HomeMy WebLinkAbout2022-10-03 PC AGENDA SPECIAL MEETINGPlanning Commission
City of Hermosa Beach
Special Meeting Agenda - Final
City Hall
1315 Valley Drive
Hermosa Beach, CA
90254
Chair
David Pedersen
Vice Chair
Stephen Izant
Commissioners
Peter Hoffman
Rob Saemann
Marie Rice
6:00 PMMonday, October 3, 2022
CALL AND NOTICE OF SPECIAL MEETING
Page 1 City of Hermosa Beach Printed on 3/20/2024
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October 3, 2022Planning Commission Special Meeting Agenda - Final
The Planning Commission Special Meeting was held in-person and virtually pursuant to Executive
Order AB 361 issued by Governor Gavin Newsom on September 16, 2021. The meeting was called to
order by Chair David Pedersen at 6:10 pm.
I. CALL TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
IV. PUBLIC PARTICIPATION -- ORAL AND WRITTEN COMMUNICATIONS
V. REVIEW AND DISCUSSION
a.REPORT
22-0627
INFORMATION ONLY: PUBLIC MEETING NOTICE
(Administrative Assistant Melanie Bristow)
b.REPORT
22-0621 COMPREHENSIVE ZONING CODE UPDATE:
CITYWIDE STANDARDS
(Associate Planner Maricela Guillean)
Recommendation:Staff recommends Planning Commission:
1. Receive presentation;
2. Solicit public comments; and
3. Provide comments as appropriate on the Comprehensive Zoning Code Update:
Citywide Standards. No formal Planning Commission actions or decisions are required at
this meeting.
VI. ADJOURNMENT TO THE OCTOBER 18, 2022 PLANNING COMMISSION REGULAR
MEETING
Page 2 City of Hermosa Beach Printed on 3/20/2024
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 22-0627
Honorable Chair and Members of the Hermosa Beach Planning Commission Special Meeting
of October 3, 2022
INFORMATION ONLY: PUBLIC MEETING NOTICE
(Administrative Assistant Melanie Bristow)
Attachments:
1. Public Meeting Notice
Respectfully Submitted by: Melanie Bristow, Administrative Assistant
Approved: Jeannie Naughton, Community Development Director
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City of Hermosa Beach
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public
meeting on Monday, October 3, 2022 to discuss the following:
1.Special Meeting to Review and Discuss the Comprehensive Zoning Code Update: Citywide
Standards
SAID PUBLIC MEETING shall be held as a hybrid meeting and open to the public both virtual ly and in-person at
6:00 PM, or as soon thereafter as the matter may be heard . THIS MEETING IS HELD PURSUANT TO AB 361
(CHAPTER 165, STATUTES OF 2021) ISSUED BY GOVERNOR GAVIN NEWSOM ON SEPTEMBER 16, 2021.
PLANNING COMMISSION MEMBERS MAY PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING DUE
TO STATE AND LOCAL OFFICIALS RECOMMENDING MEASURES TO PROMOTE SOCIAL DISTANCING.
MEMBERS OF THE PUBLIC MAY PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING IN ORDER TO
RESTRICT THE IMMINENT RISKS TO THE HEALTH AND SAFETY OF ATTENDEES.
ANY AND ALL PERSONS interested are invited to participate and speak at these meetings at the above time .
See the meeting agenda or contact CommunityDevelopment@hermosabeach.gov for teleconference participation
details. For inclusion in the agenda packet to be distributed, written comments of interested parties should be
mailed to the Community Development Department, Planning Division, in care of City Hall at 1315 Valley Drive,
Hermosa Beach, CA 90254 or emailed to CommunityDevelopment@hermosabeach.gov by noon of the Tuesday,
one week before the meeting. 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 meeting described in this notice, or in written correspondence delivered to the Community
Development Department, Planning Division, at, or prior to, the public meeting.
FOR FURTHER INFORMATION, please contact the Community Development Department, Planning Division, at
(310)318-0242 or CommunityDevelopment@hermosabeach.gov. The Department operates from 7:00 AM to 6:00
PM, Monday through Thursday. A copy of the agenda and staff reports will be available for public review at least
72 hours in advance of the meeting on the City’s website at www.hermosabeach.gov. Relevant Municipal Code
sections are also available on the website.
Jeannie Naughton, AICP
Community Development Director
4
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 22-0621
Honorable Chair and Members of the Hermosa Beach Planning Commission Special Meeting
of October 3, 2022
Supplemental Information
COMPREHENSIVE ZONING CODE UPDATE:
CITYWIDE STANDARDS
(Associate Planner Maricela Guillean)
Recommended Action:
Staff recommends Planning Commission:
1.Receive presentation;
2.Solicit public comments; and
3.Provide comments as appropriate on the Comprehensive Zoning Code Update: Citywide
Standards. No formal Planning Commission actions or decisions are required at this meeting.
Executive Summary:
At its Special Meeting on September 22,2022,the Planning Commission received a presentation on
the Citywide standards,solicited public comments,engaged in discussion,and provided direction,on
the Comprehensive Zoning Code Update.This item is returning to the Planning Commission to
summarize the comments and provide additional opportunity for input.
Background:
On August 22,2017,the Hermosa Beach City Council unanimously adopted the first general plan
update since 1979,PLAN Hermosa.PLAN Hermosa is the culmination of a multi-year community-
wide effort to reflect on the community and its future and articulates a shared vision.
Zoning and subdivision regulations are one of the primary tools a city has for implementation of its
general plan.Zoning and subdivision regulations translate the policies of a general plan into parcel
specific regulations,including land use regulations and development standards.The type and
intensity of land uses that are permitted and how they perform is critical to achieving PLAN
Hermosa’s vision for neighborhood preservation and enhancement,economic development,coastal
resource protection,environmental sustainability,and community health.The comprehensive zoning
code update (ZCU) would result in updated zoning and subdivision ordinances that:
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Staff Report
REPORT 22-0621
·Are consistent with and implements the General Plan/Coastal Land Use Plan;
·Are modern and reflects the City’s current uses, practices, and development patterns;
·Provide clear decision-making protocols and streamlined review processes, where
appropriate;
·Retain the character and scale of the community’s neighborhoods, districts, and
corridors;
·Add to the economic vitality and promotes adaptive reuse and reinvestment of
properties;
·Address previously created nonconforming situations and balances whether to allow
their continuance or bring them into compliance; and
·Are clear, concise, understandable, and easy to use.
The draft Citywide Standards are one part of the comprehensive zoning code update.The Citywide
Standards includes regulations or programs that apply citywide,including affordable housing density
bonus provisions;updating zoning standards for condominiums,historic preservation sites,
nonconforming uses and structures,off-street parking performance standards and signs;and
provisions for the O-S-O Open Space Overlay Zone.
Past Meetings
Meeting Date Description
March 4, 2020 Joint City Council/Planning Commission Study Session -
Introduction to the Zoning and Subdivision Ordinance Assessment
for Feedback
May 19, 2020 Planning Commission - The Final Zoning and Subdivision Ordinance
Assessment Presentation
February 17, 2021 Economic Development Stakeholders Advisory Working Group -
Introduction to the Targeted Parking Amendments to Receive
Feedback
March 1, 2021 Economic Development Committee - Introduction to the Targeted
Parking Amendments to Receive Feedback
March 3, 2021 Joint City Council/Planning Commission Study Session -
Introduction to the Comprehensive Zoning and Subdivision
Ordinance for Feedback
April 20, 2021 Planning Commission - Commissioner Item to Provide Input as a
Follow-up to the March 3rd Study Session
July 20,2021 Planning Commission - Unanimous Recommendation to the City to
Approve the Text Amendments to Hermosa Beach Municipal Code
Section 17.26.050, Chapter 17.44, and Section 17.52.035
August 10, 2021 City Council - Approval of Parking Text Amendments
February 2, 2022 Special Planning Commission Meeting to discuss Draft Land Use
Regulations
April 6, 2022 Special Planning Commission Meeting to discuss Draft Land Use
Regulations
June 7, 2022 Special Planning Commission Meeting to discuss Draft District and
Design Standards
August 8, 2022 Special Planning Commission Meeting to discuss Draft District and
Design Standards
September 22, 2022 Special Planning Commission Meeting to discuss Citywide
Standards
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Staff Report
REPORT 22-0621
Meeting Date DescriptionMarch 4, 2020 Joint City Council/Planning Commission Study Session -Introduction to the Zoning and Subdivision Ordinance Assessmentfor FeedbackMay 19, 2020 Planning Commission - The Final Zoning and Subdivision OrdinanceAssessment PresentationFebruary 17, 2021 Economic Development Stakeholders Advisory Working Group -Introduction to the Targeted Parking Amendments to ReceiveFeedbackMarch 1, 2021 Economic Development Committee - Introduction to the TargetedParking Amendments to Receive Feedback
March 3, 2021 Joint City Council/Planning Commission Study Session -
Introduction to the Comprehensive Zoning and Subdivision
Ordinance for Feedback
April 20, 2021 Planning Commission - Commissioner Item to Provide Input as a
Follow-up to the March 3rd Study Session
July 20,2021 Planning Commission - Unanimous Recommendation to the City to
Approve the Text Amendments to Hermosa Beach Municipal Code
Section 17.26.050, Chapter 17.44, and Section 17.52.035
August 10, 2021 City Council - Approval of Parking Text Amendments
February 2, 2022 Special Planning Commission Meeting to discuss Draft Land Use
Regulations
April 6, 2022 Special Planning Commission Meeting to discuss Draft Land Use
Regulations
June 7, 2022 Special Planning Commission Meeting to discuss Draft District and
Design Standards
August 8, 2022 Special Planning Commission Meeting to discuss Draft District and
Design Standards
September 22, 2022 Special Planning Commission Meeting to discuss Citywide
Standards
Discussion:
The Preliminary Citywide Standards presents draft provisions for the regulation of land uses in the
Zoning Ordinance.The Preliminary Draft Citywide Standards document includes the following
sections:
1.Introduction.
2.Affordable Housing, Density Bonus and Incentive Program.
3.Condominiums.
4.Historic Resources Preservation.
5.Nonconforming Uses, Structures, and Lots.
6.Off-street Parking.
7.Performance Standards.
8.Signage Standards.
9.O-S-O Open Space Overlay Zone.
At its Special meeting on September 22,2022,the Planning Commission provided direction and
comments on the Citywide standards.Below is a compilation of the items staff will be incorporating
into the draft Comprehensive Zoning Code Update.
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·Refined Definitions - Clarify definition of abandonment of nonconforming uses.
·Historic Structure Nomination -The City may only nominate City properties as historic.
Nominations of private property must be by the landowner.
·Signs - Allow signs advertising former businesses on the same property to remain.
·Nonconforming Structures and Uses -Allow all destroyed nonconforming structures and uses
to be reestablished subject to rules in places,except that nonconforming parking may
continue.
·Parking -Reduce the minimum width of qualifying parking lot landscaping islands to three feet
and maintain existing residential parking requirements.
·Measuring Vibration -The City is currently working to update Title 8 of Municipal Code which
addresses vibration and other similar performance standards.Title 17 will be updated once
Title 8 is adopted.
Additionally,staff will be seeking further direction from the Planning Commission on several
discussion items,in preparation of a final comprehensive zoning code update.These discussion
items include:
·Options for Alternative Parking Designs
·Long term bicycle parking requirements
·Timeframe and re-establishment periods for Nonconforming Uses
·Potential Historic Structures List Update
·Context for condominium underground utility district waiver provision
Conclusion
After receiving direction from the Planning Commission,Staff will incorporate comments into a
revised draft and prior to final adoption of the Comprehensive Zoning Code Update,whereby,a
subsequent public hearing will be held by the Planning Commission.
Attachments:
1.Presentation Slides
2.Draft Citywide Standards
3.Link: March 4, 2020 Joint City Council/Planning Commission Study Session Agenda -
Staff Report 20-0122
4.Link: May 19, 2020 Planning Commission Agenda - Staff Report 20-0267 & 20-0238
5.February 17, 2021 Economic Development Stakeholders Advisory Working Group minutes
6.Link: March 1, 2021 Economic Development Committee Agenda - Staff Report 21-0139
7.Link: March 3, 2021 Joint City Council/Planning Commission Agenda - Staff Report 21-0132
8.Link: April 20, 2021 Video - Agenda Item 9.a
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Commission input as follow-up to Zoning Code Update Study Session
9.Link: July 20, 2021 Planning Commission Agenda - Staff Report 21-0434
10.Link: August 10, 2021 City Council Agenda - Staff Report 21-0484 & 21-0470
11.Link: February 2, 2022 Special Planning Commission Meeting Agenda - Staff Report 22-0053
12.Link: April 6, 2022 Special Planning Commission Meeting Agenda - Staff Report 22-0193
13.Link: June 7, 2022 Special Planning Commission Meeting Agenda - Staff Report 22-0363
14.Link: August 8, 2022 Special Planning Commission Meeting Agenda - Staff Report 22-0499
15.Link: September 22, 2022 Special Planning Commission Meeting Agenda - Report 22-0566
16.SUPPLEMENTAL -Written Communications from the September 22,2022 Planning
Commission Special Zoning Code Meeting
Respectfully Submitted by: Maricela Guillean, Associate Planner
Approved: Jeannie Naughton, Community Development Director
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Preliminary Draft
Citywide Standards –
Follow up
City of Hermosa Beach
October 3, 2022
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Project Overview
Update the Zoning and
Subdivision Ordinances to
effectively implement the
PLAN Hermosa’s vision for
neighborhood preservation
and enhancement, economic
development, environmental
sustainability, and community
health.
11
The Process
Phase 1:
Assessment
Phase 2:
Update
February 2020
May 2020
May 2020
❑Targeted Parking Amendments
❑Draft Regulations for Public Review
o Use Regulations
o District and Design Standards
o Citywide Standards –PC Study Session follow-up
o Administration Provisions
❑Public Review of Draft Ordinances
❑Revisions to the Draft Ordinances
❑Hearings and Adoption!
❑Research, Analysis, and Assessment
❑Assessment Report
❑Work Plan
August 2021
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Citywide Standards
▪Affordable Housing, Density
Bonus and Incentive Program
▪Condominiums
▪Historic Resources Preservation
▪Nonconforming Provisions
▪Off Street Parking
▪Performance Standards
▪Signs
▪O-S-O Open Space Overlay
Zone
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What We Heard
1.Clarify that the City may only nominate City properties as historic.
Nominations of private property must be by the landowner
2.Revise language for the measurement of vibration
3.Maintain existing residential parking requirements (2 spaces plus
one guest space per unit)
4.Reduce the minimum width of qualifying parking lot landscaping
islands to three feet, consistent with other measurements
5.Allow all destroyed nonconforming structures and uses to be
reestablished subject to rules in place, except that
nonconforming parking may continue
6.Clarify definition of abandonment/vacation of nonconforming
uses
7.Allow signs advertising former businesses on the same property to
remain
14
Discussion Items
15
AB2097 -Parking
▪Effective January 1, 2023
▪City may not establish minimum parking requirements within
one-half mile of “major transit stops”
▪Developers may provide parking if they choose
▪The City is analyzing the definition of “major transit stop” and
the applicability in Hermosa Beach
16
Alternative Parking Designs
Planning Commission expressed support of alternative parking
designs such tandem parking and mechanical lifts
▪The draft provisions carry forward existing provisions for mechanical lifts:
▪Lots ≤ 2,100 sq ft: Mechanical lifts may be used for required residential
parking spaces
▪Lots > 2,100 sq ft:Mechanical lifts may be used for additional parking or
required parking through a Parking Plan
▪Mechanical lifts may not be used for guest parking
▪Options for consideration
▪Allow mechanical lifts to be used for required residential parking spaces on
any size lot
▪Maintain exclusion of using mechanical lifts for guest parking
▪Allow mechanical lifts to be used for required nonresidential parking with
Parking Plan approval
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Bicycle Parking
Planning Commission asked staff to take a second look at
bicycle parking requirements to see if there are any
refinements that should be made in consideration of
comments and discussion and to reflect best practices.
▪Revise long term parking location requirements to allow more
flexibility.
▪Require long term parking to be located on site, but do not require
it to be visible from the entrance of a building.
18
Nonconforming Use
Replacement -Timeframe
▪Current provisions allow nonconforming uses that have been vacated
or discontinued to be re-established within 90 days.
▪The Planning Commission expressed support for allowing a longer period
of time for re-establishment of a nonconforming use.
▪Staff reviewed the time frame and recommends the following:
▪A nonconforming use may be re-established within 6 months of termination.
The Director may approve a one-time 6 month extension. With the extension,
a nonconforming use has a maximum of 12 months in which to be
re-established.
▪The re-establishment period begins when any two of the following occurs:
▪The site is vacated
▪The business license lapses
▪Utilities are terminated
▪The lease is terminated
19
Condominiums
Planning Commission raised concerns with the
requirement to waive the right to protest the formation
of an underground utility district
▪Context for this requirement will be provided
20
Potentially Historic Structures
As a follow-up to discussion at the Study Session on the
existence of a list of potentially historic structures:
▪The City does not maintain nor recognize any list of potentially
historic resources
▪As such, language in the draft regulations regarding such a list
will be deleted
21
Anything else?
22
Other Items
23
Other Items
Revisions to draft provisions will be made to correct
technical items raised in comment letters, such as:
▪Removing incorrect reference to structure in nonconforming
provisions
▪Including RC District in parking provisions currently applicable in
Downtown and the C-1 District
▪Removing potential bedrooms from parking calculation
▪Allow off-site parking within ¼ mile in areas currently
designated as SPA-11
▪Carry forward current parking requirements for short term
vacation rentals
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Next Steps
25
Next Steps
▪Preliminary Draft Citywide Standards, Use Regulations and
District and Design Standards will remain available on the
website for review and comment,
www.hermosabeach.gov/zoning
▪Preliminary Draft Administrative Procedures are in process and
will be the subject of an upcoming Planning Commission Study
Session, tentatively scheduled for November 2, 2022
26
Thank You
Please visit the project website for more information
www.hermosabeach.gov/zoning
27
Z NE IN Hermosa
PRELIMINARY DRAFT
CITYWIDE STANDARDS
HERMOSA BEACH ZONING ORDINANCE UPDATE
City of Hermosa Beach
August 2022
28
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Contents
Introduction .............................................................................................. 1
Citywide Regulations ................................................................................ 7
Chapter 17.04 Affordable Housing, Density Bonus and Incentive Program ...................... 7
17.04.010 Purpose ................................................................................................ 7
17.04.020 Applicable Zoning Districts ........................................................................ 7
17.04.030 Qualifications ............................................................................................. 7
17.04.040 Density Bonus, Incentives and Concessions .............................................. 7
17.04.050 Application ................................................................................................ 7
17.04.060 Review and Consideration ......................................................................... 8
17.04.070 Continued Affordability ............................................................................. 8
17.04.080 Denial of Affordable Housing Projects ....................................................... 8
Chapter 17.05 Condominiums ........................................................................................ 10
17.05.010 New Condominiums ................................................................................ 10
17.05.020 Condominium Conversions ...................................................................... 12
17.05.030 Covenants, Conditions, and Restrictions ................................................. 20
Chapter 17.06 Historic Resources Preservation .............................................................. 24
17.06.010 Purpose .............................................................................................. 24
17.06.020 Applicability ............................................................................................. 24
17.06.030 Procedures for Designation ..................................................................... 25
17.06.040 Designation Criteria ................................................................................. 26
17.06.050 Certificate of Appropriateness................................................................. 26
17.06.060 Use of the California Historic Building Code ............................................ 31
17.06.070 Ordinary Maintenance and Repair .......................................................... 31
17.06.080 Duty to Keep in Good Repair ................................................................... 32
17.06.090 Enforcement ............................................................................................ 32
30
Hermosa Beach
ii
Chapter 17.07 Nonconforming Uses, Structures, and Lots ............................................. 33
17.07.010 Purpose .............................................................................................. 33
17.07.020 Applicability ............................................................................................. 33
17.07.030 General Provisions ................................................................................... 33
17.07.040 Nonconforming Lots ................................................................................ 34
17.07.050 Maintenance of and Alterations and Additions to Nonconforming
Structures .............................................................................................. 34
17.07.060 Repair and Replacement of Damaged or Destroyed Nonconforming
Structures .............................................................................................. 34
17.07.070 Expansions, Changes, and Substitutions of Nonconforming Uses ........... 35
17.07.080 Abandonment of Nonconforming Uses ................................................... 36
Chapter 17.08 Off‐Street Parking .................................................................................... 37
17.08.010 Purpose .............................................................................................. 37
17.08.020 Applicability ............................................................................................. 37
17.08.030 General Provisions ................................................................................... 38
17.08.040 Required Parking Spaces ......................................................................... 39
17.08.050 Parking Reductions .................................................................................. 41
17.08.060 Parking In‐Lieu Fees ................................................................................. 44
17.08.070 Location of Required Parking ................................................................... 44
17.08.080 Bicycle Parking ......................................................................................... 45
17.08.090 Parking Area Access ................................................................................. 47
17.08.100 Size of Parking Spaces and Maneuvering Area ........................................ 47
17.08.110 Alternative Parking Configurations .......................................................... 48
17.08.120 Surface Parking Area Design and Development Standards ...................... 49
Chapter 17.09 Performance Standards ........................................................................... 52
17.09.010 Purpose .............................................................................................. 52
17.09.020 Applicability ............................................................................................. 52
17.09.030 General Requirements ............................................................................. 52
17.09.040 Measurement of Impacts ........................................................................ 52
17.09.050 Air Contaminants ..................................................................................... 53
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Draft Citywide Standards
iii
17.09.060 Fire and Explosion Hazards ...................................................................... 53
17.09.070 Heat and Humidity................................................................................... 53
17.09.080 Glare .............................................................................................. 53
17.09.090 Liquid or Solid Waste ............................................................................... 53
17.09.100 Noise .............................................................................................. 54
17.09.110 Electromagnetic Interference .................................................................. 54
17.09.120 Hazardous and Extremely Hazardous Materials ...................................... 55
17.09.130 Vibration .............................................................................................. 55
Chapter 17.10 Signs ........................................................................................................ 56
17.10.010 Purpose .............................................................................................. 56
17.10.020 Applicability ............................................................................................. 56
17.10.030 Exempt Signs ........................................................................................... 57
17.10.040 Prohibited Signs ....................................................................................... 58
17.10.050 Sign Measurement .................................................................................. 60
17.10.060 General Provisions ................................................................................... 60
17.10.070 Signage Allowances by Zone District ....................................................... 62
17.10.080 Signage Allowances for Specific Uses and Development ......................... 64
17.10.090 Signage Standards for Specific Sign Types ............................................... 64
17.10.100 Sign Permit Required ............................................................................... 69
17.10.110 Comprehensive Sign Program ................................................................. 69
17.10.120 Nonconforming Signs .............................................................................. 70
17.10.130 Maintenance ........................................................................................... 71
17.10.140 Enforcement ............................................................................................ 72
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Hermosa Beach
iv
Overlay Zones ......................................................................................... 73
Chapter 17.11 O‐S‐O Open Space Overlay Zone ............................................................. 73
17.11.010 Intent and Purpose .................................................................................. 73
17.11.020 Applicability ............................................................................................. 73
17.11.030 Permitted Uses ........................................................................................ 73
17.11.040 Parking Area Development Standards ..................................................... 73
17.11.050 Exclusion from Calculations ..................................................................... 74
17.11.060 Waiver 74
33
Introduction
Zoning updates are significant undertakings for any community. Proceeding with discrete,
digestible groups of specific sections make the project more approachable. To this end, this paper
presents draft provisions for regulations or programs that apply citywide, including affordable
housing density bonus provisions, condominiums, historic resource preservation, nonconforming
uses and structures, off‐street parking, performance standards, and signs. This paper also
includes draft provisions for the O‐S‐O Open Space Overlay Zone which limits development in
vacated public right‐of‐way areas.
