subdivision will result in division of a conforming sized and configured
lot into airspace for condominium units of size and design conforming to the R-2B zone and
condominium ordinance.
Section 8. 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-2B zone because the project is an allowed use and has a density of less than 25 units
per acre, and as conditioned complies with all standards.
13. The site is zoned R-2B and is physically suitable for a two-unit detached residential
condominium project with Unit 1 and Unit 2 containing three levels. Each unit will provide a
two-car garage. One shared guest parking space is located between and adjacent to the Unit 1
garage and Unit 2 building wall.
14. Both Units 1 and 2 comply with Section 17.14.080 of R-2B Limited Multiple Family
Residential Open Space standards and provide a minimum of 300 square feet of open space
per unit.
15. The subdivision and improvements provide for adequate drainage, sanitation and potable
water, underground utilities, supply all required off-street parking, sidewalks, and safe access
from a public street, will not cause substantial traffic impacts due to minimal increase in
density, and will comply with all construction requirements.
16. Design of the proposed subdivision as conditioned is compatible and consistent with the
immediate environment, including maintenance of water quality and reduction of marine
pollution via onsite retention of storm water to compensate for loss of permeable surfaces
and landscaping to enhance aesthetics, being consistent with purposes of the designation, all
density and development standards, and access and services are provided. An in-lieu Park
and Recreation Area Dedication fee is required for each unit.
17. The proposed project as conditioned is consistent with the General Plan and will ensure
compatibility of the proposed density, use and design with neighboring residential properties,
which also contain multi-story single and multi-family residences. The project as conditioned
complies with Section 17.22.060 because the lot width exceeds 29 feet, unit sizes exceed the
minimum requirement of 1,600 square feet for both Unit 1 and 2, the project does not exceed
the 30 foot height limit, minimum open space of 300 square feet is met, and the front setback
meets the five-foot minimum requirement.
18. All utilities will be placed underground, integrated into the design, separately metered and
independently provided in each unit. Stormwater runoff will be minimized and a final
landscape plan shall be provided per the Green Building, Water Efficient, Water
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Conservation and Condominium landscape standards and the required landscape plan shall
be provided, per Sections 8.60, 8.44, and 8.56.
Section 9. Based on the foregoing, the Planning Commission hereby approves the
subject Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map
for a two-unit attached condominium project subject to the following Conditions of Approval:
General:
1. The development and continued use of the property shall be in conformance with
submitted plans received and reviewed by the Planning Commission at its meeting of
November 21, 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-2B zone as applicable and
the Condominium Ordinance in Chapter 17.22 of the Municipal Code, including but
not limited to:
a) Height including required roof deck railings shall fully comply with the 30-foot
height limit. Precise building height compliance shall be reviewed at the time of
Plan Check, to the satisfaction of the Community Development Director.
b) Design and construction shall comply with Section 17.22.060 except as
specifically stated in this Resolution.
c) Conduit to accommodate roof mounted alternative energy equipment for solar
energy and solar thermal shall also be supplied per Section 15.32.140.
d) The requirements of Section 17.22.060(F) and (G) shall be shown on structural
plans and reviewed at the time of Building Division Plan Check.
e) A minimum of 200 cubic feet of storage area shall be provided for each unit in
accordance with Section 17.22.060(E).
f) Designated, screened solid waste storage areas, a minimum of 2.5’ x 2.5’ (length
times width) each, for three solid waste storage bins shall be shown on the site
plan compliance with Chapter 8.12.
3. The submitted Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed and
approved by the Community Development Director in conformance with Section
17.22.050 and conditions of this approval prior to the issuance of Building Permits.
a) Proof of recordation of approved CC&Rs shall be submitted to the Community
Development Director prior to the issuance of Certificate of Occupancy.
b) Five parking spaces (four garage spaces and one shared guest space) shall be
maintained on-site. All parking spaces shall remain available for parking and
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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:
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
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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.
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
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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.
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
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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.
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 10. 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
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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 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 11. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge
to the decision of the Planning Commission, after a formal appeal to the City Council, must be
made within 90 days after the final decision by the City Council.
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 17-XX is a true and complete record of the action
taken by the Planning Commission of the City of Hermosa Beach, California, at its regular
meeting of November 21, 2017.
Rob Saemann, Chairman Ken Robertson, Secretary
Date
29
Public Notice Poster Verification
30
31
SHEET NO.
DATE REV#
STAMP
DWG. NAME
PRINT DATE
PROJECT #ARCHITECT:1117 5TH STREET, SUITE E, MANHATTAN BEACHPROJECT:SIX ONE SEVEN617 LONGFELLOW, HERMOSA BEACH, CA 90254KNOWLTON ARCHITECTS, INC.10/23/2017 310. 318.3448 INFO@THEKNOWLTONGROUP.NET32
SHEET INDEXPROJECT DATA
TWO NEW 3-STORY TOWNHOMES
VICINITY MAP
SYMBOL LEGEND
CONSULTANTS
ABBREVIATION
NOTES
GENERAL NOTES
SHEET NO.
DATE REV#
STAMP
DWG. NAME
PRINT DATE
PROJECT #ARCHITECT:1117 5TH STREET, SUITE E, MANHATTAN BEACHPROJECT:SIX ONE SEVEN617 LONGFELLOW, HERMOSA BEACH, CA 90254KNOWLTON ARCHITECTS, INC.10/30/2017 310. 318.3448 INFO@THEKNOWLTONGROUP.NETDEVELOPMENT PROGRAM
33
SHEET 1 OF 1 SHEET
LEGAL DESCRIPTION
JOB ADDRESS
SUBDIVIDER
9-20-16
ENGINEER
DATE
GARY J. ROEHL R.C.E. 30826
3914 DEL AMO BLVD., STE. 921
TORRANCE, CA 90503
310-542-9433
IN THE CITY OF HERMOSA BEACH
COUNTY OF LOS ANGELES
STATE OF CALIFORNIA
FOR CONDOMINIUM PURPOSES
VESTING TENTATIVE
EXISTING BUILDING
CONCRETE
BRICK
WOOD DECK
106.76 EXISTING ELEVATION
BLOCK WALL
LEGEND
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
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.
NOTE: ALL SETBACK DIMENSIONS SHOWN
ARE MEASURED TO EXTERIOR SURFACE OF
BUILDINGS UNLESS OTHERWISE NOTED.
PARCEL MAP NO.74545
JEFF BOWERS
MINARET DEVELOPMENT
617 LONGFELLOW
HERMOSA BEACH, CA 90254
PHONE 310-433-4002
LOTS 53 & 54 OF THE SOUTHERN CALIFORNIA
CONVENTION HALL & MARINE VIEW PARK TRACT
M.B. 18-2-3
APN 4169-027-022
617 LONGFELLOW AVENUE
HERMOSA BEACH, CA 90254
NOTES
1. ALL EXISTING STRUCTURES TO BE
REMOVED UNLESS OTHERWISE NOTED.
2. ALL UTILITIES ARE LOCATED IN
ADJACENT STREETS.
3. THIS IS A 2 UNIT CONDOMINIUM
PROJECT.
4. WATER SUPPLY IS PROVIDED BY
CALIFORNIA WATER COMPANY.
5. SANITARY SEWER DISPOSAL IS TO
AN 8" VCP PUBLIC LINE. THE 8" VCP
IS LOCATED IN LONGFELLOW AVENUE;
$3352;,0$7('(37+
6. SEE SOILS REPORT FOR POTENTIAL
FILL ON THIS SITE.
7. SITE DRAINAGE IS SURFACE FLOW
WITH DISCHARGE TO ADJACENT
STREETS.
THE SOUTHERN CALIFORNIA
CONVENTION HALL & MARINE VIEW
PARK TRACT
M.B. 18-2-3 1
(100.01' P/L1
(100.02' P/L1
(992.55'
1
(1014.03'
1
(50.01' P/L
1
(49.99' P/L
724.81'49.99'239.23'
217.32'50.01'725.21'
TOFOUND S&W LS 5411
@ ARDMORE AVENUE
TOFOUND SMALL SPK
@ TENNYSON PLACE
TO C/L OF ARDMORE AVENUE
ESTAB PER FOUND L&T TIES
TO C/L OF TENNYSON PLACE
ESTAB PER FOUND L&T TIES30.00'30.00'106.31 TP NAIL105.99 PEN X 108.25 PEN X105.89106.07105.86105.88105.89105.42104.33104.23103.95 TC103.71 FL104.63104.77105.88107.15107.34105.80 FL106.29 TC107.94 TC1
0
7
.
4
8
F
L
108.68108.48SIGNWM108.13108.23108.1036"TREE108.06106.75105.76105.89105.25 TC 106.00106.07106.083-8"TREES105.99106.17106.15109.3410"TREE106.26106.31105.51105.62 PC1
0
4
.
7
8
F
L 109.87109.82109.78 TC109.22 FL110.00110.05107.926"TREE106.08106.88108.37108.18112.69108.21108.23108.38108.72108.34109.41108.20 PC106.53108.84110.02110.13 110.20 EG110.16 EG110.12 FL SSMH111.81 111.91 EG112.26111.96110.61108.24 FL108.40 EG108.45 EG110.09108.68106.55104.76104.54 EG104.45 FL
104.51 EG104.72107.23108.10106.981
0
8
.
9
5
107.88108.28106.9218"TREE106.71106.97106.36106.67107.5510.00'10.00' X X X106.50 PC110.00 PC108.28108.52CONC. SWALE
CONC.
EXISTING GARAGE EXISTING GARAGE
EXISTING RESIDENCE
EXISTING RESIDENCE
EXISTING RESIDENCE
EXISTING RESIDENCE
UNDER CONSTRUCTION
EXISTING RESIDENCE
UNDER CONSTRUCTION
CONC.
BRICK
EM'S
CONC. SIDEWALK CONC. SIDEWALK
SET L&T RCE 30826
3.00' S'LY OF CORNER
ON PROP. LINE PROD.
