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HomeMy WebLinkAbout2016-12-12 PC AGENDA1 AGENDA PACKET PLANNING COMMISSION MEETING CITY OF HERMOSA BEACH CITY HALL COUNCIL CHAMBERS 1315 VALLEY DRIVE HERMOSA BEACH, CA 90254 December 12, 2016 7:00 P.M. Michael Flaherty, Chairperson Rob Saemann, Vice Chair Marie Rice David Pedersen Peter Hoffman 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 and 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. 2 1. Pledge of Allegiance 2. Roll Call 3. Oral / Written Communications Anyone wishing to address the Commission regarding a matter not related to a public hearing on the agenda may do so at this time. Section I Consent Calendar 4. Approval of the November 15, 2016 regular meeting action minutes 5. 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. Section II Public Hearing 6. PDP 16-6 / CUP16-2 / PARK 16-7 -- Precise Development Plan to allow a food and beverage market (Lazy Acres Market) within an existing 29,653 square foot building at 2510 Pacific Coast Highway (currently Hope Chapel Youth Center), Conditional Use Permit for outdoor dining accessory to the proposed food and beverage market; and a Parking Plan to allow parking requirements to be met with a shared parking arrangement with the two adjacent buildings at 950 Artesia Boulevard (currently a multi-tenant office building) and 2420 Pacific Coast Highway (currently Hope Chapel Church) and the parking lot currently used by Hope Chapel at 2306 Pacific Coast Highway; and adoption of the Mitigated Negative Declaration (continued from the November 15, 2016 meeting). Staff Recommended Action: To continue the public hearing to January 17, 2017. 7. CON 16-14 / PDP 16- 16 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 74291 for a two-unit condominium project at 945 7th Street, and determination that the project is categorically exempt from the California Environmental Quality Act. Staff Recommended Action: To adopt the resolution approving the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #74035 for a two-unit detached condominium project subject to conditions and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). 8. TEXT 16-7 -- Text Amendment to the Municipal Code, Title 17, to regulate short term rentals in existing nonconforming residential units located in commercial zoning districts, and determination that the project is not subject to the California Environmental Quality Act (continued from the November 15, 2016 meeting). Staff Recommended Action: To adopt the resolution recommending the City Council adopt 3 a text amendment to regulate short term rentals in existing nonconforming residential units located in commercial zoning districts, and determine the project is not subject to the California Environmental Quality Act. Section III Hearing 9. CON 16-16 / PDP 16-17 / PARK 16/6 – Request to extend for 60 days the expiration date of a Conditional Use Permit, Precise Development Plan, and Parking Plan for a 16,708 square foot commercial office building with payment of in-lieu of on-site parking and confirmation that all proposed alterations are minor at 906-910 Hermosa Avenue. Staff Recommended Action: To deny by Minute Order the request to extend the expiration date of the Conditional Use Permit, Precise Development Plan and Parking Plan for a 16,708 square foot commercial office building by 60 days, to March 1, 2017 and confirm that all proposed alterations are minor. Section IV 10. Staff Items a. Discussion of semi-annual Conditional Use Permit review procedures. b. Report on City Council actions. c. Status report on major Planning projects. d. Tentative future Planning Commission agenda. e. Community Development Department activity report of October, 2016. 11. Commissioner Items 12. Adjournment 1 Planning Commission Action Minutes November 15, 2016 ACTION MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON NOVEMBER 15, 2016, 7:00 P.M., AT THE CITY HALL COUNCIL CHAMBERS All public testimony and the deliberations of the Planning Commission can be viewed on the City’s web site at www.hermosabch.org, On-Demand Video of City Meetings The meeting was called to order at 7:02 P.M. by Chairperson Hoffman. 1. Pledge of Allegiance 2. Roll Call Present: Commissioners Flaherty, Pedersen, Rice, Saemann, Chairperson Hoffman Absent: None Also Present: Ken Robertson, Community Development Director Lauren Langer, Assistant City Attorney Kim Chafin, Senior Planner Aaron Gudelj, Associate Planner Nicole Ellis, Assistant Planner Kathy Khang, Planning Intern 3. Oral / Written Communications Anyone wishing to address the Commission regarding a matter not related to a public hearing on the agenda may do so at this time. Section I CONSENT CALENDAR 4. Approval of the October 19, 2016 action minutes ACTION: To approve the October 19, 2016 action minutes as presented. MOTION by Commissioner Flaherty and seconded by Commissioner Rice. The motion carried by a unanimous vote. 5. Resolution(s) for Consideration – None Section II Public Hearing 6. PDP 16-6 / CUP16-2 / PARK 16-7 -- Precise Development Plan to allow a food and beverage market (Lazy Acres Market) within an existing 29,653 square foot building at 2510 Pacific Coast Highway (currently Hope Chapel Youth Center), Conditional Use Permit for outdoor dining accessory to the proposed food and beverage market; and a Parking Plan to allow parking requirements to be met with a shared parking arrangement with the 2 Planning Commission Action Minutes November 15, 2016 two adjacent buildings at 950 Artesia Boulevard (currently a multi-tenant office building) and 2420 Pacific Coast Highway (currently Hope Chapel Church) and the parking lot currently used by Hope Chapel at 2306 Pacific Coast Highway; and adoption of the Mitigated Negative Declaration. Staff Recommended Action: To adopt the resolutions approving the Precise Development Plan, Conditional Use Permit, and Parking Plan subject to conditions and approving the Mitigated Negative Declaration. Commissioner Pedersen recused himself due to living in close proximity to the project site. Coming forward to speak: Sam Masterson, Robert Chamberland, Anthony Lane, Irene Dutkok and Jim Lissner. ACTION: To continue to the December 12, 2016 meeting and direct staff to return with reponses to comments on the Mitigated Negative Declaration and to prepare revised resolutions to add conditions reflecting Planning Commission’s concerns related to several issues, including truck deliveries and loading and unloading; clearly identifying shared parking spaces; rooftop solar; kitchen exhaust; trash enclosures and trash pickup. MOTION by Commissioner Rice and seconded by Commissioner Flaherty. The motion carried by the following vote: AYES: Comms. Flaherty, Rice, Saemann, Chmn. Hoffman NOES: None ABSTAIN: None ABSENT: Comm. Pedersen 7. CON16-11 / PDP16-13 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 74516 for a two-unit condominium project at 935 15th Street, and determination that the project is categorically exempt from the California Environmental Quality Act. Staff Recommended Action: To adopt the resolution approving the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #74516 for a two-unit detached condominium project with access from a shared driveway along the east side of the lot subject to conditions and determine the project is Categorically Exempt from the California Environmental Quality Act. Coming forward to speak: Joseph Mornay and Michael Williams. ACTION: To adopt the resolution, as presented, approving subject condominium project and determine the project is categorically exempt from the California Environmental Quality Act. MOTION by Commissioner Saemann and seconded by Commissioner Flaherty. The motion carried by the following vote: AYES: Comms. Flaherty, Pedersen, Rice, Saemann; Chmn. Hoffman NOES: None ABSTAIN: None ABSENT: None 3 Planning Commission Action Minutes November 15, 2016 8. CON16-12 / PDP16-14 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 74515 for a two-unit condominium project at 937 15th Street, and determination that the project is categorically exempt from the California Environmental Quality Act. Staff Recommended Action: To adopt the resolution approving the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #74515 for a two-unit detached condominium project with access from a shared driveway along the west side of the lot subject to conditions and determine the project is Categorically Exempt from the California Environmental Quality Act. Coming forward to speak: Joseph Mornay. ACTION: To adopt the resolution, as presented, approving subject condominium project and determine the project is categorically exempt from the California Environmental Quality Act. MOTION by Commissioner Saemann and seconded by Commissioner Pedersen. The motion carried by the following vote: AYES: Comms. Flaherty, Pedersen, Rice, Saemann; Chmn. Hoffman NOES: None ABSTAIN: None ABSENT: None 9. CUP 16-5 -- Conditional Use Permit to allow a massage therapy business at 1301 Manhattan Avenue (Massage Envy) inside an existing multi-tenant commercial building, and determination that the project is categorically exempt from the California Environmental Quality Act. Staff Recommended Action: To approve the resolution approving the conditional use permit and determining the project to be categorically exempt from the California Environmental Quality Act. Coming forward to speak: Mr. Chan and Bram Parker. ACTION: To adopt the resolution, as presented, approving subject Conditional Use Permit project and determine the project is categorically exempt from the California Environmental Quality Act. MOTION by Commissioner Pedersen and seconded by Commissioner Rice. The motion carried by the following vote: AYES: Comms. Flaherty, Pedersen, Rice, Saemann; Chmn. Hoffman NOES: None ABSTAIN: None ABSENT: None 10. TEXT 16-7 -- Text Amendment to the Municipal Code, Title 17, to regulate short term rentals in existing nonconforming residential units located in commercial zoning districts, and determination that the project is not subject to the California Environmental Quality Act. Staff Recommended Action: Adopt the resolution recommending the City Council adopt a text amendment to regulate short term rentals in existing nonconforming residential units 4 Planning Commission Action Minutes November 15, 2016 located in commercial zoning districts, and determine the project is not subject to the California Environmental Quality Act. Coming forward to speak: None. ACTION: To continue to an unspecified date and direct staff to incorporate Planning Commission’s concerns into the draft ordinance. MOTION by Commissioner Pedersen and seconded by Commissioner Saemann. The motion carried by a unanimous vote: Section III 11. Staff Items a. Memorandum regarding rotation of Planning Commission chairmanship from December, 2016 through August, 2017. ACTION: Chairmanship rotated to Commissioner Michael Flaherty and Commissioner Rob Saemann as Vice Chairman from December, 2016 through August, 2017. b. Report on City Council actions. c. Status report on major Planning projects. d. Tentative future Planning Commission agenda. e. Community Development Department activity report of September, 2016. 11. Commissioner Items ACTION: To agendize a discussion of the semi-annual Conditional Use Permit review procedures for the December 12, 2016 meeting. 13. Adjournment to November 21, 2016 meeting at 7:00 p.m. on PLAN Hermosa - Introduction of Environmental Impact Report and Discussion of Carbon Neutrality The meeting was adjourned at 10:23 P.M. CERTIFICATION I hereby certify the foregoing Minutes are a true and complete record of the action taken by the Planning Commission of Hermosa Beach at the regularly scheduled meeting of November 15, 2016. Peter Hoffman, Chairperson Ken Robertson, Secretary Date /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal Corrections N 13°23'40"W 119.99' N 13°23'40"W 119.99' 114'-10" 102'-1 3/4" 99'-1 3/4" 88'-8 1/4" 74'-7 1/4" 54'-11 1/4" 36'-2" 3'-2 3/4"4'-2 3/4"29'-4 1/2"14'-1"25'-10 3/4"35'-9 1/4"4'-2 3/4"12'-9"27'-2 3/4"35'-9 1/4"10'-7 1/4"36'-2" 3'-2 3/4" 54'-11 1/4" 74'-7 1/4" 88'-8 1/4" 99'-1 3/4" 114'-10" 117'-9 1/2"2'-11 1/4"37'-1/2"35'-9 1/2"4'-2 1/4"35'-9 3/4"4'-2 1/4"18'-9 1/4"21'-2 3/4"2'-11 1/2"37'-1/2"22'-3/4"17'-11 1/4"35'-11 3/4"4'-0"22'-2 7/817'-9"22'-2 1/4"17'-9 1/2"5'-2 3/4"34'-9"171.11' F.GD.170.75' F.GD.168.54' F.GD.167.62' F.GD.166.02' F.GD.161.99' F.G D. 163.61' F.G D. 164.69' F.G D. 166.69' F.G D. 167.01' F.G D. 157.45' F.G D. 163.66' F.G D. 161.41' F.G D.159.29' F.GD.161.45' F.GD.155.51' F.G D.169.23' F.GD.UNIT A: CRITICAL POINT #2: CROSS LOT:157.45' - 155.51' = 1.94'' 1.94' / 39.99' = .048'.048' X 35.77' = 1.72' 1.72' + 155.51' = 157.23' 157.44' + 30'-0" = 187.44'185.27' PROVIDED UNIT A: CRITICAL POINT #3: CROSS LOT:157.45' - 155.51' = 1.94'' 1.94' / 39.99' = .048' .048' X 10.60' = .51'.51' + 155.51' = 156.02' 155.99' + 30'-0" = 185.99'185.27' PROVIDED 165.20' F.G D.167.62' F.GD.164.47' F.G D.168.51' F.GD.8TH STREETN 76°34'10"E39.99'UNIT B N 76°34'00"E39.99'UNIT A 167.25 P.C.171.37 P.C.157.07 P.C.15 5.1 4 P.C. UNIT A: CRITICAL POINT #5:CROSS LOT: 161.41' - 159.29' = 2.12'' 2.12' / 39.99' = .053'.053' X 14.08' = .75' .75' + 159.29' = 160.04'159.70' + 30'-0" = 189.70' 187.77' PROVIDED UNIT A: CRITICAL POINT #1: CROSS LOT: 163.66' - 161.45' = 2.21''2.21' / 39.99' = .055' .055' X 39.77' = 1.97' 1.97' + 161.45' = 163.42'163.60' + 30'-0" = 193.60' 185.27' PROVIDED UNIT A: CRITICAL POINT #4:CROSS LOT: 163.66' - 161.45' = 2.21'' 2.21' / 39.99' = .055'.055' X 12.75 = .70' .70' + 161.45' = 162.15'162.62' + 30'-0" = 192.62' 185.27' PROVIDED UNIT B: CRITICAL POINT #3: CROSS LOT: 170.75' - 166.69' = 2.21''4.06' / 39.99' = .10' .10' X 22.19' = 2.22' 2.22' + 166.69' = 168.91'168.96' + 30'-0" = 198.96' 197.09' PROVIDED UNIT B: CRITICAL POINT #1:CROSS LOT: 170.75' - 166.69' = 4.06''4.06' / 39.99' = .10' .10' X 35.79' = 3.58' 3.58' + 166.69' = 170.27'170.33' + 30'-0" = 200.33' 197.09' PROVIDED UNIT B: CRITICAL POINT #2:CROSS LOT: 169.23' - 165.20' = 4.03''4.03' / 39.99' = .10' .10' X 35.79' = 3.58' 3.58' + 165.20' = 168.78'168.85' + 30'-0" = 198.85' 197.09' PROVIDED UNIT B: CRITICAL POINT #4: CROSS LOT:166.02' - 161.99' = 4.02' 4.02' / 39.99' = .10' .10' X 35.97' = 3.60'3.60' + 161.99' = 165.59' 165.61' + 30'-0" = 195.61'194.09' PROVIDED UNIT B: CRITICAL POINT #5:CROSS LOT: 166.02' - 161.99' = 4.03' 4.03' / 39.99' = 1.0'1.0' X 22.24' = 2.224' 2.224' + 161.99' = 164.48'164.49' + 30'-0" = 194.49' 194.09' PROVIDED UNIT B: CRITICAL POINT #8: CROSS LOT: 168.54' - 164.69' = 3.85''3.85' / 39.99' = .10' .10' X 2.23' = .23' .23' + 164.69' = 164.91'165.40' + 30'-0" = 195.40' 194.75' PROVIDED UNIT B: CRITICAL POINT #6:CROSS LOT: 167.62' - 163.61' = 4.01'' 4.01' / 39.99' = .10'.10' X 22.06' = 2.21' 2.21' + 163.61' = 165.82' 166.06' + 30'-0" = 196.06'194.09' PROVIDED UNIT B: CRITICAL POINT #9:CROSS LOT: 168.54' - 164.69' = 3.85''3.85' / 39.99' = .10' .10' X 18.77' = 1.87' 1.87' + 164.69' = 166.56'166.90' + 30'-0" = 196.90' 194.75' PROVIDED UNIT B: CRITICAL POINT #10: CROSS LOT:171.11' - 167.01' = 4.10'' 4.10' / 39.99' = .10' .10' X 2.23' = .23'.23' + 167.01' = 167.24' 167.30' + 30'-0" = 197.30'194.75' PROVIDED UNIT B: CRITICAL POINT #7: CROSS LOT:167.62' - 163.61' = 4.01'' 4.01' / 39.99' = .10' .10' X 5.23' = .52'.52' + 163.61' = 164.13' 164.56' + 30'-0" = 194.56' 194.09' PROVIDED UNIT B: CRITICAL POINT #11: CROSS LOT: 168.51' - 164.84' = 3.67''3.67' / 39.99' = .092' .092' X 4.00' = .37'.37' + 164.93' = 165.21'165.30' + 30'-0" = 195.30' 195.12' PROVIDEDN 76°34'10"E39.99'N 13°23'40"W 119.99' N 13°23'40"W 119.99'N 76°34'00"E39.99'N 13°23'40"W 119.99' N 13°23'40"W 119.99' WM NEIGHBORING RESIDENCE39'-11 3/4"16'-11 1/2"14'-0"119'-11 3/4" 17'-0" 45'-6" 13'-0"7'-0"25'-6" 119'-11 3/4" 17'-0" 5'-0" 3'-0" 11'-9 1/2"33'-8 1/2" 4'-11 1/2"5'-0"5'-7 1/4"4'-1 3/4"24'-11"14'-4 1/4" 44'-7 1/2" 44'-7 1/2" 10'-1/2"32'-1"3'-6"39'-11 3/4"19'-0"11'-5 1/2"17'-0"4'-0"4'-0"4'-0"4'-0"5'-0"11'-8 3/4"16'-8" 3'-0"16'-0"16'-0"8'-0"8'-0"22'-0"167.25 P.C.171.37 P.C.157.07 P.C.155.14 P.C.FD L&T NO TAG .11' E'LY & 0.05' S'LY OF PROP. CORNER TAG ELEV = 167.25' 166.83 FL FD L&T LS 5850 .05' E'LY & 0.02' S'LY OF PROP. CORNER TAG ELEV = 171.41' 170.94 FL FD L&T RCE 30826 11.00' S'LY ON PROP. LINE PROD. TAG ELEV = 156.47' 155.98 FL 156.29' TC FD L&T RCE 30826 11.00' S'LY ON PROP. LINE PROD. TAG ELEV = 153.51' 152.88' FL 153.22' TC171.00'170.00'169.00'168.00'167.00'166.00'165.00'164.00'163.00'162.00'161.00'160.00'159.00'158.00'157.00'167.00'166.00'165.00'164.00'163.00'162.00'161.00'160.00'159.00'158.00'157.00'156.00'155.00'171.00' 170.00' 169.00' 168.00'157.00'156.00' 155.10'155.00' 153.91'153.81'154.50'154.40'153.51'MAX. 12.0% SLOPE 153.51' 153.51'155.74'LOCATION OF ADDRESS NUMBERS AS PEREXTERIOR ELEVATION OPEN SPACE:OVERALL DIM.: 16' - 8" X 11' - 8 3/4" (INCL. SETBACK)ALLOW. AREA: 16' - 8" X 8' - 8 3/4" = 145.53 SQ. FT. 163.88' 163.88'OPEN TO LIGHT WELL BELOW156.89'159.24'D163.88'163.88'D163.29'DD162.14'D161.56'D160.97'D160.39'D159.81'D155.74'GRAVEL 163.66' F.G D. 166.70' 166.70'168.33' 166.70'167.54' 166.70'171.64'D171.023'D170.41'D167.93'D168.82' GUEST PARKING9' x 17' RELOCATED ONSTREET PARKING SPACE 166.70'GRAVEL167.31'D SETBACKSETBACKLINE OF ADJOINING RIGHT OF WAY SETBACK @ GARAGE SETBACK @ GROUND FL. SETBACK @ SECOND FL. LINE OF ROOF ABOVE LINE OF FLOOR ABOVE LINE OF ROOF ABOVE LINE OF ADJOINING RIGHT OF WAY SETBACK @ SECOND FL. SETBACK @ GROUND FL. SETBACK @ GARAGE LINE OF ADJOINING RIGHT OF WAY LINE OF ADJOINING RIGHT OF WAY SETBACK @ GARAGE LINE OF ROOF ABOVE LINE OF FLOOR ABOVE LINE OF ROOF ABOVE SETBACKDISTANCE BETWEEN BUILDINGS SETBACKSETBACK169.79'DSETBACKSETBACKSETBACKSETBACKOPEN SPACEOPEN SPACEGRAVEL155.20' 154.01' 154.60'DEXISTING ADJOINING 4' WIDE SIDEWALKEXISTING ADJOINING 4' WIDE SIDEWALKDRIVEWAY APPROACH SHALLMEET CITY STANDARDS # 102 EXISTING SITE WALLEXISTING SITE WALL PROPOSED SITE WALLBOARD FORM CONCRETE PROPOSED SITE WALLBOARD FORM CONCRETE PROPOSED SITE WALLCMU W/ STUCCO PROPOSED 36" HIGH SITE WALLCMU W/ STUCCO PROPOSED SITE WALLCMU W/ STUCCO PROPOSED SITE WALLCMU W/ STUCCO PROPOSED SITE WALLCMU W/ STUCCO PROPOSED SITE WALLBOARD FORM CONCRETE RELOCATED ON-STREETPARKING8' x 22' 168.85 FL 167.68 FL DRIVEWAYDRIVEWAY1 A1.0a 1 A1.0a 2 A1.0a 2 A1.0a 3 A1.0a 3 A1.0a 4 A1.0a 4 A1.0a 5 A1.0a 5 A1.0a 6 A1.0a 6 A1.0a D157.46'D158.03'D162.71'GUEST PARKING8' x 22'PARKING WIDTHPARKING WIDTHPARKING DEPTH PROPOSED 36" HIGH SITE WALLCMU W/ STUCCO PROPOSED 18" HIGH SITE WALLCMU W/ STUCCO PROPOSED 18" HIGH SITE WALLCMU W/ STUCCO PROPOSED 18" HIGH SITE WALLCMU W/ STUCCO PROPOSED 18" HIGH SITE WALLCMU W/ STUCCO8TH STREETN 76°34'10"E39.99'N 76°34'00"E39.99'7TH STREETUNIT AUNIT B 167.25 P.C.171.37 P.C.157.07 P.C.155.14 P.C. PARKING:9'-0" X 18'-0" PARKING:9'-0" X 18'-0" T.W. 157.00' T.W. 157.00' T.W. 158.00' T.W. 157.25' T.W. 157.00' F.FL. 154.40'TRASHTRASHTRASHPARKING:9'-0" X 18'-0" PARKING:9'-0" X 18'-0"TRASHTRASHT.W. 160.00'T.W. 163.00'T.W. 166.00'T.W. 168.00'T.W. 172.00'T.W. 159.00'T.W. 160.00'T.W. 171.64' T.W. 171.64'30" X 30"TRASH30" X 30"TRASH30" X 30"TRASHLANDING SITE PLAN 1/8" = 1' - 0" A1.0NSITE PLAN 1/8" = 1' - 0" LOT COVERAGE: 4,798.40 SQ. FT. TOTAL LOT AREA 4,798.40 (.65) = 3,118.96 SQ. FT. ALLOWED 3,078.00 SQ. FT. PROVIDED (64.15%) FOR ALL DRAINAGE INFORMATION, SEE SHEETS C1 AND C2 LANDSCAPE PLAN - SEE SHT. L1.0 SITE PLAN NOTES NOTE: DRIVEWAY SLOPE CERTIFICATION FROM A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL BE REQUIRED TO VERIFY THAT THE GRADE ELEVATION OF THE PARKING/GARAGE SLAB IS CONSISTENT WITH THE ELEVATION OF THE APPROVED PLANS. THIS ELEVATION CERTIFICATION SHALL BE REQUIRED BEFORE THE BUILDING INSPECTOR APPROVES THE FORMS FOR POURING CONCRETE FOR THE GARAGE SLABS AND OR DRIVEWAY. 1. AS PER PLANS PROVIDED, ALL ROOF AND SITE HARDSCAPE DRAINAGE SHALL FLOW VIA GRAVITY TO PERMEABLE PLANTER AREAS  2. PEDESTRIAN PROTECTION SHALL BE PROVIDED ALONG  SECOND STREET, PLAM AVE. AND MANHATTAN AVE. DURING THE COURSE OF CONSTRUCTION (CRC R318.3). 3. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION ASTO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET (CRC SECT. 319.1). 4. ALL UTILITIES ARE TO BE AN UNDER GROUND INSTALLATION. CONTACT LOCAL UTILITY COMPANY FOR SPECIFIC REVIEW AND COORDINATION.NCRITICAL POINTS DIAGRAM 1/8" = 1' - 0" LONGITUDINAL LOT SLOPE EAST: 171.37' - 157.07' = 14.30' / 119.99' = .12' VERT. / 1'-0" HORZ. LONGITUDINAL LOT SLOPE WEST: 167.25' - 155.14' = 12.11' / 119.99' = .10' VERT. / 1'-0" HORZ. NOTE: SEPARATE PERMIT IS REQUIRED TO BE ISSUED FROM THE PUBLIC WORKS DEPARTMENT FOR ALL WORK WITHIN THE PUBLIC RIGHT OF WAY NOTE: WITH THE EXCEPTION OF THE SITE WALL NOTED, ALL SITE WALLS ARE A PART OF THE PROPOSED DEVELOPMENT. /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal Corrections 17'-0"2'-1 1/2"7'-1"17'-0"1'-7 1/2"6'-9 1/2"17'-0"10"7'-4 1/2"DRIVEWAY PROFILE #4/A1.0a 12.47% LINE OF BUILDING ENVELOPE LINE OF RETAINING WALL BEYOND DRIVEWAY CLEARANCE168.82' LINE OF BUILDING ENVELOPE BEYOND 9.58% LINE OF BUILDING ENVELOPE LINE OF RETAINING WALL BEYOND DRIVEWAY CLEARANCE166.70': GARAGE LIP 168.33' LINE OF BUILDING ENVELOPE BEYOND 4.94% LINE OF BUILDING ENVELOPE LINE OF RETAINING WALL BEYOND DRIVEWAY CLEARANCE167.54' LINE OF BUILDING ENVELOPE BEYONDPL PL PL DRIVEWAY PROFILE #5/A1.0a DRIVEWAY PROFILE #6/A1.0a 166.70': GARAGE LIP 166.70': GARAGE LIP 24'-0"1'-6"8'-8 3/4"24'-0"6"8'-9 1/2"24'-0"3 1/2"9'-0"14'-0" 14'-0" 14'-0" 12.00% PL LINE OF BUILDING ENVELOPE LINE OF RETAINING WALL BEYOND DRIVEWAY CLEARANCE155.00' 4.93% LINE OF BUILDING ENVELOPE LINE OF RETAINING WALL BEYOND DRIVEWAY CLEARANCE154.00' 3.57% LINE OF BUILDING ENVELOPE LINE OF RETAINING WALL BEYOND DRIVEWAY CLEARANCE153.51': GARAGE LIP 153.81' 155.20' PL 154.20' PL 154.01' DRIVEWAY PROFILE #1/A1.0a DRIVEWAY PROFILE #2/A1.0a DRIVEWAY PROFILE #3/A1.0a PORTION IF DRIVEWAY WITHIN PUBLIC RIGHT OF WAY SHALL FOLLOW CITY STANDARD #102 PORTION IF DRIVEWAY WITHIN PUBLIC RIGHT OF WAY SHALL FOLLOW CITY STANDARD #102 PORTION IF DRIVEWAY WITHIN PUBLIC RIGHT OF WAY SHALL FOLLOW CITY STANDARD #102 2.00% 2.00% 153.51': GARAGE LIP 153.51': GARAGE LIP N 13°23'40"W 119.99' N 13°23'40"W 119.99' BUILDING FOOTPRINT: 1,207.00 SQ. FT. SITE AREA COVERED BY FLOOR / ROOF OVERHANG: 311.00 SQ. FT. BUILDING FOOTPRINT: 1,148.00 SQ. FT. SITE AREA COVERED BY FLOOR / ROOF OVERHANG: 436.00 SQ. FT. LOT COVERAGE ANALYSIS: TOTAL LOT AREA: 4,798.00 SQ. FT. BUILDING FOOTPRINT: 2,355.00 SQ. FT.COVERED SITE AREA: 723.00 SQ. FT. TOTAL LOT COVERAGE: 3,078.00 SQ. FT. 3,078.00 / 4,798.00 = 64.15% BUILDING FOOTPRINT COVERED SITE AREA8TH STREETN 76°34'10"E39.99'UNIT B N 76°34'00"E39.99'UNIT A 167.25 P.C.171.37 P.C.157.07 P.C.155.14 P.C. EXISTING ON STREETPARKING SPACE EXISTING RED STRIPPING @ CURB EXISTING NEIGHBORING PROPERTYCURB CUTEXISTING RED STRIPPING @ CURB EXISTING RED STRIPPING @ CURB PROPOSED CURB CUT LOCATION EXISTING RED STRIPPING EXISTING ON STREETPARKING SPACE8TH STREETN 76°34'10"E947 8TH STREETNOT A PART OF SCOPE OF WORK945 8TH STREETSUBJECT PROPERTY943 8TH STREETNOT A PART OF SCOPE OF WORKRELOCATED ONSTREET PARKINGSPACE EXISTING NEIGHBORING PROPERTYCURB CUTEXISTING RED STRIPPING @ CURB TO BEREMOVED TO ALLOW FOR RELOCATED ONSTREET PARKING SPACE PROPOSED SUBJECT PROPERTYCURB CUTEXISTING ON STREETPARKING SPACE8TH STREETN 76°34'10"E947 8TH STREETNOT A PART OF SCOPE OF WORK945 8TH STREETSUBJECT PROPERTY943 8TH STREETNOT A PART OF SCOPE OF WORKEXISTING ON STREETPARKING SPACENOT STRIPPED EXISTING ON STREETPARKING SPACENOT STRIPPEDTO BE RELOCATED EXISTING ON STREETPARKING SPACENOT STRIPPED EXISTING ON STREETPARKING SPACENOT STRIPPED EXISTING ON STREETPARKING SPACENOT STRIPPED REQUIRED GUESTPARKING SPACE7TH STREET947 7TH STREETNOT A PART OF SCOPE OF WORK945 7TH STREETSUBJECT PROPERTY943 7TH STREETNOT A PART OF SCOPE OF WORKEXISTING ON STREETPARKING SPACENOT STRIPPED EXISTING ON STREETPARKING SPACENOT STRIPPED EXISTING ON STREETPARKING SPACENOT STRIPPED EXISTING ON STREETPARKING SPACENOT STRIPPEDRELOCATEDPROPOSEDADDITIONAL GUESTPARKING SPACEREQUIRED GUESTPARKING SPACE947 7TH STREETNOT A PART OF SCOPE OF WORK7TH STREET945 7TH STREETSUBJECT PROPERTY943 7TH STREETNOT A PART OF SCOPE OF WORKDRIVEWAY PROFILES 1/4" = 1' - 0" 8TH STREET7TH STREET LOT COVERAGE DIAGRAM 1/8" = 1' - 0" 8TH STREET (EXISTING)8TH STREET (PROPOSED) EXISTING ON-STREET PARKING SPACE IS TO BE RELOCATED AS INDICATED. EXISTING RED STRIPPING TO BE REMOVED TO ALLOW FOR PROPOSED PARKING SPACE AND NEW CURB CUT NET LOSS OF ON STREET PARKING: 0 7TH STREET (EXISTING)7TH STREET (PROPOSED) EXISTING ON-STREET PARKING SPACE IS TO BE RELOCATED AS INDICATED. EXISTING ON STREET PARKING SPACE TO BE RELOCATED AS ADDITIONAL GUEST PARKING SPACE AS INDICATED - SEE SITE PLAN (A1.0) NET LOSS OF PARKING: 0 ON STREET PARKING DIAGRAMS 3/32" = 1' - 0" SITE DIAGRAMS AS NOTED A1.0a /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal CorrectionsN 76°34'10"E39.99'N 13°23'40"W 119.99' N 13°23'40"W 119.99'N 76°34'00"E39.99'N 13°23'40"W 119.99' N 13°23'40"W 119.99' WM NEIGHBORING RESIDENCE UN-EXCAVATED AREA UN-EXCAVATED AREA UN-EXCAVATED AREA WALKWAY TO ENTRY CONTINUES - SEE A1.2 SLOPED GRADE CONTINUES - SEE A1.2 W/D W/D 20'-4 1/2"4'-0"31'-11 3/4"4'-0"5'-0" 3'-0"5'-0"4'-0"31'-11 3/4"4'-0"44'-7 1/2" 4'-11 1/2"5'-0"5'-7 1/4"4'-1 3/4"24'-11" 7'-10 3/4"7'-8 1/2"32'-0"8'-5 3/4"20'-7 3/4"2'-10 1/2"3'-6 3/4" 15'-10"31'-2"3'-6" 7'-4 1/4"2'-9"21'-1/2" 5'-8 1/4"1'-6" 5'-0"16'-11 3/4"18'-6 3/4"3'-0"167.25 P.C.171.37 P.C.157.07 P.C.1 5 5.1 4 P.C. ELEV GARAGE A003 FF1 A003 1CABINETOPEN SHELVING SHELVING UR: (16) @ 7 9/16"T: (15) @ 11"154.40'154.40'DA0061 A0041A0032A0051A001 2 A004 2 CABINET STORAGE / MECH.A008FF1UTILITY A007 FF3 A0071 HALL A002 FF2LANDING A001 FF2 BEDROOM #4 A004 FF2 CLOSET A006 FF2 BATH A005 FF3LIGHT WELLA009FF4A001 1 STORAGE SHELVING A0081154.40' D FAU WH STORAGE:18'-6 3/4" x 3'-0" x 4'-0" = 222.75 CU.FT. MIN. 48" CLEARANCE REQ. BELOW GUEST PARKING 8' x 22' WH 153.84' 155.03' 1/4":1'-0" 1/4":1'-0" 1/4":1'-0" VAC A005ACATEGORY III: HIGH EFFICIENCY TANKLESS WATER HEATER(S) ALL HOT WATER PIPING TO BE INSULATED CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET 42" HIGH WALL FOR OPEN STAIRWAY PLANTING AREA SEE LANDSCAPE PLAN FOR SPECIFIC INFORMATION PLANTING AREA SEE LANDSCAPE PLAN FOR SPECIFIC INFORMATION AREA OR SLAB TO BE DEPRESSED TO ALLOW FORTILE FLOORING AND FLOAT TO BE FLUSH W/HARDWOOD AREA OR SLAB TO BE DEPRESSED TO ALLOW FORTILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE DISPLAY NICHE 20'-0" MIN. CLR.17'-0" MIN. CLR.PARKING: 9'-0" X 18'-0" PARKING: 9'-0" X 18'-0" PARKING: 9'-0" X 18'-0" PARKING: 9'-0" X 18'-0" 155.00' 153.81' 154.40'153.51' 153.51' 153.51'155.74'163.61' F.GD.1A3.01A3.01 A3.3 1 A3.3 2A3.02A3.01A3.11A3.12A3.11A3.22A3.22A3.11A3.22A3.2CLEAR SETBACK @ GROUND FL. SETBACK @ SECOND FL.SETBACK SETBACKSETBACKSETBACKSETBACKSETBACKDOOR OPENING153.81' 154.40'156.32'DDDD155.74'D156.89'157.46'158.03'158.60'D159.17'RELOCATED ON- STREET PARKING 8' x 22'8TH STREETN 76°34'10"E39.99'N 76°34'00"E39.99'7TH STREET30'-5"18'-11 1/2"11'-5 1/2"167.25 P.C.171.37 P.C.157.07 P.C.1 5 5.1 4 P.C. T.W. 157.00' T.W. 158.00'T.W. 159.00'T.W. 160.00'30" X 30"TRASH30" X 30"TRASH30" X 30"TRASH30" X 30"TRASH30" X 30"TRASH30" X 30"TRASH30" X 30"TRASH30" X 30"TRASH30" X 30"TRASHLANDING 155.00' T.W. 157.00' T.W. 158.00' FLOOR PLAN 1/4" = 1' - 0" A1.1 1/4" = 1' - 0" UNIT A HABITABLE FLOOR AREA: 723.00 SQ. FT. UNIT B HABITABLE FLOOR AREA: 0.