Affordable Housing, Density Bonus and Incentive Program
Regulations and permit procedures governing the density bonus in Section 17.42.100, Affordable
Housing Density Bonus and Incentive Program, of the existing Zoning Ordinance are reorganized,
clarified, consolidated to improve usability, and updated to ensure consistency with State law.
Condominiums
Regulations and permit procedures governing condominiums and the conversion of existing
buildings to condominiums in Chapter 17.22 of the existing Zoning Ordinance are reorganized,
clarified, consolidated to improve usability, and updated consistent with State law. Standards
and requirements address storage space, utilities, and sound insulation; warrantees of
improvements; long term reserves; and CC&Rs; as well as application requirements and tenant
protection provisions for condominium conversions. Design standards in the current provisions
have been removed as condominium projects are subject to the same design standards as any
other development.
Historic Resources Preservation
Provisions contained in Chapter 17.53, Historic Resources Preservation, addressing the
protection and treatment of historic resources is carried forward, reformatted to be consistent
with other Chapters. Provisions establish procedures for the designation of historic resources and
landmarks; review of improvements and alterations of historic resources; maintenance; and
enforcement. A new provision allows the City to withhold a permits for a period of up to five
years for a site if the City determines that demolition of historic resources has occurred without
the benefit of required permits. Definitions of terms related to historic resources will be grouped
with other definitions and found at the end of the updated Zoning Ordinance.
Nonconforming Uses, Structures, and Lots
This chapter includes provisions for nonconforming uses, structures and lots which are currently
located in Chapter 17.56, Nonconforming Uses and Structures.
34
Hermosa Beach
2
The draft regulations offer flexibility for nonconforming structures in order to promote adaptive
reuse of existing structures. Structural and nonstructural maintenance, repair, and interior
alterations of nonconforming structures are allowed. Alterations and additions to nonconforming
structures are also allowed, provided use of the property is conforming, the addition or alteration
conforms to current requirements, and there is no increase in the discrepancy between existing
conditions and the requirements of the Code. Structural repairs are currently only allowed to
protect health and safety and additions are limited to 100 percent of the existing square footage.
The Zoning Code also includes provisions requiring the removal of nonconforming uses if they
have been abandoned, destroyed, or substantially damaged. Consistent with existing provisions,
the draft regulations include provisions for allowing the restoration of nonconforming structures
when damaged by fire or other calamity to the extent of 50 percent or less of the value. If a
nonresidential structure is damaged to the extent of 50 percent or more of the value, the land
and building are subject to all of the requirements of the most current Code. Nonconforming
residential uses may be reconstructed, restored, or rebuilt up to the size and number of dwelling
units prior to the damage and the nonconforming use, if any, may be resumed provided the
rebuilt development complies with all current design and property development standards.
Lawful nonconforming uses may be continued and maintained unless they are determined to be
a public nuisance because of health or safety concerns. Consistent with current provisions,
nonconforming uses maybe maintained, changed to a permitted use, or be substituted with
another nonconforming use (with Planning Commission approval). The draft provisions include a
new allowance for nonconforming uses to be expanded with Conditional Use Permit approval
where the Planning Commission finds the expansion would not be detrimental to public health,
safety, or welfare.
Off‐street Parking
Applicability
The proposed parking and loading regulations apply to new buildings and uses, projects creating
additional dwelling units, change or expansion in use, or expansion of floor area, consistent with
the existing thresholds for the provision of required parking that were adopted as part of the
targeted parking amendments in August 2021. Applicability of parking requirements for
nonconforming residential development is proposed to be changed from any expansion in floor
area to anytime a new unit is created. This is intended to accommodate and facilitate adaptive
reuse of existing buildings.
Required Number of Spaces
The number of parking spaces required for each land use have been refined and updated.
Wherever possible, consistent parking requirements are used for individual use classifications
within the same use type. This is intended to ease administration and provide flexibility with
35
Draft Citywide Standards
3
regard to re‐use and changes of occupancy. Generally, the grouped uses had similar parking
requirements and the predominant lower parking requirement was applied to the group.
Separate requirements are established for land uses with particular space and operational
requirements that generate unique parking demands, such as various residential and public and
semipublic uses, restaurants, and hotels.
Residential
Under the current parking requirements, two off‐street parking spaces plus one guest space are
required for single‐family, duplex or two‐family dwellings. Multiple dwellings (three or more
units) are also required to have two off‐street spaces, plus one guest space for each two dwelling
units. These parking requirements do not support a variety of housing types, limit design options,
result in residential street frontages dominated by parking and garages, and can preclude
achievement of maximum allowed density, particularly in the RH Zone.
Residential parking requirements are proposed to be revised to have different parking
requirements for developments of one or two units (single family residences and duplexes) and
developments of three or more units.
For developments of one or two units, 2 parking spaces are required for each unit with 3,500
square feet of living area or less. Each unit with more than 3,500 square feet of living area are
required three parking spaces.
Parking requirements for developments of three or more units are proposed to be scaled to the
number of bedrooms, as follows:
Studio: 0.5 spaces/unit
1 bedroom: 1 space/unit
2 or more bedrooms: 2 spaces/unit
Guest spaces: 1 per 5 units
Effect of Change
For developments of one or two units, smaller units (units with 3,500 square feet of living area
or less) would no longer be required to provide a guest parking space. However, if the required
parking spaces are provided in a garage, there would be no physical change to development as
the guest parking space was typically provided in the driveway in front of the garage. Larger units
(units with more than 3,500 square feet of living area) would still be required to provide three
parking spaces.
In developments of three or more units, there is no change in the required number of tenant
parking spaces for units with two or more bedrooms. Studio and 1‐bedroom unit tenant parking
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space requirements are reduced from 2 spaces per unit to 0.5 and 1 space per unit, respectively.
For all units, the number of required guest spaces is reduced.
Comparison with Neighboring Jurisdictions
Hermosa Beach currently requires more parking for residential development compared with
neighboring jurisdictions, primarily due to Hermosa Beach’s requirement of 1 guest space per
unit for single‐unit and duplex development and 1 guest space per two units for multi‐unit
development. Other jurisdictions do not require guest parking for single‐unit or duplex
development with the exception of Redondo Beach, which requires one guest space for duplex
development on lots 50 feet wide or wider. For multi‐unit development, neighboring jurisdictions
require fewer guest parking spaces; 0, .25, or .33 spaces per unit vs. Hermosa Beach’s guest space
requirement of .5 spaces per unit.
Required Number of Parking Spaces per Residential Unit - Comparison
Hermosa Beach Manhattan Beach Redondo Beach El Segundo
Single-Unit 3 (2 plus 1 guest) <3,600 sf: 2
>3,600 sf: 3
2 <3,500 sf: 2
>3,500 sf: 3
Duplex 3 (2 plus 1 guest) 2 Lots less than 50 ft
wide: 2
Lots 50 ft wide or more:
3 (2 plus 1 guest*)
<3,500 sf: 2
>3,500 sf: 3
Multi-Unit 2.5 (2 plus .5 guest) 3 units: 2
4+ units: 2.25 (2 plus .25
guest)
Lots less than 50 ft
wide: 2
Lots 50 ft wide or more:
2.33, rounded up (2 plus
.33 guest)
2.33, rounded down (2
plus .33 guest)
Rate of Change
It is important to note that new parking requirements will apply to future development. The City
is largely built out and new development will occur primarily through redevelopment. As a result,
the actual change in parking availability will occur incrementally over time as properties are
redeveloped.
Parking Reductions and Flexibility Provisions
Existing provisions for common parking facilities and parking in‐lieu fees are carried forward.
Parking reductions are available for the provision of motorcycle parking or car share vehicle
parking, and instances where the Planning Commission finds that conditions exist whereby
parking demand generated by the project will be adequately served. Parking may also be located
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off‐site, within 300 feet, where it can be shown the off‐site parking area is reserved for the
subject use. These standards provide flexibility while still accommodating parking demand.
Bicycle Parking Requirements
New bicycle parking requirements have been added. Both short‐term bicycle parking, serving
visitors to a site who generally stay for a short time, and long‐term bicycle parking, to serving
employees, residents, commuters, and others who generally stay at a site for four hours or longer,
are required.
Parking Area Design and Development Standards
Draft regulations revise and expand the parking area design and development standards to
address various aspects of parking area design, including access, parking space dimensions,
maneuvering aisles, surfacing, striping, curbing, lighting, landscaping, separation from buildings,
screening, circulation, alternative designs, and maintenance. Existing allowances for mechanical
lifts are carried forward. Allowances for tandem parking in residential zones have been refined
so that a standard set of standards apply to residential and nonresidential uses.
The draft regulations require 10 percent of the parking area to be landscaped and detail minimum
requirements including minimum planter dimensions of 25 square feet, layout, landscaped
islands every six stalls, landscaped buffers, trees every five spaces, protection of vegetation, and
clearance. Requiring landscaping will help improve the aesthetic appearance of parking lots,
promote energy conservation through the creation of shade, reduce heat gain, and reduce noise
and glare. Parking and loading provisions also address bicycle parking and on‐site loading.
Performance Standards
Draft provisions establish standards for determining if a use or activity creates a nuisance on
adjoining property due to operational items such as air contaminants, fire and explosion hazards,
glare, noise, and vibration. Where an impact is also addressed in another part of the municipal
code or by other regulations, the regulations reference the applicable code.
Signage Standards
The draft sign regulations reorganize, clarify, and consolidate the sign regulations and permit
procedures in Chapter 17.50 of the existing ordinance. Where appropriate, provisions currently
located in the Sign Handbook or implemented by policy are incorporated. Draft regulations
largely carry forward existing allowances for exempt signs, prohibited signs, temporary signs, the
type and size of signs, and the review process. Notable changes include:
Standards have been incorporated to specifically address electronic signs which are
limited to fuel price signs at service and gas stations and associated with public
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facilities. Standards address how often the message change and how bright the sign
is.
Projecting and shingle signs, which are currently limited to the C1 and C2 Zones, are
allowed sign types in all nonresidential zones.
Standards for pole and ground signs are combined into one set of standards for
‘freestanding’ signs. Proposed standards limit the height of freestanding signs to eight
or ten feet, depending on zone, and require the support structure to be at least 1/3
the width of the sign face. These standards effectively prohibit new pole signs. Existing
pole signs would become legal nonconforming and subject to the nonconforming sign
provisions, which allow a sign to remain and change copy unless the sign is damaged
or destroyed more than 50 percent and not repaired within 30 days or the use of the
sign has ceased for more than 90 days.
Procedures for sign permits and comprehensive sign programs have been
incorporated. The director is the review authority for sign permits and sign programs
that comply with the established sign standards. All Comprehensive Sign Programs
that include a request for a deviation from the standards are subject to review and
approval by the Planning Commission.
O‐S‐O Open Space Overlay Zone
This chapter carries forward provisions currently located in Chapter 17.36, O‐S‐O Open Space
Overlay Zone which establishes standards for development in vacated public right‐of‐way areas
to maintain views to the beach and ocean and a sense of open space while allowing for private
use of such areas.
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Citywide Regulations
Chapter 17.04 Affordable Housing, Density Bonus and
Incentive Program
17.04.010 Purpose
The purpose of this Chapter is to implement the State Density Bonus Law, California Government
Code Section 65915 et seq.
17.04.020 Applicable Zoning Districts
This Chapter shall be applicable in all zoning districts that allow residential uses.
17.04.030 Qualifications
All proposed housing developments that qualify under California Government Code Section
65915 for a density increase and other incentives, and any qualified land transfer under California
Government Code Section 65915 shall be eligible to apply for a density bonus (including
incentives and/or concessions) consistent with the requirements, provisions and obligations set
forth in California Government Code Section 65915, as may be amended.
17.04.040 Density Bonus, Incentives and Concessions
The City of Hermosa Beach shall grant qualifying housing developments and qualifying land
transfers a density bonus, the amount of which shall be as specified in California Government
Code Section 65915 et seq., and incentives or concessions also as described in California
Government Code Section 65915 et seq.
17.04.050 Application
An application for a density bonus or other incentive under this Chapter for a housing
development shall be submitted in writing to the Planning Division to be processed concurrently
with all other entitlements of the proposed housing development. The application for a housing
development shall contain information sufficient to fully evaluate the request under the
requirements of this Chapter, and in connection with the project for which the request is made,
including, but not limited to, the following:
A. A brief description of the proposed housing development;
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B. The total number of housing units proposed in the development project, including unit
sizes and number of bedrooms;
C. The total number of units proposed to be granted through the density increase and
incentive program over and above the otherwise maximum density for the project site;
D. The total number of units to be made affordable to or reserved for sale or rental to, very
low, low, or moderate income households, or senior citizens, or other qualifying
residents;
E. The zoning, general plan designations and assessor’s parcel number(s) of the project site;
F. A vicinity map and preliminary site plan, drawn to scale, including building footprints,
driveway(s) and parking layout; and
G. A list of any concession(s) or incentive(s) being requested to facilitate the development
of the project, and a description of why the concession(s) or incentive(s) is needed.
17.04.060 Review and Consideration
The application shall be considered by the Planning Commission or City Council at the same time
the project for which the request is being made is considered. If the project is not to be otherwise
considered by the Planning Commission or the City Council, the request being made under this
Chapter shall be considered by the Community Development Director. The request shall be
approved if the applicant complies with the provisions of California Government Code Section
65915 et seq.
17.04.070 Continued Affordability
Consistent with the provisions of California Government Code Section 65915 et seq., prior to a
density bonus or other incentives being approved for a project, the City and the applicant shall
agree to an appropriate method of assuring the continued availability of the density bonus units.
17.04.080 Denial of Affordable Housing Projects
If at least 20 percent of a housing development’s units are sold or rented to low income
households, and the balance of the units are sold or rented to either low or moderate income
households, it shall not be disapproved or conditioned in a manner which renders the project
infeasible for development for the use of low and moderate income households unless the
decision making body finds, based upon substantial evidence, one of the following, pursuant to
California Government Code Section 65589.5:
A. The project is not needed for the City to meet its share of the regional need of low and/or
moderate income housing as outlined in the adopted Housing Element to the General
Plan; or
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B. The project as proposed would have a specific, adverse impact upon the public health and
safety, and there is no feasible method to satisfactorily mitigate or avoid the specific
adverse impact without rendering the project unaffordable to low and/or moderate
income households; or
C. Denial of the project or imposition of conditions is required in order to comply with
specific state or federal law, and there is no feasible method to comply without rendering
the project unaffordable to low and/or moderate income households; or
D. Approval of the project would increase the concentration of low income households in a
neighborhood that already has a disproportionately high number of low income
households and there is no feasible method of approving the development at a different
site, including sites identified in the adopted Housing Element, without rendering the
development unaffordable to low and/or moderate income households; or
E. The project is proposed on land zoned for resource preservation which is surrounded on
at least two sides by land being used for agricultural or resource preservation purposes,
or which does not have adequate water or wastewater facilities to serve the project; or
F. The project is inconsistent with the land use designation as outlined in the adopted
General Plan or in any General Plan element as it existed on the date the application for
the project was deemed complete.
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Chapter 17.05 Condominiums
17.05.010 New Condominiums
A. Purpose. The ownership of condominiums is distinguished by a sharing of responsibility
that is not common to most other types of development. As a result, the purpose of this
Section is to establish criteria for the construction of new condominiums to prevent
problems inherent in community ownership that might be detrimental to the health,
safety, and welfare of residents of such projects and the community at large.
B. Applicability. The regulations set forth in this Section shall apply to the construction of
new condominiums.
C. Development Standards. In addition to the development standards contained in the
applicable zoning district and other applicable standards in this Title, the following
development standards apply to new condominium projects.
1. Shock Mounting of Mechanical Equipment. All permanent mechanical
equipment, such as motors, compressors, pumps, and compactors, which is
determined by the Building Official to be a source of structural vibration or
structure‐borne noise shall be shock mounted with inertia blocks or bases and/or
vibration isolators in a manner approved by the Building Official.
2. Utilities. All units shall have separate gas and electric meters and provisions for
individual shut‐off of all utility valves, including water.
3. Additional Standards Applicable to Residential Condominiums.
a. Private Storage Space. Each unit within the project shall have at least 200
cubic feet of enclosed, weatherproofed and lockable storage space. Such
space shall be for the sole use of the unit owner. Two of the storage space
dimensions shall be of the minimum of two feet and three feet in size. At
least half of the space must be accessible and contiguous to the ground
floor level. Such space may be provided within individual storage lockers,
cabinets or closets within the garage and/or under stairwells, or "over‐the‐
hood" with no more than three feet overhang and a minimum four foot
clearance below. It is the intention of this standard to require space over
and above that normally associated with day‐to‐day functions of the unit
and it shall not be a substitute for normal linen and clothes closets or
pantries customarily within dwelling units.
b. Utilities.
i. Clothes washers, dishwashers, hot water heaters and any other
appliances likely to be a potential source of water leakage or
flooding shall be installed with built‐in drip pans and appropriate
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drains, subject to the approval of the Building Official (except in the
case of concrete slab floors on grade).
ii. Each unit shall have its own circuit breaker panel for all electrical
circuits and outlets which serve the unit. Such panel shall be
accessible without leaving the unit. Each dwelling unit and common
area shall have its own manually switchable circuit.
iii. No plumbing fixtures shall be located in a common wall between
two individual units. Each condominium unit shall have the
necessary facilities installed (e.g., plumbing, electrical, venting,
etc.) for washers and dryers.
iv. No common vents or drain lines shall be permitted for contiguous
units unless there is at least ten feet of pipe between the closest
plumbing fixtures within the separate units.
c. Sound Insulation. Wall and floor/ceiling assemblies separating units from
each other or from public or quasi‐public spaces, such as interior corridors,
laundry rooms, recreation rooms, parking spaces, etc., shall provide
airborne sound insulation, impact sound insulation, and isolation of
vibration and sources of structure‐borne noise (including shock mounting
of mechanical equipment). The minimum wall insulation rating between
units shall be 52 STC, and between floor/ceilings of stacked units, it shall
be 58 STC.
D. Warranty for Improvements. The subdivider shall provide to the owner’s association the
following minimum warranties from the date of Final Map or Parcel Map approval, unless
otherwise specified:
1. Roof and Exterior Finish. A five‐year warranty that all roofs and exterior finishes
have been installed as necessary to ensure weatherproof conditions.
2. Moisture Barriers. A five‐year warranty that moisture barriers are sufficient to
prevent collection of moisture on the ground under the buildings.
3. Paved Areas. A five‐year warranty of a useful life for all paved areas within the
project.
4. Swimming Pools. A five‐year warranty of structural soundness.
5. Appliances. A one‐year warranty at the close of escrow on any fixed appliances
appurtenant to each unit.
6. Condition of Equipment Owned in Common. A one‐year warranty at such time as
escrow has closed on the sale of 51 percent of the units that all appliances and
mechanical equipment to be owned in common are in operable working
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condition. The subdivider shall be responsible to maintain any appliances and
mechanical equipment prior to the time that 51 percent of the units are sold.
E. Long Term Reserves. Prior to approval of the Final Map or Parcel Map the subdivider shall
provide evidence to the City that a long‐term reserve fund for replacement has been
established in the name of the owner’s association.
1. Residential Condominiums. Such fund shall equal two times the estimated
monthly homeowner's assessment for each dwelling unit.
2. Nonresidential Condominiums. Such fund be based on a reserve study showing
the amount which must be set aside as long‐term reserves for capital and
maintenance replacement.
F. Covenants, Conditions, and Restrictions. Project covenants, conditions, and restrictions
(CC&Rs) in accordance with Section TBD, Covenants, Conditions, and Restrictions shall be
developed, and shall be reviewed and approved by the City Attorney and Director prior
to approval of the Final or Parcel Map.
17.05.020 Condominium Conversions
A. Purpose. The purpose of this Section is to establish criteria for the conversion of existing
buildings to condominiums to prevent problems inherent in community ownership that
might be detrimental to the health, safety, and welfare of residents of such projects and
the community at large. Additional purposes of this Section are to:
1. Reduce the impact of conversions of existing multiple‐unit rental housing to
condominiums on residents in rental housing who may be required to relocate
due to the conversion.
2. Provide reasonable balance of ownership and rental housing in Hermosa Beach
and a variety of choices of tenure, type, price and location of housing, and
maintain an adequate supply of rental housing for low and moderate income
persons and families.
3. Assure that purchasers of units have been properly informed as to the physical
condition of the structure which is offered for purchase, or as part of the project.
B. Applicability. The regulations set forth in this Section shall apply to the conversion of
existing buildings into condominiums. This Section shall not apply to a “limited‐equity
housing cooperative” as defined in Section 11003.4 of the California Business and
Professional Code.
C. Application Requirements. A Tentative Map application shall be filed with the
Community Development Department on the prescribed application forms. In addition to
any other application requirements, the applicant shall submit:
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1. Physical Elements Report. A report prepared by a registered engineer or architect
or licensed qualified contractor describing the physical elements of all structures
and facilities. The report shall include, but not be limited to, the following:
a. Structural Condition of Elements. A report detailing the structural
condition of all elements of the property, including foundations, electrical,
plumbing, utilities, walls, roofs, ceilings, windows, recreational facilities,
sound transmission of each building, mechanical equipment, parking
facilities and appliances. The report shall state, to the best knowledge or
estimate of the applicant, when such element was built; the condition of
each element; when said element was replaced; the approximate date
upon which said element will require replacement; the cost of replacing
said element; and any variation of the physical condition of said element
from the current zoning and from the Building Code in effect on the date
that the last building permit was issued for the subject structure. The
report shall identify any defective or unsafe elements and set forth the
proposed corrective measures to be employed.
b. Pest Control. A report from a licensed structural pest control operator,
approved by the City, on each structure and each unit within the structure.
c. Soil Conditions. A report on soil and geological conditions regarding soil
deposits, faults, and groundwater in the vicinity of the project and a
statement regarding any known evidence of soils problems relating to the
structures. Reference shall be made to any previous soils reports for the
site and a copy submitted with said report.
d. Repairs and Improvements. A statement of repairs and improvements to
be made by the subdivider necessary to refurbish and restore the project
to achieve a high degree of appearance and safety.
2. Plot Plan and Project Characteristics. A plot plan of the project including location
and sizes of structures, square footage of each building and unit, exterior
elevations, parking layout, and access areas. In addition, applications for
residential condominium conversions shall include specific information
concerning the demographic characteristics of the project, including but not
limited to the following:
a. Square footage and number of rooms in each unit;
b. Project common areas and individual unit amenities;
c. Rental rate history for each type of unit for previous five years;
d. Monthly vacancy rate for each month during preceding two years;
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e. Makeup of existing tenant households, including family size, length of
residence, age of tenants, and whether receiving federal or state rent
subsidies;
f. Proposed sale price of units;
g. Proposed owner’s association fee;
h. Financing available; and
i. Names and addresses of all tenants.
3. Signed Affidavit by the applicant through deed restriction, waiving right to protest
the formation of an underground utility district.
