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2013-11-19 PC AGENDA
1 AGENDA PLANNING COMMISSION MEETING CITY OF HERMOSA BEACH CITY HALL COUNCIL CHAMBERS 1315 VALLEY DRIVE HERMOSA BEACH, CA 90254 November 19, 2013 7:00 P.M. Peter Hoffman, Chairman Kent Allen, Vice Chairman Michael Flaherty Sam Perrotti Ron Pizer 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. 2 1. Pledge of Allegiance 2. Roll Call 3. Oral / Written Communications Anyone wishing to address the Commission regarding a matter not related to a public hearing on the agenda may do so at this time. Section 1 Consent Calendar 4. Approval of the October 15, 2013 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 Presentation 6. a. Briefing on City Council Strategic Plan and projects - City Manager. b. Briefing on Planning Commission role in relation to E & B’s proposed oil production project - City Attorney. Section III Public Hearing 7. CUP 13-8 -- Conditional Use Permit to legalize an existing auto repair use (South Bay Auto Repair and Transmission, formerly AAMCO), operating from 8:00 a.m. to 6:00 p.m. on Monday through Friday and 8:00 a.m. to 4:00 p.m. on Saturday and Sunday at 1120 Aviation Boulevard, and determination that the project is Categorically Exempt from the California Environmental Quality Act (continued from the September 17 and October 15, 2013 meetings). Staff Recommended Action: To adopt the resolution approving the Conditional Use Permit 13- 8 subject to conditions and determination that the project is categorically exempt from the California Environmental Quality Act. 8. PDP 13-17 / CUP 13-10 / PARK 13-5 -- Precise Development Plan and Conditional Use Permit for a 7,600± square foot, three-story mixed-use building with commercial use on the ground floor, three apartments on the upper floors, and subterranean parking (replacing a mixed-use building occupied by a restaurant “La Sosta Enoteca” and three apartments), and Parking Plan to allow a snack shop within the commercial space with less than required parking, at 2700 Manhattan Avenue, and determination that the project is Categorically Exempt from the California Environmental Quality Act. Staff Recommended Action: To open the public hearing and continue the matter to December 4, 2013. 3 9. CON 13-15 / PDP 13-16 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72189 for a two-unit condominium at 504 25th 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 subject to conditions, and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). 10. CON 13-16 / PDP 13-18 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72574 for a two-unit condominium at 512 25th Street (currently 504- 512 25th 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 subject to conditions, and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). 11. CUP 13-11 -- Conditional Use Permit for a car rental agency (Enterprise Rent-A-Car) including demolition of portions of the existing building and car wash at 620 and 640 Pacific Coast Highway, 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 including a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Section IV Hearing 12. I-4 #8 -- Interpretation of whether a pastor’s living quarters is incidental to a church in the C-3 zone. Staff Recommended Action: By Minute Order provide an interpretation whether a pastor’s living quarters is accessory and incidental to a church in the C-3 zone. Section V 13. Staff Items a. Report on compliance of Watermans HB (22 Pier Avenue), Studio (1320 Hermosa Avenue) and Establishment (1332 Hermosa Avenue) with requirements concerning reporting of food to alcohol sales ratios of their Conditional Use Permits. b. Report on City Council actions. c. Report on comprehensive planning processes. d. Tentative future Planning Commission agenda. e. Community Development Department activity reports of September, 2013. 14. Commissioner Items 15. Adjournment 1 Planning Commission Action Minutes October 15, 2013 ACTION MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON OCTOBER 15, 2013, 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 7:04 P.M. by Chairman Hoffman. 1. Pledge of Allegiance 2. Roll Call Present: Commissioners Allen, Flaherty, Perrotti, Pizer, Chairman Hoffman Absent: None Also Present: Ken Robertson, Community Development Director Pamela Townsend, Senior Planner Lauren Langer, Assistant City Attorney 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 September 17, 2013 action minutes ACTION: To approve the above minutes as presented. MOTION by Commissioner Pizer, seconded by Commissioner Perrotti. The motion carried by a unanimous vote. 5. Resolution(s) for Consideration - None Section II Public Hearing 6. CUP 13-6 -- Conditional Use Permit Amendment to allow on-sale beer and wine in connection with a restaurant with an outdoor patio from 10 a.m. to 11 p.m. daily (the existing restaurant, “The Counter”, currently closes by 10 p.m. and is allowed on-sale beer and wine by right); expand the existing outdoor dining patio by approximately 45 square feet and extend the hours of patio use from 11 a.m. to 10 p.m., to 10 a.m. to 11 p.m. and allow outdoor speakers and televisions or similar devices on and visible from the patio; and allow open air dining, for a new business (Hermosa Beach Fish Shop), and determination 2 Planning Commission Action Minutes October 15, 2013 that the project is categorically exempt from the California Environmental Quality Act, at 719 Pier Avenue (continued from the August 20 and September 17, 2013 meetings). Staff Recommended Action: To adopt the resolution approving a Conditional Use Permit Amendment to allow on-sale beer and wine in conjunction with a restaurant, expand hours of operations to 11:00 p.m. daily, allow open air dining, amend the floor plan, and expand the outdoor patio by 45 square feet, subject to conditions; and determination that the project is Categorically Exempt from the California Environmental Quality Act; and denying the request for outdoor speakers and televisions or similar devices on and visible from the outdoor patio. ACTION: To adopt the resolution approving subject Conditional Use Permit Amendment with modifications to Section 7, Condition 5, to require a six (6) foot high solid plexi-glass barrier and Condition 18(a) to require televisions to be oriented to the interior of the building, and to revise findings as required for consistency, and determining that the project is Categorically Exempt from the California Environmental Quality Act. MOTION by Commissioner Flaherty, seconded by Commissioner Pizer. The motion carried by the following vote: AYES: Comms. Allen, Flaherty, Perrotti, Pizer, Chmn. Hoffman NOES: None ABSTAIN: None ABSENT: None 7. CUP 13-8 -- Conditional Use Permit to legalize an existing auto repair use (South Bay Auto Repair and Transmission, formerly AAMCO), operating from 8:00 a.m. to 6:00 p.m. on Monday through Friday and 8:00 a.m. to 4:00 p.m. on Saturday and Sunday at 1120 Aviation Boulevard, and determination that the project is Categorically Exempt from the California Environmental Quality Act (continued from the September 17, 2013 meeting). Staff Recommended Action: To open the public hearing and continue the public hearing to November 19, 2013. ACTION: To open the public hearing and continue the public hearing to November 19, 2013 as requested by the applicant. Motion by Commissioner Perrotti, seconded by Commissioner Allen. The motion carried by a unanimous vote. 8. CUP 13-9 -- Conditional Use Permit Amendment to allow a modification from on-sale beer and wine to on-sale general alcohol in conjunction with an existing restaurant (Silvio’s Brazilian Barbeque), in exchange for modification of operating hours from unrestricted to the following limited hours: 8:00 a.m. to 11:00 p.m. Sunday through Wednesday, and 8:00 a.m. to 1:00 a.m. the day following Thursday, Friday and Saturday, State and Federal holidays, Cinco de Mayo, St. Patrick’s Day, and Brazilian Independence Day (September 7th), and determination that the project is Categorically Exempt from the California Environmental Quality Act, at 20 Pier Avenue. Staff Recommended Action: To adopt a resolution as deemed appropriate by the Commission to either: 1) Approve the Conditional Use Permit to allow on-sale general alcohol in conjunction with a reduction in hours of operation for an existing restaurant, subject to conditions and determine the project is exempt from the California Environmental Quality Act, or; 2) Deny the Conditional Use Permit Amendment to allow on-sale general 3 Planning Commission Action Minutes October 15, 2013 alcohol in conjunction with a reduction in hours of operation for an existing restaurant. ACTION: To adopt the resolution denying subject Conditional Use Permit Amendment. MOTION by Commissioner Allen, seconded by Commissioner Pizer. The motion carried by the following vote: AYES: Comms. Allen, Flaherty, Pizer NOES: Comm. Perrotti, Chmn. Hoffman ABSTAIN: None ABSENT: None 9. TEXT 13-3 -- Text Amendment to the Zoning Code to allow limited outdoor seating accessory to food establishments on private property in Commercial Zones (excluding C-3, SPA-7/8) subject to an administrative permit and determination that the Text Amendment is Categorically Exempt from the California Environmental Quality Act. Staff Recommended Action: To adopt the resolution recommending the City Council adopt a text amendment to allow limited outdoor seating on private property accessory to food establishments in C-1, C-2 and SPA-11 with an administrative permit subject to standards and determine the project is categorically exempt from the California Environmental Quality Act. ACTION: To adopt the resolution, as presented, recommending approval of subject Text Amendment and determining that the Text Amendment is Categorically Exempt from the California Environmental Quality Act. MOTION by Commissioner Pizer, seconded by Commissioner Perrotti. The motion carried by the following vote: AYES: Comms. Allen, Flaherty, Perrotti, Pizer, Chmn. Hoffman NOES: None ABSTAIN: None ABSENT: None Section III 10. Staff Items a. Report on City Council actions. b. Report on comprehensive planning processes. c. Tentative future Planning Commission agenda. d. Community Development Department activity reports of August, 2013. 11. Commissioner Items 12. Adjournment The meeting was formally adjourned at 9:16 P.M. 4 Planning Commission Action Minutes October 15, 2013 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 October 15, 2013. Peter Hoffman, Chairman Ken Robertson, Secretary Date 1 City Council and Planning Commission Roles and Responsibilities E&B’s Proposed Oil Production Project November 6, 2013 This memorandum provides an overview of the City Council’s and Planning Commission’s respective roles and responsibilities in implementing the Settlement Agreement for E&B’s Oil Production Project leading to the placement of a measure on November 2014 ballot. 1. What is the role of the City? The City’s role and obligation is to carry out the terms of the Settlement Agreement with Macpherson Oil Company (Macpherson) and E&B Natural Resource Management Corporation (E&B) entered into to end the lawsuit filed by Macpherson Oil Company seeking damages due to an alleged breach of contract resulting from the adoption of Proposition E in 1995. The Settlement Agreement states that it is the obligation of the city to, “Place on the ballot at a special municipal election in a manner that comports with all applicable law within six (6) months of a request to do so by E&B or as soon thereafter as is permitted by the California Elections Code a ballot measure that asks the electorate whether to approve a single ordinance that (i) amends the Hermosa Beach Municipal Code to allow the Project to proceed at the City maintenance yard located as described in Exhibit A to the Lease and (ii) approves a development agreement that would afford E&B a vested right to proceed with the Project notwithstanding any future inconsistent change in the City Municipal Code.” As a result of the Settlement Agreement, E&B also assumed and proposes to utilize and operate within entitlements which were granted to Macpherson and continue to be operative: Conditional Use Permit (1993, City Council Resolution 93-5632) which authorized Macpherson Oil‘s project and placed conditions on that project to reduce the impacts of that project. Oil and Gas Lease No. 2 entered into between the City and Macpherson in 1992 allowing oil and gas extraction within the tidelands of Santa Monica Bay. 2. What will the ballot measure do? The ballot measure will consist of one question asking the voters whether or not to (i) amend the Hermosa Beach Municipal Code to allow E&B’s project to proceed at the City maintenance yard, and (ii) approve a development agreement that would afford EB a vested right to proceed with E&B’s project notwithstanding any future inconsistent change in the City Municipal Code. E&B undertook various studies and submitted an application to the City for its own redesigned oil production project that maintains consistency with the existing 1993 conditional use permit and the City’s Oil Production Code (Ordinance 85-803 and amendments thereto), both of which provide design and operational conditions that would be operative if the ban on oil drilling in Chapter 5.56 of the Municipal Code is