TO BE SET
FOUND L&T LS 8418
3.00' S'LY & 0.03' E'LY
OF PROP. CORNER
TAG ELEV.=95.51'
FOUND S&W LS 8418
1.00' N'LY & 0.07' E'LY
OF PROP. CORNER
TAG ELEV.=106.53'
SET S&W RCE 30826
1.00' N'LY OF CORNER
ON PROP. LINE PROD.
TO BE SET
1
AREA = 5,000 S.F.
LONGFELLOW AVENUE
BOUNDARY PLACE
180.0
'102.0
'48.0'30.0'
THE E'LY LINE OF LOT 52 *
THE E'LY LINE OF LOT 55*
*60'30'30'20'10'10'C-01
CIVIL SURVEY
1/8" = 1'-0"
CIVIL SURVEY
SHEET NO.
DATE REV#
STAMP
DWG. NAME
PRINT DATE
PROJECT #ARCHITECT:1117 5TH STREET, SUITE E, MANHATTAN BEACHPROJECT:SIX ONE SEVEN617 LONGFELLOW, HERMOSA BEACH, CA 90254KNOWLTON ARCHITECTS, INC.10/23/2017 310. 318.3448 INFO@THEKNOWLTONGROUP.NET34
UNIT B UNIT A
UNIT B
UNIT A
UNIT B
UNIT B UNIT A
UNIT A
UNIT B UNIT A
340 S.F.
CANTILEVERED
AREA TOTAL
328 S.F.
CANTILEVERED
AREA
ENTRY LANDING
ABOVE ABOVE 30"
362 S.F.
OPEN SPACE
(100 S.F. ALLOWED)
455 S.F.
OPEN SPACE
(100 S.F. ALLOWED)
236 S.F.
OPEN SPACE 50 S.F.
OPEN SPACE
(25 S.F OPEN,
25 S.F. COVERED)
158 S.F.
OPEN SPACE
1053 S.F.
BUILDING
FOOTPRINT
1151 S.F.
BUILDING
FOOTPRINT
A-01ROOF PLAN
1/8" = 1'-0"
AREA & OPEN SPACE
CALCULATIONS
SHEET NO.
DATE REV#
STAMP
DWG. NAME
PRINT DATE
PROJECT #ARCHITECT:1117 5TH STREET, SUITE E, MANHATTAN BEACHPROJECT:SIX ONE SEVEN617 LONGFELLOW, HERMOSA BEACH, CA 90254KNOWLTON ARCHITECTS, INC.10/30/2017 310. 318.3448 INFO@THEKNOWLTONGROUP.NETNORTHTHIRD FLOOR PLAN
1/8" = 1'-0"
SECOND FLOOR PLAN
1/8" = 1'-0"
1/8" = 1'-0"
SITE PLAN
1/8" = 1'-0"
LOT COVERAGE
OPEN SPACE CALCULATIONS
SITE PLAN:
2ND FLOOR:
3RD FLOOR:
ROOF DECK:
158
-
50
455 (100
ALLOWED)
UNIT A
-
-
236
362 (100
ALLOWED)
UNIT B
TOTAL:663
(308)
CONFORMING
598
(336
CONFORMING)
35
1
(100.01' P/L
1
(100.02' P/L
1
(1014.03'1
(50.01' P/L1
(49.99' P/L49.99'106.31 TP
N
AIL
105.89106.07105.86105.88105.89105.42105.80 FL106.29 TC107.94 TC107.48 FLSIGNWM108.13108.23108.1036"TREE108.06106.75105.76105.89105.25 TC105.51105.62 PC104.78 FL108.37108.18112.69108.21108.23108.20 PC
106.53110.02110.13 110.20 EG
110.16 EG 110.12 FL108.24 FL108.40 EG108.45 EG 108.6810.00'
10.00'106.50 PC
1
1
0
.
0
0
P
C 108.28108.52CONC. SWALEEXISTING GARAGE
EXISTING RESIDENCE
EXISTING RESIDENCE
UNDER CONSTRUCTIONEXISTING RESIDENCE
UNDER CONSTRUCTION
SET L&T RCE 30826
3.00' S'LY OF CORNER
ON PROP. LINE PROD.
TO BE SET
FOUND L&T LS 8418
3.00' S'LY & 0.03' E'LY
OF PROP. CORNER
TAG ELEV.=95.51'
FOUND S&W LS 8418
1.00' N'LY & 0.07' E'LY
OF PROP. CORNER
TAG ELEV.=106.53'
SET S&W RCE 30826
1.00' N'LY OF CORNER
ON PROP. LINE PROD.
TO BE SET
LONGFELLOW AVENUEBOUNDARY PLACETHE E'LY LINE OF LOT 55*
5'-0" RQD SETBACK
10'-0" PREVAILING SETBACK3'-0"
REAR SETBACK
NEW 6' TALL FENCE ATOP CONC. CURB.
FENCE SHALL NOT EXCEED 6' ABOVE
LOWEST ADJACENT GRADE
EXISTING 6' TALL FENCE
ATOP CONCRETE CURB
EXISTING TREE
TO REMAIN
UNIT B UNIT A
1'-0" 2ND FLR SETBACK
3'-0"
REAR SETBACK
10'-0" PREVAILING SETBACK5'-0"SIDE SETBACK40'-0"5'-0"SIDE SETBACK5'-0"SIDE SETBACK40'-0"5'-0"SIDE SETBACKEXISTING 6' TALL FENCE
ATOP CONCRETE CURB
EXISTING 42" TALL FENCE
ATOP CONCRETE CURB
EXISTING 42" TALL FENCE
ATOP CONCRETE CURB
18'-0"
23'-0"24'18'
8'-6"9'-8"18'-0"17'-4"12'-3"24'-9"5'-6"8'-6"18'-6"18'-6"12'-01
4"
LINE OF SECOND FLOOR ABOVE
8'-6" x 18'-0"
SHARED GUEST
PARKING
13'-0"
23'-8"
17'-1"
20'-0"
GARAGE
107.0
20'-0"
18'-01
2"
GARAGE
101.75
LINE OF SECOND FLOOR ABOVE
38'-81
2"9'-1"39'-21
2"
2%PLANTER @ GRADEPLANTER @ GRADETURF
108.5
TURF
104.75
UP
6R
DOWN
2%108.36F.S.108.86F.S.108.86T.O.W.110.67T.O.W.107.53T.O.W.110.67T.O.W.107.43FS107.43FS107.68T.O.W.2%104.83F.S.DOWN DOWN
PLANTER106.92D
R
A
I
N
CONDENSERS
2%
CATCH BASIN W/ SUMP PUMPS101.67DRAIN
TRASH AREA
TRASH AREA
DOWN107.22106.86106.5310%20%7%
8'-0"
21'-0"
8'-0"106.42106.42102.22102.22101.67101.67101.34
C
PL
PL
PL
1
0
7
.
2
5
P
L
12'-3"
106.92
DRAI
N
1
0
7
.
8
5
'
P
L
1
0
8
.
4
5
'
P
L
B
A
2.7% SLOPE
7.6% SLOPE
12.5% SLOPE
106.92
DRAI
N
106.92
DRAI
N
D
PL 37'-0"
8'-0"21'-0"8'-0"101.67'FS102.22
FS106.42
FS20% SLO
P
E
7% SLOPE
1.4% SLOPE 101.67'
FS102.22
FS106.42
FS20% SLO
P
E
7% SLOPE
10
7
.
2
2
PL10% SLOPE
101.67'FS102.22
FS106.42
FS20% SLO
P
E
7% SLOPE
5.5% SLOPE
10
6
.
8
6
PL1
0
6
.
5
3
P
L
E
PL
F
PL
A-02
SITE PLAN
1/4" = 1'-0"
SITE PLAN
SHEET NO.
DATE REV#
STAMP
DWG. NAME
PRINT DATE
PROJECT #ARCHITECT:1117 5TH STREET, SUITE E, MANHATTAN BEACHPROJECT:SIX ONE SEVEN617 LONGFELLOW, HERMOSA BEACH, CA 90254KNOWLTON ARCHITECTS, INC.10/30/2017 310. 318.3448 INFO@THEKNOWLTONGROUP.NETNORTHDRIVEWAY PROFILE SECTIONS
36
DOWN
STEEL
TRELLIS
DECK
BELOW
133.5
DOWN
133.252'-0"EAVE3'-0"EAVE TO PL5'-0"2'-0"EAVE3'-0"EAVE TO PL2'-0"EAVE4'-6"EAVE TO PL6'-6"2'-0"
EAVE
10'-0"
EAVE TO PL
LINE OF
DECK
BELOW
9'-4"
EAVE TO PL
2'-0"
EAVE
1'-0"
EAVE TO PL
4'-3"CP1138.19 MAX1
3
8
.
1
9
P
R
O
P
C
P
2
1
3
6
.
8
3
M
A
X
1
3
6
.
5
0
P
R
O
P
C
P
4
1
3
6
.
6
1
M
A
X
1
3
6
.
5
0
P
R
O
P CP31
3
7
.
1
8
M
A
X
1
3
7
.
0
0
P
R
O
P
CP
5
13
7
.
3
M
A
X
13
6
.
7
5
P
R
O
P
CP6
135.87 M
A
X
135.87 P
R
O
P
1
(100.01' P/L
1
(100.02' P/L
1
(50.01' PL1
(49.99' PL1
0
5
.
6
2
P
C 108.20 PC
106.50 PC1
1
0
.
0
0
P
CPT. 'A'PT. 'C'PT. 'D'PT. 'B'3'-0"1'-0"
42'-6"
12'-3"
37'-0"
42'-6"6'-1112"10'-0"10'-0"
19'-0"3'-0"27'-6"DOWNSPOUT
OPEN
TO
DECK
BELOW
3'-11
2"8'-0"24'-4"A-03
ROOF PLANS
SHEET NO.