4. Verification of Notice.
a. Residential Condominium Conversions ‐ Notice of Intent to Convert. Signed
copies from each tenant of Notice of Intent to Convert. The subdivider shall
submit evidence that a letter of notification was sent to each tenant for
whom a signed copy of said notice is not submitted. This requirement shall
be deemed satisfied if such notices comply with the legal requirements for
service by mail. The form of the notice shall be as approved by the
Community Development Department and shall contain not less than the
following:
i. Name and address of current owner;
ii. Name and address of the proposed subdivider;
iii. Approximate date on which the tentative map is proposed to be
filed;
iv. Approximate date on which the final map or parcel map is to be
filed;
v. Approximate date on which the unit is to be vacated by
nonpurchasing tenants;
vi. Tenant’s right to purchase;
vii. Tenant’s right of notification to vacate;
viii. Tenant’s right of termination of lease;
ix. Statement of no rent increase;
x. Provision of special cases; and
xi. Provisions of moving expense.
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b. Nonresidential Condominium Conversions ‐ Notice to Tenants. Evidence of
written notice provided to each tenant explaining that the owner intends
to apply to the City for a condominium conversion. The notice to tenants
must be sent at least six months before the application is submitted to the
City, and further notice must be given to any tenant who occupies the
building after the original notice was sent.
5. Tenant Assistance Plan, Residential Condominium Conversions. A proposed
tenant assistance plan pursuant to Section TBD, Tenant Assistance Plan.
6. Budget. A proposed budget for maintenance and operation of common facilities,
including needed reserves. The budget shall show estimated monthly costs to the
owner of each unit, projected over a five‐year period or such time as is required
by the Department of Real Estate. Such budget shall be prepared or reviewed and
analyzed by a professional management firm, experienced with management of
similar condominium complexes. The management firm shall submit a statement
of professional qualifications.
7. Additional Information. Any other information the Director finds necessary to
evaluate the project.
D. Acceptance of Reports. The final form of the Physical Elements Report and other
documents shall be as approved by the City. The reports in their final form shall remain
on file with the Community Development Department for review by any interested
persons and shall be referenced in the staff report to the review authority.
E. Development Standards. In addition to the following standards, all condominium
conversions must comply with all standards and requirements of the Municipal Code in
effect at the time of Tentative Map approval. The Building Official shall perform an
assessment of building conditions prior to Tentative Map approval. A report of violations
shall be specified in the staff report to the review authority. A physical inspection of every
unit shall be required prior to Final Map or Parcel Map approval is required.
1. Shock Mounting of Mechanical Equipment. All permanent mechanical
equipment, such as motors, compressors, pumps, and compactors, which is
determined by the Building Official to be a source of structural vibration or
structure‐borne noise shall be shock mounted with inertia blocks or bases and/or
vibration isolators in a manner approved by the Building Official.
2. Utilities. All units shall have separate gas and electric meters and provisions for
individual shut‐off of all utility valves, including water.
3. Fire Protection. Each conversion project shall be subject to review by the Fire
Department to determine whether the current water delivery system complies
with the City’s fire flow requirements as they would apply to new construction,
and, if not, whether the installation of additional water service improvements
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should be required for fire protection purposes. The subdivider shall install such
additional water service improvements as may be specified by the fire
department, in accordance with City standards and specifications. Installation of
required water service improvements shall be completed prior to approval of the
Final Map unless an agreement for the subsequent installation is entered into
between the subdivider and the City. Smoke detectors shall be provided for each
unit. A final report shall be submitted by the Fire Department by the time a Final
Map is filed, or a permit becomes effective.
F. Tenant Provisions, Residential Condominium Conversions.
1. Tenant Assistance Plan. An application for a Residential Condominium Conversion
shall provide a tenant assistance plan containing the following components:
a. Location of Replacement Rental Housing‐‐Option to Purchase. A statement
of method by which tenants will be assisted by the subdivider or their
agents in finding comparable replacement rental housing within the area
of the conversion, including professional relocation assistance to those
who do not choose to purchase, and will be given first option to purchase
units and methods of assistance in purchasing said units, including tenant
purchase discounts.
b. Compliance with State Subdivision Map Act. A statement of the method by
which the subdivider will comply with the requirements of Section 66427.1
of the State Subdivision Map Act (Title 7, Division 2 of the Government
Code). Such method must provide that no tenant shall be required to move
from their or her apartment due to the proposed conversion until the
expiration of the two‐month period for exercise by the tenant of their right
of first refusal pursuant to Section 66427.1(b) of the State Subdivision Map
Act (Title 7, Division 2 of the Government Code). Said two‐month period
shall not commence as to any tenant until such tenant has received written
notification of issuance of the final public report of the Department of Real
Estate and such tenant’s right to contract for the purchase of their unit as
a specified purchase price for 60)days following the date of such
notification.
c. Reimbursement for Moving Costs Incurred. A statement of a method by
which the subdivider or their agents will reimburse each tenant within 30
days for costs actually incurred in relocating from their apartment due to
the planned conversion to a common ownership unit with a maximum of
one and one‐half times the unit’s monthly rent, as well as for moving
expenses actually incurred, not to exceed $500.00.
d. Extension of Tenancy to Complete School Term. A statement of method by
which the subdivider will assure that each tenant who attends, whose
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17
spouse attends or dependent child attends school at the time that the
notice of termination of tenancy (as required by Section 66427.1 of the
State Subdivision Map Act) is given will be granted an extension of tenancy
as necessary to permit such person to complete the school year, semester,
or quarter (whichever is the minimum school term) as he or she is enrolled
in at such time. As used herein, "school" includes any public elementary
school or secondary school, college, community college, university or
vocational school.
2. Bond. No Tentative Map or Condition Use Permit shall be approved except upon
the condition that a secured, written agreement satisfactory to the City Council
be entered into between the City and the subdivider for the benefit of each
tenant, by which the subdivider covenants to carry out the terms of a tenant
assistance plan, as approved by the Council. Such agreement must be secured by
a bond or bonds by one or more duly authorized corporate sureties in a total
amount equal to $1,000.00 multiplied by the total number of units, and the total
amount of said bond or bonds shall be security for each and every obligation to
any tenant undertaken by the subdivider in such agreement.
a. Release of Security. The security specified in this Section shall not be
released except with the consent of the Director on behalf of the City. Such
consent shall be given upon proof that the conversion has been completed
except for partial early releases as hereinafter authorized. Prior to the full
release, the applicant shall provide written certification to the owner’s
association of the project that any pool or pool equipment (filters, pumps,
chlorinator) and any appliances and mechanical equipment to be owned
in common by the association shall be in operable working condition.
b. Partial Release of Security. Partial early releases may be granted, not more
than once in each six‐month period following approval of the final map,
upon the submission of proof of entitlement to the Director, in proportion
to the number of units in which the tenants have either:
i. Vacated,
ii. Purchased without vacating, or
iii. Waived their rights pursuant to this Section.
c. Special Agreement with Tenants. The rights of a tenant pursuant to the
contract executed pursuant to this Section shall not apply if knowingly
waived by a tenant as follows:
i. A written agreement, signed by both the tenant and the subdivider
or their agent, is executed by which the specifically described rights
are expressly waived in return for such specifically described
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consideration as may be mutually agreed upon between the
parties.
ii. The agreement between the subdivider and the tenant is executed
subsequent to the agreement under this section and specifically
states that the tenant has read that agreement and is aware of
their rights thereunder.
iii. A copy of the executed agreement is promptly filed with the
Director.
3. Vacation of Units. Each nonpurchasing tenant not in default under the obligation
of the rental agreement or lease under which they occupy a unit shall have not
less than 180 days from the date of receipt of notice of intent to find substitute
housing and to relocate. After submittal of an application for a permit any
prospective tenants shall be notified of the intention to convert or create a
cooperative or community apartment prior to leasing or renting any unit, and all
the provisions of this Section shall not apply to that tenancy.
4. No Increase in Rents. A tenant’s rent shall not be increased for one year from the
time of the filing of the request for permit until relocation takes place or until the
project is denied or withdrawn.
5. Special Cases. Any nonpurchasing tenant age 62 or older or handicapped or with
minor children in school shall be given at least an additional six months in which
to find suitable replacement housing. If the comparable replacement housing rent
is greater than the existing unit rent, then the applicant shall pay the differential
up to a maximum of $100.00 for up to six months.
6. Tenants Not Eligible for Moving Expenses. After filing application to convert, all
new tenants shall be informed in writing of such, and shall not be eligible for
moving expenses.
7. Coercion of Tenants by the Applicant. No conversion shall be approved if the
applicant has engaged in retaliatory action regarding the tenants in order to
coerce them into supporting the application for conversion.
G. Warranty for Improvements. The subdivider shall provide to the owner’s association the
following minimum warranties from the date of Final Map or Parcel Map approval, unless
otherwise specified:
1. Roof and Exterior Finish. A five‐year warranty that all roofs and exterior finishes
have been repaired as necessary to ensure weatherproof conditions.
2. Moisture Barriers. A five‐year warranty that moisture barriers are sufficient to
prevent collection of moisture on the ground under the buildings.
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3. Paved Areas. A five‐year warranty of a useful life for all paved areas within the
project.
4. Swimming Pools. A five‐year warranty of structural soundness.
5. Appliances. A one‐year warranty at the close of escrow on any fixed appliances
appurtenant to each unit.
6. Condition of Equipment Owned in Common. A one‐year warranty at such time as
escrow has closed on the sale of 51 percent of the units that all appliances and
mechanical equipment to be owned in common are in operable working
condition. The subdivider shall be responsible to maintain any appliances and
mechanical equipment prior to the time that 51 percent of the units are sold.
H. Long Term Reserves. Prior to approval of the Final Map or Parcel Map the subdivider shall
provide evidence to the City that a long‐term reserve fund for replacement has been
established in the name of the owner’s association.
1. Residential Condominiums. Such fund shall equal two times the estimated
monthly homeowner's assessment for each dwelling unit.
2. Nonresidential Condominiums. Such fund be based on a reserve study showing
the amount which must be set aside as long‐term reserves for capital and
maintenance replacement.
I. Required Findings, Residential Condominium Conversions.
1. Required Findings. In addition to the findings required by Section 66427.1 of the
State Subdivision Map Act (Title 7, Division 2 of the Government Code), the City
shall find that project provides an adequate program of tenant purchase and
relocation assistance.
2. Affidavit Required. The findings required by Section 66427.1 of the State
Subdivision Map Act (Title 7, Division 2 of the Government Code) shall not be
made unless the subdivider or their agent files an affidavit or declaration under
penalty of perjury including the following:
a. A current listing of tenants and rents for each unit;
b. An explanation of rent increases occurring since the filing of the tentative
map, or a statement that no such increases have occurred;
c. A listing and explanation of any termination of tenancies for reasons other
than the conversion, or a statement that no such termination has
occurred;
d. A listing of special agreements pursuant to Section TBD, Tenant Provisions,
Residential Condominium Conversions, or a statement that no such
agreements have been executed;
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e. A statement of the time and manner in which notice of the conversion was
given or will be given pursuant to Section 66427.1(a) of the Subdivision
Map Act (Title 7, Division 2 of the Government Code), and in which notice
of a right of first refusal has been given or will be given pursuant to Section
66427.1(b) of said act.
3. Grounds for Denial. The findings required by Section 66427.1 of the State
Subdivision Map Act (Title 7, Division 2 of the Government Code) shall not be
made if, based on the subdivider’s declaration and such other evidence as may be
presented to the City Council, the Council determines that the subdivider or their
agent has engaged in any pattern or practice designed to avoid their obligations
to the tenants under said section.
J. Covenants, Conditions, and Restrictions. Project covenants, conditions, and restrictions
(CC&Rs) in accordance with Section TBD, Covenants, Conditions, and Restrictions shall be
developed, and shall be reviewed and approved by the City Attorney and Director prior
to approval of the Final or Parcel Map.
K. Copy to Buyers. The subdivider shall provide each purchaser with a copy of all submittals
(in their final, acceptable form) required by Section TBD, Application Requirements, prior
to said purchaser executing any purchase agreement or other contract to purchase a unit
in the project, and said developer shall give the purchaser sufficient time to review said
information. Copies of the submittals shall be made available at all times at the sales office
and shall be posted at various locations, as approved by the City, at the project site. Copies
shall be provided to the owner’s association upon its formation.
L. Final Information Submitted. No later than six months from the date the subdivider
closes escrow on the first sale of a unit, the subdivider shall submit the following
information to the Community Development Department:
1. Name, address and phone number of the owner’s association;
2. Actual sale price of units;
3. Actual owner’s association fee;
4. Number of prior tenants who purchased units; and
5. Number of units purchased with intent to be used as rentals.
17.05.030 Covenants, Conditions, and Restrictions
Project covenants, conditions, and restrictions (CC&Rs) in accordance with the following shall be
developed, and shall be reviewed and approved by the City Attorney and Director prior to
approval of the Final or Parcel Map.
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A. Owner’s Association. All condominium projects are required to establish an operating
owners association to have jurisdiction over all matters of common interest to the
members of the particular association. Such owners’ association shall comply with all
requirements found in the California Corporations Code and any other applicable state
and/or federal law.
B. Conveyance of Private Open Space. The surface area and appurtenant air space of private
open space areas, including but not limited to the patio, deck, balcony, solarium, or
atrium and any integral portion of that space that may exceed the minimum area
requirements, shall be described and conveyed in the grant deed as an integral part of
the unit.
C. Conveyance of Private Storage Space. The surface and appurtenant air space of storage
space areas shall be described and conveyed in the declaration as an integral part of the
unit.
D. Assignment and Use of Required Parking Spaces. Required parking spaces, except guest
parking spaces, shall be permanently and irrevocably specifically assigned to particular
units within the project. To the maximum practicable extent, the spaces assigned to each
unit shall be contiguous. In no case shall the private storage area of one unit overhang or
take its access from the required parking space of another unit. All parking spaces shall
be used solely for the purpose of parking motor vehicles as defined by the California
Vehicle Code, Section 415.
E. Right of Public Entry to Common Area. Officers, agents, and employees of the City, the
County, the State, and the United States Government, and any department, bureau, or
agency thereof, shall have the right of immediate access to all common areas at all times
for the purpose of preserving the public health, safety, and welfare.
F. Maintenance of Common Areas. Perpetual maintenance by the associated owners, in
good sanitary and attractive condition, of all common areas and improvements, including
landscaping areas, walls, driveways, parking areas, trash areas, and buildings, in
accordance with plans and documents on file with the City. The management structure
shall be in existence for the life of the building and that structure must clearly be
delineated.
G. Maintenance of Fire Protection Equipment. All fire hydrants, fire alarm systems, portable
fire extinguishers and other fire protection appliances shall be maintained in operable
condition at all times by the owner’s association.
H. Maintenance of Units. Assignment of the maintenance responsibilities of all
improvements and utility systems for each unit shall be specified.
I. Assessments. Provisions shall be made both for annual assessments for maintenance and
special assessments for capital improvements. The amount of the annual assessments as
well as the data and procedure for its increase shall be specified. The manner in which
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special assessments may be levied for the purpose of defraying, in whole or in part, the
cost of any construction, reconstruction, repair or replacement of any capital
improvement upon the common area shall be specified. Both annual and special
assessments must be fixed at a uniform rate for all units and may be collected on a
monthly basis.
J. Remedies for Nonpayment of Assessments. The remedies which the association may
bring for the nonpayment of assessments shall be specified and may include penalties for
late payment. In consideration for the City’s approval of a condominium project, the
declaration shall provide that the City may act as the agent of the association and may in
the name of the association do any of the following in the event of abandonment of
individual units of the project:
1. Do or perform any act that the association may do or perform.
2. In the event of default by the association according to its own bylaws and
declarations, the City may, without otherwise complying with the provisions of the
declarations, fix the annual assessment against each unit.
3. If the City, in its discretion, determines the association is not diligently attempting
to collect the amounts owed the association, the City may, in the name of the
association, take any legal steps to collect such amounts by actions of law as the
City may determine to be necessary. It shall be specified that in the event the City
should exercise any of the above specified remedies, any sums recovered from
such suit or suits shall be applied first to cover the City’s cost. The balance shall be
applied against any amount which is then lawfully owing to other public or private
entities. All remaining sums belong to the association.
K. Utility Easements over Private Streets and Other Areas. Required public utility
easements shall be referenced and any required access routes necessary to assure that
firefighting or emergency equipment can reach and operate efficiently in all areas.
L. Access for Construction, Maintenance, or Repairs. Each owner and the owner’s
association shall have an easement for entry upon any privately owned unit, where
necessary, in connection with construction, maintenance, or repair for the benefit of the
common area or the owners of the units in common.
M. Right to Terminate Management and Maintenance Contracts. Unless otherwise
prohibited by law, or any local, state, or federal regulation, reference shall be made to
the owner’s association’s right to terminate the contract of any person or organization
engaged by the developer to perform management or maintenance duties three months
after the owner’s association assumes control of the project, or at that time renegotiate
any such contracts.
N. CC&R Amendments. A statement that the CC&Rs shall not be amended, modified, or
changed without first obtaining written consent of the City.
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O. Conditions of Approval. CC&Rs shall reference by incorporation any Conditions of
Approval approved by the review authority.
P. Rights of the City. The declaration shall specify that if, in the opinion of the City Manager
of the City (or an authorized representative), the association at any time fails to maintain
the common areas or improvements thereon in accordance with standards of repair,
maintenance and cleanliness specified in the declaration, the City may give written notice
to the association and shall require that the association take appropriate corrective action
within 30 days of receipt of such written notice unless there exists a hazardous condition
creating an immediate possibility of serious injury to persons or property, in which case
the time for correction may be reduced to a minimum of five days. The association shall
have the right, within 10 days of receipt of such written notice of deficiency, to file an
appeal with the City Council to consider the reasonableness of the City’s requirements as
set forth in the written notice of deficiency. The decision of the City Council on such
appeal shall be binding upon all parties but may be appealed by the association through
an appropriate action in any court having jurisdiction. If the association, within the time
set forth in the notice of deficiency (subject to extension for such time as may be required
to appeal the notice of deficiency to the City Council) does not undertake and complete
the corrective work required in the notice of deficiency, the City may undertake and
complete such corrective measures against the association as a lien, in the same manner
as set forth herein for the establishment of liens against association property. The remedy
in this Section allows the City to take action but does not require any action by the City.
This remedy is cumulative in nature and does not prevent the City from exercising any
other remedy civilly, criminally or administratively than it may possess under its police
powers and the State of California.
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Chapter 17.06 Historic Resources Preservation
17.06.010 Purpose
The purpose of this Chapter is to promote the public health, safety, and general welfare by
providing for the identification, protection, enhancement, perpetuation, and use of historic
resources such as buildings, structures, sites, and places within the City that reflect special
elements of the City’s architectural, artistic, cultural, historical, political, and social heritage for
the following reasons:
A. To safeguard the City’s heritage by encouraging the protection of landmarks representing
significant elements of its history;
B. To foster civic and neighborhood pride and a sense of identity based on an appreciation
of the City’s past and the recognition and use of historic resources;
C. To enhance the visual character of the City by preserving diverse architectural styles
reflecting phases of the City’s history and by encouraging complementary contemporary
design and construction;
D. To strengthen the economy of the City by protecting and enhancing the City’s attractions
to residents, tourists, and visitors;
E. To stabilize and improve property values within the City by recognizing historic landmarks
and by protecting areas of historic buildings from encroachment by incompatible designs;
F. To promote the enjoyment and use of historic resources appropriate for the education
and recreation of the people of the City;
G. To integrate the preservation of historic resources and the extraction of relevant data
from such resources into public and private land management and development
processes;
H. To conserve valuable material and energy resources by ongoing use and maintenance of
the existing built environment; and
I. To take whatever steps are reasonable and necessary to safeguard the property rights of
owners whose property is declared to be a landmark.
17.06.020 Applicability
This Chapter shall apply to all historic resources, publicly and privately owned, within the
corporate limits of the City of Hermosa Beach.
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17.06.030 Procedures for Designation
A. Nomination and Application Requirements. Nominations of an historic resource as a
landmark shall be made by the City, or by application of the property owner or property
owners representing a majority or controlling interest in the property on which the
resource is located.
B. Minimum Eligibility Requirement. In order to be eligible for consideration as a landmark,
an historic resource must be at least 50 years old; with the exception that an historic
resource of at least 30 years old may be eligible if the City Council determines that the
resource is exceptional, or that it is threatened by demolition, removal, relocation, or
inappropriate alteration.
C. Delay of Work Pending Hearing. Once a nomination or completed application has been
accepted for the designation of a landmark; no building, alteration, demolition, removal,
or relocation permits for any historic resource, improvement, building, or structure
relative to a proposed landmark, shall be issued until a final determination is made
regarding the proposed designation, except as provided under Section TBD, Duty to Keep
in Good Repair.
D. City Council Study and Determination.
1. Not more than 45 days from the nomination or the acceptance of a completed
application for the designation of a landmark, a public hearing shall be scheduled
before the City Council to study the proposed designation and to determine its
eligibility and qualifications. Notice of the date, place, time and purpose of
hearings shall be given by first class mail to the owner(s) of all nominated
resource(s) at least 10 days prior to the date of the public hearing, using the names
and addresses of such owners as shown on the latest equalized assessment rolls
and shall be advertised in a newspaper of general circulation at least ten days prior
to the hearing. The Council may also give such other notice as they deem desirable
and practicable.
2. Following the public hearing, but within no more than 70 days from the date of
the initial hearing, the Council shall decide to approve, in whole or in part, or
disapprove the designation. All decisions to approve or disapprove designations
shall be made by resolution, and shall set forth the findings and reasons relied
upon in making the determination. The time limit for making a decision may be
extended at the request or with the concurrence of the applicant(s).
E. Notice of Designation. Notice of the designation of a landmark shall be transmitted to all
appropriate City departments and any other interested governmental and civic agencies.
Each City department shall incorporate the notice of designation into its records, so that
future decisions or permissions regarding or affecting a landmark shall be made with the
knowledge of the designation.
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F. Removal of Designation.
1. In the event of substantial destruction of a landmark, the owner or owners of a
landmark may apply for removal of designation. The City Council may also initiate
removal in such circumstances. The removal of a designation for this reason shall
be processed and decided in the same manner as designations as set forth in this
Chapter, with the additional requirement that the determination of substantial
destruction shall be set forth in the findings of the Council.
2. The complete demolition or removal of a landmark shall result in the removal of
the landmark designation.
3. Once a landmark designation has been removed, affected properties shall no
longer be subject to any provision or regulation of this Ordinance.
17.06.040 Designation Criteria
For the purposes of this Chapter, an historic resource may be designated a landmark, if it meets
one or more of the following criteria:
A. It exemplifies or reflects special elements of the City’s cultural, social, economic, political,
aesthetic, engineering, or architectural history.
B. It is identified with persons or events significant in local, state, or national history.
C. It embodies distinctive characteristics of a style, type, period, or method of construction,
or is a valuable example of the use of indigenous materials or craftsmanship.
D. It is representative of the notable work of a builder, designer, or architect.
E. Its unique location or singular physical characteristic(s) represents an established and
familiar visual feature or landmark of a neighborhood, community, or the City.
17.06.050 Certificate of Appropriateness
A. Certificate of Appropriateness Required. No person shall alter, restore, demolish,
remove, or relocate any interior or exterior improvement or architectural feature of a
landmark or potential landmark on a list of historic resources established by City Council
being considered for landmark status, or alter, restore, place, erect, remove, or relocate
any permanent sign visible from a public right‐of‐way without being granted a Certificate
of Appropriateness, except as provided below or under Section TBD, Duty to Keep in Good
Repair. Approval of such work shall be required even if no other permits or entitlements
are required by the City.