lifted. The City continues to evaluate E&B’s proposed project to determine whether it complies with all city codes and requirements. The City has identified the following legislative actions which would, at minimum, be necessary to allow E&B’s project to proceed: City of Hermosa Beach Community Development Dept., 1315 Valley Drive, Hermosa Beach, California 90254 (310-318-0242) 2 Changes to City plans and codes, necessary to allow the oil production project to proceed if the measure is approved, which are anticipated to be part of the ballot measure include: o Amend the Municipal Code to lift the ban on oil drilling and allow oil drilling in the M-1 zone as a conditional use at the City Maintenance Yard. o Amend the Coastal Land Use Plan to change the land use designation of the City. Maintenance Yard from Open Space to Industrial consistent with present and proposed use. o Amend the Coastal Land Use Plan to add policies regulating oil and gas recovery. o Modify Ordinance 87-897 “Mandating that all Funds the City derives from Hydrocarbon Recovery go into the Park and Recreation Facilities Fund except the first $500 of Business License Fees and any Funds Regulated by the State Lands Commission,” thereby allowing funds to be used for other purposes. A Development Agreement to vest the project and permanently incorporate the project changes required to reduce impacts and address other issues identified through the EIR (i.e., mitigation measures) will be part of the ballot measure. A franchise agreement may be required to allow the proposed oil and gas pipelines within the City of Hermosa Beach. As explained in more detail below, if the Final Environmental Impact Report (EIR) certified by the City Council identifies one or more significant impacts that cannot be mitigated and are unavoidable, per CEQA Guidelines Sections 15092 and 15093 a statement of overriding considerations citing the benefits of the project that outweigh the unavoidable impacts. The City is reviewing E&B’s application to identify any aspects that may be inconsistent with the Conditional Use Permit (CUP), the Oil Production Code, or other City codes. E&B indicates it designed its project to be consistent with these documents; for example, the CUP and Oil Production code allow additional height and the project was designed so that structures and equipment do not exceed height limits. However, it is possible that inconsistencies may be identified during evaluation of the project’s consistency with adopted plans and laws. In this case, modifications to the document(s) or to the project to achieve consistency would also be evaluated in the EIR and be made part of the ballot measure. 3. Why is the City preparing an EIR? Prior to placing a measure on the ballot for a project of this kind as required by the Settlement Agreement, the City must comply with the California Environmental Quality Act (CEQA). The Community Development Department determined that the project should undergo the most intensive type of review available under CEQA, preparation of an environmental impact report (EIR). The City independently issued a Request for Proposal to secure the services of a qualified consultant to prepare the EIR, received eight proposals, and after a screening process, the City Council hired Marine Science Specialists (MRS) to prepare the EIR under contract with the City and City direction. The project applicant reimburses the City for EIR costs. 4. What will be evaluated in the EIR? State law governs the process for preparation of an EIR and the content of an EIR. The purpose of an EIR is to fully examine and disclose the potential environmental impacts of the proposed project to decision makers and the public and identify “mitigation measures” to reduce and/or avoid significant impacts. In summary, the following will be evaluated: 3 A. The oil and gas production project proposed by E&B as described in its application filed with the Community Development Department at the City Maintenance Yard will be evaluated, including directional drilling, offsite improvements to the public right-of-way to provide access transitions and utilities to accommodate the project, and development of oil and gas pipelines to transport oil and gas materials to receiver sites outside the city. B. As a consequence of the project, the City Maintenance Yard and 15 public parking spaces at the Yard must be relocated. Because this would be a consequence of the project, the effects of these actions must be evaluated in the EIR. 5. What is the EIR process? The EIR process is set forth in the California Environmental Quality Act (CEQA) and the CEQA Guidelines. The major steps include: A. The Community Development Department distributed a Notice of Preparation (NOP) of an EIR requesting agency and public comments about what should be evaluated in the EIR (i.e., the scope of the EIR). The City also held scoping meetings in July 2013. The comment period on the NOP was 45 days, although only 30 days is required by law. B. The Draft EIR is now being prepared to evaluate the project, evaluate alternatives and propose mitigation measures to reduce or avoid significant impacts. During this period, a workshop will be held to educate people on how to read the EIR. C. Once the Draft EIR is completed, the City will distribute a Notice of Availability/Notice of Completion of the Draft EIR to solicit agency and public comments on the Draft EIR. It is anticipated that the Draft EIR will be released in late January for a review period of at least 45 days and will be made available to the public through several avenues, including the city’s website. At least two workshops will be also held to help people understand the EIR and to gather comments on the Draft EIR. Hermosa Beach residents will be mailed the schedule. D. The City will prepare responses to comments received on the Draft EIR. Upon inclusion of the responses to comments, the Draft EIR becomes the “Final EIR.” E. The City will make the Final EIR available to the public. The Planning Commission will hold a public hearing on the Final EIR and make a recommendation to the City Council on certification of the Final EIR as required by law. City Council will then hold a public hearing on the Final EIR and make its own determination on certification of the Final EIR as required by law. Certification of an EIR means that the EIR has been prepared in compliance with CEQA; it does not constitute approval of the project or imply an endorsement of the project. F. After the Final EIR is certified, the City Council will take the appropriate action to place the project on the ballot. Hermosa Beach voters will decide whether or not they wish to repeal the city’s current ban on oil drilling and whether or not to allow E&B’s proposed project. The vote is expected to occur in November 2014. 6. How does the EIR evaluate project impacts? The purpose of the EIR is to fully examine and disclose the potential environmental impacts of the proposed project and identify “mitigation measures” to reduce and/or avoid significant impacts. State law 4 sets forth the minimum content of the EIR and provides a framework for evaluating environmental impacts. For each subject area (air quality, biological resources, cultural resources, geologic hazards and resources, land use, recreational resources, cumulative effects, etc.) the EIR will generally follow these steps: Describe the proposed project as it relates to the subject area (such as, how will the proposed project affect air quality during each stage of the project); Describe the existing physical environment in the geographic vicinity relevant to the impact; Identify “significance thresholds” against which each impact can be assessed to determine whether it is significant. Significance thresholds are derived from standards adopted by the city, and regional and state agencies, or in the absence of adopted standards thresholds based on substantial evidence; Compare the physical changes caused by the project to the existing conditions and compare the change to the significance thresholds to determine whether any adverse physical changes will be significant or less than significant; Identify “mitigation measures” consisting of actions that can be taken to reduce and/or avoid the impact; Assess whether the mitigation measures will reduce the impacts to insignificant when measured against the threshold; and Identify feasible alternatives that will substantially lessen or avoid any of the project’s significant impacts. The Final EIR will also be accompanied by a Mitigation Monitoring and Reporting Program that will identify when each adopted mitigation measure must be implemented, who is responsible for implementing the measure, and who is responsible for monitoring and reporting on whether and when each mitigation measure is carried out. 7. How are the Cost/Benefit Analysis and Health Impact Assessment related to the EIR? By law, the EIR must identify potential effects on the environment and identify ways to reduce or avoid those effects. In addition to the EIR, the City also is voluntarily preparing an economic Cost/Benefit Analysis and a Health Impact Assessment to provide information on the potential community health and economic effects of the project that are of concern to the voters and the community. These studies may yield information that would be used by the EIR consultant as part of the analysis in the EIR; therefore, some information may be incorporated into the EIR. While the City will work with its consultants to make sure the Cost/Benefit Analysis and Health Impact Assessment address issues of concern to the community, the purpose of these studies is to inform the voters on potential effects, rather than making recommendations regarding how to reduce these effects. (Refer also to question 10). 8. What actions will the Planning Commission take? The Planning Commission will carry out its statutory responsibilities to review the proposed project and make recommendation to the City Council on whether to certify the EIR and whether the Development Agreement meets legal requirements. Once the Final EIR has been completed, the Planning Commission 5 will hold a noticed public hearing and make recommendation to the City Council on the following matters: Certification of the EIR: Make findings per CEQA Guidelines Section 15091: 1. That the final EIR reflects the city’s independent judgment and analysis. 2. That the final EIR has been completed in compliance with CEQA and should be certified. Per CEQA Guidelines Section 15091(a), for each significant impact identified in the Final EIR, the Commission should find that (1), (2) or (3) apply: (1) Changes or alterations have been required in, or incorporated into, the project which avoid or significantly lessen the significant environmental effect as identified in the final EIR. (2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency and can and should be adopted by such other agency. (3) Specific, economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR. The following per Section 15091 also apply when making the findings above: (b) The findings required by subdivision (a) shall be supported by substantial evidence in the record. (c) The finding in subdivision (a)(2) shall not be made if the agency making the finding has concurrent jurisdiction with another agency to deal with identified feasible mitigation measures or alternatives. The finding in subdivision (a)(3) shall describe the specific reasons for rejecting identified mitigation measures and project alternatives. (d) When making the findings required in subdivision (a)(1), the agency shall also adopt a program for reporting on or monitoring the changes which it has either required in the project or make a condition of approval to avoid or substantially lessen significant environmental effects. These measures must be fully enforceable through permit conditions, agreements, or other measures. The staff reports will detail the required actions, findings and supporting information required by law for consideration by the Planning Commission and City Council. Development Agreement: Make recommendation on whether the proposed Development Agreement meets legal requirements, including any proposals to modify the agreement. 9. What actions will the City Council take? The City Council will carry out its statutory responsibilities to review the proposed project, consider the Planning Commission’s recommendations, and determine whether to certify the EIR and whether the 6 Development Agreement is appropriate. The City Council will hold a noticed public hearing and make determinations on the following matters: Certification of the EIR: Make findings per CEQA Guidelines Section 15091: 1. That the final EIR reflects the city’s independent judgment and analysis. 