HomeMy WebLinkAbout2015-03-17 PC AGENDA
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AGENDA
PLANNING COMMISSION MEETING
CITY OF HERMOSA BEACH
CITY HALL COUNCIL CHAMBERS
1315 VALLEY DRIVE
HERMOSA BEACH, CA 90254
March 17, 2015
7:00 P.M.
Michael Flaherty, Chairman
Sam Perrotti, Vice Chairman
Ron Pizer
Peter Hoffman
Kent Allen
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: City Council and Password: chb13
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.
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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 February 17, 2015 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
Hearing
6. S-4#30 -- Determination of whether a 940 square foot display proposed by the Hermosa
Beach Mural Project on the north wall of a commercial building at 1332 Hermosa Avenue
(location of Underground/Chelsea Pub and Number Nine) is a mural (continued from the
February 17, 2015 meeting).
Staff Recommended Action: By Minute Order, determine the proposed display is a mural
and may exceed the maximum signage area, wall coverage and number of wall signs.
7. C-36 – Semi-annual review and report on Conditional Use Permit (CUP) compliance for on-
sale alcoholic beverage establishments Citywide.
Staff Recommended Action: To conduct the semi-annual review of on-sale alcoholic
beverage establishments for July-December 2014 and based on the information and
“Standard Initiating P.C. Review” determine whether to set modification/revocation hearings
for Silvios and/or The Establishment.
Section III
Public Hearing
8. TEXT 14-6 -- Amendment to the Outdoor Dining Design and Operational Standards for Pier
Plaza per Municipal Code Chapter 12.16 (Encroachments) and determination that the
project is Categorically Exempt from the California Environmental Quality Act (continued
from the November 17, 2014, December 3, 2014, January 20 and February 17, 2015
meetings).
Staff Recommended Action: To adopt the resolution recommending Council amend the
Outdoor Dining Design and Operational Standards for Pier Plaza and determine that
activity is exempt from the California Environmental Quality Act.
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9. PARK 15-1 -- Master Parking Plan to allow reduced parking or payment of in-lieu parking fees
for retail display/sale encroachment areas adjacent to retail businesses on Pier Plaza (including
Loreto Plaza), and determination that the project is Categorically Exempt from the California
Environmental Quality Act.
Staff Recommended Action: To approve a Master Parking Plan for retail encroachments on
Pier Plaza as stated and determination that the project is Categorically Exempt from the
California Environmental Quality Act.
10. CON 15-3 / PDP 15-4 -- Precise Development Plan Amendment, Conditional Use Permit, and
Tentative Parcel Map No. 73365 to modify an approved duplex under construction for use as a
two-unit detached residential condominium at 1460 Bayview Drive and 1461 Monterey
Boulevard, and determination that the project is Categorically Exempt from the California
Environmental Quality Act.
Staff Recommended Action: To adopt a Minute Order granting the continuance for a
Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map to the
April 21, 2015 Planning Commission meeting.
11. CUP 15-1 -- Conditional Use Permit amendment to extend hours for service of beer and wine
from 10:00 p.m. to 12:00 midnight daily in connection with a restaurant at 36 Pier Avenue
(Greenbelt), and determination that the project is Categorically Exempt from the California
Environmental Quality Act.
Staff Recommended Action: To adopt the resolution denying the Conditional Use Permit
Amendment to extend hours for on-sale beer and wine for an existing restaurant.
12. CUP 15-2 -- Conditional Use Permit to allow minor modifications to the façade of the City-
owned building at 1307-1309 Hermosa Avenue in order to relocate a walk-up automated teller
machine (ATM) facility (previously the site of Kinecta Federal Credit Union), 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
subject to conditions and determination that the project is Categorically Exempt from the
California Environmental Quality Act.
Section IV
13. Staff Items
a. South Bay Bike Corrals – Commission Input
b. Report on City Council actions.
c. Report on comprehensive planning processes.
d. Tentative future Planning Commission agenda.
e. Community Development Department activity report of January, 2015.
14. Commissioner Items
15. Adjournment
1 Planning Commission Action Minutes
February 17, 2015
ACTION MINUTES OF THE PLANNING COMMISSION MEETING
OF THE CITY OF HERMOSA BEACH HELD ON
FEBRUARY 17, 2015, 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 Chairman Flaherty.
1. Pledge of Allegiance
2. Roll Call
Present: Commissioners Allen, Hoffman, Pizer, Chairman Flaherty
Absent: Commissioner Perrotti
Also Present: Ken Robertson, Community Development Director
Pamela Townsend, Senior Planner
Lauren Langer, Assistant City Attorney
Eva Choi, Assistant Planner
Aaron Gudelj, Assistant Planner
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 January 20, 2015 action minutes
ACTION: To approve the January 20, 2015 action minutes as presented.
MOTION by Commissioner Hoffman and seconded by Chairman Flaherty. The motion
carried, noting the absence of Commissioner Perrotti.
5. Resolution(s) for Consideration – None
Section II
Hearing
6. S-4#30 -- Determination of whether a 940 square foot display proposed by the Hermosa
Beach Mural Project on the north wall of a commercial building at 1332 Hermosa Avenue
(location of Underground/Chelsea Pub and Number Nine) is a mural.
Staff Recommended Action: By Minute Order, determine the proposed display is a mural
and may exceed the maximum signage area, wall coverage and number of wall signs.
2 Planning Commission Action Minutes
February 17, 2015
ACTION: The project was not heard and continued to March 17, 2015 due to lack of a
quorum as Commissioner Perrotti was absent by pre-arrangement, and Commissioner
Hoffman and Chairman Flaherty are Hermosa Beach Mural Project Board of Director
members.
Public Hearing
7. CON 15-1 / PDP 15-1 / GP 15-1 / S-21#17 -- (1) Amendment to the General Plan Land Use
Map from Commercial Corridor (CC) to Medium Density Residential (MD) and to the
General Plan text for consistency, (2) to allow a Conditional Use Permit, Precise
Development Plan and Vesting Tentative Tract Map 73308 for a six-unit residential
condominium project, and (3) determine whether alternative elevation points near the south
property line may be used for the purpose of measuring building height, at 1906 - 1918
Pacific Coast Highway, and (4) determination that the project is Categorically Exempt from
the California Environmental Quality Act.
Staff Recommended Action: (1) Adopt the resolution recommending approval of a General
Plan Amendment and (2) approve the Conditional Use Permit, Precise Development Plan,
and Vesting Tentative Parcel Map for a six-unit condominium contingent on approval of the
General Plan Amendment, (3) allow use of alternative elevation points near the southwest
and southeast property line for building height calculation, and (4) determine that the
project is Categorically Exempt from the California Environmental Quality Act.
ACTION: To adopt a resolution, as presented, recommending approval of a General Plan
Amendment and approving the Conditional Use Permit, Precise Development Plan, and
Vesting Tentative Parcel Map for a six-unit condominium contingent on approval of the
General Plan Amendment; and approve by minute order allowing use of alternative
elevation points near the southwest and southeast property line for building height
calculation, and determine that the project is Categorically Exempt from the California
Environmental Quality Act.
MOTION by Commissioner Hoffman and seconded by Chairman Flaherty. The motion
carried by the following vote:
AYES: Comms. Allen, Hoffman, Chmn. Flaherty
NOES: Comm. Pizer
ABSTAIN: None
ABSENT: Comm. Perrotti
8. CON 15-2 / PDP 15-3 -- Conditional Use Permit, Precise Development Plan and Vesting
Tentative Parcel Map No. 73041 for a two-unit residential condominium project at 615 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 #73041 for a two unit
condominium subject to conditions and determine the project is categorically exempt from
the California Environmental Quality Act.
ACTION: To adopt resolution approving subject Conditional Use Permit, Precise
Development Plan and Vesting Tentative Parcel Map as presented and determine that the
project is Categorically Exempt from the California Environmental Quality Act.
3 Planning Commission Action Minutes
February 17, 2015
MOTION by Commissioner Allen and seconded by Commissioner Pizer. The motion
carried by the following vote:
AYES: Comms. Allen, Hoffman, Pizer, Chmn. Flaherty
NOES: None
ABSTAIN: None
ABSENT: Comm. Perrotti
9. TEXT 14-6 -- Amendment to the Outdoor Dining Design and Operational Standards for Pier
Plaza per Municipal Code Chapter 12.16 (Encroachments) and determination that the
project is Categorically Exempt from the California Environmental Quality Act (continued
from the November 17, 2014, December 3, 2014 and January 20, 2015 meetings).
Staff Recommended Action: To adopt the resolution recommending Council amend the
Outdoor Dining Design and Operational Standards for Pier Plaza and determine that
activity is exempt from the California Environmental Quality Act.
ACTION: To continue to March 17, 2015 meeting for further Commission review and
study.
MOTION by Commissioner Hoffman and seconded by Commissioner Pizer. The motion
carried, noting the absence of Commissioner Perrotti.
Section III
Hearing
10. I-4#13 -- Review of the use of metal as exterior finishes including west, south and north
sides for a new single family residence at 2440 Hermosa Avenue.
Staff Recommended Action: To approve the proposed use of sheet metal on a portion of
the single-family residence on the basis that the proposed design would not be detrimental
to the public interest, health, safety or general welfare, or adjoining property.
ACTION: To approve, by minute order, that the proposed use of sheet metal on a portion
of the single-family residence on the basis that the proposed design would not be
detrimental to the public interest, health, safety or general welfare, or adjoining property.
MOTION by Commissioner Hoffman and seconded by Commissioner Pizer. The motion
carried, noting the absence of Commissioner Perrotti.
11. S-21#15 -- To determine whether a convex slope condition exists and whether alternative
points at the top of the retaining wall along Manhattan Avenue may be used for the purpose
of measuring height in connection with a proposed single family residence at 1937 Bayview
Drive (continued from the November 17, December 3, 2014 and January 20, 2015
meetings).
Staff Recommended Action: By Minute Order determine the property is a convex sloping
lot and direct staff to use alternative survey points along the north and south property lines,
minus 0.75 feet on the southerly side yard, and use elevation points adjacent to the top of
the retaining wall along Manhattan Avenue for the purpose of measuring building height.
ACTION: To determine, by minute order, that the property is a convex sloping lot and
direct staff to use alternative survey points along the north and south property lines, minus
4 Planning Commission Action Minutes
February 17, 2015
0.75 feet on the southerly side yard, and use elevation points adjacent to the top of the
retaining wall along Manhattan Avenue for the purpose of measuring building height.
MOTION by Commissioner Hoffman and seconded by Commissioner Allen. The motion
carried, noting the absence of Commissioner Perrotti.
12. S-4#29 -- Determination that a 288 square foot display on the west elevation and a 240
square foot display on the east elevation of the commercial building are murals at 914
Aviation Boulevard, Motion Bicycle Establishment.
Staff Recommended Action: By Minute Order, determine that the proposed display designs
in Option 1 are ‘murals’ and may exceed sign area, number of wall signs, and wall
coverage.
ACTION: To determine, by minute order, that the proposed display designs in Option 1 are
‘murals’ and may exceed sign area, number of wall signs, and wall coverage.
MOTION by Commissioner Hoffman and seconded by Commissioner Allen. The motion
carried by the following vote:
AYES: Comms. Allen, Hoffman, Chmn. Flaherty
NOES: Comm. Pizer
ABSTAIN: None
ABSENT: Comm. Perrotti
13. I-4#12 -- Review of a “building of an unusual or unorthodox design” consisting of a remodel
and addition to an existing single family residence and second level addition to an existing
detached garage and workshop, and construction of a 40-foot-long enclosed “bridge”
creating an interior hallway connecting the second level of the residence and the addition
above garage, at 1723 Valley Park Avenue.
Staff Recommended Action: To direct staff as deemed appropriate.
ACTION: To determine, by minute order, that the proposed design is approved and would
not create adverse effects and the deed restriction would provide adequate assurance that
the proposed improvement as a whole would constitute one dwelling unit consistent with
the Zoning Code.
MOTION by Commissioner Hoffman and seconded by Commissioner Pizer. The motion
carried, noting the absence of Commissioner Perrotti.
Section IV
14. Staff Items
a. Informational item – Receive report for semi-annual on-sale alcoholic beverage
Conditional Use Permit review process.
b. Report on City Council actions.
c. Report on comprehensive planning processes.
d. Tentative future Planning Commission agenda.
5 Planning Commission Action Minutes
February 17, 2015
e. Community Development Department activity reports of December, 2014.
15. Commissioner Items
By consensus, Commission agreed to agendize a discussion of the report provided by
Commissioner Pizer, “Reducing Community Alcohol Problems Associated with Alcohol
Sales”, for April, 2015.
16. Adjournment
The meeting was adjourned at 9:03 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 February
17, 2015.
Michael Flaherty, Chairman Ken Robertson, Secretary
Date
February 11, 2015
Honorable Chairman and Members of the Regular Meeting of
Hermosa Beach Planning Commission February 17, 2015
SUBJECT: SIGN REVIEW-4 #30
LOCATION: 1332 HERMOSA AVENUE
HERMOSA BEACH, CA 90254
APPLICANT: HERMOSA BEACH MURAL PROJECT
710 PIER AVENUE
HERMOSA BEACH, CA 90254
REQUEST: DETERMINATION OF WHETHER A 940 SQUARE FOOT DISPLAY PROPOSED
ON THE NORTH WALL OF A COMMERCIAL BUILDING AT 1332 HERMOSA
AVENUE (CURRENTLY OCCUPIED BY UNDERGROUND/CHELSEA PUB
AND NUMBER NINE) IS A “MURAL” (HERMOSA BEACH MURALS PROJECT)
Recommendation:
By Minute Order, determine the proposed display is a mural and may exceed the maximum signage
area, wall coverage and number of wall signs.
Background:
The Hermosa Beach Murals Project, a local nonprofit organization devoted to capturing the history of
the City in murals, has requested to paint their fifth mural on the north wall of a commercial building at
the southeast corner of Hermosa Avenue and 14th Street.
The proposed mural is designed by John Van Hamersveld, an illustrator and graphic artist known for
designing an official 360 foot long mural for the 1984 Olympic Games. The “Surfing in Hermosa
Beach” themed display consists of two surfers and their boards, with multicolored beach waves and
floating clouds as background. There are three existing windows on the wall and the mural will
incorporate these windows as part of the design. The applicant stated that the north wall will be re-
stuccoed to a smooth surface to accommodate the new mural.
Analysis:
A mural is defined as “a pictorial representation not specifically identifying goods or services offered
by the business on the premises” per Municipal Code Section 17.50.030.
The mural will be located on a multi-tenant commercial building currently occupied by Underground,
Chelsea Pub and Number Nine. These businesses do not sell surf or surfer related items, and since the
display does not identify goods or services offered by the business on the premises it can be
categorized as a mural.
Additionally, under Section 17.50.130(B) pertaining to murals, the Planning Commission may waive
specific provisions of the sign code relating to total sign area, coverage, height, type and style. The
addition of the proposed 940 square feet mural display would exceed the 240 square feet of maximum
American Institute of Certified Public Accountants” is exactly what our CPA provides and what they
would provide. I have attached an e-mail from Pam Townsend from one year ago today detailing
exactly what was required to submit, far less then what we actually submit (attached).
Regarding audits of 50/50:
I want to point out that in February of 2012 the City Council voted to audit Sales Tax reports for
businesses in Hermosa and allocated $10,000 to that function. Never mind the fact that $10,000 is equal to the City share of 1% of sales tax on $10 million in sales tax. So there would have to be a
shortage in reporting of $10M to even break even on these audits. It turned out that it was not legal
to audit private businesses sales tax returns as that is a State function, so the Planning Department
came up with the “50/50 audit” as part of revocation hearings for Point 705 and Café Boogaloo. The
planning department then moved on to the four places in town with reporting requirements for 50/50 as a ploy to look at sales tax figures not 50/50. In December 2013 we provided Sales Tax Returns
even though they were not required by the CUP or State law, we also provided P&L’s for 2012 and
the tax returns for 2012. At that time Café Boogaloo closed, Studio sold and Waterman’s stated they
were not 50/50 which ended the audit. We have since then provided every purchase receipt broken
down by vendor, date, invoice number, and amount for all of 2013 and most of 2014. On February 24, 2015 the Planning Department wrote a letter using the Police Chief’s letterhead requesting 2014
Tax Returns and actual copies of receipts by February 26th. You don’t have to be a CPA to realize
that 2014 tax returns are not even due the Federal government until April 15th which we will usually
take a standard extension.