1. Minor Alterations. Alterations the Director determines are minor in nature and
will not affect a contributing factor to the historic significance of a landmark or
potential landmark may be reviewed pursuant to procedures in Section TBD,
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Review of Applications Involving Minor Alterations. In determining whether an
alteration will affect a contributing factor, the Director may consult with an
appropriate historic preservation consultant.
B. Review Procedures. The following procedures shall be followed in processing applications
for Certificates of Appropriateness.
1. Application. An application shall be filed by the applicant with the Community
Development Department and shall be accompanied by materials as are required
by the Community Development Department that are reasonably necessary for
the proper review of the proposed project.
2. Noticing.
a. Minor Alterations. No public noticing shall be required for applications for
Certificates of Appropriateness involving only minor alterations.
b. All Applications Other Than Minor Alterations. For applications involving
other than minor alterations, public notice shall be provided pursuant to
Section TBD, Public Notice.
3. Economic Hardship. In cases where the applicant intends to seek approval on the
basis of economic hardship, the following material shall be submitted as part of
the application:
a. For all property:
i. For‐profit or not‐for‐profit corporation, limited partnership, joint
venture, or other method;
ii. The amount paid for the property, the date of purchase and the
party from whom purchased, including a description of the
relationship, if any, between the owner and the person from whom
the property was purchased;
iii. Remaining balance on any mortgage or other financing secured by
the property;
iv. Estimated market value of the property both in its current
condition, and after completion of the proposed demolition,
relocation, or removal, to be presented through an appraisal by a
qualified professional expert;
v. A report from a licensed engineer or architect with experience in
rehabilitation as to the structural soundness of the structure and
its suitability for rehabilitation;
vi. An estimate from an architect, developer, real estate consultant,
appraiser, or other real estate professional experienced in
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rehabilitation as to the economic feasibility or reuse of the existing
structure on the property;
vii. The assessed value of the land and improvements thereon
according to the two most recent assessments;
viii. Real estate taxes for the previous two years;
ix. Annual debt service, if any, for the previous two years;
x. All appraisals obtained within the previous two years by the owner
or applicant in connection with their purchase, financing or
ownership of the property.
xi. All listing of the property for sale or rent, price asked and offers
received, if any, and
xii. Any consideration by the owner as to profitable adaptive uses for
the property.
xiii. For income‐producing property:
xiv. Annual gross income from the property for the previous two years;
xv. Itemized operating and maintenance expenses from the previous
two years;
xvi. Annual cash flow, if any, for the previous two years.
4. Review of Applications Involving Minor Alterations. Applications for Certificates
of Appropriateness involving only minor alterations shall be reviewed by the
Director of Community Development Department, subject to the following
provisions:
a. The Director shall complete their review and mail notice to the applicant
within 30 days of the date of the acceptance of a completed application of
their decision to approve or conditionally approve the application or to
forward the application to the Council for a decision. The notice of decision
shall state the findings and reasons relied upon in reaching the decision.
The time limit for Director action may be extended upon the request or
with the concurrence of the applicant.
b. Where the decision of the Director is to conditionally approve the
application, the decision of the Director shall be final and conclusive
unless, within 12 days of the date of notice of the decision, the applicant
files with the Community Development Department a written appeal
setting forth all the points of disagreement with the Director.
c. Where the application has been forwarded or appealed to the Council, the
application shall be heard by the Council at its next available regular
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meeting, and the Council shall complete its review and render a decision
to approve, approve with conditions, or deny a Certificate of
Appropriateness within 45 days of the initial hearing. Decisions of the
Council shall be in writing and shall state the findings and reasons relied
upon in reaching the decision.
5. Review of Other Applications. Applications for Certificates of Appropriateness
other than for minor alterations shall be reviewed by the Council, subject to the
following provisions:
a. The Council shall complete its review and make a decision within 75 days
of the date of the acceptance of a completed application. The time limit
for Council action may be extended as follows:
i. Upon the request or with the concurrence of the applicant; or
ii. For failure of the applicant to provide any reasonable additional
information or material requested by the Council during the course
of its review.
b. Decisions of the Council shall be in writing and shall state the findings and
reasons relied upon in reaching the decision.
c. For applications for all work other than to demolish or remove a landmark
or structure, the Council shall decide to approve, approve with conditions,
or deny a Certificate of Appropriateness.
d. For applications to wholly or partially demolish or remove a landmark, the
Council shall decide to approve a Certificate of Appropriateness or to
initiate a period of delay prior to granting approval. The delay of approval
shall not exceed 90 days. The length of the delay shall be determined in
accordance with its intended purpose (e.g. compiling photographic
records or arranging for removal to another site). The Council may extend
any period of delay for up to an additional 90 days for good cause, except
in cases where it has determined a condition of economic hardship to exist.
If no alternative arrangements have been completed by the expiration of
the period of delay or any extension thereof, a Certificate of
Appropriateness shall be issued without the need for further action by the
Council.
e. For applications seeking approval on the basis of a finding of economic
hardship, the Council shall first review the application on the basis of
criteria contained in Section TBD, Economic Hardship Criteria. If the
applicable conditions are determined to not exist, then the application
shall be reviewed on the basis of the criteria contained in paragraphs 1
through 3 of Section TBD, Criteria for Approval. Prior to making a final
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determination in such cases, the Council shall have the authority to invoke
a period of delay. Such a period of delay shall not exceed 60 days. During
this delay, the Council shall investigate alternative means to allow for a
reasonable use or return from the property or to otherwise preserve the
property.
C. Criteria for Approval. The City Council shall issue a Certificate of Appropriateness only
when it determines the following conditions to exist as applicable in each case:
1. Landmark Criteria. In the case of a landmark, the proposed work (other than
demolition or removal);
a. Conforms to the prescriptive standards adopted by the Council; and
b. Will not detrimentally alter, destroy or adversely affect any exterior
improvement or exterior architectural feature; and
c. Will retain the essential elements that make the resource significant.
2. New Construction Criteria. In the case of construction of a new building, structure,
or improvement on a site where a landmark is located:
a. The exterior of such improvements will not adversely affect and will be
compatible with the external appearance of the existing designated
improvements, buildings and structures on such site.
3. Demolition Criteria. In the case of the whole or partial demolition or removal of a
landmark:
a. The structure and/or site is a hazard to public health or safety and repairs
or stabilization are not physically possible; or
b. The site is required for a public use which will be of more benefit to the
public than the historic resource, and there is no feasible alternative
location for the public use; or
c. Removal of the resource to another site is not feasible or practical; or
d. For a partial demolition or removal, such action will not result in the loss
of the essential elements that make the resource significant; or
e. Any imposed delay of approval or extension thereof has expired.
4. Economic Hardship Criteria. In the case where the applicant has requested
consideration for approval on the basis of economic hardship:
a. It is not feasible to remove the resource to another site or otherwise
preserve it; and
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b. The denial of the proposed work will work an immediate and substantial
hardship on the applicant because of conditions peculiar to the particular
improvement; and
c. The property cannot be put to a reasonable use or the owner cannot
obtain a reasonable economic return therefrom without approval of the
proposed work.
D. Expiration. A Certificate of Appropriateness shall lapse and become void 18 months (or
shorter period if specified as a condition of approval) from the date of final approval,
unless a building permit (if required) has been issued and the work authorized by the
Certificate has commenced prior to such expiration date and is diligently pursued to
completion. Upon request of the property owner, a Certificate of Appropriateness may
be extended by the Council for an additional period of up to 12 months. The Council may
approve, approve with conditions, or deny any request for extension.
E. Revocation. A Certificate of Appropriateness may be revoked or modified for reasons of
(1) noncompliance with any terms or conditions of the Certificate; (2) noncompliance with
any provisions of this Chapter; or (3) a finding of fraud or misrepresentation used in the
process of obtaining the Certificate. Revocation proceedings may be initiated by motion
of the Council. Once revocation proceedings have been initiated, all work being done in
reliance upon such Certificate or associated permits shall be immediately suspended until
a final determination is made regarding the revocation. The decision to revoke a
Certificate of Appropriateness shall be made by the Council following a public hearing,
with written notice provided to the property owner at least ten days prior thereto.
17.06.060 Use of the California Historic Building Code
All repairs, alterations, restorations, or changes in use of existing buildings and structures
designated as landmarks may conform to the standards of the California Historical Building Code
as an alternative to complying with building standards set forth in Title 15 of the Hermosa Beach
Municipal Code, notwithstanding the fact that such buildings may be nonconforming.
17.06.070 Ordinary Maintenance and Repair
Nothing in this Chapter shall be construed to prevent the ordinary maintenance or repair of any
exterior improvement or exterior architectural feature that does not involve a change in design,
material or external appearance thereof, nor does this Chapter prevent the alteration,
restoration, demolition, removal, or relocation of any such improvement or architectural feature
when the Director certifies to the City Council that such action is required for the public safety
due to an unsafe or dangerous condition and cannot be accomplished under the California
Historical Building Code.
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17.06.080 Duty to Keep in Good Repair
The owner, occupant or other person in actual charge of a landmark building structure or
improvement, shall keep in good repair the exterior portions of all such buildings, structures, or
improvements, and all interior portions thereof whose maintenance is necessary to prevent
deterioration and decay of any exterior improvement or exterior architectural feature.
A. The City shall have the authority to withhold a permits for a site if the City determines
that demolition work has been done on the site without the benefit of required permits.
If the City, after notice and hearing, makes this determination, the City shall also have the
authority to record an affidavit with the County Recorder stating that no permits for any
new development shall be issued on the property for a period of five years.
17.06.090 Enforcement
It shall be the duty of the Director of Community Development Department or the Director’s
delegate to administer and enforce the provisions of this Chapter.
A. Methods of Enforcement. In addition to the regulations of this Chapter, other regulations
of the Hermosa Beach Municipal Code, and other provisions of law which govern the
appeal or disapproval of applications for permits, licenses or Certificates of
Appropriateness covered by this Chapter, the Director shall have the authority to
implement the enforcement thereof by serving notice requiring the removal of any
violation of this Chapter upon the owner, agent, occupant or tenant of the improvement,
building, structure or land.
B. Penalties. For any action or development covered by this Chapter that is undertaken
without the issuance of a Certificate of Appropriateness or that is undertaken without full
compliance with the terms and conditions of an issued Certificate of Appropriateness, the
Director shall order the action stopped by written notice. It shall be a misdemeanor for
any person to carry out any work on any building, structure, improvement, or property in
violation of a notice stopping such work or in violation of this Chapter.
C. Additional Remedies. In addition to the foregoing remedies, the City Attorney may
institute any necessary legal proceedings to enforce the provisions of this Chapter,
including the ability to maintain an action for injunctive relief to restrain or enjoin or to
cause the correction or removal of any violation of this Chapter, or for an injunction in
appropriate cases.
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Chapter 17.07 Nonconforming Uses, Structures, and Lots
17.07.010 Purpose
This Chapter is intended to permit the use of lots, continuation of uses, and continued occupancy
and maintenance of structures that were legally established but do not comply with all of the
standards and requirements of this Title in a manner that does not conflict with the General Plan
or impact public health, safety, or general welfare. To that end, this Chapter establishes the
circumstances under which a nonconforming lot, use, or structure may be continued or changed
and provides for the removal of nonconforming uses and structures when their continuation
conflicts with the General Plan and public health, safety, and general welfare.
17.07.020 Applicability
The provisions of this Chapter apply to structures, lots, and uses that have become
nonconforming by adoption of this Title as well as structures, lots, and uses that become
nonconforming due to subsequent amendments to this Title or to the Zoning Map.
17.07.030 General Provisions
A. Nonconformities, Generally. Any lawfully established use, structure, or lot that is in
existence on the effective date of this Title or any subsequent amendment but does not
comply with all of the standards and requirements of this Title shall be considered
nonconforming.
B. Right to Continue. Any use or structure that was lawfully established prior to the effective
date of this Title or of any subsequent amendments to its text or to the Zoning Map may
only be continued and maintained provided there is no alteration, enlargement, addition,
or other change to any building or structure; no substitution, expansion, or other change
including an increase in occupant load or any enlargement of the area, space, or volume
occupied by or devoted to such use, except as otherwise provided in this Chapter.
1. The right to continue a nonconforming use or structure shall attach to the land
and shall not be affected by a change in ownership.
2. The right to continue a nonconforming use or structure shall not apply to uses or
structures deemed to be a public nuisance because of health or safety conditions.
3. The right to continue a nonconforming use or structure shall not apply if the
nonconforming use has been abandoned or vacated for the relevant period of
time described in Section TBD, Abandonment of Nonconforming Uses.
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17.07.040 Nonconforming Lots
Any lot that is smaller than the minimum lot size required by this Title or does not meet any of
the applicable dimensional requirements shall be considered a lawful nonconforming lot if it is
described in the official records on file in the office of the County Recorder as a parcel of record
under one ownership.
A. A nonconforming lot may be used as a building site subject to compliance with all
applicable requirements, unless a variance or other waiver, modification, or exception is
approved as provided for in this Title.
B. A nonconforming lot shall not be further reduced in area, width, or depth, unless such
reduction is required as part of a public improvement.
C. Nonconforming contiguous lots held by the same owner shall be involuntarily merged if
one or more of the lots does not conform to the minimum lot size in compliance with
Government Code Section 66451.11.
17.07.050 Maintenance of and Alterations and Additions to Nonconforming
Structures
Lawful nonconforming structures may be continued and maintained in compliance with the
requirements of this Section unless deemed by the Building Official to be a public nuisance
because of health or safety conditions.
A. Maintenance and Repairs. Structural and nonstructural maintenance, repair, and interior
alterations to a nonconforming structure are permitted if the changes and improvements
do not enlarge the structure, change the building footprint, or increase building height.
B. Alterations and Additions. Alterations and additions to nonconforming structures are
allowed if the alteration or addition complies with all applicable laws and requirements
of this Title, the use of the property is conforming, and there is no increase in the
discrepancy between existing conditions and the requirements of this Title (i.e. there is
no increase in the nonconformity).
C. Nonconforming Signs. Lawfully established signs that do not conform to the
requirements of this Title may only be maintained in compliance with the requirements
of Chapter TBD, Signs.
17.07.060 Repair and Replacement of Damaged or Destroyed Nonconforming
Structures
A nonconforming structure that is damaged or partially destroyed by fire, explosion, earthquake,
or natural disaster which is not caused by an act or deliberate omission of a property owner, their
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agent, or person acting on their behalf or in concert with, may be restored or rebuilt subject to
the following provisions.
A. Restoration When Damage is 50 Percent or Less of Value. If the cost of repair or
reconstruction is less than or equal to 50 percent of its replacement cost immediately
prior to such damage, replacement of the damaged portions of the structure is allowed
by right provided that the replaced portions are the same size, extent, and configuration
as previously existed.
B. Restoration When Damage Exceeds 50 Percent of Value. If the cost of repair or
reconstruction exceeds 50 percent of its replacement cost immediately prior to such
damage, the land and building shall be subject to all of the requirements of this Title,
except as provided below.
1. Non‐residential Uses and Structures. Any nonconforming use must permanently
cease. The structure may be restored and used only in compliance with the
requirements of this Title.
2. Residential Uses and Structures. Nonconforming residential use may be
reconstructed, restored, or rebuilt up to the size and number of dwelling units
prior to the damage and the nonconforming use, if any, may be resumed provided
the rebuilt development complies with all current design and property
development standards.
a. Timing. Building permits must be obtained within one year of the date of
the damage or destruction and construction shall be diligently pursued to
completion unless another time period is specified through Conditional
Use Permit approval.
17.07.070 Expansions, Changes, and Substitutions of Nonconforming Uses
Nonconforming uses shall not be expanded, moved, or changed except as provided below.
A. Expansion. Nonconforming uses may only be expanded with Conditional Use Permit
approval where the Planning Commission makes the following findings.
1. Required Findings.
a. The nonconforming use was legally established.
b. The proposed expansion of the nonconforming use would not be
detrimental to public health, safety, or general welfare.
2. Conditions. When making its decision on an application for an expansion of a
nonconforming use, the Planning Commission may establish conditions that are
necessary to accomplish the purposes of this Chapter, including, but not limited
to:
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a. Required improvement of, or modifications to existing improvements on,
the property;
b. Limitations on hours of operations; and
c. Limitations on the nature of operations.
B. Change in Tenancy, Ownership, or Management. Any nonconforming use may change
ownership, tenancy, or management where the new use is of the same use classification
as the previous use, as defined in Chapter TBD, Use Classifications.
C. Change from Nonconforming to Permitted Use. Any nonconforming use may be changed
to a use that is allowed by right in the zoning district in which it is located and complies
with all applicable standards for such use.
D. Absence of Permit. Any use that is nonconforming solely by reason of the absence of a
permit or approval may be changed to a conforming use by obtaining the appropriate
permit or approval.
E. Substitution of a Nonconforming Use with Another Nonconforming Use. The Planning
Commission may allow substitution of a nonconforming use with another nonconforming
use, subject to approval of a Conditional Use Permit. In addition to any other findings
required by this Title, the Planning Commission must find that the proposed new use will
be no less compatible with the purposes of the zoning district and surrounding uses that
comply with the requirements of this Title than the nonconforming use it replaces.
17.07.080 Abandonment of Nonconforming Uses
No nonconforming use may be resumed, reestablished, reopened or replaced by any other
nonconforming use after it has been abandoned or vacated for a period of 90 days. The 90 day‐
period shall commence when the use ceases and any one of the following occurs:
A. The site is vacated;
B. The business license lapses;
C. Utilities are terminated; or
D. The lease is terminated.
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Chapter 17.08 Off‐Street Parking
17.08.010 Purpose
The purposes of the off‐street parking regulations are to:
A. Require parking spaces for all land uses that are sufficient in number, size, and
arrangement;
B. Minimize the negative environmental and urban design impacts that can result from
parking lots, driveways, and drive aisles within parking lots;
C. Ensure that adequate off‐street bicycle parking facilities are provided;
D. Establish standards and regulations for safe and well‐designed parking, unloading, and
vehicle circulation areas that minimize conflicts between pedestrian and vehicles within
parking lots and, where appropriate, create buffers from surrounding land uses; and
E. Offer flexible means of minimizing the amount of area devoted to parking by allowing
reductions in the number of required spaces in transit‐served locations, shared parking
facilities, and other situations expected to have lower vehicle parking demand.
17.08.020 Applicability
The requirements of this Chapter apply to the establishment, alteration, expansion, or change in
any use or structure, as provided in this Section.
A. New Buildings and Land Uses. On‐site parking shall be provided in accordance with this
Chapter at the time any main building or structure is erected or any new land use is
established, except as provided in Section TBD.C, DT and NC Districts.
B. DT and NC Districts.
1. In the DT and NC Districts, no on‐site parking is required for the first 5,000 square
feet of ground floor non‐residential, non‐office, and non‐late night alcohol
establishment use. Parking in accordance with this Chapter shall be provided for
ground floor area in excess of 5,000 square feet and for all upper story floor area.
2. In the DT and NC Districts, residential, office, and late night alcohol establishments
shall provide parking in accordance with this Chapter.
C. Existing Non‐Residential Buildings.
1. Change of Use of Existing Non‐Residential Buildings. When a new use is
established in an existing building, parking shall be provided as follows.
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a. Late Night Alcohol Establishment. Where the new use is a late night
alcohol establishment, parking in accordance with this Chapter shall be
provided.
b. Ground Floor Offices in the DT and NC Districts. Where the new use is a
office use on the ground floor in the DT or NC District, parking in
accordance with this Chapter shall be provided.
c. Other Uses. When a new use other than an office use on the ground floor
in the DT or NC District or a late night alcohol establishment is established
in an existing building, no additional parking spaces shall be required. Any
addition or expansion to the existing building shall provide parking
pursuant to TBD.D. Additions or Expansions of Existing Non‐Residential
Buildings.
2. Additions or Expansions of Existing Non‐Residential Buildings.
a. Additions Less than 10 Percent or 500 Square Feet. No additional parking
is required for alterations to existing buildings that do not change the
building square footage on site by more than 10 percent or 500 square
feet, whichever is greater, provided the use is other than a late night
alcohol establishment.
b. Additions Greater than 10 Percent or 500 Square Feet. Additional parking
in accordance with this Chapter shall be provided for any alteration which
would change the building square footage on site by more than 10 percent
or 500 square feet, whichever is greater.
c. Late Night Alcohol Establishments. For late night alcohol establishments,
additional parking in accordance with this Chapter shall be provided for
any alteration what would change the building square footage on‐site.
D. Existing Residential Buildings. Parking in accordance with this Chapter shall be provided
where additional dwelling units are created through the alteration of an existing building
or construction of an additional structure or structures.
E. When Constructed. Parking facilities required by this Chapter shall be constructed or
installed prior to final inspection or the issuance of a Certificate of Occupancy for the uses
that they serve.
17.08.030 General Provisions
A. Existing Parking to be Maintained. No existing parking serving any use may be reduced
in amount or changed in design, location or maintenance below the requirements for
such use, unless equivalent substitute facilities are provided.
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B. Nonconforming Parking. An existing use of land or structure shall not be deemed to be
nonconforming solely because of a lack of parking facilities required by this Chapter,
provided that facilities used for parking as of the date of adoption of this Title are not
reduced in number to less than what this Chapter requires.
C. Accessibility. Parking areas must be accessible for its intended purpose during all hours
of operation.
17.08.040 Required Parking Spaces
A. Minimum Number of Spaces Required. Each land use shall be provided at least the
number of parking spaces stated in Table TBD, Required Parking Spaces. The parking
requirement for any use not listed in Table TBD shall be determined by the Director based
upon the requirements for the most similar comparable use, the particular characteristics
of the proposed use, and any other relevant data regarding parking demand.