2. That the final EIR has been completed in compliance with CEQA and may be certified. Per CEQA Guidelines Section 15091(a), for each significant impact identified in the Final EIR, that (1), (2) or (3) apply: (1) Changes or alterations have been required in, or incorporated into, the project which avoid or significantly lessen the significant environmental effect as identified in the final EIR. (2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency and can and should be adopted by such other agency. (3) Specific, economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR. The following per Section 15091 also apply when making the findings above: (b) The findings required by subdivision (a) shall be supported by substantial evidence in the record. (c) The finding in subdivision (a)(2) shall not be made if the agency making the finding has concurrent jurisdiction with another agency to deal with identified feasible mitigation measures or alternatives. The finding in subdivision (a)(3) shall describe the specific reasons for rejecting identified mitigation measures and project alternatives. (d) When making the findings required in subdivision (a)(1), the agency shall also adopt a program for reporting on or monitoring the changes which it has either required in the project or make a condition of approval to avoid or substantially lessen significant environmental effects. These measures must be fully enforceable through permit conditions, agreements, or other measures. Development Agreement: The Council will hold a noticed public hearing and determine whether at minimum the proposed Development Agreement vests the project as required by the Settlement Agreement should the voter approve the project and incorporates the EIR’s Mitigation Measures and Mitigation Monitoring Plan. The City Council will prepare and submit the ballot measure for voter consideration. The Council’s actions will not approve or deny the project or grant any entitlement. 10. What authority does the City have to modify the project proposed by E&B? The City’s responsibility is to carry out the Settlement Agreement in good faith as indicated above. Since the City is obligated by the Settlement Agreement to place a Development Agreement on the ballot, and the Development Agreement is a contractual agreement that must be agreed to by E&B, the City’s ability to unilaterally modify E&B’s project beyond what is required to comply with CEQA is limited. 7 11. How is the land use process different from any other process for a large project in the Coastal Zone? The project application was filed and the City is conducting the project review pursuant to a Settlement Agreement which obligates the City to place a measure on the ballot to ask the voters whether or not to approve the project. Therefore, the voters rather than the City Council are the decision makers. The laws and process for filing, reviewing and processing the application, including conducting the environmental review, are otherwise substantially the same. The City has retained experts to assist it with the process and evaluation in the same manner as it would for a similarly complex project. The City is conducting additional studies and public education and outreach beyond that which is required by law or city regulations to assist the voters in weighing its decision. 12. What is the schedule for placing the measure on the ballot? The City anticipates placing the measure on the November 2014 ballot, which requires the City Council to take action by the end of July 2014. The Planning Commission is anticipated to hold its hearing in May or June. The Planning Commission and City Council may hold special meetings to meet the schedule. 13. What happens if the voters approve the ballot measure to allow E&B’s proposed project to move forward? E&B would proceed with applications to the Coastal Commission, Division of Oil, Gas and Geothermal Resources, South Coast Air Quality Management District, and other agencies. The City would be responsible for issuance of ministerial permits, including those required by the Hermosa Beach oil code (Oil Production) which provides a permit system for drilling and oil recovery operations, and ongoing monitoring of compliance over the life of the project, including monitoring compliance with the Development Agreement and Mitigation Monitoring and Reporting Program as applicable. The City will also be responsible for proceeding with permitting and relocating the City maintenance yard and continuing to carry out the Settlement Agreement by meeting stated financial and other obligations. 14. What happens if the voters do not approve the ballot measure to allow E&B’s proposed project to move forward? Would the opportunity for future oil development at the City’s Maintenance Yard be permanently foreclosed? If the voters do not approve the ballot measure, the citywide ban on oil drilling would remain in place and the project would not move forward. The City would be responsible for continuing to carry out the Settlement Agreement by meeting stated financial and other obligations. E&B would continue to hold the 35-year lease, which could not be exercised absent future adoption of a ballot measure by the electorate lifting the ban on oil drilling. Attachments: 1. Illustration of City Process for E&B’s Proposed Oil Production Project 2. CEQA Guidelines – Relevant Sections 8 E&B’s submits Project Application, 2012 Attachment 1 ILLUSTRATION OF CITY PROCESS FOR E&B’S PROPOSED OIL PRODUCTION PROJECT Settlement Agreement 2012 to end lawsuit E&B assigned 1993 Conditional Use Permit & 1992 Oil & Gas Lease City Obligation – Carry out Settlement Agreement: Place measure on ballot to allow voters decide whether or not to lift ban and allow E&B’s proposed oil project Comply with California Environmental Quality Act Place Development Agreement on ballot Other terms of Settlement Agreement Vote November 2014 City prepares Draft & Final Environmental Impact Report City voluntarily prepares Cost/Benefit Analysis & Heath Impact Assessment City prepares proposed Development Agreement Sept 2013 – May 2014 Planning Commission hearing and recommendations to City Council: CEQA findings on certification of EIR; appropriateness of Development Agreement June 2014 City Council hearing: CEQA findings on certification of EIR; appropriateness of Development Agreement July 2014 City Council approves content of Ballot Measure: Should the ban on oil and gas production be lifted and E&B’s Project be approved, incorporating EIR Mitigation Measures and other project modifications (if any) into a Development Agreement, and approving Land Use and Code Amendments July 2014 City identifies Land Use and Code Amendments necessary to allow E&B’s project to proceed if approved by voters 9 Attachment 2 CEQA Guidelines – Relevant Sections 10 11 12 94.5591.15 P.C.94.7094.7093.5098.81 TW95.0695.0394.7395.0295.0496.2394.7394.3398.81 TW96.0796.1894.97 P.C.94.10WMWM94.7994.72FH94.65WV94.3194.2097.1896.2696.2895.4896.7495.8195.9999.1195.88100.32 TW99.7497.4796.5898.6796.9396.7396.9297.3998.8399.20WM98.95WV99.73SIGN99.41SMH100.28101.80 TC101.30 FL102.1397.3896.5596.3996.3596.6496.5096.3395.9095.5493.26 P.C.95.4595.4694.8596.8496.20 P.C.N 00°00'56"W 138.82'49.95'49.95'N 89°59'19"E99.89'N 00°01'15"W 149.01'N 89°52'01"E49.94'N 00°01'06"W 148.90'EXISTINGBUILDING(E) A.C. PAVEMENT5 0'25TH STREETCG_SETTINGSL=51.28'R=130.02'UPDNDNUPDNPrivate Open SpaceUnit-504A DIAGONALHATCHED AREADecorative Stamped ConcreteDrivewayConcrete Curb Per Public WorksTo Be Determined42" High WoodGuardrailExisting Edge of StreetProposed Concrete Sidewalk, PerPublic Works200 AMPELEC.PANELMMM100.90 PC94.97 PC96.20 PCUNIT 504 AUNIT 512 AUNIT 504 BUNIT 512 BMFIRST LEVEL: 97.50'SECOND LEVEL: 108.50'FIRST LEVEL: 96.00'SECOND LEVEL: 107.00'EntryEntryTurf Block PermeableMaterial at GuestParking5' - 11 1/2"12' - 0"6' - 0 1/2"Guest ParkingPrivate Open Space Unit-504BHATCHED AREAGrass AreaGrass AreaGrass AreaEntry WalkConcrete walkConcrete walkConcrete PatioConcretePatioNEW CONCRETE DRIVEWAY3.1%3.1%Turf Block10' SETBACK LINE99.60200 AMPELEC.PANEL5' - 0"20' - 0"97.5097.0096.8095.2095.6795.672.3%2.2%2.5%2.3%95.673.4%2.2%2.3%2.6%2.7%96.1796.0021' - 8"8' - 1"22' - 11"10' - 0"10' - 4"41' - 2"6' - 0"52' - 8"10' - 0"57' - 6"13' - 3"19' - 9"5' - 0"5' - 0"33' - 0"24' - 0"33' - 0"5' - 0"5' - 0"5' - 0"5' - 0"13' - 1"15' - 1"10' - 10"11' - 7 1/2"9' - 11"11' - 9 1/2"100.9097.9095.5024' - 0"22' - 0 1/2"20' - 4"12' - 0"24' - 0"11' - 9"21' - 3"7' - 0"17' - 0"5' - 0"Proposed 6' FenceProposed 6' Hi Fence20' - 0"20' - 1 1/2"24' - 0"18' - 0"99.0097.4195.523.3%9' - 0"Turf BlockCONCRETEDRIVEWAYCONCRETEDRIVEWAY36"X84"TRASH AREA36"X84"TRASH AREA36"X84"TRASH AREA6' HI FENCEUnder Separate Permit33' - 0"24' - 0"Under Separate PermitReference onlyReference only5' SETBACK LINE22' - 0"8' - 0"LINE OF BALCONY(COVER=161.5 SQ.FT =40%)LOTS 13 & 14 C.C. HUNT'S ADDITION TO HERMOSA TERRANCE TRACT M.B. 10-152504 25TH STREET HERMOSA BEACH, CAAPN NO: 4182-025-003KKC Development120 5TH STREET MANHATTAN BEACH, CA. 90266(310) 372-6027R1A4725.5 SF 65% 3511 SF 48%10' 11'-5"5' 5'5' / 3' 5'441117x20 17x2024' 24'9'3.4% MAX12.5% MAX6'6'12'4004004924082,418 1803 Sq.ft (504A Unit12604461512229277222943.57270 SF1211420149926327102633.54UNIT 504 A UNIT 504 A6,348364300200200UNIT 504 AUNIT 504 BUNIT 504 AUNIT 504 B1708 Sq.ft (504B UnitThese drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44, ManhattanBeach, CA 90266Tel (310) 546-5550FAX (310) 546-9250ARAM BEDOYAN, LIC# C28462, LA4167GOITOM TEKLETSION, AIAArchitects &Landscape ArchitectsProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number504 25TH STREETHERMOSA BEACH, CA11/14/2013 11:26:59 AMAs indicatedA12-Unit DevelopmentSite Plan / Title SheetProject NumberIssue DateKKC DEVELOPMENT 1/8" = 1'-0"SiteNo. Description DateSITE NOTES:1.ALL UTILITIES SHALL BE UNDERGROND,CONTACT SOUTHERN CALIFORNIA EDISONFOR THEIR REVIEW2.ALL SITE DRAINAGE SHALL BE TERMINATEDAT PUBLIC WAY VIA NON-EROSIVE DEVISE,PER HBMC.3.DRAINAGE FIXTURE LOCATED BELOW THENEXT UPSTREAM MANHOLE OR BELOW THEMAIN SEWER LEVEL REQUIRESINVESTIGATION TO ASCERTAIN THENECESSITY FOR SEWER BACKWATERDEVICE INSTALLATION. CONTRACTOR TOVERIFY PRIOR TO CONSTRUCTIONOccupancy / Group R-3 / UConstruction Type: V-B,Units: 2Stories:2Height: 25 Ft.Fire Sprinklers: YesVICINITY MAPSHEET LISTSHEET NUMBERSHEET NAMEA1SITE PLAN /TITLE SHEETA1.1FLOOR AND ROOF PLANS 1/8" SCALEA1.2LANDSCAPE PLANA1.3FLOOR PLANS 1/8" SCALEA2.0FLOOR PLANS UNIT 504AA2.1ELEVATIONS UNIT 504AA2.2SECTIONS UNIT 504AA3.0FLOOR PLAN UNIT 504BA3.1ELEVATIONS 504BA3.2SECTIONS 504BNOTE:PROVIDE ELECTRICALCONDUITS FOR FUTURESOLAR INSTALLATION PER15.32.140 96.2895.4896.7495.8195.9999.1195.88100.32 TW99.7497.4798.67100.4298.8399.20WM98.95WV99.73SIGN99.41SIGN100.71SMH100.28100.87101.80 TC101.30 FL102.13100.90 P.C.97.3896.5596396.6496.5095.5493.26 P.C.95.4595.4696.20 P.C.N 00°00'56"W 138.82'49.95'N 89°59'19"E99.89'N 00°01'06"W 148.90'25TH STCG_SETTINGSL=51.28'R=130.02'DNDNN 00°00'56"W 138.82'49.95'N 89°59'19"E99.89'N 00°01'06"W 148.90'25TH STCG_SETTINGSL=51.28'R=130.02'UPDNDNUPREF.DN97196.2895.4896.7495.8195.9999.1195.88100.32 TW99.7497.4796.5898.6796.9396.7396.9297.3998.8399.20WM98.95WV99.73SIGN99.41SMH100.28101.80 TC101.30 FL102.1397.3896.5596.3996.3596.6496.5099595.5493.26 P.C.95.4595.4696.8496.20 P.C.N 00°00'56"W 138.82'49.95'N 89°59'19"E99.89'N 00°01'06"W 148.90'25TH STRCG_SETTINGSL=51.28'R=130.02'REF.DNDNROOF AREA WITH 1.5 :12 SLOPECOOL ROOF SHALL BE INSTALLEDPER CITY OF HERMOSA BEACH119.42119.42proposed 119.42proposed 119.42ROOF BELOWBALCONY BELOWBALCONY BELOW117.92proposed 119.90proposed 119.4520' - 5 1/2"19' - 6 1/2"10' - 0"24' - 1 1/2"25' - 10 1/2"23' - 3 1/2"26' - 11 1/2"11' - 1"78' - 8"72' - 6"proposed 121.75proposed 121.0397' - 3 1/2"41' - 6 1/2"60' - 2"ROOF AREA WITH 1.5 :12 SLOPECOOL ROOF SHALL BE INSTALLEDPER CITY OF HERMOSA BEACHproposed 119.90proposed 118.95proposed 119.46proposed 119.45121.753' - 0"2' - 0"3' - 0"2' - 0"11' - 1"10' - 0"8' - 6"15 CP 120.7913 CP 121.5914 CP 121.6912 CP 121.5211 CP 122.0510 CP 122.349 CP 122.84CP 121.755 CP 122.814 CP 123.473 CP 123.732 CP 122.741 CP 125.436 CP 123.22proposed 123.2220' - 7"3' - 6 1/2"25' - 10 1/2"11' - 2 1/2"3' - 0"11' - 6"12' - 10 1/2"12' - 10 1/2"9' - 9"21' - 7 1/2"28' - 4 1/2"3' - 0"37' - 3"9' - 9"10' - 1"proposed 119.267 CP 122.678 CP 122.87CP 120.78proposed 117.922.3%2.5%5' - 0"11' - 0"12' - 0"12' - 0"16' - 9"10' - 0"5' - 0"9' - 0"5' - 0"11' - 0"12' - 0"12' - 0"15' - 1"11' - 7 1/2"13' - 1"10' - 11 1/2"12' - 0"11' - 9 1/2"9' - 11"UNIT 504 AUNIT 504 B107.0011' - 11 1/2"3' - 4"3' - 6"14' - 2 1/2"6' - 5 1/2"5' - 0"11' - 0"9' - 0"5' - 0"13' - 1"7' - 1"12' - 0"UNIT 504 AUNIT 504 B108.503' - 0 1/2"RoofRoofBalcony3' - 10"Balcony12' - 0"11' - 0"10' - 6"22' - 0"9' - 0"12' - 0"3' - 0"9' - 0"10' - 0"21' - 1 1/2"These drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44, ManhattanBeach, CA 90266Tel (310) 546-5550FAX (310) 546-9250ARAM BEDOYAN, LIC# C28462, LA4167GOITOM TEKLETSION, AIAArchitects &Landscape ArchitectsProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number504 25TH STREETHERMOSA BEACH, CA11/14/2013 11:27:12 AM 1/8" = 1'-0"A1.12-Unit DevelopmentFloor & Roof Plans 504 A&BProject NumberIssue DateKKC DEVELOPMENTNo. Description Date 1/8" = 1'-0"Roof 1/8" = 1'-0"First Floor 1/8" = 1'-0"Second Floor UPREF.DNDNLiving RoomEntryKitchenDining2-Car GarageNookPdr.UNIT A-1' - 2"-1' - 2"3/8" / 1'-0"1/4" / 1'-0"97' - 6"-1' - 4"1A2.22A2.23A2.213' - 3"19' - 9"1' - 0"34' - 0"10' - 4"29' - 8"11' - 6"6' - 0"57' - 6"22' - 6"9' - 0"26' - 0"11' - 9"21' - 3"1' - 0"34' - 0"20' - 4"19' - 0"3' - 0 1/2"STORAGE189 CF2' - 5 1/2"1' - 6"5' - 2"5' - 4"3' - 0"7' - 0"STORAGE175 CF8' - 1"5' - 6"3' - 0"9' Min. Clg.4' Min. Clg.UNIT AMaster BedroomMaster BathroomW.I.C.StudyBedroomBedroomBedroomBathroomBathW.I.CBalconyRoof Below7' - 0"8' - 6"3' - 0"8' - 6"9' - 0"5' - 2"12' - 2"6' - 2"52' - 6"11' - 9"15' - 2"6' - 1"33' - 0"8' - 2"4' - 