It should not go unnoticed that if the planning department is able to write letters for the police department that any due process and checks and balances to protect property rights in this city are
cast to the wind. Every single member of the current Planning Commission including Chairman
Flaherty’s first meeting was present when our current CUP was written. There was a reason the
Police Chief was chosen as the person to submit items to, mainly the fact that they can be trusted to keep items confidential and are outside of political pressure. The basic tenant of Planning and Zoning law is that there has to be a police problem to use police powers in a city. That is clearly
without dispute not the case here.
My location has not had a fight, an over-capacity ticket, an underage drinking ticket, noise complaint
or any other meaningful issue in Hermosa Beach since December 2007. To put that in context, that is before even President Barack Obama took office for his first term or the start of the “Great
Recession”.
My restaurant provides food 7-days a week from 4pm-12 midnight to the Beach House Hotel a 96-
room property the largest in the city. There is nothing I can do as a business owner or an individual
to sell more food to residents and visitors to our city. If anyone has ideas on how to increase food
sales I am open to trying any suggestions.
Most of you know my efforts on behalf of the Hermosa Beach business community to make things
better for everyone. Some of the unpaid positions that I currently hold:
President-Hermosa Beach Hospitality Association
Executive Board Member-Business Advocacy-Hermosa Beach Chamber of Commerce
Board Member- Hermosa Beach Chamber of Commerce
The only Hermosa Business representative for the Technical Working Group for the
Hermosa Beach General Plan Re-write.
2 1332 Hermosa Avenue, #1, Hermosa Beach, CA 90254 310.376.7616 m
Knight Submittal Item 7: 031715 Page 2 of 17
Economic Development Committee member
BHS/NCAAD Prevention Community Council (Underage Drinking and Drug Abuse)
I actually organize and pay thousands each year un-reimbursed from my company for extra security
on the Pier Plaza during busy events. I personally organize every BHS Responsible Alcohol training
for every on-sale employee in the City in coordination with Behavioral Health Services and the Police Department (Hundreds of people trained in the last year). I have done everything in my power both
with time and money to make this city better. I am proud to say I own a business in this community
and just like you I am a resident with a elementary age daughter. Throw out your duties as a
Planning Commissioner for a moment and look at my case as a citizen. Is anything you have seen
worth destroying my business and reputation? As an appointed Planning Commissioner, is this what you envisioned when you wrote my CUP and does a revocation / modification action make one thing
better in this city. I don’t always agree with you but I do respect you as a citizen of Hermosa and a
Member of the Hermosa Beach Planning Commission. I hope that we continue to work together to
make this city safer and better for residents and visitors alike. If you have any questions, please feel
free to call my cell phone (310) 908-6157.
Sincerely,
David Lowe
Managing Member
Knight Restaurant Group, LLC.
3 1332 Hermosa Avenue, #1, Hermosa Beach, CA 90254 310.376.7616 m
Knight Submittal Item 7: 031715 Page 3 of 17
from: David Lowe <dave@knight-restaurant-group.com>
to: CHIEF Sharon Papa <spapa@hermosapolice.org>
cc:
Pamela Townsend
<ptownsend@hermosabch.org>,
Ken Robertson <krobertson@hermosabch.org>, Peter Pierce <ppierce@rwglaw.com>
date: Mon, Mar 16, 2015 at 11:42 PM
subject: Resend of 3rd QTR Summary Review
Chief:
I apologize for the late time of this letter, I occasionally have to give my daughter priority over city
issues. Please find attached the CPA letter for 3rd QTR 2014 from January 2015. I thought the
accountants had sent this to you directly in January.
In response to the February 24, 2015 letter written by Ken Robertson requesting 2014 tax returns by February 26th, they are not due to the federal government until April 15th and we will likely take the
standard extension. We have submitted to you a year and a half of every purchase receipt for the
business. It is unfeasible to make thousands of copies of the actual receipts from multiple sources
and locations. The receipts I provided are broken down by vendor, date, invoice number and amount. They were double checked on multiple bank statements and calendars to assure accuracy. Each vendor only sells alcohol or food.
I do question how the Planning Department asks for additional information using your authority as
Police Chief, before they have looked at these summaries? I have provided the exact same summaries for every quarter for the last three years and a previous company for three years before that without question. It seems odd that after 6-years all of a sudden these reports are not sufficient. I
have received numerous e-mails from the planning department over the years detailing and even
providing the form required for these summaries. This is a complete departure from the past practice
and advice of the city staff. Is it possible to get a copy of another CPA letter provided by anyone else in town that is acceptable? I simply want to find common ground for these reports, and I would prefer not to have to request that through the Public Records Act process.
In order to double check what our CPA has submitted, I have talked in depth to partners at Deloitte
one of the largest accounting firms about the Planning Department concern that the "Attestation Standards established by the American Institute of Certified Public Accountants" was not sufficient for
the City Planning Department. They sent me the attached article and mentioned that no publicly
traded company or private company they work with which is an immense list require quarterly audited
financial statements. The cost and time involved for full quarterly audits would be unprecedented for
any company in the country, and make it impossible to survive as a company in this city. Just going through the CPA attestation process as a small business is time consuming and extremely expensive.
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Knight Submittal Item 7: 031715 Page 4 of 17
In the morning our CPA will submit the 4th QTR summary as well. I am interested in working out whatever concerns the city has within reason and feasibility. I know you will be busy tomorrow with
the St. Patrick's Day holiday but I will be available at (310) 908-6157 if you have questions or I can
provide anything further.
Sincerely,
David Lowe 1332 Hermosa Avenue, #1 Hermosa Beach, CA 90254
310.908.6157
www.eat-establishment.com
Please consider the environment before printing this e-mail
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Knight Submittal Item 7: 031715 Page 5 of 17
Responsibilities of Audit Firms for Quarterly
Financial Statements
by John Cromwell, Demand Media
Quarterly financial statements are required for publicly-traded companies, but private businesses may produce them as well. Quarterly statements for publicly- traded companies are not required by law to
be audited. However, audits provide a level of authority and security to investors. Audited statements
are reviewed by outside parties to ensure the report's accuracy and completeness. If quarterly
statements are audited by the company itself, the review team must meet the same principles and follow the same guidelines that would apply during any audit.
10-Q Defined
If a business is publicly traded in the United States, federal law requires that the business update
investors every quarter as to its fiscal condition. To fulfill this requirement, businesses must file form
10-Q with the U.S. Securities and Exchange Commission. Attached to the 10-Q are financial
statements detailing the current fiscal status of the business. These statements are not required to be audited. The business is required to file three 10-Qs, one for each of the first three quarters of the
fiscal year. At the end of the last quarter, the business is required to file the annual report, or the 10-
K. All financial reports of publicly-traded companies, including 10-Qs, are listed on the SEC’s EDGAR
database.
Audit Defined
An audit is a detailed examination of a business's financial records. There are two types of audit. An
external audit is used to verify the content of reports meant to be provided to investors. An external
audit is meant to ensure that the books contain all transactions, that all financial statements reflect the
current financial status of the business, and that the statements are drafted using Generally Accepted Accounting Principles. An internal audit is meant to ensure the smooth operation of the business. It focuses on detecting fraud, promoting efficiency and monitoring results for internal decision making.
Management Assertions
When a business compiles financial statements, its management asserts something about each
number and bit of data that it records. An external audit is meant to test these management assertions. The five major assertions are existence, completeness, ownership, valuation, presentation
and disclosure. The existence criteria demonstrates that the assets, liabilities and equities exist, and
the transactions that gave rise to revenues and expenses occurred. Management also asserts that
the statements are complete, or contain all of the relevant financial transactions and balance sheet
items. The accuracy component asserts that every item in the statements is correct. The valuation element establishes that all items listed in the report are reported at the correct value. Finally, the
auditor must ensure that the statements are presented in conformity with current accounting
standards.
http://smallbusiness.chron.com/responsibilities-audit-firms-quarterly-financial-statements-34627.html Page 1
Knight Submittal Item 7: 031715 Page 6 of 17
Audit Evidence
The auditor must conduct tests to obtain sufficient evidence that demonstrates that the statements
comply with management's assertions. The auditor will test the business's controls, which are the
safeguards management has put into place to ensure that the financial data is accurately recorded,
and the completeness of the information in the statements. To reasonably demonstrate that an
assertion is true, the auditor must gather sufficient evidence to support that claim. What evidence is sufficient depends on the risk of the company misstating the element of the financial statement being
tested and the quality of the evidence.
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Knight Submittal Item 7: 031715 Page 8 of 17
Knight Submittal Item 7: 031715 Page 9 of 17
BHS/NCADD Prevention Community Council Meeting Minutes
Hermosa Beach Community Ctr, 710 Pier Ave., EOC
Meeting called to order by BHS Prevention Coordinator Holly Maynes at 10:10 am
Attendance: BHS Prevention Staff: Holly Maynes, Raunda Frank and Mike Ballue: PCC
Members: Dorothy Forba, Hilary Greenspan, Kamala Horwitz, Liz Glozman, Jacqueline Morris, Elaine Ruggiero, Anna Pirkl, Debbi Freedman, Addisyn Bross, Debbie Bross,
Jorge Grandique, Joan Jenkins, Liz Glozman, Dave Lowe
I. Beach Cities Symposium: Holly Maynes and Raunda Frank provided an
overview of the goals and objectives of the Beach Cities Symposium and led a group discussion covering each of the items on the planning checklist.
Parents and teens are invited to attend the event. The confirmed panelists are
HB Police Chief Sharon Papa, MB prosecutor Joan Jenkins, Melissa Flores,
former teen drinker, Dr. Donnie Watson, Thelma McMillen. Debbie Bross
agreed to join the panel to present a parent’s perspective on teen drinking issues, Dave Lowe will make contact with USC administrator to secure a
college representative for the panel. Debbie Bross advised she could contact
ABC agent Mark Reese to see if he was available to participate as a panelist.
Kryss Castle will also contact a Freedom 4 U therapist as a potential panelist.
II. Promotion: Katie Casey of the HB Public Information office will secure her
media contacts and emphasize coverage of the symposium which will be
used to direct parents and city officials to the Reality Party. PCC members will
continue to promote the event by passing out/ emailing flyers and speaking to
their community contacts. BHS is requesting RSVP’s for the symposium so that we can estimate the attendance so as not to exceed the second story
theater capacity of about 114 people.
Volunteers: 6 volunteers (12-25 yrs old) are needed for the symposium skit. –
Addisyn Bross and two of her friends will participate. Dorothy Forba will provide at least 3 volunteers from her program. The volunteers will meet at
Dorothy’s office at 5pm to prepare for the 10-15 minute reality party skit.
Jackie Morris and Dorothy Forba volunteered to work the sign in table for the
event. Community groups will be encouraged to bring their resource
literature.
Reality Party for Parents: Hilary Greenspan/Jackie Morris of CLARE Foundation
passed out flyers for the March 28th Reality Party; There is online Registration for the
Reality party tours online at http://www.straightupvc.org/register. Jackie will also take
sign-ups at the Symposium. Volunteers: The group was asked to submit the name of youth volunteers to
Jackie/Hilary by March 11, 2015 for the Reality party. Several sponsors have agreed to
Knight Submittal Item 7: 031715 Page 10 of 17
provide food for the participants the day of the event. A panel (debriefing) discussion will follow each parent tour. CLARE will work with Dorothy Forba and Dave Lowe to
coordinate the location(s) for this session.
Next meeting:
The next regular monthly PCC meeting will be held on Wednesday, March 25,
2015 at 10:00 am.
The Meeting was adjourned.
Knight Submittal Item 7: 031715 Page 11 of 17
Knight Submittal Item 7: 031715 Page 12 of 17
Knight Submittal Item 7: 031715 Page 13 of 17
Knight Submittal Item 7: 031715 Page 14 of 17
Knight Submittal Item 7: 031715 Page 15 of 17
Knight Submittal Item 7: 031715 Page 16 of 17
Knight Submittal Item 7: 031715 Page 17 of 17
13th Ct
Pier Plaza
12th CtThe StrandHermosa AveBeach DrBeach Dr1101
11
36
19
1106
81
90
039 65
52
53 57
7268602230
59 73
1138
1128
323020
1272
1250
1 inch = 60 feet
LoretoPlaza
Pier Plaza
±
16
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!!
!
!
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1101
11
36
19
0
90
81
39
1106
65
52
53
57
726860
22 30
59
73
1138
1128
1250
20 30 321272
1 inch = 20 feet
!Granite Bollards
!Pier Plaza Street Lights
!Tree WellsThe StrandBeach Dr.Beach Dr.LoretoPlaza
17
1
Attachment 3
POTENTIAL QUEUE AREA
Pier Plaza Outdoor Dining
5’
12’
24’ Plaza centerline
13’
Business A
Stanchions/
Queue
Business B
Stanchions/
Queue
Business A
Patio
Business B
Patio
50’
20’ 5’
10’
20’
13’
Business A
Stanchions/
Queue
Business A
Patio
22’
18
CITY OF HERMOSA BEACH
OUTDOOR DINING DESIGN AND OPERATIONAL STANDARDS
FOR PIER PLAZA
Adopted by City Council Resolution 05-6417
Amended by City Council Resolution 12-6802
I. INTRODUCTION
A. The Outdoor Dining Design and Operational Standards are adopted pursuant to Section
12.16.100 of the Municipal Code in order to establish specific design and operational criteria for
outdoor dining on the public right-of-way known as Pier Plaza (including Loreto Plaza). These
standards balance the respective interests of restaurant establishments that desire to offer
outdoor dining to their patrons, restaurant patrons and the City, which encourages the
atmosphere created by outdoor dining but seeks to assure and protect the availability of the
right-of-way for safe and convenient pedestrian passage. All outdoor dining on Pier Plaza shall
comply with the standards set forth herein, and all encroachment permits issued for outdoor
dining on Pier Plaza shall be in conformance herewith. No person shall use the public right-of-
way on Pier Plaza for outdoor dining without first obtaining an Outdoor Dining Encroachment
Permit from the City.
B. An outdoor dining area is a place on the public sidewalk where patrons may consume food
and/or beverages provided by an adjacent food service establishment.
C. Establishments serving alcoholic beverages that apply for an Outdoor Dining Encroachment
Permit shall meet the additional requirements of the State of California Alcohol Beverage
Control Board.
D. These standards and procedures regulate the design and operation of outdoor dining areas on
Pier Plaza. However, they do not provide information on all the government agency
requirements for starting a new restaurant or expanding an existing one. Business owners must
secure the appropriate licenses and permits from the State Alcohol Beverage Control Board,
Los Angeles County Health Department, the City of Hermosa Beach Community Development
Department and Business License Office.
E. Outdoor Dining Encroachment Permits are not transferable, salable, delegable or assignable.
In the event of a transfer of the business, to the extent of 51% or more, the transferee shall
apply to the Public Works Department for a new Encroachment Permit.
F. These regulations do not apply to outdoor dining on private property or on the public right-of-
way outside of Pier Plaza.
II. APPLICATION PROCEDURE
A. An application form for an Outdoor Dining Encroachment Permit may be obtained from the
Public Works Department. A scaled and measured plan prepared by a licensed design
professional shall accompany the application form. The plan shall delineate the encroachment
area and the layout of furnishings and allowable amenities. The plan shall comply with all
building and fire code regulations, and shall comply fully with all State and federal laws
providing for access by the disabled. If the Applicant intends to modify the arrangement of
furniture and other amenities or otherwise deviate from the plan at any time or times during the
term of the Permit, the plan shall delineate all alternate arrangements to be utilized and all shall
comply with the requirements set forth herein.
19
B. An application fee in an amount determined by resolution of the City Council shall be paid at the
time the application is submitted to the Public Works Department.
C. Public Works Department staff shall obtain the written concurrence of the Community
Development Department before approving any Outdoor Dining Encroachment Permit.
D. The Director of Public Works is authorized to approve an outdoor dining application and to issue
an Outdoor Dining Encroachment Permit on behalf of the City. The Encroachment Permit will
specify the amount of the Outdoor Dining License fee to be paid by the applicant as established
by resolution of the City Council.
E. A maintenance deposit, in an amount determined by the Public Works Director to be adequate
to pay for the replacement of the sidewalk paving and any fixtures within the outdoor dining
area, shall be paid to the City at the time the Outdoor Dining Encroachment Permit is issued. It
is the responsibility of the Applicant to maintain sidewalk paving and fixtures within the outdoor
dining area in the condition they are in at the time of permitting. The Applicant shall be
responsible for any repairs required as a result of the Applicant’s use of the area. Upon
termination of the Permit and inspection of the paving and fixtures by the Public Works
Department, the deposit shall be refunded to the Applicant less any offset for repairs.