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: UNIT A BASEMENT FLOOR PLAN N /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal CorrectionsN 76°34'10"EN 13°23'40"W 119.99' N 13°23'40"W 119.99'N 76°34'00"E39.99'EXISTING RESIDENCE39.99'N 76°34'00"E39.99'W/DW/D17'-0"48'-1/2" 4'-10 1/2"5'-3/4"5'-7 1/4"4'-1 3/4"7'-1/2"8'-4 3/4"12'-11"9 1/4"3'-0"13'-1 3/4"3'-0"3'-5 1/2"3'-3/4"2'-6 1/4"13 1/4"14'-7"3'-4 3/4"11'-2 1/4"1'-5" 10'-1/2"7'-2 3/4"10'-10 3/4"12'-10 3/4"3'-0"6'-0" 2'-8 3/4"6'-8 1/2"3'-4 1/4" 50'-3/4" 2'-1/4"8'-5 3/4"11'-2 1/4"2'-8 1/4"3'-4 3/4"1'-11 3/4"12'-0"12'-10 1/2"5'-0"31'-10 1/4"3'-1 1/2"9'-1 3/4"3'-7 1/2"6'-7 1/4"6'-4 3/4"10 1/2"3'-6 3/4"5'-7 3/4"4'-8 1/4"6'-1 3/4"23'-4 1/2"30'-10 1/4"17'-0"13'-10 1/4"29'-4 1/4"1'-6 1/4"10'-1 1/2"2'-4 3/4"8'-7 1/2"8'-2 1/2"8'-1 1/2"4'-1"16'-5"3'-5"9'-10 1/4" 3'-2 1/4"1'-6 1/4"45'-4 1/4" 12'-10 1/4"7'-1 3/4"25'-4 1/4" 5'-2 1/4"17'-2"8'-2 1/4" 2'-1 1/2"8'-1/4"3'-1 1/4"3'-3"45'-4 1/4" 11'-9 1/2"25'-1/2"8'-6 1/4"5'-9 3/4"2'-9 1/4"21'-5 1/4"92"16'-0"16'-8"11'-9"5'-0" 3'-0" 5'-0" 5'-0"5'-0" 3'-0"4'-0"4'-0"4'-0"4'-0"3'-0"167.25 P.C.171.37 P.C.157.07 P.C.1 5 5.1 4 P.C. U R: (16) @ 7 3/4"T: (15) @ 11"163.88' ELEV DR: (16) @ 7 9/16"T: (15) @ 11"163.88' CABINET CABINET DESK BATH A103 FF3 A1021 A104 1 CLOSET A104 FF3 TOILET A109 FF3 A1091BEDROOM A102 FF1 BEDROOM A107 FF1 BEDROOM A105 FF1 CLOSET A106 FF3 A1061 A101 2 ENTRY A101 FF1 A1011A105AA1012BATH A108 FF3 A1051A1071A1072A107AA108AA1082A1081A102AA102BA103BA103A A102A CATEGORY III: HIGH EFFICIENCY DUALFLUSH TOILET CATEGORY III: HIGH EFFICIENCY DUALFLUSH TOILET A101 B A101AA101 C 156.32'155.74'DDD159.24'D163.88'163.73'D163.16'DD162.02'D161.45'D160.88'D160.31'D159.74'DD155.74'OPEN SPACE: OVERALL DIM.: 16'-8" X 11' - 9" (INCL. SETBACK) ALLOW. AREA: 16' - 8" X 8' - 8 3/4" = 145.53 SQ. FT. 140.27 SQ. FT. OPEN TO SKY 163.88'OPEN TO LIGHT WELL BELOWELEVELEVUR: (16) @ 7 1/4"T: (15) @ 10.75"166.70'FAU WH WHCAB.CABINET STORAGE: 4'-0" x 2'-0" x 9'-8" = 77.33 CU.FT.MIN. 48" CLEAR BELOW 166.70'1/4":1'-0" VAC OPEN SHELVING STORAGE CABINETSTORAGE:7'-8" x 30" x 4'-0" = 76.66 CU.FT.STORAGE:7'-8" x 2'-0" x 5'-0" = 76.66 CU.FT.BEDROOM B104 FF1 ENTRY B101 FF1 GARAGE B102 FF2 UTILITY B103 FF3 STORAGE / MECH. B105 FF2 BATH B106 FF3CLOSETB107FF1B1011B101BB101AB1022B1021 B107 1 B103 1 B1051 B1041B1042B1061B1042 B104A B106A 1/4":1'-0"1/4":1'-0"1/4":1'-0"166.70'166.70'DDDDDD 166.70' 166.70' 166.70' 20'-0" MIN. CLR.17'-0" MIN. CLR.166.70'171.64'171.023'170.41'167.93'167.31'169.79'1A3.01A3.01 A3.3 1 A3.3 2A3.02A3.01A3.11A3.12A3.11A3.22A3.22A3.11A3.22A3.2CLEAR CLEAR SETBACKSETBACKGARAGE DOOR OPENING42" HIGH WALL FOR OPEN STAIRWAY LINE OF FLOOR ABOVE LINE OF FLOOR ABOVE LINE OF FLOOR ABOVE LINE OF FLOOR ABOVE LINE OF FLOOR ABOVELINE OF FLOOR ABOVE LINE OF FLOOR ABOVE LINE OF FLOOR ABOVE OPEN SPACEOPEN SPACESETBACK @ GROUND FL. SETBACK @ SECOND FL.SETBACKSETBACKSETBACK SETBACK SETBACK @ GROUND FL. SETBACK @ SECOND FL.D168.33' 167.54' 168.82'156.89'157.46'158.03'158.60'D159.17'8TH STREET7TH STREET30" X 30"TRASHT.W. 160.00'T.W. 163.00'T.W. 166.00'T.W. 168.00'T.W. 172.00'T.W. 172.00' T.W. 172.00' T.W. 171.64' T.W. 168.00'T.W. 166.88'T.W. 168.00' T.W. 168.00'30" X 30"TRASH30" X 30"TRASHLANDING FLOOR PLAN 1/4" = 1' - 0" A1.2 1/4" = 1' - 0" UNIT A HABITABLE FLOOR AREA: 1,315.00 SQ. FT. UNIT B HABITABLE FLOOR AREA: 739.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: UNIT A GROUND FLOOR / UNIT B BASEMENT FLOOR PLAN N /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal CorrectionsN 76°34'10"E39.99'N 13°23'40"W 119.99' N 13°23'40"W 119.99'N 76°34'00"E39.99'EXISTING RESIDENCEN 76°34'10"E39.99'N 76°34'00"E39.99'REF/ FZR DW50'-3/4" 4'-10 1/2"5'-3/4"5'-7 1/4"4'-1 3/4"28'-4 1/4"2'-1/4"12'-10 1/2"5'-0"22'-9 1/4"23'-4 1/2"10'-1/4"8'-11 1/4"25'-1 1/4"6'-0"6'-1 3/4"4'-8 1/4"5'-5 1/2"8 1/4"1'-0"6'-11 3/4"6'-10 1/4"3'-2"13'-10 1/4"31'-10"31'-10"2'-7 1/4"3'-1 3/4"9'-1/4"3'-1 1/2"13'-11 1/4"2'-8"3'-0" 4'-0" 1'-6 3/4"9 1/4"4'-9 3/4"7'-1"20 1/4"48'-4 1/4" 12'-10 1/4"3'-4 3/4"32'-1 1/4" 7'-8"5'-2 1/4"12'-10 3/4"6'-4 1/4"12'-10 1/4"5'-1 1/4"3'-2 1/4"1'-8 3/4"5'-3 3/4"6'-7 1/4"1'-0" 4'-0" 50'-4 1/4" 1'-7 1/2"5'-10 1/2"22'-4 1/4"3'-1 3/4"17'-4 1/4" 13'-3 1/2"3'-5 1/4"11'-5 3/4"3'-4 3/4"2'-8 1/2"2'-5"6'-5 1/4"8 1/4"8'-7 3/4"21'-7 3/4" 3'-0" 5'-0"4'-0"4'-0"5'-0"4'-0"4'-0"5'-0"5'-0" 3'-0"167.25 P.C.171.37 P.C.157.07 P.C.1 5 5.1 4 P.C. D173.57'R: (16) @ 7 3/4"T: (15) @ 11"F/P CATEGORY III: HIGH EFFICIENCY DUALFLUSH TOILETA1061 A106 1 A201 B A201 C A201DA201AA202ALANDING A201 FF1 LIVING A202 FF1 POWDER A203 FF1 DINING A204 FF1 KITCHENA205FF1LOW CABINETA2021A205BA204 A A205A PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASSBOTANICAL NAME: STIPA PULCHRASIZE: 1 GA. CONTAINERS QUANTITY: 20 TERRACE 187.14 SQ. FT. 127.89 SQ. FT. OPEN TO SKY / 59.25 SQ. FT. COVERED 173.45' T. O/ PLYWOOD @ DECK PERM. DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 173.34' T. O/ PLYWOOD @ DECK DRAIN PLANTER LINE OF ROOF ABOVE LINE OF ROOF ABOVE LINE OF DROP CEILJNG ABOVE LINE OF DROP CEILJNG ABOVE LINE OF ROOF ABOVE ELEVELEVUR: (16) @ 7 1/4"T: (15) @ 10.75"175.80'DF/P CABINET B202 A B202BCATEGORY III: HIGH EFFICIENCY DUALFLUSH TOILET CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET CABINETCABINET SHELFSHELFCABINETOPEN TO BELOW CABINET LANDING B201 FF1 BEDROOM B202 FF1 CLOSET B203 FF1 BATH B204 FF3 BEDROOM B205 FF1 BEDROOM B206 FF1 HALL B207 FF1 B202CB207A B206B B204AB206AB208AB205AB201BB201A BATH B208 FF1 B2062B2061B2083B2081 B208 2 B2051B2052B2011B2021B2042B2031B204 1 1A3.01A3.01 A3.3 1 A3.3 2A3.02A3.01A3.11A3.12A3.11A3.22A3.22A3.11A3.22A3.2CLEAR FIREPLACE VENT PROJECTION INTO REQUIRED SIDE YARD MAX. HEIGHT OF CABINET: 42" AB. F. FL.OPEN SPACEOPEN SPACE SETBACK @ GROUND FL. SETBACK @ SECOND FL.SETBACKSETBACKSETBACK SETBACK SETBACKSETBACKSETBACK @ GROUND FL. SETBACK @ SECOND FL. LINE OF ROOF ABOVE 42" HIGH WALL FOR OPEN STAIRWAY 42" HIGH WALL FOR OPEN STAIRWAY 8TH STREET7TH STREETFLOOR PLAN 1/4" = 1' - 0" A1.3 1/4" = 1' - 0" UNIT A HABITABLE FLOOR AREA: 1,072.00 SQ. FT. UNIT B HABITABLE FLOOR AREA: 1,382.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: UNIT A SECOND FLOOR / UNIT B GROUND FLOOR PLAN N /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal CorrectionsN 76°34'10"E39.99'N 13°23'40"W 119.99' N 13°23'40"W 119.99'N 76°34'00"E39.99'EXISTING RESIDENCEN 76°34'10"E39.99'N 76°34'00"E39.99'AC AC DWREFFRZ 40'-5 1/4" 12'-10 1/4"3'-4 3/4"24'-2 1/4" 7'-8"5'-2 1/4"3'-9 3/4"5'-1 1/4"1'-7 3/4"9'-10 1/4"7'-4"8'-6 1/2"14'-1"1'-1/4"6'-11 1/2"6'-10 1/2"3'-1 3/4"13'-10 1/4"31'-10 1/4"16'-11"13'-11 1/4"22'-2 1/2"15'-1 3/4"5'-0" 5'-0" 3'-0"4'-0"4'-0"4'-0"4'-0"5'-0" 3'-0" 5'-0"167.25 P.C.171.37 P.C.157.07 P.C.1 5 5.1 4 P.C. TOP O/ PARAPET: 185.27' CRITICAL POINT #3: 186.02' MAX. ALLOWABLE 185.27' PROVIDED TOP O/ PARAPET: 185.27'TOP O/ PARAPET: 185.27' TOP O/ PARAPET: 185.27' BTM. O/ SLOPE: 126.79' 157.43' F.GD. 155.50' F.GD. TOP O/ PARAPET: 185.27'TOP O/ PARAPET: 185.27' TOP O/ PARAPET: 186.77' TOP O/ SLOPE: 185.00'BTM. O/ SLOPE: 184.68' CRITICAL POINT #4: 192.15' MAX. ALLOWABLE 185.27' PROVIDED CRITICAL POINT #1: 193.42' MAX. ALLOWABLE 185.27' PROVIDED CRITICAL POINT #2: 187.23' MAX. ALLOWABLE 185.27' PROVIDED CRITICAL POINT #5: 190.04' MAX. ALLOWABLE 186.77' PROVIDED SLOPE 1/4": 1'-0" MODIFIED BITUMEN CAP SHEET ROOFING CLASS 'A' SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"BTM. O/ SLOPE: 184.68' SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"AREA OF DECK BELOW FOR DECK WATERPROOFING INFORMATION, PLEASE SEE SHEET A1.3ELEVDB3061 F/P PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA. CONTAINERSQUANTITY: 42 TERRACE B305 FF4 361.13 SQ. FT. 361.13 SQ. FT. OPEN TO THE SKY DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 184.65' T. O/ PLYWOOD @DECK DRAIN PLANTER PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA. CONTAINERSQUANTITY: 28PLANTER PLANT TYPE: PERENNIAL COMMON NAME: KANGAROO PAWBOTANICAL NAME: ANIGOZANTHOS FLAVIDIUSSIZE: 1 GA. CONTAINERSQUANTITY: 12 CATEGORY III: HIGH EFFICIENCY DUALFLUSH TOILET B303 FF1 KITCHEN B302 FF1 DINING B301 FF1 LIVINGB304FF1 POWDERB301 A B301BLANDING B306 FF1 B306BB306 A B301CB3041B3031B3011R: (16) @ 7 1/4"T: (15) @ 10.75"184.90'LINE OF ROOF ABOVE LINE OF ROOF ABOVE 161.20' F.GD. 158.77' F.GD. 162.47 F.GD.163.31' F.GD. 160.53' F.GD.160.09' F.GD. 184.77' T. O/ PLYWOOD @ DECK PERIMETER 184.77' T. O/ PLYWOOD @ DECK PERIMETER 184.65' T. O/ PLYWOOD @DECK DRAIN 1A3.01A3.01 A3.3 1 A3.3 2A3.02A3.01A3.11A3.12A3.11A3.22A3.22A3.11A3.22A3.2SEE ELEVATION FOR LAYOUT OF LOWWALLS SEE ELEVATION FOR LAYOUT OF LOWWALLS 42" HIGH WALL FOR OPEN STAIRWAY OPEN SPACE OPEN SPACE14.66 SQ. FT. OFAREA REMOVEDFROM OPENSPACE CALCULATION SETBACK @ GROUND FL. SETBACK @ SECOND FL.SETBACKSETBACKSETBACK SETBACK SETBACKSETBACKSETBACK @ GROUND FL. SETBACK @ SECOND FL. FLUE FROM F/P BELOW8TH STREET7TH STREETROOF/FLOOR PLAN 1/4" = 1' - 0" A1.4 1/4" = 1' - 0" UNIT A HABITABLE FLOOR AREA: 0.00 SQ. FT. UNIT B HABITABLE FLOOR AREA: 901.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: UNIT A ROOF PLAN / UNIT B THIRD FLOOR PLAN N /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal CorrectionsN 76°34'10"E39.99'N 13°23'40"W 119.99' N 13°23'40"W 119.99'N 76°34'00"E39.99'EXISTING RESIDENCEN 76°34'10"E39.99'N 76°34'00"E39.99'AC AC AC AC 3'-2 3/4" 36'-2" 45'-1/4" 54'-11 1/2"10'-7 1/4"14'-1"35'-9 1/4"12'-9"74'-7" 88'-8 1/2" 99'-1 3/4" 102'-1 3/4" 114'-10" 117'-9 1/2"2'-8 1/2"5'-3"18'-9 1/4"22'-2"35'-9 3/4"3'-0" 2'-0" 2'-0" 1'-0"2'-6"97'-1/2"4'-0"5'-0" 3'-0"4'-0"4'-0"4'-0"4'-0"17'-0" LOCATION OF (3) 3/4" CONDUIT PROVIDED TO ROOF FOR FUTURE ALT. ENERGY EQUIP. 140 REQUIRED CONNECTING CONDUIT 167.25 P.C.171.37 P.C.157.07 P.C.1 5 5.1 4 P.C. TOP O/ PARAPET: 197.09' BTM. O/ SLOPE: 194.33' CRITICAL POINT #1: 200.33' MAX. ALLOWABLE 197.09' PROVIDED AREA OF SECOND FLOOR PLANTER BELOWSEE SHEET A1.4TOP O/ PARAPET: 197.09' CRITICAL POINT #2: 198.85' MAX. ALLOWABLE 197.09' PROVIDED TOP O/ PARAPET: 194.09' CRITICAL POINT #4: 195.61' MAX. ALLOWABLE 194.09' PROVIDED TOP O/ PARAPET: 194.09' CRITICAL POINT #5: 194.49' MAX. ALLOWABLE 194.09' PROVIDED TOP O/ PARAPET: 194.75' CRITICAL POINT #10: 197.30' MAX. ALLOWABLE 194.75' PROVIDED TOP O/ PARAPET: 194.75' CRITICAL POINT #8: 195.40' MAX. ALLOWABLE 194.75' PROVIDED SLOPE 1/4": 1'-0" T. O/ ROOF SLOPE: 194.625' TOP O/ PARAPET: 194.09' CRITICAL POINT #6: 196.06' MAX. ALLOWABLE 194.09' PROVIDED 157.43' F.GD. 155.50' F.GD. 161.20' F.GD. 158.77' F.GD. 163.31' F.GD. 160.53' F.GD. TOP O/ PARAPET: 185.27' CRITICAL POINT #3: 185.99' MAX. ALLOWABLE 185.27' PROVIDED TOP O/ PARAPET: 185.27'TOP O/ PARAPET: 185.27' TOP O/ PARAPET: 185.27' BTM. O/ SLOPE: 126.79' TOP O/ PARAPET: 185.27'TOP O/ PARAPET: 185.27' TOP O/ PARAPET: 186.77' TOP O/ SLOPE: 185.00'BTM. O/ SLOPE: 184.68' CRITICAL POINT #4: 191.62' MAX. ALLOWABLE 185.27' PROVIDED CRITICAL POINT #1: 193.60' MAX. ALLOWABLE 185.27' PROVIDED CRITICAL POINT #2: 187.44' MAX. ALLOWABLE 185.27' PROVIDED CRITICAL POINT #5: 189.70' MAX. ALLOWABLE 187.77' PROVIDED SLOPE 1/4": 1'-0" MODIFIED BITUMEN CAP SHEET ROOFING CLASS 'A' SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"BTM. O/ SLOPE: 184.68' SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"161.99' F.GD. 166.02' F.GD. 164.69' F.GD. 167.01' F.GD. 166.69' F.GD. 168.54' F.GD. 169.21' F.GD. 170.75' F.GD. 171.11' F.GD. TOP O/ PARAPET: 197.09' CRITICAL POINT #3: 198.96' MAX. ALLOWABLE 197.09' PROVIDED 165.20' F.GD. TOP O/ PARAPET: 194.09' CRITICAL POINT #7: 194.56' MAX. ALLOWABLE 194.09' PROVIDED 163.61' F.GD. 167.62' F.GD. TOP O/ PARAPET: 194.75' CRITICAL POINT #9: 196.90' MAX. ALLOWABLE 194.75' PROVIDED TOP O/ PARAPET: 194.75' MODIFIED BITUMEN CAP SHEET ROOFING CLASS 'A' SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0"SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0" BTM. O/ SLOPE: 193.84' T. O/ ROOF SLOPE: 193.96' TOP O/ PARAPET: 194.09' BTM. O/ SLOPE: 193.84' T. O/ ROOF SLOPE: 193.96' BTM. O/ SLOPE: 193.84' T. O/ ROOF SLOPE: 193.96' T. O/ ROOF SLOPE: 193.96' BTM. O/ SLOPE: 193.84'1A3.01A3.01 A3.3 1 A3.3 2A3.02A3.01A3.11A3.12A3.11A3.22A3.22A3.11A3.22A3.2AREA OF SECOND FLOOR DECK BELOW FOR DECK WATERPROOFING INFORMATION, PLEASE SEE SHEET A1.3 AREA OF SECOND FLOOR DECK BELOW FOR DECK WATERPROOFING INFORMATION, PLEASE SEE SHEET A1.4 LOCATION OF (3) 3/4" CONDUIT PROVIDED TO ROOF FOR FUTURE ALT. ENERGY EQUIP. 140 REQUIRED CONNECTING CONDUIT AREA OF SECOND FLOOR PLANTER BELOW SEE SHEET A1.4 ARCHITECTURAL PROJECTON INTO REQUIRED YARD OPEN TO THE SKY ARCHITECTURAL PROJECTON INTO REQUIRED YARD OPEN TO THE SKYOPEN TO THE SKY164.62' F.GD. 168.24' F.GD. 164.84' F.GD. 168.62' F.GD. CRITICAL POINT #11: 195.30' MAX. ALLOWABLE 195.12' PROVIDED TOP O/ PARAPET: 195.12' SETBACK @ GROUND FL. SETBACK @ SECOND FL.SETBACKSETBACKSETBACKSETBACKSETBACK @ GARAGE 8TH STREET7TH STREETROOF PLAN 1/4" = 1' - 0" A1.5 ROOF PLAN 1/4" = 1' - 0" ROOF PLAN DATA: UNIT A OPEN SPACE: 311.86 SQ. FT. UNIT B OPEN SPACE: 534.67 SQ. FT.N /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal Corrections 4'-0" 39'-11 3/4" 4'-0" F. FL. @ GROUND FLOOR: 163.88' F. FL. @ BASEMENT: 154.40' F. FL. @ GARAGE: 153.83' @ BACK OF GARAGE F. FL. @ SECOND FLOOR: 173.57' 157.07' @ P.C. 156.29' @ T. O/ CURB PL 160.00' T.W. 163.00' T.W. 166.00' T.W. 168.00' T.W. 157.00' T.W. PL OUTLINE OF UNIT B BEYOND OUTLINE OF UNIT B BEYOND BREAK METAL WRAP:MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUALFINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH:MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATIONMANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: LA HABRA P100 WHITE WINDOW SYSTEM:MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUALFINISH: FACTORY COLOR: CLEAR ANNO. CRITICAL POINT #2: 187.44' MAX. ALLOWABLE 185.27' PROVIDED EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCOINSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELEDCOLOR: LA HABRA CUSTOM COLOR - GREY EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDINGINSTALL AS PER SUPPLIERS RECOMENDATIONS MANUFACTURE: T.B.D. FINISH: STAINEDCOLOR: CABOTS NATURAL TEAK ALL SIDING MEMBERS ARE TO BE BACK PRIMED BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUALFINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: CAST IN PLACE BOARD FORM CONCRETE2X6 FORM BOARDS W/ SNAP TIES @ 24" O.C. E.W. MANUFACTURE: T.B.D.FINISH: BOARD FORM COLOR: STANDARD GREY T.O/ LOWER ROOF: 182.47 T.O/ PARAPET @ UPPER ROOF: 185.27' 160.00' T.W. 155.14' @ P.C. SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL / FINISHED GRADE 153.22' @ T. O/ CURB FRAMELESS GLASS RAIL:MATERIAL: TEMPERED GLASS MANUFACTURE: TBD FINISH: CLEARNOTES: GLASS TO BE INSTALLED INTO BASE MOUNTING SHOE CRITICAL POINT #5: 189.70' MAX. ALLOWABLE 187.77' PROVIDED CRITICAL POINT #3: 185.99' MAX. ALLOWABLE 185.27' PROVIDED 9 4 5 EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCOINSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D.FINISH: STEEL TROWELED COLOR: LA HABRA P100 WHITE LINE OF BASEMENT FLOOR SETBACK OVERALL PROPERTY WIDTH SETBACK BREAK METAL WRAP: MATERIAL: ALUMINIUMMANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATIONMANUFACTURE: T.B.D. FINISH: STEEL TROWELEDCOLOR: LA HABRA CUSTOM COLOR - GREY 158.00' T.W. 4'-0"4'-0" 39'-11 3/4" PL PL F. FL. @ GROUND FLOOR: 163.88' F. FL. @ BASEMENT: 154.40' F. FL. @ SECOND FLOOR: 173.57' T.O/ PARAPET @ UPPER ROOF: 185.27' 166.00' T.W. 166.88' T.W. 163.88' F. GD. 161.43' F. GD. CRITICAL POINT #5: 189.70' MAX. ALLOWABLE 187.77' PROVIDED CRITICAL POINT #1: 193.60' MAX. ALLOWABLE 185.27' PROVIDED CRITICAL POINT #4: 191.62' MAX. ALLOWABLE 185.27' PROVIDED SETBACK SETBACK OVERALL PROPERTY WIDTH EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCOINSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELEDCOLOR: LA HABRA P100 WHITE EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDINGINSTALL AS PER SUPPLIERS RECOMENDATIONS MANUFACTURE: T.B.D.FINISH: STAINED COLOR: CABOTS NATURAL TEAK ALL SIDING MEMBERS ARE TO BE BACK PRIMED BREAK METAL WRAP: MATERIAL: ALUMINIUMMANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORYCOLOR: CLEAR ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUMMANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORYCOLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCOINSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELEDCOLOR: LA HABRA CUSTOM COLOR - GREY ELEVATIONS 1/4" = 1' - 0" A2.0 UNIT A: SOUTH ELEVATION 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 UNIT A: NORTH ELEVATION /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal Corrections 4'-0"4'-0" 39'-11 3/4" 2'-6" F. FL. @ THIRD FLOOR: 184.90' F. FL. @ SECOND FLOOR: 175.80' PLPL F. FL. @ GROUND FLOOR: 166.70' 9 4 7 T.O/ PARAPET @ UPPER ROOF: 195.37' T.O/ PARAPET: 197.09' SETBACK OVERALL PROPERTY WIDTH SETBACK 172.00' T.W. 171.37' @ T.C / P.C. 171.64' T.W. 167.25' @ T.C / P.C. 167.91' T.W. CRITICAL POINT #10: 197.30' MAX. ALLOWABLE 194.75' PROVIDED CRITICAL POINT #3: 198.96' MAX. ALLOWABLE 197.09' PROVIDED CRITICAL POINT #1: 200.33' MAX. ALLOWABLE 197.09' PROVIDED CRITICAL POINT #6: 196.06' MAX. ALLOWABLE 194.75' PROVIDED SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL / FINISHED GRADE LINE OF BASEMENT FLOOR BREAK METAL WRAP:MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORYCOLOR: CLEAR ANNO. WINDOW SYSTEM:MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORYCOLOR: CLEAR ANNO. EXTERIOR FINISH:MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATIONMANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: LA HABRA P100 WHITE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATIONMANUFACTURE: T.B.D. FINISH: STEEL TROWELEDCOLOR: LA HABRA P100 WHITE EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDINGINSTALL AS PER SUPPLIERS RECOMENDATIONS MANUFACTURE: T.B.D.FINISH: STAINEDCOLOR: CABOTS NATURAL TEAK ALL SIDING MEMBERS ARE TO BE BACK PRIMED BREAK METAL WRAP: MATERIAL: ALUMINIUMMANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. ROOF EAVE PROJECTION INTO SIDEYARD AS PER 17.46.070(A) CLEAR BREAK METAL WRAP: MATERIAL: ALUMINIUMMANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORYCOLOR: CLEAR ANNO. EXTERIOR FINISH:MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATIONMANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: LA HABRA CUSTOM COLOR - GREY CRITICAL POINT #11: 195.30' MAX. ALLOWABLE 195.12' PROVIDED 39' 11 3/4" 4'-0" 30" 4'-0" CRITICAL POINT #4: 195.61' MAX. ALLOWABLE 194.09' PROVIDED CRITICAL POINT #2: 198.85' MAX. ALLOWABLE 197.09' PROVIDED CRITICAL POINT #1: 200.33' MAX. ALLOWABLE 197.09' PROVIDED CRITICAL POINT #5: 194.49' MAX. ALLOWABLE 194.09' PROVIDED CRITICAL POINT #9: 196.90' MAX. ALLOWABLE 194.75' PROVIDED CRITICAL POINT #8: 195.40' MAX. ALLOWABLE 194.75' PROVIDED CRITICAL POINT #7: 194.56' MAX. ALLOWABLE 194.09' PROVIDED PL PL 168.00' T.W. 162.00' F. GD. OVERALL PROPERTY WIDTH SETBACK CLEAR SETBACK ROOF EAVE PROJECTION INTOSIDEYARD AS PER 17.46.070(A) 168.00' T.W. 167.00' F. GD. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATIONMANUFACTURE: T.B.D. FINISH: STEEL TROWELEDCOLOR: LA HABRA P100 WHITE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATIONMANUFACTURE: T.B.D. FINISH: STEEL TROWELEDCOLOR: LA HABRA P100 WHITE EXTERIOR FINISH:MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATIONMANUFACTURE: T.B.D.FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS RECOMENDATIONSMANUFACTURE: T.B.D. FINISH: STAINEDCOLOR: CABOTS NATURAL TEAK ALL SIDING MEMBERS ARE TO BE BACK PRIMED WINDOW SYSTEM:MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUALFINISH: FACTORY COLOR: CLEAR ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUMMANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUALFINISH: FACTORY COLOR: CLEAR ANNO. FRAMELESS GLASS RAIL: MATERIAL: TEMPERED GLASSMANUFACTURE: TBD FINISH: CLEARNOTES: GLASS TO BE INSTALLED INTO BASE MOUNTING SHOE BREAK METAL WRAP:MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORYCOLOR: CLEAR ANNO. EXTERIOR FINISH:MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS RECOMENDATIONSMANUFACTURE: T.B.D. FINISH: STAINED COLOR: CABOTS NATURAL TEAKALL SIDING MEMBERS ARE TO BE BACK PRIMED LINE OF NATURAL / FINISHED GRADE WINDOW SYSTEM:MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUALFINISH: FACTORYCOLOR: CLEAR ANNO. F. FL. @ THIRD FLOOR: 184.90' F. FL. @ SECOND FLOOR: 175.80' F. FL. @ GROUND FLOOR: 166.70' T.O/ PARAPET @ UPPER ROOF: 195.37' T.O/ PARAPET: 197.09' CRITICAL POINT #11: 195.30' MAX. ALLOWABLE 195.12' PROVIDED ELEVATIONS 1/4" = 1' - 0" A2.1 UNIT B: SOUTH ELEVATION 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 UNIT B: NORTH ELEVATION /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal Corrections 119'-11 3/4" 5'-0" 3'-0" 3'-0" 2'-0" 10'-3 1/2" 5'-0"1'-8 1/4"160.00' T.W. 166.00' T.W. F. FL. @ GROUND FLOOR: 163.88' F. FL. @ BASEMENT: 154.40' F. FL. @ SECOND FLOOR: 173.57' T.O/ PARAPET @ UPPER ROOF: 185.27' F. FL. @ GARAGE: 153.83' @ BACK OF GARAGE CRITICAL POINT #2: 187.44' MAX. ALLOWABLE 185.27' PROVIDED CRITICAL POINT #5: 189.70' MAX. ALLOWABLE 187.77' PROVIDED CRITICAL POINT #1: 193.42' MAX. ALLOWABLE 185.27' PROVIDED PL F. FL. @ THIRD FLOOR: 184.90' F. FL. @ SECOND FLOOR: 175.80' F. FL. @ GROUND FLOOR: 166.70' T.O/ PARAPET @ UPPER ROOF: 195.37' T.O/ PARAPET: 197.09' CRITICAL POINT #1: 200.33' MAX. ALLOWABLE 197.09' PROVIDED CRITICAL POINT #2: 198.85' MAX. ALLOWABLE 197.09' PROVIDED CRITICAL POINT #9: 196.90' MAX. ALLOWABLE 194.75' PROVIDEDCRITICAL POINT #4: 195.61' MAX. ALLOWABLE 194.09' PROVIDED 157.07' @ P.C. 171.37' @ P.C. SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL GRADE OUTLINE OF BASEMENT FLOOR EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCOINSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELEDCOLOR: LA HABRA P100 WHITE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATIONMANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: LA HABRA P100 WHITE EXTERIOR FINISH:MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC.MANUFACTURE: T.B.D.FINISH: STAINED COLOR: CABOTS NATURAL TEAKALL SIDING MEMBERS ARE TO BE BACK PRIMED EXTERIOR FINISH:MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D.FINISH: STAINED COLOR: TBD. ALL SIDING MEMBERS ARE TO BE BACK PRIMED EXTERIOR FINISH: MATERIAL: CAST IN PLACE BOARD FORM CONCRETE 2X6 FORM BOARDS W/ SNAP TIES @ 24" O.C. E.W.MANUFACTURE: T.B.D. FINISH: BOARD FORMCOLOR: STANDARD GREY LOCATION OF DRYER VENT OUTLET VENT TO BE BONDERIZED SHEET METAL LOCATION OF FAU VENT OUTLET VENT TO BE BONDERIZED SHEET METAL LOCATION OF WH VENT OUTLET VENT TO BE BONDERIZED SHEET METAL LOCATION OF F/P VENTINSTALL VENT CAP AS PER MANUF. INSTRUCTIONS BREAK METAL WRAP:MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUALFINISH: FACTORY COLOR: CLEAR ANNO. WINDOW SYSTEM:MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORYCOLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCOINSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D.FINISH: STEEL TROWELED COLOR: LA HABRA P100 WHITE WINDOW SYSTEM:MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORYCOLOR: CLEAR ANNO. OVERALL PROPERTY LENGTH REQUIRED SETBACK CLEAR SECOND FLOOR SETBACKCLEAR SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF EXISTING GRADE EXTERIOR FINISH:MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D.FINISH: STEEL TROWELED COLOR: LA HABRA P100 WHITE EXTERIOR FINISH:MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D.FINISH: STEEL TROWELED COLOR: LA HADRA P100 WHITE EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDINGINSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINEDCOLOR: CABOTS NATURAL TEAK ALL SIDING MEMBERS ARE TO BE BACK PRIMED EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS RECOMENDATIONSMANUFACTURE: T.B.D. FINISH: STAINED COLOR: CABOTS NATURAL TEAKALL SIDING MEMBERS ARE TO BE BACK PRIMED BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUALFINISH: FACTORY COLOR: CLEAR ANNO. WINDOW SYSTEM:MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUALFINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDINGINSTALL AS PER SUPPLIERS RECOMENDATIONS MANUFACTURE: T.B.D. FINISH: STAINEDCOLOR: CABOTS NATURAL TEAK ALL SIDING MEMBERS ARE TO BE BACK PRIMED LINE OF PROPOSED GRADE GROUND FLOOR SETBACK LOCATION OF EQUIPMENT VENT OUTLETVENT TO BE BONDERIZED SHEET METAL LINE OF NATURAL / ADJACENT NEIGHBORS GRADE 163.00' T.W. PL DISTANCE OF STAIR TO NEIGHBORS GRADEELEVATIONS 1/4" = 1' - 0" A2.2 UNIT A / B: EAST ELEVATION 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal Corrections 5'-0" 2'-0"3'-0"2'-0"3'-6"3'-6"3'-9 1/2"3'-0"F. FL. @ GROUND FLOOR: 163.88' F. FL. @ BASEMENT: 154.40' F. FL. @ SECOND FLOOR: 173.57' T.O/ PARAPET @ UPPER ROOF: 185.27' F. FL. @ GARAGE: 153.83' @ BACK OF GARAGE CRITICAL POINT #3: 185.99' MAX. ALLOWABLE 185.27' PROVIDED CRITICAL POINT #5: 189.70' MAX. ALLOWABLE 187.77' PROVIDEDCRITICAL POINT #4: 192.15' MAX. ALLOWABLE 185.27' PROVIDED BREAK METAL WRAP:MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORYCOLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATIONMANUFACTURE: T.B.D. FINISH: STEEL TROWELEDCOLOR: AS PER PROJECT SPECIFICATION WINDOW SYSTEM: MATERIAL: ALUMINIUMMANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUALFINISH: FACTORY COLOR: CLEAR ANNO. SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL GRADE EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDINGINSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINEDCOLOR: CABOTS NATURAL TEAK ALL SIDING MEMBERS ARE TO BE BACK PRIMED EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCOINSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELEDCOLOR: LA HABRA P100 WHITE FRAMELESS GLASS RAIL:MATERIAL: TEMPERED GLASS MANUFACTURE: TBD FINISH: CLEARNOTES: GLASS TO BE INSTALLED INTO BASE MOUNTING SHOE EXTERIOR FINISH:MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC.MANUFACTURE: T.B.D. FINISH: STAINED COLOR: CABOTS NATURAL TEAKALL SIDING MEMBERS ARE TO BE BACK PRIMED BREAK METAL WRAP: MATERIAL: ALUMINIUMMANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCOINSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELEDCOLOR: LA HABRA CUSTOM COLOR - GREY CRITICAL POINT #3: 198.96' MAX. ALLOWABLE 197.09' PROVIDED CRITICAL POINT #2: 198.85' MAX. ALLOWABLE 197.09' PROVIDED CRITICAL POINT #8: 195.40' MAX. ALLOWABLE 194.75' PROVIDED CRITICAL POINT #10: 197.30' MAX. ALLOWABLE 194.75' PROVIDED CRITICAL POINT #7: 194.56' MAX. ALLOWABLE 194.09' PROVIDED CRITICAL POINT #5: 194.49' MAX. ALLOWABLE 194.09' PROVIDED WINDOW SYSTEM: MATERIAL: ALUMINIUMMANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORYCOLOR: CLEAR ANNO. EXTERIOR FINISH:MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATIONMANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: LA HABRA P100 WHITE EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDINGINSTALL AS PER SUPPLIERS RECOMENDATIONS MANUFACTURE: T.B.D.FINISH: STAINED COLOR: CABOTS NATURAL TEAK ALL SIDING MEMBERS ARE TO BE BACK PRIMED GROUND FLOOR SETBACK SECOND FLOOR SETBACK OVERALL PROPERTY LENGTH REQUIRED SETBACK CLEAR CLEAR EXTERIOR FINISH:MATERIAL: CAST IN PLACE BOARD FORM CONCRETE 2X6 FORM BOARDS W/ SNAP TIES @ 24" O.C. E.W.MANUFACTURE: T.B.D. FINISH: BOARD FORM COLOR: STANDARD GREY 167.25' @ P.C. 155.15' @ P.C. SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL / ADJACENT NEIGHBORS GRADE OUTLINE OF BASEMENT LINE OF PROPOSED GRADE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCOINSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D.FINISH: STEEL TROWELED COLOR: LA HABRA P100 WHITE EXTERIOR FINISH:MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS RECOMENDATIONSMANUFACTURE: T.B.D. FINISH: STAINED COLOR: CABOTS NATURAL TEAKALL SIDING MEMBERS ARE TO BE BACK PRIMED WINDOW SYSTEM: MATERIAL: ALUMINIUMMANUFACTURE: ARCADIA STOREFRONT OR EQUALFINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH:MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D.FINISH: STEEL TROWELED COLOR: LA HABRA P100 WHITE FRAMELESS GLASS RAIL: MATERIAL: TEMPERED GLASS MANUFACTURE: TBDFINISH: CLEAR NOTES: GLASS TO BE INSTALLED INTO BASE MOUNTING SHOE BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUALFINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCOINSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELEDCOLOR: LA HABRA P100 WHITE BREAK METAL WRAP: MATERIAL: ALUMINIUMMANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORYCOLOR: CLEAR ANNO. EXTERIOR FINISH:MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS RECOMENDATIONS MANUFACTURE: T.B.D.FINISH: STAINED COLOR: CABOTS NATURAL TEAK ALL SIDING MEMBERS ARE TO BE BACK PRIMED LINE OF SITE WALL BEYOND LINE OF ADJACENT NEIGHBORS GRADE LINE OF NATURAL GRADE CRITICAL POINT #11: 195.30' MAX. ALLOWABLE 195.12' PROVIDED LINE OF PROPERTY LINE WALL AS PER SITE PLAN 119' - 11 3/4" 5'-0" 3'-0"3'-0"PL PL ELEVATIONS 1/4" = 1' - 0" A2.3 UNIT A / B: WEST ELEVATION 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal Corrections ACAC 4'-0" 39'-11 3/4" PL PL F. FL. @ GROUND FLOOR: 163.88' F. FL. @ BASEMENT: 154.40' F. FL. @ SECOND FLOOR: 173.57' T.O/ PARAPET @ UPPER ROOF: 185.27' INSULATION REQUIREMENTS: ROOF: R-30EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL STAIR STAIR INSULATION REQUIREMENTS:ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL OUTLINE OF UNIT B BEYOND OUTLINE OF UNIT B BEYOND SETBACK OVERALL PROPERTY WIDTH 4'-0"4'-0" 39'-11 3/4" F. FL. @ GROUND FLOOR: 163.88' F. FL. @ BASEMENT: 154.40' F. FL. @ SECOND FLOOR: 173.57' T.O/ PARAPET @ UPPER ROOF: 185.27' PL PL KITCHEN M. BED CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. STORAGE / MECHANICALSTORAGE:10'-2" x 12" x 4'-0" = 40.66 CU.FT. INSULATION REQUIREMENTS: ROOF: R-30EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS:ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL OVERALL PROPERTY WIDTH SETBACKSETBACK STORAGE:20'-4" x 12" x 9'-7" = 194.86 CU.FT. M. BATH GARAGE SECTIONS 1/4" = 1' - 0" A3.0 UNIT A: SECTION 1 / A3.