9"10' - 7"9' - 0"17' - 6"9' - 6"3' - 0"18' - 10"17' - 0 1/2"8' - 1"5' - 6"8' - 2 1/2"7' - 0"10' - 7"14' - 4 1/2"4' - 0"11' - 3"12' - 9 1/2"12' - 0"14' - 8 1/2"13' - 2 1/2"5' - 4"Laundry1A2.22A2.23A2.213' - 8 1/2"19' - 3 1/2"1' - 0"18' - 6"These drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44,Manhattan Beach, CA90266Tel (310) 546-5550FAX (310) 546-9250ArchitectsLandscape ArchitectsPlannersProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number aga@agarchitecture.comwww.agarchitecture.com504 25th StreetHermosa Beach, CA11/12/2013 11:43:58 AM 1/4" = 1'-0"A2.02-Unit DevelopmentFloor Plans - Unit 504AProject NumberIssue DateKKC DevelopmentNo. Description Date 1/4" = 1'-0"First Floor 1/4" = 1'-0"Second Floor First Floor97' - 6"Second Floor108' - 6"Plate118' - 6"First Floor-L96' - 4"EXISTING GRADE SIDEYARDEXISTING NEIGHBORING GRADE25' MAX HEIGHT LIMIT96.39 NEIG. G96.35 NEIG. G96.33 NEIG. G96.55 E G96.50 E GPROPOSED GRADEFirst Floor97' - 6"Second Floor108' - 6"Plate118' - 6"11' - 0"10' - 0"First Floor-L96' - 4"First Floor97' - 6"Second Floor108' - 6"Plate118' - 6"First Floor-L96' - 4"EXISTING NEIGHBORING GRADEEXISTING GRADE AT SIDEYARD25' MAX HEIGHT LIMIT95.88 EG97.47 EG98.67 EG100.9 PC99.74 NEIG. G102.13 NEIG. GPROPOSED GRADEFirst Floor97' - 6"Second Floor108' - 6"Plate118' - 6"First Floor-L96' - 4"These drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44,Manhattan Beach, CA90266Tel (310) 546-5550FAX (310) 546-9250ArchitectsLandscape ArchitectsPlannersProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number aga@agarchitecture.comwww.agarchitecture.com504 25th StreetHermosa Beach, CA11/12/2013 11:44:03 AM 1/4" = 1'-0"A2.12-Unit DevelopmentElevations-Unit 504AProject NumberIssue DateKKC DevelopmentNo. Description Date 1/4" = 1'-0"East 1/4" = 1'-0"North 1/4" = 1'-0"West 1/4" = 1'-0"SouthExterior Building SpecificationsFacade (First Floor): 7/8" Thick Smooth Stucco Finish With Linier Expansion Joints.Facade (Second Floor):Natural Cedar Painted or Stained Horizontal Wood Siding.Chimney: Natural Stone Veneer.Entry/Stair Tower:Natural Stone Veneer over FramingChimney Cap:Metal Chimney Cap with Mesh Enclosure.Windows:White Fiberglass Dual Tinted Glazed Windows.Doors:White Fiberglass Dual Glazed Tinted Doors.Garage Door:Painted Wood Horizontal Sectional Roll-Up Door with Lites AboveEaves/Facia:Painted Wood Decorative Corbels or Facia BoardRoofing:Sloped Cool Roof System - CLASS "A" RATINGColumns:Exposed Wood Finish to Match.Decks:Decorative Fire Rated Waterproofing Walking Surface with Stone TilesRailing:Anodized Aluminum Top Rails and Posts.Exterior Lighting:Decorative Light Fixture First Floor97' - 6"Second Floor108' - 6"Plate118' - 6"First Floor-L96' - 4"First Floor97' - 6"Second Floor108' - 6"Plate118' - 6"First Floor-L96' - 4"First Floor97' - 6"Second Floor108' - 6"Plate118' - 6"These drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44,Manhattan Beach, CA90266Tel (310) 546-5550FAX (310) 546-9250ArchitectsLandscape ArchitectsPlannersProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number aga@agarchitecture.comwww.agarchitecture.com504 25th StreetHermosa Beach, CA11/12/2013 11:44:06 AM 1/4" = 1'-0"A2.22-Unit DevelopmentSectionsProject NumberIssue DateKKC DevelopmentNo. Description Date 1/4" = 1'-0"Section 1 1/4" = 1'-0"Section 2 1/4" = 1'-0"Section 3 UPREF.DN2 Car GarageBedroomEntryBathroomW.I.C.Master BedroomMaster BathStorage Under300 CUFT12' - 5"20' - 7"1' - 0"34' - 0"1' - 5 1/2"11' - 10"9' - 10"8' - 1"6' - 1"16' - 10"52' - 8"12' - 5"20' - 7"1' - 0"6' - 0"2' - 0"19' - 2 1/2"9' - 0"20' - 5 1/2"2' - 0"52' - 8"1A3.22A3.23A3.29' - 0"8' - 1"5' - 6"3' - 6"Bedroom BedroomLaundryDiningOpen BlwBathroomPdr.KitchenLiving RoomBalconyRoof12' - 5"20' - 7"1' - 0"6' - 0"21' - 8"8' - 1"11' - 5 1/2"11' - 5 1/2"33' - 0"21' - 2 1/2"9' - 0"5' - 3"16' - 2 1/2"1' - 0"10' - 6 1/2"11' - 6"5' - 2"13' - 3 1/2"3' - 6"6' - 1"7' - 8"1A3.22A3.23A3.222' - 0"These drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44,Manhattan Beach, CA90266Tel (310) 546-5550FAX (310) 546-9250ArchitectsLandscape ArchitectsPlannersProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number aga@agarchitecture.comwww.agarchitecture.com504 25TH STREETHERMOSA BEACH, CA11/12/2013 11:46:15 AM 1/4" = 1'-0"A3.02 UNIT DEVELOPMENTFloor Plans Unit 504BProject NumberIssue DateKKC DEVELOPMENTNo. Description Date 1/4" = 1'-0"First Floor 1/4" = 1'-0"Second Floor First Floor96' - 0"Second Floor107' - 0"Plate117' - 0"EXISTING GRADE SIDEYARDEXISTING NEIGHBORINGGRADE25' MAX HEIGHT LIMIT95.90 NEIG. G96.33 NEIG. G93.26 PC NEIG. G96.50 EG95.46 EGPROPOSED GRADEFirst Floor96' - 0"Second Floor107' - 0"Plate117' - 0"PROPOSED GRADE93.26 PC96.20 PCEXISTINGNEIGHBORINGGRADE95.54 EG96.28 EGEXISTING GRADE25' MAX. HEIGHT LIMIT119.45'119.90'117.92'117.92'First Floor96' - 0"Second Floor107' - 0"Plate117' - 0"96.20 PC95.81 EG95.88 EG25' MAXIMUM HEIGHT LIMIT96.74 NEIG. G99.11 NEIG. G99.74 NEIG. GEXISTING NEIGHBORING GRADEEXISTING GRADE AT SIDEYARDFirst Floor96' - 0"Second Floor107' - 0"Plate117' - 0"These drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44,Manhattan Beach, CA90266Tel (310) 546-5550FAX (310) 546-9250ArchitectsLandscape ArchitectsPlannersProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number aga@agarchitecture.comwww.agarchitecture.com504 25TH STREETHERMOSA BEACH, CA11/12/2013 11:46:19 AM 1/4" = 1'-0"A3.12 UNIT DEVELOPMENTElevations Unit 504BProject NumberIssue DateKKC DEVELOPMENTNo. Description Date 1/4" = 1'-0"East 1/4" = 1'-0"South 1/4" = 1'-0"West 1/4" = 1'-0"NorthExterior Building SpecificationsFacade (First Floor): 7/8" Thick Smooth Stucco Finish With Linier Expansion Joints.Facade (Second Floor):Natural Cedar Painted or Stained Horizontal Wood Siding.Chimney: Natural Stone Veneer.Entry/Stair Tower:Natural Stone Veneer over FramingChimney Cap:Metal Chimney Cap with Mesh Enclosure.Windows:White Fiberglass Dual Tinted Glazed Windows.Doors:White Fiberglass Dual Glazed Tinted Doors.Garage Door:Painted Wood Horizontal Sectional Roll-Up Door with Lites AboveEaves/Facia:Painted Wood Decorative Corbels or Facia BoardRoofing:Sloped Cool Roof System - CLASS "A" RATINGColumns:Exposed Wood Finish to Match.Decks:Decorative Fire Rated Waterproofing Walking Surface with Stone TilesRailing:Anodized Aluminum Top Rails and Posts.Exterior Lighting:Decorative Light Fixture First Floor96' - 0"Second Floor107' - 0"Plate117' - 0"First Floor96' - 0"Second Floor107' - 0"Plate117' - 0"First Floor96' - 0"Second Floor107' - 0"Plate117' - 0"These drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44,Manhattan Beach, CA90266Tel (310) 546-5550FAX (310) 546-9250ArchitectsLandscape ArchitectsPlannersProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number aga@agarchitecture.comwww.agarchitecture.com504 25TH STREETHERMOSA BEACH, CA11/12/2013 11:46:21 AM 1/4" = 1'-0"A3.22 UNIT DEVELOPMENTSections Unit 504BProject NumberIssue DateKKC DEVELOPMENTNo. Description Date 1/4" = 1'-0"Section 1 1/4" = 1'-0"Section 2 1/4" = 1'-0"Section 3 Proposed Two-Unit Residential DevelopmentAGA Design GroupManhattan Beach, CA504 and 512 25th Street, Hermosa Beach, CAKKC DevelopmentManhattan Beach, CA512 25th StreetUnit A512 25th StreetUnit B504 25th StreetUnit A504 25th StreetUnit B 94.5591.15 P.C.94.7094.7093.5098.81 TW95.0695.0394.7395.0295.0496.2394.7394.3398.81 TW96.0796.1894.97 P.C.94.10WMWM94.7994.72FH94.65WV94.3194.2097.1896.2696.2895.4896.7495.8195.9999.1195.88100.32 TW99.7497.4798.6797.3998.8399.20WM98.95WV99.73SIGN99.41SMH100.28101.30 FL102.1397.3896.5596.3996.3596.6496.5096.3395.9095.5493.26 P.C.95.4595.4694.8596.20 P.C.N 00°00'56"W 138.82'49.95'49.95'N 89°59'19"E99.89'N 00°01'15"W 149.01'N 89°52'01"E49.94'N 00°01'06"W 148.90'EXISTINGBUILDING(E) A.C. PAVEMENT5 0'25TH STREETCG_SETTINGSL=51.28'R=130.02'DNDNUPUPDecorative Stamped ConcreteDrivewayConcrete Curb Per Public WorksTo Be Determined42" High WoodGuardrailExisting Edge of StreetProposed Concrete Sidewalk, PerPublic Works200 AMPELEC.PANELMMM100.90 PC94.97 PC93.345 ADJUSTED PC96.20 PC3.8%UNIT 504 AUNIT 512 AUNIT 504 BUNIT 512 BMFIRST LEVEL: 96.00'SECOND LEVEL: 107.00'FIRST LEVEL: 96.00'SECOND LEVEL: 107.00'Private Open Space Unit512 A DIAGONAL HATCHAREAEntryEntryTurf Block PermeableMaterial at GuestParking5' - 11 1/2"12' - 0"6' - 0 1/2"Guest ParkingPrivate Open Space Unit-512B HATCHED AREAGrass AreaGrass AreaEntry WalkConcrete walkConcrete walkConcrete PatioConcretePatio5' - 0"NEW CONCRETE DRIVEWAY3.1%3.1%Turf Block10' SETBACK LINE200 AMPELEC.PANEL5' - 0"20' - 0"97.0096.8095.2095.6795.672.3%2.2%2.5%2.3%95.673.4%2.2%2.3%2.6%2.7%96.0013' - 3"19' - 9"5' - 0"5' - 0"33' - 0"24' - 0"33' - 0"6' - 0"41' - 2"10' - 4"10' - 0"22' - 11"8' - 1"19' - 8"5' - 0"5' - 0"13' - 1"15' - 1"10' - 10"11' - 7 1/2"57' - 6"52' - 8"14' - 1"24' - 0"19' - 0"20' - 4"12' - 0"21' - 3"11' - 9"24' - 0"17' - 0"7' - 0"Proposed 6' FenceProposed 6' Hi Fence33' - 0"20' - 1 1/2"20' - 0"24' - 0"18' - 0"95.5295.693.3%8' - 11"Turf BlockCONCRETEDRIVEWAYCONCRETEDRIVEWAY36"X84"TRASH AREA36"X84"TRASH AREA6' HI FENCEUnder Separate PermitUnder Separate PermitReference onlyReference only5' SETBACK LINE10' - 0"8' - 0"22' - 0"LINE OF BALCONY(COVER=161.5SQ.FT =40%)12' - 0"LOTS 13 & 14 C.C. HUNT'S ADDITION TO HERMOSA TERRANCE TRACT M.B. 10-152512 25TH STREET HERMOSA BEACH, CAAPN NO: 4182-025-003KKC Development120 5TH STREET MANHATTAN BEACH, CA. 90266(310) 372-6027R1A4836 SF 65% 3511 SF 47%10' 11'-5"5' 5'5' / 3' 5'441117x20 17x2024' 24'9'3.4% MAX12.5% MAX6'6'12'4004004924082,418 1803 Sq.ft (512A Unit12604461512229277222943.57440 SF1211420149926327102633.54UNIT 512 A UNIT 512 A6,348364300200200UNIT 512 AUNIT 512 BUNIT 512 AUNIT 512 B1708 Sq.ft (512B UnitThese drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44, ManhattanBeach, CA 90266Tel (310) 546-5550FAX (310) 546-9250ARAM BEDOYAN, LIC# C28462, LA4167GOITOM TEKLETSION, AIAArchitects &Landscape ArchitectsProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number512 25TH STREETHERMOSA BEACH, CA11/14/2013 11:30:05 AMAs indicatedA12-Unit DevelopmentSite Plan / Title SheetProject NumberIssue DateKKC DEVELOPMENT 1/8" = 1'-0"SiteNo. Description DateSITE NOTES:1.ALL UTILITIES SHALL BE UNDERGROND,CONTACT SOUTHERN CALIFORNIA EDISONFOR THEIR REVIEW2.ALL SITE DRAINAGE SHALL BE TERMINATEDAT PUBLIC WAY VIA NON-EROSIVE DEVISE,PER HBMC.3.DRAINAGE FIXTURE LOCATED BELOW THENEXT UPSTREAM MANHOLE OR BELOW THEMAIN SEWER LEVEL REQUIRESINVESTIGATION TO ASCERTAIN THENECESSITY FOR SEWER BACKWATERDEVICE INSTALLATION. CONTRACTOR TOVERIFY PRIOR TO CONSTRUCTIONOccupancy / Group R-3 / UConstruction Type: V-B,Units: 2Stories:2Height: 25 Ft.Fire Sprinklers: YesVICINITY MAPSHEET LISTSHEET NUMBERSHEET NAMEA1SITE PLAN /TITLE SHEETA1.1FLOOR & ROOF PLAN 1/8" SCALEA1.2LANDSCAPE PLANA2.0FLOOR PLANS UNIT 504AA2.1ELEVATIONS UNIT 512AA2.2SECTIONS UNIT 512AA3.0FLOOR PLAN UNIT 512BA3.1ELEVATIONS 512BA3.2SECTIONS 512BNOTE:PROVIDE ELECTRICALCONDUITS FOR FUTURESOLAR INSTALLATION PER15.32.140 49.95'9'19"E89'N 00°01'15"W 149.01'N 89°52'01"E49.94'N 00°01'06"W 148.90'EXISTINGBUILDING(E) A.C. PAVEMENTUPUPREF.94.5591.15 P.C.94.7094.7093.5098.81 TW95.0695.0394.7395.0295.0496.2394.7394.3398.81 TW96.0796.1894.97 P.C.94.10WMWM94.7994.72FH94.65WV94.3194.2097.1896.2697.3896.5596.3996.3596.6496.5096.3395.9095.5493.26 P.C.95.4595.4694.8596.3549.95'9°59'19"E99.89'N 00°01'15"W 149.01'N 89°52'01"E49.94'N 00°01'06"W 148.90'EXISTINGBUILDING(E) A.C. PAVEMENTTH STREETDNREF.DN94.5591.15 P.C.94.7094.7093.5098.81 TW94.7395.0295.0496.2394.7394.3398.81 TW96.1894.97 P.C.94.10WMWM94.7994.72FH94.65WV94.3194.2097.1896.2697.3896.5596.3996.3596.6496.5096.3395.9095.5493.26 P.C.95.4595.4694.8549.95'N 89°59'19"E99.89'N 00°01'15"W 149.01'N 89°52'01"E49.94'N 00°01'06"W 148.90'(E) A.C. PAVEMENT5 0'TH STREET2.5%5' - 0"14' - 2 1/2"12' - 0"11' - 0"12' - 0"12' - 0"5' - 0"11' - 7 1/2"13' - 1"15' - 1"5' - 0"12' - 0"10' - 0"UNIT 512 AUNIT 512 B10' - 0"16' - 8"5' - 0"12' - 0"11' - 0"12' - 0"13' - 1"11' - 7 1/2"5' - 0"5' - 0"UNIT 512 AUNIT 512 BADJUSTED PC93.345ROOF AREA WITH 1.5 : 12SLOPECOOL ROOF SHALL BEINSTALLED PER CITY OFHERMOSA BEACHBALCONY BELOWROOF BELOWBALCONY BELOW49' - 11"3' - 0"149' - 0"ROOF AREA WITH 1.5 : 12SLOPECOOL ROOF SHALL BEINSTALLED PER CITY OFHERMOSA BEACH11' - 1"2' - 0"10' - 0"2' - 0"2' - 0"3' - 0"10' - 0"2' - 0"2' - 0"2' - 0"3' - 0"6' - 0"proposed 116.92proposed 118.43proposed 118.89proposed 116.92proposed 116.92proposed 118.45proposed 117.92proposed 117.92proposed 119.50proposed 120.23proposed 117.92proposed 117.92proposed 120.23proposed 117.9250' - 0"49' - 11"23' - 2"49' - 11"10' - 0"49' - 11"49' - 11"47' - 0"3' - 0"12' - 6"14' - 8"8' - 9"5 CP 120.569 CP 120.997 CP 119.826 CP 119.348 CP 119.214 CP 120.413 CP 120.541 CP 121.642 CP 119.8914 CP 118.5913 CP 120.2312 CP 119.2611 CP 119.7210 CP 119.63These drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44, ManhattanBeach, CA 90266Tel (310) 546-5550FAX (310) 546-9250ARAM BEDOYAN, LIC# C28462, LA4167GOITOM TEKLETSION, AIAArchitects &Landscape ArchitectsProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number512 25TH STREETHERMOSA BEACH, CA11/14/2013 11:30:16 AM 1/8" = 1'-0"A1.12-Unit DevelopmentFloor & Roof Plans 1/8" ScaleProject NumberIssue DateKKC DEVELOPMENTNo. Description Date 1/8" = 1'-0"First Floor 1/8" = 1'-0"Second Floor 1/8" = 1'-0"Roof UPREF.DNLiving Room EntryKitchenDining2-Car GarageNookPdr.18' - 10"1A2.22A2.23A2.222' - 6"9' - 0"26' - 0"1' - 0"19' - 9"13' - 3"2' - 5 1/2"1' - 