F. An application for renewal of an Outdoor Dining Encroachment Permit may be submitted to the
Public Works Department on a form obtained from the Director. The application must be filed
with the Public Works Department no later than thirty (30) days prior to the expiration of the
existing Outdoor Dining Encroachment Permit. Upon determination by the Director that the
Permit should be renewed, the Applicant shall pay the annual fee as determined by resolution of
the City Council. (Staff Note: There is no annual fee; rather rent charges are collected.)
III. OUTDOOR DINING SITES
A. The outdoor dining encroachment area shall be a maximum depth of thirteen feet (13’) and
include a clear, continuous pedestrian path not less than five feet (5’) in width or more as
deemed appropriate by the Director of Public Works for pedestrian circulation outside of the
outdoor dining area. As used herein, pedestrian path means a continuous obstruction-free
sidewalk area, paved to City standards, between the outside boundary of the dining area.
B. The outdoor dining area shall be accessible to the disabled. The buildings adjacent to these
dining areas shall maintain building egress as defined by the Uniform Building Code and Title 24
Disabled Access Standards.
C. The final location and configuration of the outdoor dining area shall be subject to approval by
the Director of Public Works, who shall consider public safety issues unique to the specific
location.
D. No underground utilities are permitted within the encroachment area.
IV. DESIGN STANDARDS
A. Establishments that serve alcoholic beverages in the outdoor dining area shall provide a
physical barrier that satisfies these Standards and of the Alcohol Beverage Control Board. It is
the responsibility of the applicant to research and verify design compliance with the Alcohol
Beverage Control Board prior to filing an application for an Outdoor Dining Encroachment
Permit.
B. Barriers shall conform to the Public Works Director’s installation standards and be removable.
Barriers need not be removed each evening, but shall be capable of being removed; if
20
imbedded into the pavement they must be fixed through the use of recessed sleeves and posts,
otherwise by wheels that can be locked into place or weighted in place.
C. Any modification to the surface of public sidewalks, such as borings for recessed sleeves, shall
be approved by the Director. In no case shall there be any modification to the existing sidewalk
surface.
D. Barriers shall be able to withstand inclement outdoor weather and one hundred (100) pounds of
horizontal force at the top of the barriers when in their fixed positions.
E. The height of any barrier shall not exceed three feet six inches (3’- 6”) exception that clear glass
or plastic windscreens not to exceed 6.5’ in height may also be installed on the westerly side of
the encroachment area. (Staff Note: The allowed height for plastic windscreens is 6’ – 6”)
F. The use of awnings or umbrellas over the outdoor dining area is permitted, provided they do not
interfere with street trees. No portion of an awning or umbrella shall be less than eight feet (8’)
above the sidewalk. Umbrellas must be contained within the encroachment area. Awnings may
extend up to six feet six inches (6’-6”) from the building front or cover up to fifty percent (50%) of
the outdoor dining area, whichever is less. Retractable awnings may extend up to thirteen feet
(13’) from the building front or cover up to one hundred percent (100%) of the outdoor dining
area. whichever is less. A building permit must be obtained prior to installation of an awning.
(Amended City Council Resolution 12-6802)
G. Outdoor lighting fixtures should complement the style of the building. Lighting fixtures shall not
be glaring to pedestrians on the adjacent right-of-way, and shall illuminate only the outdoor
dining area. Outdoor lighting may be installed on the facade of the building. Lighting shall be
installed by a licensed electrician and requires an electrical permit from the Building and Safety
Division.
H. Tivoli lights, table lamps and candles are encouraged. The use of any candles shall comply
with State of California Fire Code and applicable City of Hermosa Beach requirements.
I. An Historic Preservation Certificate of Appropriateness shall be required prior to attaching any
lights, awnings, or physical barriers to an historic structure that has been designated “landmark”
or “significant” by the City Council.
J. Flowering plants are encouraged.
K. Television sets are permitted with a building permit and electrical permit.
L. Heaters are permitted with a building permit, electrical and plumbing permit.
M. Host/hostess podiums, ash cans, portable heaters and stanchions used to facilitate queuing of
patrons are permitted both within and outside the encroachment area. Any such items shall be
placed only in locations shown on the approved plan. Items may be placed outside the
encroachment area only if covered by the liability insurance policies required by Section VI of
these Standards. (Staff Note: Due to the prohibition on smoking, ash cans are no longer
allowed)
V. STANDARDS OF OPERATION
A. Restaurant management is responsible for running and operating the outdoor dining area and
shall not delegate or assign that responsibility. Outdoor dining areas shall be continuously
supervised by management. Patrons are prohibited from disturbing customers or passersby on
the adjacent right-of-way by loud, boisterous, and unreasonable noise, offensive words or
disruptive behavior.
21
B. Restaurant management shall keep the outdoor dining area clear of litter, food scraps, and
soiled dishes and utensils at all times. Trash receptacles shall be provided in outdoor dining
areas used for consuming take-out items.
C. At the end of each business day, establishments are required to clean (sweep and wash) the
area in and around the outdoor dining area and remove the debris to a closed receptacle. No
debris shall be swept, washed, or blown into the sidewalk, gutter or street in conformance with
the City’s NPDES regulations.
D. Televisions shall not be operated with audio.
E. If disposable materials are used, the establishment shall comply with all applicable City
recycling programs.
F. Plants shall be properly maintained and stressed or dying plants shall be promptly replaced.
Because plant fertilizers contain materials that can stain the pavement, water drainage from any
plants onto the adjacent right-of-way shall not be allowed. Potted plants shall have saucers or
other suitable systems to retain seepage and be elevated to allow for air flow of at least one
inch (1”) between saucer and sidewalk.
G. Awnings and umbrellas shall be washed whenever they are dirty and, in any event, no less than
two times each year.
H. All plans and permits for the outdoor dining area approved by the City shall be kept on the
premises for inspection at all times when the establishment is open for business.
I. Outdoor dining areas shall be operated in a manner that meets all requirements of the Los
Angeles County Health Department and other applicable regulations.
J. Upon termination of the Outdoor Dining Encroachment Permit, the Permittee shall immediately
remove the barriers around the outdoor dining area, return the sidewalk to its original condition,
and remove all personal property, furnishings, and equipment from the sidewalk. Any personal
property remaining on the premises shall be removed pursuant to the laws of the State of
California.
K. All existing CUP provisions for the adjoining commercial establishment shall be enforced within
the encroachment area. Noise, hours of operation and other city requirements shall be strictly
enforced as if the encroachment area were an extension of the permittees place of business. If
the encroachment permit requirements should not agree with the CUP requirements the stricter
of the two requirements shall prevail.
L. The allowable hours of operation within the outdoor encroachment area shall be consistent with
the CUP requirements for a particular permittee. City Council will have the option to extend
these hours for special events.
M. The total number of patrons inside the establishment and in the outdoor encroachment area
shall not exceed the posted occupancy limits of the establishment.
VI. INSURANCE
A. The Applicant shall obtain and maintain in force during the life of the Outdoor Dining
Encroachment Permit comprehensive general liability, broad form property damage and blanket
contractual liability insurance in a combined single limit amount, per claim and aggregate, of at
least one million dollars ($1,000,000) covering the applicant’s operations on the sidewalk. Such
insurance shall name, on a Special Endorsement form, the City, its elected, appointed boards,
22
officers, agents and employees as additional insureds. A Certificate of Insurance shall contain
provisions that prohibit cancellation, modification, or lapse without thirty (30) days prior written
notice to the City. Both the Certificate of Insurance and the completed standard Special
Endorsement form shall be submitted with the completed application for an Outdoor Dining
Encroachment Permit.
B. The Applicant shall obtain and maintain in force during the life of the Outdoor Dining
Encroachment Permit Worker’s Compensation insurance with statutory limits, and employer’s
liability insurance with limits of not less than one million dollars ($1,000,000) per accident.
C. Comprehensive general liability policy shall provide coverage for all of the Applicant’s outdoor
operations and facilities whether or not within the encroachment area.
D. The Applicant shall indemnify and hold harmless City, its officers, employees and agents from
and against all claims, causes of action, liabilities and damages for injuries to persons and
property, including reasonable costs of defense and attorney fees, arising from the Applicant’s
encroachment on City property, including but not limited to the Applicant’s negligent or wrongful
acts, errors or omissions in the construction, erection, operation and continued maintenance of
the encroachment in its location. The Applicant shall promptly pay the amount of any judgment
rendered against City, its officers, employees and agents for any such indemnified claims, and
reasonable costs and attorney fees incurred by City in the defense of such claims.
VII. ENFORCEMENT
A. Notice of violation of the outdoor dining design standards or standards of operation shall be
made in writing to the Permittee by any Code Enforcement Officer, Public Works Inspector or
Building Inspector of the City. A copy of the notice shall be filed with the Public Works Director.
The Permittee shall immediately cure the violation upon receipt of notice. If the violation is not
cured within ten (10) days after issuance of the notice to the Permittee, the Director may
suspend or revoke the Encroachment Permit.
B. The Outdoor Dining Encroachment Permit is in the nature of a revocable license, and is
revocable at will by the City. The Public Works Director may revoke an Outdoor Dining
Encroachment Permit upon thirty (30) days written notice, with or without cause. The Director’s
decision may be appealed to the City Council pursuant to the provisions of Chapter 12 of the
Hermosa Beach Municipal Code. The City Council’s decision shall be final.
23
1
Attachment 5
Existing Host/Hostess Podiums on the Plaza
24” x 24” x 45”
40” x 19” x 90”
61” x 34” x 61”
27” x 27” x 46”
24
2
23” x 16” x 45” 23.3" x 19” x 48.3"
Attachment 6
Examples of Host/Hostess Podiums
23.3" x 20.3 x 44.3"
22.3" x 20.5" x 46.8"
25
3
Attachment 7
Photos of Items on the Plaza
26
4
27
Attachment 8
Radius Map and Legal Posters
28
Palm DrThe StrandBayview DrHermosa AveManhattan Ave10th St
14th St
Pier Ave15th St
11th St
9th St
16th Ct
13th St
14th Ct
13th Ct
11th CtBeach Dr15th Ct
12th Ct
9th Ct
Pier Plaza
10th Ct
Beach Dr13th StBeach Dr±
City of Hermosa Beach
29
3
Analysis:
The applicant proposes to increase hours for sale of beer and wine and align the restaurant’s
hours of operation with the hours of service for on-sale beer and wine, as follows:
Use CUP-Current
Hours
CUP-Proposed
Hours
Actual Current
Operating
Hours
ABC License
Restaurant hours
of operation
7:00 a.m. with
no specific
closing hour
7:00 a.m. to 12
midnight
7:00 a.m. to
11:00 p.m.
N/A
On-Sale Beer and
Wine
7:00 a.m. to
10:00 p.m.
7:00 a.m. to 12
midnight
7:00 a.m. to
10:00 p.m.
7:00 a.m. to
10:00 p.m.
The City’s ‘late-night’ ordinance, Section 17.40.080(B)(1) seeks to reduce the potential for
adverse impacts associated with late-night alcohol beverage establishments by, among other
means, preventing an increase in the cumulative number of hours that these establishments
operate after 11:00 p.m. Section 17.40.080(B)(3) provides incentives (such as modified
operating rights like live entertainment, space for dance floors, etc.) that may be considered in
exchange for reducing late night hours provided impacts associated with the change in on-sale
operating rights can be mitigated. Section 17.40.080(B) further states, “In granting incentives,
the Planning Commission, or City Council on appeal, shall find that the incentive does not
exacerbate the adverse impacts sought to be reduced by the reduction in hours.”
The City has determined based on experience and empirical evidence that late-night on-sale
establishments tend to emphasize bar or nightclub atmosphere rather than bona-fide restaurant use
after 11:00 p.m., with the potential for adverse impacts such as intoxication, unruly behavior,
noise, and safety issues within and in the immediate vicinity of the late-night establishments. Such
activity has shown the potential to exacerbate negative impacts experienced in the downtown area,
which exhibits a high concentration of alcohol-serving establishments, and require increased police
services.
9/11 /12 and 9/27/12 City Council Staff Reports - Late Night Ordinance:
http://hermosabeach.granicus.com/MetaViewer.php?view_id=6&clip_id=1999&meta_id=110427
http://hermosabeach.granicus.com/MetaViewer.php?view_id=6&clip_id=2026&meta_id=111482
8/26/15 City Council Staff Report- On-Sale establishment issues
http://hermosabeach.granicus.com/MetaViewer.php?view_id=6&clip_id=3242&meta_id=157605
The Police Chief has concerns over extending the hours of operation as requested and requested
that this application be denied on the grounds that no benefit would accrue to the City by
reducing the hours of operation overall, in exchange for increasing hours of beer and wine
service. The Police Chief stated that this establishment currently closes around 11:00 p.m. as
their current approval restricts beer and wine service until 10:00 p.m. and extending the hours of
beer and wine service until 12 midnight is likely to increase any adverse impacts associated with
alcohol service in the downtown area. Further approving this request could facilitate
transforming the Greenbelt from a restaurant to a bar and police resources are already strained
dealing with the problems associated with the existing on-sale alcohol establishments in the area.
7
live entertainment, space for dance floors, etc.) that may be considered in exchange for
reducing late night hours provided impacts associated with the change in on-sale
operating rights can be mitigated. Section 17.40.080(B) further states, “In granting
incentives, the Planning Commission, or City Council on appeal, shall find that the
incentive does not exacerbate the adverse impacts sought to be reduced by the reduction
in hours.”
Section 4. Based on the foregoing factual findings the Planning Commission makes the
following findings pertaining to the amendment of a Conditional Use Permit Amendment
pursuant to Subsections H, I and J of 17.40.020 and 17.40.080(B) of the Municipal Code:
1. The proposal to extend hours for sale, service and consumption of beer and wine from
10:00 p.m. to 12:00 midnight is inconsistent with Section 17.40.080(B)(1) which seeks to
reduce the potential for adverse impacts associated with late-night alcohol beverage
establishments by, among other means, preventing an increase in the cumulative number
of hours that these establishments operate after 11:00 p.m.
2. The proposal would be inconsistent with the intent of Section 17.40.080(B)(3) which
allows consideration of incentives to reducing late night hours. While the proposal would
require the business to close by 12:00 midnight, the business typically closes by 11:00
p.m. and alcohol service is restricted to 10:00 p.m. by the ABC License and the CUP.
Therefore, closing the business by 12:00 midnight would not result in a decrease in actual
late night operating hours.
3. The proposal will result in increased potential for the establishment to assume the
character of a bar and for patrons to become intoxicated and thereby cause disturbances
later into the night. Since a CUP runs with the land potential future changes in
ownership, management or business model could result in additional late night impacts.
4. The proposal will add to the considerable concentration of such establishments and
people on the Plaza and in the downtown in the evening after 10:00 p.m., increasing the
potential for noise and behavioral problems, and impacts to residential and commercial
uses, especially on weekends and holidays. These issues are well documented and
ongoing:
9/11 /12 and 9/27/12 City Council Staff Reports - Late Night Ordinance:
http://hermosabeach.granicus.com/MetaViewer.php?view_id=6&clip_id=1999&meta_id=110427
http://hermosabeach.granicus.com/MetaViewer.php?view_id=6&clip_id=2026&meta_id=111482
8/26/15 City Council Staff Report- On-Sale establishment issues
http://hermosabeach.granicus.com/MetaViewer.php?view_id=6&clip_id=3242&meta_id=157605
5. The Police Chief advises that an increase in hours in which alcohol may be sold on Pier
Plaza given the concentration of late night establishments strains police services which
may affect public safety and increase costs to the City and impacts the capacity to service
other areas of the city.