TABLE TBD: REQUIRED NUMBER OF PARKING SPACES
Land Use Classification Required Parking Spaces
Residential Uses As specified for each land use classification below
Residential Dwelling Unit 1-2 units:
Units with 3,500 square feet or less of living area: 2 spaces/unit
Units with more than 3,500 square feet of living area: 3 spaces/unit
3 or more units:
Studio: 0.5 spaces/unit
1 bedroom units: 1 space/unit
2 or more bedroom units: 2 spaces/unit
Guest spaces: 1 per 5 units
Accessory Dwelling Unit See Section TBD, Accessory Dwelling Units
Family Day Care
Small None beyond what is required for the residential unit type
Large 1 for each nonresident employee plus parking required for the residential use
Group Residential 1 covered space per sleeping room
Mobilehome Park 2 spaces per unit
Residential Care Facilities
Small None beyond what is required for the Residential Housing Type
Large 1 for every 3 beds
Residential Facility, Assisted
Living
1 for every 3 beds
Single Room Occupancy (SRO) Studio: 0.5 spaces/unit
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TABLE TBD: REQUIRED NUMBER OF PARKING SPACES
Land Use Classification Required Parking Spaces
1 bedroom: 1 space/unit
Guest spaces: 1 per 5 units
Supportive Housing None beyond what is required for the residential unit type
Transitional Housing None beyond what is required for the residential unit type
Public/Semi Public Uses 1 per 250 square feet of floor area except as specified below
Community Assembly 1 for each 5 permanent seats or 1 for every 75 square feet of assembly area where no seats
or where temporary or moveable seats are provided
Community Garden None
Emergency Shelter 1 for every 3 beds plus 1 per employee
Hospitals 1 for every bed
Skilled Nursing Facility 1 for every 3 beds
Park and Recreation Facilities As determined by the Director
Parking Lots and Structures None
Schools High School: 4 spaces per classroom plus 1 for every 300 square feet of office
Other schools: 2 spaces per classroom plus 1 for every 300 square feet of office
Commercial Uses 1 per 250 square feet of floor area plus 1 per 2,000 square feet of outdoor
display and storage area except as specified below
Commercial Entertainment and
Recreation
Cinema/Theaters: 1 for each 5 permanent seats
Indoor Entertainment and Recreation: 1 per 250 square feet of floor area
Other Commercial Entertainment and Recreation uses: As determined by the Director
Eating and Drinking
Establishments
1 per 100 square feet of floor area plus 1 per 200 square feet of on-site outdoor seating
area in excess of 400 square feet
Farmer’s Markets None
Funeral Parlors and Interment
Services
1 for each 5 permanent seats or 1 for every 75 square feet of assembly area where no seats
or where temporary or moveable seats are provided
Lodging
Hotels 1 for each guest room
Additional parking required for ancillary uses, such as restaurants, according to the parking
requirements for the ancillary use
Short-term Vacation Rental Studios and 1-bedroom units: 1 per unit
2 or more bedroom units: 2 per unit
Offices, DT District 1 per 333.33 square feet
Retail Sales, DT District 1 per 333.33 square feet
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TABLE TBD: REQUIRED NUMBER OF PARKING SPACES
Land Use Classification Required Parking Spaces
Industrial Uses 1 per 300 square feet of floor area plus 1 per 1,000 square feet of indoor
warehousing or storage area and outdoor use area
Transportation,
Communication, and Utility
Uses
1 per 250 square feet of office floor area plus 1 for every fleet vehicle
B. Calculation of Required Spaces. The number of required parking spaces shall be
calculated according to the following rules:
1. Floor Area. Where a parking or loading requirement is stated as a ratio of parking
spaces to floor area, the floor area is assumed to be gross floor area, unless
otherwise stated.
2. Employees. Where a parking or loading requirement is stated as a ratio of parking
spaces to employees, the number of employees shall be based on the largest shift
that occurs in a typical week.
3. Bedrooms. Where a parking requirement is stated as a ratio of parking spaces to
bedrooms, any rooms having the potential of being a bedroom and meeting the
standards of the Building Code as a sleeping room shall be counted as a bedroom.
4. Students. Where a parking or loading requirement is stated as a ratio of parking
spaces to students (including children in day care), the number is assumed to be
the number of students at the state‐certified capacity or at Building Code
Occupancy where no state‐certification is required.
5. Seats. Where parking requirements are stated as a ratio of parking spaces to seats,
each 75 inches of bench‐type seating at maximum seating capacity is counted as
one seat.
6. Sites with Multiple Uses. If more than one use is located on a site, the number of
required parking spaces and loading spaces shall be equal to the sum of the
requirements calculated separately for each use unless a reduction is approved
pursuant to Section TBD, Parking Reductions.
17.08.050 Parking Reductions
The number of parking spaces required by Section TBD, Required Parking Spaces, may be reduced
as follows. Parking reductions are cumulative; all applicable parking reductions may be applied
in determining the number of required parking spaces.
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A. Motorcycle Parking. Motorcycle parking may substitute for up to five percent of required
automobile parking. Each motorcycle space must be at least four feet wide and seven feet
deep.
B. Carsharing Programs. Required automobile parking spaces may be substituted with
designated Carshare Vehicle parking spaces, pursuant to the following:
1. Up to 20 percent of the required automobile parking spaces may be designated as
Carshare Vehicle parking spaces.
2. Carshare Vehicles shall be maintained for active use by Carshare Service and not
for other purposes. No sales, servicing, storage, repair, administrative or similar
functions shall occur and no personnel shall be employed on the site except for
occasional short‐term maintenance of vehicles unless otherwise permitted by the
land use regulations in the zoning district.
3. Carshare Vehicles shall be made available to members of the Carsharing Service
through an unattended, self‐service operation 24 hours a day, seven days a week.
C. Common Parking Facilities. Pursuant to a Parking Plan approved by the Planning
Commission, common parking facilities may be provided to wholly or partially satisfy the
off‐street parking requirements of two or more uses when one or more of such uses will
only infrequently generate use of such parking area at times when it will ordinarily be
needed by the patrons or employees of the other use(s).
1. The following factors shall be considered in determining the proportionate part of
the required parking for such use(s):
a. Whether the affected requirements are those of permanent buildings, or
those of mere occupancies;
b. The peak as well as normal days and hours of operation of such buildings
and of the structures and occupancies with which it is proposed to share
multiple‐use parking areas;
c. Whether the proposed multiple‐use parking area is normally or frequently
used by the patrons, customers or employees of other buildings or
occupancies which will share such parking area at the same time as the
applicant’s patrons, customers and employees will normally or frequently
utilize such parking area;
d. The certainty that the multiple‐use parking area(s) will be available for
satisfying such parking requirements to the extent approved, and the
permanency of such availability; and
e. The proximity and accessibility of the multiple‐use parking area(s).
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2. A Parking Plan for multiple‐use parking area(s) shall be so conditioned as to
reasonably ensure the satisfaction of the appropriate parking requirements during
the continued existence of the buildings or occupancies involved.
3. If the common parking area(s) and the building sites to be served are subject to
more than one ownership, permanent improvement and maintenance of such
parking facilities must be provided in one of the following manners:
a. By covenant or contract among all such property owners; and duly
recording an appropriate covenant running with the land;
b. By the creation of special districts and imposing of special assessments in
any of the procedures prescribed by state law;
c. By utilizing the authority vested in a parking authority as provided by state
law;
d. By dedicating such common parking area to the City for parking purposes
subject to the acceptance of such dedication by the City Council.
D. Other Parking Reductions. Required parking for any use may be reduced through
approval of a Parking Plan as follows.
1. Criteria for Approval. A Parking Plan for a parking reduction may be approved if
the Planning Commission finds that special conditions exist that will reduce
parking demand at the site. Factors such as the following shall be taken into
consideration:
a. Van pools;
b. Bicycle and foot traffic;
c. Common parking facilities;
d. Varied work shifts;
e. Unique features of proposed uses;
f. Peak hours of proposed uses compared with other uses sharing the same
facilities;
g. Mechanical vehicle lifts; and
h. Other methods of reducing parking demand.
2. Parking Demand Study. In order to evaluate a proposed project’s compliance with
the above criteria, submittal of a parking demand study that substantiates the
basis for granting a reduced number of spaces may be required.
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17.08.060 Parking In‐Lieu Fees
When the City Council provides for contributions to an improvement fund for a vehicle parking
district in lieu of parking spaces so required, said in‐lieu fee contributions shall be considered to
satisfy the requirements of this Chapter pursuant to a Parking Plan approved by the Planning
Commission.
17.08.070 Location of Required Parking
A. Residential Zones. The following setbacks apply to parking spaces in Residential Zones.
1. Fronting a Public Street. Parking spaces fronting on a public street shall be set
back a minimum of 17 feet from the exterior edge of the nearest public
improvement (sidewalk or street improvement). On streets where public
improvements for sidewalks have not been completed the above setback shall be
measured from the edge of the required or planned sidewalk. This measurement
does not include structural supports or other parts of the structure provided
parking dimension and turning radii are not obstructed.
2. Fronting an Alley. Parking spaces fronting on an alley shall provide one of the
following setbacks from the property line: 17 feet, nine feet or three feet, except
parking spaces fronting on an alley of 15 feet in width or less need only to comply
with turning radius requirements. For purposes of this section the service road
located parallel to Hermosa Avenue approximately between 27th Street and 35th
Street shall be considered as an alley.
3. Residential parking within the front 20 feet of a lot shall be allowed only when
paved and leading to a garage.
B. Underground Parking Facilities. Parking facilities located completely below grade may be
located within required setback areas provided the existing grade in street facing setbacks
is not raised and existing grade in interior side and rear setbacks is raised no more than
an average of three feet and no more than six feet at any point.
C. On‐Site Parking Required. Required parking shall be located on the same lot as the use it
serves except as allowed below.
1. Allowance for Off‐Site Parking. Required parking for nonresidential uses may be
located off‐site provided the off‐site parking facility is located within 300 feet,
measured along a straight line drawn between the nearest point on the premises
devoted to the use served by such parking facilities and the nearest point on the
premises providing such parking facilities.
a. Evidence of Access and Right to Use. The applicant shall provide evidence
from the owner or manager of the off‐site parking facility that customers,
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clients, employees, and other users of the subject use have exclusive use
of the required number of parking spaces in the off‐site parking facility.
17.08.080 Bicycle Parking
A. Short‐Term Bicycle Parking. Short‐term bicycle parking intended to serve shoppers,
customers, messengers, guests and other visitors to a site who generally stay for a short
time, shall be provided as specified below.
1. Short‐term Bicycle Parking Spaces Required. For the following uses, the number
of short‐term bicycle parking spaces shall be at least 20 percent of the number of
required automobile parking spaces, with a minimum of four parking spaces
provided per establishment.
a. Residential, Group Residential, and Single Room Occupancy with five or
more units.
b. All uses in the Public and Semi‐Public Use Classification.
c. All uses in the Commercial Use Classification.
2. Location. Short‐term bicycle parking must be located within 50 feet of a main
entrance to the building it serves. Where the bicycle parking area is not visible
from the main entrance of the building, signs located at the main entrance of the
building shall identify the location of bicycle parking.
a. In the NC District and DT Districts, required short‐term bicycle parking may
be located in the right‐of‐way with an encroachment permit issued by the
City.
3. Anchoring and Security. For each short‐term bicycle parking space required, a
stationary, securely anchored object shall be provided to which a bicycle frame
and one wheel (two points of contact) can be secured with a high‐security U‐
shaped shackle lock if both wheels are left on the bicycle. One such object may
serve multiple bicycle parking spaces.
4. Size and Accessibility. Each short‐term bicycle parking space shall be a minimum
of two feet in width and six feet in length and shall be accessible without moving
another bicycle. Two feet of clearance shall be provided between bicycle parking
spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and
pedestrian ways and at least five feet from vehicle parking spaces.
B. Long‐Term Bicycle Parking. Long‐term bicycle parking shall be provided in order to serve
employees, students, residents, commuters, and others who generally stay at a site for
four hours or longer.
1. Long‐term Bicycle Parking Spaces Required.
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a. Residential Uses. A minimum of one long‐term bicycle parking space shall
be provided for every five units for Residential, Group Residential, and
Single Room Occupancy.
b. Other Uses. Any establishment with 25 or more full time equivalent
employees shall provide long‐term bicycle parking at a minimum ratio of
one space per 25 vehicle spaces.
c. Parking Structures. Long‐term bicycle parking shall be provided at a
minimum ratio of one space per 50 vehicle spaces.
2. Location. Long‐term bicycle parking must be located on the same lot as the use it
serves and near the facility entrance. In parking garages, long‐term bicycle parking
must be located near an entrance to the facility. Where the bicycle parking area is
not visible from the entrance of the building, signs located at the entrance or in
an entry lobby of the building shall identify the location of bicycle parking.
3. Covered Spaces. At least 50 percent of required long‐term bicycle parking must
be covered. Covered parking can be provided inside buildings, under roof
overhangs or awnings, in bicycle lockers, or within or under other structures.
4. Security. Long‐term bicycle parking must be in:
a. An enclosed bicycle locker;
b. A fenced, covered, locked or guarded bicycle storage area;
c. A rack or stand inside a building that is within view of an attendant or
security guard or visible from employee work areas or within
secure/restricted bicycle storage room; or
d. Other secure area approved by the Director.
5. Size and Accessibility. Each bicycle parking space shall be a minimum of two feet
in width and six feet in length and shall be accessible without moving another
bicycle. Two feet of clearance shall be provided between bicycle parking spaces
and adjacent walls, poles, landscaping, street furniture, drive aisles, and
pedestrian ways and at least five feet from vehicle parking spaces.
C. Bicycle Parking Reductions and Modifications. A Modification for a reduction in the
number of required bicycle parking spaces or to other standards of this Section may be
granted pursuant to Chapter TBD, Modifications, if the review authority finds that:
1. Adequate site space is not available on an existing development to provide bicycle
parking; or
2. Reduced bicycle parking is justified by reasonably anticipated demand; or
3. Other criteria based on unusual or specific circumstances of the particular case as
deemed appropriate by the review authority.
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17.08.090 Parking Area Access
Parking access areas shall be designed to ensure vehicular access to parking spaces as determined
by the City Engineer.
A. Driveways. Off‐street parking facilities shall be provided with driveways providing
vehicular access to such facilities from a public street or alley as follows:
1. Minimum driveway width shall be nine feet, clear of all obstructions.
2. Driveways for vehicular access to residential parking spaces shall be located
wholly on the same lot as the parking spaces for which such driveway provides
access, except in the‐case of common driveways. In the case of common
driveways, easements of five feet on adjoining properties may be combined to
create a driveway 10 feet in width.
a. Where access to required off‐street parking spaces is via a common
driveway, the owner shall file with the building department an affidavit
recorded by the office of the Los Angeles County recorder that joint
easements exist for the purpose of the driveway.
3. No driveway providing access to any off‐street parking space or garage shall have
a slope greater than 20 percent.
a. Any ramp slope in excess of 12.5 percent shall include transitions on each
side with a minimum length of eight feet and a maximum slope of one‐half
the maximum ramp slope.
B. Maneuvering.
1. Circulation within off‐street parking facilities for nonresidential uses shall be
designed to ensure that no vehicle need enter a major street in order to progress
from one aisle to any other aisle within the same parking lot, or enter such major
street backwards in order to leave such lot. If such circulation is not otherwise
possible, a turnaround area within such lot, not less than 30 feet in diameter, shall
be provided.
2. Except for alternative parking configurations pursuant to Subsection TBD,
Alternative Parking Configurations, no parking space shall be located so as to
require the moving of another vehicle in order to access the space.
17.08.100 Size of Parking Spaces and Maneuvering Area
The minimum dimensions for turning radii, stall widths, and aisle widths shall be as set for in the
“Parking Lot Design Standards” on file with the City except that all residential parking spaces
located within a building shall have a minimum width of eight feet six inches, minimum depth of
20 feet, and minimum clearance of six feet eight inches.
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17.08.110 Alternative Parking Configurations
A. Valet Parking. Required off‐street parking spaces for nonresidential uses may be provided
through valet parking with review and approval of a Parking Plan.
B. Tandem Parking. Tandem parking may be permitted to satisfy parking requirements in
accordance with the following.
1. No more than two vehicles shall be placed one behind the other.
2. Both spaces shall be assigned to a single dwelling unit or nonresidential
establishment.
3. Tandem parking to meet required parking for nonresidential uses may be used for
employee parking.
4. Tandem parking shall not be used to meet the guest parking requirement.
C. Mechanical Lifts.
1. Where Allowed.
a. Lots 2,100 Square Feet or Smaller in Size. Mechanical vehicle lifts may be
used to provide parking spaces for residential uses required pursuant to
Section TBD, Required Parking.
b. Lots Greater than 2,100 Square Feet in Size. Mechanical vehicle lifts may
be used to provide parking for residential uses in addition to the number
of parking spaces required pursuant to Section TBD, Required Parking or,
where approved pursuant to a Parking Plan, to provide parking spaces for
residential uses required pursuant to Section TBD, Required Parking.
c. Mechanical vehicle lifts shall not be utilized to meet required guest
parking. Guest parking shall remain open and accessible at all times.
2. Building Permit Required. A building permit is required for the installation of a
mechanical vehicle lift system.
3. Location. Mechanical vehicle lift shall be located only within a fully enclosed
garage.
4. Vertical Clearance. A mechanical vehicle lift may only be used to store two
vehicles vertically where a minimum vertical height clearance from the garage
floor to the garage ceiling plate or, in the case of a lift installed below the garage
floor, from the below grade floor to the garage ceiling, is a minimum of 12 feet
clear of obstructions.
5. Safety.
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a. All equipment shall be listed and rated by a testing agency recognized by
California (i.e., UL).
b. A mechanical vehicle lift shall be permitted only if it is operated with an
automatic shutoff safety device and is installed in accordance with
manufacturer specifications.
c. A mechanical vehicle lift shall be equipped with a key locking mechanism.
d. Mechanical vehicle lifts shall provide a manual override to access or
remove vehicles from the mechanical vehicle lift in the event of a power
outage.
6. Nonconforming Parking. For uses that are nonconforming to parking, where
fewer parking spaces are provided than required by Section TBD, Required
Parking, the number of at‐grade parking spaces shall not be reduced.
17.08.120 Surface Parking Area Design and Development Standards
Surface parking areas shall be designed and developed consistent with the following standards.
A. Parking Lot Striping. All parking stalls except in a garage or carport containing two or
fewer parking spaces shall be clearly outlined with striping .
B. Wheel Stops. Concrete bumper guards or wheel stops shall be provided for all parking
spaces. A six‐inch high concrete curb surrounding a landscape area at least six feet wide
may be used as a wheel stop, provided that the overhang will not damage or interfere
with plant growth or its irrigation. A concrete sidewalk may be used as a wheel stop if the
overhang will not reduce the minimum required walkway width.
C. Surfacing. All parking areas shall be paved and improved in accordance with the following.
No unpaved area shall be used for parking.
1. Pavement Standards. Parking areas shall be paved with not less than three inch
asphaltic or six inch Portland cement concrete or comparable material, including
pervious or permeable materials, approved by the Building Official or City
Engineer.
2. Landscaping Alternative. Up to two feet of the front of a parking space as
measured from a line parallel to the direction of the bumper of a vehicle using the
space may be landscaped with ground cover plants instead of paving.
D. Slope. Parking areas used exclusively for parking and vehicle maneuvering shall be
designed and improved with grades not to exceed a five percent slope.
E. Drainage. All parking areas shall be drained consistent with applicable stormwater runoff
regulations.
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F. Perimeter Curbing. Parking areas shall provide a six‐inch wide and six‐inch high concrete
curb along the outer edge of the parking facility pavement, except where said pavement
abuts a fence or wall. Curbs separating landscaped areas from parking areas shall be
designed to allow stormwater runoff to pass through.
G. Heat Island Reduction. In order to reduce ambient surface temperatures in parking areas,
at least 50 percent of the areas not landscaped shall be shaded, of light colored materials
with a Solar Reflectance Index of at least 29, or a combination of shading and light colored
materials.
1. Shade may be provided by canopies, shade structures, trees, or other equivalent
mechanism. If shade is provided by trees, the amount of required shading is to be
reached within 15 years.
H. Lighting. Parking areas designed to accommodate three or more vehicles shall be
provided with a minimum of one foot‐candle and a maximum of 3.0 foot‐candles of light
over of the parking and access surface during the hours of use from one‐half hour before
dusk until one‐half hour after dawn. All lighting shall comply with the standards of
Chapter TBD, Lighting and Illumination.
I. Landscaping and Screening. Parking areas designed to accommodate three or more
vehicles must be landscaped according to the general standards of Chapter TBD,
Landscaping, as well as the standards of this Subsection.
1. Landscape Area Required. A minimum of ten percent of the parking lot area,
including all driveways and maneuvering areas shall be landscaped.
2. Minimum Planter Dimension. No landscape planter that is to be counted toward
the required landscape area shall be smaller than 25 square feet in area, or four
feet in any horizontal dimension, excluding curbing.
3. Landscaping and Screening Adjacent to Streets and Alleys. Landscaping and
screening shall be provided between any surface parking area and any adjacent
public or private street or alley in compliance with the following:
a. A landscaped area at least three feet wide shall be provided.
b. Screening a minimum 30 inches in height and consisting of one or any
combination of the following methods.
i. Walls. Low‐profile walls located a minimum of four feet from the
property line consisting of brick, stone, stucco, or other quality
durable material approved by the Director, and including a
decorative cap or top finish as well as edge detail at wall ends.
ii. Planting. Plant materials consisting of compact evergreen plants
that form an opaque screen.
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iii. Berms. Berms a minimum of two feet in height and planted with
appropriate shrubs and ground cover.
4. Landscaped and Screening Abutting Interior Lot Lines.
a. Adjacent to a Residential District. Landscaping and screening shall be
provided between any surface parking area and any adjacent lot in a
Residential District in compliance with the following:
i. A landscaped area at least five feet wide shall be provided.
ii. A three foot high solid masonry wall shall be located between the
landscaped area and the property line of the Residential zoned lot.
b. Adjacent to Any Other District. A landscaped area at least three feet wide
shall be provided between any surface parking area and any adjacent lot
in any district other than Residential for the length of the parking area.
5. Trees. One 24‐inch box size tree shall be provided for each ten parking spaces.
6. Protection of Vegetation.
a. Clearance from Vehicles. All required landscaped areas shall be designed
so that plant materials, at maturity, are protected from vehicle damage by
providing a minimum two‐foot clearance of low‐growing plants where a
vehicle overhang is permitted, or by wheel stops set a minimum of two
feet from the back of the curb.
b. Planters. All required parking lot landscaping shall be within planters
bounded by a concrete curb at least six inches wide and six inches high.
Curbs separating landscaped areas from parking areas shall be designed to
allow stormwater runoff to pass through.
7. Visibility and Clearance. Landscaping in planters at the end of parking aisles shall
not obstruct driver’s vision of vehicular and pedestrian cross‐traffic. Mature trees
shall have a foliage clearance maintained at eight feet from the surface of the
parking area. Other plant materials located in the interior of a parking lot shall not
exceed 30 inches in height.
J. Alternative Parking Area Designs. Where an applicant can demonstrate to the
satisfaction of the Director that variations in the requirements of this Section are
warranted in order to achieve environmental design and green building objectives,
including but not limited to achieving certification under the LEED™ Green Building Rating
System or equivalent, an alternative parking area design may be approved.
K. Maintenance. Parking lots, including landscaped areas, driveways, and loading areas,
shall be maintained free of refuse, debris, or other accumulated matter and shall be kept
in good repair at all times.
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Chapter 17.09 Performance Standards
17.09.010 Purpose
The purposes of this Chapter are to:
A. Establish permissible limits and permit objective measurement of nuisances, hazards, and
objectionable conditions;
B. Ensure that all uses will provide necessary control measures to protect the community
from nuisances, hazards, and objectionable conditions; and
C. Protect industry from arbitrary exclusion from areas of the City.
17.09.020 Applicability
The minimum requirements in this Chapter apply to all land uses in all zones except as provided
below.
A. The following uses and activities are exempt from compliance with the requirements of
this Chapter:
1. Legal nonconforming uses, which, based on a written opinion of the City Attorney,
have an established right not to comply with the provisions of this Chapter.
2. Temporary events with approved Temporary Use Permits or other required
permits, where such activities otherwise comply with other applicable provisions
of this Title and the Hermosa Beach Municipal Code.
3. Any emergency activity on the part of the City or a private party.
4. Temporary construction activity where such activity is explicitly regulated by other
regulations of the Municipal Code.
5. Other uses and activities as otherwise specified in this Title.
17.09.030 General Requirements
Land or buildings shall not be used or occupied in a manner creating any dangerous, injurious, or
noxious fire, explosive or other hazard that would adversely affect the surrounding area.
17.09.040 Measurement of Impacts
Measurements necessary for determining compliance with the standards of this Chapter shall be
taken at the lot line of the establishment or use that is the source of a potentially objectionable
condition, hazard, or nuisance.