6"10' - 4"29' - 8"2' - 11 1/2"8' - 6 1/2"6' - 0"57' - 6"1' - 0"21' - 3"11' - 9"33' - 0"7' - 0"3' - 0"20' - 4"19' - 0"16' - 0"STORAGE189 CFSTORAGE175 CF5' - 6"8' - 1"9' Min. Clg4' Min. ClgMaster BedroomMaster BathroomW.I.C.StudyBedroomBedroomBedroomBathroomBathW.I.CBalconyRoof Below7' - 0"8' - 6"3' - 0"8' - 6"9' - 0"5' - 2"12' - 2"6' - 2"52' - 6"11' - 9"15' - 2"6' - 1"33' - 0"8' - 5 1/2"4' - 5 1/2"10' - 7"9' - 0"17' - 6"9' - 6"13' - 8 1/2"19' - 3 1/2"13' - 8 1/2"19' - 3 1/2"3' - 0"18' - 10"17' - 0 1/2"8' - 1"5' - 6"8' - 2 1/2"7' - 0"10' - 7"14' - 4 1/2"4' - 0"11' - 3"12' - 9 1/2"12' - 0"14' - 8 1/2"13' - 2 1/2"5' - 4"Laundry1A2.22A2.23A2.21' - 0"12' - 9 1/2"21' - 1 1/2"18' - 6"These drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44,Manhattan Beach, CA90266Tel (310) 546-5550FAX (310) 546-9250ArchitectsLandscape ArchitectsPlannersProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number aga@agarchitecture.comwww.agarchitecture.com512 25TH STREETHERMOSA BEACH, CA11/12/2013 11:43:03 AM 1/4" = 1'-0"A2.02-UNIT DEVELOPMENTFloor Plans - Unit 512AProject NumberIssue DateKKC DEVELOPMENTNo. Description Date 1/4" = 1'-0"First Floor 1/4" = 1'-0"Second Floor First Floor96' - 0"Second Floor107' - 0"Plate117' - 0"EXISTING GRADEAT SIDEYARDEXISTING NEIGHBORINGGRADE25' MAX. HEIGHT LIMIT96.39 EG96.26 EG96.35 EG96.33 EG96.64 NEIG. G96.50 NEIG. G96.55 NEIG. GPROPOSED GRADEFirst Floor96' - 0"Second Floor107' - 0"Plate117' - 0"11' - 0"10' - 0"PROPOSED GRADEFirst Floor96' - 0"Second Floor107' - 0"Plate117' - 0"96.18 EG96.07 EG95.04 EG94.73 EG94.33 NEIB. G94.73 NEIB. G95.02 NEIB. GEXISTING GRADE SIDEYARDEXISTING NEIGHBORING GRADE25' MAX HEIGHT LIMITFirst Floor96' - 0"Second Floor107' - 0"Plate117' - 0"These drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44,Manhattan Beach, CA90266Tel (310) 546-5550FAX (310) 546-9250ArchitectsLandscape ArchitectsPlannersProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number aga@agarchitecture.comwww.agarchitecture.com512 25TH STREETHERMOSA BEACH, CA11/12/2013 11:43:09 AM 1/4" = 1'-0"A2.12-UNIT DEVELOPMENTElevations-Unit 512AProject NumberIssue DateKKC DEVELOPMENTNo. Description Date 1/4" = 1'-0"West 1/4" = 1'-0"North 1/4" = 1'-0"East 1/4" = 1'-0"SouthExterior Building SpecificationsFacade (First Floor): 7/8" Thick Smooth Stucco Finish With Linier Expansion Joints.Facade (Second Floor):Natural Cedar Painted or Stained Horizontal Wood Siding.Chimney: Natural Stone Veneer.Entry/Stair Tower:Natural Stone Veneer over FramingChimney Cap:Metal Chimney Cap with Mesh Enclosure.Windows:White Fiberglass Dual Tinted Glazed Windows.Doors:White Fiberglass Dual Glazed Tinted Doors.Garage Door:Painted Wood Horizontal Sectional Roll-Up Door with Lites AboveEaves/Facia:Painted Wood Decorative Corbels or Facia BoardRoofing:Sloped Cool Roof System - CLASS "A" RATINGColumns:Exposed Wood Finish to Match.Decks:Decorative Fire Rated Waterproofing Walking Surface with Stone TilesRailing:Anodized Aluminum Top Rails and Posts.Exterior Lighting:Decorative Light Fixture First Floor96' - 0"Second Floor107' - 0"Plate117' - 0"First Floor96' - 0"Second Floor107' - 0"Plate117' - 0"First Floor96' - 0"Second Floor107' - 0"Plate117' - 0"These drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44,Manhattan Beach, CA90266Tel (310) 546-5550FAX (310) 546-9250ArchitectsLandscape ArchitectsPlannersProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number aga@agarchitecture.comwww.agarchitecture.com512 25TH STREETHERMOSA BEACH, CA11/12/2013 11:43:13 AM 1/4" = 1'-0"A2.22-UNIT DEVELOPMENTSectionsProject NumberIssue DateKKC DEVELOPMENTNo. Description Date 1/4" = 1'-0"Section 1 1/4" = 1'-0"Section 2 1/4" = 1'-0"Section 3 UPDNREF.11' - 6"13' - 8 1/2"1A3.22A3.23A3.21' - 0"20' - 7"12' - 5"11' - 10"9' - 4 1/2"9' - 0"20' - 5 1/2"2' - 0"52' - 8"1' - 0"12' - 5"20' - 7"2' - 5 1/2"3' - 5 1/2"8' - 0"19' - 8"8' - 1"5' - 7 1/2"2' - 8"14' - 7 1/2"2 Car GarageBedroomBathroomMaster BedroomWICMaster BathroomEntryStorage20' - 1 1/2"18' - 9"11' - 6"20' - 1 1/2"20' - 0"5' - 6"3' - 6"8' - 1"Storage Under300 CUFT1A3.22A3.23A3.21' - 0"13' - 9"6' - 10"12' - 5"6' - 0"21' - 2 1/2"9' - 0"5' - 8 1/2"15' - 9"1' - 0"1' - 0"33' - 0"6' - 0"21' - 8"8' - 1"11' - 11"11' - 0"10' - 6 1/2"11' - 6"13' - 3 1/2"11' - 8"Open Blw.KitchenLiving RoomDining RoomPdr.BathroomBedroomBedroomLaundryClosBalconyRoof Blw22' - 0"These drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44,Manhattan Beach, CA90266Tel (310) 546-5550FAX (310) 546-9250ArchitectsLandscape ArchitectsPlannersProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number aga@agarchitecture.comwww.agarchitecture.com512 25th STREETHERMOSA BEACH, CA11/12/2013 11:45:29 AM 1/4" = 1'-0"A3.02-Unit DevelopmentFloor Plans Unit 512BProject NumberIssue DateKKC DEVELOPMENTNo. Description Date 1/4" = 1'-0"First Floor 1/4" = 1'-0"Second Floor First Floor96' - 0"Second Floor107' - 0"Plate116' - 0"93.26 PC96.33 EG94.85 EG94.85 EG25' MAX HEIGHT LIMIT96.50 NEIG. G96.84 NEIG. GEXISTING NEIGHBORING GRADEEXISTING GRADEFirst Floor96' - 0"Second Floor107' - 0"Plate116' - 0"PROPOSED GRADEFirst Floor96' - 0"Second Floor107' - 0"Plate116' - 0"91.15 PC93.26 PC94.44 EG95.54 EGPROPERTY LINEPROPERTY LINEEXISTING NEIGHBORING GRADEEXISTING GRADEPROPOSED GRADE25' MAX. HEIGHT LIMIT118.89'118.43'116.92'First Floor96' - 0"Second Floor107' - 0"Plate116' - 0"25' MAX HEIGHT LIMIT91.15 PC94.55 EG95.06 EG 95.03 EGEXISTING GRADE AT SIDEYARD93.50 NEIG. G94.73 NEIG. GEXISTING NEIGHBORING GRADEPROPOSED GRADEThese drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44,Manhattan Beach, CA90266Tel (310) 546-5550FAX (310) 546-9250ArchitectsLandscape ArchitectsPlannersProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number aga@agarchitecture.comwww.agarchitecture.com512 25th STREETHERMOSA BEACH, CA11/12/2013 11:45:33 AM 1/4" = 1'-0"A3.12-Unit DevelopmentElevations 512BProject NumberIssue DateKKC DEVELOPMENTNo. Description Date 1/4" = 1'-0"West 1/4" = 1'-0"North 1/4" = 1'-0"South 1/4" = 1'-0"EastExterior Building SpecificationsFacade (First Floor): 7/8" Thick Smooth Stucco Finish With Linier Expansion Joints.Facade (Second Floor):Natural Cedar Painted or Stained Horizontal Wood Siding.Chimney: Natural Stone Veneer.Entry/Stair Tower:Natural Stone Veneer over FramingChimney Cap:Metal Chimney Cap with Mesh Enclosure.Windows:White Fiberglass Dual Tinted Glazed Windows.Doors:White Fiberglass Dual Glazed Tinted Doors.Garage Door:Painted Wood Horizontal Sectional Roll-Up Door with Lites AboveEaves/Facia:Painted Wood Decorative Corbels or Facia BoardRoofing:Sloped Cool Roof System - CLASS "A" RATINGColumns:Exposed Wood Finish to Match.Decks:Decorative Fire Rated Waterproofing Walking Surface with Stone TilesRailing:Anodized Aluminum Top Rails and Posts.Exterior Lighting:Decorative Light Fixture First Floor96' - 0"Second Floor107' - 0"Plate116' - 0"First Floor96' - 0"Second Floor107' - 0"Plate116' - 0"First Floor96' - 0"Second Floor107' - 0"Plate116' - 0"These drawings and specifications, as an instrument of service are the property of AGA Design Group, & shall not be copied in whole or in part without written permission from AGA Design GroupAGADesign GroupRevision:Project Name & Location2100 N. Sepulveda Blvd.Suite 44,Manhattan Beach, CA90266Tel (310) 546-5550FAX (310) 546-9250ArchitectsLandscape ArchitectsPlannersProject numberDateScaleDrawing NameClient (Owner's) NameDrawing Number aga@agarchitecture.comwww.agarchitecture.com512 25th STREETHERMOSA BEACH, CA11/12/2013 11:45:35 AM 1/4" = 1'-0"A3.22-Unit DevelopmentSections 512BProject NumberIssue DateKKC DEVELOPMENTNo. Description Date 1/4" = 1'-0"Section 1 1/4" = 1'-0"Section 2 1/4" = 1'-0"Section 3 Proposed Two-Unit Residential DevelopmentAGA Design GroupManhattan Beach, CA504 and 512 25th Street, Hermosa Beach, CAKKC DevelopmentManhattan Beach, CA512 25th StreetUnit A512 25th StreetUnit B504 25th StreetUnit A504 25th StreetUnit B d3architecturelos angeles ca 90039 310-995-1941 arminda diaz aia leed ap bd+c/ homesDate: A0.1 11/12/13Plotted On: 11/12/13 TITLE SHEET / GENERAL INFOENTERPRISE HOLDINGS17210 S MAIN STGARDENA CA 90248620/640 PACIFIC COAST HWY© d3architectureAll rights reserved40'-2"28'-0"23'-0 1/2"9'-2" 18'-0"8'-6"8'-6"8'-5"5'-3"18'-0"32'-11 1/2"8'-6"4'-0 1/2"25'-0"18'-0"8'-6" 35'-4 1/2"16'-9"28'-1 1/2"28'-11"14'-9"21'-8"5'-0" 7'-6"15'-0"1,123.65 sq ftL&N 4"CURB DRAIN 4"CURB DRAIN L&TAGLS29964"C.O.TRASHENCL.2X2 VAULTCOVEREDDRAINSDRAIN 4"CURB WATERFAUCET5"PVCRISERS2.5'HIGH ENTRY14' HIGH1-STORYBUILDINGPLANTER AREA6' HIGH CONC WALL 4' HIGH CONC WALL VACUUMON 2'HIGHBLOCK BASEWOOD FENCE ON 4' HIGH CM BLOCK WALL4" LAMP POSTVACUUMON 2'HIGHBLOCK BASEVACUUMON 2'HIGHBLOCK BASE4" LAMPPOSTVACUUMON 2'HIGHBLOCK BASESTORAGE BLDGBLDG5' HIGH CONC WALLDRAINAGE SYSTEMDRAINAGE SYSTEMCONC CATWALK CONC CATWALK ELECPANELMETERBOLLARDVACUUMON 2'HIGHBLOCK BASEPOST6' HIGH CONC WALLSINKCOL.COL.COL.WALL STRUCTURE WALL STRUCTURE WALL STRUCTURE WALL STRUCTURE BUILDING BUILDING 1-STY OFFICE DOOR DOORLAMPPOST DRIVEWAYDRIVEWAY25' HIGH"CAR WASH"O.H. SIGNBOBOO.H. CANOPYO.H. CANOPYO.H. CANOPY CC4"LAMPA.C. ROADWAYPLANTERGASMETERDRAINDOWNSPOUTCOLLECTEDDOUBLEDOORBLOCKBASE3' HIGH1' WIDE CONC GUTTERELEV=50.006" WIDE DRAIN GRATE50 . 2 7 B W 50.45BW50.53CC50.10CCELEV = 72.5TOP OFPITCHED ROOF90 . 5 7 C C 90.51BWB W 52 . 5 4 C C 51 . 0 1 C C 64.45ROOFTOP52 . 4 0 C C 49 . 5 9 T C 49 . 0 4 F L 49 . 0 8 E G 51.86CC51.28BWSTAIRSCONCGMELEV = 60.3 TOP51.08TG51.48CC53.59TW51.84CC2"HOLEDRAIN52 . 3 7 52.4052.555'HIGHDRAIN56 . 0 0 C C WALL4"4"WALLDRAINDRAINWALL4"DRAINWALL4"DRAINWALL4"DRAINWALL4"DRAINWALL4"50 . 6 6 A C 50 . 9 7 T C 50 . 3 3 F L 50 . 3 6 E G 51 . 1 3 B W 53 . 1 8 T W 51 . 1 0 BW 50 . 5 7 T C 49 . 9 6 F L 49 . 9 8 E G 75.2TOP50.6650 . 7 3 B W 50 . 6 0 T G 50 . 6 8 B W 53 . 3 0 TW 50 . 7 4 T G 50 . 8 1 C C 50 . 8 4 B W 69.6ROOF52.0850 . 4 3 T C 49 . 7 6 F L 49 . 8 1 E G BW50.5750.85CC50 . 4 0 T GBW50.4450 . 0 0 T C 49 . 4 3 F L 49 . 4 4 E G 49 . 7 9 T C 49 . 2 4 F L 49 . 2 7 E G 52.90FF52.75CC52.88CC3"RISER52.31CC52.33CC1X2 PBSEWER52.36CC52.28CC52.89CC52.95CC53.0552.81ROOF O.H.ROOF O.H.ROOF O.H.69.61ROOF O.H.69.6252.80CC52 . 9 8 C C 53.07CC53.02CC53.06CC52.97CC53.04CC52.99CC57.58TWROOFDRAINCONC52.33CC51 . 9 1 F L 52 . 2 9 F L 52 . 9 4 C C 52 . 3 7 F L 52 . 6 5 C C 52 . 5 1 T G 52 . 6 2 C C 52 . 5 0 T G 52 . 5 6 C C 52 . 4 3 T G 52.70CC53.01CC53 . 0 1 C C 52 . 9 5 C C 53 . 0 1 C C 68 . 2 5 T W 52.43FL52.55FL52.97CC52 . 8 3 C C 52.66FL53 . 0 2 C C 52.80FL55.98TS52.66CC52.51TG56.35CC53 . 0 4 C C 53 . 0 2 C C 53.01CC52 . 6 4 C C 52 . 5 3 T G 52 . 5 6 C C 52 . 4 4 T G 53 . 0 3 C C52.68CC61.23TW52.94FL54 . 0 9 C C 54 . 2 0 C C 54 . 3 1 C C 54 . 6 3 C C 53.99CC57.73TW54.30CC56.95TOP54.76CC57 . 1 2 T O P 54 . 8 5 C C 57 . 3 9 T O P 55 . 0 8 C C 57 . 5 6 T O P 55 . 2 4 C C 57.80TOP 55.52CC 63.2TW67 . 0 T W55.82CC55.51CC55.49CC55 . 5 1 C C 83.8TOP84.0TOP55 . 3 8 C C 55.14CC55.87 CC2.4' WIDE CONC CATWALK55.76CC59 . 5 8 T W 55 . 6 0 C C 55.78CC 59.50TW55.52CC61.5TW 63.8TW 55 . 4 8 C C 4' HIGH CONC WALL54 . 5 7 C C 54 . 3 2 C C 54 . 1 3 C C 54 . 0 9 C C 53.29CC64.41ROOF51 . 7 5 C C S T E P D N 50.60TG 50.47TG 50 . 7 5 C C 50 . 6 7 C C 52 . 7 8 C C 50.61CCDRAIN GRATE50 . 5 3 C CGARAGE DOOR50.50CC51.24TS9" DRAINGRATE 9" DRAINGRATE 3X3 DRAIN GRATESUMP PUMP BELOW50.44TG46.99INV53 . 0 8 C C 53 . 3 7 C C 53.24CC52.68CC51.86CC52 . 0 6 C C 51 . 0 5 C C / F L 10' HIGH CONC WALL 51.23 @DOOR52 . 9 3 C C 66.05 ROOF63.8TW 2' HIGH C/L FENCE ON 7' HIGH CM BLOCK WALL C C C C C C C C C DRIVEWAY AND GATE TO REMAIN- FOREMPLOYEE USE.9/26/13 11:37 AM640 pacific coast hwy - Google Maps Page 1 of 1https://maps.google.com/maps?client=safari&oe=UTF-8&ie=UTF8&sl…011867,0.02105&t=m&z=16&vpsrc=6&ei=YDtEUvmKFejrwAGey4DYBQ&pw=2 Address 640 E Pacific Coast Hwy Hermosa Beach, CA 90254 (N) 5' LANDSCAPE BUFFER- SEE LANDSCAPE DRAWINGS FOR PLANT MATERIALS (E) PAVING REQUIRED CUSTOMER/ EMPLOYEE PARKING (N) TRASH ENCLOSURE RELOCATED DISABLED PARKING/ LOADING (N) RETAINING WALL 4' HIGH (E) BUILDING FOOTPRINT 1123 sf PORTION OF (E) BUILDING TO BE DEMOLISHED PORTION OF (E) CAR WASH TO REMAIN 400 SF (E) MASONRY WALL CAR-RENTAL STORAGE **NOT REQUIRED PARKING** STANDARD SPACES 8'-6" X 18' EXTERIOR LIGHTING LITHONIA KAD w/ SHIELDS; E0.4 C COMPACT PARKING RESIDENTIAL ZONED PROPERTY COMMERCIAL ZONED PROPERTY (E) 25' HIGH POLE SIGN TO REMAIN WALL SIGN- BY OTHERS/ SEPARATE PERMIT PATH OF TRAVEL: 5% MAX SLOPE/ 2% MAX CROSS SLOPE CAR-RENTAL STORAGE **NOT REQUIRED PARKING** COMPACT SPACES 7'-6" X 15' RELOCATED VACUUMING EQUIPMENT (E) LANDSCAPE 200 SF N N 0 1/2''1''2'' A.P.N.: ZONING: SITE AREA: BLDG USE: OCC. GROUP: CONST. TYPE: CLIMATE ZONE: BLDG. CODE: LEGAL DESC'N: PARKING: OCCUPANT LOAD: 4186 013 002/ 030 SPA-7 15690 SF OFFICE B TYPE IV 8 2010 CA BUILDING CODE LOTS 2 AND 30 OF WILSON AND LINDS TRACT 620/640 PACIFIC COAST HWY PLOT PLAN VICINITY MAP SHEET INDEX PROJECT DATA ENTERPRISE HOLDINGS 17210 S MAIN ST GARDENA CA 90248 1123.65 SF / 250= 5.6 SPACES 1. DEMOLISH REAR OF EXISTING RETAIL BUILDING; CHANGE OF USE FROM RETAIL TO OFFICE (CAR RENTAL FACILITY) 2. DEMOLISH PORTION OF EXISTING CAR WASH BUILDING- KEEP ONLY ONE BAY FOR ACCESSORY CAR WASH TO CAR RENTAL FACILITY- NO PUBLIC CAR WASH 3. NEW LANDSCAPE BUFFER AT REAR OF THE PROPERTY ADJOINING RESIDENTIAL 4. REMODEL EXISTING BUILDING 1123 SF / 100= 11 OCCUPANTS LEGEND SCOPE OF WORK 1/16"= 1'-0" (E) RETAIL BUILDING= 2400 SF (E) CAR WASH BUILDING= 1993 SF PORTION OF (E) RETAIL BUILDING TO BE DEMOLISHED= 1277 