6. The above are contrary to a stated objective of Section 17.40.080(B)(1) to ‘reduce the
potential for adverse impacts associated with late night alcohol beverage establishments’
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South Bay Bicycle Mini-Corral Plan - Hermosa Beach Planning Commission
South Bay
Bicycle Mini-Corral Plan
Hermosa Beach Planning
Commission
Tuesday March 17, 2015
South Bay Bicycle Mini-Corral Plan - Hermosa Beach Planning Commission
Plan Purpose
•Funded by SCAG
•Implementation of
bicycle master plan
•Guidance for mini-
corrals
•Increase bicycle
parking in
commercial areas
South Bay Bicycle Mini-Corral Plan - Hermosa Beach Planning Commission
Existing Conditions
South Bay Bicycle Mini-Corral Plan - Hermosa Beach Planning Commission
Community Outreach
•Public input meeting
•Online mapping tool
•Community-based site team
visits
South Bay Bicycle Mini-Corral Plan - Hermosa Beach Planning Commission
Pier Ave at Valley Dr
4 racks
8 bicycles
4 bollards
1 rubber curb
$5,500
South Bay Bicycle Mini-Corral Plan - Hermosa Beach Planning Commission
Pier Ave at Monterey Blvd
3 racks
6 bicycles
3 bollards
1 rubber curb
$4,400
South Bay Bicycle Mini-Corral Plan - Hermosa Beach Planning Commission
Pier Ave at Hermosa Ave
4 racks
8 bicycles
7 bollards
$7,700
South Bay Bicycle Mini-Corral Plan - Hermosa Beach Planning Commission
Hermosa Ave at 10th Street
3 racks
6 bicycles
7 bollards
$6,900
South Bay Bicycle Mini-Corral Plan - Hermosa Beach Planning Commission
Hermosa Ave at 13th Street
3 racks
6 bicycles
5 bollards
1 rubber curb
$5,800
South Bay Bicycle Mini-Corral Plan - Hermosa Beach Planning Commission
Secondary
Priority
Locations
11th St at The Strand
13th St at The Strand
Pier Ave at Manhattan Ave
South Bay Bicycle Mini-Corral Plan - Hermosa Beach Planning Commission
Questions?
Contact Info:
James Powell
Alta Planning + Design
jamespowell@altaplanning.com
City of Hermosa Beach
Beach Access and Parking Study
600 Wilshire Blvd., Suite 1050
Los Angeles, CA 90017
213.261.3050
January 2015
Submitted by
TABLE OF CONTENTS
Introduction to the Beach Access and Parking Study .......................... 2
Coastal Zone Visitors ................................................................................. 4
Methodology and Findings ................................................................................. 4
Coastal Zone Mode Share ......................................................................... 7
Mode Share ............................................................................................................... 7
Parking in the Coastal Zone ..................................................................... 9
Parking Conditions ................................................................................................. 9
Sources ...................................................................................................... 23
LIST OF FIGURES
Figure 1 – Study Area ..................................................................................................... 3
Figure 2 – Origin and Number of Coastal Zone Visitors on a Weekday
Afternoon ............................................................................................................................ 5
Figure 3 – Origin and Number of Coastal Zone Visitors on a Weekday
Evening ................................................................................................................................ 6
Figure 4 – Origin and Number of Coastal Zone Visitors on a Weekend
Afternoon ............................................................................................................................ 6
Figure 5 – Coastal Zone Public Parking Supply ................................................ 10
Figure 6 – Public Parking Restrictions .................................................................. 11
Figure 7 – Coastal Zone Public Parking Occupancy Density on a
Weekday Afternoon ..................................................................................................... 13
Figure 8 – Coastal Zone Public Parking Occupancy Density on a
Weekday Evening ......................................................................................................... 14
Figure 9 – Coastal Zone Public Parking Occupancy Density on a
Weekend Afternoon .................................................................................................... 15
Figure 10 – Coastal Zone Public Parking Occupancy by Parking Permit
Holders on a Weekday Afternoon ......................................................................... 17
Figure 11 – Coastal Zone Public Parking Occupancy by Parking Permit
Holders on a Weekday Evening .............................................................................. 18
Figure 12 – Coastal Zone Public Parking Occupancy by Parking Permit
Holders on a Weekend Afternoon ......................................................................... 19
Figure 13 – Car2Go Vehicles Parked in the Coastal Zone ............................ 22
LIST OF TABLES
Table 1 – Hermosa Beach Population and Coastal Zone Visitors ................ 4
Table 2 – Coastal Zone Trip Length from Home Destination ........................ 5
Table 3 – Mode Share .................................................................................................... 7
Table 4 – Bicycle Activity on the Strand .................................................................. 8
Table 5 – Coastal Zone Public Parking Supply ..................................................... 9
Table 6 – Coastal Zone Parking Occupancy ....................................................... 12
Table 7 – Coastal Zone Parking Occupancy by Parking Permit Holders 16
Table 8 – Occupancy in Public Parking Lots A – C .......................................... 20
Table 9 – Car2Go Vehicles Parked in the Coastal Zone ................................. 21
2
INTRODUCTION TO THE BEACH ACCESS AND PARKING
STUDY
In the summer of 2014, Fehr & Peers conducted a detailed parking inventory and occupancy survey in the
City of Hermosa Beach Coastal Zone (Coastal Zone) to document existing access and parking conditions
during the peak summer beach season. The Coastal Zone extends from the north to the south city limits,
and east from the beach to approximately Valley Drive (see Figure 1).
The methods, locations, and time periods for the survey data collection were directed by City staff and
reflect input from the consultant team working on the updates to the General Plan and the Local Coastal
Plan as well as the Hermosa Police Department. The City has a long and successful history of managing
public parking resources, and this inventory and survey is intended to support ongoing management
decisions.
Data collected include information related to three aspects of coastal visitation and access:
1. Coastal Zone visitors – both in terms of their number and the origin of their trip
2. Coastal Zone mode share – summarizing data from an in-person beach area survey, and
3. Parking in the Coastal Zone – including parking supply, regulations, and occupancy levels
This document is structured as a summary of the data and does not include recommendations or
suggested changes to parking standards, additional parking supply or management policies. Key
observations revealed in analysis of the survey data are discussed in greater detail in the sections to
follow.
3
Introduction │Hermosa Beach Beach Access and Parking Study
Figure 1 – Study Area
4
COASTAL ZONE VISITORS
METHODOLOGY AND FINDINGS
Data Collection Methodology
Coastal Zone visitor origin data was collected using cell phone and other GPS device data, which provides
a robust data set covering a broad area. Data is collected from all types of mobile phones, not just
smartphones. The data set is scrubbed of all personally identifiable information, and uses an algorithm to
determine a mobile phone user’s home location based on the phone’s usual stationary nighttime
coordinates.
For the Coastal Zone analysis, data was collected on all mobile signals active within the Coastal Zone
during similar time periods to those in which the parking occupancy survey was conducted, including on
weekday afternoons, weekday evenings, and weekend afternoons. To avoid counting vehicles driving
through, but not stopping in, the Coastal Zone, mobile signals were only considered as a visitor if they
stopped for a minimum continuous five to seven minute period within the Coastal Zone (i.e., for a longer
period of time than a driver stopped at a red light would wait for a green signal). Results present the
number and origin location of visitors to the Coastal Zone during the selected times of day, averaged
from a year’s worth of data, excluding holiday periods.
Number of Coastal Zone Visitors
Cell phone data revealed that the total number of residents and visitors inside the Coastal Zone on a
weekday afternoon number almost 50,000, or more than 2.5 times the total city population
(approximately 20,000). On a weekday evening, the number of people within the Coastal Zone grows to
just over 60,000 people, and on a weekend afternoon, the number of people in the Coastal Zone swells
incredibly to almost 110,000 – five and a half times the total city population. Table 1 presents the number
of visitors to the Coastal Zone in each surveyed time period.
Table 1 – Hermosa Beach Population and Coastal Zone Visitors
Area Population
City of Hermosa Beach 19,535
Coastal Zone - Weekday Afternoon 48,600
Coastal Zone - Weekday Evening 60,500
Coastal Zone - Weekend Afternoon 108,000
Coastal Zone Visitor Origin
At all times, a majority of visitors to the Coastal Zone are “local”, originating within a radius of 10 miles
from neighboring communities such as Manhattan Beach, Redondo Beach, El Segundo, and Torrance. Of
the three surveyed time periods, the percentage of local visitors is highest on a weekday evening, when
80 percent of people in the Coastal Zone come from 10 miles away or less. The percentage of local visitors
is lowest on weekend afternoons, when only 66 percent of the total number of people in the Coastal Zone
5
Coastal Zone Visitors │ Hermosa Beach Beach Access and Parking Study
come from 10 miles away or less. However, because the total number of visitors to the Coastal Zone is so
much higher on a weekend afternoon as compared to a weekday evening, the number of local visitors
represented in the 66 percent (71,000) is higher than even the total number of people in the Coastal Zone
from any distance on a weekday. In all surveyed time periods, between five and 10 percent of people in
the Coastal Zone (or between 3,000 and 9,000 people) come from more than 100 miles away – and likely
arrived to the area from one of the regional airports including LAX or Long Beach. Table 2 presents the
percent of visitors to the Coastal Zone from varying differences during each surveyed time period. Figure
2, Figure 3, and Figure 4 illustrate the origin of visitors to the Coastal Zone during a weekday afternoon,
weekday evening, and weekend afternoon, respectively.
Table 2 – Coastal Zone Trip Length from Home Destination
Weekday Afternoon Weekday Evening Weekend Afternoon
Total Visitors 48,600 60,500 108,000
Home Destination Count Percent Count Percent Count Percent
< 3 miles 19,000 38% 30,000 50% 41,000 36%
3 - 10 miles 16,000 33% 18,000 30% 30,000 30%
10 - 50 miles 10,000 21% 9,000 15% 25,000 24%
50 - 100 miles 600 1% 500 1% 3,000 2%
100 + miles 3,000 7% 3,000 5% 9,000 8%
Figure 2 – Origin and Number of Coastal Zone Visitors on a Weekday Afternoon
6
Figure 3 – Origin and Number of Coastal Zone Visitors on a Weekday Evening
Figure 4 – Origin and Number of Coastal Zone Visitors on a Weekend Afternoon
7
Coastal Zone Mode Share│ Hermosa Beach Beach Access and Parking Study
COASTAL ZONE MODE SHARE
MODE SHARE
The most reliable source of data on mode share comes from 74 responses collected in a Beach Area
Survey conducted in August 2014 by members of the Hermosa Beach General Plan Update team, and
from video of bicycle activity on the Strand recorded over four days in August 2014. According to the
Beach Area Survey, 40 percent of beach area visitors arrived by walking, 56 percent drove, and the
remaining four percent biked, skateboarded, or were dropped off in a taxi or another vehicle. No beach
area visitors reported using public transit. Table 3 illustrates beach area visitor mode share, as collected in
the Beach Area Survey. As a comparison, Hermosa Beach citywide commute mode share, excluding
workers who work from home, is also presented.
Table 3 – Mode Share
The number of beach area visitors who arrived by bicycle may be underreported as few bicyclists stopped
to take the survey. Video taken on the Strand just north of Pier Avenue suggests that the number of area
visitors bicycling to or on the beach is extremely high: 300 bicyclists were observed during one hour on a
weekday afternoon, over 400 bicyclists in one hour on a weekday evening, and almost 1,000 bicyclists in
one hour on a weekend afternoon. Table 4 presents bicycle activity by bicyclist classification on the Strand
during each surveyed time period.
2%
Beach Area Visitor Mode Share City of Hermosa Beach Citywide
Commute Mode Share (Excluding
Workers Who Work From Home)
8
Table 4 – Bicycle Activity on the Strand
Weekday Afternoon Weekday Evening Weekend Afternoon
Overall 293 413 966
Bicycle Enthusiast 8 3 40
Adult Male 173 223 572
Adult Female 99 156 295
Child 10 23 46
Adult w/ child in child seat/trailer 3 8 13
* Bicycle enthusiast may be male or female, and was identified as wearing spandex bicycle clothing
`
9
Parking in the Coastal Zone │ Hermosa Beach Beach Access and Parking Study
PARKING IN THE COASTAL ZONE
PARKING CONDITIONS
Methodology
A parking inventory was conducted first. On every street segment within the Coastal Zone, the following
variables were observed and recorded: the number and type of parking spaces, all posted restrictions, and
the cost to park. Following the inventory, an occupancy survey was conducted on Saturday, August 2 and
Tuesday, August 5. Per the City’s direction, occupancy counts were collected on Saturday and Tuesday
afternoons between 2:00 and 3:00 PM to collect data during the peak beach visitation period, and on
Tuesday evening between 7:00 and 8:00 PM during the peak weekday evening restaurant dinner hour.
Observations included whether a parking space was occupied, and if it was occupied by a vehicle
displaying a Residential Parking Permit sticker or tag.
Coastal Zone Public Parking Supply
There are approximately 4,400 public parking spaces in the Coastal Zone. Of the 4,400 spaces, more than
400 can be found in one of three public parking lots located west of Hermosa Avenue near the beach,
while approximately 1,500 of the on-street spaces are metered. For purposes of analysis, and with input
from City of Hermosa Beach staff, the Coastal Zone was divided into three subzones with the following
geographic limits:
Zone 1 North City Limit – 16th Street Primarily Residential land use
Zone 2 16th Street – 8th Street Primarily Commercial land use
Zone 3 8th Street – South City Limit Primarily Residential land use
Zone 1 has the greatest concentration of public parking in the Coastal Zone. Table 5 presents the number
and type of public parking spaces available in each analysis subzone. Figure 5 illustrates the number of
public parking spaces available on each analyzed street segment and in each of the three public parking
lots. Figure 6 illustrates metered and unmetered parking restrictions on each analyzed segment.
Table 5 – Coastal Zone Public Parking Supply
Area Metered Unmetered Parking Lot Total
Overall 1,512 2,457 428 4,397
Zone 1 622 1,394 - 2,016
Zone 2 419 764 428 1,611
Zone 3 471 299 - 770
10
Figure 5 – Coastal Zone Public Parking Supply
11
Parking in the Coastal Zone │ Hermosa Beach Beach Access and Parking Study
Figure 6 – Public Parking Restrictions
12
Coastal Zone Public Parking Occupancy
Occupancy in the Coastal Zone is lightest on weekday afternoons and heaviest on weekend afternoons,
with occupancy on weekday evenings more similar to that of afternoons on weekdays than on weekends.
Geographically, utilization of parking spaces is highest in Zone 1, with more than twice as many spaces
occupied in Zone 1 than in Zone 3 in each surveyed time period. Despite this, occupancy rates (the
percent of spaces which are occupied, as opposed to the number of spaces occupied) are highest in Zone
3 due to the unequal distribution of parking spaces between subzones. In Zone 3 on Saturday afternoons,
the parking supply nears capacity with an occupancy rate of 98 percent. Overall occupancy in the entire
Coastal Zone never exceeds 80 percent. Table 6 presents the number and percent of occupied Coastal
Zone public parking spaces cumulatively and in each subzone across the analyzed time periods. Figure 7,
Figure 8, and Figure 9 present density maps highlighting high occupancy areas in the Coastal Zone during
a weekday afternoon, weekday evening, and weekend afternoon, respectively.
Table 6 – Coastal Zone Parking Occupancy
Area Weekday Afternoon Weekday Evening Weekend Afternoon
Overall 2,367 54% 2,756 63% 3,470 79%
Zone 1 1,118 55% 1,317 65% 1,712 85%
Zone 2 773 48% 825 51% 1,005 62%
Zone 3 476 62% 614 80% 753 98%
13
Parking in the Coastal Zone │ Hermosa Beach Beach Access and Parking Study
Figure 7 – Coastal Zone Public Parking Occupancy Density on a Weekday Afternoon
14
Figure 8 – Coastal Zone Public Parking Occupancy Density on a Weekday Evening
15
Parking in the Coastal Zone │ Hermosa Beach Beach Access and Parking Study
Figure 9 – Coastal Zone Public Parking Occupancy Density on a Weekend Afternoon
16
Residential Permit Parking in the Coastal Zone
The geographic borders of the Residential Parking Permit District are nearly contiguous with the Coastal
Zone boundary (see Figure 1). Residential parking permit holders are entitled to park at 24-hour meters
without paying the meter or in one hour residential zones without regard to the time limit for up to 72
hours. Employees of local businesses are also entitled to purchase parking permits for an additional fee.
Occupancy by residential parking permit holders within the Coastal Zone is heaviest in the evening and on
weekends, when almost half of all spaces are occupied by permit holders. In Zone 3 on weekends, permit
holders consume almost the entire parking supply (85 percent). Table 7 presents the percent of public
parking spaces in each subzone occupied by a parking permit holder’s vehicle across the three analyzed
time periods. Figure 10, Figure 11, and Figure 12 present occupancy maps showing occupancy by parking
permit holders during a weekday afternoon, weekday evening, and weekend afternoon, respectively.