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17.09.050 Air Contaminants
Uses, activities, and processes shall not operate in a manner that emits excessive dust, fumes,
smoke, or particulate matter, unless authorized under federal, State, or local law. Sources of air
emissions shall comply with all rules established by the Environmental Protection Agency (Code
of Federal Regulations, Title 40), the California Air Resources Board, and the South Coast Air
Quality Management District.
17.09.060 Fire and Explosion Hazards
All activities, processes and uses involving the use of, or storage of, flammable and explosive
materials shall be provided with adequate safety devices against the hazard of fire and explosion.
Firefighting and fire suppression equipment and devices standard in industry shall be approved
by the Fire Department. All incineration is prohibited with the exception of those substances such
as, but not limited to, chemicals, insecticides, hospital materials and waste products, required by
law to be disposed of by burning, and those instances wherein the Fire Department deems it a
practical necessity.
17.09.070 Heat and Humidity
Uses, activities, and processes shall not produce any emissions of heat or humidity that cause
distress, physical discomfort, or injury to a reasonable person, or interfere with ability to perform
work tasks or conduct other customary activities. In no case shall heat emitted by a use cause a
temperature increase in excess of five degrees Fahrenheit on another property.
17.09.080 Glare
No use shall be operated such that significant, direct glare, incidental to the operation of the use
is visible beyond the boundaries of the lot where the use is located.
17.09.090 Liquid or Solid Waste
A. Discharges to Water or Sewers. Liquids and solids of any kind shall not be discharged,
either directly or indirectly, into a public or private body of water, sewage system,
watercourse, or into the ground, except in compliance with applicable regulations of the
California Regional Water Quality Control Board (California Administrative Code, Title 23,
Chapter 3 and California Water Code, Division) and any other agency as shall have
jurisdiction of such activities.
B. Containment. Waste shall be handled and stored so as to prevent nuisances, health,
safety and fire hazards, and to facilitate recycling. Material, including but not limited to
paper products, plastic, dirt, sand, lime, seed, bran, chaff, wood refuse, and other readily
transportable compounds, shall be contained in a way it cannot be tracked or carried by
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wind off‐site. Closed containers shall be provided and used for the storage of any
materials which by their nature are combustible, volatile, dust, or odor producing or
edible or attractive to rodents, vermin, or insects.
17.09.100 Noise
No use or activity shall create ambient noise levels that exceed the noise limits established in the
General Plan or Chapter 8.24, Noise Control, of the Hermosa Beach Municipal Code.
A. Acoustic Study. An acoustic study shall be required for any proposed project which could
create or be subject to a noise exposure greater than that deemed “normally compatible”
in the General Plan.
B. Noise Attenuation Measures. Noise attenuation measures necessary to reduce noise
impacts to compatible levels are required to be incorporated into a project in accordance
with the following:
1. New noise‐sensitive uses (e.g., schools, hospitals, places of worship, and
residences) shall incorporate noise attenuation measures to achieve and maintain
an interior noise level of 45 dBA.
2. New dwelling units exposed to an exterior LDn above 65 dB shall incorporate the
following noise reduction measures:
a. All facades must be constructed with substantial weight and insulation;
b. Sound‐rated windows providing noise reduction performance similar to
that of the façade must be included for all exterior entries;
c. Acoustic baffling of vents is required for chimneys, fans, and gable ends;
and
d. Installation of a mechanical ventilation system affording comfort under
closed window conditions.
3. Other measures identified in an acoustic study conducted for the proposed project
as necessary to reduce noise levels to “normally compatible” levels. Emphasis shall
be placed upon site planning and project design measures. The use of noise
barriers shall be considered and may be required only after all feasible design‐
related noise measures have been incorporated into the project.
17.09.110 Electromagnetic Interference
No use, activity or process shall cause electromagnetic interference with normal radio and
television reception, or with the function of other electronic equipment beyond the lot line of
the site in which it is situated. All uses, activities and processes shall comply with applicable
Federal Communications Commission regulations.
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17.09.120 Hazardous and Extremely Hazardous Materials
The use, handling, storage and transportation of hazardous and extremely hazardous materials
shall comply with the provisions of the California Hazardous Materials Regulations and the
California Fire and Building Codes, as well as the laws and regulations of the California
Department of Toxic Substances Control and the County Environmental Health Agency. Activities,
processes, and uses shall not generate or emit any fissionable or radioactive materials into the
atmosphere, a sewage system or onto the ground.
17.09.130 Vibration
No vibration shall be permitted so as to cause a noticeable tremor, measurable without
instruments at the lot line. Vibrations from temporary construction, demolition, and vehicles that
enter and leave the subject parcel (e.g., construction equipment, trains, trucks, etc.) are exempt
from this standard.
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Chapter 17.10 Signs
17.10.010 Purpose
The purpose of this Chapter is to promote the public health, safety, and welfare through a
comprehensive system of reasonable, effective, consistent, content‐neutral, and
nondiscriminatory sign standards and requirements. More specifically, this Chapter is intended
to:
A. Balance public and private objectives by allowing adequate avenues for both commercial
and non‐commercial messages;
B. Allow signs to serve as an effective channel of communication while preventing visual
clutter that will detract from the aesthetic character of the City;
C. Maintain and enhance the City’s appearance by regulating the location, number, type,
quality of materials, size, illumination, and maintenance of signs;
D. Restrict signs that may create a nuisance to nearby properties, violate privacy, or create
hazards or unreasonable distractions for pedestrians or drivers;
E. Provide clear and unambiguous sign standards that enable fair and consistent
enforcement; and
F. Ensure that the constitutionally guaranteed right of free speech is protected.
17.10.020 Applicability
A. The provisions of this Chapter apply to all signs in all zoning districts, unless otherwise
specified, constructed or physically altered on or after the effective date of this Chapter.
1. Nothing in this Chapter shall be construed to prohibit a person from holding a sign
while picketing or protesting on public property that has been determined to be a
traditional or designated public forum, so long as the person holding the sign does
not block ingress and egress from buildings, create a safety hazard by impeding
travel on sidewalks, in bike or vehicle lanes, or on trails, or violate any other
reasonable time, place, and manner restrictions adopted by the City.
2. The provisions of this Chapter shall not require alteration of the display of any
registered mark, or any trademark, service mark, trade name, or corporate name
that may be associated with or incorporated into a registered mark, where such
alteration would require the registered mark to be displayed in a manner differing
from the mark as exhibited in the certificate of registration issued by the United
States Patent and Trademark Office. It is the responsibility of the applicant to
establish that a proposed sign includes a registered mark.
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B. Regulatory Interpretations. The provisions of this Chapter shall be applied in a content‐
neutral manner. Non‐communicative aspects of all signs, not related to the content of the
sign, shall comply with the provisions of this Chapter. “Non‐communicative aspects”
include the time, place, manner, location, size, height, illumination, spacing, and
orientation of signs.
17.10.030 Exempt Signs
The following signs are exempt from the permit requirements of this Chapter, and they do not
count toward the total sign area limit for a site, provided that they conform to the specified
standards.
A. Address Signs. Required address identification signs that are in conformance with the
Building Code.
B. Commercial Displays on Vehicles. Displays on vehicles related to the goods or services
provided by the vehicle owner or operator and public transit/public carrier graphics on
properly licensed buses, taxicabs, and similar vehicles for hire that legally pass through
the City.
C. Construction Signs. Nonilluminated construction informational signs not to exceed 25
square feet per site and not more than six feet in height above grade, erected after the
required permits for the construction have been obtained and removed prior to final
inspection.
D. Directional Signs. Directional and/or informational signs not more than eight square feet
in area or four feet in height for the direction or convenience of the public such as
outlining/assisting vehicle and pedestrian circulation within a site, egress, ingress, and
any public facilities such as restrooms, telephones, walkways, and other similar features.
E. Flags. Flags that do not display a commercial message and are erected and located in
accordance with the following standards:
1. Maximum Allowable Area. The maximum allowable area for an individual flag is
32 square feet.
2. Maximum Height. Flagpoles are subject to the maximum height standard of the
base zoning district in which it is located.
3. Location. Flagpoles shall not be located within any required setback.
4. Maximum Number of Flags. No more than two flags per lot in Residential Zones,
no more than three flags per lot in all other zones.
F. Government Signs. Official notices issued by a court, public body, or office and posted in
the performance of a public duty; notices posted by a utility or other quasi‐public agency;
signs erected by a governmental body to direct or regulate pedestrian or vehicular traffic;
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non‐commercial bus stop signs erected by a public transit agency, or other signs required
or authorized by law.
G. Historic Plaques and Commemorative Signs. Historic plaques, memorial signs or tablets,
or commemorative signs indicating names of buildings and dates of building erection,
either attached to or cut into the surfaces of buildings, with a maximum allowable sign
area of four square feet per sign.
H. Interior Signs. Signs that are in the interior areas of a building or site not visible from the
public right‐of‐way, and at least three feet from a window, door, or other exterior wall
opening.
I. Manufacturer’s Mark. Manufacturer’s marks, including signs on items such as vending
machines, gas pumps, and ice containers with a maximum allowable sign area of four
square feet per sign.
J. Murals. Murals in Nonresidential Zones where the Planning Commission determines the
design does not direct attention to a product, place, activity, person, institution, or
business.
K. Mobile Vendor Signs. Signs fixed to mobile vending vehicles that identify or advertise the
name, product, or service provided by the vendor. Each mobile vending vehicle is limited
to a maximum sign area of eight square feet.
L. Nameplate. One nameplate for each tenant or occupancy not to exceed two square feet
in area indicating the name of the occupant or tenant.
M. Political Signs. Signs informing of political candidates, parties, issues, measures,
propositions, philosophies or personal beliefs, and which are not commercial messages,
shall be exempt from all regulations of this Chapter, except that such signs shall not be
placed within the public right‐of‐way. Political signs shall conform to the requirements of
the Elections Code for placement and removal.
N. Real Estate Signs.
1. Residential Zones. One nonilluminated real estate sign per site with a maximum
sign area of six square feet.
2. Nonresidential Zones. One nonilluminated real estate sign per street frontage
with a maximum sign area of 25 square feet.
17.10.040 Prohibited Signs
A. The following signs are prohibited in all Zones:
1. Contain or are an imitation of an official traffic sign or signal or contain the words
"stop," "go slow," "caution," "danger," "warning," or similar words for
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advertisement purposes that simulate traffic devices and tend to confuse the
motorists or pedestrians;
2. Are of a size, location, movement, content, coloring or manner of illumination
which may be confused with or constructed as a traffic control device or which
hide form view by motorists or pedestrians;
3. Advertise any activity, business, product or service no longer conducted on the
premises upon which the sign is located, including off‐site signs;
4. Contain or consist of banners, posters, pennants, ribbons, streamers, lines of
flashing light bulbs, spinners, rotating signs, gas‐fired torches or other similar
devices that move in any manner or have a moving part. These devices, when not
a part of any sign, are similarly prohibited unless they are permitted specifically
by this Chapter or other provision of this Code;
5. Are of flashing, rotating, scintillating nature and of such design as to give the
appearance of movement. This Section shall not apply to signs which indicate time
or temperature.
6. Lewd, obscene or offensive signs containing statements, words, pictures or
graphic representations of an obscene or indecent character that are offensive to
the public morals and do not have serious literary, artistic, or scientific value.
7. Signs that display a message or graphic representation that discriminates against
persons based on race, gender, age, national origin, or any other characteristic
protected by federal or state laws.
B. In addition, the following signs are prohibited:
1. Billboards;
2. Mobile signs, excluding portable A‐frame signs permitted under Section TBD;
3. Moving signs;
4. Off‐premises signs (except real estate signs);
5. Projecting signs (except for business identification signs in C‐1 and C‐2 zones);
6. Roof signs, except as follows:
a. Signs located on pre‐existing architectural projections extending above
roof line that have historically been used for sign purposes.
b. Signs located on projections above the roof line that are deemed by the
Planning Commission to be architectural projections that are part of the
architecture of the building and not solely for purposes of sign background;
7. Wind signs;
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8. Signs other than those which are permitted in the zone as set forth in this Chapter.
17.10.050 Sign Measurement
A. Measuring Sign Area. Sign area shall be computed by enclosing the entire sign within one
or more pairs of horizontally parallel and one or more pairs of vertical parallel lines and
determining the area thus enclosed. Each face of a multi‐faced sign shall be calculated
when determining sign area.
B. Measuring Sign Height. The height of a sign is the vertical distance from the uppermost
point used to measure sign area to the existing grade immediately below the sign.
C. Measuring Sign Clearance. Sign clearance shall be measured as the smallest vertical
distance between finished grade and the lowest point of the sign, including any
framework or background embellishments.
D. Building Frontage. Building frontage shall be measured as the widest lineal dimension,
parallel to the ground, of a continuous frontage on or oriented toward a street, highway,
or pedestrian way. A building’s frontage is considered continuous if projections or
recesses in a building wall do not exceed 10 feet in any direction. For buildings with two
or more frontages, the length of the frontage and allowable sign area shall be calculated
separately for each building frontage.
E. Street Frontage. The length of street frontage is measured along the property line
adjacent to the public right‐of‐way.
17.10.060 General Provisions
A. Applicable Codes. In addition to complying with the provisions of this Section, all signs
must be constructed in accordance with the Uniform Building code, the Uniform Sign
Code, the Electrical Code, and all other applicable laws, rules, regulations, and policies.
B. Changes to Copy of Approved Signs. Changes to the copy of approved signs that were
legally established and have not been modified so as to become illegal are exempt from
permitting pursuant to this Chapter. Changes to copy do not include changes to the type
or level of illumination of an approved sign.
C. Noncommercial Signs. Non‐commercial signs are allowed wherever commercial signage
is permitted and are subject to the same standards and total maximum allowances per
site or building of each sign type specified in this Chapter. For purposes of this Chapter,
all non‐commercial speech messages will be deemed to be “on‐site,” regardless of
location.
D. Message Substitution. A non‐commercial message of any type may be substituted, in
whole or in part, for any duly permitted commercial message, any non‐commercial
message may be substituted for any other non‐commercial message, and any on‐site
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commercial message may be substituted, in whole or in part, for any other on‐site
commercial message.
1. No Additional Approval. Such substitution of message may be made without any
additional approval, permitting, registration, or notice to the City. The purpose of
this provision is to prevent any inadvertent favoring of commercial speech over
non‐commercial speech, or favoring of any particular non‐commercial message
over any other noncommercial message.
2. Limitations. This message substitution provision does not: 1) create a right to
increase the total amount of signage on a parcel, lot or land use; 2) affect the
requirement that a sign structure or mounting device be properly permitted; 3)
allow a change in the physical structure of a sign or its mounting device; or 4)
authorize the substitution of an off‐site commercial message in place of an on‐site
commercial message or in place of a non‐commercial message.
E. Materials. Signs shall be made of sturdy, durable materials. Paper, cardboard and other
materials subject to rapid deterioration shall be limited to temporary signs. Fabric signs
are limited to awnings, canopies, flags, and temporary signs.
F. Changeable Copy.
1. Manual Changeable Copy. Manually changeable copy is allowed.
2. Automatic Changeable Copy and Electronic Message Center Signs. Electronic
Message Center (EMC) signs and automatic changeable copy in which copy can be
changed or altered by electric, electro‐mechanical, electronic, or any other
artificial energy means, are allowed subject to the following standards.
a. Limitations. Electronic Message Center (EMC) signs and automatic
changeable copy are limited to fuel price signs at service and gas station
sites and signs in the Public Facilities Zone.
b. Display Duration. The display shall change no more frequently than once
every eight seconds and must have an unlighted interval between copy
displays of 0.3 second or more.
c. Static Message. Displays shall contain static messages only, and shall not
have movement, or the appearance or optical illusion of movement, of any
part of the sign structure, design, or pictorial segment of the sign, including
the movement or appearance of movement of any illumination, or the
flashing, scintillating or varying of light intensity.
d. Light Intensity. 0.3 foot‐candles over ambient lighting conditions when
measured at a distance equal to the square root of 100 times the area of
the sign in square feet. All electronic copy must be equipped with a sensor
or other device that automatically determines the ambient illumination
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and programmed to automatically dim according to ambient light
conditions, or that can be adjusted to comply with the 0.3 foot‐candle
measurements.
e. Automatic Controls. All electronic message displays shall be equipped with
automatic controls to allow for adjustment of brightness based on ambient
lighting conditions.
G. Illumination. Illumination shall be shielded or directed so that lighting does not shine or
glare into traffic patterns within a parking lot, on a road, or onto adjoining property. The
approval of an illuminated sign is not final until 30 days after installation, during which
period the Building Official may order the dimming of any illumination found to be
excessively bright.
H. Clearance from High‐voltage Power Lines. Signs shall be located not less than six feet
horizontally or 12 feet vertical from overhead electrical conductors which are energized
in excess of 750 volts. The term "overhead conductors" as used in this section means any
electrical conductor, either bare or insulated, installed above the ground except such
conductors as are enclosed in iron pipe or other material covering of equal strength.
I. Clearance From Fire Escapes, Exits or Standpipes. No sign or sign structure shall be
erected in such a manner that any portion of its surface or supports will interfere in any
way with the free use of any fire escape, exit or standpipe.
J. Encroachment. Signs mounted on private property may project into or above public
property or the public right‐of‐way only with approval of an encroachment permit.
1. Projection Over Alleys. No sign or sign structure shall project into any public alley
below a height of 14 feet above grade, nor project more than 12 inches where the
sign structure is located 14 feet to 16 feet above grade. The sign or sign structure
may project not more than 36 inches into the public alley where the sign or sign
structure is located more than 16 feet above grade.
2. Clearance From Streets. Signs shall not project within two feet of the curbline.
17.10.070 Signage Allowances by Zone District
This Section establishes the types of signs allowed per Zone District. These signs are also subject
the regulations in Section TBD, General Provisions, and Section TBD, Standards for Specific Sign
Types.
A. Types of Signs Allowed. Table TBD, Allowed Signs by Zone District, establishes the types
of signs allowed per zoning district.
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TABLE TBD: ALLOWED SIGNS BY ZONE DISTRICT
Allowed (subject to compliance with this Chapter) - Not Allowed
Zone District Sign Type
Wall Signs Freestanding Signs Awning and
Canopy Signs
Projecting
and Shingle
Signs
Window
Signs
Portable
Signs
Temporary
Signs
All Zone Districts
See Section TBD, Signage Allowances for Specific Uses and Development and Section TBD.G, Temporary Signs
Commercial Zones
NC -
DT
CC
RC
GC
SC
Light Industrial Zone
M-1
Public and Semi-Public Zones
PF
OS All signs are subject to approval of a Comprehensive Sign Program
B All signs are subject to approval of a Comprehensive Sign Program
B. Allowed Sign Area. Table TBD.B establishes the maximum aggregate sign area allowed
per zoning district.
1. Sign Area Included in Calculation of Aggregate Sign Area. The sign area of awning
and canopy signs, ground signs, pole signs, projecting and shingle signs, wall signs,
and window signs is included in the calculation of aggregate sign area.
2. Sign Area Excluded from the Calculation of Aggregate Sign Area. The sign area
of exempt signs, signage allowances for specific uses and development, portable
signs, and temporary signs are not included in the calculation of aggregate sign
area.
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TABLE TBD: MAXIMUM ALLOWABLE AGGREGATE SIGN AREA
Zone District Maximum Allowable Aggregate Sign Area
Residential Zones Allowable sign area is determined by the specific sign allowances in Section TBD, Signage
Allowances for Specific Uses and Development
CN, DT, CC, and RC Zones 2 square feet per linear foot of building frontage or width of tenant space or 20 square feet
per tenant space, whichever is greater
SC, GC, and M-1 Zones 3 square feet per linear foot of building frontage or width of tenant space
Public and Semi-Public Zones Pursuant to an approved Comprehensive Sign Program
17.10.080 Signage Allowances for Specific Uses and Development
This Section establishes signage allowances for specific uses and development. These signs are
allowed in addition to the signs allowed by zone district in Section TBD Allowed Signs by Zone
District, and are not included in the calculation of aggregate sign area. These signs are also subject
to the regulations in “Standards for Specific Sign Types” unless otherwise stated.
A. Residential Developments. Residential developments of eight or more units or lots are
allowed ground and wall signs with a total aggregate sign area of one square foot per
dwelling unit, subject to the following standards.
1. Maximum Number of Signs. One per street frontage.
2. Maximum Size per Sign. 20 square feet.
B. Non‐Residential Uses in Residential Zones. Nonresidential uses that are the primary use
on a site in a Residential Zone are allowed total aggregate sign area of one square foot
per linear foot of building frontage. Allowed sign types and the maximum sign area for
individual signs is as follows.
1. Awning and Canopy Signs. Six square feet or 25 percent of the surface area of the
awning, whichever is less.
2. Window Signs. 15 percent of window area.
3. Wall Signs. 10 square feet.
17.10.090 Signage Standards for Specific Sign Types
This Section establishes standards for specific sign types that apply to all zones where such signs
are allowed.
A. Awning and Canopy Signs. Signs painted or printed on awnings, canopies, arcades, or
similar attachments or structures are subject to the following standards.
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1. Maximum Allowable Sign Area. Awning and canopy signs shall have a maximum
allowable sign area of 10 square feet, or 25 percent of the total awning area,
whichever is less.
2. Maximum Sign Height. Awning and canopy signs shall have a maximum height of
14 feet.
3. Minimum Sign Clearance. Awning and canopy signs shall have a minimum sign
clearance of eight feet.
4. Illumination. Awning and canopy signs shall not be illuminated.
B. Freestanding Signs. Freestanding signs are subject to the following standards.
1. Maximum Sign Height.
a. NC, CC, and RC Zones. Eight feet.
b. GC, SC, and M‐1 Zones. Ten feet.
2. Support Structure. The width of the support structure of freestanding signs shall
be least one‐third of the width of the sign face. The support structure shall be
made of materials present on the façade of the building of the related business.
3. Maximum Number of Signs. One freestanding sign per street frontage.
C. Projecting and Shingle Signs. Signs that project horizontally from the exterior wall of a
building or are suspended beneath a marquee, covered walkway, canopy, or awning, are
subject to the following standards.
1. Maximum Allowable Sign Area. Six square feet.
2. Maximum Sign Height. 15 feet.
3. Minimum Sign Clearance. Eight feet.
4. Maximum Number of Signs. One for each building frontage or tenant space.
5. Projection Allowed.
a. Projecting Sign. A projecting sign cannot extend more than three feet from
the building to which it is attached and must be designed and located so
as to cause no harm to street trees. Signs projecting into the public right‐
of‐way are subject to an encroachment permit.
b. Shingle Sign. A shingle sign cannot extend further than the outer edge of
the marquee, covered walkway, canopy, or awning from which it is
suspended.
6. Illumination. Projecting and shingle signs shall not be illuminated.
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D. Wall Signs. Wall signs include any sign attached to, erected against or painted upon the
wall of a building or structure. Wall signs are subject to the following standards.
1. Maximum Allowable Sign Area. In all cases, wall sign copy shall not occupy more
than 25 percent of the total area of the wall to which the sign is attached.
2. Location of Sign.
a. Wall signs shall not be placed higher than the second story of a building.
b. Wall signs shall not cover or interrupt major architectural features,
including such features as doors, windows, or tile embellishments.
c. Wall signs shall not extend higher than the building wall upon which they
are attached.