DATE REV#
STAMP
DWG. NAME
PRINT DATE
PROJECT #ARCHITECT:1117 5TH STREET, SUITE E, MANHATTAN BEACHPROJECT:SIX ONE SEVEN617 LONGFELLOW, HERMOSA BEACH, CA 90254KNOWLTON ARCHITECTS, INC.10/30/2017 310. 318.3448 INFO@THEKNOWLTONGROUP.NETROOF PLANS
1/4" = 1'-0"NORTH37
38
39
40
41
42
43
PERMEABLE PAVEMENT
AT DRIVEWAY
971 SF
UNIT AUNIT B 1151 SF BLDG. FOOTPRINT1053 SF BLDG. FOOTPRINT
B
B
A A A A A B B
D
B B B B
B
B
B
C
C
C
C
A A A A
C C
C C 107.43FS107.43FS107.68T.O.W.GARAGE
107.0
GARAGE
101.75
TURF
108.5
TURF
104.75108.36F.S.108.86F.
S
.108.86T.O.W.110.67T.O.W.107.53T.O.W.110.67T.O.W.106.92D
R
A
I
N
104.83F.S.101.67DRAIN
D
A
L-1
LANDSCAPE PLAN
1/4" = 1'-0"
LANDSCAPE PLAN
SHEET NO.
DATE REV#
STAMP
DWG. NAME
PRINT DATE
PROJECT #ARCHITECT:1117 5TH STREET, SUITE E, MANHATTAN BEACHPROJECT:SIX ONE SEVEN617 LONGFELLOW, HERMOSA BEACH, CA 90254KNOWLTON ARCHITECTS, INC.10/30/2017 310. 318.3448 INFO@THEKNOWLTONGROUP.NETNORTHPLANTING NOTES
-DURA EDGE AT ALL P.A. EDGES WWW.JDRUSSELCO.COM (800.888.7425)
-WEATHER BASED AUTOMATED IRRIGATION SHALL BE PROVIDED FOR ALL
THE LANDSCAPED AREAS
-A MINIMUM 3-INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED
SOIL SURFACES OF PLANTING AREAS EXCEPT TURF AREAS, CREEPING OR
ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE IS
CONTRAINDICATED.
WUCOLS IV NOTE:
WATER REQUIREMENTS FOR ALL PLANTS LISTED HAVE BEEN CONFIRMED
BY WUCOLS IV PLANT DATABASE PROVIDED BY THE CALIFORNIA
DEPARTMENT OF WATER RESOURCES (DWR) WATER USE EFFICIENCY
PROGRAM.
PLANT LEGEND
MELALEUCA NESOPHILA - HEDGE
LEYMUS CONDENSATUS 'CANYON PRINCE'
ROSMARINUS OFFICINALIS 'PROSTRATUS'
LEGEND QTY SIZE ARRANGEMENT PLANT TYPE COMMON NAME HEIGHT WIDTH WUCOLS
IV NOTES
A 5 GAL PER PLAN PINK MELALEUCA 15'-20'8'-10'LOW
B
C
5 GAL PER PLAN
QT FLAT PER PLAN
CANYON PRINCE WILD RYE
CREEPING ROSEMARY
LOW
LOW
2'-3'2'-3'
2'-6'2'-4'
10
11
8
2D 24" BOX PER PLAN ACER NEGUNDO BOX ELDER LOW12'10'
44
45
46
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0679
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of November 21, 2017
ZON 17-1-- Zone Change from General Commercial (C-3) to One Family Residential (R
-1) to be consistent with the PLAN Hermosa Land Use Designation of Low Density
Residential (LD) at the vacant lot between 820 9th Street and 830 9th Street
(temporarily addressed as 822 9th Street), and determine the rezone will be consistent
with the General Plan designation for the property which was within the scope of the
project considered in the PLAN Hermosa Environmental Impact Report (EIR).
Applicant:Fahim Mansour
FM Properties Inc.
2920 Sonoma St.
Torrance, CA 90503
Owner:Bill Levine
431 Main Street
El Segundo, CA 90245
Recommended Action:
Adopt the attached resolution recommending the City Council approve a zone change from C-3 to R-
1.
Project Summary:
CURRENT ZONING:General Commercial (C-3)
PROPOSED ZONING:Single Family Residential (R-1)
GENERAL PLAN:Low Density Residential
LOT AREA:3,872.7 Square Feet
IMPROVEMENTS:Vacant lot
ENVIRONMENTAL DETERMINATION:Pursuant to CEQA 15168(c)(2) the activity is within the
scope of the PLAN Hermosa EIR certified August 22,
2017.
Background:
The owner of 822 9th Street requests a zone change from General Commercial (C-3) to Single Family
Residential (R-1) on a 3,872.7 square foot vacant lot. In August 2017 the City adopted its updated
General Plan (PLAN Hermosa), the City's first general plan update since 1979, which changed the
subject lot’s land use designation from General Commercial to Low Density Residential.
City of Hermosa Beach Printed on 5/3/2022Page 1 of 3
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Staff Report
REPORT 17-0679
The surrounding lots to the north, east and south are zoned Single-Family Residential (R-1) while the
lot to the west of the subject lot (820 9th Street), also owned by the owner of the subject lot, is zoned
General Commercial (C-3) and contains a single family dwelling.The subject lot is designated Low
Density Residential in PLAN Hermosa. The surrounding lots to the north, east, south and west are all
designated Low Density Residential (see maps attached).
Analysis:
The proposal will implement PLAN Hermosa and make the zoning consistent with the surrounding area
as follows.
General Plan consistency:
The proposed zone change from C-3 to R-1 is consistent with the General Plan because it will
implement the General Plan Land Use Element which designates the area as Low Density
Residential.
The purpose of the Low Density Residential land use designation is to provide for the retention,
maintenance, and investment in single-family residential neighborhoods and protect residential uses
from potential nuisances of nonresidential uses. This low density designation is intended to provide
the lowest levels of density, offer a high quality environment for family life, and ensure the
preservation of residential property values.
Appropriate land uses include single-family dwellings, either attached or detached, which are the
primary use in the low density residential designation. The site is vacant and the rezoning to R-1 will
provide the property owner the opportunity to build a single-family dwelling which complies with the
zoning standards and PLAN Hermosa.
The subject lot is located within the Hermosa Hills Neighborhood General Plan Character Area where
the desired form and character encourages successful transitions between residential uses and
adjacent retail/service uses on Pacific Coast Highway (PCH) with several of the larger, deep lots
located closest to PCH. The subject vacant lot is 90 feet deep by 45 feet wide, totaling approximately
3,872.7 square feet, and will provide for an effective transition between retail/service uses on PCH
and the lower density single-family uses to the east.
The proposal is consistent with state law which requires that zoning be consistent with the General
Plan.
Compatibility with surrounding area:
Rezoning the subject lot to R-1 will allow development compatible with the existing residential
development and R-1 zoning on the surrounding lots to the north, east and south. The lot to the west
of the subject lot (820 9th Street), which is also owned by the owner of the subject lot, is currently
residentially used, zoned C-3, and designated Low Density Residential on the General Plan Map.
The subject vacant lot, as well as the lot to the west (820 9th Street) and lot to the south of 820 9th
Street (partially occupied by Casey’s Cars), were changed from General Commercial to Low Density
Residential as part of the General Plan Update process. The land use designation changes were to
reflect that these properties have either historically been in use as residential or that properties
City of Hermosa Beach Printed on 5/3/2022Page 2 of 3
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Staff Report
REPORT 17-0679
currently in use as commercial would be more appropriate to continue as residential in to the future.
This change, along with a handful of others, were included in the General Plan update to bring
consistency to the properties where the designation conflicted with the actual use and where it did
not make sense to encourage commercial uses to extend further into residential areas.
The 1980 General Plan Map had identified these areas commercial (changed from residential) as a
means to encourage greater depth for potential commercial redevelopment along PCH. Over the
course of 35 years, that additional commercial depth has not occurred and instead perpetrated the
non-conforming status for the residential properties, thereby limiting potential investment and
improvements to the properties.
Consistency with R-1 zone standards:
Maximum development potential of the subject lot would be one dwelling consistent with the R-1
zone standards. Any future development would be required to conform to the zoning standards
(building height, building setbacks, parking, lot coverage, open space, etc.) which similarly apply to
all R-1 lots throughout the city.
Environmental impacts:
In accordance with Public Resources Code Section 21083.3 and California Environmental Quality
Act (CEQA) Guideline 15168 (c)(2), this rezone will be consistent with the General Plan designation
for the property is within the scope of the project considered in the PLAN Hermosa Environmental
Impact Report (EIR), which was certified by the City Council on August 22, 2017.
Summary:
The proposed rezone from C-3 to R-1 will implement PLAN Hermosa by bringing the zoning designation into
conformance with the General Plan Land Use designation. The rezoning of the C-3 lot to R-1 is compatible
with the existing residential development, zoning and land use on the surrounding lots. Maximum
development potential under the proposed R-1 zone is one single-family dwelling.
Attachments:
1.Draft Resolution
2.Location Zoning and General Plan Maps
3.Posting Verification/Radius Map
4.Applicant Submittal
Respectfully Submitted by: Nicole Ellis, Associate Planner
Concur: Kim Chafin, Planning Manager
Approved: Ken Robertson, Community Development Director
City of Hermosa Beach Printed on 5/3/2022Page 3 of 3
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1
ATTACHMENT 1
RESOLUTION NO. 17-X
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH RECOMMENDING CITY COUNCIL APPROVAL OF A
ZONE CHANGE FROM GENERAL COMMERCIAL (C-3) TO ONE FAMILY
RESIDENTIAL (R-1) TO BE CONSISTENT WITH THE PLAN HERMOSA LAND
USE DESIGNATION OF LOW DENSITY RESIDENTIAL (LD) AT THE VACANT
LOT BETWEEN 820 9TH STREET AND 830 9TH STREET (TEMPORARILY
ADDRESSED AS 822 9TH STREET), LEGALLY DESCRIBED AS LOT 16 OF
TRACT NO. 5650, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS
ANGELES, STATE OF CALIFORNIA.