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 UNIT A: SECTION 2 / A3.0 /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal Corrections 4'-0"4'-0" 39'-11 3/4" F. FL. @ GROUND FLOOR: 163.88' F. FL. @ BASEMENT: 154.40' F. FL. @ SECOND FLOOR: 173.57' T.O/ PARAPET @ UPPER ROOF: 185.27' PLPL LOCATION OF ELEVATOR EQUIPMENT CONTROACCESS TO BE PROVIDED THROUGH POWDER ROOM WALL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL SETBACKSETBACK OVERALL PROPERTY WIDTH POWDER CLOSET HALL BEDROOM BATH BATHHALL LIVING ELEVATOR SHAFT 39'-11 3/4" 4'-0"4'-0" F. FL. @ THIRD FLOOR: 184.90' F. FL. @ SECOND FLOOR: 175.80' F. FL. @GROUND FLOOR: 166.70' T.O/ PARAPET @ UPPER ROOF: 195.37' T.O/ PARAPET: 197.09' OUTLINE OF UNIT A BEYOND INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL PLPL SETBACKSETBACK OVERALL PROPERTY WIDTH STORAGE:7'-8" x 18" x 5'-0" = 57.50 CU.FT. BEDROOM M. BATH BATHBEDROOMMECH. / STORAGE SECTIONS 1/4" = 1' - 0" A3.1 UNIT A: SECTION 1 / A3.1 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 UNIT B: SECTION 2 / A3.1 /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal Corrections 4'-0"4'-0" 39'-11 3/4" TRASH TRASH TRASH F. FL. @ THIRD FLOOR: 184.90' F. FL. @ SECOND FLOOR: 175.80' F. FL. @GROUND FLOOR: 166.70' T.O/ PARAPET @ UPPER ROOF: 195.37' T.O/ PARAPET: 197.09' CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. INSULATION REQUIREMENTS:ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL STORAGE: 7'-3" x 30" x 4'-0" = 72.50 CU.FT. PLPL SETBACKSETBACK OVERALL PROPERTY WIDTH OUTLINE OF UNIT A BEYOND KITCHEN LIVING M. BEDLANDING HALL GARAGE ACAC 39'-11 3/4" 4'-0"4'-0" 30" 10 3/4"7 1/4"PLPL SETBACKSETBACK OVERALL PROPERTY WIDTH ROOF EAVE PROJECTION INTOSIDEYARD AS PER 17.46.070(A) CLEAR INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL LOCATION OF AC CONDENSING UNITS (BEHIND) F. FL. @ THIRD FLOOR: 184.90' F. FL. @ SECOND FLOOR: 175.80' F. FL. @GROUND FLOOR: 166.70' T.O/ PARAPET @ UPPER ROOF: 195.37' T.O/ PARAPET: 197.09' POWDERLIVING M. BED STAIR STAIR CLOSET SECTIONS 1/4" = 1' - 0" A3.2 UNIT A: SECTION 1 / A3.2 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 UNIT B: SECTION 2 / A3.2 /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal Corrections AC 5'-0" 3'-0" FIREPLACE TELEVISION REF/FZR MWOPENSHELFOPENSHELF F. FL. @ GROUND FLOOR: 163.88' F. FL. @ SECOND FLOOR: 173.57' T.O/ PARAPET @ UPPER ROOF: 185.27' F. FL. @ BASEMENT: 154.40' F. FL. @ GARAGE: 153.83' @ BACK OF GARAGE F. FL. @ THIRD FLOOR: 184.90' F. FL. @ SECOND FLOOR: 175.80' F. FL. @ GROUND FLOOR: 166.70' T.O/ PARAPET @ UPPER ROOF: 195.37' T.O/ PARAPET: 197.09' INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. CEILING SURFACE OF GARAGE TORECEIVE 5/8" TYPE X G.W.B - TYP. HALL OVERALL PROPERTY LENGTH REQUIRED SETBACK CLEAR GROUND FLOOR SETBACK REQUIRED SETBACK INSULATION REQUIREMENTS:ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL SEE SHEET A1.0a FOR DRIVEWAY SLOPE / PROFILE INFORMATION SEE SHEET A1.0a FOR DRIVEWAY SLOPE / PROFILE INFORMATION 119' 11 3/4" 5'-0" 3'-0" PL PL GARAGE BEDROOM LIVING LIVING HALL M. BATH KITCHEN BEDROOM SECTIONS 1/4" = 1' - 0" A3.3 UNIT A / B: SECTION 1 / A3.3 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal CorrectionsN 76°34'10"E39.99'N 13°23'40"W 119.99' N 13°23'40"W 119.99'N 76°34'00"E39.99'N 13°23'40"W 119.99' N 13°23'40"W 119.99' WM NEIGHBORING RESIDENCE167.25 P.C.171.37 P.C.157.07 P.C.155.1 4 P.C.FD L&T NO TAG .11' E'LY & 0.05' S'LY OF PROP. CORNER TAG ELEV = 167.25' FD L&T LS 5850 .05' E'LY & 0.02' S'LY OF PROP. CORNER TAG ELEV = 171.41' FD L&T RCE 30826 11.00' S'LY ON PROP. LINE PROD. TAG ELEV = 156.47' FD L&T RCE 30826 11.00' S'LY ON PROP. LINE PROD. TAG ELEV = 153.51' PLANT TYPE: TREE COMMON NAME: CAPE CHESTNUTBOTANICAL NAME: CALODENDRUM CAPENSE: 36" BOX. QUANTITY: 1 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA. QUANTITY: 9 PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA.QUANTITY: 40 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAXBOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 2 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAXSIZE: 15 GA. QUANTITY: 8 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAXBOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 12 CONCRETE WALKWAY / STEPS AS PER A1.0CONCRETE WALKWAY / STEPS AS PER A1.0 PLANT TYPE: SHRUB COMMON NAME: SPANISH BROOMBOTANICAL NAME: SPARTIUM JUNCUEM: 5 GAL. QUANTITY: 30 PLANT TYPE: SHRUB COMMON NAME: SPANISH BROOMBOTANICAL NAME: SPARTIUM JUNCUEM: 5 GAL. QUANTITY: 15 PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA.QUANTITY: 12 PLANT TYPE: PERENNIALCOMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAXSIZE: 15 GA. QUANTITY: 2 3/8" DEL RIO GRAVEL3/8" DEL RIO GRAVELPLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA. QUANTITY: 3 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAXSIZE: 15 GA. QUANTITY: 18 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASSBOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA. QUANTITY: 17 PLANT TYPE: PERENNIAL COMMON NAME: GREEN KANGAROO PAWBOTANICAL NAME: ANIGOZANTHOS FLAVIDUS SIZE: 15 GA. QUANTITY: 1 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAXBOTANICAL NAME: PHORMIUM TENAX SIZE: 5 GA.QUANTITY: 11 PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA.QUANTITY: 30 1 A1.0a 1 A1.0a 2 A1.0a 2 A1.0a 3 A1.0a 3 A1.0a 4 A1.0a 4 A1.0a 5 A1.0a 5 A1.0a 6 A1.0a 6 A1.0a PLANT TYPE: TREE COMMON NAME: CAPE CHESTNUTBOTANICAL NAME: CALODENDRUM CAPENSE: 36" BOX. QUANTITY: 1 PLANT TYPE: TREE COMMON NAME: CAPE CHESTNUT BOTANICAL NAME: CALODENDRUM CAPENSE: 36" BOX.QUANTITY: 2 8TH STREETN 76°34'10"E39.99'N 76°34'00"E39.99'7TH STREETUNIT AUNIT B 167.25 P.C.171.37 P.C.157.07 P.C.155.1 4 P.C. PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLESIZE: 5 GA. QUANTITY: 28 PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASSBOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 5 GA.QUANTITY: 12 PLANT TYPE: PERENNIALCOMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 1 GA.QUANTITY: 60 PLANT TYPE: PERENNIALCOMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLESIZE: 1 GA. QUANTITY: 65 30" X 30"TRASH30" X 30"TRASH30" X 30"TRASH10 sq ft CONCRETE FLAT WORK: 772.00 SQ. FT. BUILDING FOOTPRINT: 2,355 SQ. FT. SITE WALLS: 174.00 SQ. FT. PERM. SITE AREA:1,497.00 SQ FT. % OF PERM. SITE AREA: 1,497.00 / 4,798.00 = 31% REGIONAL EVALU.WATER NEEDSSYMBOLVEGETATIONTYPEBOTANICALNAMECOMMON NAME LANDSCAPE PLANTING SPECIFICATIONS SIZE DIAMETER(PLNTING MATURE)HEGHT(PLNTING MATURE)QUANTITY STIPA PULCHRA FEATHER GRASS STIPA PULCHRA FEATHER GRASS VL 5 GA.18"18"47 VL 1 GA.10"10"80 PHORMIUMTENAXPERENNIAL NEW ZEALANDFLAX L 15 GA.30"48"11 PERENNIAL PERENNIAL TREE PENNISETUM ORIENTAL CHINESE FOUNTAIN GRASS L 5 GA.24"24"16 ANIGOZANTHOSFLAVIDIUS KANGAROO PAW L 15 GA.30"48"6 PERENNIAL PERENNIAL OLEAEUROPAEASIZEWILSONII OLIVE TREE L 36"60"84"2 LANDSCAPE AREA CALCULATIONS: LOT AREA:BUILDING FOOTPRINT:HARDSCAPE AREA:LANDSCAPE AREA:PERMEABLE AREA: 4,798.40 SQ. FT.2,355.00 SQ. FT.946.00 SQ. FT.1,497.00 SQ. FT.1,497.00 SQ. FT. LANDSCAPE IRRIGATION NOTES: 1. ALL LANDSCAPE AREAS ARE TO BE IRRIGATED BY AN AUTOMATIC IRRIGATION SYSTEM AS PER HBMC 8.56 AND 8.602. IRRIGATION SYSTEM TO BE A DRIP SYSTEM WITH ALL CONTROLS AS PER HBMC 8.56 AND 8.603. PLANTED AREAS SHALL BE COVERED WITH A MINIMUM OF (2) INCHES OF ORGANIC MULCH, EXCEPT IN AREAS COVERED BY GROUND COVERS OR WITHIN TWENTY FOUR (24) INCHES OF BASE OF A TREE, OR WHERE A REDUCED APPLICATION IS INDICATED. ADDITIONAL MULCH MATERIALSHALL BE ADDED FROM TIME TO TIME AS NECESSARY TO MAINTAIN THE REQUIRED DEPTH OF MULCH. TREE CALODENDRUMCAPENSE CAPE CHESTNUT L 36"60"84"2 LANDSCAPE PLAN 1/8" = 1' - 0" L1.0 LANDSCAPE PLAN 1/8" = 1' - 0" LANDSCAPE PLAN NOTES 1. ALL LANDSCAPE AREAS ARE TO BE IRRIGATED BY AN AUTOMATIC IRRIGATION SYSTEM AS PER HBMC 8.56 AND 8.60 2. PLANTED AREAS SHALL BE COVERED WITH A MINIMUM OF (2) INCHES OF ORGANIC MULCH, EXCEPT IN AREAS COVERED BY GROUND COVERS OR WITHIN TWENTY FOUR(24) INCHES OF BASE OF A TREE, OR WHERE A REDUCED APPLICATION IS INDICATED. ADDITIONAL MULCH MATERIAL SHALL BE ADDED FROM TIME TO TIME AS NECESSARY TO MAINTAIN THE REQUIRED DEPTH OF MULCH.         LANDSCAPE PLAN NOTES: FOR ALL DRAINAGE INFORMATION, SEE SHEETS C1 AND C2 DRIVEWAY PROFILE - SEE SHT. C1 AND C2 CONVEX LOT PROFILE ANALYSIS - SEE SHT. A1.0A NOTE: DRIVEWAY SLOPE CERTIFICATION FROM A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL BE REQUIRED TO VERIFY THAT THE GRADE ELEVATION OF THE PARKING/GARAGE SLAB IS CONSISTENT WITH THE ELEVATION OF THE APPROVED PLANS. THIS ELEVATION CERTIFICATION SHALL BE REQUIRED BEFORE THE BUILDING INSPECTOR APPROVES THE FORMS FOR POURING CONCRETE FOR THE GARAGE SLABS AND OR DRIVEWAY.NPERMEABLE AREA DIAGRAM 1/8" = 1' - 0" /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal Corrections xx.xx' 1 A3.0 xxx.xx' F. FL. @ xxx FLOOR: xxx.xx' ROOM xxx FFX VERTICAL ELEVATION CALLOUT LOCATION VERTICAL ELEVATION CALLOUT HEIGHT BUILDING SECTION DESIGNATION BUILDING SECTION PAGE NUMBER VERTICAL ELEVATION CALLOUT LOCATION VERTICAL ELEVATION CALLOUT HEIGHT FINISH FLOOR ELEVATION CALLOUT HEIGHT FINISH FLOOR ELEVATION ROOM NAME ROOM NUMBER FINISH FLOOR MATERIAL CALLOUT PROJECT TEAM TITLE SHEET N.T.S. T1.0 CONTENTS T1.0 TITLE SHEET T1.1 GENERAL NOTES SURVEY A1.0 SITE PLAN A1.0a SITE PLAN DIAGRAMS A1.1 BASEMENT FLOOR PLAN A1.2 GROUND FLOOR PLAN A1.3 SECOND FLOOR PLAN A1.4 THIRD FLOOR PLAN A1.5 ROOF PLAN A2.0 EXTERIOR ELEVATIONS A2.1 EXTERIOR ELEVATIONS A2.2 EXTERIOR ELEVATIONS A2.3 EXTERIOR ELEVATIONS A3.0 BUILDING SECTIONS A3.1 BUILDING SECTIONS A3.2 BUILDING SECTIONS A3.3 BUILDING SECTIONS L1.0 LANDSCAPE PLAN AREA MAP PROJECT LOCATION: 945 7th Street. Hermosa Beach, CA. 90254 LEGAL OWNER: 945 7th Street LLC / Kent McKeown, Manager 414 Monterey Ave. Hermosa Beach, CA. 90254 APN: 4183-012-004 LEGAL: Lot 4 of Wilson and Lind's Tract in the City of Hermosa Beach, County of Los Angeles, State of California M.B. 11-73B ZONING: R2-B OCCUPANCY: R-2 / U PROJECT DESCRIPTION: A new condominium development consisting of (2) units with four bedrooms and three and one half bathrooms each. Total overall floor area for the development is 6,111.00 sq. ft. N.I.C. Garage DESIGN: Daryl Olesinski, Principal O+ L BUILDING PROJECTS, LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p. (310) 390 1650 f. (310) 390 1649 e. daryl@OplusL.com PROJECT AREA PERMITS SHALL BE ISSUED FOR THE FOLLOWING: 1. SHORING 2. ENCROACHMENT INTO THE PUBLIC RIGHT OF WAY 3. ELECTRICAL 4. PLUMBING 5. MECHANICAL 6. SPRINKLER SYSTEM 7. SEWER CAP 8. SOLAR PANELS STRUCTURAL ENGINEER: McCullum Engineering Services 880 Manhattan Beach Blvd. Manhattan Beach, CA. 90266 p. (310) 944 0898 f. (310) 545 5423 e. EMengineering@verizon.net Title 24 Calculations: Troy Lindquest AES 229 North Central Ave. # 500 Glendale CA. 91203 p. (818) 246 2844 f. (818) 246-4096 e. info@aes.com Real Estate Consultant: Bunny Crour Srour & Associates 1001 6th Street # 110 Manhattan Beach CA. 90266 p. (310) 372 8433 PROJECT DATAOWNER 945 7th Street LLC - Kent McKeown, Manager 414 Monterey Ave. Hermosa Beach, CA. 90254 PERMITTING LOT AREA: 4,798.40 SQ. FT.TOTAL BUILDING AREA: 6,863.00 SQ. FT. UNIT A: 1ST LEVEL LIVING AREA GARAGE 2ND LEVEL LIVING AREA DECKS AND BALCONIES 3RD LEVEL LIVING AREA DECKS AND BALCONIES TOTAL LIVING AREA TOTAL DECKS / BALCONIES # O/ BEDROOMS # O/ BATHROOMS 723.00 SQ. FT. 378.00 SQ. FT. 1,315.00 SQ. FT. 0.00 SQ. FT. 1,072.00 SQ. FT. 188.00 SQ. FT. 3,110.00 SQ. FT. 188.00 SQ. FT. (4) 3 1/2 UNIT B: 739.00 SQ. FT. 375.00 SQ. FT. 1,382.00 SQ. FT. 0.00 SQ. FT. 901.00 SQ. FT. 320.00 SQ. FT. 3,001.00 SQ. FT. 320.00 SQ. FT. (4) ZONING INFORMATION ROOF DECK 0.00 SQ. FT.0.00 SQ. FT. 3 1/2 AREA: REQUIRED PROVIDED LOT AREA / DWELLING UNIT LOT COVERAGE YARDS: FRONT SIDE REAR PARKING AND DRIVEWAYS: # OF SPACES GUEST SPACES PARKING SETBACK PARKING STALL DIMENSION TURNING AREA DRIVEWAY WIDTH DRIVEWAY MAX. SLOPE FENCES / WALLS: HEIGHT FROM FINISHED SURFACE LINEAL FEET OPEN SPACE: TOTAL PRIVATE (/ UNIT) PRIVATE STORAGE SPACE CU. FT. / UNIT 3,500.00 SQ. FT.4,798.00 SQ. FT. 3,118.96 SQ.FT (65%)3,078.00 SQ. FT. (64.15%) 17' FROM BACK OF SIDEWALK / 5' ABOVE 4'-0" MIN.4'-0" 5'-0" GND / 3'-0" AB.5'-0" GND / 4'-0" AB. 31'-6"" FROM BACK OF SIDEWALK / 5' ABOVE (2) / UNIT (2) / UNIT (1) / UNIT (1) / UNIT 17'-0" FRONT / 17'-0" REAR 31'-6" FRONT / 17'-0" REAR 9'-0" X 18'-0"9'-0" X 18'-0" 16'-0"16'-0" 15.0%12.00% FRONT / 12.25% REAR 600.00 SQ. FT.688.44 SQ. FT. 300.00 SQ. FT.UNIT A: 332.67 SQ. FT. UNIT B: 361.13 SQ. FT. 200.00 CU. FT.UNIT A: 222.75 CU. FT. UNIT B: 230.65 CU. FT. GENERAL BUILDING INFORMATION 188.00 SQ. FT.320.00 SQ. FT. CITY OF HERMOSA BEACH DEPARTMENT OF PUBLIC WORKS NOTES: BASEMENT QUALIFICATION CALCULATION 1ST LEVEL F.F. ELEVATION LINEAL FEET OR PERMITER BUILDING A BUILDING B 148.66 L. FT.XXX.XX L. FT. LINEAL FEET < 6' FROM GD TO F.FL AB. % OF PERMITTER < 6' TO F.FL AB. 86.42 L. FT.XXX.XX L. FT. 59.74 XXX.XX L. FT. 23'-0"23'-0" > 72" (WITHIN SETBACK)42" 86'-6" SYMBOL LEGEND GEOLOGICAL ENGINEER: Norcal Engineering 10641 Humbolt St. Los Alamitos, CA. 90720 p. (562) 799 9469 f. (562) 799 9459 Professional Code The Building Designer designated below assumes "responsible control" over the content of all design instruments of service during their preparation that is ordinarily exercised by Building Designers applying the required Professional Standard of care typical of similar Professionals. _____________________________________________ Daryl Olesinski, Responsible Building Designer: AIR QUALITY VENTILATION CALCULATION UNIT A: cfm = CFA / 100 + 7.5 (# of bedrooms +1) 3,111.00 / 100 + 7.5(4) 31.10 + 30.00 cfm = 61.10 Ventilation provided by exhaust fan in room A103 - see E1.3 UNIT B: cfm = CFA / 100 + 7.5 (# of bedrooms +1) 3,001.00 / 100 + 7.5(4) 30.01 + 30 cfm = 60.01 Ventilation provided by exhaust fan in room B204 - see E1.2 All calculations are based upon 2010 California Energy Code, Section 150(o), Equation 4-1 CIVIL ENGINEER: SURVEY / TTM Denn Engineering 3914 Del Amo Blvd. # 921 Torrance, CA. 90503 p. (310) 542-9433 CIVIL ENGINEER: GRADING and DRAINAGE Structure Six 3820 Del Amo Blvd. #334 Torrance, CA. 90503 p. (310) 480-1350 f. ((310) 526-5852 TOTAL DECKS / BALCONIES /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street - Planning Commission Submittal.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant 11.14.16: Planning Commission Submittal Corrections NOTE: IF ANY DISCREPANCIES OCCUR BETWEEN THESE NOTES AND NOTES WITHIN THE PROJECT MANUAL, THE NOTES WITHIN THE PROJECT MANUAL SUPERCEDE DRAWINGS NOTES. 1. The word "Contractor" means the General Contractor, and where applicable by trade, Subcontractors. 2. Contractor shall be responsible for reviewing all notes prior to finalizing construction contract. 3. The specifications, general conditions and all issued addenda and change orders are part of the design drawings. 4. All construction and details shall be completed in full compliance with the California uniform building code and all other applicable codes and requirements. 5. The General Contractor shall maintain a full set of drawings and specifications and all required permits on the job site at all times. They shall be made available to the Designer and Owner at request. 6. Prior to finalizing contract prices, Contractor shall be responsible for reviewing and coordinating all notes and drawings to include any subcontract requirements or information which may not be indicated on subcontractor's sheets or notes, but which are indicated elsewhere in the construction documents. 7. The contractor (and his sub-contractors) shall study and compare the contract documents and shall at once report to the architect in writing all errors, inconsistencies or omissions discovered and verify all dimensions on site prior to commencing the work. If the contractor proceeds with any of the work so affected without written instructions of the Designer, the contractor shall make good at his own cost any resulting error, damage, defects, or time delays so caused. The contractor shall perform no portion of the work without contract documents or, where required, approved shop drawings, product data or samples for such portion of the work. 8. Contractor shall provide a blanket one-year guarantee for the total job with the separate guarantee for specific trades/equipment items, with the names of local representatives to be contracted for service. Provide operating and maintenance brochures as required. 9. Contractor shall provide one marked up print drawing indicating all differences, changes, ect., actual locations of concealed work, before final inspection. 10. Where specified items are mentioned, the contractor may submit alternate materials for approval by the architect. Package to contain brochure, cut sheets, specifications, costs, availability, references, ect… contractor to reimburse Designer for time spent evaluating alternatives or substitutions. 11. Written dimensions on drawings shall take precedence over dimensions scaled from drawings. 12. The Designer will submit contract documents for "plan check" and make any necessary corrections. The owner will pay charges, fees and assessments levied by public authorities for connection to the public sewer. 13. Contractor shall consult with representatives of applicable utilities, including gas, water, power, sewer, telephone, and cable television and determine exact locations and availability of utilities and determine the condition of existing service prior to commencing work or connecting utilities. 14. Contractor shall provide all walls, terraces, walks, and drives as shown on plans and also provide any expansion joints, curbs, etc. that may be required for durable construction to be approved by the Design Professional. 15. Contractor to stake out all works as shown on plans, confirm existing conditions and property line locations, and verify compliance with setbacks and clearances required by code. 16. Improvements on the site, work in progress, stored materials, and public and private improvements on property adjacent to the site, shall be protected by the contractor from damage arising from the work. All damage so occurring shall be repaired or replaced by the contractor at no cost to the owner. 17. Submittal documents for deferred submittal items shall be submitted to the Design Professional or engineer of record who shall review them and forward them to the building official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building. The deferred submittal items shall not be installed until their design and submittal documents have been approved by the building official. 18. Structural observation by the engineer shall be preformed. A statement in writing shall be given to the building official, stating that site visits have been made and whether or not any observed deficiencies have been corrected to conform to the approved plans and specifications. 19. Contractor shall correlate work between design drawings and specifications and consultant drawings and specifications. 20. Contractor shall confirm any discrepancies between drawings or specs and job site conditions with Design Professional prior to starting portions of the work affected. 21. Written dimensions shall prevail over scaled dimensions on drawings. In no event is dimension to be scaled off the drawings without prior approval from the Design Professional. 22. Dimensions marked "clear" are not adjustable without the authorization of the architect. 23. Details are intended to show final affect of parts of construction. Minor modifications may be required to suit particular job site dimensions or conditions and shall be included within the scope of the work and Construction Contract. Any modifications required in details are to be first reviewed and confirmed with the Design Professional prior to construction. 24. Contractor shall review all items noted "verify or confirm with owner or Designer" which might affect costs prior to finalizing construction contract and subcontractors, and shall confirm final decisions regarding selection, materials, color, finish or other specifications not yet decided regarding these items. Contractor shall include the cost of these items within the original contract price. 25. Unless items are specifically itemized as not included in contract (NIC), they will be assumed to be included in the estimate or contract price. 26. The Design Professional, prior to the commencement of the work must approve all change orders in writing. Otherwise the contractor will take full responsibility for all the costs. Contractor shall immediately notify the Owner of any extra costs arising from the execution of his contract or subcontracts and shall receive Owner's written approval of it prior to doing the work. 27. Design work is the responsibility of the architect and any design changes made by the contractor shall be the full responsibility and liability of the contractor. 28. Contractor shall be responsible for supervising that all general and subcontract work is being accomplished according to the most current construction documents, including revisions. The contractor shall also be responsible for the coordination of work of subcontractors under separate contract with the owner. 29. Four sets of shop drawings shall be submitted to the Design Professional for approval. All shop drawings will require at least 10 working days for design review. 30. Contractor shall provide proper ventilation, clearances, and fire protection for all new fireplaces, ovens, hot water heaters, furnaces, vents and flues as required by the drawings, specifications and code. 31. Details marked "(typical)" shall apply in all cases, unless specifically noted otherwise. Where no detail is shown, construction shall be as shown for other similar work. 32. All unspecified materials shall be new first line products of a recognized manufacturer. No substitutions from specifications shall be used unless approved by the architect. If available, manufacturers guarantee shall be provided in writing. 33. A separate permit shall be secured for all electrical, plumbing and heating-ventilating work. 34. Licenses and permits necessary to the performance completion and approval of the work, and all inspection and other applicable fees (excluding building permit fees) shall be secured and paid for by the contractor. 35. Contractor shall have evidence of current workmen's compensation insurance coverage on file with the Department of Building and Safety in compliance with Section 3800 of the California Labor Code. 36. Contractor shall submit Haul Route Memo to Department of Building and Safety for approval. 37. The Contractor shall submit structural calculations, signed by a State Licensed Engineer, for skylight, and store front assemblies for review and approval. 38. Dimensions are to face of plywood, face of masonry, face of concrete, and to grid lines unless otherwise noted. 39. All insulation materials shall be certified by the manufacturer as complying with the California Quality Standards of Insulating Material. 40. No door except bathroom doors in the path of travel of a means of escape shall be less than 32 inches (71.12 cm) wide. 41. Every bathroom door lock shall be designed to permit the opening of the locked door from the outside in an emergency. 42. Interior wall finishes shall have a minimum flame spread classification of III (T-42-b). 43. Overflow drains shall be connected to drain lines independent from the roof drains. 44. Mechanical ventilation system in lieu of operable windows in bathroom/toilet room/ laundry to furnish five air changes per hour direct to the outside is required. (1205-a) 45. Glazing and insulation shall conform to the State Energy Insulation Standards. 46. Provide a 1-hour fire resistive occupancy separation per Building Code Table 5B or Title 24, Table 5B. 47. Fire resistive assemblies for protection of openings to comply with Building Code #4306 or Title 24, #4306. 48. Exit doors shall be operable from the inside without use of a key or any special knowledge or effort. Building Code #3304(c), Fire Code #12.104, or Title 24, #2-3303 (c). 49. Width and height of required exit doorways to comply with Building Code #3304(e) or Title 24, #2-3303(e). 50. Comply with Building Code #1210(a) regarding fire warning system smoke detectors. Hard wired. 51. Comply with Building Code #1204 regarding access. 52. Clearance of brush and vegetative growth will be maintained per Fire Code #11.502 and #11.503. 53. A permit from the Dept. of Public Works is required for a protection fence or canopy on or over any street or public space (91.4407). 54. No trenches or excavations 5 feet or more in depth into which a person is required to descend. 55. Contractor shall erect and maintain temporary barricades as needed for protection against accident, and shall continuously maintain adequate protection of his work and the owner's property from damage or loss arising in connection with construction. 56. G.C. shall clean glass, remove stains, spots, marks and dirt from all work, clean all hardware, remove paint spots from all surfaces, clean all fixtures and floors. 57. Temporary electric power and sanitary facilities are to be provided and paid for by the contractor. 58. No part of the structure shall be overloaded beyond its safe carrying capacity by the placing of materials, equipment, tools, machinery or any other item. 59. Contractor shall protect all floor surfaces from damage and equip mobile equipment with pneumatic tires. 60. All metal flashing, gutter, and downspout joints shall be lapped, joined, and sealed so that they are water tight and provide for positive water flow. 61. Contractor shall arrange with the necessary utility companies to connect utilities underground. 62. When demolition is required on site all debris must be removed from the site at the expense of the contractor and a demolition permit must be obtained by a licensed wrecking contractor (class c-21), or by a licensed general contractor (class b-1) who is also the contractor for a new building to be erected on the same site. Contractor's license shall be verified prior to issuance of permit. FRAMING 63. In addition to any structural grade requirements, all exposed wood beams and posts shall be selected for best appearance grade, with a minimum of knots, cracks and checks. 64. Contractor shall provide access to all attic areas and plumbing as required by code and shall confirm access locations with Design Professional prior to framing. 65. Contractor shall coordinate framing with proposed locations of electrical, mechanical and plumbing work so as to avoid changes in framing which might conflict with proposed equipment, fixture of diffuser locations. 66. Provide framed openings for medicine cabinets during rough framing, confirming size, location and heights of openings with Design Professional prior to construction. 67. Provide blocking as required for cabinets, toilet paper holders, towel bars and other specialty items. 68. All exposed wood beams, decking or other members installed prior to enclosing the building envelope and completing roof membrane shall be protected during construction against moisture, staining and other damage by protecting with weatherproof plastic wrappers and additional protective measures as may be required. STRUCTURAL 69. All welding to be done by welders certified by the appropriate city building department. 70. Glued-laminated lumber shall be fabricated in accordance with uniform building code standard no. 25-10. Exposed structural glued-laminated lumber shall be moisture-resistant treated wood or wood of natural resistance to decay. 71. All posts, plates, sleepers, etc. bearing on or embedded in concrete or masonry shall be pressure treated lumber. ROOF, ROOF FLASHING AND DRAINAGE 72. Contractor and Roofing Contractor shall furnish an unconditional written guarantee to Owner covering all materials and installation of new roofing, flashings and membranes for a period of 10 years following final completion of construction. 73. Contractor shall employ a qualified independent inspection service for inspection of the roof installation, including any insulation and flashings, and shall confirm arrangements with Owner, Design Professional, manufacturer's representative and roofing contractor prior to construction. 74. All built up or single-ply membrane roof areas shall have minimum 1/4" per foot pitch to drains for spans up to 20'-0", 1/2" per foot for spans over 20'-0". Emergency overflow scuppers or drains shall be installed with outlets 2" above principal roof drains, and shall be independent of principal roof drains or gutters. 75. All roofs, parapets, chimney and other flashings shall be installed so that they are watertight. Notify Design Professional of any points where water or moisture may penetrate for additional water protective measures. 76. All scuppers, gutters, downspouts, leader boxes or other sheet metal work shall be properly flashed and shall have welded or sealed waterproof joints. All bends, seams, splices, or other connections shall be straight, smooth and continuous without dimples or dents. Unless specified, sheet metal gauge shall be sufficient to withstand denting or bending. 