Table 7 – Coastal Zone Parking Occupancy by Parking Permit Holders
Area Weekday Afternoon Weekday Evening Weekend Afternoon
Overall 28% 40% 44%
Zone 1 30% 45% 46%
Zone 2 20% 25% 22%
Zone 3 37% 61% 85%
17
Parking in the Coastal Zone │ Hermosa Beach Beach Access and Parking Study
Figure 10 – Coastal Zone Public Parking Occupancy by Parking Permit Holders on a Weekday
Afternoon
18
Figure 11 – Coastal Zone Public Parking Occupancy by Parking Permit Holders on a Weekday
Evening
19
Parking in the Coastal Zone │ Hermosa Beach Beach Access and Parking Study
Figure 12 – Coastal Zone Public Parking Occupancy by Parking Permit Holders on a Weekend
Afternoon
20
Occupancy in Public Beach Parking Lots
A total of 428 parking spaces are provided in three public parking facilities, Lots A – C, which are located
between Hermosa Avenue and the Strand near Pier Avenue. Lot C provides three electric vehicle charging
stations on the third floor of the parking facility.
Overall occupancy of the three lots was lightest on a weekday evening and highest on a weekend
afternoon. Occupancy was generally higher than 85 percent, but at no surveyed time did occupancy drop
below 79 percent. (During the weekend afternoon survey period, Lot B was closed for a beach event.)
Table 8 presents parking supply numbers as well as occupancy rates in the three parking facilities during
each of the analyzed time periods. Additionally, Table 8 presents the proportion of parking spaces
occupied by a parking permit holder.
Table 8 – Occupancy in Public Parking Lots A – C
Weekday Afternoon Weekday Evening Weekend Afternoon
Lot Supply Occ Rate
Permit
Occ Rate Occ Rate
Permit
Occ Rate Occ Rate
Permit
Occ Rate
Overall 428 89% 33% 79% 7% 95% 9%
Lot A 130 95% 5% 90% 8% 90% 11%
Lot B 37 100% 59% 97% 19% - -
Lot C 261 96% 43% 72% 4% 97% 9%
21
Parking in the Coastal Zone │ Hermosa Beach Beach Access and Parking Study
Car2Go
Car2Go is a new one-way point-to-point carsharing service available in the South Bay that allows users to
pick up a car parked on the street near their point of origin and leave it parked on the street at their
destination. Car2Go launched at the end of July 2014. Two Car2Go vehicles were observed in the Coastal
Zone on the surveyed weekday, five were observed on the surveyed weekend day. Table 9 presents the
number and location where Car2Go vehicles were observed parking during each of the surveyed time
periods. Figure 13 illustrates the location of Car2Go vehicles within the Coastal Zone.
Table 9 – Car2Go Vehicles Parked in the Coastal Zone
Area Weekday Afternoon Weekday Evening Weekend Afternoon
Overall 2 1 5
Zone 1 2 1 -
Zone 2 - - 3
Zone 3 - - 2
22
Figure 13 – Car2Go Vehicles Parked in the Coastal Zone
2
23
Sources │ Hermosa Beach Beach Access and Parking Study
SOURCES
American Community Survey 5-year Estimates, 2008-2012 “Total Population”
American Community Survey 5-year Estimates, 2009-2013 “Means of Transportation to Work by Age”
Streetlight Cell Phone Data, 2013
Hermosa Beach Parking Supply and Occupancy Count Survey Data, August 2014
Hermosa Beach Area Survey, August – September 2014
Hermosa Beach Police Security Video Footage, August 2014
HERMOSA BEACH
Downtown Core Revitalization Strategy
Prepared for the City of Hermosa Beach by ROMA Design Group and Economic & Planning Systems
JANUARY 2014
HERMOSA BEACH
Downtown Core Revitalization Strategy
Prepared for the City of Hermosa Beach by ROMA Design Group and Economic & Planning Systems
JANUARY 2014
Table of Contents
Introduction .....................................................................................................1
The Downtown Core .....................................................................................3
Commercial Tenanting Strategy ................................................................7
Hermosa Avenue Streetscape Improvements ....................................10
Pier Plaza and The Strand Improvements .............................................12
Hotel Development Strategy ...................................................................16
Parking Strategy ............................................................................................23
Overview of South Bay Cities
DOWNTOWN CORE REVITALIZATION STRATEGY 1
Introduction
Hermosa Beach is one of three beach cities in the South Bay and
together with Redondo Beach and Manhattan Beach, repre-
sents a resource of great value within the larger Los Angeles
region. Established as independent municipalities more than
one hundred years ago, they were originally resort and recre-
ational settings, somewhat removed from the economic life of
the land-centric city of Los Angeles to the north and east. Once
only accessible by trolley and rail to the rest of the region, these
cities are now very well connected to the metropolitan area and
have become even more attractive places for residents. At the
same time, they also serve as a regional open space and recre-
ational resource for the metropolitan area and therefore have to
contend with the surges of population on weekends and during
the summer months. Historic census information reveals continu-
ously upward trends in household income, educational levels,
home ownership and land value. Upgrades and improvements to
the building stock, which was built for shorter-term summer stays,
have been undertaken. As the region has continued to grow and
expand, the beach cities have become increasingly valuable places
to live, work and play.
Hermosa Beach has many features in common with Manhattan
Beach to the north and Redondo Beach to the south, and is closely
linked to these communities by the continuity of the public beach,
the Strand along the beach and the Greenbelt. But, it is also a
very distinctive place with its own issues, opportunities and chal-
lenges. Hermosa Beach is the smallest of the beach communities
and it is also the one that is geographically most focused on the
coast. It is also more of a bedroom community, with greater out-
commuting of residents to work and a smaller daytime popula-
tion. At the same time, historic economic data indicates resiliency
in the real estate market and generally the market potential is
good for a variety of different uses, particularly with the effects of
the Great Recession waning.
Hermosa Beach has an attractive, small town character and a fine-
grain urban fabric generally comprised of small lots and build-
ings. The urban pattern is oriented to the beach and the pier,
connected by the Strand and the Greenbelt and punctuated by
other parks and open spaces. As the City continues to change
and evolve over time, and as growth occurs, there is an ongoing
concern over the surges in population and the generally nega-
tive social behavior that occurs within the Pier Plaza area. These
are important concerns, which may be best addressed by posi-
tive changes aimed at making upgrades and investments that will
attract economic enterprises and activities that will ultimately
overshadow the negative aspects.
2 CITY OF HERMOSA BEACH • JANUARY 2014
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DOWNTOWN
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Downtown Context
DOWNTOWN CORE REVITALIZATION STRATEGY 3
Over the past several months, ROMA Design Group has been
working with Economic & Planning Systems (EPS), economic
consultants, and the City of Hermosa Beach in developing strate-
gies for the economic development of the Downtown and Civic
Center areas. In the first phase of the work effort, options related
to the leveraging of City-owned property were identified and
evaluated. Based on direction from the City Council, the Phase
2 effort has focused within the Downtown Core. The purpose of
this report is to summarize the findings of the Phase 2 work effort.
The Downtown Core
The Downtown Core encompasses the rectangle between 10th
and 14th Streets and between the Strand and Palm Drive and
is focused on Hermosa Avenue and Pier Plaza. It is part of the
downtown district, which extends north to 15th Street, south to
8th Street and east along Pier Avenue to Valley Boulevard. While
the upper Pier Avenue has an important relationship to the
Downtown Core, it has already been the subject of a successful
revitalization effort and is not the primary focus of the strategies
described herein.
The Downtown Core is the oldest part of Hermosa Beach, which
was originally platted in the early 1900’s. Today, it has many of the
characteristics of an older downtown, with buildings on relatively
small parcels that have incrementally developed over time. Some
of the most notable older structures were built with clear civic
intent and stature, attaining heights of 40 to 60 feet. Historically,
these taller buildings with large windows and high floor-to-ceiling
ground floor spaces were located immediately adjacent to the
sidewalk. Commercial uses were built to support the recreational
nature of the beach community as well as to serve the small
permanent and seasonal residential population. Landmark build-
ings reflect the early identity of Hermosa Beach, including the
Biltmore Hotel (now demolished), the Bijou Theater and the Bank
of America and a number of mixed-use buildings with ground
floor shops with upper floor office and residential uses.
As the population increased, particularly after World War II, and
as the pattern of shopping shifted to larger shopping centers,
the nature of the downtown also underwent significant changes.
Within the center of downtown at the foot of Pier Avenue, bars
began to occupy buildings as commercial uses declined and relo-
cated elsewhere. Now, it is important to create an environment
that nurtures the increasingly stable, diverse and family-oriented
population. Investing in improvements to the public realm is
one of the first steps that can be made, and will signal the City’s
commitment to the area. Subsequent important steps will be to
better manage parking and encourage a greater variety of busi-
nesses, including fine dining establishments, high quality hotels
and upper floor offices that reflect the changing nature of the
population and contribute to the overall downtown environment
4 CITY OF HERMOSA BEACH • JANUARY 2014
The Lighthouse, featuring jazz on Pier Plaza, the landmark Biltmore Hotel and the Bijou Theater, made distinctive contributions to the identity
and activity of Hermosa Beach. After WWII the downtown underwent significant changes and now it is poised to change in a fresh new way.
DOWNTOWN CORE REVITALIZATION STRATEGY 5
and quality of life in the city. In the future, downtown Hermosa
Beach should become a place that appeals to a wide diversity of
people – the surfer, the creative entrepreneur, the high tech busi-
nessman and the young family with children. It should be a place
that allows a diversity of groups to mutually co-exist - not a place
that is dominated by one group at the expense of another.
The downtown district is the heart of Hermosa Beach and should
be enhanced so that it becomes, to an even greater extent than
today, the focus of social life in the city. The betterment of the
downtown will reflect positively on the quality of life in the com-
munity as a whole. In 2010, the City invested in improvements
to upper Pier Avenue that have already had significant benefits
on the character and quality of that street. This report addresses
what further actions should be taken to nurture positive change.
As Hermosa Beach has matured as a community, the downtown
has evolved as well. Still, the downtown businesses do not serve a
broad cross-section of the population and provide less in the way
of diverse retail and fine dining than would be expected, given
the demographics of the community and the high quality assets of
the area.
If we look at the downtown district in its entirety, and the core
area more specifically, there is a significant amount of land that is
now vacant, used for parking or is underutilized. Positive
Pier Avenue Improvements
redevelopment of these areas will help to enhance the quality
of life in the city. Critical to the transformation of the area is
achieving the appropriate mix of uses and quality of development
that makes Hermosa Beach a more sustainable and livable commu-
nity. From a land use point of view, there are certain types of uses
that can contribute to a more sociable, publicly-spirited place and
a more economically viable district.
Within the downtown as a whole as well as within the core,
there is a need to increase the day-time population to add life
and vitality that goes beyond the typical recreationally oriented
uses that have been historically attracted to the beach setting of
6 CITY OF HERMOSA BEACH • JANUARY 2014
A diverse family-friendly downtown environment
Hermosa Beach. Office development, whether on upper floors
or in stand-alone buildings, is an important activity that can build
economic support for local-serving retail and quality dining estab-
lishments. Recent office development that caters to businesses
in knowledge work fields, such as finance, real estate and infor-
mation, has occurred within the city primarily within downtown
along Pier Avenue. This reflects a larger trend in which knowl-
edge workers are taking advantage of the flexibility afforded by
communications systems for work closer to their homes and in
areas offering a high quality of life.
Hotel development can also help to improve the vitality and
economic viability of the Downtown Core by providing for over-
night stay and longer visitation. There is strong market potential
for hotel development on beachfront locations which are limited
within Los Angeles County. Hermosa Beach is exceptionally well
positioned for upscale hotel facilities on beachfront locations
within the Downtown Core. In addition, if new hotel develop-
ment includes an ample lobby, restaurant, spa, and other ameni-
ties, it will help to create a more sociable and attractive destina-
tion that will enhance its image and identity and contribute to its
sense of security. Furthermore, high quality hotel development
will, as with additional office uses, also provide greater market
support for quality retail and restaurant establishments.
DOWNTOWN CORE REVITALIZATION STRATEGY 7
The encouragement of office and hotel uses cannot come at the
expense of creating a pedestrian oriented people place with
active ground level uses on key corridors and adjacent to impor-
tant public spaces. In addition, creating a more active, people-
oriented place must also be pursued in conjunction with quality
development that respects the scale and unique character of
Hermosa Beach. To realize the potential of the Downtown Core
will require the pro-active pursuit of appropriate infill develop-
ment as well as public-private partnerships, implementation of
public parking and streetscape improvements as well as some
modifications to existing zoning.
Commercial Tenanting Strategy
Within the Downtown Core, the prime commercial tenanting
opportunities are located along Hermosa Avenue, adjacent to
Pier Plaza and on the Strand. Strategic public investment and
successful development of catalyst sites in these three areas –
Pier Plaza, Hermosa Avenue and the Strand frontage – could
dramatically enhance the appeal, sociability and security of the
Downtown Core and help transform it into a vibrant center for
Hermosa businesses.
Today, the quality and diversity of many existing retail establish-
ments is not on par with expectations of residents or potential visi-
tors from other Beach Cities. For example, the current retail tenant Examples of mixed-use buildings with office above retail
8 CITY OF HERMOSA BEACH • JANUARY 2014
mix along Pier Avenue and Hermosa Avenue appears to be over-
represented in the health and beauty sector - uses more typical
of a neighborhood center than a retail shopping district - and are
under-represented in the apparel sector, where the City exhibits
significant retail leakage. As previously discussed, uses that increase
the day-time population and longer stay visitation will contribute to
the market support for retail development. Streetscape improve-
ments and public parking can also help to enhance the appeal,
convenience and attractiveness of the area. In addition, zoning
modifications that eliminate on-site parking requirements will help
to create greater continuity and pedestrian interest.
Creating a more distinctive and well-defined retail district will
help to market the area as a destination and, at the same time,
attract better quality shops and restaurants. Improvements to the
public realm are key to the enhancement of the image and iden-
tity of the Downtown Core as a retail destination. Widened side-
walks and public plazas that create space for cafes and outdoor
dining can also attract additional patrons. Activities that spill out
and populate the public spaces communicate that this place is
worth visiting - seeing people brings people. In addition, the
provision of convenient on-street parking makes retail shopping
appear more accessible and attractive. Furthermore, the current
ever-increasing trend towards bicycling for both recreation and
work trips needs to be recognized by the provision of convenient
bicycle parking as well. Examples of active ground level uses
DOWNTOWN CORE REVITALIZATION STRATEGY 9P I E R P L A Z A1 3 T H S T R E E T1 1 T H S T R E E T1 0 T H S T R E E T1 4 T H S T R E E T1 4 T H C O U R T1 1 T H C O U R T1 0 T H C O U R T1 5 T H C O U R T
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Ground Level Retail and Dining Opportunities
The Downtown Core is an ideal location for active ground floor
uses, including retail shops, restaurants, cafes, juice bars, health
clubs and a broad range of commercial establishments that will
invigorate the downtown. A greater concentration and diversity
of quality retail activity should be encouraged, along with a focus
on smaller, local cafe and eating establishments, like the Gum
Tree and Java Man on Pier Avenue have. Small snack and coffee
shops (25 or fewer seats) that contribute to the local character and
pedestrian orientation should be permitted within the Downtown
Core. Currently, discretionary review is required.
Streetscape improvements help economic vitality
Lack of active ground level uses along the Strand
10 CITY OF HERMOSA BEACH • JANUARY 2014
Hermosa Avenue Streetscape Improvements
Just as Pier Avenue is the gateway to the downtown district from the
east, Hermosa Avenue is an important north/south gateway into the
City. It traditionally served as the “main street” to the community,
providing essential goods and services for the local population.
Hermosa Avenue has significant regional continuity but does not
present a strong sense of arrival when it traverses the downtown
core. Improvements that enhance this sense of arrival and provide a
stronger sense of the downtown as a district should be considered.
Just as the improvements on Pier Avenue have spurred reinvest-
ment and positive changes, improvements to Hermosa Avenue
between 10th and 14th Streets can strengthen the economic
underpinnings of this part of the Downtown Core. A concept
similar to what was successfully undertaken along Pier Avenue was
favorably considered by the City Council at a recent study session in
reference to the improvements planned for Hermosa Avenue. This
concept would involve the provision of wider 20-foot sidewalks on
the sunny east side of the street, where sidewalk cafes and outdoor
seating should be encouraged, the addition of street trees and
intersection and median improvements, as well as diagonal parking.
From a traffic point of view, the concept would allow for flexibility
in operations. Within the curb-to-curb dimension of the street,
there would be one wide 14-foot southbound sharrows lane
with 8 feet for parking, for a total of 22 feet. If needed, this area
could also accommodate two southbound moving lanes during
peak periods. In the other direction, separated by a 10-foot
landscaped median or turn lanes, vehicles would travel along two
11-foot northbound lanes. In addition to movement down the
street, it is anticipated that the curbside lane would be used for
moving in and out of the parking spaces, and the median-side
lane would accommodate bicycle movement.