SF PORTION OF (E) CAR WASH BUILDING TO BE DEMOLISHED= 1500 AREA OF RETAIL BUILDING= 1123 SF AREA OF CAR WASH= 472 SF (E) LANDSCAPE= 142.02 SF (N) LANDSCAPE AREA= 837.55 SF TOTAL LANDSCAPE= 979.57 SF 1 A0.1 A0.2 A0.3 L1.0 L1.1 L2.0 L2.1 SURVEY TITLE SHEET / GENERAL INFO DEMOLITION/ PROPOSED FLOOR PLANS PROPOSED EXTERIOR ELEVATIONS IRRIGATION PLAN IRRIGATION DETAILS PLANTING PLAN PLANTING DETAILS 20 SHEET SIZE 24X36LEVEL SYMB ON REVISIONS:NO.DATE:BY:PLANS PREPARED BYPROJECTSHEET TITLEPROJECT NO. SCALE DATE DESIGNED BY DRAWN BY CHECKED BY SHEET NO. SHTSOFCONFORMANCE WITH THE PROFESSIONAL LAND SURVEYORS ACT.THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN SURVEYORS CERTIFICATEJMCSan Pedro, CA 90731411 N. Harbor Blvd, Suite 2012John M. Cruikshank Consultants, Inc.AS SHOWN 1 1 P: 310.241.6550F: 310.833.6555WWW.JMC-2.COMPROJECT NO. 20130038.00JTR CALFORNASTTAE OFNo.Exp. 9-30-14SSOALENFPROERVSUYOR LAND FFUR T.NHOJ 6844JOHN T. RUFF, P.L.S. 6844 EXP. 09-30-2014JTR 10 0 10 20 30 SCALE: 1" = 10' 5 TOPOGRAPHIC SURVEYENTERPRISE HOLDINGSSMH 620 & 640 South Pacific Coast Hwy, Hermosa Beach, CA 90254SMH 2X4 DRAIN GRATE SL L&N L&N L&N 4"CURBDRAINEG CF 4"CURBDRAINL&TAG LS2996 L&TAG LS2996 1-STORY 2-STORY HOUSE 2-STORY HOUSE 2-STORY BUILDINGWAREHOUSE4"C.O. 201300 5X6 EDISON VAULT (FLUSH) TRASH ENCL. 2X2 VAULT COVERED DRAINS DOOR WELL WM DRAIN4"CURBWATER FAUCET 5"PVC RISERS WM GV WM SL EDISONVENT2.5'HIGHSLPB GTE SLPB WM BW ENTRY 14' HIGH 1-STORY BUILDING 14' HIGH 1-STORY BUILDING 2'O.H.PLANTER AREA 6' HIGH CONC WALL4' HIGHCONC WALLO .H. POW ER L INE VACUUM ON 2'HIGH BLOCK BASE WOOD FENCE ON 4' HIGH CM BLOCK WALL 4" LAMP POST VACUUM ON 2'HIGH BLOCK BASE VACUUM ON 2'HIGH BLOCK BASE 4" LAMP POST VACUUM ON 2'HIGH BLOCK BASE STORAGE BLDGBLDG 5' HIGH CONC WALL DRAINAGE SYSTEM DRAINAGE SYSTEM CONC CATWALKCONC CATWALKELEC PANEL METER BOLLARD VACUUM ON 2'HIGH BLOCK BASE POST 4 BOLLARDS 6' HIGH CONC WALL SINK COL. COL.COL.WALL STRUCTUREWALL STRUCTUREWALLSTRUCTUREWALLSTRUCTUREBUILDINGBUILDING1-STY OFFICEDOORDOORLAMP POST DRIVEWAYDRIVEWAY 25' HIGH "CAR WASH" O.H. SIGN BOBO DOOR WELL O.H. CANOPY O.H. CANOPY O.H. CANOPY2' EAVE CC EAVE 4"LAMP WHITE STRIPE WHITE STRIPE YELLOW STRIPE CENTERLINE WHITE STRIPEYELLOW STRIPE WHITE STRIPE WHITE STRIPE YELLOW STRIPE CENTERLINECENTERLINE7TH STREET6TH STREETCENTERLINE6TH STREETCENTERLINEA.C. ROADWAY A.C. ROADWAY A.C. ROADWAY 8' WIDE CONC WALK 8' WIDE CONC WALK N 13º23'30" W 319.66'17.44' CL INT PER PWFB 0616/706 CL INT PER PWFB 0616/708 A.C. ROADWAY PACIFIC COAST HIGHWAY PLANTER GAS METER DRAIN DOWN SPOUT COLLECTED DOUBLE DOOR RTE 1 - PACI FI C COAST HWYANITA ST AVIATION BL RTE 91 - ARTESIA BLVD 7TH ST 6TH ST BLOCK BASE 3' HIGH 1' WIDE CONC GUTTER ELEV= 50.00 6" WIDE DRAIN GRATE49.81BW49.7149.44TC48.75FL49.10 TOP49.02AC49.91BW49.14AC49.06AC49.99BW50.27BW50.45BW50.53CC50.10CCELEV = 72.5 TOP OF PITCHED ROOF90.57CC90.51BW90.46BWG.B.52.54CC51.01CC64.45ROOFTOP52.40CC49.28AC49.38AC49.41AC49.56TC48.93FL48.98EG49.59TC49.04FL49.08EG49.31AC51.72 TOP 51.87AC51.85AC51.04AC51.10AC51.71BW51.39TC50.74FL50.74EG51.09AC50.95AC51.35TOP MH51.86CC51.28BWSTAIRSSTAIRSCONCGM ELEV = 76.3 TOP ELEV = 60.3 TOP51.08TG51.48CC53.59TW51.84CC2"HOLE DRAIN 52.3752.4052.55 5'HIGH 85.2 TOP ROOF 71.6 PITCH ROOF WOOD HOUSE 72.5 ROOF 72.5 ROOF WAREHOUSEDRAIN56.00CCWALL 4" 4"WALL DRAIN DRAIN WALL 4" DRAIN WALL 4" DRAIN WALL 4" DRAIN WALL 4" DRAIN WALL 4"50.66AC50.70AC50.66AC50.97TC50.33FL50.36EG51.13BW53.18TW51.10BW50.57TC49.96FL49.98EG75.2TOP 50.6650.73BW50.60TG50.68BW53.30TW50.74TG50.81CC50.84BW69.6 ROOF 52.0850.04AC50.13AC50.21AC50.13AC50.43TC49.76FL49.81EGBW50.5750.85CC50.43 50.40TGBW50.4449.76AC49.86AC49.85AC49.88AC50.00TC49.43FL49.44EG49.79TC49.24FL49.27EG52.90FF52.75CC52.88CC 52.31CC RISER 3" 52.33CCSEWER 1X2 PB 52.36CC52.28CC 52.89CC 52.95CC 53.05 52.81 R R R RRRRROOF O.H.ROOF O.H. 69.61 O.H. ROOF 69.62 ROOF O.H. 52.80CC 52.98CC53.07CC53.02CC53.06CC R 52.97CC 53.04CC 52.99CCTW 57.58 DRAIN ROOF CONC 52.33CC51.91FL 52.29FL52.94CC52.37FL 52.51TG52.65CC52.50TG52.62CC52.43TG52.56CCCC52.7053.01CC53.01CC52.95CC53.01CC68.25TW 52.43FL52.55FL52.97CC52.83CC52.66FL53.02CC52.80FL55.98TS52.51TG52.66CC 56.35CC53.04CC53.02CC53.01CC52.53TG52.64CC52.44TG52.56CC53.03CC52.68CCTW 61.23 52.94FL54.09CC54.20CC54.31CC 54.63CC53.99CC54.30CC57.73TW 54.76CC56.95TOP54.85CC57.12TOP55.08CC57.39TOP55.24CC57.56TOP 55.52CC57.80TOP63.2TW67.0TWCC55.8255.51CCCC 55.4955.51CC83.8TOP84.0TOP55.38CC (SOAPS) CONC LEDGE CC55.14CC55.872.4' WIDE CONC CATWALK 55.76CC55.60CC59.58TW 55.78CC55.52CC 59.50TW61.5TW63.8TW55.48CC4' HIGH CONC WALL 54.57CC54.32CC54.13CC54.09CC53.29CC ROOF 64.41 G.B.STEP DN51.75CC50.60TG50.47TG50.75CC50.67CC52.78CC50.61CC DRAIN GRATE 50.53CCDOOR GARAGE DRAIN GRATE 51.24TS 50.50CCGRATE9" DRAINGRATE9" DRAIN46.99INV 50.44TG SUMP PUMP BELOW 3X3 DRAIN GRATE 53.08CC53.37CC53.24CC52.68CC51.86CC52.06CCCC/FL51.0551.15CC GROUND ROD 10' HIGH CONC WALLROOF 64.51 DOOR 51.23 @ CC52.9366.05 ROOF66.8TW63.8TWBLOCK WALLON 7' HIGH CM 2' HIGH C/L FENCE SEPT. 11, 2013 SURVEYOR'S NOTES COAST HIGHWAY (SEE MAP). ASSUMED ELEVATION = 50.00 U.S. FEET. AND NAIL IN THE SIDEWALK AT THE NORTHWEST CORNER OF 640 PACIFIC 5. THE BENCHMARK ASSUMED FOR THIS TOPOGRAPHIC SURVEY IS A LEAD IN THE LOS ANGELES COUNTY RECORDER'S OFFICE. AS REPRESENTED ON A RECORD OF SURVEY, MAP BOOK 205, PAGE 85, PACIFIC COAST HIGHWAY HAVING A BEARING OF NORTH 13º23'30" WEST 4. THE BASIS OF BEARINGS FOR THIS SURVEY IS THE CENTERLINE OF AND LIND'S TRACT AND SECOND ADDITION TO HERMOSA BEACH TRACT. PROPERTIES ARE 4186-013-002 AND -030 BEING LOTS FROM THE WILSON HERMOSA BEACH, CA. THE ASSESSOR'S PARCEL NUMBERS FOR THESE 3. THE PROPERTY ADDRESSES ARE: 620 & 640 PACIFIC COAST HIGHWAY, NOR WERE THEY DETERMINED DURING THE COURSE OF THIS SURVEY. 2. THE PROPERTY LINES OF THIS SITE LOCATION WERE NOT REQUESTED CONDITIONS AS THEY EXISTED AT THE DATE OF THIS SURVEY. 1. THIS MAP REPRESENTS A TOPOGRAPHIC SURVEY OF VISIBLE FIELD VICINITY MAP NOT TO SCALE 51.71 50.94TOP MH 91.2 TOP ROOF PACIFIC OCEAN SITE LOCATION PM - PARKING METER POLE SPK&W - SPIKE NAIL & WASHER FF - FINISH FLOOR BO - BOLLARD A.C. - ASPHALT CONCRETE L&N - LEAD & NAIL SMH - SEWER MANHOLE TSPB - TRAFFIC SIGNAL PULLBOX TX - TOP OF DRIVEWAY CURB G.B. - GRADE BREAK AC - ASPHALT CONCRETE ELEC - ELECTRIC FW - FRONT OF WALK W.I.F. - WROUGHT IRON FENCE UTL - UTILITY I.P. - IRON PIPE C.B. - CATCH BASIN - DIRECTION OF TRAFFIC CF - CURB FACE - BUILDING LINE (TYP) - (TYPICAL) COL. - COLUMN - LAMP POST GM - GAS METER CM - CONCRETE MASONRY PWFB - PUBLIC WORKS FIELD BOOK C/L - CENTERLINE - WALL LINE - MANHOLE TS - TOP OF STEP TC - TOP OF CURB FL - FLOWLINE EG - EDGE OF GUTTER CL - CENTERLINE LP - LIGHT POLE SL - STREET LIGHT BLDG - BUILDING WM - WATER METER TW - TOP OF WALL INT - INTERSECTION BW - BACK OF WALK HC - HANDICAP LEGEND EL - ELEVATION O.H. - OVERHEAD L&TAG - LEAD & TAG CONC - CONCRETE TG - TOP OF GRATE SDMH - STORM DRAIN MANHOLE SLPB - STREET LIGHT PULLBOX DIA - DIAMETER CC - CONCRETE 49 5050 515 1 51 51 52 52 53 53 53 53 53 54 54 55 55 d3architecturelos angeles ca 90039 310-995-1941 arminda diaz aia leed ap bd+c/ homesDate: A0.2 10/1/13Plotted On: 10/1/13 DEMOLITION FLOOR PLANENTERPRISE HOLDINGS17210 S MAIN STGARDENA CA 90248620/640 PACIFIC COAST HWY© d3architectureAll rights reserved31'-10"8'-7 1/2"15'-10 1/2"39'-0 1/2"1 REMOVE (E) GARAGE DOOR 2 REMOVE (E) WALL 3 REMOVE (E) PLUMBING FIXTURES 4 REMOVE (E) DOOR 5 REMOVE (E) COLUMNS6 REMOVE (E) PORTION OF ROOF 7 REMOVE (E) WINDOWS 8 REMOVE PORTION OF (E) CONCRETE SLAB LEGEND 4 4 4 3 2 2 6 1 2 8 5 7 6 14'-2 1/2"21'-11 1/2"16'-11"10'-9 1/2"5'-2 1/2"10'-1 1/2"5'-2"17'-5"9'-10" 1A0.3 2A0.3 3A0.3 (E) WALL TO BE REMOVED (E) WALL TO REMAIN (N) WALLS (N) UNISEX RESTROOM (N) STORAGE/ RECYCLING ROOM (N) MANAGER'S OFFICE (N) BREAKROOM 2 2 2 2 5 5 N N 1 DEMOLITION FLOOR PLAN 1/4" = 1'-0" 2 PROPOSED FLOOR PLAN 1/4" = 1'-0" 3 CAR WASH DEMOLITION PLAN 1/4" = 1'-0" 4 CAR WASH PROPOSED PLAN 1/4" = 1'-0" d3architecturelos angeles ca 90039 310-995-1941 arminda diaz aia leed ap bd+c/ homesDate: A0.3 9/27/13Plotted On: 9/27/13 EXTERIOR ELEVATIONSENTERPRISE HOLDINGS17210 S MAIN STGARDENA CA 90248620/640 PACIFIC COAST HWY© d3architectureAll rights reservedDate: 10/24/2011 Group: 32 Branch #s: KC Location: San Fernando, CA Artist: CMM Specialist: Murphy Job #: C02001 Type: Rental Tradedress Rendering 1 of 4 Specified Sherwin Williams® paints are listed below. The colors that are being recommended to complete the above rendering will be marked with a ‘X’. Contact your local Sherwin Williams Representative for specific paint specications and applications at 1-800-4SHERWIN. (QWHUSULVHVSHFL¿HG7XEHOLWHSDLQWVDQRGL]HG¿QLVKHVRUHTXLYDOHQWIRUWKHPXOOLRQVDUHOLVWHG EHORZ7KHFRORUVWKDWDUHEHLQJUHFRPPHQGHGZLOOEHPDUNHGZLWKDµ;¶3OHDVHQRWHWKDW WKLVRSWLRQVLVQRWDSSOLFDEOHIRUHYHU\UHQGHULQJ Attention: These renderings are intended to be used for conceptual Tradedress sign and site planning. They are not to be considered as construction drawings. Verification of dimensions, field conditions and local building codes is required. In order to maintain brand consistency and integrity, for all significant tradedress upgrades please refer to the Facility and Vehicle Identification Manuals on the Operations Intranet or AdShop. Corporate Resources are also available to help guide you on significant tradedress updates as necessary. For airport facilities consult with the Airport Facilities/Construction team or for home city locations consult your Corporate Operations team. ENTERPRISE MULLION COLORS -Brushed Alum.Tubelite Clear 2A or 20 -Brown Tubelite Light Amber 2K -Bronze Tubelite Dark Bronze 3K -Black Tubelite Black 0D Used Swatch Color Sherwin Williams Color Name ENTERPRISE EXTERIOR COLORS x Light Beige SW 6140 - Moderate White (Satin) -Dark Beige SW 7038 -Tony Taupe (Satin) -Pure White SW 7005 - Pure White (Satin) -Bright White B66W300 Series, SherCryl Gloss Ultra White x Black SW 6258 -Tricorn Black (building accents) -Black B66B300 - Black (sign poles) ENTERPRISE INTERIOR COLORS -Light Beige SW 6140 - Moderate White (Eggshell or Satin) -Light Blue SW 6505 - Atmospheric (Eggshell or Satin) -Light Green SW 1428 - Uphill (Eggshell or Satin) -Medium Brown SW 7039 - Virtual Taupe (Eggshell or Satin) Template Updated: 12/10/10 Proposed Rendering /LJKW%HLJH %ODFN :KLWH:LQGRZ9LQ\OV 'RRU9LQ\OV )DNH2SDTXH :LQGRZ7UHDWPHQW METAL CLADDING/ ROOF AND EXTERIOR WALLS ALUMINUM FINISH (E) DRIVEWAY METAL CLADDING/ ROOF AND EXTERIOR WALLS ALUMINUM FINISH NEW STUCCO RETAINING WALL (E) DRIVEWAY PORTION OF (E) WALL TO REMAINHT OF (E) PARAPET 14' HT OF (E) ROOF 22' Date: 10/24/2011 Group: 32 Branch #s: KC Location: San Fernando, CA Artist: CMM Specialist: Murphy Job #: C02001 Type: Rental Tradedress Rendering 1 of 4 Specified Sherwin Williams® paints are listed below. The colors that are being recommended to complete the above rendering will be marked with a ‘X’. Contact your local Sherwin Williams Representative for specific paint specications and applications at 1-800-4SHERWIN. (QWHUSULVHVSHFL¿HG7XEHOLWHSDLQWVDQRGL]HG¿QLVKHVRUHTXLYDOHQWIRUWKHPXOOLRQVDUHOLVWHG EHORZ7KHFRORUVWKDWDUHEHLQJUHFRPPHQGHGZLOOEHPDUNHGZLWKDµ;¶3OHDVHQRWHWKDW WKLVRSWLRQVLVQRWDSSOLFDEOHIRUHYHU\UHQGHULQJ Attention: These renderings are intended to be used for conceptual Tradedress sign and site planning. They are not to be considered as construction drawings. Verification of dimensions, field conditions and local building codes is required. In order to maintain brand consistency and integrity, for all significant tradedress upgrades please refer to the Facility and Vehicle Identification Manuals on the Operations Intranet or AdShop. Corporate Resources are also available to help guide you on significant tradedress updates as necessary. For airport facilities consult with the Airport Facilities/Construction team or for home city locations consult your Corporate Operations team. ENTERPRISE MULLION COLORS -Brushed Alum.Tubelite Clear 2A or 20 -Brown Tubelite Light Amber 2K -Bronze Tubelite Dark Bronze 3K -Black Tubelite Black 0D Used Swatch Color Sherwin Williams Color Name ENTERPRISE EXTERIOR COLORS x Light Beige SW 6140 - Moderate White (Satin) -Dark Beige SW 7038 -Tony Taupe (Satin) -Pure White SW 7005 - Pure White (Satin) -Bright White B66W300 Series, SherCryl Gloss Ultra White x Black SW 6258 -Tricorn Black (building accents) -Black B66B300 - Black (sign poles) ENTERPRISE INTERIOR COLORS -Light Beige SW 6140 - Moderate White (Eggshell or Satin) -Light Blue SW 6505 - Atmospheric (Eggshell or Satin) -Light Green SW 1428 - Uphill (Eggshell or Satin) -Medium Brown SW 7039 - Virtual Taupe (Eggshell or Satin) Template Updated: 12/10/10 Proposed Rendering /LJKW%HLJH %ODFN :KLWH:LQGRZ9LQ\OV 'RRU9LQ\OV )DNH2SDTXH :LQGRZ7UHDWPHQW METAL CLADDING/ ROOF AND EXTERIOR WALLS ALUMINUM FINISH NEW STUCCO RETAINING WALL 1 WEST ELEVATION 1/4" = 1'-0" 2 SOUTH ELEVATION 1/4" = 1'-0" 3 EAST ELEVATION 1/4" = 1'-0" 4 CAR WASH WEST ELEVATION 1/4" = 1'-0"5 CAR WASH NORTH ELEVATION 1/4" = 1'-0" November 19, 2013 Honorable Chairman and Members of the Hermosa Beach Planning Commission 1315 Valley Drive Hermosa Beach, CA 90254 RE: Request of Recusal of Planning Commissioner Ron Pizer in regards to Section V: Item 13 Report on Compliance of 50/50 Ratios and any future discussions. Ron Pizer acted as an activist and used his title as appointed City of Hermosa Beach Planning Commission member to support Measure B on the recent November 