77. Provide galvanic or bituminous insulation as approved by Design Professional between dissimilar metals. 78. Unless otherwise noted, all concealed interior roof drain downspouts shall be PVC schedule 40, min. 4" diameter or larger as specified sufficient to handle roof areas. All connections shall be watertight.. DOORS, WINDOWS 79. Exit doors must open over a landing not more than 1/2" below the threshold. 80. Glazed openings within 40"of a door lock shall be tempered glass. 81. All glazing in shower areas shall be of approved shatter resistant material. 82. Shower areas shall be finished with a hard non-absorptive surface to a height of 70" above drain inlet. 83. See ENERGY section for additional information regarding weather-stripping, etc. 84. Glass doors, adjacent panels, and all glazed openings within 18" of the adjacent floor shall be of glass approved for impact hazard 91.1711(d) (hsc 25997 eff. 3/4/72). All glazing to be fully tempered glass with no bugs or tong marks and should be accompanied by written certificates indicating tempering. 85. Wood flush-type doors shall be 1 3/8" thick minimum with solid core construction. 91.6709.1 -Door stops of in-swinging doors shall be one-piece construction with the jamb or joined by rabbet ot the jamb. 91.6709.4 86. All pin-type door hinges accessible from the outside shall have non-removable hinge pins. Hinges shall have min. 1/4" dia. steel jamb stud with 1/4" min. protection. The strike plate for the latches and the holding devise for the projecting dead bolts in wood construction wall shall be secured to the jamb and the wall framing with screws no less than 2-1/2" long. 91.6709.5, 91.6709.7 87. Provide dead bolts with hardened inserts: deadlocking latch with key-operated locks on exterior. Locks must be openable from inside without key, special knowledge or special effort (latch not required in B, F, and S occupancies. 91.6709.2 88. Straight dead bolts shall have a min. throw of 1" and an embedment of not less than 5/8", and a hook-shaped or an expanding-lug dead bolt shall have a minimum throw of 3/4". 91.6709.2 89. The use of a locking system which consists of a deadlocking latch operated by a doorknob and a deadbolt operated by a non -removable thumb turn which is independant of the deadlocking latch and which must be seperatly operated, shall not be considered as a system which requires special knowledge or effort when used in dwelling units. The door knob and the thumb turn which operates the deadbolt shall not be seperated by more than 8 inches. 90. Wood panel type doors must have panels at least 9/16 in. thick with shaped portions not less than 1/4 in. thick and indvidual panels must be no more than 300 sq. in. in area. Mullions shall be considered part of adjacent panels except mullions not over 18 in. long may have an overall width not less than 3 inches in width. 91. Sliding doors shall be provided with a device in the upper channel of the moving panel to prohibit raising and removing of the moving panel in the closed or partially open position. 91.6710 92. Sliding glass doors shall be equipped with locking devises and shall be so constructed and installed that they remain intact and engaged when subjected to the tests specified in 91.6717.1 93. Metal or wooden overhead or sliding doors shall be secured with a cylinder lock, padlock with a min. 9/32" diameter hardened steel shackle and bolted, hardened steel hasps, metal slide board, bolt or equivalent device unless secured electrically operated. 91.6711 94. Provide metal guides at top and bottom of metal accordian grate or grill-type doors and cylinder locks or padlocks. Cylinder guards shall be installed on all cylinder locks whenever the cylinder projects beyond the face of the door or is otherwise accessible to gripping tools. 91.6712 95. Sliding windows shall be provided with a device in the upper channel of the moving panel to prohibit raising and removing of the moving panel in the closed or partially open positiion. 91.6715.1 96. Sliding windows shall be equipped with locking devices and shall be so constructed and installed that they remain intact and engaged when subjected to the tests specified in 91.6717.2 MISCELLANEOUS 97. Contractor shall provide temporary toilet facilities at the job as necessary and required by code. 98. All grading shall be accomplished in accordance with the uniform building code. All excess excavated material resulting from grading shall be removed from the site by the contractor. 99. All glass doors and windows shall be certified and labeled to show compliance with air infiltration standards of 1972 ansi a134.1, a134.2, a134.3, and a134.4. SECURITY NOTES All openings marked by the symbol * on the door/window schedule are security openings and the following requirments shall apply: 100. Sliding doors and windows shall be provided with a device in the upper channel or the moving panel to prohibit raising and removing of the moving panel in the closed or partially open position. 101. Swinging doors. 102. Doorstops of in-swinging doors shall be of one-piece construction with the jamb or be provided with some device to prevent the door from being opened should the stop be removed. 103. Stops on out-swinging doors to be one-piece construction or fastened wih 3/4" screws 6" o.c. 104. All pin-type hinges that are accessible from outside the secured area when the door is closed shall have non-removable hinge pins. In addition, they shall have a minimum 1/4" diameter steel jamb stud with 1/4" minimum protection. 105. The strike plate (min. 16 us gauge, stud, bronze or brass) for latches and the holding device for projecting deadbolts shall be secured to the jamb and wall framing with 2" long screws. 106. All exterior doors shall be flush-type wood doors 1-3/4" thick with solid core construction, or fully tempered glass if glass, and shall be installed with dead locking latches. Deadbolts shall have a minimum 1" throw and a minimum 5/8" embedment (straight type) and shall contain hardened inserts. Locks shall be flush, key-operated cylinders on the exterior and shall be openable without key , special knowledge, or special effort on the interior. 107. Jambs shall be installed with solid backing for a 6" vertical distance on each side of the lock strike area. 108. Trimmers shall be full door length with solid backing against sole and header plates. 109. Horizontal blocking shall be placed between studs at lock strike height for 3 stud spaces. 110. All security doors shall be equipped with locks that incorporate the following features: deadbolt with minimum 1" projection and minimum 5/8" embedment in strike plate, cylinder guard and minimum 5 pin tumbler locks, and minimum 1/4" diameter connecting screws. 111. Double doors (inactive leafs) shall be secured with both head and base flush bolts with a minimum 5/8" embedment. 112. Window provisions 113. Sliding glass windows shall be equipped with locking devices and shall be so constructed and installed that they remain intact and engaged when subjected to the test specified in 91.5731 and 91.6732, LA city building code. 114. Windows and openings within 12 feet of ground level with over a 96 sq.in. area are deemed "accessible." 115. Glazing and glazed assemblies for "accessible" openings shall be certified as meeting test provisions of ubc 41-2 116. Glazing in exterior doors or within 40" of any locking mechanism shall be tempered or burglary resistant. ENERGY NOTES 117. The requirements of title 24, part 2. chapter 2-53 have been reviewed and the design submitted conforms with these regulations signed by the Design Professional. 118. The contractor shall provide the original occupant a list of heating, cooling, water heating, lighting, and conservation of solar devises installed in the building and instructions on how to use them efficiently. 119. A maintenance label shall be affixed to all equipment requiring preventative maintenance, and a copy of the maintenance instructions shall be provided for the owners use. 120. Insulation shall be certified by the manufacturer to comply with the California quality standards for insulating material. 121. After installing insulation, the installer shall post in a conspicuous location a certificate signed by the installer stating that the installation is consistent with the plans and specifications for which the building permit was issued, and conforms with the requirements of chapter 2-53. The certificate shall also state the manufacturer's name and material identification, the installed "r value," and, if loose-fill insulation, the minimum installed weight per sq.ft. consistent with the manufacturer's labeled installed design density for the desired "r value." 122. Ceiling/.roof shall be insulated (as per 2-5352 [a]) between framing members with insulation having an installed thermal resistance of r-19 or greater. 123. Wood-framed walls shall be insulated between framing members with insulation having an installed thermal resistance r-11 or greater. Framed foundation walls of heated basements or heated crawl spaces shall be insulated above the adjacent outside ground line with insulation having an installed thermal resistance of r-7. 124. All doors and windows between conditioned and unconditioned space shall be fully weather-stripped. 125. All openings in the building envelope such as frame, framing and panel joints, electrical and plumbing line openings, and masonry/wood framing joints shall be caulked or otherwise sealed to limit infiltration. 126. Manufactured doors and windows shall be certified and labeled indicating that they meet the infiltrations standards listed in table 2-53v, t-24, section2. 127. Fan or other exhaust systems exhausting air from conditioned space to the outside shall be provided with backdraft dampers to prevent air leakage. 128. Thermostatically controlled heating or cooling systems shall have an automatic thermostat with a clock mechanism which the building occupant can manually program to automatically set back the thermostat points for at least two periods within 24 hours. 129. Specify water heater size, fuel type, and that it is state listed. 130. Storage type water heaters shall be externally wrapped with insulation having an installed thermal resistance of r-12 or greater. 131. All showerheads, lavatory faucets and sink faucets shall be certified by the manufacturer as complying with the applicable California appliance efficiency standards. 132. Lamps used in luminaries for general lighting in kitchens and bathrooms shall have an efficiency of not less than 25 lumens per watt (i.e. fluorescent). Luminaries which are the only lighting in a kitchen or bathroom will be considered general lighting. Lighting to be used only for specific visual tasks or decorative effect are exempt from this requirement. Such exempt lighting includes luminaries that are meant to light only a specific task area such as a kitchen counter or sink, a dinning table, or a bathroom mirror. FINISHES, CABINETRY, RAILINGS, ETC. 133. Contractor shall submit actual material samples for Design Professional's review of all finish materials, paint and stains prior to ordering materials. 134. All window door and other opening corners shall be reinforced with expanded metal lath nailed diagonally across corner. 135. Stucco surfaces shall be straight and plumb with no wobble, wave or irregularities over the course of the wall plane. 136. Confirm stucco finish and color with Design Professional prior to finalizing estimate. 137. Unless noted otherwise, all plaster and drywall materials and installation shall be according to current U.S. Gypsum Handbook specifications and applicable code requirements. Use waterproof drywall in all bathrooms, kitchens, janitor's closets, and wet areas. 138. Interior gypsum board shall be 5/8" thickness in all areas taped and finished smooth for wall paint. All gypsum board shall be installed using flathead drywall screws only. Countersink all screw heads. 139. The use of gypsum board for tiled walls or ceilings in showers and other wet areas is prohibited. 140. The use of Wonder Board or Durock will be acceptable for backing only with Architect's written approval, and only if a waterproof membrane is installed behind board over studs. Use full sheets wherever possible to eliminate joints. Where joints are unavoidable, hold boards apart 1/8" and use 2" fiberglass tape to reinforce joints. Apply min. 1/2" thick mortar bed plus 1/8" bonding over backing surfaces. 141. Contractor shall be responsible for ordering all ceramic tile and other finish materials with enough lead time so that ordered material can be confirmed as acceptable, and any unacceptable material replaced, without delaying construction. 142. Contractor shall include in construction contract installation of all finish hardware, including but not limited to cabinet pulls, knobs, door stops, towel bars, toilet paper holders and other miscellaneous items, regardless of whether those items are supplied by Owner or an allowance. See PAINTING section for painting notes. PAINTING 143. Contractor shall include within the scope of his work preparation, priming, and finish painting of exterior walls affected by additions and remodeling and interior walls and ceilings, including doors, sash and trim work. Confirm any exposed beams, decking, cabinets or wood to be stained and/or clear sealed prior to ordering. Confirm paint, stain and finish selections and specifications with Architect, submit color samples and apply sample colors on actual surfaces to be painted for Design Professional's review prior to ordering material. 144. Before beginning, inspect all work to be painted and report to Design professional any conditions which will prevent a quality finish from being accomplished. Commencing of work by the Contractor indicates his acceptance of the surfaces. UTILITIES, PLUMBING, DRAINAGE, ETC. 145. Contractor shall consult representatives of local utilities, including gas, water, power, sewer, telephone and TV where applicable, concerning locations and availability of utilities prior to commencing work or connecting utilities, and shall be responsible for any damage to existing utility lines. Locations and elevations of all exiting and new mains and meters shall be confirmed on the record drawings. 146. Plastic drain, waste or vent pipe, where permitted, shall be A.B.S. as approved per ASTM Standard D2261-73. Waste lines inside the structure shall be fully wrapped with insulation to reduce sound through walls and ceilings. 147. Flush out new and old water supply lines prior to connecting fixtures. 148. Contractor shall maintain adequate and constant water supply to all existing plumbing fixtures, hose bibs and sprinkler systems desired by Owner during construction. 149. General Contractor shall confirm arrangements for any temporary power and telephone service with Owner prior to finalizing contract. See Electrical Plans for electrical work. 150. All plumbing lines in ceiling & walls to be cast iron. 151. Showers are to be provided with pressure balancing valves. 152. Contractor shall verify that copper water supply lines are sized to provide acceptable pressure and volume. Contractor shall connect waste lines to sewer and provide clean-outs and ventilation as required by the uniform plumbing code. All copper used shall be type k. 153. Access panel (12"x12") or utility space to be provided for all plumbing fixtures having slip joint connections. 154. Seismic gas shut off valve to be installed on each fuel gas line for new buildings. For permit information contact the plumbing division at (213) 485-2311. 155. Gas piping shall not be installed in or on the ground under any building or structure. 156. Low consumption water closets shall be installed. 157. Contractor shall provide low flush toilets (1.6 gallons/flush) and low flow showerheads. 158. Water heater must be strapped to wall, with approved strapping per UPC 510.5, strap shall be ICBO approved. MECHANICAL, SHEET METAL NOTES 159. All sheet metal work shall be in accordance with SMANA Manual standards and applicable codes. 160. The Contractor shall provide the Owner a list of the heating, cooling, ventilating, water heater and lighting systems and conservation or solar devices installed in the building and instruction on how to use them efficiently. 161. Furnish complete maintenance information. Required routine maintenance actions shall be clearly stated and incorporated on a readily accessible label. Label shall be affixed to all equipment requiring preventive maintenance, and a copy of the maintenance instruction shall be provided for the Owner's use. Contractor to provide Owner complete maintenance instructions, i.e., belt replacement, oil and lubricating along with installer's name, address and telephone number. 162. Provide submittal shop drawings and manufacturer's specifications for Design Professional's review, if equipment deviates from that specified. 163. Contractors to thoroughly clean all portions of their work, remove all debris and leave installation in perfect condition, ready for use. 164. EER rating and heating combustion efficiency rating of each HVAC unit shall comply with state requirements. 165. All furnaces, condensers, fans or other noise-producing equipment to be installed inside or on the building structure shall be mounted and insulated so as to minimize sound transmission to usable areas. Use ribbed neoprene pads, sound isolators, spring hangers and/or equivalent vibration reducing devices to isolate equipment from structure. 166. Condenser refrigerant piping in the structure shall be installed so as not to touch structure, framing or wall surfaces. Install foam rubber cushions at penetrations to separate piping from structure. 167. Insulation lining must be approved by the building department and shall meet or exceed NFPA standards. 168. Controls shall be adjustable to provide a temperature range of up to 10 degrees between full heating and cooling. 169. All bathroom and exhaust fans, range vents and built-in ovens shall be vented to the outside. Confirm all vent locations with Design Professional prior to ducting. See ENERGY Section for additional information regarding thermostats, insulation, etc. ELECTRICAL NOTES 170. Unless noted otherwise, all conduits shall be concealed in structure, attic spaces or underground. Any exceptions are to be reviewed and confirmed in writing to the Design Professional. 171. Contractor shall confirm all electrical loads and requirements for existing and new appliances, heating and air conditioning systems and other electrical equipment and fixtures prior to finalizing contract. 172. Contractor to verify that any existing service, meter, main, panel, conduits and wiring to remain are adequate. Advise Owner prior to finalizing contract of any changes required. 173. Contractor to verify clearances for all recessed fixtures and advise Design Professional of any conflicts prior to ordering. 174. Confirm fixture trim selection, diffuser and finish options with Design Professional prior to ordering. 175. All recessed fixture trims shall be gasketed and tight fitting to prevent light leaks. 176. All wiring shall be copper, in flexible or rigid conduit as specified by code. No "Romex" or other non-conduited wiring permitted when permitted by code. 177. Confirm material and color of all switches, outlets and cover plates with Design Professional prior to ordering. 178. Contractor shall provide Title 24, Form 5, if required. 179. Light controls shall be 3'-10" to center above finished floor, unless noted otherwise. 180. All wall duplex receptacles, telephone, TV, and other outlets shall be mounted 15" to top of box above finished floor, except at counters and where otherwise noted. 181. Ground fault interrupter required for all exterior outlets, bathrooms, temporary panels and other wet areas required by code. 182. Every dwelling unit shall be provided with smoke detectors conforming to U.B.C. standard 43-6. Smoke detectors shall be located in every room used for sleeping purposed and in corridors or areas giving access to such rooms. Detectors shall be mounted on the ceiling or on a wall within twelve (12) inches of the ceiling when located in a room and in the ceiling or wall at a point centrally located in the corridor or area giving access to such rooms. In an efficiency dwelling unit, the detector shall be located on the ceiling of the main room. Where sleeping rooms are on upper level, a detector shall be placed at the center of the ceiling directly above the stairway. All detectors shall be located in accordance with approved manufacturer's instructions. When actuated, the detector shall provide an alarm in the dwelling unit. Confirm type and locations of all devices with Owner prior to ordering and wiring. 183. Contractor to verify fire alarm system, computer system, security system, lighting control system, stereo wiring, intercom system, low voltage landscape lighting, and other special systems or electrical requirements with Design Professional and Owner prior to finalizing contract. 184. The indoor storage of combustible materials shall be regulated in relation to arrangement, location, size of areas, height, separations and housekeeping. 185. Provide a portable fire extinguisher with a rating of not less than 2-a or 2-b 10bc within 75 feet of travel distance to all portions of the building. 186. Location of fire extinguisher to be as required fire/building inspector. 187. In each dwelling unit & guest room provide a smoke detector mounted on the ceiling or wall of each sleeping room at a point centrally located on the wall or ceiling of the hallway or room giving access to the sleeping room at the top of the stairway with sleeping rooms at the upper level. 188. Smoke detectors hardwired & interconnected per UBC. 189. The construction shall not restrict a five-foot clear and unobstructed access to any water or power distribution facilities (Power poles, pull-boxes, transformers, vaults, pumps, valves, meters, appurtenances, etc.) or to the location of hook-up. The construction shall be not within ten feet of any power lines-whether or not the lines are located on the property. Failure to comply may cause construction delays and/or additional expenses. EXITING 190. Exit door shall be openable from the inside without use of a key, special knowledge, or effort. Flush or surface bolts are prohibited. 191. Exit doorways shall not be less than 36" in width nor less than 6'-8" in height. Projections including panic hardware if required shall not reduce the opening width to less than 32" clear. STORM WATER - BEST MANAGEMENT PRACTICES This project shall implement the Best Management Practices identified on attachment "A" entitled "Minimum Requirements for Construction Projects/Certification Statement". Note: A Wet Weather Erosion Control Plan utilizing sediment and erosion control BMP's, for projects that leave disturbed soil during the rainy season (October 1 to April 15) is required. The WWECP must be prepared, for projects that have already broken ground, not less than 30 days prior to the beginning of each rainy season during which soil will be disturbed, and implemented throughout the entire rainy season. A copy of the WWECP sall be kept on the project site at all times beginning 30 days prior to the start of the rainy season through the end of the rainy season. For projects that will begin construction during the rainy season, the WWECP must be available 30 days before construction commences. The WWECP must be submitted to the Bureau of Engineering, Public Works for review and approval. GEN. NOTES N.T.S. T1.1 GENERAL NOTES CITY OF HERMOSA BEACH PLAN CHECK NOTES 1. Plans shall comply with Title 24 energy efficiency requirements and all mandatory measures. (2010 California Energy Code "Title 24") 2. Factory built fireplaces and chimneys must be listed and labeled, installed per Manufactures's instructions R1004 & R1005. Fire place shall have glass door. 3. a) CO Alarms shall be listed for compliance with UL2034, UL2075, and/or NFPA 720. [CRC R315.3] b) CO Alarms shall be interconnected such that the activation of one alarm will activate all alarms in the individual dwelling unit. [CRC R315.1.2]4. Shower compartments and wall above bathtubs with installed shower heads shall be finished with a smooth nonabsorbent surface to a height not less than 6'-0" above the floor [CRC R307.2]5. All new fixtures shall be water conserving CPC 402.0. 6. Dryer vent shall be a max. of 14 feet in length with (2) 90 degree bends to the exterior (CMC504.3.2). Exhaust duct shall be equipped with a back draft damper. 7. All appliances are to be Energy Star rated HBMC 15.48.020 Subsection A4.210.1 - Appliance Rating. 8. All pluming fixtures are required to be "Low Flow" fixtures HBMC 15.48.020 Subsection A4.303 - Indoor Water Use. 9. A.I.T.C certificate to be given to inspector prior to installation of glued laminated wood members. CalGreen REQUIREMENTS / 2010 MANDATORY MEASURES 1. Automatic irrigation systems controllers installed at the time of final inspection shall be weather based (4.304.1) 2. Protect annular spaces around pipes, electric cables, conduits at exterior walls against the passage of rodents (4.406.1) 3. Cover duct openings and other related distribution component openings during construction (4.504.1) 4. Adhesives, sealants and caulks shall be compliant with VOC and other toxic compound limits (4.504.2.1) 5. Paints, stains and other coatings shall be compliant with VOC limits (4.504.2.2) 6. Aerosol paints and coatings shall be compliant with product weighted MIR limits for ROC and other toxic compounds (4.504.2.3) Verification of compliance shall be provided. 7. Carpet and carpet systems shall be compliant with VOC limits (4.504.3) 8. Minimum 50% of floor area receiving resilient flooring shall be comply with Section 4.504.4. 9. Particleboard, medium density fiberboard (MDF) and hardwood plywood used in interior finish systems shall comply with low formaldehyde emission standards. 4.504.5 10. Install capillary break and vapor retarder at slab on grade foundations (4.505.2) 11. Check moisture content of building materials used in wall and floor framing before enclosure (4.505.3) 12. Provide insulated louvers/covers (min R-4.2) which close when the fan is off for the whole house exhaust fans (4.507.1) 13. Duct systems are sized, designed, and equipment is selected per CalGreen Section 4.507.2. HVAC system Installers must be trained and certified and special inspectors employed by the enforcing agency must be qualified. 14. Please provide a copy of the operation and maintenance manual to the building occupant or owner addressing items 1 through 10 in CalGreen Section 4.410.1 15. Cool roof: Roofing materials shall have a CRRC initial or 3-year aged thermal emittance equal to or greater than those specified. 16. Please submit construction waste management plan per CalGreen Section 4.408.2 (or in accordance with the local ordinance). Divert a minimum of 50% of the construction waste generated at the site to recycle or salvage per Section 4.408.1. Please provide the following information on the plan. a) Identify the materials to be diverted from disposal by recycling, reuse on the project of salvage for future use or sale. b) Specify if materials will be sorted on site or mixed for transportation to a diversion facility. c) Identify the diversion facility where the material collected will be taken. d) Identify construction methods employed to reduce the amount of waste generated. e) Specify that the amount of materials diverted shall be calculated by weight or volume. Note on plan to provide documentations showing compliance with above to the building department. 