On the east side of the street, diagonal parking would be accom-
modated within a 16-foot wide area. This could be configured
as head-in parking that is preferred by retail shops or as back-in
parking that is preferred by bicyclists since it offers greater visi-
bility of motorists for moving bicycles.
The addition of diagonal parking directly adjacent to the east
side of the street would provide 30 additional on-street parking
spaces. Tighter traffic lanes would also have the additional benefit
of calming traffic within the Downtown Core and allow it to be
perceived as a destination rather than a place to move through
on the way to somewhere else. Overall, the improvements would
provide convenient parking that would help expand the market
potential of the street, and in combination with the streetscape
improvements and the widening of the sidewalk, would also
provide for a more sociable pedestrian-oriented environment.
DOWNTOWN CORE REVITALIZATION STRATEGY 11
Hermosa Avenue Streetscape Concept14TH STREET14TH CT13TH ST13TH CT11TH ST11TH CT10TH STREETPIERPLAZAPIER AVENUE20’
SIDEWALK
16’
PARKING
11’
100’RIGHT OF WAY
11’10’ 12’ 10’
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10’
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Hermosa Avenue today
12 CITY OF HERMOSA BEACH • JANUARY 2014
Pier Plaza and the Strand Improvements
The pedestrianization of Pier Plaza and the addition of Canary
Island Palms undertaken in 1998 was a good first step towards
reclaiming this important space within the community. Today, it is
a unique resource within the City and South Bay, offering a place
for people gathering right at the threshold to the Pier, the Strand
and the beach. However, when it was redesigned, it was still
envisioned for vehicular movement and therefore the scale and
organization of the street works well for special events and when
there are crowds of people using the space. The events that are
planned for Pier Plaza should continue and be encouraged fur-
ther, promoting activities such as a regular farmer’s market once or
twice a week, that bring residents to the area and create a greater
sense that the place is not only for visitors but also for residents.
At the same time, the space of the plaza needs to be rescaled
and made more attractive during times when fewer people are
present. It should feel like a comfortable outdoor room that
works when it is full of activity and when it is not. Currently
the space is 450 feet long and, with a width of 100 feet, seems
vacuous. Specific recommendations to benefit the scale and
structure of the street would include extending the palm trees
all the way to the Strand and adding elements that will make
it more attractive, including lighting, landscape and banners.
Furthermore, upper story uses would not only provide additional
activity but provide a better scale to this wide space and addi-
tional support for the retail uses along it.
A significant objective of many community groups within the City
is to make the Downtown Core a stronger destination for resi-
dents and families as well as for visitors and nighttime entertain-
ment. Since the City controls the beach and Plaza areas west of the
Strand, consideration could be given to building a new and exciting
children’s playground that would serve a variety of age groups as
well as adult fitness areas within view of the playground. Modern
Pier Plaza during a special event
DOWNTOWN CORE REVITALIZATION STRATEGY 13
0 20’40’
PIER PLAZA STREETSCAPE IMPROVEMENT CONCEPT
Strategic Plan for Economic Development
Prepared for the City of Hermosa Beach by ROMA Design Group in association with Economic & Planning Systems
NOVEMBER 26, 2013THE STRANDHERMOSA AVENUE13’ WIDE POTENTIAL OUTDOOR SEATING ZONE
13’ WIDE POTENTIAL OUTDOOR SEATING ZONE
NEW LIGHT FIXTURES IN EXISTING LOCATIONS
8 NEW CANARY ISLAND DATE PALMS 16 EXISTING CANARY ISLAND DATE PALMS
NEW LIGHT FIXTURES IN EXISTING LOCATIONS
TYPICAL BIKE PARKING AREA
TYPICAL BIKE PARKING AREA4 BANNERS
22 NEW JACARANDA TREESPier Plaza Streetscape Improvement Concept
Typical weekday at Pier Plaza
100’
RIGHT OF WAY
12’ 6’ 7’ 10’10’ 7’ 6’
30’
20’
CLEAR
14 CITY OF HERMOSA BEACH • JANUARY 2014
trends indicate that there is a demand for this kind of combina-
tion of recreational activities so that parents can exercise while
their children are playing in close proximity and within view. These
improvements would not only add to the activities in Pier Plaza to
the east but would also enhance public access and enjoyment of
the beach and the fishing and strolling activities on the pier.
The development of a bicycle facilities for repair, servicing, rental
and sales, could be located on the west side of the Strand right
at the entrance to the pier. This would reinforce the family biking
that already takes place and the diversity and mix of activities that
are part of the Pier Plaza area.
THE PLAZA WEST OF THE STRAND IS THE PROPOSED LOCATION FORTHE PLAYGROUND AND BIKE KIOSK
Public Space Improvement Opportunities Examples of bike repair and rental kiosks
DOWNTOWN CORE REVITALIZATION STRATEGY 15
Additional Pier Plaza streetscape improvements, a bike kiosk and playground can help make Pier Plaza a more family friendly place
16 CITY OF HERMOSA BEACH • JANUARY 2014
Hotel Development Strategy
The Downtown Core is an attractive location for beachfront hotel
development and historically, as well as in recent years, there have
been a number of hotel projects of varying size and character
and each with its own contributions to the city as a whole. The
Biltmore Hotel, which has been demolished but began as the Surf
and Sand Beach Club in the 1920’s and later owned by the LA
Athletic Club, is reflective of a landmark hotel that set the tone for
the City. The six-story, 120-room hotel with its pool, ballroom, and
rooftop setting for starlight dancing and daytime sunbathing, was
the social center of Hermosa Beach for many years.
Today, there continues to be a few hotels in the Downtown Core
and more are planned. The Sea Sprite Motel offers the price-
conscious visitor a place for a short or long stay. Each of the 40
rooms has some kitchen facilities for family visits and a pool. The
more recently constructed 96-room Beach House is in fractional
ownership and offers both short and long stays. It has limited
common area, does not have a pool, and is not a full service hotel.
Also, just beyond the primary core area on Hermosa Avenue,
north of 10th Street, a 30-room luxury boutique hotel (the Clash
Hotel) has been approved for construction. More recently, a
critical site along the Strand and Pier Plaza, has been assembled
for a hotel development and is in the process of developing
specific proposals.
Hotel development is one of the uses allowed in the Coastal
Zone, because it is in keeping with the objectives of making the
coastal resources more publicly accessible. The City’s Coastal
Land Use Plan permits three-story development within a 45-foot
height limit, while the City’s zoning regulations limit any develop-
ment to 30 feet. However, land values and operating efficiencies
within the core area are such that it is difficult to develop the
kinds of ground level uses that are desired along with upper level
accommodations within the City’s 30 foot height limit. In addi-
tion, these height limits not only restrict the height required for
successful ground level publicly-oriented uses in a multi-story
configuration, but they also restrict rooftop development of P I E R P L A Z A1 3 T H S T R E E T1 1 T H S T R E E T1 0 T H S T R E E T1 4 T H S T R E E T1 4 T H C O U R T1 1 T H C O U R T1 0 T H C O U R T1 5 T H C O U R T
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DOWNTOWN CORE REVITALIZATION STRATEGY 17
amenities and facilities which can take advantage of the significant
beachfront location. Hennessey’s Tavern is an example of the
kind of rooftop amenity space that could be provided in conjunc-
tion with a pool deck in a new hotel. A three-story height within
30 feet is a significant constraint to the development of a quality
hotel facility, particularly within the constrained parcel sizes in the
Downtown Core.
The introduction of additional hotel accommodations is a critical
component of creating a more diverse and inviting environment
for residents and visitors. To achieve the greatest benefit from
hotel development within the core, the qualitative aspects of the
development of the public spaces, amenities and services that are
provided must be addressed.
Hotels historically have been a key element in establishing the
unique place-making qualities of recreational areas and making
them more attractive for the community as a whole. Examples
abound of landmark hotels around the country and the world that
have successfully achieved these qualities. They have furthered
the identity of the unique settings, making them more welcoming
for everyone and providing amenities that have furthered the
sociability, sense of security and hospitality that contribute to a
sense of place.
Yosemite is a great natural environment that everyone wants to
visit, but the Ahwahnee Hotel adds hospitality, comfort and iden-
tity that makes Yosemite an even more special destination. La
Jolla, as a tourist destination, similarly benefits from the La Valencia
Hotel, through its landmark qualities and the recreational and social
activities that are open to the community. A more recent example
of striking success is the role the Hotel Healdsburg in northern
California played in the emergence of the Healdsburg Town
Square as a center of the Wine Country. We are very familiar with
the story of the transformative effect that this hotel provided to the
community because of our involvement in the master planning of
the downtown and the development of the project. To illustrate,
when we began the master planning effort, Healdsburg had a Town
Plaza that was an identifiable landmark in this small town, but many
of the businesses, particularly the bars around the square, catered
to a rough-neck crowd that made the area feel unsafe and unwel-
coming to many people.
There were many elements of the Master Plan that were recom-
mended to transform the nature of the area, but most importantly
was the development of a hotel directly across from the Town
Square on a key publicly-owned parcel. The goals of the hotel proj-
ect were to not only provide for the lodging of visitors but to create
a special place that would contribute to the life on the square and
become a catalyst for further retail and restaurant development.
That goal was achieved in the realization of Hotel Healdsburg which
18 CITY OF HERMOSA BEACH • JANUARY 2014
Hotel Healdsburg reinforces the small town scale of its setting and brings attractive buildings and activities that helped transform the downtown
DOWNTOWN CORE REVITALIZATION STRATEGY 19
provided an architectural quality that heightened the identity and
qualities of the Wine Country setting and provided a high level
of amenity and a public spiritedness. The architecture is modern,
but brings in and integrates landscaping in a manner that heightens
the awareness of the unique qualities of the region. It also extends
this approach to the public spaces by the introduction of taste-
fully selected local art that emphasizes those qualities. The Hotel
Healdsburg and the unique qualities it provided contributed to
making Healdsburg a key destination in the Wine Country and the
Town Square the sociable heart of the community.
More specifically, the Hotel Healdsburg is a 3-story, 45-foot high
hotel project that engages effectively the public environment of
the street and the Town Square. It provides a massing and integra-
tion of public and quasi-public spaces that extend the public realm
into the hotel and help to make it a more inviting place. It provides
a diversity of active ground level uses, including the Dry Creek
Kitchen, a fine dining establishment, with an extensive outdoor seat-
ing area along the street frontage, and a number of unique small
shops along the streetfront that enhance the identity and experi-
ence of place. The project includes a gracious lobby and adjacent
casual meeting and gathering spaces as well as other separate
meeting and catered dining rooms and a spa, pool area and out-
door places for relaxation. Valet parking to a public off-site parking
facility is also available from an attractive and well-integrated porte-
cochere that does not diminish the urban qualities of the hotel. Hotel Healdsburg amenities
20 CITY OF HERMOSA BEACH • JANUARY 2014
The landmark La Valencia Hotel is well fitted within its retail downtown setting and provides courtyard dining for visitors and residents
DOWNTOWN CORE REVITALIZATION STRATEGY 21
Hermosa Beach is a beach community that has many different
qualities than Healdsburg and the development of a hotel here
needs to build on the unique qualities of this place. At the same
time, there is an opportunity to learn from historical precedents
and the transformative qualities that benefitted Healdsburg and
interpret them more specifically for how they might be applied
locally. It is important that an attitude is taken that looks to the
achievement of the qualitative dimensions of place-making as of
at least equal value to the achievement of the room count and
yield of the hotel. There are different categories of hotels, motels
and inns in Hermosa Beach at different price points that provide
for a diversity of visitors to the area. What could be strength-
ened, however, is the creation of a distinctive, higher quality
establishment that serves the more discerning visitor and that can
also become a focal point for community life. The setting of the
Downtown Core right at the beach and adjacent to Pier Plaza is
ideal for such an establishment.
To develop a quality hotel that achieves the public purpose and
the desired positive spin-off effect in the Downtown Core, there
are many factors that need to be addressed and overcome. Sites
are small and land assembly is not easy. The existing 30-foot
height limit makes it very difficult to achieve a tall ground level
that graciously provides for the public spaces of the hotel and a
rooftop level that would be ideally suited for special amenities
and open-air functions. On the roof level, there is a possibility of
outdoor dining, a pool deck and spa facilities. Currently, occupied
rooftop space is counted as part of the height of the building.
If the quality of life in the city and the sociability of the Downtown
Core are priorities, and a distinctive hotel that helps to further
these objectives is desired, then the City needs to take a pro-
active role to help achieve these goals. The prospect of redevel-
opment of the Mermaid Hotel site, on the north side of Pier Plaza,
has been identified, but a hotel developer and operator cannot
achieve all of the public-spirited qualities and spin-off effects that
are desired on their own.
To achieve these qualities, a public/private partnership is required.
This partnership can include assistance in providing valet parking
in the existing parking structure and replacing the public park-
ing that is lost by constructing a large and efficient new structure
on publicly-owned land on the south side of Pier Plaza. This new
parking structure will not only replace the parking, but would
create opportunities for other hotel and retail ventures on that
side of the plaza as well. In addition, the City has land in street
rights-of-way and in parking lots that could contribute to the cre-
ation of a more appropriately configured site for a quality hotel.
Equally important, the City should consider taking the lead in
a ballot initiative for voter approval of a height limit change to
45 feet. This increase in height would be aimed at increasing
22 CITY OF HERMOSA BEACH • JANUARY 2014
Without adding to the number of stories, a modest increase in height can help to improve the quality of hotel development in the core
DOWNTOWN CORE REVITALIZATION STRATEGY 23
the quality of development, not the intensity nor the number of
stories. In addition, it would only be allowed on a limited basis
and only for specific projects that clearly demonstrate achieve-
ment of public objectives related to qualitative aspects including
architectural and site design, publicly oriented activities on the
ground floor, rooftop amenities, etc. It is important to note that
the new height limit would be consistent with current Coastal
Commission policies and generally is in the same area where the
existing historic Bijou Building is 45 to 50 feet in height.
Parking Strategy
The parking strategy is intended to encourage small, indepen-
dent, local businesses in the downtown district maintain the
smaller scale, and small town character and manage the parking
demand fluctuations more effectively, particularly since there
are surges during the summer and weekends. There are two
primary aspects of the parking strategy – first, the development
of a public parking supply that is publicly managed with demand
pricing to help control the distribution and availability of parking.
The public parking can be provided for by using in-lieu fees
and parking charges to help pay for the program and a specific
financing plan for these will need to be developed. New public
parking structures should be located to help alleviate peak
loading on thoroughfares and for better traffic management. In
addition to these, convenient, short term on-street parking, like
what was developed on Pier Avenue, should be encouraged on
Hermosa Avenue, the other major downtown retail street. The
second component of the parking strategy involves modifica-
tions to the existing zoning requirements for new development
in support of a pedestrian-oriented district where the continuity
and quality of the pedestrian experience is given a priority and a
certain amount of walking to parking facilities is part of the experi-
ence of place.
Public Facilities and Parking Management
The provision of centralized public parking facilities in beach-
front locations and downtown districts is an essential component
of a successful economic development strategy. The need for
additional facilities in Hermosa Beach to both intercept parking
demand and provide for a successful Downtown Core has long
been identified. This work effort reinforces the importance of
meeting these needs and identifies two strategic locations for
the placement of these parking facilities. One of these would be
located in the Downtown Core on City-owned property south of
Pier Plaza. This is envisioned to be similar in size and character to
the existing parking structure on the north side of the Plaza. The
other would be located in the Community Center and/or Civic
Center and would best serve the surge requirements of the recre-
ational visitor, the beach-goer and parking for special events, civic
and community functions and Pier Avenue retail. It is anticipated
24 CITY OF HERMOSA BEACH • JANUARY 2014 P I E R P L A Z A1 3 T H S T R E E T1 1 T H S T R E E T1 0 T H S T R E E T1 4 T H S T R E E T1 4 T H C O U R T1 1 T H C O U R T1 0 T H C O U R T1 5 T H C O U R T
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A Public Parking Garage is needed to the south of Pier Plaza, similar to the one previously built to the north side
DOWNTOWN CORE REVITALIZATION STRATEGY 25
that each of these structures might accommodate 300 to 400
parking spaces similar to the existing downtown parking structure.
The management of public parking facilities should include
demand pricing and efficient parking information and control
systems that provide a more effective distribution of the available
supply.
The Downtown Core parking structures should provide for the
required commercial and hotel development on underutilized
properties and public parking for existing uses and beach visi-
tors. Parking between the existing and the new parking structure
within the core could be redistributed between the two facilities,
depending on where development is taking place.