The Planning Commission hereby resolves and orders as follows:
Section 1. An application was filed by Fahim Mansour to rezone a 3,872.7 square foot
lot from General Commercial (C-3) to Single Family Residential (R-1) at 822 9th Street.
Section 2. The Planning Commission conducted a duly noticed public hearing to
consider the application for a Zone Change (ZON 17-1) on November 21, 2017, at which
time the Staff Report and testimony and evidence, both oral and written, was presented to
and considered by the Planning Commission.
Section 3. Pursuant to H.B.M.C. Section 17.66.040, the Planning Commission finds
that the proposed zone change is in the public interest because it will implement state law and
the PLAN Hermosa Land Use Element and conform zoning to the existing Land Use
designation. The rezoning of the C-3 lot to R-1 is compatible with the existing residential
development, zoning and land use on the surrounding lots. Maximum development potential
under the proposed R-1 zone is one single-family dwelling and conforms to the provisions of
the PLAN Hermosa.
Section 4. The Planning Commission hereby recommends City Council approval of
the proposed zone change from C-3 to R-1 on property temporarily known as 822 9th Street
(APN: 4186-008-023) as shown in Exhibit A attached hereto and incorporated by reference.
Section 5. In accordance with Public Resources Code Section 21083.3 and
California Environmental Quality Act (CEQA) Guideline 15168 (c)(2), this rezone to be
consistent with the General Plan designation for the property is within the scope of the project
considered in the PLAN Hermosa Environmental Impact Report (EIR), which was certified by
the City Council on August 22, 2017 because the EIR assessed all changes in designation
and this rezone conforms with the designation set forth in PLAN Hermosa.
PASSED, APPROVED AND ADOPTED this ____ day of ______________, 2017, by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
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CERTIFICATION
I hereby certify that 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 November 21, 2017.
__________________________ ___________________________
Rob Saemann, Chairman Ken Robertson, Secretary
__________________________
Date
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Exhibit A to PC Resolution 17-XX
ZONE CHANGE FROM C-3 TO R-1
LOT 16 OF TRACT NO. 5650, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS
ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 105, PAGES 28
AND 29 OF MAPS, IN THE OFFICE OF THE RECORDER OF SAID COUNTY.
APN: 4186-008-023
52
Zoning and General Plan Maps
Effective Zoning Map
Prior/Ineffective General Plan Land Use Map
53
Changes to General Plan Land Use Map
Current/Effective General Plan Land Use Map
54
Attachment 3
Posting Verification/Radius Map
55
56
57
58
59
60
61
62
63
64
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0684
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of November 21, 2017
Building File B-5 -- Text Amendment to the Hermosa Beach Municipal Code Section 15.04.050
Expiration of Permits
(Referral from the City Council)
Recommended Action:
To recommend that City Council amend the code as attached. The approach is to provide for two
exceptions to the two year expiration. 1. The Planning Commission may establish longer time
frames for construction and expiration of permits on large or complex discretionary projects. 2. The
Building Official may grant 6-month permit extensions upon written request showing that
circumstances beyond the control of the permittee have prevented completion of the project.
Background:
At the City Council meeting of October 24, 2017, Staff presented a report with recommendations to
amend the code section pertaining to expiration of building permits. This was an unresolved issue
related to the City’s local amendment to the CBC from the 2017 code adoption in October 2016.
Staff’s recommendation for a sliding scale of time frames based on project size was not supported by
a majority of Council, and the Council was also split on what the approach should be with respect to
time limits on larger projects and for extensions when construction is nearing the two year limit. The
Council instead decided to refer this matter to the Planning Commission for review and
recommendation.
Analysis:
The Planning Commission does not typically review Municipal Code amendments related to the
Building Code. However, as noted, the Council is seeking review for this specific clause in the code.
Given that the Planning Commission does closely review entitlements for large and complex
development projects that may have unusual or long construction time frames, and reviews
construction impacts and mitigations, it is appropriate for the Commission to provide this advice to
Council.
The California Building Code (CBC) provides for both plan check and building permit expiration if the
work is either not undertaken or abandoned for 180 days. For plan check, this means that if required
corrections are not submitted for 180 days, the plan check process must begin anew. For permits,
this means that if no work is done or inspections called for, the permit would expire after 180 days.
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Theoretically, under the CBC, as long as an inspection is performed every 180 days, a project could
take an indefinite time period to complete. In practice, it is in the best interests of the
owner/developer and contractor to complete the project in a timely manner; owners want to move in,
developers want to sell the finished building, contractors and lenders want to be paid. The following
matrix explains the building code, the current HBMC and staff’s modified proposal to address City
Council concerns:
The basic approach proposed by staff, is that the Commission (with staff’s and the applicant’s input)
in the best position to determine on a case by case basis when a large or complex project should
have a longer time frame before the expiration of the permit. Otherwise for any construction project,
there are always circumstances that cause unexpected delays in construction, and for those cases it
is probably best for the Building Official to determine if extensions should be granted (with maximum
6 month increments) on a showing by the builder that unexpected circumstances beyond their control
have caused a delay.
Other options the Commission may consider are creating a threshold of project size (i.e. 5,000 or
10,000 square feet) where projects are initially given 3 years, or some other time frame, or a sliding
scale as originally recommended by staff to the City Council.
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The current section of the Municipal Code affected by the proposed ordinance was adopted in 2010
after projects slowed due to lack of funding during the recession. Staff has found that the current
ordinance has the potential to actually slow the building process due to the requirement to submit
new plans for the portions of the building not completed in the two year span. Thus, projects based
on the current HBMC language would, in theory, be subject to two different Building Codes. Practical
application of this would require the entire project (i.e., portion already completed as) to be updated
to comply with the most recent Building Codes as a having a project subject to different Building
Codes is untenable. In a review of 119 new building permits staff found that 94 buildings were
completed in two years or less, and that 25 took more than the two year time frame from issuance to
final inspection.
The other major difficulty with the current code is the clause requiring the applicant to “pay a fee for
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the new permit based on the valuation of the uncompleted work”. Thus, the value of interior finishes
(e.g., flooring, woodwork, plumbing and kitchen fixtures, window treatments, and other components)
that do not normally require permits in an existing house are currently included in the valuation of the
uncompleted work for a new structure. These valuations vary wildly, are difficult for staff to
determine, and do not facilitate projects getting completed in a timely manner. Thus, the proposed
ordinance contains a consistent 10% new permit fee that eliminates the need for an inspection to
determine the value of work not yet completed unless the applicant can clearly prove-to the
satisfaction of City staff-that the uncompleted work is less than 10% of the project. If the applicant
clearly demonstrates that the uncompleted work is less than 10% of the project, the new permit fee
shall be the corresponding percentage. This puts the burden on the developer to justify the valuation
in order to pay a fee less than 10%. This option for the permittee to demonstrate that less than 10%
of the project is remaining and pay the corresponding lower percentage is also added for renewed
permits (i.e., permits that are still within the stated completion deadline but that have been
suspended or abandoned for a period exceeding 180 days).
This ordinance eliminates the need to halt the project to prepare new plans as renewals would be
based on the version of the Building Code that existed at the time of the original permit.
Overall this ordinance would incentivize the timely completion of projects in the City without causing
additional construction delays and would simplify the administration of building permits by requiring a
standard new permit fee upon expiration of any deadline without requiring new plans be submitted
and reviewed under potentially newly passed Building Codes.
It should be noted that the City of Manhattan Beach recently modified their “two year permit
expiration” ordinance to make the administration thereof more streamlined and remove clauses that
result in additional project delays.
Attachments:
1.Proposed resolution
2.City Council staff report with attachments, October 24, 2017
Respectfully Submitted by: Bob Rollins, Building and Code Enforcement Official
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, CALIFORNIA, RECOMMENDING CITY COUNCIL APPROVAL OF A TEXT
AMENDMENT TO THE HERMOSA BEACH MUNICIPAL CODE SECTION 15.04.050
EXPIRATION OF PERMITS, 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 November
21, 2017 to consider a Text Amendment, referred to the Commission from the City Council for
review and recommendation, regarding the expiration of building permits.
SECTION 2. The project is not subject to the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15060(c)(2), because the project will not result in
a direct or reasonably foreseeable indirect physical change in the environment. The text
amendment changes are procedural in nature and will in no way create negative impacts to the
environment. Therefore, there is no possibility that the activity in question may have a significant
effect on the environment.
SECTION 3. The Planning Commission hereby recommends City Council approval of
the proposed amendments to Section 15.04.050 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 November 21, 2017.
________________________________ ______________________________
Rob Saemann, Chairman Ken Robertson, Secretary
November 21, 2017
Date
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Exhibit A
Recommended Amendment
Section 15.04.050 of Chapter 15.04 of Title 15 of the Hermosa Beach Municipal Code is
recommended to be amended to read as follows:
Section 15.04.050 Expiration of Permits
Notwithstanding the provisions of Section 15.04.010, Section 105.5 of Chapter 1 of the
building code is hereby amended to read as follows:
SECTION 105.5
Expiration of Permits
105.5 Expiration.
Every permit issued by the Building Official under the provisions of this Code
shall expire by limitation and become null and void (1) if the building or work
authorized by such permit is not commenced within 180 days from the date of
such permit, or (2) if the building or work authorized by such permit is
suspended or abandoned for a period of 180 days at any time after the work
is commenced, or (3) if the building or work authorized by such permit is not
completed within two calendar years from the issuance date of the permit.
Before such work can be recommenced, a new permit or a renewed permit
as specified below shall be first obtained. No permit shall be renewed more
than once.