1 October 26, 2016 Honorable Chairman and Members of the Regular Meeting of Hermosa Beach Planning Commission November 15, 2016 SUBJECT: TEXT AMENDMENT 16-7 LOCATION: COMMERCIAL ZONING DISTRICTS WITHIN THE COASTAL ZONE APPLICANT: CITY OF HERMOSA BEACH REQUEST: TEXT AMENDMENT TO THE MUNICIPAL CODE, TITLE 17, TO REGULATE SHORT TERM RENTALS IN EXISTING NONCONFORMING RESIDENTIAL UNITS LOCATED IN COMMERCIAL ZONING DISTRICTS Recommendation: Adopt the attached resolution recommending the City Council adopt a text amendment to regulate short term rentals in existing nonconforming residential units located in commercial zoning districts, and determine the project is not subject to the California Environmental Quality Act. Background: In March 2016, the Planning Commission directed staff to: 1. Report back in April with an ordinance expressly prohibiting STVRs in residential zoning districts; and 2. Investigate the feasibility of allowing STVRs in the existing stock of nonconforming residential uses located within commercial zones and report back at some future time. On May 10, 2016, City Council introduced and subsequently adopted Ordinance 16-1365, the “STVR Ordinance,” which clarified existing regulations that prohibit renting homes in residential zoning districts for less than 30 consecutive days (STVRs), including prohibition of the advertising, offering and occupying of the short term rentals. http://hermosabeach.granicus.com/MediaPlayer.php?view_id=6&clip_id=4152 Council also directed staff to develop an effective and proactive enforcement program to fully inform property owners and renters of the City’s new program and its consequences, to establish administrative fines commensurate with the offense, and to prosecute violations of the ordinance after sufficient warning, and the proposed program is included on the Council’s June 14th agenda: https://docs.google.com/gview?url=http%3A%2F%2Fhermosabeach.legistar1.com%2Fhermosabeach%2Fmeeti ngs%2F2016%2F6%2F1001_A_City_Council_16-06-14_Special_Meeting_Agenda.pdf&embedded=true In March, staff provided the Planning Commission with a list of the City’s nonconforming residential units located in commercial zoning districts as a potential location where STVRs could be permitted. The list was based on a windshield survey showing an estimated 47 properties with approximately 75 residential units. Two Planning Commissioners voluntarily conducted further research and identified additional addresses with nonconforming residential units in commercial zones. The approximate total number of properties (per information updated on 10/26/16) is 55 with approximately 168 residential units. Information was provided which included additional data, such as total number of residential units at each address and observations regarding how much parking, if any, is provided on site. Links to the staff report and the video of the March 2016 Planning Commission meeting are provided here: http://hermosabeach.granicus.com/GeneratedAgendaViewer.php?view_id=6&clip_id=4095 http://hermosabeach.granicus.com/MediaPlayer.php?view_id=6&clip_id=4095 2 The reason so many of these uses exist in the commercial zones is because prior to approximately 1980, the City allowed residential uses in commercial zones (under the prevailing practice at the time that any use of lower intensity than the primary permitted use was still allowed). Now, residential uses have been largely precluded in commercial zones with the exception of the allowance for mixed use projects in the C-1 zone. Therefore, as borne out by the survey, many nonconforming residential buildings are fairly old, and also may have a lot of deferred maintenance. Currently upgrades and limited alterations are allowed to these nonconforming residential units, so a few have been modernized and upgraded in recent years. In June 2016, the Planning Commission considered the feasibility of allowing and regulating STVRs for existing nonconforming residential units located within commercial districts. Although the Commission has already indicated its preference to remove from the draft General Plan a proposed policy to provide for the regulation and collection of Transient Occupancy Tax (TOT) from STVRs, the Commission recognized that a program that allows existing nonconforming residential housing stock located in commercial zones to be used as STVRs may provide additional vacation housing above and beyond what is provided by the hotels, motels and hostel in the city. Specifically, such a program could keep the high turnover and higher intensity STVRs to the zones where the impacts from the use are better tolerated, and where other short term accommodations, such as hotels and motels, are permitted. At its June 2016 meeting, the Commission provided feedback and ideas regarding possible issues and criteria for staff to explore further. Links to the staff report and the video of the June 2016 Planning Commission meeting are provided here: http://hermosabeach.granicus.com/GeneratedAgendaViewer.php?view_id=6&clip_id=4196 http://hermosabeach.granicus.com/MediaPlayer.php?view_id=6&clip_id=4196 At its September 2016 meeting, staff presented the Planning Commission with research and analysis on how these issues and criteria are currently being addressed in several other California jurisdictions. The Commission reviewed each criterion and provided specific feedback to staff for reference in drafting ordinance language. Links to the staff report and the video of the June 2016 Planning Commission meeting are provided here: http://hermosabeach.granicus.com/GeneratedAgendaViewer.php?view_id=6&clip_id=4267 http://hermosabeach.granicus.com/MediaPlayer.php?view_id=6&clip_id=4267 Based on feedback from the Planning Commission and additional staff research, the following enumerated list outlines the draft ordinance criteria, with additional analysis, where needed, provided in bullet points. 1. Establishment of a pilot program to define, allow and regulate STVRs, which will automatically conclude 24 months following Council adoption, unless the Council takes action to either extend it or terminate it earlier.  This provision is modeled after the ordinance adopted by the City of Petaluma, which initiated its STVR regulations in January 2016 as a pilot program that sunsets unless extended by the City Council. The program can be rescinded by the Council at an earlier date if it is determined to be the cause of adverse impacts. 2. In existing nonconforming residential units located in C-1, C-2, C-3 and SPA-11 zoning district properties that are located within the Coastal Zone boundary, allow and regulate STVRs subject to the granting of an Administrative Permit, and subject to permit requirements specific to STVRs.  The list of nonconforming residential units existing at the time of ordinance adoption will be maintained by the Community Development Department.  The Administrative Permit will be valid for one calendar year from date of issuance and must be renewed annually. 3  In Hermosa Beach, approximately 102 of the 168 properties containing existing nonconforming residential units in commercial zones are located within the Coastal Zone.  Rather than requiring a discretionary permit from the Planning Commission or City Council, the Planning Commission preferred that permits be granted administratively in compliance with specific criteria designed to limit impacts. A fee that covers staff costs will be recommended. 3. Prior to granting an Administrative Permit for an STVR and prior to annual renewal of said Permit, the Building Official will inspect the premises to ensure compliance with all applicable building and safety codes. Prior to annual renewal of said Permit, the Building Official will inspect the premises to ensure compliance with all Building and Safety codes as well as compliance with regulations regarding short term rentals. An inspection fee will be charged for each inspection.  Several cities surveyed require initial inspections to verify the building meets safety codes, and annual inspections to ensure compliance with applicable regulations. A fee that covers staff costs will be recommended. 4. Prior to granting an Administrative Permit for an STVR, the owner/operator must obtain from the Community Development Department approval of a Management and Operations Plan which establishes: a. The owner or owner’s authorized agent shall use reasonably prudent business practices to ensure that the short term rental unit is used in a manner that complies with all applicable laws, rules and regulations. b. An identification plaque posted at all times the unit is used as a short term rental, within plain view of and legible to the general public, not exceeding six square feet in size, and containing 24-hour contact information, address of premises and permit number.  Approximately half of the cities surveyed require an identification plaque on the premises. It is recommended that 24-hour contact information also be required on the plaque. c. The name, address and telephone number of a local contact person who shall be available 24 hours per day, seven days per week for the purpose of responding within 45 minutes to complaints regarding the condition, operations, or conduct of occupants of the short term rental or their guests.  The Commission discussed allowing STVR only when the property owner or long term tenant is actually on the premises (called a home share), as is done in Santa Monica and Healdsberg, but ultimately was comfortable with requiring a local contact person available 24/7 who can respond to complaints within 45 minutes. d. The owner or the owner’s authorized agent, shall, upon notification that any occupant or guest of the short term rental unit has created unreasonable noise or disturbances, engaged in disorderly conduct, or committed violations of any applicable, law, rule or regulation pertaining to the use and occupancy of the short term rental unit, respond in a timely and appropriate manner to immediately halt or prevent a recurrence of such conduct. Failure of the owner or the owner’s authorized agent to respond to such calls or complaints regarding the condition, operation, or conduct of the occupants and/or guests of the short term rental unit in a timely and appropriate manner shall subject the owner to all administrative, legal and equitable remedies available to the City.  How disturbances/violations are handled by the owner/agent will also be taken into consideration by City staff during the annual renewal process. e. The owner and/or the owner’s authorized agent shall use reasonably prudent business practices to ensure that the occupants and/or guests of the short term rental unit do not create unreasonable noise or disturbances, engage in disorderly conduct, or violate any applicable law, rule or regulation pertaining to the use and occupancy of the short term rental unit.  The effectiveness of business practices used by the owner/agent to avoid problems will also be taken into consideration by City staff during the annual renewal process. 4 f. The owner and/or the owner’s authorized agent shall use reasonably prudent business practices to ensure that the short term rental unit is used for overnight accommodations purposes only.  Although the unit can be rented out long term as well as short term, the business license will limit the commercial activity to short term rental use, i.e., no restaurant use, party venue use, etc. g. Prior to occupancy of a short term rental unit, the owner or the owner’s authorized agent shall: i. Obtain the contact information of the renter. ii. Provide a copy of the City’s “Good Neighbor” brochure containing these requirements to the renter.  While most of the cities surveyed do not require neighbor notification of a pending application, the City of Carlsbad requires a “Good Neighbor” brochure be provided to each renter, which provides information on noise limitations, trash disposal and parking. City of Hermosa Beach staff will develop a similar brochure. iii. Require the renter to execute a formal acknowledgement that he or she is legally responsible for compliance by all occupants of the short term rental unit and their guests with all applicable laws, rules and regulations pertaining to the use and occupancy of the short term rental unit.  This will put guests on notice that they are also subject to the City’s requirements and penalties, and should help curtail those with intentions other than the use allowed by law. iv. The information required in Paragraphs i and iii of this subsection shall be maintained by the owner or the owner’s authorized agent for a period of three years and be made available upon request to any officer of the City responsible for the enforcement of any provision of the municipal code or any other applicable law, rule or regulation pertaining to the sue and occupancy of the short term rental unit. h. Trash and refuse shall not be left stored within public view, except in proper containers for the purpose of collection by the City’s authorized waste hauler on scheduled trash collection days.  Appropriate trash/refuse disposal is a typical problem associated with this use, and the intent of this requirement is to ensure trash is kept in the proper containers and only put out on trash collection days. i. On-site parking shall be allowed on approved driveway, garage and/or carport areas only. Parking of oversized vehicles must comply with the provisions of Section 10.32. j. Approved on-site parking space(s) shall be kept free and clear to accommodate vehicular parking for renters/guests during all times the unit is in use as a short term rental.  The intent here is to avoid the tendency of owners/agents to use garages containing guest- required parking for secure storage of personal property while the unit is being rented. k. The number of adult occupants allowed to occupy any given short term rental unit shall be limited to two per bedroom/sleeping area.  The Commission discussed the need to limit the amount of guests allowed to occupy the unit in order to prevent creation of a party venue, but also wanted to ensure families can be accommodated. Several of the cities surveyed impose similar restrictions. l. The Community Development Director, or designee, shall have the authority to impose additional conditions on the use of any given short term rental to ensure that any potential secondary effects unique to the subject short term rental unit are avoided or adequately mitigated.  This language allows staff to impose conditions to address unique circumstances that a property may have which is not covered by the restrictions already contained in the ordinance. Attachment 4 CRITERIA Municipal Code Section #1 Minimum basic attributes to quality for STVR (kitchen, shower, bathroom, sleeping room)? Most cities don't specify, but rationale for specifying particular amenities in our definition of STVR is to ensure coastal access for families, rather than just offering a coach, which is a home share. Suggest at least 1 designated sleeping area, kitchen & restroom. #2 Minimum or maximum length of stay (i.e., for no less than 3 days at a time)? Most cities don't restrict # days; hard to enforce; recommend not placing a minimum or maximum, especially if intent is to allow longer term stays as well. #3 Limiting maximum number of guests allowed per unit, per bedroom, or related to floor area? Most allow 2/bedroom max. Recommend defer to max occupancy allowed by building code, similar to that required for hotel rooms..Regardless, this one is hard to enforce. Anaheim Chapter 4.05 Short-Term Rentals Short -term rental” shall mean the rental to a person or group of persons of a short -term rental unit leased or owned by an owner for occupancy, for dwelling, lodging or sleeping purposes / A "Dwelling" can be considered a STR which must have its own complete independent living accommodations and facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation Minimum stay of three (3) consecutive nights (4.05.100-.0111) (4.05.100-.0112) - Maximum number of overnight occupants to not exceed two (2) persons within each short-term rental unit -An amount that will not exceed three (3) persons per bedroom within each short-term rental unit. Carlsbad Chapter 5.60 SHORT-TERM VACATION RENTALS “Short-term vacation rental” is defined as the rental of any legally permitted dwelling unit as that term is defined in Chapter 21.04, Section 21.04.120 of this code, or any portion of any legally permitted dwelling unit for occupancy for dwelling, lodging or sleeping purposes for a period of less than 30 consecutive calendar days. A short-term vacation rental refers to the rental of part or all of any legally permitted dwelling unit for fewer than 30 consecutive days. The number of occupants allowed to occupy any given short-term vacation rental unit shall be limited to two people per bedroom or studio plus one person per unit. Dana Point Chapter 5.38 SHORT-TERM RENTAL PERMITS http://www.danapoint.org/departmen t/community- development/planning/planning- documents/municipal-code “Dwelling Unit” means a building or portion thereof which is actually used, or which is designed or intended to be used, for residential purposes (11) The owner shall require all occupants to agree to a minimum stay of two (2) consecutive nights. (12) The maximum overnight occupancy of the short term rental shall be limited to two (2) persons per bedroom plus two (2) additional persons within the short-term rental. The Director of Community Development may, when unusual size, interior layout, parking or other physical characteristics are shown, approve a greater maximum number of overnight occupants as part of a permit application or renewal. Healdsburg 20.20.060 Residential visitor lodging operations Each operation shall comply with the provisions of Chapter 8 of the Healdsburg Municipal Code as well as all state and county laws governing food-handling establishments. Meals, in the form of breakfast and an afternoon snack, may be served to guests only in connection with their lodging. The period for consecutive overnight lodging for guests may not exceed 30 days. Not explicitly stated Imperial Beach 19.04.692. Short-term rental.19.04.315. Dwelling unit. “Dwelling unit” means one or more habitable rooms which are occupied or which are intended or designed to be occupied by one family with facilities for living, sleeping, sanitation, cooking and eating. 19.04.692. Short-term rental.“Short-term rental” means the renting, leasing or letting of residential property for transient lodging, where the term of occupancy, possession or tenancy is less than thirty consecutive calendar days. Possession or tenancy is less than thirty (30) consecutive calendar days The owner or agent shall limit overnight occupancy of the short term rental unit to a specific number of occupants, with the number of occupants not to exceed that permitted by the provisions of Uniform Housing Code as adopted by Chapter 15.24 of the IBMC (one person per 200 square feet, plus one person). Malibu 17.02.060 Definitions. (Dwelling Unit)“Dwelling unit” means one or more rooms in a building or portion thereof designed, intended to be used or used for occupancy by one family for living and sleeping quarters and containing only one kitchen. “Dwelling unit” also includes: 1. One or more habitable rooms within a mobilehome which are designed to be occupied by one family with facilities for living, sleeping, cooking, eating and sanitation; and 2. Any room used for sleeping accommodations which contains a bar sink and/or gas, electrical or water outlets designed, used intended to be used for cooking facilities except a guest room or guest suite in a hotel. (NO Minimum) all homes, condominiums, or other structures that will be rented or leased for a period of 30 days or less must register with the City of Malibu and will be subject to a transient occupancy tax (TOT) The minimum floor area of a residential unit shall be as follows: 1. For a single-family residence, not less than 800 square feet, exclusive of any appurtenant structures. 2. For each multi-family dwelling unit, not less than 750 square feet, exclusive of any appurtenant structures Napa 17.52.515 Vacation rental permits “Vacation rental” means any transient occupancy use for which the city has issued a vacation rental permit pursuant to this section. The term “vacation rental” shall be used to include all vacation rental businesses operating pursuant to a 2009 permit, all hosted accommodation vacation rentals, and all non-hosted accommodation vacation rentals. “Vacation rental unit” means the structure in which the vacation rental use is permitted to operate, pursuant to a permit issued in accordance with this section. The permittee shall limit overnight occupancy of the vacation rental to the specific number of renters designated in the permit, with the number of renters not to exceed two persons per bedroom meeting building and fire code requirements, plus two additional persons per vacation rental unit. Each bedroom that is a part of the vacation rental use shall have an emergency escape or rescue exit and shall comply with all applicable provisions and requirements of Title 15 of this code. In no case may more than 10 persons be allowed to sleep at the vacation rental unit. Newport Beach Chapter 5.95 SHORT TERM LODGING PERMIT “Lodging unit” or “unit” shall mean “dwelling unit” as that term is defined in Title 20 of this Code where the dwelling unit or residence, including the bedroom, kitchen and bath, is rented or leased to a person or group of persons living as a single housekeeping unit. “Short term” shall mean occupancy of a lodging unit for a period of thirty (30) consecutive calendar days or less. Max. Occupancy: 2 adults (18 yrs or older) per bedroom Petaluma (Not directly in MC) Short Term Vacation Rental Program (Provided on city website) "Dwelling unit" shall mean a room or group of internally connected rooms that have sleeping, cooking, eating, and sanitation facilities. The maximum length of stay is 29 days.The number of guests in a short term vacation rental is limited to 2 guests per bedroom plus an additional 2 overnight guests. San Francisco Sec. 41A.7. Office of Short-Term Residential Rental Administration and Enforcement. Your residential unit must not have any outstanding Planning, Building, Housing, Fire, Health, Police, or other applicable City code violations. With a valid Short-Term Residential Rental Registration you may rent your primary residential unit for periods of less than 30 nights without violating the requirements of the City’s Residential Unit Conversion and Demolition Ordinance (Administrative Code Chapter 41A) or the Planning Code. Two persons in a studio unit, three persons in a one-bedroom unit, four persons in a two-bedroom unit, six persons in a three-bedroom unit, or eight persons in a four-bedroom unit Santa Monica Chapter 6.20 HOME-SHARING AND VACATION RENTALS In the Business License Home-Sharing Application, all rooms used in the Dwelling Unit must be listed in the application. (Ex: # of bedrooms, offices, living room, etc.) Vacation Rental. A property with a dwelling unit or guest house intended for permanent occupancy that is available for rent or hire for any person other than the primary owner for transient use for 30 days or less or is otherwise occupied or utilized on a transient basis for 30 days or less. A Home-Sharing applicant must provide the following as part of his/her applicationA list of each bedroom, office, den, living room, etc., in the dwelling unit. The list shall include for each room: i )Whether or not the room will be rented ii )The maximum number of overnight guests that will be allowed Attachment 4 #4 Limiting number of days per year? Researched # days/person. Most don't limit a unit rental to a max# days. Recommend no restriction, ok if it's everyday. #5 Allowing only when the property owner or long-term tenant resides on the premises? Only Santa Monica & Healdsberg require this, but they allow STVR in residential districts. Consider requiring 24-hour availability for response to complaints. #6 Require 24/7 response or on-site mgr? Anaheim, Carlsbad require 24- hr emer. contract that can respond to premises within 45 minutes, and recommend following that model. Consider requiring contact info be easily available, i.e., City website, posted on premises where visible to public, provided to neighbors. #7 Amount of parking? Variation in requirements among cities surveyed. Consider not requiring additional parking over existing, as many visitors don't have a car, and HB is ped-oriented so visitors don't need car (4.05.030) Leased or owned by an owner for occupancy, for dwelling, lodging or sleeping purposes for a period of less than thirty (30) consecutive calendar days in a zoning district where residential uses are allowed. At the February 23 STR City Council Workshop, staff proposed that the City establish a new type of permit to allow home sharing STRs in residential zones. This model is one where the legal owner of the property resides in the home as his/her primary residence and rents or “shares” a portion of the home with guests for periods of less than 30 days. This type of permit is commonly referred to as an “owner–occupied” or “hosted” STR. 4.05.100 (.0104) The owner shall provide a twenty-four (24) hour emergency contact that will be available to respond to issues at the short-term rental property within forty-five (45) minutes to complaints regarding the condition, operation or conduct of occupants of a short- term rental unit. Minimum of two (2) off-street parking spaces (4.05.100-.0105) Not limited as long as each renter stays less than 30 consecutive days Can I rent a portion of my home as a short-term vacation rental? Yes, if it is in the coastal zone. While a short-term vacation rental unit is rented, a local contact person shall be available 24 hours per day, seven days per week for the purpose of responding within 45 minutes to complaints regarding the condition, operation, or conduct of occupants of the short-term vacation rental unit or their guests. On-site parking shall be allowed on approved driveway, garage, and/or carport areas only. Each transient renter staying 30 days or less is subject to pay a Transient Occupancy Tax (TOT) of 10% of the rent payment. Home-sharing not explicitly mentioned 24 hour property and emergency contact information must be included in lease agreement The maximum number of vehicles oer short term rental property shall be limited to (1) vehicle per one bedroom unit or (2) vehicles oer two bedroom unit AND at least 2 off-street parking spaces are required 30 days or less for each renter The owner or manager of a residential visitor lodging operation shall live on the premises of or on the property immediately adjacent to the operation. Not explicitly stated however, The owner or manager of a residential visitor lodging operation shall live on the premises of or on the property immediately adjacent to the operation. On-site parking shall be provided at 1 space for each guest room or for 2 beds, whichever is greater, plus 1 space for each 2 employees or owner/occupants. possession or tenancy is less than thirty (30) consecutive calendar days No, The owner or agent shall ensure that a representative is available by telephone through a local or toll free number on a 24-hour basis to respond to calls regarding the condition and/or operation of the short-term rental unit. The owner or agent shall ensure that a representative is available by telephone through a local or toll free number on a 24-hour basis to respond to calls regarding the condition and/or operation of the short- term rental unit. C/MU-1 and C/MU-3: 1 space per 500 gross SF of commercial. C/MU-2: 1 space per 1000 gross SF of commercial. Additionally, it authorizes the City to collect TOT when a hotel, motel or residential home is occupied for 30 consecutive calendar days or less. Nothing stated that prohibits home-sharing Staff recommends approving Amendment No. I to the Professional Services Agreement with SWS to provide on-call monitoring services of short-term rentals. SWS already provides film permitting services for the City. Because SWS is already providing these services to the City, they are able to be on call on a 24-hour basis and respond to complaints regarding noise, parking or other issues. A minimum of two spaces shall be provided for any use or development regardless of the size or scope of the use or development. Single- family units: For each two enclosed and two unenclosed spaces. Other than, "Vacation rentals are residential dwellings that allow for the lodging of guests for periods of fewer than 31 days, " Napa limits the amount of permits per year. The number of vacation rental permits issued pursuant to this section shall not exceed 41 non-hosted accommodations and 60 hosted accommodations The Ordinance permits two types of Vacation Rentals - Non-Hosted (Whole House) and Hosted Accommodations. For each vacation rental use: (a) The owner (for a hosted accommodation) and the authorized agent (for a non-hosted accommodation) must be available by telephone at all times when the vacation rental is rented, 24 hours per day. (b) The owner (for a hosted accommodation) and the authorized agent (for a non-hosted accommodation) must be on the premises of the vacation rental unit within one hour of being notified (by a renter, or by the Director or Enforcement Officer) that there is a need for the owner (for a hosted accommodation) or the authorized agent (for a non-hosted accommodation) to address an issue of permit compliance or the health, safety, or welfare of the public or the renter. The permittee shall limit the number of vehicles of overnight renters to the maximum number of overnight renters designated in the permit, and shall require overnight renters to utilize designated on-site parking spaces to the maximum extent possible. “Short term” shall mean occupancy of a lodging unit for a period of thirty (30) consecutive calendar days or less. According to Staff Meeting: “Homesharing” is already permitted, but a definition is needed. Name of local contact person on a 24 hour basis. Local contact must be within 10 miles of the unit For Single-Dwelling Units: 2 per unit in a garage The City of Petaluma’s short term vacation rental program-- which allows residential property to be rented for short term stays of less than 30 days Non-hosted units are when you do not live in, or on, the same property as the dwelling unit. Non Hosted units are limited to a total of 90 days of rental per calendar year. Hosted units are when you rent out rooms within the home you live in. Our permit will be issued as one or the other, so you will need to choose before you request your permit. Manager must be available at all times and respond to inquiries or complaints within 1 hour. Existing residential parking requirements (3 onsite parking spaces) must be provided on-site for the residential unit that is hosting the short term vacation rental. This includes renting a portion or your entire unit while you are also present for an unlimited number of nights per year and renting a portion or your entire unit while you are not present for a maximum of 90 nights per year. You may rent the residential unit (in all or a portion) while you are not present for a maximum of 90 nights per calendar year./ You may rent a portion of the residential unit while you are present for an unlimited number of nights per year. The Department shall designate a contact person for members of the public who wish to file Complaints under this Chapter 41A or who otherwise seek information regarding this Chapter or Short-Term Residential Rentals. This contact person shall also provide information to the public upon request regarding quality of life issues, including, for example, noise violations, vandalism, or illegal dumping, and shall direct the member of the public and/or forward any such Complaints to the appropriate City department. One for each dwelling unit. No maximum amount of days for operating a home-share Santa Monica’s "Home-Sharing Ordinance" reinforces the City’s long-standing ban on vacation rentals, but still allows eligible residents (owners and tenants) to continue to earn income through their legal “home-share” business by registering with the City’s business license unit. A Home-Sharing applicant must provide the following as part of his/her application: Contact information for each person that will be hosting (e.g. email, cell phone). Single Unit Dwelling: 2 spaces per dwelling unit/ Second Dwelling Unit: 1 space per dwelling unit/ Duplex, Multiple- Unit Dwelling: Guest = 1 space per 5 units Studio, no bedrooms = 1 space per unit 1 bedroom = 1.5 space per unit 2 or more bedrooms = 2 spaces per unit Attachment 4 #8 Requiring advertising to identify amount of parking provided? Recommend requiring this in ad so people know what to expect. #9 Require identification plaque in window. Half cities require; recommend requiring so it's within plain view of & legible to general public, not exceeding 6 sf, containing emerg. Contact info & address & permit number #10 Is nonconforming residential status is retained? No other cities address this. Recommend allowing so unit can be rented longer term as well or serve as primary residence. #11 Providing mechanism for administrative approval (yearly inspections, fees, annual renewal requirements, etc.)