5, 2013 election. This is in contrast to 100% opposition by the elected Hermosa Beach City Council. This action went far beyond freedom of speech and showed a demonstrated bias toward specific businesses and late night hours in the City of Hermosa Beach. He went as far as to sign the argument for Measure B on the ballot. I was the head and spokesman for the Committee to Protect Hermosa’s Local Businesses-No on B. My position was in direct opposition to Commissioner Pizer’s biased view of the need to take property rights from business and land owners without due process. Fortunately, City of Hermosa Beach voters thoroughly repudiated his biased belief by over 72%. I have made a public records request on November 4, 2013 for any e-mails from/to Planning Commission members related to Measure B. I should have received these documents yesterday, as of today I have received nothing. All participants in a City of Hermosa Beach Planning Commission hearing should be afforded an unbiased and fair hearing. Therefore, I request that Ron Pizer recuse himself from decisions related to my business or any other restaurant or bar businesses’ hours or operating conditions in the City of Hermosa Beach. Sincerely, David Lowe Managing Member Knight Restaurant Group, LLC. (310) 908-6157 Knight Restaurant Group, LLC. | 1332 Hermosa Avenue, #1, Hermosa Beach, CA 90254 www.eat-establishment.com 1 November 19, 2013 Honorable Chairman and Members of the Hermosa Beach Planning Commission 1315 Valley Drive Hermosa Beach, CA 90254 RE: Section V: Item 13 Report on Compliance of 50/50 Ratios Honorable Chairman and Members of the Hermosa Beach Planning Commission: In regards, to Section V: Item 13 on the agenda tonight. Item 3 of our Conditional Use Permit reads: 3. The permittee shall maintain a summary of gross receipts of food and alcohol indicating the percentage of each to the total on a monthly basis, to be audited and certified by a certified public accountant. The permittee shall submit said summaries to the Police Chief monthly for the four month period following approval of the Conditional Use Permit and quarterly thereafter. The Police Chief reserves the right to request additional verification as needed to verify compliance with this conditional Use permit. Failure to provide said quarterly reports on a regular basis shall result in a request by the City to the ABC to investigate the subject business’ compliance with the alcohol conditions.” The condition was specifically drawn up to create a “firewall” from abuse of extremely sensitive confidential information and trade secrets. The requirement to use a CPA to audit financials on a quarterly basis costs about $8-10K per year. Even though this condition is expensive and overboard in my opinion it affords a sense of security. Nowhere in Condition #3 much less State law, is there a mechanism for the City to audit, confidential financial information. The disclosure of this information publicly would cause irreparable harm to our company. There is no way that City Staff is able to protect this information, much less in a public hearing. That is why percentages are submitted instead of specific numbers. We go to great lengths to protect this information by requiring our members and employees to sign non-disclosure agreements. We also go to great lengths to protect the physical data from disclosure. The United States Constitution and the California Constitution afford person’s and entity’s an inalienable right and expectation of privacy against serious invasion. “Businesses regardless of their legal form have zones of privacy which may not be legitimately invaded”.1 The condition #3 does allow the Police Chief and only the Police Chief to request additional information to verify compliance. By the way the Police Chief has never requested additional 1 H&M Associates vs. City of El Centro (1980) 109 Cal App 3d 399,410 www.eat-establishment.com Page 1 information as mentioned in the CUP. Even if that right was exercised, asking for every piece of paper or digital media for two years would be an overreach and unenforceable. The City’s choice of auditor is not a CPA but a restaurant consultant that deals directly with our competitors. What is the difference between a CPA and a non-certified accountant? CPA’s actually majored in accounting in college, sat for the CPA exam covering theory, practices, auditing and law, worked for an established accounting firm for 2-yrs. A CPA must then endure 500-hrs of auditing time to earn their certification. The City’s choice of auditor does not even list audits as a function of its business on their website. In California the law only allows CPAs to provide audited or reviewed financial statements. Why the City would require the businesses to use a CPA and then choose not to use one themselves baffles the mind. Regarding compliance, we complied with this requirement until we had an Air Conditioning breakdown at the unit next door to our office in February 2013. This not only destroyed two of our computer systems from extreme heat but prevented the use of our office for several months. I have had several meetings with the City Manager and Finance Director regarding this issue and discussed it with Bob Rollins and Ken Robertson as well. Due to pending lease negotiations at the time and remodel requirements for the vacant unit responsible for the A/C we went without the use of this vital space for 6-months. In July 2013 we decided with our landlord that the best solution was a mini-split A/C system installation that was completed in August 2013(see attached e-mails). This situation left us having to recover from paper versions of documents, which is extremely time-consuming and expensive. We are still at least a month out on being able to file 2012 Federal and State Tax returns that are past due. At that point we will move on to 2013 information hopefully before the April 15, 2014 deadline. The Planning Commission has a well-defined CUP Review process now with a point system that was supposed to prevent this type of abuse of selective enforcement. This process was ignored to intentionally harass certain businesses. Why the City would choose 3-businesses with no enforcement issues or calls for service for five years is odd and begs the question of what is too be gained by the City? In the past year I spear headed the unprecedented cooperation between the City and the business community to address specific issues of the downtown area. This included bathrooms and off-duty police officers at all major events and coordinated with the Police department. I also helped negotiate the use of private land for a lighting system for the City Police Department to help disperse crowds at night on demand. The cost of these initiatives, were in the area of $20,000 which was covered by my company while also paying the City with no re- imbursement to date from the Finance Director. So the notion that myself or my company has any intention of having an adverse effect on this City is completely contrary to the facts. Since launching our new company in February 2012 we have done everything in our power to provide the best service and product to the citizens of Hermosa Beach. That fact was reinforced when we were named by the Easy Reader one of the top seven restaurants in the South Bay for 2012 (see attached). www.eat-establishment.com Page 2 I hope that those of you, who were around, remember the modification/revocation proceedings of the past and understand how expensive and time-consuming they are. The very vote to initiate one causes irreparable harm to the business in bad press regardless of the outcome. We respectfully, request your careful consideration in this matter. Sincerely, David Lowe Managing Member Knight Restaurant Group, LLC www.eat-establishment.com Page 3 News|Richard Foss|January 3, 2013 5:00 am Last year’s top new restaurants in the South Bay For over a decade, one of my first tasks of the year has been to make a list of the best new restaurants in the South Bay. It’s never an easy job. The overall quality of the dining experience in the Beach Cities has been improving, and it’s harder each year for newcomers to match the standards of their established competitors, much less excel in comparison. The size of my list has varied, depending on the number of establishments that opened and the virtues of the places under consideration. This year I got to seven before deciding I had included all that unequivocally qualified. I hesitated over a few places that showed promise but were too inconsistent in food or service. In the end I decided against them – to make the cut a restaurant had to offer a reliably good experience. As always, there are judgment calls about just what makes an establishment new – merely changing the menu or ownership is not enough. Some established places made major changes but kept the same identity, and that was enough to disqualify them. One name is missing from this list – House of Pita would have certainly made the cut had they remained open, but they closed in late November amid reports of illness among the owners. Condolences to the Naouikhir family – we hope to see you again, and already miss your wonderful whole-wheat pita bread. So without further ado, here is my list of the best restaurants to open in the South Bay in 2012 – sorted alphabetically this time. Chefs Dominique Theval of Dominque’s Kitchen, Alan Jackson of Lemonade, Tin Vuong of Abigaile, and Ben Wright of Jackson’s Food + Drink, along with Jackson’s owner Scott Cooper (seated)) represent the best new restaurants that opened in the South Bay during 2012. Photo by Chelsea Sektnan 1 Abigaile The pre-opening expectations for this place were so high that I doubted they could deliver – the owners put a ton of money into Abigaile’s char sui pork belly confit with wilted greens and pepper-pear relish. Photo by Wicked+ Media redecorating the former Union Cattle Company, announced the hiring of a celebrity chef, and announced that they were going to restart the microbrewery after years of inactivity. Somehow they delivered on every level, serving adventurous food in an outlandish but comfortable environment while pleasing beer snobs with the output of those big copper tanks. Founding chef Max diMare turned things over to Tin Vuong and standards not only didn’t fall, the place got even more adventurous. Recently Abigaile started hosting special dinners that pushed things further, exploring the limits of a cuisine that is both hedonistic and healthy. This stylish restaurant offers food for adults in a casual, whimsical environment, which fits Hermosa very well and has elevated the local scene. 1301 Manhattan Avenue Hermosa Beach (310) 798-8227 2 Dominique’s Kitchen Chef Dominique Theval The only restaurant from Redondo to make the cut this year serves French food in an elegant atmosphere and is very reasonably priced – a rare combination indeed. You can get a starter and entrée here for under twenty dollars, and that’s not a happy hour or midweek price – it’s just what they charge. Chef Dominique Theval has traveled the world and undoubtedly could bring in influences from Japan, Cambodia, or other places where he has traveled, but his heart is in France, and he cooks with mastery of those traditional flavors. He has the support of an expert serving staff that knows food and wine as well as the art of providing hospitality. Dominique’s Kitchen has made a brilliant debut, every detail perfect from the day they opened, and they have made an unpromising location into a destination for diners. 522 S Pacific Coast Hwy, Redondo Beach (424) 247-9054 3 Establishment The Establishment’s blue chip nachos. Photo by Kathalina Rodriguez I have hardly ever gone to a place with lower expectations than on my first visit to Establishment – their website was a joke, the phone was out of order, and it looked like a lounge scene at which the food was an afterthought. I was surprised by innovative versions of bar snacks and some eclectic offerings – nachos that only vaguely resemble the usual pile of cheese, chips, and beans, quesadillas that owe more inspiration to Napa than Mexico, and barbecue-style ribs that are more than the usual snack to accompany booze. Establishment is not doing anything remarkably different from many bars and dining lounges in the South Bay, but they’re doing it remarkably better. It’s a rare triumph for a lounge-style place where skill in the kitchen seems to be appreciated by a crowd that is doing more than just making the scene. 1332 Hermosa Ave, Hermosa Beach (310) 798-6216 4 Hamptons The South Bay’s only restaurant that celebrates New England and East Coast resort dining has had some challenges, among Hamptons. Photo by Kathalina Rodriguez them the fact that very few locals have even heard of this cuisine. When I wrote about this place in August I called it a good restaurant that could become a great one, and that judgment stands; they are struggling for consistency, but there are enough excellent items here to keep them on my list. Their chowder, grilled seafood, and especially the crabcakes are solid renditions of East Coast favorites, and the pizzas have been praiseworthy. The owners are still tinkering with the food, having recently hired a new chef, added an oyster bar, and started opening for breakfast, so there is a sense that Hamptons is experimenting with ways to improve on an already good operation. 