Exception:
For any project subject to a discretionary permit from the Planning Commission
under Title 17 of the HBMC, the Planning Commission has authority to establish a
building permit expiration date based upon the size and complexity of the project
as a condition of approval.
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A. Where work has not commenced within 180 days from the issuance date
of a permit, a renewed permit valid for two years may be obtained upon
payment of a renewal fee equal to ten percent of the original permit fee
provided that (1) no changes have been made or will be required in the
original plans and specifications for such work and (2) the renewed permit is
issued within two years of the original permit issuance date.
B. Where work has commenced and is subsequently suspended or
abandoned for a period exceeding 180 days, a renewed permit valid until the
original expiration date may be obtained upon payment of a renewal fee
equal to ten percent of the original permit fee provided that (1) No changes
have been made or will be required in the original plans and specifications for
such work and (2) the renewed permit is issued within two years of the
original permit issuance date. provided, however, that a renewed permit may
be issued despite the passage of two years if construction has progressed
and has been approved to the point where only a final inspection is required.
C. The Building Official may grant a maximum of two (2) extensions for a
period not exceeding six calendar months each upon written request by the
permittee showing that circumstances beyond the control of the permittee
have prevented completion of the project. A fee of ten percent of the original
permit fee shall be assessed for such renewal.
Where a project is not commenced or completed on the two year anniversary
of the permit issuance date a new permit is required. The applicant shall pay
a fee for the new permit based on the valuation of the uncompleted work
required for a plan check and a new permit and plans will be reviewed under
the Codes and Ordinances in effect at the time the new applications are
submitted.
D. Any permittee holding an active permit may apply in writing for an
extension of the time within which work under that permit may be continued
when, for good and satisfactory reasons, he or she is unable to continue work
within the time required by this Section due to circumstances beyond the
control of the permittee. The Building Official may extend the time for action
by the permittee for a period not exceeding six calendar months. No permit
shall be extended more than twice.
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E. Any permittee seeking to extend a permit under subsections (B), (C), or
(D) may present evidence to City staff that clearly demonstrates that the
uncompleted work is less than ten percent of the project. At its sole
discretion, should the City determine that less than ten percent of the project
is left to be completed, the renewal fee or the new permit fee may be reduced
to an amount equivalent to the corresponding lower percentage.
E. If the owner or applicant fails to complete the project within the time
required, the Building Official is authorized to obtain the demolition and
removal of incomplete work on the property.
F. Any application for a renewed permit or a permit extension shall be
reviewed under the Building Codes and Ordinances in effect at the time of the
original permit.
G. If the owner or applicant fails to complete the project within the time
required, the Building Official is authorized to initiate a nuisance abatement
action pursuant to Chapter 8.28 of this Code or undertake any other remedy
permitted by law.
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0646
Honorable Mayor and Members of the Hermosa Beach City Council
Regular Meeting of October 24, 2017
TEXT AMMENDMENT TO THE HERMOSA BEACH MUNICIPAL
CODE SECTION 15.04.050 EXPIRATION OF PERMITS
(Continued from meeting of September 26, 2017)
(Community Development Director Ken Robertson)
Recommended Action:
Introduction of the text amendment to replace the strict two year time period for construction projects
to be completed before the building permit expires with a sliding time frame for expiration based on
the size of the project. This ordinance is meant to address difficulties arising from the administration
of the current ordinance.
Background:
On October 27, 2016, Council voted to adopt the 2016 California Building Codes as amended by the
City. Staff had proposed eliminating the blanket provisions of the City’s Municipal Code that requires
all projects be completed within a two year period, with certain exceptions for permit renewal or new
permit application. Council directed staff to revisit this issue and craft an expiration policy that
addressed the size and type of building being erected.
The attached ordinance provides a sliding time line for permit expiration based on the size (square
footage) of the project (i.e.,a standard single family residence can be expected to be completed in a
much shorter time frame than a new large hotel or business complex). The ordinance also provides
permit renewal procedures designed to simplify the process to foster quicker completion of projects.
Analysis:
The California Building Code provides for both plan check and building permit expiration if the work is
either not undertaken or abandoned for 180 days. For plan check, this means that if required
corrections are not submitted for 180 days, the plan check process must begin anew. For permits,
this means that if no work is done or inspections called for, the permit would expire after 180 days.
Theoretically, under the CBC, as long as an inspection is performed every 180 days, a project could
take an indefinite time period to complete. In practice, it is in the best interests of the
owner/developer and contractor to complete the project in a timely manner; owners want to move in,
developers want to sell the finished building, contractors and lenders want to be paid. The following
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matrix will explain the building code, the HBMC and proposed new ordinance:
California Building
Code Rule
Every building permit issued shall become invalid
unless the work on the site authorized by such permit
is commenced within 180 days after its issuance, or if
the work authorized on the site by such permit is
suspended or abandoned for a
period of 180 days
after the time the work is commenced. The building
official is authorized to grant, in writing, one or more
extensions of time, for periods not more than 180
days.
HBMC Existing
Rule
Building Permit becomes invalid if work is not
commenced within 180 days or if the work is delayed
or abandoned for 180 days (same as California
Building Code).
Building Permit also expires if work contemplated by
permit is not completed within two calendar years
from issuance date. Applicants can get a renewed
permit if abandoned for 180 days if they pay 10% of
original permit fee, still within the overall 2 year
deadline, and no changes have been made to the
project. City can even issue renewed permit beyond
the 2 year time period if construction has progressed
and has been approved to the point where only a
final inspection is required. If permit is not
commenced or completed within the 2 year time
frame (and not a candidate for a renewed permit)
then a new permit is required. Applicant must pay a
fee for the new permit based on the valuation of the
uncompleted work and plan check and new permit
will be reviewed under the Codes and Ordinances in
effect at the time the new application is submitted.
This means that a project that is very far along may
be required to revise the project plans to bring the
project up to newer building code standards, if a new
building code has been adopted.
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Proposed
Ordinance
The Building
Permit becomes invalid if work is not
commenced within 180 days or if the work is delayed
or abandoned for 180 days (same California Building
Code).
Extend the length of Building Permits based on time
frame and project size to provide larger projects
more time to be completed (projects < 5k square
feet: 2 years; 5k -
20k square projects: 3 years; 20k -
50k square feet project: 4 years; and projects > 50k
square feet: 5 years).
If work has not started or has been abandoned for
180 days, applicants can get a renewed permit for
10% of the original permit fee if no changes have
been made to the project and the application is
submitted before the applicable permit expiration
date based on its size. Renewals will be reviewed
under Building Code and Ordinances in effect at the
time of the original permit application, not any
updated version of the Building Code.
For projects that are not completed within the
applicable permit deadline, a new permit is required.
Applicants must pay 10% of the original permit fee
and the new permit is reviewed under the Code and
Ordinance in effect at the time of the original permit.
New permits cannot be renewed and only one new
permit shall be issued for a project. Any applicant seeking to renew a permit or obtain a
new permit can present evidence to City staff that
clearly demonstrates that the uncompleted work is
less than 10% of the project. At its sole discretion, if
City determines that less than 10% of the project is
left to be completed, the renewal fee or new permit
fee may be reduced to an amount equivalent to the
percentage of work left to be completed. If 5% of
work remains, the fee will be equal to 5% (as
opposed to 10%).
The current section of the Municipal Code affected by the proposed ordinance was adopted in 2010
after projects slowed due to lack of funding during the recession. Staff has found that the current
ordinance has the potential to actually slow the building process due to the requirement to submit
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new plans for the portions of the building not completed in the two year span. Thus, projects based
on the current HBMC language would, in theory, be subject to two different Building Codes. Practical
application of this would require the entire project (i.e., portion already completed as) to be updated
to comply with the most recent Building Codes as a having a project subject to different Building
Codes is untenable. In a review of 119 new building permits staff found that 94 buildings were
completed in two years or less, and that 25 took more than the two year time frame from issuance to
final inspection.
The other major difficulty with the current code is the clause requiring the applicant to “pay a fee for
the new permit based on the valuation of the uncompleted work”. Thus, the value of interior finishes (
e.g.,flooring, woodwork, plumbing and kitchen fixtures, window treatments, and other components)
that do not normally require permits in an existing house are currently included in the valuation of the
uncompleted work for a new structure. These valuations vary wildly, are difficult for staff to
determine, and do not facilitate projects getting completed in a timely manner. Thus, the proposed
ordinance contains a consistent 10% new permit fee that eliminates the need for an inspection to
determine the value of work not yet completed unless the applicant can clearly prove-to the
satisfaction of City staff-that the uncompleted work is less than 10% of the project. If the applicant
clearly demonstrates that the uncompleted work is less than 10% of the project, the new permit fee
shall be the corresponding percentage. This puts the burden on the developer to justify the valuation
in order to pay a fee less than 10%. This option for the permittee to demonstrate that less than 10%
of the project is remaining and pay the corresponding lower percentage is also added for renewed
permits (i.e.,permits that are still within the stated completion deadline but that have been
suspended or abandoned for a period exceeding 180 days).
This ordinance allows for sliding time line linked to the size of the project and eliminates the need to
halt the project to prepare new plans as renewals would be based on the version of the Building
Code that existed at the time of the original permit. However, with the extended time frame for larger
projects and ability to renew permits, certain larger projects may take longer to be built then the
current two year time frame and could be based on previous versions of the Building Code.
Please note that if the City lengthens the life of building permits and makes permit renewals and new
permits subject to the Codes and Ordinances in effect at the time of the original permit, the City could
be issuing permit renewals or new permits under previous versions of the Building Code for larger
scale projects (e.g.a 51k square foot project that applies for a new permit could theoretically be
reviewed under a Building Code from two Building Code cycles earlier). This more laissez-faire
approach could be interpreted to not thoroughly incentivize project applicants to complete projects by
the permit deadline if there is not a sufficient penalty (like complying with new Codes and
Ordinances). However, it is staff’s opinion that this type of approach - that avoids new plan
submittals - would incentivize and expedite the completion of projects.