? Recommend administrative approval in all commercial districts, Each lease or rental agreement for a short -term rental unit shall include: The number of off-street parking spaces provided on the short -term rental property and the maximum number of vehicles that are permitted, along with a summary of all applicable parking rules (4.05.100-.0116) (4.05.100- .0114) No on-site exterior signs are to be posted advertising a short-term rental at the short-term rental property. An owner shall apply for and renew annually at permit issuance anniversary date (4.05.070) Not required, however: The owner or owner’s authorized agent shall post the current short-term vacation rental permit number on or in any advertisement appearing in any written publication or on any website that promotes the availability or existence of a short-term vacation rental unit. The owner or owner’s authorized agent shall post the short-term vacation rental permit on the exterior of the unit within plain view for the general public with the 24-hour, seven-day local contact phone number for complaints. The permit shall be displayed at all times the unit is used as a short-term vacation rental. The owner or owner’s authorized agent is required to obtain a short-term vacation rental permit and a business license from the city before renting or advertising the availability of a short-term vacation rental unit. Not required however, all short term rental advertising must include City permit number No on-site exterior signs are to be posted advertising short-term rentals An inspection of the short-term rental is required prior to permit issuance to ensure the rental meets minimum safety code standards, and additional inspections may be deemed necessary prior to subsequent annual permit renewals Not explicitly stated in municipal code The following signs may be permitted in the Open Space District, the Office and Multi-Family Residential District and residential districts: A. One nameplate affixed to the building, not directly lighted and not exceeding one square foot in area, on the site of a one-family or two-family dwelling. B. One identification sign, not directly lighted and not exceeding six (6) square feet in area, located on the site of a multi-family dwelling, multi- family complex, lodging house or residential visitor lodging in a residential district or the ORM District, or a permitted use in the O District. Upon the establishment of a residential visitor lodging operation, the operation shall be inspected by the Building Official for compliance with all building and safety codes enacted by the City and shall be inspected annually for continued compliance with all applicable codes. An inspection fee, set by resolution of the City Council, may be charged for each annual inspection. Not required, however: If a sign allowed under the provisions of this code is to be placed, constructed, erected, or modified on a lot, the owner of the lot shall secure a sign permit prior to the construction, placement, erection, or modification of such a sign. (19.52.060. Permits required.) A notice not exceeding 8-1/2" by 11" in size shall be posted at each short- term rental unit. This required notice shall be displayed in a window, in a location which is clearly visible from a common area or public right-of-way, and shall clearly state the name of the managing agency, agent, property manager, or owner of the unit, permit number, and a local or toll free telephone number at which that party may be reached on a 24-hour basis, in lettering of sufficient size to be easily read. Such use is allowed in the C-1, C-2 and MU-2 Zones subject to approval of a Short-Term Permit application and the submittal of a $100 nonrefundable processing fee and other required documents. Not Required Does not appear to be required The City of Malibu requires owners and/or operators of some rooms offered for overnight stay to obtain a business license from the Los Angeles County Treasurer and Tax Collector. Parking Required, but advertising for parking is not required Each written advertisement (whether paper or electronic form) for a vacation rental use shall include the “City of Napa Certified Vacation Rental” permit number as part of the rental offering. The owner shall permit the enforcement officer to conduct an annual inspection of the vacation rental premises to confirm compliance Does not appear to be required, but permit is needed Exterior Notification: *Shall display a notice on the exterior that is legible and visible to general public *Local contact person phone number that is within 10 miles of unit *Short Term Lodging Permit number *City website address, Police Department phone, Code Enforcement phone All persons renting a residential unit for a term of 30 days or less are required to apply for and obtain a Short-Term Lodging Permit. A City Business License and Permit processing fee is required for the business of renting a short-term dwelling. Include your SVTR permit number in all advertising for your short term vacation rental. Not required in window, but "Include your SVTR permit number in all advertising for your short term vacation rental." A TOT (currently 10 percent of rental revenue) must be paid to the City of Petaluma, through the Finance Department using a special Remittance Form on a monthly basis by the property owner or manager. Not required You may advertise your residential unit on any and all hosting platforms under the condition that you list your registration number at the top of all listings' descriptions. The short-term rental legislation requires that hosts submit quarterly reports of all of the stays within their units for the last three months (or back to the date of their initial registration.. whichever is applicable). Not Required; In any advertisement of the Home-Share a host must include the Business License number issued by the City. A host must clearly advertise the unit as a shared space, unless the advertised rental is an accessory structure, in which case the accessory structure may be advertised as a separate unit (aka “entire home/apartment”). Notwithstanding any provision of this Code to the contrary, home-sharing shall be authorized in the City, provided that the home-sharing host complies with each of the following requirements: (1) Obtains and maintains at all times a City business license authorizing home-sharing activity. (2) Operates the home- sharing activity in compliance with all business license permit conditions, which may be imposed by the City to effectuate the purpose of this Chapter. (3) Complies with all applicable laws, including all health, safety, building, fire protection, and rent control laws. Attachment 4 #12 Registration and permitting and collection of Transient Occupancy Tax? All cities have this and recommend requiring this. #13 Only in Coastal Zone? Only Carlsbad limited to coastal zone. More than 50% of existing units in HB in Coastal Zone. Consider not restricting to coastal zone as those outside zone will likely be more affordable. #14 Conditions required for STVRs in close proximity to residential? None surveyed addressed this specifically, but addressed generally with regard to noise.Most locations in HB are adjacent to residential, so recommend criteria for all address potential impacts to residences. #15 Require neighbors to be notified when application is submitted to Coastal Commission? Carlsbad requires good neighbor package be provided to renters. Consider requiring this. #16 Miscellanious : Ensure property is free of violations priorto permit issuance; Require compliance with all applicable muni code (i.e., trash), Recommend #B, C,, issue permits to property owners only; consider allowing as a pilot program initially; require HOA approval prior to permit issuance; 4.05.040 PERMIT REQUIRED (.020) No agent or representative, real estate agent or broker, or professional services company shall list or rent a short-term rental unit within the City of Anaheim without a valid short-term rental permit for that short-term rental unit approved and issued pursuant to this chapter. In zoning districts that allow residential uses. Also permitted in the Mixed-Use Overlay Zone. (4.05.100-.0117) Occupants must not create unreasonable noise or disturbances, engage in disorderly conduct, or violate provisions of the Anaheim Municipal Code or any State law pertaining to noise, disorderly conduct, overcrowding, the consumption of alcohol, or the use of illegal drugs. (Not necessarily a requirement for residential areas, but all STVRs) Not Required (4.05.100-.0108) All advertising for the short - term rental shall include the City issued permit number (REG ID#) Yes. Short-term vacation rentals are subject to a 10 percent transient occupancy tax as well as a $1 per room per night Carlsbad Tourism Business Improvement District assessment. Permitted only in the coastal zone and in the La Costa Resort and Spa Master Plan area, to include the Balboa and Cortez buildings located at 2003 and 2005 Costa Del Mar Road No amplified or reproduced sound shall be used outside or audible from the property line of any short-term vacation rental unit between the hours of 10:00 p.m. and 10:00 a.m. Provide a copy of the “Good Neighbor” brochure containing these requirements to the renter. http://www.carlsbadca.gov/civicax/filebank/blobdload.as px?BlobID=28021 Must not violate any deed restrictions or private conditions, covenants and restrictions applicable to the owner’s property Yes all short term rental owners must collect a 10% TOT Many of the City’s HOAs do not allow short term rentals. Short term rental permits will not be issued in neighborhoods in which they are prohibited by CC&Rs. The STR owner must use his or her best efforts to ensure that occupants do not create unreasonable noise or disturbances, or engage in disorderly conduct Not required The short term rental must have a visible house number easily seen from the street, day or night. Each operator shall collect the tax imposed by this chapter to the same extent and at the same time as the rent is collected from every transient. The amount of tax shall be separately stated from the amount of the rent charged, and each transient shall receive a receipt for payment from the operator. They may be located in the following zoning districts: • Residential District (R-1) • Downtown Residential District (DRD) • Multi-Family Residential District (RM) • Downtown Commercial District (CD) • Service Commercial District (CS) • Mixed Use District (MU) No event shall last longer than one day and shall be limited to between the hours of 10:00 a.m. to 10:00 p.m. Activities shall be in compliance with the noise regulations as set forth in Ordinance No. 1011 (Regulation of Excessive Noise). Not required however, The purpose of these regulations is to ensure that residential visitor lodging operations are located in a manner which does not infringe upon the privacy, peace and tranquility of surrounding residences nor decrease or otherwise detract from the aesthetic or residential character of surrounding properties. Only one residential visitor lodging operation shall be allowed per city block, unless separated by five hundred (500) feet or more. For the purposes of this section, a city block shall be defined as the properties abutting the same street located between two intersecting streets. Corner lots shall be considered in this section as fronting two city blocks. Owner and Agent certify the information in this Short Term Permit application to be true and correct; we acknowledge responsibility for the collection and payment of Transient Occupancy Taxes (TOT) and Business License fees and further agree to the standard conditions of Resolution No. 2002-5575 Seacoast Mixed-Use Residential Overlay Zone. Such use is allowed in the C-1, C-2 and MU-2 Zones subject to approval of a Short-Term Permit application and the submittal of a $100 nonrefundable processing fee and other required documents. The owner or agent shall use best efforts to insure that the occupants and/or guests of the short-term rental unit do not create unreasonable noise or disturbances, engage in disorderly conduct, or violate provisions of the IBMC or any State law pertaining to noise, disorderly conduct, the consumption of alcohol or the use of illegal drugs. Not Required. The owner or agent of a short-term rental unit shall use best efforts to insure compliance with all the provisions of Chapter 8.36 of the IBMC regarding garbage and refuse. all homes, condominiums, or other structures that will be rented or leased for a period of 30 days or less must register with the City of Malibu and will be subject to a transient occupancy tax (TOT) Not only in Coastal Zone Unnecessary noises: the unnecessary making of, or knowingly and unnecessarily permitting to be made, any loud, boisterous or unusual noise, disturbance, commotion or vibration in any boarding facility, dwelling, place of business or other structure, or upon any public street, park or other place or building, except the ordinary and usual sounds, noises, commotion or vibration incidental to the operation of said places when conducted in accordance with the usual and normal standard of practice applicable thereto and in a manner which will not disturb the peace and comfort of adjacent residences or which will not detrimentally affect the operators or customers of adjacent places of business Not Required. One issue unique to short-term rental properties is that alleged violations of the MMC are most likely to occur at night.or on weekends when City staff is generally not available to document or cite violations. While the Sheriff’s Department is available at all times to respond to complaints, having additional resources available will help ensure prompt response, documentation, and action. It will also help. identify short term rental properties that have not registered with the City and/or are not paying the TOT owed pursuant to MMC Chapter 3.24. The owner shall comply with all requirements of the Business License Ordinance (Chapter 5.04 of this code) and the Transient Occupancy Tax Ordinance (Chapter 3.20 of this code) for the vacation rental use. Transient occupancy uses are not permitted or conditionally permitted in residential or nonresidential zoning districts, unless the city has approved a vacation rental permit pursuant to this section. Quiet times shall be 9:00 p.m. to 7:00 a.m. Sunday through Thursday evenings and 10:00 p.m. to 7:00 a.m. Friday and Saturday evenings. The permittee shall ensure that the renters and/or guests of the vacation rental do not create unreasonable noise or disturbances, engage in disorderly conduct, or violate provisions of this code or any state law pertaining to noise or disorderly conduct Each applicant shall provide the following supplemental submittal in a form acceptable to the Director: A public notice mailing label submittal (to notify neighboring property owners, pursuant to Section 17.68.070(A)(3)). Quiet times shall be 9:00 p.m. to 7:00 a.m. Sunday through Thursday evenings and 10:00 p.m. to 7:00 a.m. Friday and Saturday evenings. An application for a permit shall be filed with the Finance Director upon forms provided by the City and shall contain the following information: Evidence of a valid transient occupancy registration certificate issued by the City for the lodging unit. Prohibited Short-term lodgings in R-1 Single Family zones unless a permit was issued prior to June 1, 2004 and that permit has not been revoked. The owner shall use best efforts to insure that the occupants and/or guests of the short term lodging unit do not create unreasonable noise or disturbances, engage in disorderly conduct, or violate provisions of this code or any State Law pertaining to noise, disorderly conduct, the consumption of alcohol, or the use of illegal drugs. The short-term rental market has experienced substantial growth over the last few years. The City has seen a change in the local rental market due to the launch of online hosting platforms such as Airbnb, HomeAway, VRBO and others. While these platforms have further diversified lodging options for visitors and created revenue opportunities for homeowners, the City is seeking public input on its current regulations to help ensure the interests and needs of the community are heard and balanced. An owner may retain an agent or a representative to comply with the requirements of this chapter, including, without limitation, the filing of an application for a permit, the management of the short term lodging unit or units, and the compliance with the conditions to the permit. The permit shall be issued only to the owner of the short term lodging unit or units. The following permits and licenses are required for all short term vacation rental including both hosted and non- hosted rentals: 1. A valid Short Term Vacation Rental Permit ($334.63) 2. City of Petaluma Business License ($46) 3. Transient Occupancy Tax Certificate (10% of revenue) Not in Coastal Zone The City’s established neighborhood preservation ordinances applies to all short term rental properties and their guests. Hosts are encouraged to inform renters of these ordinances and must be available to address violation of these ordinances at all times during short term rental stays. The City strongly encourages hosts to personally reach out to neighbors to let them know that you will be operating a short term vacation rental, listen to their concerns if any, and provide contact information should any issues arise. The short term vacation rental program will sunset at the end of 2018 unless it is extended by the City Council. The program could also be rescinded by an earlier City Council action if determined that the program is causing adverse impacts on neighborhoods. A Hosting Platform shall comply with the requirements of the Business and Tax Regulations Code by, among any other applicable requirements, collecting and remitting all required Transient Occupancy Taxes San Franciscans have the right to apply for a short-term residential rental registration to rent out their primary residential unit, whether it is their entire unit or spare bedroom, on an occasional basis (Not just in Coastal Zone) If you would like to file a complaint regarding a suspected illegal short-term rental, please contact us at (415) 575-9179, or email us at shorttermrentals@sfgov.org. Please include information regarding the address of the property, a description of the nature of the activity, and any other relevant information. Complaints may be filed anonymously, however, you may wish to provide your contact information so that our enforcement staff can contact you to discuss your complaint in detail. Not required Your residential unit must not have any outstanding Planning, Building, Housing, Fire, Health, Police, or other applicable City code violations. The operator/owner of any hosting platform shall: (a) Be responsible for collecting all applicable TOTs and remitting the same to the City. The hosting platform shall be considered an agent of the host for purposes of TOT collections and remittance responsibilities as set forth in Chapter 6.68 of this Code. The law applies to all residential units in all zones in the City, including single family houses, apartments and condominiums. the City recognizes that home-sharing activities can be conducted in harmony with surrounding uses, those activities must be regulated to ensure that the small number of home-sharers stay in safe structures and do not threaten or harm the public health or welfare the presence of such visitors within the City’s residential neighborhoods can sometimes disrupt the quietude and residential character of the neighborhoods and adversely impact the community; On May 12th, 2015 the Santa Monica City Council adopted the "Home-Sharing Ordinance," adding chapter 6.20 to the Santa Monica Municipal Code clarifying prohibitions against short- term Vacation Rentals and imposing regulations on Home-Sharing. This law becomes effective by June 12th, 2015. It allows eligible Residents (owners and tenants) to apply for a business license through the City's Business License program. 1 November 22, 2016 Honorable Chairman and Members of the Regular Meeting of Hermosa Beach Planning Commission December 12, 2016 SUBJECT: TEXT AMENDMENT 16-7 LOCATION: COMMERCIAL ZONING DISTRICTS WITHIN THE COASTAL ZONE APPLICANT: CITY OF HERMOSA BEACH REQUEST: TEXT AMENDMENT TO THE MUNICIPAL CODE, TITLE 17, TO REGULATE SHORT TERM RENTALS IN EXISTING NONCONFORMING RESIDENTIAL UNITS LOCATED IN COMMERCIAL ZONING DISTRICTS Recommendation: Adopt the attached resolution recommending the City Council adopt a text amendment to regulate short term rentals in existing nonconforming residential units located in commercial zoning districts, and determine the project is not subject to the California Environmental Quality Act. Background: In March 2016, the Planning Commission directed staff to: 1. Report back in April with an ordinance expressly prohibiting STVRs in residential zoning districts; and 2. Investigate the feasibility of allowing STVRs in the existing stock of nonconforming residential uses located within commercial zones and report back at some future time. On May 10, 2016, City Council introduced and subsequently adopted Ordinance 16-1365, the “STVR Ordinance,” which clarified existing regulations that prohibit renting homes in residential zoning districts for less than 30 consecutive days (STVRs), including prohibition of the advertising, offering and occupying of the short term rentals. http://hermosabeach.granicus.com/MediaPlayer.php?view_id=6&clip_id=4152 Council also directed staff to develop an effective and proactive enforcement program to fully inform property owners and renters of the City’s new program and its consequences, to establish administrative fines commensurate with the offense, and to prosecute violations of the ordinance after sufficient warning, and the proposed program is included on the Council’s June 14th agenda: https://docs.google.com/gview?url=http%3A%2F%2Fhermosabeach.legistar1.com%2Fhermosabeach%2Fmeeti ngs%2F2016%2F6%2F1001_A_City_Council_16-06-14_Special_Meeting_Agenda.pdf&embedded=true In March, staff provided the Planning Commission with a list of the City’s nonconforming residential units located in commercial zoning districts as a potential location where STVRs could be permitted. The list was based on a windshield survey showing an estimated 47 properties with approximately 75 residential units. Two Planning Commissioners voluntarily conducted further research and identified additional addresses with nonconforming residential units in commercial zones. The approximate total number of properties (per information updated on 10/26/16) is 55 with approximately 168 residential units. Information was provided which included additional data, such as total number of residential units at each address and observations regarding how much parking, if any, is provided on site. Links to the staff report and the video of the March 2016 Planning Commission meeting are provided here: http://hermosabeach.granicus.com/GeneratedAgendaViewer.php?view_id=6&clip_id=4095 http://hermosabeach.granicus.com/MediaPlayer.php?view_id=6&clip_id=4095 2 The reason so many of these uses exist in the commercial zones is because prior to approximately 1980, the City allowed residential uses in commercial zones (under the prevailing practice at the time that any use of lower intensity than the primary permitted use was still allowed). Now, residential uses have been largely precluded in commercial zones with the exception of the allowance for mixed use projects in the C-1 zone. Therefore, as borne out by the survey, many nonconforming residential buildings are fairly old, and also may have a lot of deferred maintenance. Currently upgrades and limited alterations are allowed to these nonconforming residential units, so a few have been modernized and upgraded in recent years. In June 2016, the Planning Commission considered the feasibility of allowing and regulating STVRs for existing nonconforming residential units located within commercial districts. Although the Commission has already indicated its preference to remove from the draft General Plan a proposed policy to provide for the regulation and collection of Transient Occupancy Tax (TOT) from STVRs, the Commission recognized that a program that allows existing nonconforming residential housing stock located in commercial zones to be used as STVRs may provide additional vacation housing above and beyond what is provided by the hotels, motels and hostel in the city. Specifically, such a program could keep the high turnover and higher intensity STVRs to the zones where the impacts from the use are better tolerated, and where other short term accommodations, such as hotels and motels, are permitted. At its June 2016 meeting, the Commission provided feedback and ideas regarding possible issues and criteria for staff to explore further. Links to the staff report and the video of the June 2016 Planning Commission meeting are provided here: http://hermosabeach.granicus.com/GeneratedAgendaViewer.php?view_id=6&clip_id=4196 http://hermosabeach.granicus.com/MediaPlayer.php?view_id=6&clip_id=4196 At its September 2016 meeting, staff presented the Planning Commission with research and analysis on how these issues and criteria are currently being addressed in several other California jurisdictions. The Commission reviewed each criterion and provided specific feedback to staff for reference in drafting ordinance language. Links to the staff report and the video of the June 2016 Planning Commission meeting are provided here: http://hermosabeach.granicus.com/GeneratedAgendaViewer.php?view_id=6&clip_id=4267 http://hermosabeach.granicus.com/MediaPlayer.php?view_id=6&clip_id=4267 Based on feedback from the Planning Commission and additional staff research, the below enumerated list outlining the draft ordinance criteria, with additional analysis, where needed, provided in bullet points, was provided to the Planning Commission at its November 2016 meeting. The Commission was concerned about identification plaque requirements and local contact person information requirements, specifically as they relate to response times and ultimate resolution of complaints regarding condition, operations, or conduct of occupants. Therefore, the language in Items 4.b (identification plaque requirements) and 4.c (local contact person information) below have been augmented to: • Require that the identification plaque provide Hermosa Beach Police Department Dispatch phone number, rather than a private party contact number, for complaints. o This will allow City staff to track complaints, as HBPD Dispatch tracks information such as time of call, name of caller, and the information is kept on file by address. It will also provide a quick response by an objective party (rather than a possibly biased owner/operator) with the authority to take steps necessary towards appropriate resolution. HBPD Dispatch personnel are trained to determine whether a Code Enforcement Officer or a Police Officer should be dispatched, based on the nature of the call. • The requirement that the Operations Plan include the name, address and phone number for a local contact person available 24/7 for the purpose of responding within 45 minutes will be retained, but instead of that information being posted on a plaque visible to the public, it will be kept on file with the City, with the purpose that the contact person respond within 45 minutes to City staff calls pertaining to complaints. This will facilitate enforcement activities by HBPD and/or Code Enforcement staff. 