3. Maximum Number of Signs. One per building frontage or tenant space.
4. Attachment. Wall signs may be attached according to the following standards:
a. Attached flat against or pinned away from a building wall, but not
extending or protruding more than six inches from the wall; or
b. Attached to the facade of a building or on a sloping roof (mansard roof),
but not extending above the upper edge of the facade or the sloping roof.
E. Window Signs. Signs painted on or otherwise adhered directly onto a window and signs
that block a window in any way are subject to the following standards.
1. Maximum Allowable Sign Area. 20 percent of the window area.
2. Maximum Sign Height. Window signs shall not be placed on windows higher than
the second story.
F. Temporary Signs. Temporary signs are allowed in addition to permanent signs subject to
the following criteria:
1. Allowable Area. The allowable area for one or more temporary signs shall not
exceed 40 percent of the allowable area for permanent signs; provided, that in
any case a temporary sign of 20 square feet in area shall be allowed, and 100
square feet shall be the maximum area.
2. Duration of Display. The total duration of display for all temporary signs for any
business shall not exceed 90 days during any calendar year.
3. Applications. An application for a temporary sign shall be made in writing on
forms furnished by the Building Official. Such application shall contain the location
of the proposed temporary sign, as well as the name and address of the business
owner.
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4. The Building Official shall obtain written permission from the applicant to enter
the subject property for the purpose of removing any temporary signs which
remain displayed after their expiration date.
a. Exception to Regulations. The requirements of this Section shall not apply
to temporary political signs, or to temporary real estate signs, or
temporary construction signs.
5. Exception for Temporary Window Signs. The requirements of Subsection TBD.C,
Applications, shall not apply to temporary window signs of less than 10 square
feet.
6. Exception for Grand Openings. The requirements of Subsection TBD.A, Allowable
Area, shall not apply to one‐time grand opening promotional events. Further,
signs otherwise not allowed by this Chapter such as flags, pennants and balloons
may be permitted in conjunction with a promotional grand opening, but shall be
subject to Subsection TBD.G.2, Duration of Display, and Subsection TBD.G.3,
Applications.
G. Portable A‐frame Signs
1. Application.
a. A temporary sign permit under Section TBD and a corresponding
application fee in an amount set by City Council resolution shall be
required for all portable A‐frame signs. The temporary sign permit for an
A‐frame sign shall be valid for a period of up to 12 months. In addition, an
encroachment permit under Chapter 12.16, Encroachments, of the
Municipal Code shall be required for all portable A‐frame signs located
within a public right‐of‐way.
b. Prior to the placement of a portable A‐frame sign within a public right‐of‐
way, the business placing the sign shall provide verification of an insurance
rider with the City of Hermosa Beach in the amount of one million dollars
($1,000,000) to the satisfaction of the Community Development Director.
c. Authorized portable A‐frame signs that meet the requirements of this
Section shall have affixed a tag issued by the Community Development
Department documenting the authorized status of the sign. Unauthorized
signs may be removed without notice and shall be returned to the owner
upon compliance with the requirements in this Section.
2. Design and Construction. Notwithstanding the provisions for temporary signs in
Section TBD, portable A‐frame signs shall:
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a. Be a minimum of 28 inches tall and minimum 18 inches wide, a maximum
of 42 inches tall and maximum 24 inches wide, and a minimum and
maximum base spread of 24 to 30 inches;
b. Consist of sturdy materials appropriate to the outdoor environment, be
designed to withstand wind to the satisfaction of the community
development director or designee and have a locking arm or other device
to stabilize the structure;
c. Contain information and advertising for the business placing the sign only
and shall not contain any endorsement or logos for any other businesses;
d. Have a professionally designed appearance and shall not include
animation, digital design, internal illumination, use of reflective materials
or other materials creating excessive glare, use of attachments, use of
audio effects, or use of projections upon the sign; and
e. Not impede sidewalk access for the disabled as required under Chapter 11
of the California Building Code governing compliance with the ADA
(Americans with Disabilities Act).
3. Location.
a. Portable A‐frame signs shall be allowed on private property and/or within
the public right‐of‐way on sidewalks along commercial frontages except
Pier Plaza, and shall be located abutting the building, or abutting the curb
of the street, or abutting a landscape planter which is located between the
curb and the sidewalk, and shall be located within the building street
frontage of the business. A minimum sidewalk clearance of five feet shall
be maintained for pedestrian passage.
b. A maximum of one portable A‐frame sign shall be allowed per business.
Portable A‐frame signs shall be spaced a minimum of 15 feet from all other
permitted portable A‐frame signs. The total number of such signs on one
parcel or for one shopping center shall not exceed one sign per 25 lineal
feet of street frontage where buildings are within two feet of the sidewalk,
one per 50 lineal feet of street frontage where buildings are not within two
feet of the sidewalk, or one per four businesses, whichever is less.
c. Portable A‐frame signs shall comply with Section TBD, Vision Clearance,
Corner Lots.
d. No portion of a portable A‐frame signs shall be located within a landscape
planter, and no portion shall block building entrances/exits, parking spaces
or traffic lanes, or impede access to benches, bicycle racks, mailboxes, fire
hydrants, garbage bins, utility poles or other permanent street furnishings
and appurtenances.
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e. Portable A‐frame signs shall be displayed only during the hours of
operation of the business being advertised, but in no case later than 10:00
p.m. or earlier than 4:00 a.m.
17.10.100 Sign Permit Required
A. Sign Permit Required. Except as otherwise provided in this Chapter, it is unlawful for any
person to affix, place, erect, suspend, attach, construct, structurally or electrically alter
(not including a face change of sign copy), move, or display any temporary or permanent
sign within the City without first obtaining a sign permit from the Director. No sign permit
is required for exempt signs or normal maintenance of a previously approved sign, unless
a structural or electrical change is made.
B. Application. Application for a permit shall be made upon forms provided by the Planning
Division and accompanied by the required fee and application materials showing the
following:
1. Site plan showing the location and dimensions of existing structures and the
relationship of the proposed sign to the existing structures;
2. Location, dimension, and design of all existing signs; and
3. Location, dimension, and design of proposed sign.
C. Review and Decision.
1. Upon acceptance of a sign application, the Director shall review the request for
compliance with the standards and requirements of this Chapter, and with any
standards established in a Comprehensive Sign Program pursuant to Section
17.10.110, Comprehensive Sign Program.
2. The Director’s decision shall clearly state any conditions of approval or reasons for
disapproval and applicable appeal provisions.
D. Agreement Required. No sign permit shall be issued, and no sign erected, unless the City
and the sign owner have entered into a written agreement ensuring that the sign is
erected and maintained in compliance with this Chapter. The sign owner shall be solely
responsible for all costs associated with construction, maintenance, and the ultimate
removal of the sign. The agreement and the sign permit shall be revocable at any time for
failure to comply with this Chapter or the terms of the agreement, or if the City
determines that the sign interferes with the public’s safe use of the right‐of‐way.
17.10.110 Comprehensive Sign Program
The purpose of a Comprehensive Sign Program is to provide a method for an applicant to
integrate the design and placement of signs within a project with the overall development design
to achieve a more unified appearance.
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A. Applicability. A Comprehensive Sign Program is required for all new nonresidential
construction with two or more tenants and whenever a deviation from the standards of
this Chapter are requested.
B. Application. Comprehensive Sign Program applications shall contain all written and
graphic information needed to fully describe the proposed sign program, including the
amount and type of signage allocated to each tenant, proposed location and dimension
of each sign, as well as proposed color schemes, font types, materials, methods of
attachment or support, and methods of illumination. A Comprehensive Sign Program
application shall also include calculation of total allowed sign area, and total proposed
sign area, for the site.
1. A Comprehensive Sign Program may be submitted separately or as part of the
permit application for the project.
C. Allowable Modifications. A Comprehensive Sign Program may provide for deviations
from the standards of this Chapter.
D. Review Authority. All Comprehensive Sign Programs are subject to review and approval
by the Director, except as provided below.
1. Requests for Modifications. All Comprehensive Sign Programs that include a
request for a deviation from the standards of this Chapter are subject to review
and approval by the Planning Commission.
E. Required Findings. In order to approve a Comprehensive Sign Program, the Planning
Commission must find that all of the following are met, in addition to other applicable
regulations in this Chapter.
1. The proposed signs are compatible in style and character with any building to
which the signs are to be attached, any surrounding structures and any adjoining
signage on the site;
2. Future tenants will be provided with adequate opportunities to construct, erect
or maintain a sign for identification; and
3. Directional signage and building addressing is adequate for pedestrian and
vehicular circulation and emergency vehicle access.
F. Lessees to Be Informed of Comprehensive Sign Program. Lessees within developments
subject to the requirements of an approved Comprehensive Sign Program shall be made
aware of the Comprehensive Sign Program in their lease.
17.10.120 Nonconforming Signs
A. Signs lawfully existing at the time of the adoption of this Chapter which do not comply
with the provisions of this Chapter shall be deemed legal nonconforming structures and
shall be removed or made to comply whenever the following conditions occur.
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1. The sign is damaged or destroyed to more than 50 percent of its replacement cost
and the destruction cannot be repaired within 30 days of its destruction;
2. The sign is altered, enlarged, remodeled, reconstructed or relocated, other than
facial copy replacement;
3. The building or land use upon which the sign is located is expanded or enlarged
and the sign is effected by the construction enlargement or remodeling, or the
cost of construction, enlargement, or remodeling, exceeds 50 percent of the
replacement cost of the building;
4. A sign for which there has been an agreement between the sign owner and the
City for compliance or removal on any give date;
5. The use of the sign has ceased, or the structure upon which the sign is located has
been abandoned by its owner, for a period of not less than 90 days;
6. The sign is or may become a danger to the public or is unsafe; or
7. If the sign constitutes a traffic hazard not created by relocation of streets or
highways or by acts of the City.
B. Exception. The above provisions may be waived by the Planning Commission for a sign or
signs found to be of historic value. The Commission shall base its determination on a
consideration of the following criteria:
1. Age of sign‐‐is it more than 25 years old; and
2. Business it advertised‐‐did the business or activity being advertised have some
prominent place in the history of Hermosa Beach; and
3. Appearance: does the sign have any attractive or memorable features? Do the sign
features demonstrate any significant trend or period in the arts and/or
architectural history?
17.10.130 Maintenance
All signs, together with all of their supports, braces, guys and anchors, shall be kept in repair and
in proper state of preservation. The display surfaces of all signs shall be kept neatly painted or
posted at all times.
A. Any location where business goods are no longer sold or produced or where services are
no longer provided or where sign copy has been removed from the sign structure shall
have 120 days to remove any remaining nonconforming or derelict on‐premises signs or
sign structures following notification by the City, and at the expense of the owner of said
property. Where due written notification has been given by the City and compliance has
not been made within the required 120 day period the City may cause removal of such
signs with the cost for such removal to be attached to the property.
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B. On‐premises signs shall be refinished, repaired or removed as necessary to correct
problems of rust, corrosion, cracks, broken faces, malfunction lamps, missing letters or
characters, peeling, warping, facing or unsafe conditions within 30 days following
notification by the City.
17.10.140 Enforcement
Signs that do not conform to the provisions of this Chapter and are erected after its effective date
without obtaining required permits thereby are declared to be unlawful and a public nuisance.
All violations of this Chapter shall be subject to enforcement remedies, penalties, and abatement
as provided by Chapter TBD, Enforcement, and Chapter 1.04, Violations and Penalties, of the
Municipal Code.
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Overlay Zones
Chapter 17.11 O‐S‐O Open Space Overlay Zone
17.11.010 Intent and Purpose
The O‐S‐O Open Space Overlay Zone is intended to establish standards for development in
vacated public right‐of‐way areas to maintain views to the beach and ocean and a sense of open
space while allowing for private use of such areas.
17.11.020 Applicability
The O‐S‐O Open Space Overlay Zone applies to all areas within the O‐S‐O Open Space Overlay
Zone shown on the Official Zoning Map
17.11.030 Permitted Uses
The following uses are permitted within the O‐S‐O Open Space Overlay Zone. All other uses are
prohibited.
A. Landscaping (hardscape/softscape) less than 36 inches in height;
B. Open automobile and motorcycle parking (In designated areas per Section TBD, Parking
Area Development Standards);
C. Walls and fences less than 36 inches in height;
D. Barbecue/fire pits less than 36 inches in height;
E. Lighting less than 36 inches in height;
F. Water features less than 18 inches in depth and less than ten feet in diameter;
G. Outdoor table/chairs of standard height;
H. Decks less than 12 inches in height; and
I. Fountains less than 36 inches in height.
17.11.040 Parking Area Development Standards
Parking areas shall be located, improved. and maintained in compliance with Section TBD, Off‐
Street Parking, and the following.
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A. Parking areas shall be located only within the rear 50 percent or in the rear 40 feet of the
lot, whichever is the lesser.
B. A permanent barrier, between the parking area, and the remaining area shall be installed
and maintained in good condition.
1. Barrier walls shall be a maximum of 36 inches in height, and a minimum of 24
inches in height, and a maximum of 40 feet from the rear property line.
2. Barrier walls shall be of a solid material, permanent in nature, and nonmovable;
chain link, chains, fencing on hinges, and removable metal poles are prohibited.
C. Vehicular access shall be prohibited from walk‐streets, except in locations leading to
legally permitted enclosed parking.
17.11.050 Exclusion from Calculations
The portion of a lot with O‐S‐O Open Space Overlay Zone shall not be used for calculation of
allowable lot coverage, density, setbacks, open space and/or guest parking for development of
the total lot.
17.11.060 Waiver
At the time any public right‐of‐way is considered for vacation and the O‐S‐O Overlay Zone is
proposed, the City Council may waive by resolution any O‐S‐O use and development standard(s),
if a hardship finding can be made.
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Economic Development Stakeholders Advisory Working Group
Meeting Notes 2/17/21
2:00pm – 3:00pm Virtual Meeting
Participants: Jessica Accamando, Jon David, Dave Davis, Lori Ford, Ron Newman, Peter
Nolan, Laura Pena, Stacy Straus, Jonathan Wicks.
City Representatives: Commissioner Pete Hoffmann, Ken Robertson, Melanie Emas, Doug
Krauss, Yuritzy Randle, Christy Teague
1. Targeted Parking Amendments – Presentation by Martha Miller, Zoning Code Consultant
Martha Miller introduced draft targeted parking amendments to be considered as a first step in
the Zoning Code update. These amendments include: residential parking requirements, on-site
outdoor dining, flexibility in meeting parking requirements, adaptive reuse of buildings, and to
support small establishments.
Stakeholders provided comments and questions, including:
Parking requirements should be as liberal as possible. Changes will occur slowly with
new development. Future car parking demand will decrease. Should allow property
owners to increase square footage. Should allow tandem parking and mechanical lifts in
commercial zones.
Parking is the #1 thing that City can control. Biggest concern in Coastal Commission.
Redondo Beach did not get certified with Coastal Commission. Every project in the
Coastal Zone must be approved by the Coastal Commission.
If codes change, they should mirror nearby cities.
Ken Robertson noted that this is a targeted approach consistent with Coastal Commission
policies in place.
Support for relaxing minimum parking standards. Should look at operational
challenges, ex. residential parking permit revisions.
Requirement to go to Planning Commission is expensive and takes time.
We need to address outdoor dining.
Are we being bold enough to incentivize new investment? Should Planning
Commission develop guiding principles to help make decisions?
Martha Miller noted some targeted code amendments could exempt parking from need for
Planning Commission, an example is for outdoor dining.
Changes may not have gone far enough. Pier area is a challenge and makes below-
grade construction not feasible due to high water table.
We need a thoughtful, comprehensive plan or property owners will not be helped.
Disappointed it will not help many property owners to develop.
A parking facility should be located near City Hall to improve Downtown area.
From property owners’ viewpoint, we need to think broadly. Minor changes will not
compel owners to act and move forward.
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There is a need to support what will incentivize property owners. For ex ample, many
buildings on upper pier have 1700 -2000 square feet – perhaps allow an additional 2000
square feet without requiring parking?
It will be hard to attract new investment without bold changes.
Downtown needs parking solution, such as a Public -Private Partnership in Lot A.
Need ability to go up 3 stories, flexibility with tenants, mixed use residential on upper
floors.
Development is difficult in the Coastal Commission zone.
City needs institutional will to change.
Flexibility is key for market to attract business.
Would like to see parking at Upper Pier area.
Residential over commercial will be problematic unless bedrooms face alley away from
commercial.
First floor should be retail and restaurants, not offices.
Areas outside Downtown could build larger residential developments.
Fully supportive of the environment of new considerations. If go big, go for it!
We need short-term and long-term parking fixes.
Ken Robertson noted that the proposed changes may appear understated, but these changes
will add flexibility and would remove parking restrictions.
2. Member Questions and Comments
There was a question about whether or not the ambient music approved by City Council at the
holidays was still in effect. The temporary ordinance ended January 15, 2021.
Future Meetings:
Economic Development Committee Meeting March 1, 2021 (Zoning Co de Parking,
Economic and Market Study P reliminary Report)
Stakeholders Advisory Working Group Meeting March 3, 2021 at 2:00pm
City Council/Planning Commission Joint Study Session Topic: Zoning Code Update
Wednesday, March 3, 2021 at 6:00pm
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Honorable Chair and Members of the Hermosa Beach Planning Commission
Special Meeting of September 22, 2022
WRITTEN COMMUNICATIONS
(Administrative Assistant Melanie Bristow)
Recommended Action:
Staff recommends Planning Commission receive and file written communications.
Attachments:
1.SUPPLEMENTAL - Email from Jon David 9/21/22
2.SUPPLEMENTAL - Email from Ed Hart 9/21/22
3.SUPPLEMENTAL - Email from Laura Pena 9/22/22
4.SUPPLEMENTAL - eComment from Raymond Dussault 9/22/22
5.SUPPLEMENTAL - eComment from Greg Newman 9/22/22
6.SUPPLEMENTAL - eComment #2 from Raymond Dussault 9/22/22
Respectfully Submitted by: Melanie Bristow, Administrative Assistant
Approved: Jeannie Naughton, Community Development Director
File #:REPORT 22-0606,Version:1
City of Hermosa Beach Printed on 10/2/2022Page 1 of 1
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From: Jon David <jon415pier@gmail.com>
Sent: Wednesday, September 21, 2022 9:19 AM
To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov>
Cc: Community-Development <CommunityDevelopment@hermosabeach.gov>
Subject: Comments on Draft Citywide Standards
Dear Planning Commissioners and City Staff,
Please find attached my comments on the Citywide Standards, which will be discussed on Thursday.
Amongst other things, I think Staff and Martha Miller did an excellent job capturing the intentions of
preserving our downtown character and responsibly reducing parking burden!
If you would like me to clarify or expound on my comments, please feel free to email me or call me at
(310)997-8691.
Best Regards
Jon David
Supplemental
Information
IV.a
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Dear Commissioners,
I appreciate the time and care Martha Miller and City Staff have been taking in updating our
zoning code. Please my thoughts on the Preliminary Draft Citywiide Standards:
SECTIONS ABOUT NON-CONFORMING USE,STRUCTURE, AND LOTS:
I like the focus on promoting adaptive reuse of existing structures, so developers and property
owners are not prodded into tearing down structures unnecessarily, which would go against our
character retention goal.
I have areas of concern and questions about the details in the area of abandonment.Page 33
states “the right to continue nonconforming use or structure shall not apply if the nonconforming
use has been abandoned or vacated.” Use and structure are two completely different concepts.
The only condition that should affect a properties legal,non-conforming structure status should
be health and safety issues.
Also concerning abandonment,page 36 suggests a property would lose its legal nonconforming
use status after one of the following: 1) 90 days of being vacated, 2) lapse of a business
license, 3) termination of utilities or lease. I don’t think this criteria matchesthe intention. I will
explain why by means of example. After a tenant moves out it might take 90 days or more to
complete improvements before a property owner is ready to list the property for lease. This is
highly dependent on availability of contractors. If a permit is required add another 90-180 days
for permit issuance and inspections. Then once work is complete, spaces can take from
90-180 days, depending on the space type. In sum, it can easily take one year to get a new
tenant in place.
I suggest a more appropriate timeline for a for a nonconforming use to be considered
abandoned is 120 days after property is vacated by a tenant unless either of the following
conditions are met:
1.The property is listed for rent (a sure sign it is not abandoned), or
2.A construction permit has been filed with the city, or
3.A new lease is in place
SECTIONS ABOUT OFF STREET PARKING
Staff and Martha Miller did a great job at modernizing our code to better meet current and future
needs. My comments and suggestions are as follows:
17.08.020 Applicability , section B, left out recreational commercial (RC) zone, which was likely
an oversight.
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17.08.020 Applicability , section C2, addresses additions and expansions. This section allows
expansions of 500 ft to any non-residential structure regardless of location, without the need for
additional parking. I supported this idea when it was adopted and continue to support it.
With that stated, I would posit that no parking should be required for the first 5,000 ft of any floor
in our pedestrian oriented downtown, as long as the ground floor is not used for residential,
office or late night alcohol. This continues to incentivise pedestrian oriented uses while allowing
above ground floor development on smaller lots, that have little ability to conform to parking
standards. Downtown is a pedestrian zone that would benefit from more feet on the street that
comes from the right kind (and scale) of vertical development.
Page 39 presents new parking requirements for residential.It appears a great step forward for
the creation of new housing. I fully support the intention. However, I suggest tandem parking be
allowed for cars from different households for smaller, multi-family units (1bdm and studios).
This encourages the production of smaller units, which would help with both vibrancy and
affordability, particularly in our downtown pedestrian zones.
Page 41 - (Section B, number 3) ties parking spaces to the potential number of bedrooms, not
actually built bedrooms. This is arbitrary, creates uncertainty, and restricts design.
Page 42 (section B) addressed substitution of parking for a designated careshare parking spot.
I like this idea of promoting car sharing and believe the car sharing spot can be behind a
permanent car spot in a tandem lane. This is a logical choice since the crashing driver is
always with his car.
Page 43 (section D) addresses required parking reduction with approved parking plan - taking
into special conditions such as foot and bike traffic, mechanical lifts etc. For the pedestrian
downtown districts, bike and foot traffic and the proximity to mass transit already exist so the
Planning Commission could decide on parking reductions now, as opposed to requiring a CUP.
Page 44 (section C number 1) suggests parking for nonresidential uses can be located offsite
provided the off-site parking facility is within 300 ft. Current code allows common parking to be
allowed within ¼ mile of the lot in SPA-11 to incentivize second floor offices. Will this be carry
forward?
Page 45 addresses bicycle parking requirements. I love promoting bike usage but do not think
residential usages should require short-term parking nor do I think commercial uses should not
require long term parking. For downtown pedestrian zones, bike spaces should SUBSTITUTE
for parking, not be in addition to it. This supports smaller residential units where residents live
and work downtown. A lifestyle without reliance on cars is the preferred one for many these
days.
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Page 48 addresses Alternative Parking Configurations. Section B suggests tandem be
disallowed for where tandem lanes would be shared by different residential units. As previously
suggested, tandem be allowed for smaller units (studios/1brm) to promote the creation of
smaller units that add to both economic vibrance (more feet on the street) and affordability (by
design).
Page 48 section C covers Mechanical lifts. I understand enclosing mechanical lifts in garages in
the residential zones, but lifts not typically covered in commercial areas.
SECTION THAT DEALS WITH PERFORMANCE STANDARDS
Page 61 suggests that vibration transmission can be prohibited even if NOTmeasurable with
instruments. On the surface, this is too subjective, creates uncertainty, and I would likely open
the city and staff up to both frivolous complaints and potential legal issues.