Overall this ordinance would incentivize the timely completion of projects in the City without causing
additional construction delays and would simplify the administration of building permits by requiring a
standard new permit fee upon expiration of any deadline without requiring new plans be submitted
and reviewed under potentially newly passed Building Codes.
It should be noted that the City of Manhattan Beach recently modified their “two year permit
expiration” ordinance to make the administration thereof more streamlined and remove clauses that
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REPORT 17-0646
result in additional project delays.
Attachments:
1. Proposed Ordinance
Respectfully Submitted by:Bob Rollins, Building and Code Enforcement Official
Ken Robertson, Community Development Director
Legal Review: Mike Jenkins, City Attorney
Approved: Sergio Gonzalez, City Manager
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ORDINANCE NO. _______
AN ORDINANCE OF THE CITY OF HERMOSA BEACH
AMENDING SECTION 15.04.050 OF THE HERMOSA
BEACH MUNICIPAL CODE REGARDING THE
EXPIRATION OF BUILDING PERMITS
The City Council of the City of Hermosa Beach does hereby ordain as follows:
Section 1. Section 15.04.050 (Expiration of permits) of Title 15 (Buildings and
Construction) of the Hermosa Beach Municipal Code is hereby amended to read as
follows:
15.04.050 Expiration of permits.
Notwithstanding the provisions of Section 15.04.010, Section 105.5 of Chapter 1
of the building code is hereby amended to read as follows:
SECTION 105.5
EXPIRATION OF PERMITS
105.5 Expiration.
Every permit issued by the Building Official under the provisions of this Code
shall expire by limitation and become null and void (1) if the building or work authorized
by such permit is not commenced within 180 days from the date of such permit, or (2) if
the building or work authorized by such permit is suspended or abandoned for a period
of 180 days at any time after the work is commenced, or (3) if the building or work
authorized by such permit is not completed: within two calendar years from the issuance
date of the permit for projects under 5,000 square feet; within three calendar years from
the issuance date of the permit for projects between 5,000 square feet and 20,000
square feet, within four calendar years from the issuance date of the permit for projects
between 20,000 square feet and 50,000 square feet; and within five calendar years from
the issuance date of the permit for projects over 50,000 square feet. Any project over
5,000 square feet shall erect a solid 8’ fence where feasible to shield the site from the
view from the public right of way. Before such work can be recommenced, a new permit
or a renewed permit as specified below shall be first obtained. No permit shall be
renewed more than once.
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Page 2 of 3
A. Where work has not commenced within 180 days from the issuance date of a
permit, a renewed permit valid for two years may be obtained upon payment of a
renewal fee equal to ten percent of the original permit fee provided that (1) no
changes have been made or will be required in the original plans and
specifications for such work and (2) the renewed permit is issued within the
applicable time deadline of the original permit issuance date.
B. Where work has commenced and is subsequently suspended or abandoned
for a period exceeding 180 days, a renewed permit valid until the original
expiration date may be obtained upon payment of a renewal fee equal to ten
percent of the original permit fee provided that: (1) no changes have been made
or will be required in the original plans and specifications for such work and (2)
the renewed permit is issued within the applicable time deadline of the original
permit issuance date. The renewed permit will be reviewed under the Building
Codes and Ordinances in effect at the time of the original permit.
C. Where a project is not commenced or completed by the applicable time
deadline of the permit, a new permit is required. The applicant shall pay a fee for
the new permit equal to ten percent of the original permit fee. The new permit
will be reviewed under the Building Codes and Ordinances in effect at the time of
the original permit provided that the new permit is requested within six months
after the deadline of the original permit. After that time, any new permit will be
subject to the Building Code and Ordinance in effect at the time the new permit is
issued. The new permit shall be valid for a period of one (1) year. This new
permit shall not be renewed nor shall a second new permit be issued for the
project if it is not completed within the one (1) year time frame.
D. Any permittee seeking to renew a permit under subsection B or a new permit
under subsection C may present evidence to City staff that clearly demonstrates
that the uncompleted work is less than ten percent of the project. At its sole
discretion, should the City determine that less than ten percent of the project is
left to be completed, the renewal fee or the new permit fee may be reduced to an
amount equivalent to the corresponding lower percentage.
E. If the owner or applicant fails to complete the project within the time required,
the Building Official is authorized to initiate a nuisance abatement action
pursuant to Chapter 8.28 of this Code or undertake any other remedy permitted
by law.
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Section 3. The City Clerk shall cause this Ordinance to be published at least once in a
newspaper of general circulation published and circulated in the City within fifteen (15)
days after its passage in accordance with Section 36933 of the Government Code, shall
certify to the adoption of this Ordinance, and shall cause this Ordinance and her
certification, together with proof of publication, to be entered in the Book of Ordinances
of the Council of this City.
PASSED, APPROVED AND ADOPTED this __ day of _____________, 2017.
____________________________
MAYOR
Attest:
_______________________
City Clerk
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1
CITY OF HERMOSA BEACH
MEMORANDUM
Date: October 24, 2017
To: Honorable Mayor and Members of the City Council
From: Ken Robertson, Community Development Director
Subject: Supplemental Information, Item 5(a) – Text Amendment Regarding
Expiration of Permits
As referenced in the staff report, Manhattan Beach has also recently addressed this issue of
expiration of building permits. Attached is the recent code amendment adopted by the
Manhattan Beach City Council which includes amendments regarding expiration of permits.
Their approach is to give the Building Official the administrative authority and flexibility to
extend permits in 6 month increments in response to requests from builders where delays are
beyond their control. Our proposed approach is to provide more clarity and less administrative
discretion, recognizing that larger projects often take much longer than two years.
Attachment
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ORDINANCE NO 17-0021
AN ORDINANCE OF THE CITY OF MANHATTAN BEACH
MODIFYING THE PLAN REVIEW AND PERMIT EXPIRATION
SECTIONS OF THE MANHATTAN BEACH MUNICIPAL CODE AND
CLARIFYING THE ISSUANCE OF PERMITS TO OWNER-BUILDERS
THE CITY COUNCIL OF THE CITY OF MANHATTAN BEACH DOES ORDAIN AS
FOLLOWS:
SECTION 1. The City Council hereby finds that it can be seen with certainty that there is
no possibility that the adoption of this Ordinance may have a significant effect on the environment. It
is therefore exempt from review under the California Environmental Quality Act pursuant to Title 14,
Section 15061(b)(3) of the California Code of Regulations (CEQA Guidelines).
SECTION 2. Chapter 9.01 of Title 9 of the Manhattan Beach Municipal Code is amended to
read as follows:
9.01.040 Expiration of plan review.
Section [A]105.3.2 is hereby amended to read as follows:
[A] 105.3.2 Time limitation of application. Applications for which no permit is issued within 180
days following the date of application shall expire by limitation and plans and other data submitted for
review may thereafter be returned to the applicant or destroyed by the Building Official. The Building
Official may extend the time for action by applicant for a periods not exceeding 180 days upon written
request by the applicant and justifiable cause demonstrated. No application shall be extended more
than once. In order to renew action on an application after expiration, the applicant shall resubmit
plans and pay a new plan review fee and plans shall be reviewed under the current codes and
ordinances at the time of the new applications.
9.01.050 Permit expiration.
Section [A]105.5 is hereby amended to read as follows:
[A]105.5 Expiration. Every permit issued shall become invalid unless the work on the site
authorized by such permit is commenced within 180 days after its issuance, or if the work authorized
on the site by such permit is suspended or abandoned for a period of 180 days after the work is
commenced, or if the building or work authorized by such permit is not completed within 2 calendar
years from the issuance date of the permit.
Before such work can be recommenced, a new permit, or a renewed permit as specified below, shall
be first obtained. No permit shall be renewed more than once.
For permits where work has not commenced within 180 days from the date of such permit, a renewed
permit may be obtained provided that: (1) no changes have been made or will be required in the
original plans and specifications for such work; and (2) the expiration has not exceeded two years
from the original issuance date.
For permits where work had commenced and was subsequently suspended or abandoned for a
period exceeding 180 days, a renewed permit may be obtained provided that: (1) No changes have
been made or will be required in the original plans and specifications for such work; and (2) the
expiration has not exceeded two years from the issuance date, and/or (3) where construction has
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progressed and has been approved prior to the suspension or abandonment, to the point whereby
only a final inspection(s) is required, a fee shall be determined based on the number of estimated
inspections, estimated staff time, and required meetings as determined by the Building Official.
For permits that have exceeded two years beyond the issuance date and have not received an
extension prior to expiring, a new permit is required. The applicant shall pay the fee based on the
valuation of the uncompleted work required for a plan check and a new permit and plans will be
reviewed under the current codes and ordinances at the time of the new applications.
Any permittee holding an unexpired permit may apply for an extension of the time within which work
under that permit may be continued when, for good and satisfactory reasons, the permittee is unable
to continue work within the time required by this section. The Building Official may grant one or more
extensions for a periods not exceeding six calendar months upon written request by the permittee
showing that circumstances beyond the control of the permittee have prevented completion of the
project. action from being taken. No permit shall be extended more than once.
If the owner or applicant fails to complete the construction work within the time required, the Building
Official is authorized to obtain the abatement of any unsafe condition or nuisance created by such
incomplete work. The City Attorney is authorized to file an action for the abatement of any such
unsafe condition or nuisance if required to do so by the Building Official.
SECTION 3. Chapter 9.03 of Title 9 of the Manhattan Beach Municipal Code is amended to
read as follows:
9.03.030 Expiration of plan review.
Section R105.3.2 is amended as follows:
Section R105.3.2 Time limitation of application. Applications for which no permit is issued within
180 days following the date of application shall expire by limitation and plans and other data
submitted for review may thereafter be returned to the applicant or destroyed by the Building Official.