3 The following enumerated list outlining the draft ordinance criteria, with additional analysis, where needed, provided in bullet points, was provided to the Planning Commission at its November 2016 meeting, and has been updated to address the concerns expressed by the Commission at that meeting (see updated language in Items 4.b and 4.c. with strikethroughs identifying language to be deleted and underlines identifying language to be added). 1. Establishment of a pilot program to define, allow and regulate STVRs, which will automatically conclude 24 months following Council adoption, unless the Council takes action to either extend it or terminate it earlier. • This provision is modeled after the ordinance adopted by the City of Petaluma, which initiated its STVR regulations in January 2016 as a pilot program that sunsets unless extended by the City Council. The program can be rescinded by the Council at an earlier date if it is determined to be the cause of adverse impacts. 2. In existing nonconforming residential units located in C-1, C-2, C-3 and SPA-11 zoning district properties that are located within the Coastal Zone boundary, allow and regulate STVRs subject to the granting of an Administrative Permit, and subject to permit requirements specific to STVRs. • The list of nonconforming residential units existing at the time of ordinance adoption will be maintained by the Community Development Department. • The Administrative Permit will be valid for one calendar year from date of issuance and must be renewed annually. • In Hermosa Beach, approximately 102 of the 168 properties containing existing nonconforming residential units in commercial zones are located within the Coastal Zone. • Rather than requiring a discretionary permit from the Planning Commission or City Council, the Planning Commission preferred that permits be granted administratively in compliance with specific criteria designed to limit impacts. A fee that covers staff costs will be recommended. 3. Prior to granting an Administrative Permit for an STVR and prior to annual renewal of said Permit, the Building Official will inspect the premises to ensure compliance with all applicable building and safety codes. Prior to annual renewal of said Permit, the Building Official will inspect the premises to ensure compliance with all Building and Safety codes as well as compliance with regulations regarding short term rentals. An inspection fee will be charged for each inspection. • Several cities surveyed require initial inspections to verify the building meets safety codes, and annual inspections to ensure compliance with applicable regulations. A fee that covers staff costs will be recommended. 4. Prior to granting an Administrative Permit for an STVR, the owner/operator must obtain from the Community Development Department approval of a Management and Operations Plan which establishes: a. The owner or owner’s authorized agent shall use reasonably prudent business practices to ensure that the short term rental unit is used in a manner that complies with all applicable laws, rules and regulations. b. An identification plaque posted at all times the unit is used as a short term rental, within plain view of and legible to the general public, not exceeding six square feet in size, and containing 24-hour contact information, address of premises and permit number, and telephone number of Hermosa Beach Police Department Dispatch for complaints regarding condition, operation or conduct of occupants of the unit. • Approximately half of the cities surveyed require an identification plaque on the premises. It is recommended that HBPD Dispatch telephone number also be required on the plaque for purposes of reporting complaints. 4 c. The name, address and telephone number of a local contact person who shall be available 24 hours per day, seven days per week for the purpose of responding within 45 minutes to City staff calls pertaining to complaints regarding the condition, operations, or conduct of occupants of the short term rental or their guests. • The Commission discussed allowing STVR only when the property owner or long term tenant is actually on the premises (called a home share), as is done in Santa Monica and Healdsberg, but ultimately was comfortable with requiring the identification plaque contain a phone number for reporting complaints. d. The owner or the owner’s authorized agent, shall, upon notification that any occupant or guest of the short term rental unit has created unreasonable noise or disturbances, engaged in disorderly conduct, or committed violations of any applicable, law, rule or regulation pertaining to the use and occupancy of the short term rental unit, respond in a timely and appropriate manner to immediately halt or prevent a recurrence of such conduct. Failure of the owner or the owner’s authorized agent to respond to such calls or complaints regarding the condition, operation, or conduct of the occupants and/or guests of the short term rental unit in a timely and appropriate manner shall subject the owner to all administrative, legal and equitable remedies available to the City. • How disturbances/violations are handled by the owner/agent will also be taken into consideration by City staff during the annual renewal process. e. The owner and/or the owner’s authorized agent shall use reasonably prudent business practices to ensure that the occupants and/or guests of the short term rental unit do not create unreasonable noise or disturbances, engage in disorderly conduct, or violate any applicable law, rule or regulation pertaining to the use and occupancy of the short term rental unit. • The effectiveness of business practices used by the owner/agent to avoid problems will also be taken into consideration by City staff during the annual renewal process. f. The owner and/or the owner’s authorized agent shall use reasonably prudent business practices to ensure that the short term rental unit is used for overnight accommodations purposes only. • Although the unit can be rented out long term as well as short term, the business license will limit the commercial activity to short term rental use, i.e., no restaurant use, party venue use, etc. g. Prior to occupancy of a short term rental unit, the owner or the owner’s authorized agent shall: i. Obtain the contact information of the renter. ii. Provide a copy of the City’s “Good Neighbor” brochure containing these requirements to the renter. • While most of the cities surveyed do not require neighbor notification of a pending application, the City of Carlsbad requires a “Good Neighbor” brochure be provided to each renter, which provides information on noise limitations, trash disposal and parking. City of Hermosa Beach staff will develop a similar brochure. iii. Require the renter to execute a formal acknowledgement that he or she is legally responsible for compliance by all occupants of the short term rental unit and their guests with all applicable laws, rules and regulations pertaining to the use and occupancy of the short term rental unit. • This will put guests on notice that they are also subject to the City’s requirements and penalties, and should help curtail those with intentions other than the use allowed by law. iv. The information required in Paragraphs i and iii of this subsection shall be maintained by the owner or the owner’s authorized agent for a period of three years and be made available upon request to any officer of the City responsible for the enforcement of any provision of the municipal code or any other applicable law, rule or regulation pertaining to the use and occupancy of the short term rental unit. 5 h. Trash and refuse shall not be left stored within public view, except in proper containers for the purpose of collection by the City’s authorized waste hauler on scheduled trash collection days. • Appropriate trash/refuse disposal is a typical problem associated with this use, and the intent of this requirement is to ensure trash is kept in the proper containers and only put out on trash collection days. i. On-site parking shall be allowed on approved driveway, garage and/or carport areas only. Parking of oversized vehicles must comply with the provisions of Section 10.32. j. Approved on-site parking space(s) shall be kept free and clear to accommodate vehicular parking for renters/guests during all times the unit is in use as a short term rental. • The intent here is to avoid the tendency of owners/agents to use garages containing guest- required parking for secure storage of personal property while the unit is being rented. k. The number of adult occupants allowed to occupy any given short term rental unit shall be limited to two per bedroom/sleeping area. • The Commission discussed the need to limit the amount of guests allowed to occupy the unit in order to prevent creation of a party venue, but also wanted to ensure families can be accommodated. Several of the cities surveyed impose similar restrictions. l. The Community Development Director, or designee, shall have the authority to impose additional conditions on the use of any given short term rental to ensure that any potential secondary effects unique to the subject short term rental unit are avoided or adequately mitigated. • This language allows staff to impose conditions to address unique circumstances that a property may have which is not covered by the restrictions already contained in the ordinance. m. The owner or owner’s authorized agent shall post the current short term rental permit number, as well as the number of approved on-site parking spaces available, in any written publication or on any website that promotes the availability or existence of a short term rental unit. • This is intended to assist with the City’s enforcement efforts. Also, letting prospective guests know about the amount of parking available on site will help avoid impacts to on-street parking. 5. A valid City Business License must be maintained and the operation will subject to the City’s Transient Occupancy Tax. 6. Each unit must provide on-site parking at the rate of one space per bedroom, and in no case less than one space per unit. • Of the cities surveyed, the parking requirement for short term rental units varies greatly. The consensus was to basically use the same parking requirement as hotel use. • Of the approximately 168 properties containing existing nonconforming residential units in commercial zones within the entire city, approximately 129 appear have at least one parking space per bedroom. Of the approximately 102 properties that are located within the Coastal Zone, approximately 66 appear have at least one parking space per bedroom. These numbers are approximations, and on-site inspections will be required to confirm parking availability. 7. Each unit must provide private facilities including a kitchen area, shower and toilet facilities, and at least one room/area designated as a sleeping area. • The intent of this requirement is to require each unit to contain minimum attributes to encourage overnight accommodations for families. Kitchen facilities can help make a visitor’s stay more affordable. Since these units function as residences, it is assumed that they all provide the required facilities, but on-site inspections will be required to confirm. 8. The status of the property as a legal nonconforming residential unit may be maintained so that the unit may be used as an STVR and/or a long term residence. • No city surveyed contemplated the use of an existing stock of nonconforming residential units for this purpose. Retaining the legal nonconforming status as a residential unit allows the unit to be used 7 RESOLUTION P.C. 16-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH RECOMMENDING CITY COUNCIL APPROVAL OF A TEXT AMENDMENT TO MUNICIPAL CODE TITLE 17 TO REGULATE SHORT TERM RENTALS IN EXISTING NONCONFORMING RESIDENTIAL UNITS LOCATED IN COMMERCIAL ZONING DISTRICTS, 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 as follows: SECTION 1. On September 20, 2016, the Planning Commission of the City of Hermosa Beach directed staff to initiate a code amendment to the Municipal Code to regulate short term rentals in existing nonconforming residential units located in commercial zoning districts. SECTION 2. The Planning Commission held duly noticed public hearings on November 15, 2016 and December 12, 2016 to consider a text amendment to expressly prohibit short term vacation rentals in residential zoning districts. (TEXT 16-7). SECTION 3. The project is not subject to the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3), because the project will not result in a direct or reasonably foreseeable indirect physical change in the environment because the project proposes to amend the Municipal Code to allow and regulate the operations of short term vacation rentals within existing nonconforming residential units located in commercial zoning districts, and no physical changes to the environment are involved. The ordinance limits the number of adults that can stay overnight, and places other permitting and operational restrictions on the use to prevent negative impacts. There are a limited number of these nonconforming units in the city and allowed this commercial-like use at limited locations in commercial zones. SECTION 4. The Planning Commission finds that the proposed amendment to the Zoning Code, to allow and regulate the operations of short term vacation rentals within existing nonconforming residential units located in commercial zoning district, is consistent with the City’s General Plan Land Use Element goal to “Accommodate existing and future commercial land uses to provide service to both local residents and regional visitors”; the City’s General Plan Land Use Element goal to “Encourage land uses which enhance and promote the City’s coastal environment and quality of life,” and the associated Implementation Objective to “Accommodate coastal-related recreation and commercial uses which serve the year-round needs of visitors and residents,” because it provides the opportunity for additional vacation housing above and beyond what is provided by hotels, motels and hostels in the city. The ordinance also furthers the general purpose of the zoning ordinance by allowing non-residential uses (akin to a hotel or motel use) in commercial zones designated for this type of activity and by providing additional overnight accommodations in commercial zones, it will not impede the implementation of the Goals, Objectives and Policies in the General Plan. The ordinance also carries out the general purposes of Title 17 of the Hermosa Beach Municipal Code by placing this type of overnight, high-turnover accommodations in commercial zones where similar uses are permitted. 8 SECTION 5. The Planning Commission hereby recommends City Council approval of the proposed ordinance attached hereto as Exhibit A. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify that the foregoing Resolution P.C. 16-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 15, 2016. ________________________________ ______________________________ Michael Flaherty, Chairman Ken Robertson, Secretary December 12, 2016 Date 9 Exhibit A ORDINANCE NO. _______ AN ORDINANCE RELATING TO RENTAL OF EXISTING NONCONFORMING RESIDENTIAL PROPERTIES LOCATED IN COMMERCIAL ZONING DISTRICTS FOR FEWER THAN THIRTY DAYS AND AMENDING THE HERMOSA BEACH MUNICIPAL CODE The City Council of the City of Hermosa Beach does ordain as follows: Section 1. Title 17, Section 17.04.040 of the Hermosa Beach Municipal Code is hereby amended by adding the following term to the alphabetical list of terms: “Short term rental” shall mean the rental of a residential dwelling, a dwelling unit or a room in a dwelling for compensation by way of a rental agreement, lease, license or any other means, whether oral or written to a person or group of persons for temporary overnight accommodations for a period of less than thirty (30) consecutive days. Section 2. Title 17, Section17.26.030 of the Hermosa Beach Municipal Code is hereby amended by adding the following use category to the alphabetical list of uses to read as follows: Uses C-1 C-2 C-3 See section Short term rental P P P 17.40.230 Section 3. Title 17, Section 17.08 of the Hermosa Beach Municipal Code is hereby amended by adding the following use category to the alphabetical list of uses to read as follows Uses P or U SECTION Short term rental P 17.40.230 Section 4. A new Section 17.40.230 is added to Chapter 17.40 of Title 17 of the Hermosa Beach Municipal Code to read as follows: 17.40.230 Short term rentals. This section sets forth requirements for the establishment and operation of a pilot program for short term rentals. A. Permit and Operational Requirements. The approval of operation of a short term rental shall be subject to the following requirements: 1. Administrative Permit Required. Short term rentals may be established and operated in existing nonconforming residential units in C-1, C-2, C-3 and SPA-11 zoning district properties that are located within the Coastal Zone boundary, subject to the approval of an Administrative Permit in compliance with Chapter 17.55. The Community Development Department shall maintain the list of nonconforming residential units existing at the time of adoption of the ordinance, and only those properties identified on the list shall be considered for approval. The Administrative Permit for a short term rental shall be valid for one calendar year from the date of issuance and shall be renewed annually thereafter. a. Prior to granting of an Administrative Permit for operation of a short term rental operation, the premises shall be inspected by the Building Official for compliance with all applicable Building and Safety codes. Renewal of said Administrative Permit is subject to inspection by the Building Official for compliance with all applicable Building and Safety codes, as well as compliance with the then applicable municipal code regulations regarding short term rentals. Short term rentals established under this 10 program shall have no vested right to continued existence. An inspection fee, set by resolution of the City Council, may be charged for each inspection. 2. Management and Operations Plan. In addition to any other requirements for an application for an Administrative Permit, the application to establish and operate a short term rental shall be accompanied by a management plan, which shall establish, to the satisfaction of the Community Development Director, or designee: a. The owner or owner’s authorized agent shall use reasonably prudent business practices to ensure that the short term rental unit is used in a manner that complies with all applicable laws, rules and regulations. b. An identification plaque posted at all times the unit is used as a short term rental, within plain view of and legible to the general public, not exceeding six square feet in size, and containing 24-hour contact information, address of premises and permit number. c. The name, address and telephone number of a local contact person who shall be available 24 hours per day, seven days per week for the purpose of responding within 45 minutes to complaints regarding the condition, operations, or conduct of occupants of the short term rental or their guests. d. The owner or the owner’s authorized agent, shall, upon notification that any occupant or guest of the short term rental unit has created unreasonable noise or disturbances, engaged in disorderly conduct, or committed violations of any applicable, law, rule or regulation pertaining to the use and occupancy of the short term rental unit, respond in a timely and appropriate manner to immediately halt or prevent a recurrence of such conduct. Failure of the owner or the owner’s authorized agent to respond to such calls or complaints regarding the condition, operation, or conduct of the occupants and/or guests of the short term rental unit in a timely and appropriate manner shall subject the owner to all administrative, legal and equitable remedies available to the City. e. The owner and/or the owner’s authorized agent shall use reasonably prudent business practices to ensure that the occupants and/or guests of the short term rental unit do not create unreasonable noise or disturbances, engage in disorderly conduct, or violate any applicable law, rule or regulation pertaining to the use and occupancy of the short term rental unit. f. The owner and/or the owner’s authorized agent shall use reasonably prudent business practices to ensure that the short term rental unit is used for overnight accommodations purposes only. g. Prior to occupancy of a short term rental unit, the owner or the owner’s authorized agent shall: i. Obtain the contact information of the renter. ii. Provide a copy of the City’s “Good Neighbor” brochure containing these requirements to the renter. iii. Require the renter to execute a formal acknowledgement that he or she is legally responsible for compliance by all occupants of the short term rental unit and their guests with all applicable laws, rules and regulations pertaining to the use and occupancy of the short term rental unit. iv. The information required in Paragraphs i and iii of this subsection shall be maintained by the owner or the owner’s authorized agent for a period of three years and be made available upon request to any officer of the City responsible for the enforcement of any provision of the municipal code or any other applicable law, rule or regulation pertaining to the use and occupancy of the short term rental unit. 11 h. Trash and refuse shall not be left stored within public view, except in proper containers for the purpose of collection by the City’s authorized waste hauler on scheduled trash collection days. i. On-site parking shall be allowed on approved driveway, garage and/or carport areas only. Parking of oversized vehicles must comply with the provisions of Chapter 10.32. j. Approved on-site parking space(s) shall be kept free and clear to accommodate vehicular parking for renters/guests during all times the unit is in use as a short term rental. k. The number of adult occupants allowed to occupy any given short term rental unit shall be limited to two per bedroom/sleeping area. l. The Community Development Director, or designee, shall have the authority to impose additional conditions on the use of any given short term rental to ensure that any potential secondary effects unique to the subject short term rental unit are avoided or adequately mitigated. m. The owner or owner’s authorized agent shall post the current short term rental permit number, as well as the number of approved on-site parking spaces available, in any written publication or on any website that promotes the availability or existence of a short term rental unit. 3. The owner shall comply with all requirements related to a Business License under Chapter 5.04, and related to the Transient Occupancy Tax under Chapter 3.32 for the operation of the short term rental. B. Development Standards. Short term rentals shall conform to the following standards. 1. On-site parking shall be provided as required under Chapter 17.44. 