1131 Manhattan Ave, Manhattan Beach (310) 430-1124 5 Jackson’s Food + Drink Lunch at Jackson’s Food and Drink in El Segundo. Photo by Mark McDermott The name is similar, the chef-owner is the same, but this not a replica of the restaurant that Scott Cooper used to run in Hermosa. That place was a bistro specializing in steaks and pastas with modest forays into adventurous cuisine – this one is a daring venture focused on artisanal foods and unusual combinations. There are some normal dishes that are very well done – pizza using homemade fennel sausage, roast chicken, even an exceptional steak, but the most fun way to dine here is to order seasonal tapas and share. The place has a lot of character for a location in a modern building next to the movie theater on Rosecrans, particularly the patio with fireplace and weathered wood siding. Jackson’s is a comfortable, characterful place in an area dominated by chain restaurants, an original restaurant in the Rosecrans corridor. 2041 Rosecrans Ave # 190, El Segundo (310) 606-5500 6 Lemonade Lemonade, at Manhattan Beach’s Metlox Plaza. Photo by Randy Berler In over a decade of writing these best-of lists I have never included a chain restaurant, but I’m doing that now because this one brings something unique to the area. I’m not a fan of the fast-food interior or paper plates, but if that’s how they keep costs down it’s something I’ll deal with. Lemonade has a price to quality ratio that is second to none in the South Bay, and they excel at fresh-tasting salads, stews, and other prepared dishes. They are trying to bring chef-driven style to a cafeteria, a noble experiment that does have limits. There are made-to- order sandwiches for those who want to customize things, but otherwise you have to find something they have that you want. This is not much of a problem because there are so many good items attractively displayed that something will tickle your fancy. Lemonade sometimes goes beyond what they can do well, as in the grilled items that are best served immediately, but if you avoid those you can get exceptional fast food in an area where that is a rarity. 451 Manhattan Beach Blvd, Manhattan Beach (310) 545-5777 7 Marine Street Café Marine Street Cafe’s manager Cliff Guy and owner Skylar Tourigny. Photo by Esther Kang The little café at the corner of Marine and Highland is in a residential district, so their menu is probably calibrated to what will please the locals in North Manhattan. Based on the evidence, people in these parts are big fans of artisan sandwiches, homemade soups, and freshly ground burgers with organic fixings. The Marine Street Cafe open from morning until night, so you can get egg dishes for breakfast and a limited but interesting menu after sundown, but the specialties here seem to be paninis and sandwiches. Their version of a Vietnamese chicken banh mi is very good, the burger is a standout, and the panini with melted gruyere, peaches, and dates is odd but wonderful. The price for a meal here will be a bit higher than it will at most places in town, but the payoff is superbly fresh food made from organic ingredients. (2201 Highland Ave Manhattan Beach, CA 90266 (310) 545-5518 Upcoming In 2013, several major openings have been announced this year, most recently the arrival of Grimaldi’s Pizzeria in the long-shuttered Daily Grill space on Rosecrans. Killer Shrimp will open in Hermosa, though they’re being coy about exactly where, and Colgan’s Gastropub will open downstairs from La Campana. In Manhattan Beach, the owners of MB Post will debut a seafood restaurant near their current place, the Boardroom and Pitfire Grill will finally see the light of day, and a new operation will move in at the current 12 + Highland. Meg Hall, renowned for her Made By Meg catering business, will open a restaurant in Redondo, and a Czech restaurant called Praha will open in Riviera Village. The evolution of the local dining scene continues, and by the time I sit down to write this column a year from now it will be to document a local scene that will be even more interesting. 8 Dining|Richard Foss|August 16, 2012 12:54 pm Establishment gets down to business in Hermosa Beach [RESTAURANT REVIEW] The Establishment’s blue chip nachos. Photo by Kathalina Rodriguez There are restaurants in New York City, Hollywood, and other bastions of hipness that make a point of their diffident attitude toward customers. This includes having no signage, phone, or other identifying marks – the idea is to convey that that they are so secure about being found by the cognoscenti that they need not make it easy, lest the vulgar and unwashed masses clog up the place. For some time I was convinced that Hermosa Beach’s Establishment was following a version of this strategy, since they had no functional website and their phone was out of order. They weren’t trying to hide the place, though – the silvery facade and colored lighting stood out even in a glittery section of Hermosa Avenue. After waiting for the place to show some sign of 1 | Page permanence – perhaps putting something other than “coming soon” of their website, for instance – I finally decided to just drop in and see what was going on, which turns out to be a lot. Establishment looks like a party place at which food would be an afterthought, with most of the tables at a height that suggests they’re for drinks rather than meals, but there is some serious cooking going on here. With very few exceptions everything appears to be made in-house, and some of the presentations and ideas show real creativity. Exhibit A on this score is the plate of “nachos,” and I put that in quotes not only because these are nothing like any I’ve had, but because they only vaguely resemble the description on the menu. Instead of the usual layers of chips melted with cheese and beans, there are two whole fried corn tortillas topped with cheese, chicken, beef, and chipotle sauce, flanked by a mound of olive tapenade and dollops of guacamole and beans, with a stack of corn chips in the middle. The complexity verges on the baroque, but it’s a brilliantly conceived dish with many flavors to sample alone or in combination – despite my usual tendency to order entirely different meals when I visit a place twice for a review, we had to order this both times. It was still just as satisfying and interesting on the second visit, and since our second visit was during happy hour when it was five bucks instead of fourteen, it tasted even better. We tried a few more items from that starters menu on both occasions, partly because we are thrifty by nature, partly because it was what everyone around us was doing. A quesadilla stuffed with grilled chicken, green apple, goat cheese, and ancho chili cranberry compote had a fine combination of spicy, sweet, and tart flavors, with just enough goat cheese unctuousness for balance. An order of fries arrived at the table hot and crisp, which is about all you can ask for, and with three dipping sauces which were better than expected – I homed in on the garlic mayonnaise as opposed to the ketchup and the never explained mild third sauce. We also tried an order of chicken wings three ways – two grilled with different barbecue sauces, plus a pair of traditional buffalo wings. Two of the grilled wings had a sweet and spicy barbecue sauce, two a vaguely Thai chili sauce that was in a very similar sweet and spicy groove – I’d like to see them use some grilling sauce with a different flavor, such as a Carolina mustard barbecue or rum- ginger sauce, just to add more range to the flavors. Snack items like these demand a beverage, and beside sampling a few wines (Parducci Pinot Nor and a much better Wild Horse Pinot), we tried chocolate mint and pomegranate martinis. My wife ordered both of those, actually – I would have expected both to be too sweet for my palate. They both nodded in that direction but were shy of sugary – the crushed mint candy around the rim gave just the right peppery flavor to the chocolate. My drinks palate still leans toward concoctions where you taste the spirits, but these were as good as sweet drinks get in my book. For main courses we took our server’s advice and ordered two more items that are on the shared plates menu – a half-rack of barbecue ribs and an order of grilled fish tacos. The ribs had been 2 | Page precooked and grill finished so they were fall off the bone tender, and the sweet and spicy barbecue sauce made them a tasty and rather messy treat. The spiciness was cumulative – what seemed sweet and mild had built up layers of spiciness by the time we were through. I prefer ribs that have the smoky flavor and coarser texture you get from slow-smoking, but these were quite decent. They were served with excellent house made potato chips that arrived hot, a tribute to the coordination of servers and kitchen given that the place was fairly full. The fish in the tacos had been grilled rather than fried, and though they were nicely cooked the balance seemed slightly off. Perhaps it’s that the cole slaw wasn’t tart enough, the chipotle cream too mild, but no flavor or combination of flavors was quite assertive enough for my tastes. (My wife liked them just as they were and would probably regard my idea of perfect fish tacos as too spicy, but there are some things in which the parties in any relationship just agree to disagree.) We were looking forward to trying the apple crisp for dessert, but on the only visit where we had enough room after the entrees, they had run out. We had churros with ice cream instead – premade ones, alas, but still tasty – and called it a night. We fully intend to come back to Establishment and try some more items, possibly one of the steaks or the cedar planked salmon, because the skill they have shown with the other items here was noteworthy. This establishment is open for business and serious about their food, and they set a standard for lounge dining in Hermosa. Establishment is at 1332 Hermosa Avenue in Hermosa Beach. Open daily for dinner only, full bar, street parking. Starters $8-15, mains $10-25. 3 | Page Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach DECEMBER 4, 2013 (WEDNESDAY) Project Title Public Notice Meeting Date Date Rec’d Remarks 30 19th Street—Precise Development Plan to convert a triplex to a duplex, including increasing floor area by 1868 ± sq. ft., adding a third story, and increasing parking from 3 to 4 spaces. 11/21 12/4 f:b95\cd\wpc - future agenda 10/15/13 13d Easy Reader Run Date: November 7, 2013 DISPLAY Acct: 7010-2110 City of Hermosa Beach PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public hearing on Tuesday, November 19, 2013, to consider the following: 1. Conditional Use Permit to legalize an existing auto repair use (South Bay Auto Repair and Transmission, formerly AAMCO), operating from 8:00 a.m. to 6:00 p.m. on Monday through Friday and 8:00 a.m. to 4:00 p.m. on Saturday and Sunday at 1120 Aviation Boulevard, and determination that the project is Categorically Exempt from the California Environmental Quality Act (continued from the September 17 and October 15, 2013 meetings). 2. Precise Development Plan and Conditional Use Permit for a 7,600+ square foot, three-story mixed-use building with commercial use on the ground floor, three apartments on the upper floors, and subterranean parking (replacing a mixed-use building occupied by a restaurant “La Sosta Enoteca” and three apartments), and Parking Plan to allow a snack shop within the commercial space with less than required parking, at 2700 Manhattan Avenue, and determination that the project is Categorically Exempt from the California Environmental Quality Act. 3. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72189 for a two- unit condominium at 504 25th Street, and determination that the project is Categorically Exempt from the California Environmental Quality Act. 4. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72574 for a two- unit condominium at 512 25th Street (currently 504-512 25th Street), and determination that the project is Categorically Exempt from the California Environmental Quality Act. 5. Conditional Use Permit for a car rental agency (Enterprise Rent-A-Car) including demolition of portions of the existing building and car wash at 620 & 640 Pacific Coast Highway, 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, November 14, 2013, at 12:00 noon. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda for the matter. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Community Development Department, Planning Division, at, or prior to, the public hearing. FOR FURTHER INFORMATION, please contact the Community Development Department, Planning Division, at (310) 318-0242 or fax to (310) 937-6235. The Department is open from 7:00 a.m. to 6:00 p.m. Monday through Thursday. Please contact a staff planner to discuss any project on the Planning Commission agenda. A copy of the staff report(s) in the Planning Commission packet will be available for public review at the end of the business day on Thursday, November 14, 2013, at the Hermosa Beach Police Department, Public Library, and on the City’s website at www.hermosabch.org. Relevant Municipal Code sections are also available on the website. Elaine Doerfling City Clerk f:95\cclerk\legads\display\2013\planning\pc11-19-13