The Building Official may extend the time for action by applicant for a periods not exceeding 180 days
upon written request by the applicant and justifiable cause demonstrated. No application shall be
extended more than once. In order to renew action on an application after expiration, the applicant
shall resubmit plans and pay a new plan review fee and plans shall be reviewed under the current
codes and ordinances at the time of the new applications.
9.03.040 Permit Expiration.
Section R105.5 is amended to read as follows:
R105.5 Expiration. Every permit issued shall become invalid unless the work on the site authorized
by such permit is commenced within 180 days after its issuance, or if the work authorized by such
permit is suspended or abandoned for a period of 180 days after the work is commenced, or if the
building or work authorized by such permit is not completed within 2 calendar years from the issuance
date of the permit.
Before such work can be recommenced, a new permit, or a renewed permit as specified below, shall
be first obtained. No permit shall be renewed more than once.
For permits where work has not commenced within 180 days from the date of such permit, a renewed
permit may be obtained provided that: (1) no changes have been made or will be required in the
original plans and specifications for such work; and (2) the expiration has not exceeded two years
from the original issuance date.
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For permits where work had commenced and was subsequently suspended or abandoned for a
period exceeding 180 days, a renewed permit may be obtained provided that: (1) No changes have
been made or will be required in the original plans and specifications for such work; and (2) the
expiration has not exceeded two years from the issuance date and/or (3) where construction has
progressed and has been approved to the point whereby only a final inspection(s) is required, a fee
shall be determined based on the number of estimated inspections, estimated staff time, and required
meetings as determined by the Building Official.
For permits that have exceeded two years beyond the issuance date and have not received an
extension prior to expiring, a new permit is required. The applicant shall pay the fee based on the
valuation of the uncompleted work required for a plan check and a new permit and plans will be
reviewed under the current codes and ordinances at the time of the new applications.
Any permittee holding an unexpired permit may apply for an extension of the time within which work
under that permit may be continued when, for good and satisfactory reasons, the permittee is unable
to continue work within the time required by this section. The Building Official may extend the time for
action by the permittee for a periods not exceeding six calendar months upon written request by the
permittee showing that circumstances beyond the control of the permittee have prevented completion
of the project. action from being taken. No permit shall be extended more than once.
If the owner or applicant fails to complete the construction work within the time required, the Building
Official is authorized to obtain the abatement of any unsafe condition or nuisance created by such
incomplete work. The City Attorney is authorized to file an action for the abatement of any such
unsafe condition or nuisance if required to do so by the Building Official.
SECTION 4. Chapter 9.04 of the Manhattan Beach Municipal Code is hereby amended to
read as follows:
Section 9.04.010 is amended to read as follows:
9.04.010 – Requirements for issuance of building permits and licenses.
No building permit or business license shall be issued to any person covering
building construction unless the following requirements have been complied with:
A. Contractor's license. That the applicant shall have produced for the
inspection of the Chief Building Inspector, also known as the Director of
Building, or Licensing Authority a valid contractor's license issued in
accordance with the Business and Professions Code of the State; and
B. Federal and State law compliance. That any applicant for a building permit
covering building construction wherein the applicant employs labor on such
construction shall produce evidence to the Chief Building Inspector or the
Licensing Authority that he has fully complied with all requirements of the law
applicable to said employees relating to the payment of withholding tax,
Social Security contributions, State Unemployment, and Workmen's
Compensation Insurance.
Exception:
Any person applying for a building permit as an owner-builder must meet the
requirements of Section 7044 of the California Business and Professions Code for
owner-builder and complete the owner-builder declaration as required by Section
7031.5 of the California Business and Professions code.
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Any person applying for a building permit as an owner-builder representing that he is to
personally occupy said structure proposed to be erected without complying with the
provisions of subparagraphs A and B of this section, and who, within one year from the
completion thereof, sells or offers for sale said structure is guilty of a misdemeanor;
providing, however, that this section shall not apply to owner-builders who within one
year sell said property for any reason other than for speculative purposes.
SECTION 5. Section [A]105.3.2 of Title 9 of the Manhattan Beach Municipal Code is
amended to read as follows:
9.02.020 Expiration of plan review.
Section [A]105.3.2 is hereby amended to read as follows:
[A] 105.3.2 Time limitation of application. Applications for which no permit is issued within 180
days following the date of application shall expire by limitation and plans and other data submitted for
review may thereafter be returned to the applicant or destroyed by the Building Official. The Building
Official may extend the time for action by applicant for a periods not exceeding 180 days upon written
request by the applicant and justifiable cause demonstrated. No application shall be extended more
than once. In order to renew action on an application after expiration, the applicant shall resubmit
plans and pay a new plan review fee and plans shall be reviewed under the current codes and
ordinances at the time of the new applications.
9.02.030 Permit expiration.
Section [A]105.5 is hereby amended to read as follows:
[A] 105.5 Expiration. Every permit issued shall become invalid unless the work on the site
authorized by such permit is commenced within 180 days after its issuance, or if the work authorized
on the site by such permit is suspended or abandoned for a period of 180 days after the work is
commenced, or if the building or work authorized by such permit is not completed within 2 calendar
years from the issuance date of the permit.
Before such work can be recommenced, a new permit, or a renewed permit as specified below, shall
be first obtained. No permit shall be renewed more than once.
For permits where work has not commenced within 180 days from the date of such permit, a renewed
permit may be obtained provided that: (1) no changes have been made or will be required in the
original plans and specifications for such work; and (2) the expiration has not exceeded two years
from the original issuance date.
For permits where work had commenced and was subsequently suspended or abandoned for a
period exceeding 180 days, a renewed permit may be obtained provided that: (1) No changes have
been made or will be required in the original plans and specifications for such work; and (2) the
expiration has not exceeded two years from the issuance date and/or (3) where construction has
progressed and has been approved to the point whereby only a final inspection(s) is required, a fee
shall be determined based on the number of estimated inspections, estimated staff time, and required
meetings as determined by the Building Official.
For permits that have exceeded two years beyond the issuance date and have not received an
extension prior to expiring, a new permit is required. The applicant shall pay the fee based on the
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valuation of the uncompleted work required for a plan check and a new permit and plans will be
reviewed under the current codes and ordinances at the time of the new applications.
Any permittee holding an unexpired permit may apply for an extension of the time within which work
under that permit may be continued when, for good and satisfactory reasons, the permittee is unable
to continue to work within the time required by this section. The Building Official may extend the time
for action by the permittee for a periods not exceeding six calendar months upon written request by
the permittee showing that circumstances beyond the control of the permittee have prevented
completion of the project. action from being taken. No permit shall be extended more than once.
If the owner or applicant fails to complete the construction work within the time required, the Building
Official is authorized to obtain the abatement of any unsafe condition or nuisance created by such
incomplete work. The City Attorney is authorized to file an action for the abatement of any such
unsafe condition or nuisance if required to do so by the Building Official.
SECTION 6. Any provisions of the Manhattan Beach Municipal Code, or appendices thereto, or any
other ordinances of the City, to the extent that they are inconsistent with this ordinance, and no
further, are hereby repealed.
SECTION 7. If any section, subsection, sentence, clause, or phrase of this ordinance is for any
reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction,
such decision shall not affect the validity of the remaining portions of the ordinance. The City Council
hereby declares that it would have passed this ordinance and each section, subsection, sentence,
clause, and phrase thereof, irrespective of the fact that any one or more sections, subsections,
sentences, clauses, or phrases be declared invalid or unconstitutional.
SECTION 8. This notice shall be published by one insertion in The Beach Reporter, the official
newspaper of the City, and this ordinance shall take effect and be in full force and operation thirty (30)
days after its final passage and adoption.
SECTION 9. The City Clerk shall certify to the adoption of this ordinance; shall cause the same to be
entered in the book of original ordinances of said City; shall make a minute of the passage and
adoption thereof in the records of the meeting at which the same is passed and adopted; and shall
within fifteen (15) days after the passage and adoption thereof cause the same to be published by
one insertion in The Beach Reporter, the official newspaper of the City and a weekly newspaper of
general circulation, published and circulated within the City of Manhattan Beach hereby designated
for that purpose.
SECTION 10. This Ordinance will become effective at 12:01 a.m. on December 7th, 2017.
SECTION 11. The City Clerk shall cause a summary of this Ordinance to be published as provided
by law. The summary shall be published and a certified copy of the full text of this Ordinance shall be
posted in the Office of the City Clerk at least five (5) days prior to the City Council meeting at which
this Ordinance is to be adopted. Within fifteen (15) days after the adoption of this Ordinance, the City
Clerk shall cause a summary to be published with the names of those City Council members voting
for and against this Ordinance and shall post in the Office of the City Clerk a certified copy of the full
text of this Ordinance along with the names of those City Council members voting for and against the
Ordinance.
PASSED, APPROVED and ADOPTED this ____ day of ______, 2017.
Ayes:
Noes:
Abstain:
Absent:
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Mayor, City of Manhattan Beach, California
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 17-0676
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of November 21, 2017
SIGN REVIEW - S4 #33 Determination of whether the proposed sign displays
covering 241 ± square feet of surface area on west side of a building are consistent
with the Municipal Code definition of ‘Mural’ for the Vans shop at 1314 Pacific Coast
Highway and determine the project is not subject to the California Environmental
Quality Act (CEQA).
Applicant:Kevin Keslin & Mary Ryan
RGLA Solutions, Inc.
5100 River Road, Suite 125
Schiller Park, IL 60176
OWNER:Maurice Rafoua
1559 S. Sepulveda Boulevard
Los Angeles, CA 90025
Recommended Action:
Adopt the attached resolution and determine that the proposed sign displays covering 241 ± square
feet of surface area on west side of a building are consistent with the Municipal Code definition of
‘Mural’ for the Vans shop at 1314 Pacific Coast Highway and determine the project is not subject to
the California Environmental Quality Act (CEQA).