2. A private kitchen area, shower and toilet facilities, and at least one room/area designated as a sleeping area shall be provided in each unit. Section 5. Title 17, Section 17.44.030 of the Hermosa Beach Municipal Code is amended by adding the following use category to the alphabetical list of uses to read as follows: P. Short term rentals: one (1) space per bedroom, and in no case less than one (1) space per unit. Section 6. Title 17, Section 17.52.050 of the Hermosa Beach Municipal Code is amended to read as follows: With the exception of a short term rental use approved pursuant to Section 17.40.230, if an existing nonconforming manufacturing, commercial or residential use is vacated or removed and it is succeeded by another use, this shall be deemed the termination of the existing nonconforming use, and thereby immediately loses any vested right to continue. Section 7. This ordinance shall automatically expire on January 1, 2019, and shall thereafter be of no further force or effect. PASSED, APPROVED AND ADOPTED this __ day of _____________, 2016. ____________________________ MAYOR Attest: _______________________ City Clerk GRADING & UTILITY PLANSCALE: 1/8"=1'-0"Bolton Engineering Corp.Civil Engineering and Surveying25834 Narbonne Avenue Suite 210Lomita, Ca. 90717Ph: 310-325-5580 Fax: 310-325-5581P A L M D R I V E H E R M O S A A V E N U EDRIVEWAY/RAMP SECTIONSCALE: 1/4"=1'-0"TYPICAL SECTION ATYPICAL SECTION BTYPICAL SECTION CNOT TO SCALETYPICAL SECTION DAADDC C C C B BNOT TO SCALENOT TO SCALENOT TO SCALE Sheet No.DrawingPrint DateProject No.RevisionsStampProject06018SCALE: 1/4" = 1'-0"BASEMENT LIGHTING PLANBASEMENTLIGHTING PLANE-2.1 Sheet No.DrawingPrint DateProject No.RevisionsStampProject06018SCALE: 1/4" = 1'-0"FIRST FLOOR POWER PLANFIRST FLOORPOWER PLANE-2.3 Sheet No.DrawingPrint DateProject No.RevisionsStampProject06018SCALE: 1/4" = 1'-0"SECOND FLOOR LIGHTING PLANSECOND FLOOR LIGHTING PLANE-2.5 Sheet No.DrawingPrint DateProject No.RevisionsStampProject06018SCALE: 1/4" = 1'-0"THIRD FLOOR LIGHTING PLANTHIRD FLOORLIGHTING PLANE-2.7 12/12/16 City Of Hermosa Beach Planning Department Planning Commission 1315 Valley Drive Hermosa Beach, CA 90254 Honorable Members of the Planning Commission. First and foremost, I would like to express my appreciation for the Planning Commission and staff for working with us throughout this process. Since the March Planning Commission meeting, we have been working tirelessly to get this project to the point where it can be constructed. In the last 8 ½ months, we had many obstacles we had to overcome, such as having to completely redesign the building to conform to today’s codes, find and engage new consultants to replace those that no longer work, have the new consultants make their own independent findings and do the necessary work, and go through a complete plan check process. Despite all of these obstacles, I am days away from obtaining a building permit. The conditions of our approval is worded that we need to have construction start by December 31, 2016. We have learned that demolition is not considered construction. I have engaged a demolition contractor, notified AQMD, and vacated the tenants occupying my property. Due to notification times, I am planning on starting demolition on December 22, 2016, which is the first day we can start per AQMD regulations. Unfortunately for us, that falls right into the holidays. It cuts our days down to get demolition completed and construction started. I am hoping, and I am pretty confident, that within this time the building permit will be issued. Our plans will be sent from the third-party plan check to the city by Wednesday. After that we have to let the city staff do their part. For these reasons, I am requesting an extension. I am not asking for a lengthy extension, and I am not saying that I will absolutely need it. In March when we were given an extension through the end of the year, I knew it was going to be a tight window, because due to code changes and the age of the plans we had, the plans were essentially going to be redone from scratch. The end of the year extension was what was being offered and I had to take it because I could not let all of the hard work and expenses we put into this project go for nothing. I am doing everything I can to start construction by December 31st. I have faced much adversity throughout this process and I have continued going forward. I was unable to secure finance due to a bogus lis pendens being placed on the property. Still, I did not allow this to stop my progress. I used all of my own savings and money, to keep this project going. The frivolous lis pendens has since been removed and I have financing in place once we start construction. If this expires, I have no financing and I will have no money. My family will be bankrupt and I will have nothing to show for it. I do not sleep at nights and I am working feverishly to not put myself and my family in this tough situation, but there is only so much I can do. The process is the process and there are certain things that are not in my control. I am sincerely asking you to please offer me an extension. I am in an absolutely terrible place right now, and I need your help. If this expires I do not know how I will ever recover from it. Sincerely, Amir Esfahani 910 Hermosa Avenue Development LLC 906 & 910 Hermosa Avenue Present Condition 906&910 Hermosa Avenue Proposed Design Asbestos Survey AQMD Filing Abated Rev./Emergency Permit City Lic. Dig Alert# Insurance Start Date Fence Height Insp. Other **PLEASE SIGN AND RETURN THIS COPY, ALONG WITH PROOF OF NO ASBESTOS, BEFORE DEMOLITION CAN BE SCHEDULED** PROPOSAL AND CONTRACT #10340 R1 PROGRESSIVE LAND CLEARING, A CORPORATION dba THOMAS DEMOLITION http://thomasdemolition.com/ 1612 W. 134th Street Gardena, CA 90249 310-532-0097 - 310-532-3368 FAX STATE LICENSE #699083 A/C-21/C-61/D-12/D-63 DATE: December 9, 2016 CO. NAME: Esfahani Contracting Corp. ATTENTION: Amir Esfahani JOB NAME: ADDRESS: 314 Tejon Place ADDRESS: 906/910 Hermosa Ave. Palos Verdes Estates, 90274 Hermosa Beach, CA EMAIL: amir.e.esfahani@gmail.com CELL: 310-375-3844 THOMAS DEMOLITION AGREES TO FURNISH AND PROVIDE LABOR, MATERIALS, AND EQUIPMENT TO PERFORM AND COMPLETE IN A GOOD WORKMANLIKE MANNER THE FOLLOWING: DEMOLITION: 1. Removal of office space and large garage including footing, slab up to 5” thick driveway. 2. Haul debris off site per City of Hermosa Beach Waste Management program. LUMP SUM: $ 32,000.00 Price based on one move. TERMS: $ 1,000.00 at signing, 25% at commencement, bi-weekly withdrawals, balance at completion. EXCLUSIONS: PERMITS; S.C.A.Q.M.D. 1403 FORM FEES; CITY FEES; LEAD/ASBESTOS SURVEY; HAZARDOUS WASTE; UTILITY ABANDONMENT; SHORING; BRACING; BURIED DEBRIS; PERIMETER PROPERTY LINE WALLS/FENCES; EXTRA DEPTH FOOTING (OVER 18” WIDE X 3’ DEEP); FOOTINGS RETAINING NEIGHBORS PROPERTY OR SOIL; REPAIRING OR REPLACING NEIGHBORING PROPERTY; REMOVAL OF CAISSONS; SEPTIC TANKS; WATER (FOR DUST CONTROL); PORTABLE TOILET; SIDEWALK CANOPY; FENCING; UNFORESEEN; PAYMENT RETENTION; DAMAGE TO EXISTING DRAINAGE SYSTEM; DAMAGE TO CITY SIDEWALK, ASPHALT, CURB & GUTTER; SAW-CUTTING; LAYOUT; DAMAGE TO FIRE SPRINKLER SYSTEM; DAMAGE TO EXISTING ELECTRICAL PLUMBING SYSTEM; DAMAGE TO SECURITY/ ALARM / FIRE ALARM SYSTEMS; DAMAGE TO PHONE/FIBER OPTIC/CABLE LINE SYSTEMS; EROSION CONTROL; DEWATERING; SOIL REMEDIATION; NO PARKING SIGNS 7:00 AM TO 4:00 PM; PETROMAT; WATER METER; TRAFFIC CONTROL; CITY RECYCLING DEPOSITS AND FEES; WATER METER FEES; MULTI LAYERS OF ASPHALT AND CONCRETE; OFF-SITE DEMOLITION; REMOVAL OF TENANTS BELONGINGS. CONTRACT WILL BE VOIDED IF ALTERED WITHOUT PERMISSION FROM THOMAS DEMOLITION. OWNER INDEMNIFIES AND AGREES TO DEFEND THOMAS DEMOLITION, SHOULD ANY CLAIMS BE MADE BY THIRD PARTIES. BASED ON WORK PERFORMED BY THOMAS DEMOLITION. NOT RESPONSIBLE FOR SIDEWALK OR CURB BROKEN BEFORE, DURING OR AFTER OPERATIONS, DAMAGE TO UNDERGROUND UTILITIES, WATER OR GAS, CABLE OR OIL LINES. PRICE BASED ON DIESEL FUEL AT $4.45 PER GALLON, PRICE BASED ON DUMPSITE OPEN & NO PRICE INCREASE OF DUMP FEE PRIOR TO START OF WORK, PRICE OF BID WILL CHANGE IF FUEL PRICE EXCEEDS $4.45 PER GALLON AND DUMP SITES ARE CLOSED. ANY UNFORSEEN CHANGES OR EXTRAS IN ADDITION TO CONTRACT WILL BE BILLED AT TIME AND MATERIAL PLUS 25%. ALL SALVAGE TO BECOME PROPERTY OF THOMAS DEMOLITION. THE OWNER HEREBY AGREES THAT HE WILL NOT REMOVE OR ALLOW ANY OTHERS TO REMOVE FROM THE PROPERTY FIXTURES, FITTINGS, ELECTRICAL, WIRE, CONDUIT, COPPER PLUMBING, AND ANY AND ALL OTHER ARTICLES AFFIXED TO THE PROPERTY FROM THE DATE THE CONTRACTOR’S BID FOR THE WORK HAS BEEN SUBMITTED (IT BEING SPECIFICALLY UNDERSTOOD THAT THE CONTRACTOR SUBMITTED HIS BID BASED UPON THE PROPERTY AS IT EXISTED AT THE TIME THAT THE BID WAS MADE). FOR DUST CONTROL PURPOSES, OWNERS ARE REQUIRED TO PROVIDE WATER SERVICES UNTIL AFTER DEMOLITION. IN THE EVENT THAT IT BECOMES NECESSARY TO INSTITUTE A SUIT OR TO EMPLOY AN ATTORNEY TO ENFORCE ANY PROVISION UNDER THIS AGREEMENT OR ANY MODIFICATION THEREOF, THE PREVAILING PARTY SHALL RECEIVE PAYMENT FOR COURT COSTS AND ATTORNEY'S FEES. WE REQUIRE THE FOLLOWING INFORMATION PRIOR TO SCHEDULING:  SIGNED CONTRACT  COPY OF ASBESTOS INSPECTION REPORT AND ASBESTOS ABATEMENT COMPLETION BY CERTIFIED COMPANIES  APPROXIMATE SQUARE FOOTAGE AND AGE OF STRUCTURE  PROPERTY OWNER’S NAME, ADDRESS, ZIP AND PHONE NUMBER  DEMOLITION AND SEWER PERMITS TO BE OBTAINED BY OTHERS PRIOR TO DEMOLITION (CONTRACTOR’S LICENSE LAW – SECTION 7019) UNDER THE MECHANIC’S LIEN LAW, ANY CONTRACTOR, SUBCONTRACTOR, LABORER, SUPPLIER, OR OTHER PERSON WHO HELPS TO IMPROVE YOUR PROPERTY BUT IS NOT PAID FOR HIS WORK OR SUPPLIES HAS THE RIGHT TO ENFORCE A CLAIM AGAINST YOUR PROPERTY. THIS MEANS THAT AFTER A COURT HEARING, YOUR PROPERTY COULD BE SOLD BY A COURT OFFICER AND THE PROCEEDS OF THE SALE BE USED TO SATISFY THE INDEBTEDNESS. THIS CAN HAPPEN EVEN IF YOU HAVE PAID YOUR OWN CONTRACTOR IN FULL, IF THE SUBCONTRACTOR, LABORER, OR SUPPLIER REMAINS UNPAID. CONTRACTORS ARE REQUIRED BY LAW TO BE LICENSED AND REGULATED BY THE CONTRACTOR’S STATE LICENSE BOARD. ANY QUESTIONS CONCERNING A CONTRACTOR MAY BE REFERRED TO THE REGISTRAR OF THE BOARD WHOSE ADDRESS IS: CONTRACTORS STATE LICENSE BOARD, 9835 GOETHE ROAD, P.O. BOX 26000, SACRAMENTO, CA 95826 1½% PER MONTH SERVICE CHARGE ON DELINQUENT ACCOUNTS OVER THIRTY DAYS. THIS PROPOSAL IS VOID IF NOT ACCEPTED WITHIN 5 DAYS. Respectfully submitted, Accepted By: _____________________________ Marshall Esfahani Date: _________________ John W. Thomas, President PROGRESSIVE LAND CLEARING, A CORPORATION dba THOMAS DEMOLITION THOMAS DEMOLITION IS COVERED BY FIVE MILLION DOLLARS GENERAL LIABILITY INSURANCE, ONE MILLION DOLLARS WORKERS’ COMP INSURANCE AND TWO MILLION DOLLARS AUTO INSURANCE. South Coast Air Quality Management District 21865 Copley Drive, Diamond Bar, CA 91765­4182 Phone: (909) 396­2336 www.aqmd.gov Notification Number 455444 Rule 1403 Notification of Routine Demolition Please maintain a copy of this Notification at the job site, either electronic or paper. Project Type Project Type Demolition Project Urgency Routine Completed By Jason Hecht Phone Number (310) 532­0097 Contractor Information Company Name THOMAS DEMOLITION, PROGRESSIVE LAND CLRG Address 1612 134TH ST City GARDENA State CA Zip 90249 CSLB License #699083 OSHA REG # Supervisor #1 Domingo Phone (310) 678­7094 Supervisor #2 Eduardo Phone (310) 678­3038 Supervisor #3 Ramiro Phone (310) 877­8589 Site Information Site Name 908 & 910 HERMOSA AVE Project #10340 R1 Site Street #910 Street Name HERMOSA AVE Cross Street PIER AVE Site County LOS ANGELES City HERMOSA BEACH State CA Zip 90254 Site Owner 910 HERMOSA SEASIDE DEVELOPMENT LLC Owner Address 314 TEJON PLACE City PALOS VERDES State CA Zip 90274 Project Start Date 12/23/2016 Project End Date 1/31/2017 Project Work Shift(s)Day Building Size in Sq.ft 4700 Number of Floors 1 Building Age (years)50 Number of Building/Dwelling Units 1 Building Prior Use Office Asbestos Survey Yes Asbestos Found Yes Asbestos Removed Yes Building to be Demolished Yes Describe Work REMOVAL OF OFFICE SPACE Describe Work Location Project Information Demolition Information All Asbestos containing materials must be removed prior to any demolition activity Asbestos Removal Company HI­TECH ENVIRONMENTA Date of Asbestos Removal 12/8/2016 Amount Of Asbestos Removed 1000 (sq.ft) Size of Demolition Project in sq. ft 4700 Work Practices at Demolition Site Spray Water , Fence Screens Contingency Demolition plan Stop Work , Isolate Work Area , Notify Owner , Stabilize , Secure , Characterize Waste , Survey Waste Information Waste Transporter CWS (CALIFORNIA WASTE SERVICES) Address 621 W 152nd St City Gardena State CA Zip 90247   Landfill CWS (CALIFORNIA WASTE SERVICES) Address 621 W 152nd St City GARDENA State CA Zip 90247 Fee Payment Size of Demolition Project in sq. ft 4700 Project Size Fee 181.53 Additional Fee 0 Total Fee $ 181.53 Payment Made $ 181.53 Balance Due $ 0 By clicking the Sign & Submit button, I certify that an individual trained in the provisions of SCAQMD Rule 1403 and the Asbestos NESHAP (CFR Title 40, Part 61, Subpart M) will be onsite during the demolition or renovation and evidence that the required training has been accomplished by this person will be available for inspection during normal business hours. In addition, I certify that all of the information contained herein and information submitted with this Notification is true and correct. Scanned by CamScanner 12/12/16 City Of Hermosa Beach Planning Department Planning Commission 1315 Valley Drive Hermosa Beach, CA 90254 Honorable Members of the Planning Commission. First and foremost, I would like to express my appreciation for the Planning Commission and staff for working with us throughout this process. Since the March Planning Commission meeting, we have been working tirelessly to get this project to the point where it can be constructed. In the last 8 ½ months, we had many obstacles we had to overcome, such as having to completely redesign the building to conform to today’s codes, find and engage new consultants to replace those that no longer work, have the new consultants make their own independent findings and do the necessary work, and go through a complete plan check process. Despite all of these obstacles, I am days away from obtaining a building permit. The conditions of our approval is worded that we need to have construction start by December 31, 2016. We have learned that demolition is not considered construction. I have engaged a demolition contractor, notified AQMD, and vacated the tenants occupying my property. Due to notification times, I am planning on starting demolition on December 22, 2016, which is the first day we can start per AQMD regulations. Unfortunately for us, that falls right into the holidays. It cuts our days down to get demolition completed and construction started. I am hoping, and I am pretty confident, that within this time the building permit will be issued. Our plans will be sent from the third-party plan check to the city by Wednesday. After that we have to let the city staff do their part. For these reasons, I am requesting an extension. I am not asking for a lengthy extension, and I am not saying that I will absolutely need it. In March when we were given an extension through the end of the year, I knew it was going to be a tight window, because due to code changes and the age of the plans we had, the plans were essentially going to be redone from scratch. The end of the year extension was what was being offered and I had to take it because I could not let all of the hard work and expenses we put into this project go for nothing. I am doing everything I can to start construction by December 31st. I have faced much adversity throughout this process and I have continued going forward. I was unable to secure finance due to a bogus lis pendens being placed on the property. Still, I did not allow this to stop my progress. I used all of my own savings and money, to keep this project going. The frivolous lis pendens has since been removed and I have financing in place once we start construction. If this expires, I have no financing and I will have no money. My family will be bankrupt and I will have nothing to show for it. I do not sleep at nights and I am working feverishly to not put myself and my family in this tough situation, but there is only so much I can do. The process is the process and there are certain things that are not in my control. I am sincerely asking you to please offer me an extension. I am in an absolutely terrible place right now, and I need your help. If this expires I do not know how I will ever recover from it. Sincerely, Amir Esfahani 910 Hermosa Avenue Development LLC 906 & 910 Hermosa Avenue Present Condition 906&910 Hermosa Avenue Proposed Design Asbestos Survey AQMD Filing Abated Rev./Emergency Permit City Lic. Dig Alert# Insurance Start Date Fence Height Insp. Other **PLEASE SIGN AND RETURN THIS COPY, ALONG WITH PROOF OF NO ASBESTOS, BEFORE DEMOLITION CAN BE SCHEDULED** PROPOSAL AND CONTRACT #10340 R1 PROGRESSIVE LAND CLEARING, A CORPORATION dba THOMAS DEMOLITION http://thomasdemolition.com/ 1612 W. 134th Street Gardena, CA 90249 310-532-0097 - 310-532-3368 FAX STATE LICENSE #699083 A/C-21/C-61/D-12/D-63 DATE: December 9, 2016 CO. NAME: Esfahani Contracting Corp. ATTENTION: Amir Esfahani JOB NAME: ADDRESS: 314 Tejon Place ADDRESS: 906/910 Hermosa Ave. Palos Verdes Estates, 90274 Hermosa Beach, CA EMAIL: amir.e.esfahani@gmail.com CELL: 310-375-3844 THOMAS DEMOLITION AGREES TO FURNISH AND PROVIDE LABOR, MATERIALS, AND EQUIPMENT TO PERFORM AND COMPLETE IN A GOOD WORKMANLIKE MANNER THE FOLLOWING: DEMOLITION: 1. Removal of office space and large garage including footing, slab up to 5” thick driveway. 2. Haul debris off site per City of Hermosa Beach Waste Management program. LUMP SUM: $ 32,000.00 Price based on one move. TERMS: $ 1,000.00 at signing, 25% at commencement, bi-weekly withdrawals, balance at completion. EXCLUSIONS: PERMITS; S.C.A.Q.M.D. 1403 FORM FEES; CITY FEES; LEAD/ASBESTOS SURVEY; HAZARDOUS WASTE; UTILITY ABANDONMENT; SHORING; BRACING; BURIED DEBRIS; PERIMETER PROPERTY LINE WALLS/FENCES; EXTRA DEPTH FOOTING (OVER 18” WIDE X 3’ DEEP); FOOTINGS RETAINING NEIGHBORS PROPERTY OR SOIL; REPAIRING OR REPLACING NEIGHBORING PROPERTY; REMOVAL OF CAISSONS; SEPTIC TANKS; WATER (FOR DUST CONTROL); PORTABLE TOILET; SIDEWALK CANOPY; FENCING; UNFORESEEN; PAYMENT RETENTION; DAMAGE TO EXISTING DRAINAGE SYSTEM; DAMAGE TO CITY SIDEWALK, ASPHALT, CURB & GUTTER; SAW-CUTTING; LAYOUT; DAMAGE TO FIRE SPRINKLER SYSTEM; DAMAGE TO EXISTING ELECTRICAL PLUMBING SYSTEM; DAMAGE TO SECURITY/ ALARM / FIRE ALARM SYSTEMS; DAMAGE TO PHONE/FIBER OPTIC/CABLE LINE SYSTEMS; EROSION CONTROL; DEWATERING; SOIL REMEDIATION; NO PARKING SIGNS 7:00 AM TO 4:00 PM; PETROMAT; WATER METER; TRAFFIC CONTROL; CITY RECYCLING DEPOSITS AND FEES; WATER METER FEES; MULTI LAYERS OF ASPHALT AND CONCRETE; OFF-SITE DEMOLITION; REMOVAL OF TENANTS BELONGINGS. CONTRACT WILL BE VOIDED IF ALTERED WITHOUT PERMISSION FROM THOMAS DEMOLITION. OWNER INDEMNIFIES AND AGREES TO DEFEND THOMAS DEMOLITION, SHOULD ANY CLAIMS BE MADE BY THIRD PARTIES. BASED ON WORK PERFORMED BY THOMAS DEMOLITION. NOT RESPONSIBLE FOR SIDEWALK OR CURB BROKEN BEFORE, DURING OR AFTER OPERATIONS, DAMAGE TO UNDERGROUND UTILITIES, WATER OR GAS, CABLE OR OIL LINES. PRICE BASED ON DIESEL FUEL AT $4.45 PER GALLON, PRICE BASED ON DUMPSITE OPEN & NO PRICE INCREASE OF DUMP FEE PRIOR TO START OF WORK, PRICE OF BID WILL CHANGE IF FUEL PRICE EXCEEDS $4.45 PER GALLON AND DUMP SITES ARE CLOSED. ANY UNFORSEEN CHANGES OR EXTRAS IN ADDITION TO CONTRACT WILL BE BILLED AT TIME AND MATERIAL PLUS 25%. ALL SALVAGE TO BECOME PROPERTY OF THOMAS DEMOLITION. THE OWNER HEREBY AGREES THAT HE WILL NOT REMOVE OR ALLOW ANY OTHERS TO REMOVE FROM THE PROPERTY FIXTURES, FITTINGS, ELECTRICAL, WIRE, CONDUIT, COPPER PLUMBING, AND ANY AND ALL OTHER ARTICLES AFFIXED TO THE PROPERTY FROM THE DATE THE CONTRACTOR’S BID FOR THE WORK HAS BEEN SUBMITTED (IT BEING SPECIFICALLY UNDERSTOOD THAT THE CONTRACTOR SUBMITTED HIS BID BASED UPON THE PROPERTY AS IT EXISTED AT THE TIME THAT THE BID WAS MADE). FOR DUST CONTROL PURPOSES, OWNERS ARE REQUIRED TO PROVIDE WATER SERVICES UNTIL AFTER DEMOLITION. IN THE EVENT THAT IT BECOMES NECESSARY TO INSTITUTE A SUIT OR TO EMPLOY AN ATTORNEY TO ENFORCE ANY PROVISION UNDER THIS AGREEMENT OR ANY MODIFICATION THEREOF, THE PREVAILING PARTY SHALL RECEIVE PAYMENT FOR COURT COSTS AND ATTORNEY'S FEES. WE REQUIRE THE FOLLOWING INFORMATION PRIOR TO SCHEDULING:  SIGNED CONTRACT  COPY OF ASBESTOS INSPECTION REPORT AND ASBESTOS ABATEMENT COMPLETION BY CERTIFIED COMPANIES  APPROXIMATE SQUARE FOOTAGE AND AGE OF STRUCTURE  PROPERTY OWNER’S NAME, ADDRESS, ZIP AND PHONE NUMBER  DEMOLITION AND SEWER PERMITS TO BE OBTAINED BY OTHERS PRIOR TO DEMOLITION (CONTRACTOR’S LICENSE LAW – SECTION 7019) UNDER THE MECHANIC’S LIEN LAW, ANY CONTRACTOR, SUBCONTRACTOR, LABORER, SUPPLIER, OR OTHER PERSON WHO HELPS TO IMPROVE YOUR PROPERTY BUT IS NOT PAID FOR HIS WORK OR SUPPLIES HAS THE RIGHT TO ENFORCE A CLAIM AGAINST YOUR PROPERTY. THIS MEANS THAT AFTER A COURT HEARING, YOUR PROPERTY COULD BE SOLD BY A COURT OFFICER AND THE PROCEEDS OF THE SALE BE USED TO SATISFY THE INDEBTEDNESS. THIS CAN HAPPEN EVEN IF YOU HAVE PAID YOUR OWN CONTRACTOR IN FULL, IF THE SUBCONTRACTOR, LABORER, OR SUPPLIER REMAINS UNPAID. CONTRACTORS ARE REQUIRED BY LAW TO BE LICENSED AND REGULATED BY THE CONTRACTOR’S STATE LICENSE BOARD. ANY QUESTIONS CONCERNING A CONTRACTOR MAY BE REFERRED TO THE REGISTRAR OF THE BOARD WHOSE ADDRESS IS: CONTRACTORS STATE LICENSE BOARD, 9835 GOETHE ROAD, P.O. BOX 26000, SACRAMENTO, CA 95826 1½% PER MONTH SERVICE CHARGE ON DELINQUENT ACCOUNTS OVER THIRTY DAYS. THIS PROPOSAL IS VOID IF NOT ACCEPTED WITHIN 5 DAYS. Respectfully submitted, Accepted By: _____________________________ Marshall Esfahani Date: _________________ John W. Thomas, President PROGRESSIVE LAND CLEARING, A CORPORATION dba THOMAS DEMOLITION THOMAS DEMOLITION IS COVERED BY FIVE MILLION DOLLARS GENERAL LIABILITY INSURANCE, ONE MILLION DOLLARS WORKERS’ COMP INSURANCE AND TWO MILLION DOLLARS AUTO INSURANCE. South Coast Air Quality Management District 21865 Copley Drive, Diamond Bar, CA 91765­4182 Phone: (909) 396­2336 www.aqmd.gov Notification Number 455444 Rule 1403 Notification of Routine Demolition Please maintain a copy of this Notification at the job site, either electronic or paper. Project Type Project Type Demolition Project Urgency Routine Completed By Jason Hecht Phone Number (310) 532­0097 Contractor Information Company Name THOMAS DEMOLITION, PROGRESSIVE LAND CLRG Address 1612 134TH ST City GARDENA State CA Zip 90249 CSLB License #699083 OSHA REG # Supervisor #1 Domingo Phone (310) 678­7094 Supervisor #2 Eduardo Phone (310) 678­3038 Supervisor #3 Ramiro Phone (310) 877­8589 Site Information Site Name 908 & 910 HERMOSA AVE Project #10340 R1 Site Street #910 Street Name HERMOSA AVE Cross Street PIER AVE Site County LOS ANGELES City HERMOSA BEACH State CA Zip 90254 Site Owner 910 HERMOSA SEASIDE DEVELOPMENT LLC Owner Address 314 TEJON PLACE City PALOS VERDES State CA Zip 90274 Project Start Date 12/23/2016 Project End Date 1/31/2017 Project Work Shift(s)Day Building Size in Sq.ft 4700 Number of Floors 1 Building Age (years)50 Number of Building/Dwelling Units 1 Building Prior Use Office Asbestos Survey Yes Asbestos Found Yes Asbestos Removed Yes Building to be Demolished Yes Describe Work REMOVAL OF OFFICE SPACE Describe Work Location Project Information Demolition Information All Asbestos containing materials must be removed prior to any demolition activity Asbestos Removal Company HI­TECH ENVIRONMENTA Date of Asbestos Removal 12/8/2016 Amount Of Asbestos Removed 1000 (sq.ft) Size of Demolition Project in sq. ft 4700 Work Practices at Demolition Site Spray Water , Fence Screens Contingency Demolition plan Stop Work , Isolate Work Area , Notify Owner , Stabilize , Secure , Characterize Waste , Survey Waste Information Waste Transporter CWS (CALIFORNIA WASTE SERVICES) Address 621 W 152nd St City Gardena State CA Zip 90247   Landfill CWS (CALIFORNIA WASTE SERVICES) Address 621 W 152nd St City GARDENA State CA Zip 90247 Fee Payment Size of Demolition Project in sq. ft 4700 Project Size Fee 181.53 Additional Fee 0 Total Fee $ 181.53 Payment Made $ 181.53 Balance Due $ 0 By clicking the Sign & Submit button, I certify that an individual trained in the provisions of SCAQMD Rule 1403 and the Asbestos NESHAP (CFR Title 40, Part 61, Subpart M) will be onsite during the demolition or renovation and evidence that the required training has been accomplished by this person will be available for inspection during normal business hours. In addition, I certify that all of the information contained herein and information submitted with this Notification is true and correct. Scanned by CamScanner Process and Standards for Review of On-Sale Alcoholic Beverage Conditional Use Permits 1) The CUP review process will consist of an “ongoing” or “rolling” administrative review process in which an established set of criteria would be evaluated semi-annually. 2) On-sale establishments with a CUP would only be referred to the Planning Commission for a CUP review, and subsequently for a modification/revocation hearing if the Commission so decided upon its review, when they exceed established standards for each criteria to trigger such a review. 3) The standards that would trigger a referral to the Planning Commission for a CUP review and potential modification/revocation hearing will be based on the frequency or number of incidents/violations within a stipulated timeframe. This type of system avoids the inherent problems of “point systems” where the standards for assigning values is potentially subjective. 4) The standards that would trigger a referral to the Planning Commission for a CUP review and potentially for a subsequent modification/revocation hearing are as indicated in Table 1 below. 5) The administrative review of CUPs should be conducted on a semi-annually (twice a year) basis. While a “rolling process” with a sliding timeframe would be more effective in making the review process truly timely (i.e., a rolling process would reduce the potential time between apparent CUP violations and the Planning Commission’s review), it would impose an unreasonable demand on City staff for the ongoing monitoring of the relevant data. 6) The standards or criteria of the CUP review system will be made readily available to all on-sale establishments with CUPs and the public via the City website and/or other appropriate media (including direct mailings) to minimize any confusion over what standards will initiate a Planning Commission review and potential modification/revocation hearing. Table 1. CUP Review Standards Standard Initiating P.C. Review Criterion (Number of incidents in any 6 months) Violation of Operating Hours 2 ABC Violations (underage serving, violation of hours, etc.) 2 Overcrowding Citation 11 Criminal Citation of Staff while Working/on Premises 2 (a) Serious Crime on Premises indicative of Lack of Adequate Security 2 (a) (Combination of any 3 or more) Violation of any CUP Condition (b) ABC Violations (underage service, violation of hours, etc.) Overcrowding Citation Criminal Citation of Staff while Working/on Premises Serious Crime on Premises indicative of Lack of Adequate Security Noise Citation Health Department Violation Outdoor Encroachment Permit Violation Building Code Violation (incl. remodeling without permit) Sign Ordinance Violation NPDES Violation (Administrative Determination) “Excessive Number” of Calls for Police Service “Excessive Number” of Public Complaints to City “Excessive Number” of Criminal Events on/adjacent to Premises NOTE: (a) – Recommended threshold number; Chief of Police retains authority to recommend CUP review to Commission at his/her discretion—regardless of number of incidents in any period of time—as stipulated in many current CUPs and the Municipal Code. (b) Non-submittal of food to alcohol sales ratio reports in a timely manner when required by a CUP is considered a violation of the CUP condition. Reporting of the food to alcohol sales ratio required by a CUP, ABC license, or the Municipal Code may be required and considered during any modification/revocation action. Adopted by City Council 1/25/2011, revised by Planning Commission 9/16/14 for interim use per Council direction 8/26/14; revised by Planning Commission 12/3/14 adding NPDES violations under Combination of any 3 or more. Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach January 17, 2017 Regular Meeting 7:00 P.M. Project Title Public Notice Meeting Date 959 5th Street — Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No.74236 for a 2-unit condominium. 1/5/17 1/17/17 961 5th Street — Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No.74237 for a 2-unit condominium. 1/5/17 1/17/17 f:\b95\cd\planning commission tentative agenda jan 2017 10d Easy Reader Run Date: December 1, 2016 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 Monday, December 12, 2016, to consider the following: 1. Precise Development Plan to allow a food and beverage market (Lazy Acres Market) within an existing 29,653 square foot building at 2510 Pacific Coast Highway (currently Hope Chapel Youth Center), Conditional Use Permit for outdoor dining accessory to the proposed food and beverage market; and a Parking Plan to allow parking requirements to be met with a shared parking arrangement with the two adjacent buildings at 950 Artesia Boulevard (currently a multi-tenant office building) and 2420 Pacific Coast Highway (currently Hope Chapel Church) and the parking lot currently used by Hope Chapel at 2306 Pacific Coast Highway; and adoption of the Mitigated Negative Declaration (continued from the November 15, 2016 meeting). 2. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 74291 for a two- unit condominium project at 945 7th Street, and determination that the project is categorically exempt from the California Environmental Quality Act. 3. Text Amendment to the Municipal Code, Title 17, to regulate short term rentals in existing nonconforming residential units located in commercial zoning districts, and determination that the project is not subject to the California Environmental Quality Act (continued from the November 15, 2016 meeting). 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, December 8, 2016, 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, December 8, 2016, 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\cclerk\legads\display\2016\planning commission\pc12-12-16 (mon) ZONING DESIGNATIONS R-1 ONE FAMILY RESIDENTIAL R-1A LIMITED ONE-FAMILY RESIDENTIAL R-2 TWO-FAMILY RESIDENTIAL R-2B LIMITED MULTIPLE FAMILY RESIDENTIAL R-3 MULTIPLE FAMILY RESIDENTIAL R-P RESIDENTIAL-PROFESSIONAL RPD RESIDENTIAL PLANNED DEVELOPMENT R-3PD MULTIPLE FAMILY PLANNED DEVELOPMENT C-1 NEIGHBORHOOD COMMERCIAL C-2 RESTRICTED COMMERCIAL C-3 GENERAL COMMERCIAL C-3/AH-O GENERAL COMMERCIAL AFFORDABLE HOUSING OVERLAY M-1 LIGHT MANUFACTURING OS OPEN SPACE OS-1 RESTRICTED OPEN SPACE OS-2 RESTRICTED OPEN SPACE OS-O OPEN SPACE OVERLAY MHP MOBILE HOME PARK SPA SPECIFIC PLAN AREA (RESIDENTIAL USES) SPA SPECIFIC PLAN AREA (COMMERCIAL USES) Projects Zoning MapPlanning Commission Meeting December 12, 2016 945 7th St2 unit CondoZone: R-2B 906 & 910 Hermosa Ave Request for Extension of CUP, PDP & Parking PlanZone: C-2 2510 & 2420 PCH926 & 950 Artesia BlvdLazy Acres - PDP, CUP and Parking Plan AmendmentZone: C-3/AH-O