SECTION THAT DEALS WITH SIGNS
This is an area that has a unique effect on the retail businesses. I would like to hear the
planning commission discuss it but since the Chamber of Commerce president is out of the
country I do not imagine there will be sufficient feedback from the business community to do the
learning necessary to create optimal code.
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-----Original Message-----
From: ed hart <coloradvisor@yahoo.com>
Sent: Wednesday, September 21, 2022 11:49 AM
To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov>
Cc: Jeannie Naughton <jnaughton@hermosabeach.gov>
Subject: Planning Commission/ zoning
Dear planning commissioners,
A friend of mine recently told a story that while spending time in North West over the
summer he happen to meet people who had visited and enjoyed Hermosa! and when
he asked where did you end up doing for dining? They replied, Manhattan Beach!!
There is no secret that in recent years Manhattan, El Segundo and Redondo have been
very popular with investments and quality operators. And thanks to you, your recent
changes in the code last year may have marked an start of renewal for our city. And I
am writing to you to say, please keep the momentum going in zoning! Be on the side of
creating flexible uses, and No parking requirements for buildings less than 5000sf in the
DT pedestrian zone where the lots are generally smaller and growth is naturally very
limited.
I do appreciate your time and energy that you are spending on zoning today that will
be in effect for the next 30+ years into the future! please make it about the future!
consider how the pandemic has altered our lives in just short couple of years! Consider
the challenges we are facing today, who will be the Hermosians of tomorrow? What
challenges the next pandemic, the one after that and the economic uncertainty of the
future will bring to our community?
Although it is impossible for you to come up with any document today that would cover
all that can go wrong in the future! But there is one important thing you can do in DT
pedestrian zone, a safety net for the future if you will!..... make it flexible use and make it
about people Not cars or parkings!
Thank you for your time and service to our community
Best, Ed Hart
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From: Laura <lpskin415@gmail.com>
Sent: Thursday, September 22, 2022 9:58 AM
To: DG_PlanningCommission <DG_PlanningCommission@hermosabeach.gov>
Cc: Jeannie Naughton <jnaughton@hermosabeach.gov>; Christy Teague
<cteague@hermosabeach.gov>; Community-Development
<CommunityDevelopment@hermosabeach.gov>
Subject: Hb Citywide Standards Feedback
Hello Planning Commissioners and Staff,
I am providing written feedback regarding the Preliminary DRAFT Citywide Standards for today's Special
Meeting. I appreciate all the effort from Martha Miller and Staff as to streamlining our Municipal Code.
If I can be of further assistance please let me know.
Best Regards,
Laura Pena
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Hb Zoning Draft Regulations: Citywide Provisions Feedback (LP)
September 22, 2022
Nonconforming Uses, Structures, and Lots
1) Page 1: In the first paragraph it refers to Code 17.56. I think there is a typo 17.52 refers to
Nonconforming Building and Uses, correct?
2) Page 2 & 4: In the Introductory Section and Parking Reductions and Flexibility Provisions, “the
draft regulations offer flexibility for nonconforming structures in order to promote adaptive reuse of
existing structures.” The proposed zoning does not fully support this idea. (see #14 remarks on
17.08.070 Location of Required Parking)
3) Page 3: Do we want to incentivise more smaller or larger units in our downtown? As recommended,
changes incentivise fewer and larger size units. This may be preferred in the Single Family Residential
Zones but it against Economic Development in our pedestrian-oriented downtown where we are
looking to put more feet on the street.
FOR EXAMPLE: In 3,500 Sq Ft or less
a. One -> Single Unit = 2 Parking Spots (ONE LANE)
b. Two –> Single Units = 4 Parking Spots (TWO LANES)
b. Four -> 1 Bedroom Units = 4 Parking Spots (FOUR LANES)
c. Eight Studios = 8 Parking Spots (EIGHT LANES)
RECOMMENDATION: We want to encourage more feet on the street in our pedestrian-oriented city
while incentivising flexible mobility options (i.e., walking, ride share, bicycles, etc.) and more smaller
units would serve that purpose. Larger units can be counter productive in our downtown.
4) Page 5: Parking Area Design and Development Standards. Clarification is needed regarding the
“requiring 10 percent of the parking area to be landscaped.” We want to make sure we don’t limit
parking spots because of planters and vegetation that may not be possible on smaller lots.
Chapter 17.07 Nonconforming Uses, Structures, and Lots
5) Page 34: 17.07.060 Repair and Replacement of Damaged or Destroyed Nonconforming
Structures. Why would we create an arbitrary “50 percent value” clause of assessed damaged
immediately proceeding event in regards to restoration? This would create an unnecessary burden in
meeting irrelevant thresholds relating to repair and reconstruction costs. Plus, as currently written in the
code, “should the restoration deviate in any respect from the pre-damaged condition of the building,
any such deviation shall conform in all respects with the current requirements of this title.”
6) Page 36. 17.07.080 Abandonment of Nonconforming Uses. In order to attract new business and
provide the necessary flexibility for property owners to lease out space in our commercial corridors, the
suggested 90 day nonconforming use standard may create unintended consequences (i.e., discourage
property owner improvements, wrong tenant selection, etc.). This would not allow property owners the
time to make improvements to the space. Obtaining permits with the city can take over 60 days. In
addition, depending on the business, applications to outside agencies (i.e., health department, ABC)
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require submitting plans in advance or adhering to changing health codes may eliminate the
opportunity to meet this timeframe.
RECOMMENDATION: If a property has been vacant for 6 months and does not have an active lease
in place, or an advertisement for lease, or active construction permit with the city than the
nonconforming use can be considered to be abandoned. In addition, nonconforming use and structure
needs to be delineated and discussed further as legal, nonconforming structures are a separate and
equally important matter.
Chapter 17.08 Off-Street Parking
7) Page 37. 17.08.020 Applicability (Off-Street Parking). In the DT and NC Districts, ground floor
office should be encouraged to move to upper stories.
RECOMMENDATION: In existing non-residential building under “C. Other Uses” it would be
helpful to incentivize ground floor offices to move to the upper floor by recommending any addition or
expansion to the existing building will not require additional parking spaces if the square footage is
within the first 5000 square feet and is non-residential, non-office, and non late night alcohol on the
ground floor.
RECOMMENDATION: Under 2. Additions or Expansions of Existing Non-Residential Buildings.
The same incentive to move ground floor offices to upper stories should be provided for additions or
expansions within the non-residential building within the first 5000 square feet. The restriction of
having to provide parking for additions that are greater than 500 square feet will not encourage offices
to move to upper stories.
8) Page 38. 17.08.030 General Provisions. Existing Parking to be Maintained. In our DT Zone, if
the pedestrian-oriented district encourages bicycle and ride sharing, why are you recommending
against change in design for existing parking?
RECOMMENDATION: In our DT Zone, if changing the design of the existing parking allows for
bicycle and ride sharing opportunities, it should be strongly encouraged.
9) Page 40. 17.08.040 Required Parking Spaces. Upon further review of these parking
recommendations, there is confusion about how you define our commercial Downtown area.
RECOMMENDATION: Create a comprehensive, pedestrian-oriented Downtown (DT) Zone which
includes Recreational Commercial, Pier Avenue, and Hermosa Avenue. If you need to highlight
differences then use a special overlay when necessary. In doing so, when we are discussing our
downtown area we would be talking about the same district.
10) Page 40: In the “Table TBD: Required Number of Parking Spaces” “Eating and Drinking
Establishments” have a “1 per 100 square feet of floor area plus 1 per 200 square feet of on-site
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outdoor seating area in excess of 400 square feet” which does not take into account current ride sharing
and bicycle mobility trends.
RECOMMENDATION: As recommended in the ROMA study, “there should be a reduced amount of
required parking for restaurant uses within the pedestrian-oriented district...cities such
as Redondo Beach utilizes a one space per 250 SF for pedestrian-oriented districts, which should be
considered in Hermosa Beach as well.” Due to mobility trends, other Commercial Uses in the
Community Commercial and Recreational Commercial zones should be considered with similar
revisions.
11) Page 40: In the “Table TBD: Required Number of Parking Spaces” the Short Term Rental (STR)
Studios are required one parking spot per unit. This recommendation should be consistent with
residential parking requirements.
RECOMMENDATION: If we want to encourage various accommodation options, the parking
requirements should be the same as the actual residential dwelling units which is proposed as .5 spaces
per unit. Also, since STR’s are only permitted in the commercial corridors it would help incentivize
walking within our downtown.
12) Page 41: In the “Table TBD: Required Number of Parking Spaces” the Calculation of Required
Spaces for three (3) Bedrooms is unclear. As stated, “where a parking requirement is stated as a ratio
of parking spaces to bedrooms, any rooms having the potential of being a bedroom and meeting the
standards of the Building Code as a sleeping room shall be counted as a bedroom.” What features
affect the determination of meeting the standards of a sleeping room?
RECOMMENDATION: As written this recommendation is vague and unclear. In order to clarify this
part of the recommendation a specific definition should be provided for the requirements of a bedroom.
In addition, we should be careful to not discourage open space design in our development with
unnecessary parking restrictions.
13) Page 41-42. 17.08.050 Parking Reductions. Additional clarification and specification needs to be
added.
RECOMMENDATION: If we want to encourage use of Common Parking Facilities, please specify
what proximity and accessibility requirements are needed.
14) Page 44. 17.08.070 Location of Required Parking. Allowance for Off-Site Parking. Required
parking for nonresidential uses may be located off‐site provided the off‐site parking facility is located
within 300 feet.
RECOMMENDATION: Instead of recommending parking located off-site within 300 feet, we should
encourage shared parking and public parking facilities which are located in our downtown. The stated
recommendations also go against the ROMA study, which states “Parking requirements for commercial
uses within the pedestrian-oriented district should be allowed in common facilities within a quarter
mile walking distance….as an incentive to conserve iconic buildings in SPA-11 zone along Pier
Avenue.” We want to encourage walking in our downtown not discourage it. The 300 feet
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limitation is overly prescriptive and doesn’t encourage feet on the street throughout our commercial
corridors.
15) Page 45. 17.08.080 Bicycle Parking. The recommended location, size, accessibility, and security
requirements of bicycle parking do not appear realistic in the our DT District. In addition, short-term
bicycle parking space requirements listed for item A. “Residential, Group Residential, and SRO with
five or more units” do not make sense since the time frame for use would not be considered short term.
In regards to long-term parking, the security requirements with respect to item C. “a rack or stand
inside a building that is within view of an attendant, or security guard or visible from employee work
areas” does not make sense with smaller lots in our commercial corridors. Also, item D. “Other secure
area approved by the Director” is vague and unclear.”
RECOMMENDATION: Give visual examples to show how bicycle parking with stated size
requirements be provided in our DT District given the two feet of clearance needed to adjacent walls,
poles, street furniture, drive aisles, pedestrian ways and requirement of at least five feet away from
vehicle parking spaces?
RECOMMENDATION: Under Short-Term Bicycle Parking Spaces Required, remove item A.
Residential, Group Residential, and SRO with five or more units.
RECOMMENDATION: Under Long-Term Bicycle Parking Spaces Required, revise item C. to
encourage instead of stating it must have “a rack or stand inside a building that is within view of an
attendant, or security guard or visible from employee work areas...”
RECOMMENDATION: Under Long-Term Bicycle Parking Spaces Required, item D needs further
discussion regarding what considerations would be appropriate to address by the Director. It is
important to provide as much clarification as possible to avoid unnecessary ambiguous situations.
RECOMMENDATION: Under Bicycle Parking Reductions and Modifications, item C “reduced
bicycle parking is justified by reasonably anticipated demand” needs further clarification. In addition,
please state the “review authority” for these decisions. I assume its the Community Development
Director, but I’m not sure.
16) Page 48. 17.08.110 Alternative Parking Configurations. After further review of the parking
recommendations, more clarification is needed as to constitutes ½ parking space. I appreciate the
citywide standards encouraging alternative mobility options as well as parking configurations but more
definition and clarity are needed.
RECOMMENDATION: I recommend our city code encourage a lifestyle of working and living in our
pedestrian-oriented downtown that increases daily foot traffic without reliance on individual cars.
Allowing for tandem parking that utilizes ½ of a parking lane for car sharing drop/pickup spots could
be helpful.
RECOMMENDATION: Under Mechanical Lifts, the requirements state it must be in fully enclosed
garage. I recommend allowing these Mechanical Lifts in outdoor surface parking lots with screens to
shield from adjacent parcels.
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17) Page 49. 17.08.120 Surface Parking Area Design and Development Standards. Additional
consideration is needed for the applicability of certain requirements (i.e., heat island reduction,
landscape and screening) in regards to smaller lot sizes.
Chapter 17.09 Performance Standards
18) Page 53. 17.09.070 Heat and Humidity. The description in regards to “uses, activities, and
processes shall not produce any emissions of heat or humidity that cause distress or physical
discomfort” is subjective and vague.
RECOMMENDATION: I recommend using a standard that is measurable in regards to heat and
humidity that allows for an objective assessment and correction.
19) Page 53. 17.09.090 Liquid or Solid Waste. Discharge to Water or Sewers include “liquids and
solids of any kind shall not be discharged...into the ground.” Are car washes and auto dealerships
exempt from this category?
20) Page 55. 17.09.130 Vibration. The description in regards to “no vibration shall be permitted so as
to cause a noticeable tremor, measurable without instruments at the lot line” is subjective and vague.
RECOMMENDATION: I recommend using a standard that is measurable so an objective assessment
and correction can be accomplished.
Chapter 17.10 Signs
21) Page 56. 17.10.030 Exempt Signs. What is the rationale of creating a (3) three flag minimum per
lot in all zones besides residential zones?
RECOMMENDATION: As a member of our Economic Development Advisory Group, I recommend
avoiding unnecessary regulations without cause. One of the Economic Strategies adopted by our city
council this year was a Beautification Program. It would be helpful to encourage the potential use of
beautifully, colored flags.
22) Page 58. Murals. Murals have the opportunity to tell the community’s story, create a unique
experience, engage citizens, increase foot traffic and tourism, increase appreciation for the arts and
artists, and increase overall attractiveness of the space. Our city code should allow a simple, affordable,
and straightforward process.
RECOMMENDATION: As previously mentioned, I recommend not adding unnecessary regulations
without cause. A mural application should be inexpensive and straightforward. Hashtags and QR Codes
representing the artist should be allowed to provide information and social interaction with our
community.
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23) Page 59. 17.10.040 Prohibited Signs. Projecting signs should be allowed in our NEW DT Zone,
not only in C-1 and C-2 Zones.
24) Page 60. 17.10.060 General Provisions. Additional clarification is needed regarding “Changes to
Copy of Approved Signs.” If changes to the name, date, or time are needed are they exempt from
permitting pursuant to this chapter? It appears from the definition in the “Message Substitution” section
of signs that it would be permitted, but the wording is confusing.
25) Page 62. Illumination. As recommended, “the approval of an illuminated sign is not final until 30
days after installation, during which period the Building Official may order the dimming of any
illumination found to be excessively” is subjective and vague.
RECOMMENDATION: In order to provide clear guidelines for light intensity, lighting professionals
use light meters to define a specific range depending on the time of day. I recommend using our
Comprehensive Downtown Lighting Evaluation with complete photometric study and design to
provide an accurate assessment of what light intensity would be beneficial for illumination in our
commercial zones.
26) Page 65. 17.10.090 Signage Standards for Specific Sign Types. Freestanding signs should be
allowed in our NEW DT Zone, not only in NC, CC, RC, GC, SC, and M-1 Zones.
27) Page 65. Projecting and Shingle Signs are not allowed to be illuminated. As a member of our
Economic Advisory Group, we want to enhance the eclectic character of our pedestrian-oriented
downtown. If you allow this recommendation, it would prevent using an old fashion barber shop
lighted poles projecting from our salons.
RECOMMENDATION: I recommend allowing our community director to provide discretion
regarding the use of illuminated projecting signs to enhance the character of our downtown.
28) Page 66. Window Signs. There needs to be further discussion in regards to the efficacy of the 20%
Maximum Allowable Sign of a window. Depending on the structure, the window could be the length of
the entire building or have multiple smaller windows. In addition, shade covering are also utilized that
may have unintended consequences of not providing any interest to the public.
RECOMMENDATION: I recommend allowing our businesses to incorporate signage that will both
enhance engagement throughout our pedestrian-oriented district but also provide transparency into the
ground floor. Considering our small downtown footprint, I recommend allowing our Community
Development Director the discretion to make adjustments to the 20% Maximum Allowable Sign Area
based on the overall design and placement of signs within a project to achieve a better result.
29) Pages 67-68. Portable A-Frame Signs. Under design and construction, item C. states the A-frame
sign “contains information and advertising for the business placing the sign only and shall not contain
any endorsement or logos for any other businesses.” The recommendation does not allow for cross
promotion from the Chamber or neighboring businesses which will negatively affect economic
vibrancy.
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RECOMMENDATION: I recommend and strongly encourage our businesses to work together and
cross promote each other by allowing logos and any other business names on their Portable A-Frame
Signs.
30) Page 69. 17.10.110 Comprehensive Sign Program. Applicability. “It is applicable for all new
nonresidential construction with two or more tenants and whenever a deviation from the standards of
this Chapter are required.” What are these deviations? In addition, are you stipulating “new
construction” to mean any remodeling of the structure?
RECOMMENDATION: I recommend further feedback and review from our Chamber of Commerce
before this program is recommended to city council.
31) Pages 70-71. 17.10.120 Nonconforming Signs. I think there is a typo in section A. The paragraph
refers to nonconforming structures instead of signs.
RECOMMENDATION: Considering this section will affect our current nonconforming signs if
alterations are made in our business community, I recommend further feedback and review from our
Chamber of Commerce before this program is recommended to city council.
32) Page 72. 17.10.140 Enforcement. “Signs that do not conform to the provisions of this Chapter and
are erected after its effective date without obtaining required permits thereby are declared to be
unlawful and a public nuisance.” This recommendation is strongly discouraged because it will create
unnecessary confusion if adopted. During our two years of Economic Advisory Meetings with city
officials there were discussions of how our “Code Enforcement” should be called “Code Ambassadors”
to help educate our business community. We need to work together to create win-win scenarios while
reinforcing the message that our city representatives are here to help our business community.
RECOMMENDATION: Considering this section could possible affect signs erected after this code is
adopted, I recommend further feedback and review from our Chamber of Commerce before any
enforcement is allowed. We need to communicate with our businesses instead of creating rules without
their knowledge and input.
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From: noreply@granicusideas.com <noreply@granicusideas.com>
Sent: Thursday, September 22, 2022 11:19 AM
To: Melanie Bristow <mhurtado@hermosabeach.gov>
Subject: New eComment for Planning Commission Virtual Special Meeting 9/22/22
New eComment for Planning Commission Virtual Special Meeting 9/22/22
Raymond Dussault submitted a new eComment.
Meeting: Planning Commission Virtual Special Meeting 9/22/22
Item: b. REPORT 22-0566 SPECIAL MEETING TO REVIEW AND DISCUSS THE
COMPREHENSIVE ZONING CODE UPDATE: CITYWIDE STANDARDS (Associate Planner
Maricela Guillen)
eComment: Dear Planning Commissioners. Murals beautify our city and it should not be so
difficult or expensive to paint one that it can only be accomplished by a large group of people
working over 10-12 years. If a business owner wants to invest their time and money into
beautifying a dirty alley by painting angel wings (Silvios) or a punk rock skateboarder (Vista),
they should not be punished for doing so. They should be encouraged. We are all aware, I'm
sure, that Hermosa is known throughout California as the least friendly city to do business in.
Business processes are prohibitively expensive and molasses slow. You have an opportunity to
make small changes to that perception. A permit process is necessary to prevent the possibility
of a business putting up something racist or overtly offensive. Also, in terms of it being a
commercial sigh or not, I don't think anyone would want overt billboards on the sides of
buildings. So the process is necessary; however, it is currently overly and needlessly
burdensome and, more importantly, ridiculously expensive. From Silvios and Vista, I have heard
they were told fees ranging from $3,000-$6,000, non-refundable even if their mural is denied. If
that's the case it's an insane obstacle to put in the way of beautification. As to sign
determination: the language should be clearer but also provide flexibility. Both Hennessey's and
Good Stuff's murals have "advertising sign" aspects that are so small and/or subtle that very few
people see them as advertising. There should be room for this type of interpretation.. As to
murals not complicated by advertising potential (like Silvio's angel wings and Vista's
skateboarder), the system should be simple, encouraging and relatively inexpensive. There is
no logical reason for a business to pay more than $250 to get a non-advert mural approved.
They beautify our city! Mural approval should be handled at the staff level for $250 application
fee with the opportunity to petition Planning or Council if the approval is denied. Please consider
this in your upcoming "mural determinations" and as you seek to update our building codes.
Please ask, what is the potential for unintended consequences? Are we making our city more or
less inviting to quality businesses? Sincerely, Raymond
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From: noreply@granicusideas.com <noreply@granicusideas.com>
Sent: Thursday, September 22, 2022 11:51 AM
To: Melanie Bristow <mhurtado@hermosabeach.gov>
Subject: New eComment for Planning Commission Virtual Special Agenda 9/22/22
New eComment for Planning Commission Virtual Special Agenda 9/22/22
Greg Newman submitted a new eComment.
Meeting: Planning Commission Virtual Special Agenda 9/22/22
Item: b. REPORT 22-0566 SPECIAL MEETING TO REVIEW AND DISCUSS THE
COMPREHENSIVE ZONING CODE UPDATE: CITYWIDE STANDARDS (Associate Planner
Maricela Guillen)
eComment: Dear Planning Commissioners, It came to my attention that the comprehensive
zoning update contemplates changing how non-conforming commercial structures are treated in
the wake of a natural disaster. Under the existing code, commercial structures are treated the
same as residential. Under the proposed changes, commercial structures damaged greater than
50 percent of their value, would not just be required to upgrade to current design standards, they
would also lose their non-conforming status. Loss of the non-conforming status would trigger an
obligation to build parking – not possible here – or pay the city in lieu for parking at $30,000/100
square feet of space. In what I hope is an unintended consequence, this would result in
astronomical costs to long time Hermosa businesses impacted by a tragic event not of their
making. The cost would be in the multiple millions of dollars to many of the current non-
conforming commercial structures in the city. The result would be that local business owners
would likely be unable to pay those astronomical costs, would never re-open and be replaced by
chain corporations with deep pockets. I urge you to support local business ownership by not
making this damaging change to the current code.
Sincerely, Greg Newman
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From: noreply@granicusideas.com <noreply@granicusideas.com>
Sent: Thursday, September 22, 2022 11:45 AM
To: Melanie Bristow <mhurtado@hermosabeach.gov>
Subject: New eComment for Planning Commission Virtual Special Agenda 9/22/22
New eComment for Planning Commission Virtual Special Agenda 9/22/22
Raymond Dussault submitted a new eComment.
Meeting: Planning Commission Virtual Special Agenda 9/22/22
Item: a. REPORT 22-0606 WRITTEN COMMUNICATIONS (Administrative Assistant Melanie
Bristow)
eComment: Dear Commissioners, A zoning code update is one of the most impactful projects
any community can take on. It will have reverberations for decades that are difficult for us to
even contemplate now. For that reason, I think it is a shame that residents are not able to attend
in person to address their concerns. Please do not hold meetings of this importance if you
cannot hold them in person.
Sincerely. Raymond Dussault
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