Background:
Vans commenced operation at 1314 Pacific Coast Highway in September 2007. On March 15, 2011
the Planning Commission unanimously approved the request to deem the proposed 251 ± sq. ft.
window displays as murals, limited to art work as submitted, with no additional logos, identifying or
advertising texts (attached).
The applicant now proposes to replace existing previously approved window murals on the west
facing windows with new pictorial representations. Each display will cover the entire window.
Analysis:
The proposal exceeds window coverage and total allowed sign area. The General Commercial (C-3)
zone allows up to 3 square feet of permanent sign area per lineal foot of building frontage. The
building frontage along Pacific Coast Highway is 70 feet, authorizing up to 210 square feet in
permanent sign area. A permanent sign permit was recently issued in October 2017 allowing three
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Staff Report
REPORT 17-0676
Vans wall signs totaling 80 square feet.
The proposed displays (96 square feet for left display and 145 square feet for right display totaling
241 square feet), combined with permitted wall signs (80 square feet), totaling 321 square feet,
exceeds the allowed 210 square feet of permanent signage by 111 square feet. The two existing
previously approved window murals cover the entirety of each window1. Thus, the applicant is
requesting a similar determination that the two replacement window displays be considered ‘murals’,
and that they be allowed to exceed standards for sign area and window coverage.
‘Mural’ as defined in Municipal Code Section 17.50.030 means a “pictorial representation not
specifically identifying goods or services offered on the premises.” Pursuant to Section 17.50.140(B),
the Planning Commission may waive specific provisions of the sign ordinance relating to total sign
area, coverage, height, type and style for displays deemed to be murals.
Vans is an action sport company. The retail store sells skateboards and the brand's surfing and
skateboarding-inspired shoes, casualwear and accessories. The retail store does not sell surfboards
or bikes.The existing murals depict the skate and surf culture with the right mural displaying a surfer
catching a wave and the left mural displaying a skateboarder performing a stunt along the rim of a
skate bowl.
The Hermosa Beach General Plan (PLAN Hermosa) defines the city’s beach culture such that “the
beach has been an integral part of local culture with an abundance of seaside activities. Hermosa
Beach has been home to many surfing professionals over the years and has hosted events
promoting surfing, such as Hermosa Beach Surfing Club’s Annual Dance. Known as the mecca of
surfboard shaping, Hermosa Beach is known for some of the earliest surfboard manufacturing, with
several surfboard shapers still operating today” (PLAN Hermosa Pg. 23 Beach Culture).
The proposed sign displays continue to depict the skate and surf culture with the right mural
displaying a surfer shredding a wave and the left mural displaying a biker performing a stunt in a
skate park. The individuals in the sign displays are not well known athletes and they do not have a
close association with Vans. The two individuals in the proposed sign displays are also much less
prominent than the existing murals where their faces and attire are not recognizable or the focus of
the displays.
Staff believes both displays are murals because the proposed displays do not directly advertise
products or goods offered on the premises but instead continue to depict the city’s eclectic beach
culture which includes surfing and seaside activities such as biking and the use of the Hermosa
Beach Skate Park located at 710 Pier Avenue.
The project is not subject to the California Environmental Quality Act (CEQA) pursuant to CEQA
Guidelines Section 15060(c)(2), because the project will not result in a direct or reasonably
foreseeable indirect physical change in the environment. The mural displays are to be located upon
the interior glazing of the west storefront windows and will not result in a direct or reasonably
foreseeable indirect physical change in the environment, therefore, the mural displays are not subject
to CEQA.
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Staff Report
REPORT 17-0676
Summary:
Staff recommends the Commission adopt the attached resolution and determine that the sign
displays are murals and that they be allowed to exceed standards for sign area and window coverage
Pursuant to Section 17.50.140(B) of the Hermosa Beach Municipal Code and determine the project is
not subject to the California Environmental Quality Act (CEQA).
1Window signs shall be allowed in the C-3 zone and shall be counted in the total allowable sign area, and shall not
obscure more than twenty (20) percent of the glass surface area of the window(s).
Attachments:
1.Draft Resolution
2.Planning Commission March 15, 2011- Staff Report and Attachments
<http://hermosabeach.granicus.com/MetaViewer.php?view_id=6&clip_id=1323&meta_id=80300>
3.Minutes from March 15, 2011 meeting
4.Site Photos
5.Applicant Submittal
Respectfully Submitted by: Nicole Ellis, Associate Planner
Concur: Kim Chafin, Planning Manager
Approved: Ken Robertson, Community Development Director
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P.C. Resolution 17-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, DETERMINING THE 241± SQUARE
FOOT DISPLAYS TO BE LOCATED UPON THE INTERIOR GLAZING
OF THE WEST STOREFRONT WINDOWS OF THE EXISTING
BUILDING AT 1314 PACIFIC COAST HIGHWAY ARE MURALS AND
DETERMINING THAT THE PROJECT IS NOT SUBJECT TO 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 October 11, 2017 by the property
owner/applicant, seeking determination of whether the proposed sign displays covering 241 ±
square feet of surface area on west side of a building are consistent with the Municipal Code
definition of ‘Mural’ for the Vans shop at 1314 Pacific Coast Highway and determine the project
is not subject to the California Environmental Quality Act (CEQA).
Section 2. Hermosa Beach Municipal Code Section 17.50.030 defines a mural as “a
pictorial representation not specifically identifying goods or services offered by the business on
the premises.”
Section 3. Hermosa Beach Municipal Code Section 17.50.130(B) provides that murals
approved by the Planning Commission may be permitted, and in its review the Planning
Commission may waive specific provisions of the City’s sign regulations related to total sign
area, coverage, height, type and style.
Section 4. The Planning Commission at its public meeting of November 21, 2017
considered testimony and evidence, both written and oral.
Section 5. The project is not subject to the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15060(c)(2), because the project will not result in
a direct or reasonably foreseeable indirect physical change in the environment. The mural
displays are to be located upon the interior glazing of the west storefront windows and will not
result in a direct or reasonably foreseeable indirect physical change in the environment,
therefore, the mural displays are not subject to CEQA.
Section 6. Based on the evidence received at the public meeting, the Planning
Commission makes the following findings:
1. The displays meet the definition of a mural as set forth in Hermosa Beach Municipal Code
Section 17.50.030, because:
a. The Hermosa Beach General Plan (PLAN Hermosa) defines the city’s beach culture such
that “the beach has been an integral part of local culture with an abundance of seaside
activities. Hermosa Beach has been home to many surfing professionals over the years and
has hosted events promoting surfing, such as Hermosa Beach Surfing Club’s Annual Dance.
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Known as the mecca of surfboard shaping, Hermosa Beach is known for some of the earliest
surfboard manufacturing, with several surfboard shapers still operating today.”
b. The displays are pictorial representations not specifically identifying goods or services
offered by the business on the premises, and the business on the premises is an action sport
company. The retail store sells skateboards and the brand's surfing and skateboarding-
inspired shoes, casualwear and accessories. The retail store does not sell surfboards or bikes.
The proposed sign displays continue to depict the skate and surf culture with the right mural
displaying a surfer shredding a wave and the left mural displaying a biker performing a stunt
in a skate park. The individuals in the sign displays are not well known athletes and they do
not have a close association with Vans. The two individuals in the proposed sign displays are
also much less prominent than the existing murals where their faces and attire are not
recognizable or the focus of the displays.
c. The display’s primary purpose is not to identify a product, event, or person, but rather to
celebrate activities closely associated the city’s eclectic beach culture which includes surfing
and seaside activities such as biking and the use of the Hermosa Beach Skate Park located at
710 Pier Avenue.
2. Pursuant to Zoning Ordinance Section 17.50.130(B), it is appropriate to waive the specific
provisions of the sign code pertaining to sign area, cover, height, type and style for the
subject 241± square foot mural displays because:
a. The displays (96 square feet for left display and 145 square feet for right display totaling
241 square feet) meet the definition of a mural;
b. The purpose of the mural is to celebrate the city’s eclectic beach culture which includes
surfing and seaside activities such as biking and the use of the Hermosa Beach Skate Park
located at 710 Pier Avenue. Due to the murals proximity to Pacific Coast Highway, a high
profile location, and the large scale and massing of the wall/windows upon which the murals
are proposed to be sited, the additional area, height, type of style of the mural display are
warranted.
Section 7. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge
to the decision of the Planning Commission, after a formal appeal to the City Council, must be
made within 90 days after the final decision by the City Council.
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 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 November 21, 2017.
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Rob Saemann, Chairman Ken Robertson, Secretary
November 21, 2017
Date
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Site Photos
Looking east from Pacific Coast Highway (PCH) at the Vans store
Looking south east from PCH at the Vans store Looking north east from PCH at the Vans store
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0655
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Adjourned Regular Meeting of November 21, 2017
Verbal Report on City Council Actions
City of Hermosa Beach Printed on 5/3/2022Page 1 of 1
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0656
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of November 21, 2017
Verbal Status Report on Major Planning Projects
City of Hermosa Beach Printed on 5/3/2022Page 1 of 1
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 17-0686
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of November 21, 2017
December 11, 2017 Planning Commission Tentative Future Agenda Items
Currently there are no projects ready to be scheduled for the December 11, 2017 (Monday)Planning
Commission Meeting.
Respectfully Submitted by: Frances Estrada, Building and Planning Technician
Concur: Kim Chafin, Planning Manager
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 17-0652
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Regular Meeting of November 21, 2017
Community Development Department Activity Report of September, 2017
Recommended Action:
To receive and file the September, 2017 Community Development Department activity report.
Attachment:
1. Community Development Department activity report of September, 2017
Respectfully Submitted by: Yu-Ying Ting, Administrative Assistant
Approved: Ken Robertson, Community Development Director
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