In addition to the provision of parking structures, it is important to
maintain and augment, if possible, parking along the street. This
parking should be time-managed and priced to emphasize short-
term convenience needs and avoid being absorbed for long-term
use and by employees. Street parking communicates a friendly
and convenient environment and actually can help to contribute
to a pedestrian-oriented environment, especially in combination
with streetscape improvements. In Hermosa Beach, the parking
and streetscape improvements that were implemented on Pier
Avenue demonstrate the positive effect on retail activity that can
be achieved.
Zoning Modifications
Concerns were raised in initial discussions with developers, realtors
and property owners about parking requirements in the existing
Zoning Code and the deterrent that they impose upon economic
vitality and the ability to maintain and further the small scale vil-
lage environment of downtown Hermosa Beach. In particular, a
significant concern is the effect that these requirements have on
the ability to encourage office development on upper floors which
would be beneficial in enhancing the daytime population and thus
the market support for retail and restaurant functions.
Existing parking issues and requirements in Hermosa Beach were
reviewed along with those of other selected beach cities. The
conclusion of this effort is that there should be a greater emphasis
on how parking solutions can help to create a more attractive and
accessible pedestrian-oriented district, where a greater mix and
intensity of activities are desired while still accommodating beach-
going peak visitor demand.
The following provides a series of recommended actions that
would help to encourage a more pedestrian-oriented district
through changes in the Zoning Code.
1. Pier Avenue, from PCH to Hermosa Avenue and including
the Community and Civic Center sites and Hermosa Avenue
26 CITY OF HERMOSA BEACH • JANUARY 2014
and the Downtown Core from 10th to 14th Streets should
be designated as a pedestrian-oriented district, with special
incentives and provisions to minimize the impact of parking
and to encourage pedestrian and bicycle mobility.
2. All parking in the pedestrian-oriented district should be
provided off-site, rather than the current 25% of parking for
buildings with greater than a one floor-to-area ratio (FAR).
This is only currently allowed in the SPA-11 zone (Pier Avenue
east of Hermosa Avenue to Valley Drive) as an incentive to
conserve iconic buildings (Section17.38.550(D)).
3. There should be a reduced amount of required parking for
commercial (office and retail) uses within the pedestrian-
oriented district. Currently one space per 250 SF is required
for these uses, however, the Coastal Commission recently
provided for a reduced standard of 1/333 SF, which is more
consistent with other beach communities, contingent on a
parking evaluation from the City which should be undertaken.
4. There should be a reduced amount of required parking
for restaurant uses within the pedestrian-oriented district.
Currently, one space per 1,000 SF is required. Cities such
as Redondo Beach utilizes a one space per 250 SF for
pedestrian-oriented districts, which should be considered in
Hermosa Beach as well.
5. Outdoor seating should be encouraged for the creation of a
more sociable environment within the pedestrian oriented
district. The determination of the appropriate amount of
outdoor seating within the public street right-of-way should
be based on lot frontage length, maintaining adequate space
for pedestrian circulation and considerations related to
adjacencies and public safety. These are to be determined
on a case-by-case basis at a staff level by the Community
Development and Public Works Director. Parking require-
ments for outdoor seating should be reduced appropriately
to encourage the diversity of types of establishments within
the downtown district and in particular within the Downtown
Core. For example, in Redondo Beach, no additional parking is
required for the first 12 seats of outdoor seating.
6. Parking requirements should be reduced for mixed use build-
ings on a single lot that generate parking demand during
different times of the day without the need for a discretionary
action by the City. There are currently a variety of conditions
upon which the amount of parking reduction may be allowed
or a fee paid in lieu of providing parking, but a discretionary
review is required.
7. Upper level office use should be encouraged to attract a lively
downtown environment and provide a greater daytime popu-
lation that supports retail and restaurant uses. Parking for
DOWNTOWN CORE REVITALIZATION STRATEGY 27
upper level office use should be reduced and located off-site
in shared parking and public parking facilities.
8. Vehicular parking requirements should be reduced in
exchange for the provision of additional bicycle parking,
beyond what is already required by the City. This provision
is currently limited to development along Pier Avenue. An
equivalence of 4 bicycle spaces for one car space, up to 20%
of the parking required for non-residential projects should
be considered (which is the provision allowed in the City of
Los Angeles and other cities’ zoning codes). This includes the
required bicycle parking and any additional bicycle parking.
9. For an existing non-restaurant use that is converting to restau-
rant use and whose parking requirements are met in common
facilities within the pedestrian-oriented district, a credit
against the future parking requirements should be allowed,
based upon the zoning requirements of the existing use.
Currently this is not allowed for some types of restaurants in
the downtown district.
10. Parking requirements for commercial uses within the pedes-
trian-oriented district should be allowed in common facili-
ties within a quarter mile walking distance. This is currently
only allowed for second floor office space as an incentive to
conserve iconic buildings in SPA-11 zone along Pier Avenue.
11. Parking requirements for commercial uses within the pedes-
trian-oriented district should be based on a net usable
building square footage basis, that is, not including for
example, bathrooms, hallways, lobbies, service, storage and
mechanical rooms.
1
CITY OF HERMOSA BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
Date: March 17, 2015
To: Hermosa Beach Planning Commission
From: Pamela Townsend, Senior Planner
Ken Robertson, Director
Subject: Background Information for Future Commission Discussion of
Zoning Changes to Implement Downtown Core Revitalization
Strategy
This memo is provided to the Commission as an informational item and will be posted online to
provide people with background information for to discussion of zoning related options to
implement the Downtown Core Revitalization Strategy at the Commission’s April 21st meeting.
The Staff Report for the April meeting will provide additional background, analysis and
recommendations for Commission discussion and direction with regard to code amendments.
The Downtown Core Revitalization Strategy is intended to provide a comprehensive approach for
increasing the vitality of the downtown including assessing the role of key private sites and
potentially leveraging City assets to achieve city goals. On February 24, 2015 the Council accepted
the Strategy1 and a set of Principles and Guidelines to help guide implementation of the Strategy.
The Strategy components and implementation paths include the following:
The Hermosa Avenue and Pier Plaza improvement components were referred to Public
Works to refine concept plans before seeking input from relevant Commissions (Public
Works and Planning Commission for Hermosa Avenue; Public Works, Parks and
Recreation and potentially Planning Commission for Pier Plaza).
Catalyst hotel development should be guided by the Strategy and Principles and
Guidelines.
A comprehensive downtown and interceptor parking facility discussion is pending.
The zoning code related concepts of the Parking Strategy were referred to Community
Development and the Planning Commission. Some of the other components also address
private development and the public/private realm interfaces.
One question is how this discussion relates to the General Plan/Coastal Land Use Plan Update. A
purpose of the Update process is to test and integrate the various independent planning and
1 Modification to the Downtown Core Revitalization Strategy are referenced in the document.
2
programs underway into one comprehensive, long-term plan that reflects a common vision and
provides a framework for aligning policy and programs. It is customary for work on various
programs to continue during an Update process, although a jurisdiction may adjust timeframes if
implementation of a plan or program would significantly prejudice the Update process. The
Downtown Core Revitalization Strategy addresses just one physical part of the city, albeit an
important one, and the overall Strategy is generally consistent with the input from the community
and the General Plan Update Vision and Guiding Principles reviewed by the Council in December
2014. Over the next few months as the General Plan Update alternatives are prepared and the
Planning Commission and City Council consider zoning code amendments to implement that
Downtown Core Revitalization Strategy, there will remain the ability to slow down or even halt
work on zoning code amendments if a significant policy issue arises that should be resolved
through the General Plan process.
Commission Considerations
The various components of the Downtown Core Revitalization Strategy work together to advance
a desired future vision, and it is important to keep the overall context in mind as the Commission
addresses zoning amendments. The full document should be read in full.
The Strategy introduction states in part:
“Now, it is important to create an environment that nurtures the increasingly stable, diverse and
family-oriented population. Investing in improvements to the public realm is one of the first
steps that can be made, and will signal the City’s commitment to the area. Subsequent
important steps will be to better manage parking and encourage a greater variety of businesses,
including fine dining establishments, high quality hotels and upper floor offices that reflect the
changing nature of the population and contribute to the overall downtown environment.
Within the downtown as a whole as well as within the core, there is a need to increase the day-
time population to add life and vitality that goes beyond the typical recreationally oriented uses
that have been historically attracted to the beach setting of Hermosa Beach. Office
development, whether on upper floors or in stand-alone buildings, is an important activity that
can build economic support for local-serving retail and quality dining establishments.
Hermosa Beach is exceptionally well positioned for upscale hotel facilities on beachfront
locations within the Downtown Core. In addition, if new hotel development includes an ample
lobby, restaurant, spa, and other amenities, it will help to create a more sociable and attractive
destination that will enhance its image and identity and contribute to its sense of security.
Furthermore, high quality hotel development will, as with additional office uses, also provide
greater market support for quality retail and restaurant establishments.
The encouragement of office and hotel uses cannot come at the expense of creating a
pedestrian oriented people place with active ground level uses on key corridors and adjacent to
important public spaces. In addition, creating a more active, people oriented place must also be
pursued in conjunction with quality development that respects the scale and unique character of
Hermosa Beach. To realize the potential of the Downtown Core will require the pro-active
3
pursuit of appropriate infill development as well as public-private partnerships, implementation
of public parking and streetscape improvements as well as some modifications to existing
zoning.”
The following Principles accepted by Council reflect the Strategy and will be referred to when
staff evaluates various zoning amendments:
Principles:
1. Proactive strategy: The Downtown Core, between 10th and 14th Streets and the Strand
and Palm Drive focused on Hermosa Avenue and Pier Plaza is the heart of Hermosa Beach,
and should be enhanced as the focus of social life in the city. It is part of the Downtown
District, bounded by 15th Street, 8th Street, extending along Pier Avenue to Valley Drive.
2. Family-friendly, inviting to all: Create an environment that appeals to the increasingly
stable, diverse and family-oriented population and allows them to mutually co-exist, rather
than being a place dominated by one group at the expense of another.
3. Daytime district: Increasing the day-time population will add life and vitality that goes
beyond the typical recreationally oriented uses that have been historically attracted to the
beach setting of Hermosa Beach.
4. Pedestrian oriented: Develop the Downtown Core as a pedestrian and people oriented
place with an appropriate mix of uses and quality of development that contributes to a more
sociable, publicly-spirited and economically viable place.
5. Eclectic beach character: Improvement of parking facilities and management within the
Downtown Core is essential to increasing economic vitality and maintaining the eclectic
character of a district with small local businesses anchored by catalyst projects that provide
synergy and support.
6. Distinctive retail district: Create a distinctive and well-defined retail district with quality
shops and restaurants on the ground floor that are pedestrian oriented, family-friendly and
appealing to a wide range of people.
7. Catalyst development: High quality hotel development that respects the scale and unique
character of Hermosa Beach and provides significant quality public spaces and benefits can
enhance the hospitality, identity and economic viability of the Downtown District.
8. Public investment: Realizing the full potential of the Downtown Core requires investment
in the public realm and public-private partnerships which signal the City’s commitment to
the area and further city goals, attract economic enterprises, and reduce the negative social
behavior that occurs within the Pier Plaza area.
4
Parking Strategy:
The Commission will be considering potential parking related code amendments to implement to
Strategy. The most relevant information from the Strategy is provided below. The City also
commissioned a Beach Access and Parking Study as part of the General Plan/Coastal Land use
Plan Update, which is provided for your review. We will also address the relationship between the
Beach Access and Parking Study and the code amendments in the April Staff Report.
“The parking strategy is intended to encourage small, independent, local businesses in the
downtown district maintain the smaller scale, and small town character and manage the
parking demand fluctuations more effectively, particularly since there are surges during the
summer and weekends. There are two primary aspects of the parking strategy – first, the
development of a public parking supply that is publicly managed with demand pricing to help
control the distribution and availability of parking. The public parking can be provided for by
using in-lieu fees and parking charges to help pay for the program and a specific financing plan
for these will need to be developed. New public parking structures should be located to help
alleviate peak loading on thoroughfares and for better traffic management. In addition to these,
convenient, short term on-street parking, like what was developed on Pier Avenue, should be
encouraged on Hermosa Avenue, the other major downtown retail street. The second
component of the parking strategy involves modifications to the existing zoning requirements
for new development in support of a pedestrian-oriented district where the continuity and
quality of the pedestrian experience is given a priority and a certain amount of walking to
parking facilities is part of the experience of place.”
Zoning Modifications: “Concerns were raised in initial discussions with developers, realtors
and property owners about parking requirements in the existing Zoning Code and the deterrent
that they impose upon economic vitality and the ability to maintain and further the small scale
village environment of downtown Hermosa Beach. In particular, a significant concern is the
effect that these requirements have on the ability to encourage office development on upper
floors which would be beneficial in enhancing the daytime population and thus the market
support for retail and restaurant functions.
Existing parking issues and requirements in Hermosa Beach were reviewed along with those of
other selected beach cities. The conclusion of this effort is that there should be a greater
emphasis on how parking solutions can help to create a more attractive and accessible
pedestrian-oriented district, where a greater mix and intensity of activities are desired while
still accommodating beach-going peak visitor demand.”
The Downtown Core Revitalization Strategy identified eleven potential code amendments to
encourage a more pedestrian-oriented district which will be evaluated in the April Staff report.
1. Pier Avenue, from PCH to Hermosa Avenue and including the Community and Civic Center
sites and Hermosa Avenue and the Downtown Core from 10th to 14th Streets should be
designated as a pedestrian-oriented district, with special incentives and provisions to minimize
the impact of parking and to encourage pedestrian and bicycle mobility.
5
2. All parking in the pedestrian-oriented district should be provided off-site, rather than the
current 25% of parking for buildings with greater than a one floor-to-area ratio (FAR). This is
only currently allowed in the SPA-11 zone (Pier Avenue east of Hermosa Avenue to Valley
Drive) as an incentive to conserve iconic buildings (Section17.38.550(D)).
3. There should be a reduced amount of required parking for commercial (office and retail)
uses within the pedestrian oriented district. Currently one space per 250 SF is required for
these uses, however, the Coastal Commission recently provided for a reduced standard of
1/333 SF, which is more consistent with other beach communities, contingent on a parking
evaluation from the City which should be undertaken.
4. There should be a reduced amount of required parking for restaurant uses within the
pedestrian-oriented district. Currently, one space per 1,00 SF is required. Cities such as
Redondo Beach utilizes a one space per 250 SF for pedestrian-oriented districts, which should
be considered in Hermosa Beach as well.
5. Outdoor seating should be encouraged for the creation of a more sociable environment
within the pedestrian oriented district. The determination of the appropriate amount of outdoor
seating within the public street right-of-way should be based on lot frontage length,
maintaining adequate space for pedestrian circulation and considerations related to adjacencies
and public safety. These are to be determined on a case-by-case basis at a staff level by the
Community Development and Public Works Director. Parking requirements for outdoor
seating should be reduced appropriately to encourage the diversity of types of establishments
within the downtown district and in particular within the Downtown Core. For example, in
Redondo Beach, no additional parking is required for the first 12 seats of outdoor seating.
6. Parking requirements should be reduced for mixed use buildings on a single lot that generate
parking demand during different times of the day without the need for a discretionary action by
the City. There are currently a variety of conditions upon which the amount of parking
reduction may be allowed or a fee paid in lieu of providing parking, but a discretionary review
is required.
7. Upper level office use should be encouraged to attract a lively downtown environment and
provide a greater daytime population that supports retail and restaurant uses. Parking for upper
level office use should be reduced and located off-site in shared parking and public parking
facilities.
8. Vehicular parking requirements should be reduced in exchange for the provision of
additional bicycle parking, beyond what is already required by the City. This provision is
currently limited to development along Pier Avenue. An equivalence of 4 bicycle spaces for
one car space, up to 20% of the parking required for non-residential projects should be
considered (which is the provision allowed in the City of Los Angeles and other cities’ zoning
codes). This includes the required bicycle parking and any additional bicycle parking.
9. For an existing non-restaurant use that is converting to restaurant use and whose parking
requirements are met in common facilities within the pedestrian-oriented district, a credit
6
against the future parking requirements should be allowed, based upon the zoning requirements
of the existing use. Currently this is not allowed for some types of restaurants in the downtown
district.
10. Parking requirements for commercial uses within the pedestrian- oriented district should be
allowed in common facilities within a quarter mile walking distance. This is currently only
allowed for second floor office space as an incentive to conserve iconic buildings in SPA-11
zone along Pier Avenue.
11. Parking requirements for commercial uses within the pedestrian- oriented district should be
based on a net usable building square footage basis, that is, not including for example,
bathrooms, hallways, lobbies, service, storage and mechanical rooms.”
Commercial Tenanting Strategy
The Commercial Tenanting Strategy addresses way to increase daytime activity to support retail
uses. Attention to both the public and private realms is important and the potential for zoning code
amendments and timing will be addressed in the April Staff report.
“Within the Downtown Core, the prime commercial tenanting opportunities are located along
Hermosa Avenue, adjacent to Pier Plaza and on the Strand. Strategic public investment and
successful development of catalyst sites in these three areas – Pier Plaza, Hermosa Avenue and the
Strand frontage – could dramatically enhance the appeal, sociability and security of the Downtown
Core and help transform it into a vibrant center for Hermosa businesses.
Today, the quality and diversity of many existing retail establishments is not on par with
expectations of residents or potential visitors from other Beach Cities. For example, the current
retail tenant mix along Pier Avenue and Hermosa Avenue appears to be overrepresented in the
health and beauty sector - uses more typical of a neighborhood center than a retail shopping district
and are under-represented in the apparel sector, where the City exhibits significant retail leakage.
As previously discussed, uses that increase the day-time population and longer stay visitation will
contribute to the market support for retail development. Streetscape improvements and public
parking can also help to enhance the appeal, convenience and attractiveness of the area. In
addition, zoning modifications that eliminate on-site parking requirements will help
to create greater continuity and pedestrian interest.
Creating a more distinctive and well-defined retail district will help to market the area as a
destination and, at the same time, attract better quality shops and restaurants. Improvements to the
public realm are key to the enhancement of the image and identity of the Downtown Core as a
retail destination. Widened sidewalks and public plazas that create space for cafes and outdoor
dining can also attract additional patrons. Activities that spill out and populate the public spaces
communicate that this place is worth visiting - seeing people brings people. In addition, the
provision of convenient on-street parking makes retail shopping appear more accessible and
attractive. Furthermore, the current ever-increasing trend towards bicycling for both recreation and
work trips needs to be recognized by the provision of convenient bicycle parking as well.”
7
Hermosa Avenue Streetscape Improvements
The proposal for redevelopment of Hermosa Avenue is integrally related to the private realm and
zoning opportunities and timing will be addressed in the April Staff Report.
“Just as Pier Avenue is the gateway to the downtown district from the east, Hermosa Avenue is an
important north/south gateway into the City. It traditionally served as the “main street” to the
community, providing essential goods and services for the local population. Hermosa Avenue has
significant regional continuity but does not present a strong sense of arrival when it traverses the
downtown core. Improvements that enhance this sense of arrival and provide a stronger sense of
the downtown as a district should be considered.
Just as the improvements on Pier Avenue have spurred reinvestment and positive changes,
improvements to Hermosa Avenue between 10th and 14th Streets can strengthen the economic
underpinnings of this part of the Downtown Core. A concept similar to what was successfully
undertaken along Pier Avenue was favorably considered by the City Council at a recent study
session in reference to the improvements planned for Hermosa Avenue. This concept would
involve the provision of wider 20-foot sidewalks on the sunny east side of the street, where
sidewalk cafes and outdoor seating should be encouraged, the addition of street trees and
intersection and median improvements, as well as diagonal parking.”
Pier Plaza and the Strand Improvements
The relationship of concepts for improving Pier Plaza to zoning will also be addressed in the April
Staff Report.
“Furthermore, upper story uses would not only provide additional activity but provide a better
scale to this wide space and additional support for the retail uses along it.”
Hotel Development Strategy
This strategy and its relationship to zoning will be addressed in the April Staff report.
“It is important that an attitude is taken that looks to the achievement of the qualitative dimensions
of place-making as of at least equal value to the achievement of the room count and yield of the
hotel.” ... “The goals of the [Healdsburg] hotel project were to not only provide for the lodging of
visitors but to create a special place that would contribute to the life on the square and become a
catalyst for further retail and restaurant development.”
Attachments:
Downtown Core Revitalization Strategy (separate document)
Principles and Guidelines Reflecting the Downtown Core Revitalization Strategy (attached)
Beach Access and Parking Study (separate document)
8
Principles and Guidelines
Reflecting the Downtown Core Revitalization Strategy
Goal:
Create a sociable, publicly-spirited and economically viable Downtown District that
appeals to residents and visitors alike and supports a sustainable and livable community.
Principles:
9. Proactive strategy: The Downtown Core, between 10th and 14th Streets and the
Strand and Palm Drive focused on Hermosa Avenue and Pier Plaza is the heart of
Hermosa Beach, and should be enhanced as the focus of social life in the city. It is
part of the Downtown District, bounded by 15th Street, 8th Street, extending along
Pier Avenue to Valley Drive.
10. Family-friendly, inviting to all: Create an environment that appeals to the
increasingly stable, diverse and family-oriented population and allows them to
mutually co-exist, rather than being a place dominated by one group at the
expense of another.
11. Daytime district: Increasing the day-time population will add life and vitality that
goes beyond the typical recreationally oriented uses that have been historically
attracted to the beach setting of Hermosa Beach.
12. Pedestrian oriented: Develop the Downtown Core as a pedestrian and people
oriented place with an appropriate mix of uses and quality of development that
contributes to a more sociable, publicly-spirited and economically viable place.
13. Eclectic beach character: Improvement of parking facilities and management
within the Downtown Core is essential to increasing economic vitality and
maintaining the eclectic character of a district with small local businesses anchored
by catalyst projects that provide synergy and support.
14. Distinctive retail district: Create a distinctive and well-defined retail district with
quality shops and restaurants on the ground floor that are pedestrian oriented,
family-friendly and appealing to a wide range of people.
15. Catalyst development: High quality hotel development that respects the scale
and unique character of Hermosa Beach and provides significant quality public
spaces and benefits can enhance the hospitality, identity and economic viability of
the Downtown District.
16. Public investment: Realizing the full potential of the Downtown Core requires
investment in the public realm and public-private partnerships which signal the
City’s commitment to the area and further city goals, attract economic enterprises,
9
and reduce the negative social behavior that occurs within the Pier Plaza area.
Guidelines:
Catalyst Hotel Development Strategy (Principles 1- 8)
A. High quality hotel development that respects the scale and unique character of
Hermosa Beach and provides significant quality public spaces and benefits can
enhance the hospitality, identity and economic viability of the Downtown District.
B. Catalyst hotel projects provide strategic, transformative and differentiated
development:
Rather than representing “business as usual,” catalyst projects define,
enhance and communicate the City’s brand, and activate community
involvement, participation, and innovation.
Advance community objectives to maintain our small beach town character,
enhance economic and environmental sustainability, and support an active
healthy lifestyle.
Provide significant and demonstrable positive effects on the social and
economic fabric of the Downtown District, including benefits to residents,
businesses, and visitors.
Make significant contributions to a livable and sustainable community.
C. Catalyst development that provides public benefits may merit public/private
partnerships or incentives of various types, including potential use of city assets,
consistent with community objectives and values and these guidelines.
High priority benefits include:
Includes uses, amenities or spaces that provide the ability for the public to
use or derive benefit from the project.
Provides space and design that facilitates a more diverse and balanced mix
of uses that appeal to residents as well as visitors.
Provides a unique hotel product with a quality design and experience that
strives for a top rating of four-star or higher at all times.
Design and operation that reduces vehicle trips in the Downtown.
Demonstration of environmental leadership through development design
and operations consistent with the city’s carbon neutral goal.
10
Design and operation that expands opportunities for walking, biking and use
of alternative modes.
Demonstration of marine protection through development design and
operations that result in net zero urban and stormwater runoff.
Other priorities include:
Minimizing parking demand through use of shuttles, carsharing, etc.
Improvements or investments that serve as a catalyst to carbon reduction
by others.
D. Catalyst development design exhibits the following:
Takes a holistic and integrated approach in order to maximize community
benefits and compatibility.
Creates high quality public spaces for uses that appeal to a diverse
population throughout the day and create synergy with nearby development.
Community spirited improvements or public benefits may be located on
property being developed for a hotel or other catalyst project, or on other
property that is associated with the comprehensive development project.
Maintains the connectivity of the mobility grid (streets, alleys, pedestrian and
bike pathways) so people can continue to easily move from place to place,
especially by walking and biking.
E. Hotel development with frontage on Pier Plaza, The Strand between 11th and 13th
Streets, Hermosa Avenue, or Pier Avenue exhibits the following:
The ground floor frontages on the Pier Plaza, Hermosa Avenue and The
Strand between 11th to 13th Streets must provide quality public spaces
appeal to a diverse population and create a more sociable and attractive
place.
Parking, driveways, walls lacking permeability (without windows and doors
inviting to the general public), and ground floor non-retail uses (including
uses such as offices and appointment-driven services) must be avoided.
Multi-story buildings should be developed on Pier Plaza to provide
additional activity and support for the retail uses, and frame the wide space
by improving the sense of scale and security. Development design and
architecture should be mindful of the identity and scale of the City and the
11
Downtown District, while celebrating the unique setting.
Provision of high quality public spaces on the ground floor and roof terraces
which enhance opportunities to enjoy the unique beachfront setting of
Hermosa Beach but do not add stories may merit consideration of increased
height. Any increased height is subject to a vote of the people.
Commercial Tenanting Strategy (Principles 1-8)
A. Increase retail uses along Pier Avenue and Hermosa Avenue that appeal to
residents as well as visitors, which are overrepresented by the health and beauty
sectors, and underrepresented by the clothing sector.
B. Active ground level uses that engage a diverse and pedestrian oriented population
must be provided on key corridors (Pier Plaza, Hermosa Avenue, Pier Avenue, and
The Strand between 11th to 13th Streets) and adjacent to important public spaces.
Parking, driveways, walls lacking permeability, and non-retail uses (including
offices and appointment-driven services) are to be avoided.
C. Encourage uses that increase the day-time population and longer visitor stays in
order to support retail development.
D. Office development on upper floors or outside the Downtown Core can build
economic support for local-serving retail and quality dining establishments.
E. The encouragement of office and hotel uses cannot occur at the expense of
creating a pedestrian oriented place.
F. Activities that spill out and populate the public spaces create a pedestrian
environment and communicate that the Downtown District is a place is worth
visiting.
G. Maintain the connectivity of the street/alley grid so people can continue to easily
move from place to place, especially by walking and biking.
H. Maximize uses welcoming and accessible to the general public along beachfront
frontages and at locations with coastal views.
I. Improvements to the public realm such as streetscape, plaza, and parking
management, will enhance the image and identity of the Downtown Core as a
pedestrian and retail destination.
J. Continue the current trend towards bicycling for both recreation and work trips by
the provision of convenient bicycle travel ways and bicycle parking.
K. Zoning modifications that facilitate parking in publicly managed
12
consolidated/centralized facilities serving multiple uses rather than providing
parking on each site will help maintain the eclectic character of the Downtown
District, create a pedestrian oriented place, and improve land use efficiencies.
Parking Strategy (Principles 1, 3, 4 5, 8)
A. Maintain the eclectic scale and mix of small, independent, local businesses in the
Downtown District by managing parking demand fluctuations more effectively.
B. Modify zoning requirements in support of a pedestrian-oriented district where the
continuity and quality of the pedestrian experience is a priority and a certain
amount of walking to parking facilities is part of the experience of place.
C. Develop consolidated/centralized public parking facility(ies) within the Downtown
Core to serve redevelopment, improve land use efficiency, help alleviate peak
loading on thoroughfares, and improve traffic management. Interceptor parking to
serve the surge requirements of recreational, special events, and civic and
community functions, as well as supporting upper Pier Avenue retail and office
parking, should be developed at the Community Center/Civic Center.
D. Develop a public parking supply that is publicly managed with demand pricing to
help control the distribution and availability of parking.
E. Develop convenient, time-managed and priced short term on-street parking on
Hermosa Avenue to support retail and convenience needs and avoid being
absorbed for long-term use and by employees.
F. Modify zoning requirements to provide incentives and provisions to minimize the
impact of parking and to encourage pedestrian and bicycle mobility addressing:
off-site parking; parking for upper story office, retail, restaurant, mixed use and
outdoor seating; and bicycle parking.
Hermosa Avenue Streetscape (Principles 1-8)
A. Make improvements to create a sense of arrival and definition of the Downtown
Core as a unique district.
B. Implement a streetscape strategy similar to that along upper Pier Avenue: consider
wider sidewalks, street trees, intersection and median improvements, diagonal
parking, and also sidewalk cafes.
C. Widen sidewalks and public plazas on Hermosa Avenue will create space for cafes
and outdoor dining and attract additional patrons.
D. Provide convenient on-street parking on Hermosa Avenue to make retail shopping
appear more accessible and attractive.
13
Pier Plaza and The Strand (Principles 2, 3, 5, 7, 8)
A. Promote and facilitate frequent activities (e.g. weekly) that attract residents and
create a greater sense that these spaces are not only for visitors but also for
residents.
B. Rescale the Plaza to make it more attractive during times when fewer people are
present: consider extending palm trees westward, smaller canopy trees, and
elements that will make it more inviting such as lighting and banners.
C. Encourage multi-story uses along the Plaza to provide additional activity and
support for the retail uses, and to frame this wide space by improving the sense of
scale and security.
D. Create a stronger destination for residents and families: consider playground,
fitness area, bicycle facilities, and other family and multi-generational activities and
facilities.
E. Ground floor frontages on Pier Plaza and The Strand between 11th to 13th Streets,
must provide quality public spaces that appeal to a diverse population and create a
more sociable and attractive place. Parking, driveways, walls lacking permeability,
and non-retail uses (including offices and appointment-driven services) are to be
avoided.
Tentative Future Agenda
PLANNING COMMISSION
City of Hermosa Beach
APRIL 21, 2015
7:00 P.M.
Project Title Public
Notice
Meeting
Date
Date
Rec’d Remarks
Text Amendment re. temporary auto sales sign on Pacific
Coast Highway (Ord 14-1347 expires 7/25/15) 4/21 1/13
Reducing community alcohol problems associated with
alcohol sales 4/21 2/19
322 Manhattan Avenue—To determine whether the
property is a convex sloping lot and may use alternative
spot elevations rather than property corner elevations along
the north and south property lines for the purposes of
determining building height.
3/5 4/21 2/23
1309 Hermosa Avenue—Parking plan for Paradis Ice
Cream and Snacks
3/5 4/21 3/2
f:b95\cd\wpc - future agenda 3/12/15
13d
Easy Reader
Run Date: March 5, 2015 DISPLAY
Acct: 7010-2110
City of Hermosa Beach
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public
hearing on Tuesday, March 17, 2015, to consider the following:
1. Conditional Use Permit to allow minor modifications to the façade of the City-owned building at 1309
Hermosa Avenue in order to relocate a walk-up automated teller machine (ATM) facility (previously the site of
Kinecta Federal Credit Union), and determination that the project is Categorically Exempt from the California
Environmental Quality Act.
2. Conditional Use Permit amendment to extend hours for service of beer and wine from 10:00 p.m. to 12:00
midnight daily in connection with a restaurant at 36 Pier Avenue (Greenbelt), and determination that the
project is Categorically Exempt from the California Environmental Quality Act.
3. Precise Development Plan Amendment, Conditional Use Permit, and Tentative Parcel Map No. 73365 to
modify an approved duplex under construction for use as a two-unit detached residential condominium at
1460 Bayview Drive and 1461 Monterey Boulevard, and determination that the project is Categorically
Exempt from the California Environmental Quality Act.
4. Amendment to the Outdoor Dining Design and Operational Standards for Pier Plaza per Municipal Code
Chapter 12.16 (Encroachments) and determination that the project is Categorically Exempt from the
California Environmental Quality Act (continued from the November 17, 2014, December 3, 2014, January 20
and February 17, 2015 meetings).
5. Master Parking Plan to allow reduced parking or payment of in-lieu parking fees for retail display/sale
encroachment areas adjacent to retail businesses on Pier Plaza (including Loreto Plaza), and determination
that the project is Categorically Exempt from the California Environmental Quality Act.
SAID PUBLIC HEARINGS shall be held at 7:00 P.M., or as soon thereafter as the matter may be heard, in the
City Council Chambers, City Hall, 1315 Valley Drive, Hermosa Beach, CA 90254.
ANY AND ALL PERSONS interested are invited to participate and speak at these hearings at the above time
and place. For inclusion in the agenda packet to be distributed, written comments of interested parties should be
submitted to the Community Development Department, Planning Division, in care of City Hall at 1315 Valley
Drive, Hermosa Beach, CA 90254 prior to Thursday, March 12, 2015, 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, March 12, 2015, 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
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